CHICAGO | General Developments

[marothisu]

There's a zoning app up for the former MB Financial Bank at 932 W Randolph (Randolph & Sangamon) to be redeveloped into a brand new looking building with 8925 sq ft of ground floor retail space, 19,383 sq ft of office space, and 5257 sq ft of common space. No parking still. Developer is L3 Capital and architect is OKW.

Current: https://www.google.com/maps/place/932+W+Randolph+St,+Chicago,+IL+60607/@41.8844324,-87.6509998,3a,75y,326.76h,102.52t/data=!3m6!1e1!3m4!1s0utiswqDfws_CdgwgweG8g!2e0!7i16384!8i8192!4m5!3m4!1s0x880e2cda67be4397:0x4ef227481ddafef1!8m2!3d41.8846598!4d-87.6512157

Looks like they want to replace the brick with a lot of glass

https://i.imgur.com/ulx85KR.png


Also...Porsche wants to put an official dealership at 570 W Monroe (Monroe & Jefferson -- https://www.google.com/maps/place/570+W+Monroe+St,+Chicago,+IL+60661/@41.8805372,-87.6425759,3a,75y,55.87h,89.61t/data=!3m6!1e1!3m4!1siSWW7WZLIlg4RyIRuzRmWQ!2e0!7i16384!8i8192!4m5!3m4!1s0x880e2cc6b37aa8d9:0x3790850c185c3dd0!8m2!3d41.8808089!4d-87.6421623)

[Handro]

Also...Porsche wants to put an official dealership at 570 W Monroe (Monroe & Jefferson -- https://www.google.com/maps/place/570+W+Monroe+St,+Chicago,+IL+60661/@41.8805372,-87.6425759,3a,75y,55.87h,89.61t/data=!3m6!1e1!3m4!1siSWW7WZLIlg4RyIRuzRmWQ!2e0!7i16384!8i8192!4m5!3m4!1s0x880e2cc6b37aa8d9:0x3790850c185c3dd0!8m2!3d41.8808089!4d-87.6421623)

Interesting to see a luxury sports car brand looking to increase their presence downtown when many are saying we were on the precipice of a depression...

[spyguy]

Randolph building:

932 West Randolph - replacing the bland bank building currently at this corner
https://i.imgur.com/xfMSibk.jpg

1020 West Randolph - replacing the accompanying hideous drive-thru bank
https://i.imgur.com/1u2Kg8L.jpg

1100 West Randolph - not sure why they had to tear down the existing building for this :shrug:
https://i.imgur.com/7rBj42t.jpg?1

[Skyguy_7]

^ Good stuff.


Bid docs for 550 W Randolph have hit the street. 250,000 sq ft, which also takes up a parking lot on the north end of site. Via 550wrandolph.com

https://550westrandolph.com/imager/general/9437/550WRandolph_Aerial_View_Large_37dacb52e36438cafb000ba3e018793b.webp

What pandemic?! :yes:

[marothisu]

Interesting to see a luxury sports car brand looking to increase their presence downtown when many are saying we were on the precipice of a depression...

Well, the cheapest Porsche is about $50K as far as I know, and a 911 is close to $100K. So ideally they probably only have to sell a few of these/handful per month to cover rent/insurance/etc I'm guessing. Maybe I'm wrong. But even when there's a depression/recession, there's still people who are earning enough money to afford these things. They might be safer than say Gucci which has lower priced items than a car.

[harryc]

^ Good stuff.


Bid docs for 550 W Randolph have hit the street. 250,000 sq ft, which also takes up a parking lot on the north end of site. Via Gensler:
https://static2.gensler.com/uploads/image/31846/filename/150NC_CORNER_1581629228.jpg

What pandemic?! :yes:

Hope they keep the facade - a quirky mix of terracotta detail and "modern" brick work.

[ardecila]

Hope they keep the facade - a quirky mix of terracotta detail and "modern" brick work.

It looks like the funky brick work will go away, sadly, but the historic elements will be preserved. It's a relatively light touch to the existing building, some re-work of the first two floors to make way for ground floor restaurant space, but above that just some window replacement and miscellaneous work.

[Skyguy_7]

The proposal looks great in the rendering. Really livens up the street with these improvements. I love the black and white awnings.

[marothisu]

nm

[dweeprise]

Apologies if this was already posted, 1210 N State Pkwy. Couldn't find it via search.

https://gisapps.chicago.gov/gisimages/zoning_pds/PD1465.pdf

https://www.newcastlelimited.com/portfolio/Retail/1200-north-state-street-chicago-illinois/

89 dwelling units, 33 parking spaces. Parking and retail podium with a roof deck. Razing already underway.

[harryc]

Apologies if this was already posted, 1210 N State Pkwy. Couldn't find it via search.

https://gisapps.chicago.gov/gisimages/zoning_pds/PD1465.pdf

https://www.newcastlelimited.com/portfolio/Retail/1200-north-state-street-chicago-illinois/

89 dwelling units, 33 parking spaces. Parking and retail podium with a roof deck. Razing already underway.

Fairly advanced demo

https://live.staticflickr.com/65535/49734157778_7a8653e638_b.jpg

[dweeprise]

Fairly advanced demo

https://live.staticflickr.com/65535/49734157778_7a8653e638_b.jpg
very good to know... how recent is that picture?

[IrishIllini]

^ I think the lots have been cleared since before St. Patrick's day.

[dweeprise]

^ I think the lots have been cleared since before St. Patrick's day.

likely to continue to be clear until at least early June.

[harryc]

very good to know... how recent is that picture?

March 30

[dweeprise]

March 30
Thank you, harryc.

[Skyguy_7]

550 W Randolph website is up and running. Not sure how long it's been active.

It has a sweet aerial rendering of the entire development, which I will repost below.

https://550westrandolph.com/imager/general/9437/550WRandolph_Aerial_View_Large_37dacb52e36438cafb000ba3e018793b.webp

https://550westrandolph.com/building/

[marothisu]

1201 N California (NE corner of California & Division). Currently a vacant lot. Hispanic Housing Development Corporation to develop a 9 story building with 64 units, 48 parking spaces, and 3221 sq ft of commercial space. Top of the 9th floor to be about 96 feet tall and 110 feet tall with the mechanical space at the top. The 2nd story building in the picture is also new. I believe all of this will be affordable housing.

Current: https://www.google.com/maps/@41.9030655,-87.6969049,3a,75y,50.44h,89.54t/data=!3m6!1e1!3m4!1sbUORa4tTx9WMpFku98Bhrw!2e0!7i16384!8i8192

From an article a few weeks ago:
https://blockclubchicago.org/2020/03/26/9-story-affordable-housing-complex-could-come-to-vacant-humboldt-park-lot-as-part-of-preserving-paseo-boricua/


To me it sounds like they're of a more proactive nature in "combating rising rents" by developing their own properties instead of making aldermen put bans on various things in various neighborhoods. I'm sure others on here have better information though - I could be wrong.
“This site is part of HHDC’s ‘Preserving Paseo Boricua’ development strategy, which seeks to provide a modicum of affordable rental housing stock for Humboldt Park’s most vulnerable populations,” the developer told the alderman’s office in an email.

“The elderly and working families of the Humboldt Park community face rapidly rising rents and a diminishing amount of choice in the area’s rental market. This development will help secure a more secure future for long-time community residents.”

It’s unclear if the project has Maldonado’s support. The alderman didn’t respond to requests for an interview.

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

[west-town-brad]

1201 N California (NE corner of California & Division). Currently a vacant lot. Hispanic Housing Development Corporation to develop a 9 story building with 64 units, 48 parking spaces, and 3221 sq ft of commercial space. Top of the 9th floor to be about 96 feet tall and 110 feet tall with the mechanical space at the top. The 2nd story building in the picture is also new. I believe all of this will be affordable housing.


These folks are a long time and clout heavy public housing developer/landlord.

Glad to see a vacant lot going away. Very low expectations for the retail portion working out.

[Skyguy_7]

“..The elderly and working families..”

So does this developer intend to discriminate against the young and working singles? :sly:

[ChiPlanner]

“..The elderly and working families..”

So does this developer intend to discriminate against the young and working singles? :sly:

Per federal guidelines, affordable housing structures- depending on the financing structure and source involved- are allowed to “target” specific groups. This is actually generally limited to seniors or families as these sort of “targeted groups.” Just as there are initiatives for say homeownership programs for young professionals, families, or restricted to certain zip codes/counties. It’s all about displaying the socioeconomic need in an area.

[harryc]

April 14

The smaller buildings in the back.

https://live.staticflickr.com/65535/49799405048_22bcfca8af_b.jpg (https://flic.kr/p/2iSAY8S)Chicago | Connection II (https://flic.kr/p/2iSAY8S) by Harry Carmichael (https://www.flickr.com/photos/harryrcarmichael/), on Flickr

https://live.staticflickr.com/65535/49799404778_e97e7b0dae_b.jpg (https://flic.kr/p/2iSAY4d)Chicago | Connection II (https://flic.kr/p/2iSAY4d) by Harry Carmichael (https://www.flickr.com/photos/harryrcarmichael/), on Flickr

[ChiTownWonder]

Always love seeing little nooks like these in cities, its a nice exception to the ruliness of the grid.

[Downtowntransplant]

Always love seeing little nooks like these in cities, its a nice exception to the ruliness of the grid.

Couldn’t agree more. Along the same lines, I’m a big fan of unique restaurant/bar space. Wish the Loop had more NYC style cocktail bars.

[marothisu]

New construction permit was issued for 1122 W Chicago Ave (Chicago & Milwaukee) yesterday for building a new 7 story, 97 unit building with 21,900 sq ft of ground floor retail/commercial and 39 parking spaces.

This replaces a 1 story MoneyGram building and another 1 story building plus some surface lot in between. Right around the corner from the Chicago Blue Line stop.

Current: https://www.google.com/maps/@41.8964209,-87.6556066,3a,75y,278.74h,91.31t/data=!3m6!1e1!3m4!1sIN-lrQe9aJPfBDq9N2oOJQ!2e0!7i16384!8i8192

Rendering via source https://www.lipeproperty.com/1122-w-chicago-2
https://images.squarespace-cdn.com/content/v1/5935b955be659437343f59f4/1546288162682-EI7VBX6W11U0JA2OEO3S/ke17ZwdGBToddI8pDm48kEf7hpYWcr7wwLLXT9TqXL57gQa3H78H3Y0txjaiv_0fDoOvxcdMmMKkDsyUqMSsMWxHk725yiiHCCLfrh8O1z4YTzHvnKhyp6Da-NYroOW3ZGjoBKy3azqku80C789l0p4XabXLlNWpcJMv7FrN_NJBn29wC7NYEU9St1qe3ujGVU6ncsmfyrCDs0N6wath6Q/Chicago-1122-W-Chicago-Ave-Rendering-2-Commercial.jpg?format=1000w

[harryc]

New construction permit was issued for 1122 W Chicago Ave (Chicago & Milwaukee) yesterday for building a new 7 story, 97 unit building with 21,900 sq ft of ground floor retail/commercial and 39 parking spaces.

This replaces a 1 story MoneyGram building and another 1 story building plus some surface lot in between. Right around the corner from the Chicago Blue Line stop.

Current: https://www.google.com/maps/@41.8964209,-87.6556066,3a,75y,278.74h,91.31t/data=!3m6!1e1!3m4!1sIN-lrQe9aJPfBDq9N2oOJQ!2e0!7i16384!8i8192

Rendering via source https://www.lipeproperty.com/1122-w-chicago-2
https://images.squarespace-cdn.com/content/v1/5935b955be659437343f59f4/1546288162682-EI7VBX6W11U0JA2OEO3S/ke17ZwdGBToddI8pDm48kEf7hpYWcr7wwLLXT9TqXL57gQa3H78H3Y0txjaiv_0fDoOvxcdMmMKkDsyUqMSsMWxHk725yiiHCCLfrh8O1z4YTzHvnKhyp6Da-NYroOW3ZGjoBKy3azqku80C789l0p4XabXLlNWpcJMv7FrN_NJBn29wC7NYEU9St1qe3ujGVU6ncsmfyrCDs0N6wath6Q/Chicago-1122-W-Chicago-Ave-Rendering-2-Commercial.jpg?format=1000w

April 9

https://live.staticflickr.com/65535/49801599256_5b1c3dc9cd_b.jpg

[Handro]

New construction permit was issued for 1122 W Chicago Ave (Chicago & Milwaukee) yesterday for building a new 7 story, 97 unit building with 21,900 sq ft of ground floor retail/commercial and 39 parking spaces.

This replaces a 1 story MoneyGram building and another 1 story building plus some surface lot in between. Right around the corner from the Chicago Blue Line stop.

Current: https://www.google.com/maps/@41.8964209,-87.6556066,3a,75y,278.74h,91.31t/data=!3m6!1e1!3m4!1sIN-lrQe9aJPfBDq9N2oOJQ!2e0!7i16384!8i8192

Rendering via source https://www.lipeproperty.com/1122-w-chicago-2
https://images.squarespace-cdn.com/content/v1/5935b955be659437343f59f4/1546288162682-EI7VBX6W11U0JA2OEO3S/ke17ZwdGBToddI8pDm48kEf7hpYWcr7wwLLXT9TqXL57gQa3H78H3Y0txjaiv_0fDoOvxcdMmMKkDsyUqMSsMWxHk725yiiHCCLfrh8O1z4YTzHvnKhyp6Da-NYroOW3ZGjoBKy3azqku80C789l0p4XabXLlNWpcJMv7FrN_NJBn29wC7NYEU9St1qe3ujGVU6ncsmfyrCDs0N6wath6Q/Chicago-1122-W-Chicago-Ave-Rendering-2-Commercial.jpg?format=1000w

Nice! The rapid transformation of River West continues...

[LouisVanDerWright]

There's suddenly a 4 or 5 floor concrete elevator core rising between the Kennedy and North/Elston. Anyone know what that is? Looks like it might wind up 6 or more floors tall...

[Randomguy34]

There's suddenly a 4 or 5 floor concrete elevator core rising between the Kennedy and North/Elston. Anyone know what that is? Looks like it might wind up 6 or more floors tall...

It's 1525 N Elston, a 6 story office building

https://images.squarespace-cdn.com/content/v1/5c38de7bf93fd4e354f815b4/1559077734556-ID7YECK670N4A2XVCRZD/ke17ZwdGBToddI8pDm48kJK4Mm1kch8SFO9ZNkN1NT97gQa3H78H3Y0txjaiv_0fDoOvxcdMmMKkDsyUqMSsMWxHk725yiiHCCLfrh8O1z5QHyNOqBUUEtDDsRWrJLTmN9YSRtfoTLg6dUq-6F17A0FFZK5fArcnK1IqGweyunyWChwIwkIJ_P7MaZif-uMs/14_edit2cropped.png?format=1000w
https://1525elston.com/

[ChiTownWonder]

^Don't love the look of that one but I'm heavily in support of smaller office projects like this.

[ardecila]

^ Filoramo Talsma, I assume...

This is pretty dope, I love these avant-garde little buildings when they pop up on random blocks in the neighborhoods. Reminds me of something you'd see in LA or Portland.

To the extent that we have exciting, dynamic architecture in the neighborhoods it tends to come from institutions like schools, CPS, etc, usually private development is highly conservative.

[Handro]

^ Filoramo Talsma, I assume...

This is pretty dope, I love these avant-garde little buildings when they pop up on random blocks in the neighborhoods. Reminds me of something you'd see in LA or Portland.

To the extent that we have exciting, dynamic architecture in the neighborhoods it tends to come from institutions like schools, CPS, etc, usually private development is highly conservative.

Agree 100%. Adds a layer of dynamism to the city that sets it apart from other Midwestern/rust belts cities; gives a progressive (small "p") vibe.

[Busy Bee]

Pretty dope indeed. Do wish it met the street a bit better thoough.

[ardecila]

^ That's why it feels like LA! ;)

[Skyguy_7]

^ Filoramo Talsma, I assume...

..snip..

To the extent that we have exciting, dynamic architecture in the neighborhoods it tends to come from institutions like schools, CPS, etc, usually private development is highly conservative.

That's simply because private developers aren't playing with someone else's money. They have to turn a profit or else they go poof :runaway:

[Busy Bee]

^Nonsense as usual. Good design need not be expensive. Are we really still debating this?

[ChiTownWonder]

^ That's why it feels like LA! ;)

Lmao true, I definitely get LA vibes with this.

Just looked at the architects website and I'm a little disappointed the developer didn't go with the metallic midnight blue facade they picture in the first rendering. not a huge deal at all but would have made this building pretty special.
https://www.filoramotalsma.com/project/chicago-office-building/

[KWillChicago]

Random topic jump but does anyone got ears on when they will start the old post office riverwalk?

[KOgc]

Stalworth has delivered a couple of pieces of equipment to the project site at Milwaukee and Chicago.

[harryc]

Stalworth has delivered a couple of pieces of equipment to the project site at Milwaukee and Chicago.

April 23

https://live.staticflickr.com/65535/49810253258_0801c1fe0f_b.jpg (https://flic.kr/p/2iTyyVY)Chicago | 1122 W Chicago (https://flic.kr/p/2iTyyVY) by Harry Carmichael (https://www.flickr.com/photos/harryrcarmichael/), on Flickr

[ardecila]

Lmao true, I definitely get LA vibes with this.

Just looked at the architects website and I'm a little disappointed the developer didn't go with the metallic midnight blue facade they picture in the first rendering. not a huge deal at all but would have made this building pretty special.
https://www.filoramotalsma.com/project/chicago-office-building/

I wonder if those were intended to be solar shingles? That technology really isn't ready for prime time...

[Handro]

I just signed up for the Michael Reese webinar on May 4th. Looking at the site map (https://www.chicago.gov/content/dam/city/depts/dcd/supp_info/large_pds/reese_neighborhood_context_map.pdf) , I noticed something called "Lake Meadows Redevelopment Plan" just to the south. What is that? Google brought up an SCB website: https://www.scb.com/project/lake-meadows-redevelopment-plan/

Is this just a random pie in the sky thing or does it actually have legs?

[CrazyCres]

I noticed something called "Lake Meadows Redevelopment Plan" just to the south. What is that? Google brought up an SCB website: https://www.scb.com/project/lake-meadows-redevelopment-plan/

Is this just a random pie in the sky thing or does it actually have legs?

I've heard of this plan but nothing has come up in years

[Busy Bee]

I think it is "serious" in the way South Works was "serious".

Lofty ambition with very little market demand to actual make it happen. Someday... probably another 20+ years in all honesty. One side benefit though is when it does it will likely have much better architecture than the schlock loosely depicted.

[ardecila]

Not sure it's been mentioned on here, but John Ronan was tapped to design the Park District's new headquarters and parkland at 48th/Western, right next to the Western Ave Orange Line stop. They just filed the PD this week.

Ronan wisely flipped the site plan from earlier sketches, and put the HQ building close to Western with the entrance oriented towards the Orange Line stop, and the parkland further west on the neighborhood side.

The building looks pretty cool... actually two interlocking buildings, the headquarters and a fieldhouse, that together form a circle. The material palette would be pretty nice, bronze glass behind expanded metal screens that give a scalloped appearance, and Chicago common brick feature walls at the entrances.

https://i.imgur.com/ISBXkL4.jpg

[spyguy]

^ https://www.youtube.com/watch?v=1DtSnn7C0Ig

It's kinda like a mini version of their Obama library proposal.

[jc5680]

^ yeah, sort of like of the Obama proposal and SOM's Chinatown library had a child.

For those, like me, who can't interpret what the site plans mean. That video has some renderings:

http://www.j-carlson.com/share/596_yt_1.jpg

http://www.j-carlson.com/share/596_yt_2.jpg

[ardecila]

^ Awesome! The PD had no renderings so I had to use my imagination... :tup:

[marothisu]

Some bad news for those who thought that one gas station at Lawrence and Ashland would become something bigger. Issued 2 days ago:

"SITE DEVELOPMENT FOR 7-ELEVEN CONVENIENCE STORE AND GASOLINE FILLING STATION TO INCLUDE THE CONSTRUCTION OF A 3000 SF BUILDING SHELL AND TRASH ENCLOSURE (PROPOSED USE: F-MERCANTILE). PROPOSED SITE WILL HAVE WORK PERFORMED UNDER SEP. PERMITS. FUELING CANOPY AND TENANT IMPROVEMENT PLANS SHALL BE FILED UNDER SEPARATE PERMIT APPLICATION."

Sounds like they're just building a better gas station.

[LouisVanDerWright]

I think it is "serious" in the way South Works was "serious".

Lofty ambition with very little market demand to actual make it happen. Someday... probably another 20+ years in all honesty. One side benefit though is when it does it will likely have much better architecture than the schlock loosely depicted.

Actually it's quite serious. Draper and Kramer who just dumped their Prairie Shores buildings for $180 million. That's an awfully big slug of cash and a little birdie told me that it's earmarked for jump starting a large multi phase project on land D+K already owns...

[Busy Bee]

^Well I'd love to have my instincts be proven wrong. I would still be surprised if anything large scale gets underway for another 10 years though. Not trying to be dreary.

[harryc]

https://live.staticflickr.com/65535/49822104813_f2bb092068_b.jpg

[Chi-Sky21]

Nice pic, almost looks like those old H bomb test in the pacific. 8)

[jc5680]

306 w Erie
http://www.j-carlson.com/share/306_apr26.jpg

[Vlajos]

^Well I'd love to have my instincts be proven wrong. I would still be surprised if anything large scale gets underway for another 10 years though. Not trying to be dreary.

Rest assured, your instincts will be proven wrong. Where do you get 10 years from anyhow?

[west-town-brad]

I think it is "serious" in the way South Works was "serious".

Lofty ambition with very little market demand to actual make it happen. Someday... probably another 20+ years in all honesty. One side benefit though is when it does it will likely have much better architecture than the schlock loosely depicted.

very little market demand to live on the south lakefront? you haven't been paying attention.

[Busy Bee]

Specifically to mega re-developments on the south lakefront... Are we seriously finding it laughable that this could take another 10 years for a shovel to hit the ground? This is the same south lakefront that South Works couldn't make numerous iterations actually happen. I wish it wasn't the case, I'm not a gloom cheerleader, I would just be surprised if it came sooner based on precedent. I hope I'm wrong but I don't find my prediction at all outrageous.

[Busy Bee]

very little market demand to live on the south lakefront? you haven't been paying attention.

I'm clearly not talking about a few sporadic Hyde Park condo buildings. I'm talking about the demand for a multi-thousand unit ground up redevelopment. Please don't put words in me mouth.

[ardecila]

I think the South Lakefront has everything going for it - the lakefront itself, obviously, a truly world-class and large university, museums, parks, etc. The wrinkles about lakefront access have been worked out with the 2, soon to be 3 new pedestrian bridges.

The only remaining structural issue is transportation - the express buses are fine for Kenwood/Hyde Park but don't work for anyone north of 47th, so you need to take the local Cottage Grove/MLK buses. Metra Electric could help here, but any of the realistic plans we've seen don't restore the stations north of 47th. I'd like to see Cottage Grove restored through Lake Meadows and the bus route rerouted onto LSD at 31st, or rerouted onto the McCormick busway at 25th.

Given the existing strengths though, it's surprising the South Lakefront hasn't grown more. I guess it is growing, but it is not growing into a critical mass of carless residents like the North Lakefront, and new growth seems to be in the form of townhouses mainly, with residents who don't necessarily work downtown and thus drive.

[BuildThemTaller]

I think the South Lakefront has everything going for it - the lakefront itself, obviously, a truly world-class and large university, museums, parks, etc. The wrinkles about lakefront access have been worked out with the 2, soon to be 3 new pedestrian bridges.

The only remaining structural issue is transportation - the express buses are fine for Kenwood/Hyde Park but don't work for anyone north of 47th, so you need to take the local Cottage Grove/MLK buses. Metra Electric could help here, but any of the realistic plans we've seen don't restore the stations north of 47th. I'd like to see Cottage Grove restored through Lake Meadows and the bus route rerouted onto LSD at 31st, or rerouted onto the McCormick busway at 25th.

Given the existing strengths though, it's surprising the South Lakefront hasn't grown more. I guess it is growing, but it is not growing into a critical mass of carless residents like the North Lakefront, and new growth seems to be in the form of townhouses mainly, with residents who don't necessarily work downtown and thus drive.

Hmm, I wonder what could be different between the North and the South Side.

[Mr Downtown]

I try to be relentlessly clear-eyed about the prospects of various neighborhoods in a city that isn't growing, but even I think the Michael Reese and Lake Meadows areas are about to have their moments in the sun.

At least as far as 39th/Oakwood, the South Side stigma is rapidly fading. The 2020 census will show a percentage of white and Asian residents in the tracts between IIT and the lake that will astonish people who haven't been paying attention, and lots of them are downtown workers. The same forces that made the South Loop redevelopment mixed-race (but not necessarily mixed-income) will quietly take hold here. There might be some noise about Bronzeville for the Bronze, but it just won't have the energy that the anti-gentrification movement in Pilsen has. Fine-grained Bronzeville has been gone from these two areas for 70 years, and King Drive and The Gap will only be strengthened by new retail in the neighborhood.

Transportation to downtown is already pretty good, and moving the Lake Shore Drive express buses to a corridor (with a stop) right through Burnham Lakefront (the Michael Reese site) will make it even better. So will the new station at 35th for Metra Electric. Farpoint is committed to both of those; they don't depend on some federal largesse or RTA capital projects budget.

The USX site might as well be in another state. Its failure to blossom tells us nothing whatever about the Near South Side lakefront.

[ardecila]

I try to be relentlessly clear-eyed about the prospects of various neighborhoods in a city that isn't growing, but even I think the Michael Reese and Lake Meadows areas are about to have their moments in the sun.

At least as far as 39th/Oakwood, the South Side stigma is rapidly fading. The 2020 census will show a percentage of white and Asian residents in the tracts between IIT and the lake that will astonish people who haven't been paying attention, and lots of them are downtown workers. The same forces that made the South Loop redevelopment mixed-race (but not necessarily mixed-income) will quietly take hold here. There might be some noise about Bronzeville for the Bronze, but it just won't have the energy that the anti-gentrification movement in Pilsen has. Fine-grained Bronzeville has been gone from these two areas for 70 years, and King Drive and The Gap will only be strengthened by new retail in the neighborhood.

Transportation to downtown is already pretty good, and moving the Lake Shore Drive express buses to a corridor (with a stop) right through Burnham Lakefront (the Michael Reese site) will make it even better. So will the new station at 35th for Metra Electric. Farpoint is committed to both of those; they don't depend on some federal largesse or RTA capital projects budget.

The USX site might as well be in another state. Its failure to blossom tells us nothing whatever about the Near South Side lakefront.

I agree South Works and Bronzeville do not rise/fall in unison. South Works is another 20 minutes of commute time, and is separated from the island of success in Hyde Park by South Shore which is very much still in decline.

[west-town-brad]

south side lakefront building boom continues:
https://www.chicagobusiness.com/residential-real-estate/hales-franciscan-puts-half-its-bronzeville-campus-sale

[UPChicago]

^ for those of us without a subscription what is the article about?

[cityofneighborhoods]

The article also says 43 homes have sold over $500,000 in Bronzeville in the last six months

[west-town-brad]

I'm clearly not talking about a few sporadic Hyde Park condo buildings. I'm talking about the demand for a multi-thousand unit ground up redevelopment. Please don't put words in me mouth.

sorry to say but the southside lakefront is hot right now.

$500k new build single family houses a few blocks from the lakefront. 5 minute drive to the loop.

way way way more expensive than that in hyde park.

[ardecila]

sorry to say but the southside lakefront is hot right now.

$500k new build single family houses a few blocks from the lakefront. 5 minute drive to the loop.

way way way more expensive than that in hyde park.

Yes... but will this demand for SFH and townhouses translate into a huge demand for multifamily? Two separate ends of the market.

Right now it seems like the Bronzeville buyer is someone who plans to drive a lot, but wants a big, reasonably priced house close to downtown. If they have kids, they're comfortable with private schools or magnets. It looks like a big chunk of the Lake Meadows plan is townhouses, so maybe those can get off the ground... but the highrises seem more questionable. I also see lots of smaller-scale projects getting off the ground in Bronzeville, those seem easier to sell and finance, but the huge redevelopments with infrastructure costs and environmental issues haven't got off the drawing boards.

Also the mixed-income projects at Oakwood Shores, Park Boulevard, and Legends South have been just utterly stalled for more than a decade, CHA and their pet developers can't make anything happen when they are pinched between consent decrees that mandate the replacement of public housing units, precious few subsidies for building them, and low "market rates" that can't subsidize public and affordable housing units either. Plus environmental costs and prevailing wage requirements that increase costs. If you wanted to design a system that produced no public housing, you couldn't do much better...

[UPChicago]

I just bought a townhome in Bronzeville myself and as soon as I moved in five townhomes started construction across the street.

[the urban politician]

I just bought a townhome in Bronzeville myself and as soon as I moved in five townhomes started construction across the street.

:tup:

Glad you shared that. I have stated since I joined this forum that the true and full revitalization of Chicago—no matter how many high rises get built downtown—absolutely requires widespread, self-sustaining, privately financed investment on the south side.

We’re not there yet, but I do think we are continuing to move in that direction.

[Handro]

I just bought a townhome in Bronzeville myself and as soon as I moved in five townhomes started construction across the street.

My girlfriend and I hope to purchase there within the next couple of years. Initially (5ish years ago) we hoped to get some kind of steal... probably missed the boat on that.

[tjp]

The apartment project at Wilson and Broadway is being taken over by John Buck Company. I think that increases the odds of it actually happening, and I hope they'll make some positive changes to the design - the article mentions they're making some cosmetic changes that need approval.

https://www.uptownupdate.com/2020/04/city-sports-moves-to-former-becks-books.html

[RedCorsair87]

The apartment project at Wilson and Broadway is being taken over by John Buck Company. I think that increases the odds of it actually happening, and I hope they'll make some positive changes to the design - the article mentions they're making some cosmetic changes that need approval.

https://www.uptownupdate.com/2020/04/city-sports-moves-to-former-becks-books.html

I hope they improve the design. Density-wise, it is a great anchor for that corner which is otherwise a dump.

[UPChicago]

My girlfriend and I hope to purchase there within the next couple of years. Initially (5ish years ago) we hoped to get some kind of steal... probably missed the boat on that.

Yea there are deals but they come along rarely. I put an offer on my place the third day it was listed and was competing with three other buyers. I barely was able to see the place before it was off the market.

[harryc]

April 23

https://live.staticflickr.com/65535/49835802042_5a75e5d497_b.jpg (https://flic.kr/p/2iVPvGf)Chicago | Tribune Tower Rehab (https://flic.kr/p/2iVPvGf) by Harry Carmichael (https://www.flickr.com/photos/harryrcarmichael/), on Flickr

Chicago FireProof brick - being used to insulate the steel girders ( like the flocking used these days ).
https://live.staticflickr.com/65535/49835801672_cccd21792d_b.jpg (https://flic.kr/p/2iVPvzS)Chicago | Tribune Tower Rehab (https://flic.kr/p/2iVPvzS) by Harry Carmichael (https://www.flickr.com/photos/harryrcarmichael/), on Flickr

https://live.staticflickr.com/65535/49835495321_14d13bd4ec_b.jpg (https://flic.kr/p/2iVMWvX)Chicago | Tribune Tower Rehab (https://flic.kr/p/2iVMWvX) by Harry Carmichael (https://www.flickr.com/photos/harryrcarmichael/), on Flickr
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https://live.staticflickr.com/65535/49834961963_3ef5b7b1e9_b.jpg (https://flic.kr/p/2iVKcY8)Chicago | Tribune Tower Rehab (https://flic.kr/p/2iVKcY8) by Harry Carmichael (https://www.flickr.com/photos/harryrcarmichael/), on Flickr

https://live.staticflickr.com/65535/49835493581_b2fc023218_b.jpg (https://flic.kr/p/2iVMVZX)Chicago | Tribune Tower Rehab (https://flic.kr/p/2iVMVZX) by Harry Carmichael (https://www.flickr.com/photos/harryrcarmichael/), on Flickr

https://live.staticflickr.com/65535/49834961098_79780a8b00_b.jpg (https://flic.kr/p/2iVKcHd)Chicago | Tribune Tower Rehab (https://flic.kr/p/2iVKcHd) by Harry Carmichael (https://www.flickr.com/photos/harryrcarmichael/), on Flickr

Escalator Space ?
https://live.staticflickr.com/65535/49835798762_ef2bb91148_b.jpg (https://flic.kr/p/2iVPuHG)Chicago | Tribune Tower Rehab (https://flic.kr/p/2iVPuHG) by Harry Carmichael (https://www.flickr.com/photos/harryrcarmichael/), on Flickr

https://live.staticflickr.com/65535/49834960923_a7cc9ec6b3_b.jpg (https://flic.kr/p/2iVKcEc)Chicago | Tribune Tower Rehab (https://flic.kr/p/2iVKcEc) by Harry Carmichael (https://www.flickr.com/photos/harryrcarmichael/), on Flickr

[BrinChi]

I just bought a townhome in Bronzeville myself and as soon as I moved in five townhomes started construction across the street.

Where u at? I just bought a renovated SFH last year as well. I'm in the Gap. Definitely feels like the neighborhood is on the upswing. Though it's a big area to develop if you consider Bronzeville goes from 25th to 51st. And along with new luxury inventory, there's plenty of affordable condos to be had for any budget.

[PittsburghPA]

5/1 Fulton East They started the facade on the shear wall. It appears to be faux woodgrain

https://i.imgur.com/IzLuI7N.jpg

https://i.imgur.com/JgBqZf3.jpg

[ardecila]

5/1 Fulton East They started the facade on the shear wall. It appears to be faux woodgrain

I believe this is Prodema (https://www.prodema.com/en_int/prodex)... it's real wood veneer laminated to a plastic panel, and then dipped in another clear plastic resin to protect the veneer.

I was skeptical of how it would fare in Chicago's climate, but they used it at a school out in Galewood (https://www.google.com/maps/@41.9174866,-87.7877143,3a,75y,300.29h,90.29t/data=!3m7!1e1!3m5!1swYJcy_chVgQjNQtU6YdtNg!2e0!5s20110601T000000!7i16384!8i8192?hl=en) and it still looks good after almost 10 years.

[PittsburghPA]

I believe this is Prodema (https://www.prodema.com/en_int/prodex)... it's real wood veneer laminated to a plastic panel, and then dipped in another clear plastic resin to protect the veneer.

I was skeptical of how it would fare in Chicago's climate, but they used it at a school out in Galewood (https://www.google.com/maps/@41.9174866,-87.7877143,3a,75y,300.29h,90.29t/data=!3m7!1e1!3m5!1swYJcy_chVgQjNQtU6YdtNg!2e0!5s20110601T000000!7i16384!8i8192?hl=en) and it still looks good after almost 10 years.

Awesome insight. Thanks

[Natoma]

5/1 Fulton East They started the facade on the shear wall. It appears to be faux woodgrain



Hah, it looks the inside of Bob's office in The Bob Newhart Show.

[Razorback]

I believe this is Prodema (https://www.prodema.com/en_int/prodex)... it's real wood veneer laminated to a plastic panel, and then dipped in another clear plastic resin to protect the veneer.

I was skeptical of how it would fare in Chicago's climate, but they used it at a school out in Galewood (https://www.google.com/maps/@41.9174866,-87.7877143,3a,75y,300.29h,90.29t/data=!3m7!1e1!3m5!1swYJcy_chVgQjNQtU6YdtNg!2e0!5s20110601T000000!7i16384!8i8192?hl=en) and it still looks good after almost 10 years.

I too was worried how that wood paneling would turn out. I googled wood veneers from Prodema and I'm blown away how clean and unique this texture adds to an office building.

I think this is the type of urban diversity needed in areas like the West Loop to break up the "warehouse look" that is so common in that area.

I'm now anxiously anticipating the final product once completed.

Thanks for the insight!

[harryc]

April 24

https://live.staticflickr.com/65535/49846136488_31b09bb7e2_b.jpg (https://flic.kr/p/2iWJtLm)cIMG_8429 (https://flic.kr/p/2iWJtLm) by Harry Carmichael (https://www.flickr.com/photos/harryrcarmichael/), on Flickr

May 1

https://live.staticflickr.com/65535/49846136088_b8d9566ca3_b.jpg (https://flic.kr/p/2iWJtDs)cP1090473 (https://flic.kr/p/2iWJtDs) by Harry Carmichael (https://www.flickr.com/photos/harryrcarmichael/), on Flickr

https://live.staticflickr.com/65535/49846135748_ab01119447_b.jpg (https://flic.kr/p/2iWJtxA)cP1090477 (https://flic.kr/p/2iWJtxA) by Harry Carmichael (https://www.flickr.com/photos/harryrcarmichael/), on Flickr

https://live.staticflickr.com/65535/49846669861_1533bef8f3_b.jpg (https://flic.kr/p/2iWMdjr)cP1090576 (https://flic.kr/p/2iWMdjr) by Harry Carmichael (https://www.flickr.com/photos/harryrcarmichael/), on Flickr

[Randomguy34]

I'm still confused how Rush said this will finish in 2022 when they're already halfway to topping out. Does it take a full year for medical equipment to be installed?

[LouisVanDerWright]

I'm still confused how Rush said this will finish in 2022 when they're already halfway to topping out. Does it take a full year for medical equipment to be installed?

Modern hospitals are incredibly complex infrastructure wise. The plumbing, electrical, and gas lines alone will take about twice as long as a normal project. Then consider the fact that it will have oxygen, suction, air lines, data, etc to every room plus a commercial kitchen for food service plus all the back of house functions of a hotel and you can start to understand what goes into a facility like this. I mean even the showers are wired with emergency buttons and every room has a bathroom and then a hand sink in the bedside area. There's more plumbing in a building like this than just about any other construction type.

The main Rush tower is even more awesome, it has all sorts of crazy capabilities like being able to make whole floors go negative pressure or convert to pandemic management wings. They actually built that building with exactly this Covid situation in mind. A friend of mine is actually a nurse on one of the Covid floors and would tell us for years about their epidemic preparedness drills and the magic abilities of the building. Now all of that capability is fully deployed. That's not something that is quick and easy to build.

[the urban politician]

Modern hospitals are incredibly complex infrastructure wise. The plumbing, electrical, and gas lines alone will take about twice as long as a normal project. Then consider the fact that it will have oxygen, suction, air lines, data, etc to every room plus a commercial kitchen for food service plus all the back of house functions of a hotel and you can start to understand what goes into a facility like this. I mean even the showers are wired with emergency buttons and every room has a bathroom and then a hand sink in the bedside area. There's more plumbing in a building like this than just about any other construction type.

The main Rush tower is even more awesome, it has all sorts of crazy capabilities like being able to make whole floors go negative pressure or convert to pandemic management wings. They actually built that building with exactly this Covid situation in mind. A friend of mine is actually a nurse on one of the Covid floors and would tell us for years about their epidemic preparedness drills and the magic abilities of the building. Now all of that capability is fully deployed. That's not something that is quick and easy to build.

Except that this is not a hospital that they are building, unless I’m mistaken. It’s an ambulatory care center, which means it should not require quite as much of these things.

[maru2501]

where does that fit in with the large master plan over there?

[harryc]

May 30

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[ardecila]

where does that fit in with the large master plan over there?

Just a small part - Rush is only one of three hospital systems in the IMD, and they're sort of a reluctant participant.

In fact, the IMD master plan never called for expansion east of Ashland - Rush just decided to do that because it was easier to kick tenants out of the apartment complex there and tear it down than it would be to shuffle departments around on the existing campus west of Ashland.

Also, I didn't realize they are building both a bridge over AND a tunnel under Ashland. I guess that explains the lane closures and pits they've been digging at Ashland/Harrison.

[sentinel]

Former Michael Reece site master plan is now online:

https://www.chicago.gov/content/dam/city/depts/dcd/general/mega/reese_presentation_050420.pdf

[harryc]

May 1

https://live.staticflickr.com/65535/49856778663_61041da04d_b.jpg (https://flic.kr/p/2iXF2j8)318 N Carpenter (https://flic.kr/p/2iXF2j8) by Harry Carmichael (https://www.flickr.com/photos/harryrcarmichael/), on Flickr

[harryc]

May 1

https://live.staticflickr.com/65535/49857354281_c8c122073c_b.jpg (https://flic.kr/p/2iXHYqz)Chicago | 345 N Morgan (https://flic.kr/p/2iXHYqz) by Harry Carmichael (https://www.flickr.com/photos/harryrcarmichael/), on Flickr

[harryc]

May 3

https://live.staticflickr.com/65535/49857406066_8ce8f26db0_b.jpg (https://flic.kr/p/2iXJePq)Chicago | Belmont / Sheridan (https://flic.kr/p/2iXJePq) by Harry Carmichael (https://www.flickr.com/photos/harryrcarmichael/), on Flickr

https://live.staticflickr.com/65535/49857709012_4469700487_b.jpg (https://flic.kr/p/2iXKMSC)Chicago | Belmont / Sheridan (https://flic.kr/p/2iXKMSC) by Harry Carmichael (https://www.flickr.com/photos/harryrcarmichael/), on Flickr

https://live.staticflickr.com/65535/49857708657_947cc833c1_b.jpg (https://flic.kr/p/2iXKMLv)Chicago | Belmont / Sheridan (https://flic.kr/p/2iXKMLv) by Harry Carmichael (https://www.flickr.com/photos/harryrcarmichael/), on Flickr

[BuildThemTaller]

Wow that corner of Belmont and Southport looks great! It's a huge improvement over that suburban experience there just a few years ago with the drive-thru bank and strip mall-esque building on the northwest corner.

[the urban politician]

Wow that corner of Belmont and Southport looks great! It's a huge improvement over that suburban experience there just a few years ago with the drive-thru bank and strip mall-esque building on the northwest corner.

???

What “strip-mall-esque” building are you referring to?

[BuildThemTaller]

???

What “strip-mall-esque” building are you referring to?

https://www.google.com/maps/@41.9397942,-87.6637822,3a,75y,306.9h,98.45t/data=!3m6!1e1!3m4!1s8MvKlVn0WliPKKc3DXU1Aw!2e0!7i13312!8i6656

There was a one-story building filled with suburban shops and restaurants, like Flattop Grill. There wasn't a parking lot, but it was seriously underutilized for the location. It always struck me as strip mall kind of space.

[the urban politician]

https://www.google.com/maps/@41.9397942,-87.6637822,3a,75y,306.9h,98.45t/data=!3m6!1e1!3m4!1s8MvKlVn0WliPKKc3DXU1Aw!2e0!7i13312!8i6656

There was a one-story building filled with suburban shops and restaurants, like Flattop Grill. There wasn't a parking lot, but it was seriously underutilized for the location. It always struck me as strip mall kind of space.

:uhh: :shrug:

[ardecila]

https://www.google.com/maps/@41.9397942,-87.6637822,3a,75y,306.9h,98.45t/data=!3m6!1e1!3m4!1s8MvKlVn0WliPKKc3DXU1Aw!2e0!7i13312!8i6656

There was a one-story building filled with suburban shops and restaurants, like Flattop Grill. There wasn't a parking lot, but it was seriously underutilized for the location. It always struck me as strip mall kind of space.

Usually we call these "taxpayer" buildings, and there's nothing wrong with them. In fact, I think they are a huge positive for the city since they provide cheap space for independent businesses and they do not waste any valuable space for parking. Seriously, look at past street view images and you can see a karate dojo, a knitting store, a burger/hotdog place, a dentist, a chiropractor, a hair salon, a Middle Eastern restaurant, and a pizza place. Flat Top is the only chain. Every other one is an independent business, in just one small building over a 10-year period.

The new building fills the intersection, which is nice I guess, but it only has one retail space which will likely sit vacant because the rent is too high, or lease out to a boring tenant like a bank. 2/3 of the ground floor is given over to indoor parking which is just an utter waste of space.

If you care about vibrant cities, then you need to look past appearances and focus on the function of buildings in the economy.

[BuildThemTaller]

Usually we call these "taxpayer" buildings, and there's nothing wrong with them. In fact, I think they are a huge positive for the city since they provide cheap space for independent businesses and they do not waste any valuable space for parking. Seriously, look at past street view images and you can see a karate dojo, a knitting store, a burger/hotdog place, a dentist, a chiropractor, a hair salon, a Middle Eastern restaurant, and a pizza place. Flat Top is the only chain. Every other one is an independent business, in just one small building over a 10-year period.

The new building fills the intersection, which is nice I guess, but it only has one retail space which will likely sit vacant because the rent is too high, or lease out to a boring tenant like a bank. 2/3 of the ground floor is given over to indoor parking which is just an utter waste of space.

If you care about vibrant cities, then you need to look past appearances and focus on the function of buildings in the economy.

I do care about the urban fabric and I respectfully disagree with your position. Should there be taxpayer buildings? Sure. But not at a major intersection like this. Context is key.

A one-story building up or down Southport is totally fine and fitting with the neighborhood. But that spot, across the corner from Schubas and walkable to many busy commercial corridors needed something more dense than a one-story building and a rotating collection of business that couldn't stay open for more than 3 months. You refer to banks as a boring tenant. We need banks, and local ones like Byline. I'd rather a trendy mom-and-pop shop or restaurant open up there, but those businesses need a bank nearby to survive. Maybe the rent was too high in that building?

[ardecila]

It's just a shame when we lose buildings like this. No new building can possibly deliver this kind of fine-grained, dense concentration of independent shops and businesses - at least, not without going full-on Singapore or Hong Kong and building a huge mall.

The ground floor of any new building in an American city gets eaten up for other uses; parking is the biggest, but even if you can do TOD and cut the parking you still need a trash room, mail room, bike storage, loading dock, fitness room, sprinkler room, electric closet, stairwells, etc.

If you can manage to squeeze one or two retail spaces in despite all that clutter, congratulations... now you've got to find tenants. But even if you want independent businesses, your bank or your investors are still gonna want to see certain rent levels and ideally a "national credit" tenant (i.e. a chain). The only independent businesses who can open in these places are those with A++ credit scores, deep pockets and moneybags investors of their own. Forget about minority or immigrant-owned businesses. Jane Jacobs had it right when she said new ideas need old buildings... not just any old building, but those that can be rented at low rates with few limitations and used in a flexible way.

Also, turnover is to be expected with places like this, and it's not a bad thing. Businesses either succeed and move on to bigger/better spaces, or fail and clear space for the next new idea. Having that first rung on the ladder for new businesses is important, but it seems like a lot of neighborhoods have wiped out the first three rungs entirely.

[Darude_Sandstorm]

As far as strip malls go in Chicago..I'll take that old one anytime over the inverted version (an L shape with parking in the front and curb cuts...barf)

I'd post a link but we all know them too well

Well said.

[harryc]

May 2

https://live.staticflickr.com/65535/49860673918_a7ab447d7c_h.jpg (https://flic.kr/p/2iY1ZeG)Chicago | 7152 W North (https://flic.kr/p/2iY1ZeG) by Harry Carmichael (https://www.flickr.com/photos/harryrcarmichael/), on Flickr

https://live.staticflickr.com/65535/49860673728_14e76023d3_b.jpg (https://flic.kr/p/2iY1Zbq)Chicago | 7152 W North (https://flic.kr/p/2iY1Zbq) by Harry Carmichael (https://www.flickr.com/photos/harryrcarmichael/), on Flickr