CHICAGO | General Developments

[TimeAgain]

Was anyone at the 35th ward meeting about downzoning Milwaukee Avenue? If so, can you corroborate what this reddit poster said about the meeting in the Pilsen vandalism thread

"FYI, at the Milwaukee Avenue downzoning meeting last night one of the anti downzoning people was saying "we need more new residents" and the Aldermans own aide said "yeah but those new residents all happen to be white". Basically confirming that the alderman's office sees whites moving into a neighborhood as a problem."
DNAinfo is corroborating that. And, of course, the aldermen's office is terrified of that. New residents, particularly non-hispanic, might be prone to not vote for the current hispanic alderman.

[MakeChicagoGreatAgai]

DNAinfo is corroborating that. And, of course, the aldermen's office is terrified of that. New residents, particularly non-hispanic, might be prone to not vote for the current hispanic alderman.

When whites move in and make the neighborhood better = gentrification. Liberals hate that.

When whited move out and the neighborhood gets worse = white flight. Liberals hate that too.

[LouisVanDerWright]

Was anyone at the 35th ward meeting about downzoning Milwaukee Avenue? If so, can you corroborate what this reddit poster said about the meeting in the Pilsen vandalism thread

"FYI, at the Milwaukee Avenue downzoning meeting last night one of the anti downzoning people was saying "we need more new residents" and the Aldermans own aide said "yeah but those new residents all happen to be white". Basically confirming that the alderman's office sees whites moving into a neighborhood as a problem."

https://www.reddit.com/r/chicago/comments/7a4e14/tensions_high_as_neighbors_debate_35th_ward/

Looks like it's confirmed by DNA info. That was quite a meeting. The Alderman stacked it with his people and still got shouted down. At one point the speaker asked "do we want this stretch of Milwaukee Ave to look like wicker Park???" And the crowd shouted "YES!" Before the alderman's goons turned it into a shouting match...

[moorhosj]

Don't buy neighborhood commercial property, lest a particular vengeful or idealistic Alderman decide that your building is no longer legal.

If you feel strongly about this, contact the alderman at ward35@cityofchicago.org.

Here is the message I sent:

I am against your proposal to re-zone the entire strip between Kedzie and Central Park. A summary of my reasons are below.


If the goal is to save existing buildings that contribute to the neighborhood character, there is an existing landmark process to do that. Your approach is heavy handed and lends itself to more corruption across the board as you directly giving an alderman more power. Will the next alderman have the same views as you, is it possible for this increased power be used in a negative way?
Affordable housing is a very real problem that needs real solutions. Unfortunately, your solution will not help provide affordable housing in the area. You admitted yourself that the area is already gentrifying without any of the potential developments you fear. Meanwhile, the CHA is sitting on hundreds of millions and you are playing around with zoning laws on a bustling commercial corridor.
Any potential commercial development would be required to provide a certain number of affordable units. Does driving away development help create affordable housing?
The constant references to the MiCa towers, which are almost twice as tall as current zoning, is disingenuous. No valuable neighborhood buildings were demolished to build the MiCa or "L" developments.

[harryc]

Can't know your projects without the guide
#16 Curbed's guide to the West Loop Boom (https://chicago.curbed.com/maps/west-loop-development-chicago-map)

Oct 25

https://farm5.staticflickr.com/4466/38112867951_cd3a890d0f_h.jpg

https://farm5.staticflickr.com/4498/26336271409_6c1d029de9_h.jpg

https://farm5.staticflickr.com/4446/26336268539_4358160401_h.jpg

[harryc]

Oct 15

https://farm5.staticflickr.com/4548/38064048006_b0029cb74a_h.jpg

Oct 17

https://farm5.staticflickr.com/4557/24266051258_3987e639b1_k.jpg

Oct 25

https://farm5.staticflickr.com/4491/37409023244_77f46ac385_h.jpg

https://farm5.staticflickr.com/4494/38086840692_6c9af7b2f0_h.jpg

[Jibba]

351 W Huron
https://i.imgur.com/TWVisiE.jpg?1

[Khantilever]

Zoning law is enshrined at the Federal level via a series of Supreme Court cases interpreting the 14th Amendment regarding regulatory takings. Zoning regulations may diminish the economic return on the property (which must be certain, not speculative). That is permissible. What isn't permissible is destroying the economic viability of the property or making it impossible to develop (e.g. requiring a 75 foot deep residential lot to have 100 foot setbacks for any structure built).

That won't change. However, that problem is true throughout the country. Chicago is hardly alone in aggressively applying zoning regulations to advance urban land use concepts.

You’re right that zoning in general is recognized as a legitimate form of regulation, but “spot zoning” has been shot down in the courts before. My impression is that it’s usually been referenced in the context of a parcel’s zoning being overly-permissive relative to its neighbors’, and I’m not a legal expert, but I could imagine it being referenced in the opposite case (e.g., inconsistent downzoning). Just one look at the zoning map confirms we got a lot of spot zoning going on, so I worry that we’re just one court case away from some radical changes to how zoning is done in this city.

[Tom In Chicago]

I changed the CHICAGO | Politics & Current Events thread to read CHICAGO | Politics, Current Events and Everything Else and moved all associated off-topic discussion >>>HERE<<< (http://forum.skyscraperpage.com/showthread.php?t=213683&page=30). . . carry on. . .

. . .

[marothisu]

7 story, 88 unit with ground floor retail building issued a new construction permit for 2025 N Milwaukee Ave (Milwaukee and Carpenter) in Logan Square yesterday. These is the LGBTQ friendly affordable housing building aka "John Pennycuff Memorial Apartments at Robert Castillo Plaza". This is just a block or two south of Congress Theater.

Pretty bland architecture BUT it will take place of a surface lot (https://www.google.com/maps/place/2025+N+Milwaukee+Ave,+Chicago,+IL+60647/@41.9180759,-87.6893993,3a,75y,359.72h,87.59t/data=!3m6!1e1!3m4!1sBmWOI2YwqpJKT4Tk4clTAg!2e0!7i13312!8i6656!4m5!3m4!1s0x880fd29850d65507:0xe949326ad3937457!8m2!3d41.9180051!4d-87.689259) which is good - and has retail space.

Source: Curbed
https://cdn.vox-cdn.com/thumbor/s6JM9uROpgAY7gQxXckUMgK1aF0=/1400x0/filters:no_upscale()/cdn.vox-cdn.com/uploads/chorus_asset/file/7567673/Screen_Shot_2016_12_01_at_11.45.21_AM.png

[the urban politician]

^ I would kill so see real stone used here, like in the old days. By alas...

Otherwise I love it. I want to see way more of these in the neighborhoods

[moorhosj]

7 story, 88 unit with ground floor retail building issued a new construction permit for 2025 N Milwaukee Ave (Milwaukee and Carpenter) in Logan Square yesterday.

I believe this one is at Milwaukee and Campbell.

[tjp]

^Nice. This stretch of Milwaukee is filling up nicely. Clayco has that development at Armitage / Milwaukee pretty much across the street.

[Vlajos]

7 story, 88 unit with ground floor retail building issued a new construction permit for 2025 N Milwaukee Ave (Milwaukee and Carpenter) in Logan Square yesterday. These is the LGBTQ friendly affordable housing building aka "John Pennycuff Memorial Apartments at Robert Castillo Plaza". This is just a block or two south of Congress Theater.

Pretty bland architecture BUT it will take place of a surface lot (https://www.google.com/maps/place/2025+N+Milwaukee+Ave,+Chicago,+IL+60647/@41.9180759,-87.6893993,3a,75y,359.72h,87.59t/data=!3m6!1e1!3m4!1sBmWOI2YwqpJKT4Tk4clTAg!2e0!7i13312!8i6656!4m5!3m4!1s0x880fd29850d65507:0xe949326ad3937457!8m2!3d41.9180051!4d-87.689259) which is good - and has retail space.

Source: Curbed
https://cdn.vox-cdn.com/thumbor/s6JM9uROpgAY7gQxXckUMgK1aF0=/1400x0/filters:no_upscale()/cdn.vox-cdn.com/uploads/chorus_asset/file/7567673/Screen_Shot_2016_12_01_at_11.45.21_AM.png

Looks nice too me. Especially considering it's an affordable housing project.

[Investing In Chicago]

^ I would kill so see real stone used here, like in the old days. By alas...

Otherwise I love it. I want to see way more of these in the neighborhoods

x1000....I LOVE the massing of this building, but no doubt the materials will be shit.

[Near North Resident]

Isn't that marketing discriminatory?

The building itself seems ok though, I don't like the darker massing, I'm sure they will cheap out on the material and (everything has already been said above me... lol)

[Vlajos]

Isn't that marketing discriminatory?

The building itself seems ok though, I don't like the darker massing, I'm sure they will cheap out on the material and it will look bad like those 4+1's from the 70's

No, it's just a preference. These types of buildings are allowed under Fair Housing and similar laws.

[west-town-brad]

I live on Campbell & Milwaukee. I am pro-affordable housing (or at least, not anti-) though my concern was plopping this down next to the 220 unit affordable housing project that already exists across the street on Campbell. The Alderman selectively has "nothing to do with this project" or "made this project happen" depending on who is asking. Hilarious Chicago politicians.

[emathias]

7 story, 88 unit with ground floor retail building issued a new construction permit for 2025 N Milwaukee Ave (Milwaukee and Carpenter) in Logan Square yesterday. These is the LGBTQ friendly affordable housing building aka "John Pennycuff Memorial Apartments at Robert Castillo Plaza". This is just a block or two south of Congress Theater.

Pretty bland architecture BUT it will take place of a surface lot
...

Bland perhaps, but it's exactly the sort of Euro-style architecture that yields wonderful urban density. I'd love to see every triangle corner in the city have these.

I live on Campbell & Milwaukee. I am pro-affordable housing (or at least, not anti-) though my concern was plopping this down next to the 220 unit affordable housing project that already exists across the street on Campbell. The Alderman selectively has "nothing to do with this project" or "made this project happen" depending on who is asking. Hilarious Chicago politicians.

Isn't this for retired people? I'm not sure retired people who may need affordable housing really have the same multiplier effect that a second building of working-aged people who need affordable housing theoretically might.

[marothisu]

Bland perhaps, but it's exactly the sort of Euro-style architecture that yields wonderful urban density. I'd love to see every triangle corner in the city have these.


Totally agree. Actually I don't think the retail spaces suck too badly based on the rendering.

[west-town-brad]

Isn't this for retired people? I'm not sure retired people who may need affordable housing really have the same multiplier effect that a second building of working-aged people who need affordable housing theoretically might.

creates a cluster of low income housing. can't we distribute around the city? this city has done so well with clusters of low income housing in the past.

[the urban politician]

^ Building massive clusters of low income housing is the only active way I think one can combat gentrification. Downzoning won't do it.

You could aim to build a huge number of complexes of low income tenants nearby, but that is unlikely to happen since these complexes are largely built by nonprofits with huge subsidies and are difficult to finance, so it's not like they are going to pop up in droves.

[HomrQT]

Looks nice too me. Especially considering it's an affordable housing project.

Generally I like it, I just wish the crown was consistent instead of having gaps in it.

[moorhosj]

creates a cluster of low income housing. can't we distribute around the city? this city has done so well with clusters of low income housing in the past.

The additional 80 units would make for 300 total affordable housing units in the immediate area, 220 of which where there decades before gentrification hit. Some have been lost due to the Congress Theater re-development.

In the past 2 years we've seen, the MiCa towers go up, the new "L" building, the triangle building at Western and Milwaukee completed and the under construction building at Milwaukee and Armitage. This will add about 500 residents. Seems to me the area is doing just fine. It is hardly comparable to past mistakes like Robert Taylor or Cabrini-type developments.

[SolarWind]

October 31, 2017

https://i.imgur.com/gNTPwBz.jpg

[SolarWind]

November 1, 2017

https://i.imgur.com/VzkZtj3.jpg

https://i.imgur.com/1B7vAuA.jpg

https://i.imgur.com/gPS7Iky.jpg

https://i.imgur.com/nJUF0fa.jpg

[SolarWind]

November 1, 2017

https://i.imgur.com/vkbQBac.jpg

https://i.imgur.com/0hIBvW5.jpg

November 2, 2017

https://i.imgur.com/IJIHwTo.jpg

[SolarWind]

November 1, 2017

https://i.imgur.com/cw1aZR5.jpg

https://i.imgur.com/SNj4Fou.jpg

https://i.imgur.com/Kuble2U.jpg
Source: Google Maps
Demolishing the area circled

[SolarWind]

November 1, 2017

https://i.imgur.com/6QstTJN.jpg

[SolarWind]

November 1, 2017

https://i.imgur.com/Y4ISVhX.jpg

https://i.imgur.com/zpnXLjy.jpg

https://i.imgur.com/6YH7GYK.jpg

https://i.imgur.com/k2suKH5.jpg

The nearby structure has gotten quite colorful over time.

[SolarWind]

November 2, 2017

https://i.imgur.com/zBBWpCf.jpg

[bgsrand]

Think it was posted previously, but Hayden West Loop's stub was planted. Saw it while walking to work today.

[SolarWind]

November 2, 2017

https://i.imgur.com/08wSz2i.jpg

[JK47]

You’re right that zoning in general is recognized as a legitimate form of regulation, but “spot zoning” has been shot down in the courts before. My impression is that it’s usually been referenced in the context of a parcel’s zoning being overly-permissive relative to its neighbors’, and I’m not a legal expert, but I could imagine it being referenced in the opposite case (e.g., inconsistent downzoning). Just one look at the zoning map confirms we got a lot of spot zoning going on, so I worry that we’re just one court case away from some radical changes to how zoning is done in this city.


Yes but the test used in Illinois gives the government a lot of leeway. For spot zoning to be unlawful, for instance, the plaintiff would have to show that the new classification is out of harmony with the surrounding area. In Rosa's case, he could have a valid argument that the new classification preserves the harmony between the impacted parcels and their neighbors. Really, what you'd look for is either a deviation from current trends in terms of recent uses in the area, spots where the new use is a clear departure from its neighbors, or where the new use is a big departure from the established zoning plan for the area.

[west-town-brad]

The additional 80 units would make for 300 total affordable housing units in the immediate area, 220 of which where there decades before gentrification hit. Some have been lost due to the Congress Theater re-development.

In the past 2 years we've seen, the MiCa towers go up, the new "L" building, the triangle building at Western and Milwaukee completed and the under construction building at Milwaukee and Armitage. This will add about 500 residents. Seems to me the area is doing just fine. It is hardly comparable to past mistakes like Robert Taylor or Cabrini-type developments.

cool, but I'm speaking as a property owner on the street. it's not an abstract notion for me. and you are missing quite a few affordable housing units in your calculation. other areas have nothing. zero. so why concentrate right here?

[SolarWind]

November 2, 2017

https://i.imgur.com/h55IU16.jpg

https://i.imgur.com/0KqxOcf.jpg

https://i.imgur.com/YXzgzRE.jpg

[SolarWind]

November 2, 2017

https://i.imgur.com/l59ZLrM.jpg

[SolarWind]

November 2, 2017

https://i.imgur.com/jDlUNDl.jpg

https://i.imgur.com/ksybOfC.jpg

[SolarWind]

November 2, 2017

https://i.imgur.com/pFrM7xe.jpg

[IrishIllini]

I mostly like 27 N Aberdeen. I really like the shade of blue. I could do without the brown horizontal paneling. What material is that? Is it supposed to resemble wood?

[OrdoSeclorum]

creates a cluster of low income housing. can't we distribute around the city? this city has done so well with clusters of low income housing in the past.

Sure we could. Zoning and parking minimums simply make it illegal to build three flats with nine apartments, or tall all-studio buildings with no parking, or 4+1's and the like. If it wasn't illegal to simply build affordable housing wherever we wished to build it, we wouldn't have to shoehorn and legislate it in the way we do now.

[ardecila]

I mostly like 27 N Aberdeen. I really like the shade of blue. I could do without the brown horizontal paneling. What material is that? Is it supposed to resemble wood?

I think it is Nichiha Illumination Panel.

http://www.nichiha.com/commercial/detail/illumination

I really like the CA Washington buildings too. Belgravia has built a series of these buildings in West Loop with essentially the same basic template, but they've really evolved and improved since the first CA building, really squeezing every last cent out of the basic design. Looks like they've invested the savings back into nicer cladding that sets them apart from the competition.

[10023]

^ Building massive clusters of low income housing is the only active way I think one can combat gentrification. Downzoning won't do it.

You could aim to build a huge number of complexes of low income tenants nearby, but that is unlikely to happen since these complexes are largely built by nonprofits with huge subsidies and are difficult to finance, so it's not like they are going to pop up in droves.
Why would one want to "combat" gentrification?

[10023]

November 1, 2017

https://i.imgur.com/1B7vAuA.jpg

https://i.imgur.com/gPS7Iky.jpg

What's going on here?

[the urban politician]

Why would one want to "combat" gentrification?

I’m not saying that I want to combat gentrification. To the contrary, I’m both a contributor to and a beneficiary of it.

I’m saying that political leaders who are against gentrification are going about it the wrong way through downzoning. Restricting supply only increases rents. But you can certainly scare away the “fancy cocktails”crowd by flooding an area with low income residents.

[the urban politician]

cool, but I'm speaking as a property owner on the street. it's not an abstract notion for me. and you are missing quite a few affordable housing units in your calculation. other areas have nothing. zero. so why concentrate right here?

I don’t think it will add up to much. Avondale is huge, and property owners are busy rehabbing and raising rents all over the place. If anything this will perhaps capture some lower income families displaced by this process.

I’m staying optimistic here. I think “gentrifiers” like the variety and diversity of the city. Having a mix of people is good. The only issue is when crime goes up.

Uptown is a different story. Too many homeless crackheads and druggies. They need to be kicked out. That shooting at Starbucks is ridiculous. The community there needs some serious gentrification.

[jpIllInoIs]

Why would one want to "combat" gentrification?

I’m not saying that I want to combat gentrification. To the contrary, I’m both a contributor to and a beneficiary of it.

I’m saying that political leaders who are against gentrification are going about it the wrong way through downzoning. Restricting supply only increases rents. But you can certainly scare away the “fancy cocktails”crowd by flooding an area with low income residents.

TUP is being coy...To put it more bluntly...Tell the alderman and anti gentrifiers that the CHA has plenty of low income housing credits to build say 500-1000 section 8 housing units in your neighborhood(ward). That will stop the gentrification movement and preserve-add to your affordability.

[10023]

TUP is being coy...To put it more bluntly...Tell the alderman and anti gentrifiers that the CHA has plenty of low income housing credits to build say 500-1000 section 8 housing units in your neighborhood(ward). That will stop the gentrification movement and preserve-add to your affordability.
Why would anyone want to sabotage their tax base in this way?

[the urban politician]

Why would anyone want to sabotage their tax base in this way?

Chicago Aldermen aren't the brightest bunch in the world

[Vlajos]

TUP is being coy...To put it more bluntly...Tell the alderman and anti gentrifiers that the CHA has plenty of low income housing credits to build say 500-1000 section 8 housing units in your neighborhood(ward). That will stop the gentrification movement and preserve-add to your affordability.

CHA does not have unlimited affordable housing tax credits. It has to apply like any other developer. It can issue tax exempt bonds to create a 4% tax credit, but the level of equity raised is far less and the deals require a significant amount more of subordinate debt or hard debt to work which makes the deals either harder to do or less appealing.

[jc5680]

What's going on here?

The tail end of what has been a several year facade restoration. My guess is that they have replaced somewhere between 40 and 60% of the brick there entirely. They managed to retain a lot of smaller brickwork details, but they ended up eliminating the cornice (not sure that is the correct term) at the top—which is a shame.

If I recall, the original building has always been painted. The red color is different from the cream color it was before. The 1 and the 3 in that last picture are what is left of the color samples they had painted before going withe the red color.

[J_M_Tungsten]

^ that’s too bad that got rid of the cornice. That gave it a really nice look.

[VKChaz]

The tail end of what has been a several year facade restoration. My guess is that they have replaced somewhere between 40 and 60% of the brick there entirely. They managed to retain a lot of smaller brickwork details, but they ended up eliminating the cornice (not sure that is the correct term) at the top—which is a shame.

If I recall, the original building has always been painted. The red color is different from the cream color it was before. The 1 and the 3 in that last picture are what is left of the color samples they had painted before going withe the red color.

Really a shame if the building is changing. I always considered it a kind of landmark, but doesn't always work out that way when money is involved. Too bad more of this work hadn't been done by the devloper when the building went residential. That developer might have had more incentive to keep things intact.

[LouisVanDerWright]

Chicago Aldermen aren't the brightest bunch in the world

They are actually openly hostile to reason and smart planning arguments because intelligent thoughtful points undermine their preferred political outcome. Planning decisions in Chicago are so far removed from pragmatism that we may as well stop referring to it as planning.

See Carlos Rosa who thinks that downzoning Milwaukee Ave, in other words strictly limiting supply, will somehow increase the supply of affordable housing and stop gentrification. It's literal insanity as that will obviously only accelerate price increases and prevent new supply, but the real objective is more power for Alderman Rosa so he can shake down developers for his special interests and own campaign fund. Reason has no place here.

[left of center]

They are actually openly hostile to reason and smart planning arguments because intelligent thoughtful points undermine their preferred political outcome. Planning decisions in Chicago are so far removed from pragmatism that we may as well stop referring to it as planning.

See Carlos Rosa who thinks that downzoning Milwaukee Ave, in other words strictly limiting supply, will somehow increase the supply of affordable housing and stop gentrification. It's literal insanity as that will obviously only accelerate price increases and prevent new supply, but the real objective is more power for Alderman Rosa so he can shake down developers for his special interests and own campaign fund. Reason has no place here.

It really is shortsighted of him, and a simple econ class would easily explain that reducing supply increases demand. But honestly, fine. Let him learn the hard way. He will lose his electoral base at a more rapid rate, and will be replaced by an alderman that represents the gentrifying masses. Its highly likely that Rosa's replacement would be pro development since new developments would benefit his reelection chances, demographically speaking.

[emathias]

Why would anyone want to sabotage their tax base in this way?

Chicago Aldermen aren't the brightest bunch in the world

Dollars (tax bases) don't vote, people do.

They are actually openly hostile to reason and smart planning arguments because intelligent thoughtful points undermine their preferred political outcome. Planning decisions in Chicago are so far removed from pragmatism that we may as well stop referring to it as planning.

See Carlos Rosa who thinks that downzoning Milwaukee Ave, in other words strictly limiting supply, will somehow increase the supply of affordable housing and stop gentrification. It's literal insanity as that will obviously only accelerate price increases and prevent new supply, but the real objective is more power for Alderman Rosa so he can shake down developers for his special interests and own campaign fund. Reason has no place here.

I wonder if it would be possible to create an education 501(c)3, get funding from developers and then send post cards and other "educational materials" to voters accusing Rosa of secretly driving prices up by limiting supply, and get him removed by voters? Prrices are bound to go up anyway, because the area is so popular, so plastering the cause on him might be effective.

[emathias]

...
Reason has no place here.

It's not that reason has no place it's that regulations and traditions distort reason in such a way that it's not aligned with actual realistic goals.

[the urban politician]

Dollars (tax bases) don't vote, people do.


I know, but the smart Aldermen know how to strike a balance between the needs of the community versus the needs of keeping the ward and city/economically healthy, and sometimes these two collide.

Rosa seems hell bent on creating an enemy out of property owners and, specifically people who aren’t Hispanic. And all while curbing potential tax revenue growth.

Moreno for example might be a major douche bag, but at least he recognizes that Milwaukee Avenue needs development. Pewar and Arena are other ones who strike the balance well. Burnette is probably a tad bit too pro-developer, but what the hell im not complaining ;)

[the urban politician]

I wonder how much Chicago’s growth patterns depend on which Alderman is in a certain ward at the right time? For example, could the boom of the West Loop into a secondary economic and entertainment hub be attributed by future generations to the fact that it had an Alderman who was permissive to development? Had the West Loop been served by more of a Reilly kind of character, would it have ever shaped into what it is now becoming?

[chicubs111]

I wonder how much Chicago’s growth patterns depend on which Alderman is in a certain ward at the right time? For example, could the boom of the West Loop into a secondary economic and entertainment hub be attributed by future generations to the fact that it had an Alderman who was permissive to development? Had the West Loop been served by more of a Reilly kind of character, would it have ever shaped into what it is now becoming?

Thats a good question and it scary to know how much power a Chicago alderman has and how he could completely control what type of skyline we can have for our future. I know for sure if Reilly was our alderman in the 70's buildings like the JHC and Standard Oil would of never been built. We need an alderman like Burton Natarus again but who demands for quality architecture.

[The Lurker]

November 1, 2017

https://i.imgur.com/Y4ISVhX.jpg

https://i.imgur.com/zpnXLjy.jpg

https://i.imgur.com/6YH7GYK.jpg

https://i.imgur.com/k2suKH5.jpg

The nearby structure has gotten quite colorful over time.

That structure will be incorporated into the redevelopment. I don't remember seeing this one here, which is surprising considering its location by 1k fulton, its staircase design and the fact that it will be built on spec. Here is a recent article since its not covered in Curbed guide to West Loop development, apologies if this is old news:

https://www.dnainfo.com/chicago/20170918/west-loop/latsko-interests-office-building-fulton-market-office-green-street-cushman-wakefield

Perhaps somebody could pull the renderings and post them?

[LouisVanDerWright]

Dollars (tax bases) don't vote, people do.



I wonder if it would be possible to create an education 501(c)3, get funding from developers and then send post cards and other "educational materials" to voters accusing Rosa of secretly driving prices up by limiting supply, and get him removed by voters? Prrices are bound to go up anyway, because the area is so popular, so plastering the cause on him might be effective.

501c3 isn't the right structure, but trust me, the sharks smell blood in the water and are already circling after his staff chummed the waters with the string of racist and anti journalist gaffes this last week.

I meant how easy is he going to make it? First one staffer complains white people are moving in at a public meeting with like 200 people in attendance, then his chief of staff celebrates DNAinfo going under also criticizing all DNAinfo reporters as white trust fund babies from the suburbs. This of course despite the fact that DNA was shut down because they unionized, something Rosa is supposed to be radically in favor of.

The Rosa was asked to issue a statement getting ahead of these scandals and his statement literally just consists of him repremanding the Ricketts and holding them "accountable" for union busting. Talk about tone deaf, he literally doesn't get it. No one is mad because you didn't chew the Ricketts out, they are mad because you keep making racist statements and then harassing people who were just laid off 24 hours earlier by text saying things like "why don't you stop worrying about me and start worrying about finding a job".

They will run Rosa through with this amateur nonsense in the next election.

I wonder how much Chicago’s growth patterns depend on which Alderman is in a certain ward at the right time? For example, could the boom of the West Loop into a secondary economic and entertainment hub be attributed by future generations to the fact that it had an Alderman who was permissive to development? Had the West Loop been served by more of a Reilly kind of character, would it have ever shaped into what it is now becoming?

The West Loop is actually developing like it is because they sliced and diced it in the lat redistricting. It's now split into a bunch if different wards where the main constituency is not living in the West Loop so the Alderman don't give a shit about the NIMBY hordes.

[left of center]

The West Loop is actually developing like it is because they sliced and diced it in the lat redistricting. It's now split into a bunch if different wards where the main constituency is not living in the West Loop so the Alderman don't give a shit about the NIMBY hordes.

I always thought that the fractured and messy appearance of Chicago's wards was an issue that should be rectified, with more centralized boundaries that tended to include entire neighborhoods instead of portions of a half a dozen.

But screw it, this seems to be working in our favor, when looking from a development standpoint. As you mentioned with the nature of the West Loop and all its booming construction, there's also projects like One Chicago Square which has a good chance of not getting downzoned since its in one of the tendrils of 2nd Ward.

[emathias]

I wonder how much Chicago’s growth patterns depend on which Alderman is in a certain ward at the right time? For example, could the boom of the West Loop into a secondary economic and entertainment hub be attributed by future generations to the fact that it had an Alderman who was permissive to development? Had the West Loop been served by more of a Reilly kind of character, would it have ever shaped into what it is now becoming?

River North absolutely became River North because of Burton Natarus serving from 1971 to 2007. If Reilly or someone like Reilly had taken over prior to 2001, I don't know what would have happened, but I'm pretty sure River North wouldn't be anything like it is now. Of course the reason the early-2000s towers in River North are all beige is that Natarus didn't really push back at all, so while he enabled the density, the aesthetics suffered.

I'm sure we'd all prefer aldermen who welcomed density but wielded their veto power just enough to nudge developers into better architectural standards. Or, you know, had a true planning department that actually planned and actually had the power instead of the aldermen.

But as things stand and have stood for decades, how or even if areas develop is very much impacted by who is alderman.

[maru2501]

^^ agree

[left of center]

Right across the street from Big Shitty? Yeah, that's bound to become a high volume location lol

[lakeviewer]

Uptown TOD

Another 9 story TOD proposed for vacant Uptown lot as part of the Stewart School redevelopment project.

http://www.uptownupdate.com/2017/11/nine-story-tod-proposed-for-south.html

[10023]

The Taco Bell in Wrigley is closing, but they're opening a new location in Lakeview at 962 W. Belmont.

https://i.imgur.com/eNFTaFT.png

Maybe it's a Taco Bell Cantina?

Link to current restaurant at this location (https://www.google.com/maps/place/962+w+belmont/@41.939904,-87.6539479,3a,75y,0.23h,90t/data=!3m4!1e1!3m2!1sq-rOnBiSi-C1lTeu4p6zXw!2e0!4m2!3m1!1s0x880fd3abf72ab8d1:0xac0d77777914459c?sa=X&ved=0ahUKEwiVgPq3vKjXAhUl7oMKHSTmAucQxB0IKzAA)
So they're replacing what looks like it might be a half decent BBQ restaurant with a dog food chain? What the fuck?

[marothisu]

So they're replacing what looks like it might be a half decent BBQ restaurant with a dog food chain? What the fuck?

Who is they? People who own a Taco Bell franchise who want to go in there because it's vacant and a landlord that knows it's money?

[Vlajos]

Uptown TOD

Another 9 story TOD proposed for vacant Uptown lot as part of the Stewart School redevelopment project.

http://www.uptownupdate.com/2017/11/nine-story-tod-proposed-for-south.html

A shame that hotel was bulldozed a long time ago. But the proposed TOD sounds great.

[MayorOfChicago]

So they're replacing what looks like it might be a half decent BBQ restaurant with a dog food chain? What the fuck?

I'm curious how Blackwood is doing, they have four other locations serving the office crowd around the loop. This is their only non-downtown store.

That spot was Capri Pizza up until 2011 when Einstein Bagels moved in, then they closed sometime around 2015 and it sat vacant for almost a year, then Blackwood moved in last year.

[the urban politician]

I always liked Pizza Capri

[tjp]

A shame that hotel was bulldozed a long time ago. But the proposed TOD sounds great.

This would be great! Hopefully those developments proposed on Wilson happen, as well. They seem to be going nowhere fast - I wonder if they're having a hard time securing financing. Most banks are cutting back on multifamily, and I don't think any of the big ones would really consider market rate apartments in that area.

[Near North Resident]

I think it is Nichiha Illumination Panel.

http://www.nichiha.com/commercial/detail/illumination

I really like the CA Washington buildings too. Belgravia has built a series of these buildings in West Loop with essentially the same basic template, but they've really evolved and improved since the first CA building, really squeezing every last cent out of the basic design. Looks like they've invested the savings back into nicer cladding that sets them apart from the competition.

really? I think they are FUGLY with a capital F :yuck:

[Vlajos]

This would be great! Hopefully those developments proposed on Wilson happen, as well. They seem to be going nowhere fast - I wonder if they're having a hard time securing financing. Most banks are cutting back on multifamily, and I don't think any of the big ones would really consider market rate apartments in that area.

What developments are going nowhere?

[tjp]

What developments are going nowhere?

The one on Broadway / Wilson (currently City Sports) and the one planned on Wilson for the parking lot next to that old bank (I think by Cedar Street / FLATS). The Clayco development at Wilson / Sheridan just got approval back in September, so hopefully that'll continue to move forward.

[lakeviewer]

The one on Broadway / Wilson (currently City Sports) and the one planned on Wilson for the parking lot next to that old bank (I think by Cedar Street / FLATS). The Clayco development at Wilson / Sheridan just got approval back in September, so hopefully that'll continue to move forward.

4601 N Broadway received all necessary approvals, I heard ground breaking Spring 2018.

[tjp]

4601 N Broadway received all necessary approvals, I heard ground breaking Spring 2018.

It's been approved for a while, but the developer's track record is less than stellar, and he's been silent about when construction will actually begin.

[Freefall]

The BOA at Clark/Fullerton is closing at the end of February. The place next to it, formerly Ponzu Sushi, is also vacant now. I wonder if they could build up a bit at that location. Or at the very least get some better retail to hold the intersection.

The Standard Market at the NW side of the intersection also recently closed.

[LouisVanDerWright]

Interesting development: The city started a pilot program to allow things like PEX and underground PVC. I guess Barcelona Housing Systems is pushing them on it because the way we do things now is totally in-congruent with their business model. You still have to send in a bunch of extra paperwork to be allowed to do it, but hopefully this means more meaningful and permanent building code reform is on the way.

[tjp]

The BOA at Clark/Fullerton is closing at the end of February. The place next to it, formerly Ponzu Sushi, is also vacant now. I wonder if they could build up a bit at that location. Or at the very least get some better retail to hold the intersection.

The Standard Market at the NW side of the intersection also recently closed.

Yikes - that's a lot of vacancies at a pretty prominent intersection. Hopefully it's just part of the normal churn.

[Domer2019]

Starship Chicago

http://www.mascontext.com/events/starship-chicago/


We are thrilled to exclusively host the international digital premiere of Starship Chicago, a documentary by Nathan Eddy, which had its U.S. premiere during our MAS Context : Analog event in October, and will be available here between November 6 and November 12, 2017.

The film focuses on Helmut Jahn’s James R. Thompson Center, originally the State of Illinois Center, an iconic, provocative, and controversial landmark architectural statement that continues to provoke, enrage, and inspire despite the state of Illinois’ shameful neglect.


Featuring some nice interviews from big names.

[Khantilever]

Starship Chicago

http://www.mascontext.com/events/starship-chicago/



Featuring some nice interviews from big names.

It’s a great documentary. But despite their excellent care for preserving the building, I’m still torn. Unfortunately, the fate of the building has been determined through the countless decisions to cut costs during construction and deferring maintenance. At this point it seems highly unlikely the State will invest to improve the Thompson Center. And it also seems unlikely the State will give it up for free, which may be necessary if we want a private developer to preserve it.

Even the case for adaptive reuse is problematic. Sure, a hotel would be very cool, but what’s the point then? The reason the Thompson Center is so significant is because it’s a government building; the atrium, the skylight, even the color scheme, all carry meaning that is lost if it’s used for some other purpose.

Then there’s the huge opportunity cost of preserving this. We could free up a whole block in the heart of the Loop almost literally above nearly the entire L system. An inefficiently-designed hotel/residential building is almost certainly not the highest and best use of this land.

[Jibba]

Starship Chicago

http://www.mascontext.com/events/starship-chicago/



Featuring some nice interviews from big names.

The filmmaker is a forum'er here who posts in the Chicago sub-fora from time to time. "DropDead"-something.

[SolarWind]

November 6, 2017

https://i.imgur.com/Dk6TysY.jpg

https://i.imgur.com/qsE5j2c.jpg

[SolarWind]

November 6, 2017

https://i.imgur.com/gZzLVEK.jpg

https://i.imgur.com/uORvVEY.jpg

[LouisVanDerWright]

^ Sticking it to Apple and their funky new store!

Also those are not play cubes, they are play dodecahedrons.

[harryc]

^ Sticking it to Apple and their funky new store!

Also those are not play cubes, they are play dodecahedrons.

Rhombicuboctahedron

[marothisu]

New construction permits issued for an 8 story, 120K sq ft office building out near the Cumberland Blue Line stop.

I am not 100% sure, but this might be a building Crains wrote about a little over a year ago - this thing fits the description, but if it is indeed that building, then it's reduced 3 stories and the square footage cut in over half. It's either this building, or another building from the same developer (GlenStar) not covered.

Article from November 2016:
http://www.chicagobusiness.com/apps/pbcsi.dll/storyimage/CG/20161103/CRED03/161109921/AR/0/GlenStar-proposes-building-next-to-OHare-Marriott.jpg&maxw=620&q=100&cb=20171108071754&cci_ts=20161103120138

http://www.chicagobusiness.com/apps/pbcsi.dll/storyimage/CG/20161103/CRED03/161109921/AR/0/GlenStar-proposes-building-next-to-OHare-Marriott.jpg&maxw=620&q=100&cb=20171108071754&cci_ts=20161103120138

[r18tdi]

New construction permits issued for an 8 story, 120K sq ft office building out near the Cumberland Blue Line stop.

I am not 100% sure, but this might be a building Crains wrote about a little over a year ago - this thing fits the description, but if it is indeed that building, then it's reduced 3 stories and the square footage cut in over half. It's either this building, or another building from the same developer (GlenStar) not covered.

Article from November 2016:
http://www.chicagobusiness.com/apps/pbcsi.dll/storyimage/CG/20161103/CRED03/161109921/AR/0/GlenStar-proposes-building-next-to-OHare-Marriott.jpg&maxw=620&q=100&cb=20171108071754&cci_ts=20161103120138

http://www.chicagobusiness.com/apps/pbcsi.dll/storyimage/CG/20161103/CRED03/161109921/AR/0/GlenStar-proposes-building-next-to-OHare-Marriott.jpg&maxw=620&q=100&cb=20171108071754&cci_ts=20161103120138
Interesting, Glenstar is also the one building that 299-unit apartment building (https://chicago.curbed.com/2016/12/9/13900346/chicago-development-news-luxury-micro-apartments-far-northwest-side-ohare-airport) just north of the Chicago Marriott O’Hare.
This office building would go right next to it?

[HomrQT]

New construction permits issued for an 8 story, 120K sq ft office building out near the Cumberland Blue Line stop.

I am not 100% sure, but this might be a building Crains wrote about a little over a year ago - this thing fits the description, but if it is indeed that building, then it's reduced 3 stories and the square footage cut in over half. It's either this building, or another building from the same developer (GlenStar) not covered.

Article from November 2016:
http://www.chicagobusiness.com/apps/pbcsi.dll/storyimage/CG/20161103/CRED03/161109921/AR/0/GlenStar-proposes-building-next-to-OHare-Marriott.jpg&maxw=620&q=100&cb=20171108071754&cci_ts=20161103120138

http://www.chicagobusiness.com/apps/pbcsi.dll/storyimage/CG/20161103/CRED03/161109921/AR/0/GlenStar-proposes-building-next-to-OHare-Marriott.jpg&maxw=620&q=100&cb=20171108071754&cci_ts=20161103120138

I always wondered why that area didn't get more development. It has the public transportation and direct access to interstate. Close to the airport, tons of hotels, close to Rosemont. With more development it could develop a similar relationship to downtown Chicago as Century city has with Downtown LA. A mini CBD well outside the core CBD.

[the urban politician]

^ Huh? That whole area around O'Hare and Rosemont is quite developed. Not sure what you mean

[Steely Dan]

That whole area around O'Hare and Rosemont is quite developed.

and it's horrendously planned.

"let's go take a stroll around rosemont", said no one ever.

[ardecila]

I always wondered why that area didn't get more development. It has the public transportation and direct access to interstate. Close to the airport, tons of hotels, close to Rosemont. With more development it could develop a similar relationship to downtown Chicago as Century city has with Downtown LA. A mini CBD well outside the core CBD.

Downtown Chicago's always been the top dog for Chicagoland (probably due to the layout of the transit system), whereas LA very much wanted to decentralize to take advantage of the freeway grid. IIRC, Century City in particular was driven by the desire to create a clean, sanitized business district for the entertainment industry on the Westside that was closer to major studios and the neighborhoods where bigwigs and talent lived.

Cumberland/Rosemont area is the closest thing we get to Century City, and I think it's trending in that direction, but it will always be more spread-out. Historically it didn't have a major shopping mall like Century City did, so it was just a 9-5 office park/hotel snoozefest. Chicago's leaders would never have approved a major shopping mall in this area, as they were always focused on propping up downtown; that's why Harlem-Irving Plaza was built in Norridge, and why our true edge cities ended up in Schaumburg and Oakbrook where they were built much more sprawly. Rosemont eventually did build a glitzy mall with Fashion Outlets, and an entertainment district, but they're so laughably contrived and themepark-ish it's hard to see them achieving the kind of prestige that Westfield Century City has.

The area is also really two independent nodes, at Cumberland and Rosemont, and the forest preserve belt around the Des Plaines River prevents them from growing together. The two areas don't really have critical mass on their own, so leaders don't really see a reason to pursue walkable development.

[the urban politician]

and it's horrendously planned.

"let's go take a stroll around rosemont", said no one ever.

I never said it was well planned. But it is far, far, far from underdeveloped.

[the urban politician]

Downtown Chicago's always been the top dog for Chicagoland (probably due to the layout of the transit system), whereas LA very much wanted to decentralize to take advantage of the freeway grid. IIRC, Century City in particular was driven by the desire to create a clean, sanitized business district for the entertainment industry on the Westside that was closer to major studios and the neighborhoods where bigwigs and talent lived.

Cumberland/Rosemont area is the closest thing we get to Century City, and I think it's trending in that direction, but it will always be more spread-out. Historically it didn't have a major shopping mall like Century City did, so it was just a 9-5 office park/hotel snoozefest. Chicago's leaders would never have approved a major shopping mall in this area, as they were always focused on propping up downtown; that's why Harlem-Irving Plaza was built in Norridge, and why our true edge cities ended up in Schaumburg and Oakbrook where they were built much more sprawly. Rosemont eventually did build a glitzy mall with Fashion Outlets, and an entertainment district, but they're so laughably contrived and themepark-ish it's hard to see them achieving the kind of prestige that Westfield Century City has.

The area is also really two independent nodes, at Cumberland and Rosemont, and the forest preserve belt around the Des Plaines River prevents them from growing together. The two areas don't really have critical mass on their own, so leaders don't really see a reason to pursue walkable development.

Rosemont is laughably contrived, but I wouldn't say that Fashion Outlets is.

Rosemont in general is a joke. I don't know who the gang of buttholes is that designed that place, but I actually think a Special Ed class could've done a better job. It's impossible and awkward to get there from the north, and there is ZERO pedestrian connectivity between the developments. It's like the whole thing was designed around grandmas driving 1959 Lincoln Continentals or something.

[gebs]

It's impossible and awkward to get there from the north, and there is ZERO pedestrian connectivity between the developments.

My first job out of college was right next to the Cumberland blue line stop in an office tower. It was a miserable work experience because it felt like we were trapped. There was a Bennigan's on the ground floor, and a small sandwich shop called Deli Time, but that was it. No one dared walk anywhere else because there was no connectivity at all. Even taking the L one stop to Rosemont was a non-starter for a 40-60 minute lunch break.

[ardecila]

Rosemont is laughably contrived, but I wouldn't say that Fashion Outlets is.

Rosemont in general is a joke. I don't know who the gang of buttholes is that designed that place, but I actually think a Special Ed class could've done a better job. It's impossible and awkward to get there from the north, and there is ZERO pedestrian connectivity between the developments. It's like the whole thing was designed around grandmas driving 1959 Lincoln Continentals or something.

Blame the Tollway. Local access to the tollway system sucks generally. In suburban areas, the system was designed around people heading into the city or the airport, there are lots of half-interchanges. The idea that you would get on in one suburb and exit in another was apparently foreign, and was complicated by the need to collect tolls at certain entrances/exits to make sure everybody paid their fair share. A 1960-style tolled interchange with full access looks like this (https://www.google.com/maps/@42.0665208,-88.2614713,701m/data=!3m1!1e3), which takes up a lot of land and is expensive to build and staff.

Electronic tolling greatly simplified this system, so the newest tollway (Elgin-O'Hare) functions just like a regular freeway, with big toll gantries over the mainline between every exit that collect a few dimes every mile or two. Even if you only go one exit, they make sure you pay. Psychologically, though, it feels like a very expensive proposition to drive on this road vs. just paying $1.50 at one toll plaza.

Rosemont seems to be most popular with folks from the Northwest Side and Des Plaines who don't want to deal with downtown hassles. It's the closest big suburban-style cluster. Some of them might hop on the Kennedy but most take local roads to get there, since they're not going very far. Thanks to city policy that favored downtown over all else for decades, the outlying fringes of the city lost out on a ton of development and tax revenue, and city residents continue to go into adjacent suburbs for their shopping/entertainment needs.

[Via Chicago]

Rosemont in general is a joke. I don't know who the gang of buttholes is that designed that place

the mob

[HomrQT]

^ Huh? That whole area around O'Hare and Rosemont is quite developed. Not sure what you mean

The specific area I was referring to, the one where the new building is going up, is a sea of parking lots. It could be significantly more dense if developed appropriately.