CHICAGO | General Developments

[Steely Dan]

This is largely what has happened over the last 20 years which is why you can have so much development with a decreasing population - and Chicago’s population has dropped a lot over that period of time.

the decreasing population over the past 20 years is 100% the result of decreasing HH size.

the # of HH's has actually increased since 2000, but families with a lot of young children continue to be replaced by singles, DINKs, and families with fewer children.


chicago HH's 2000: 1,061,928
chicago HH's 2020: 1,142,275


chicago HH size 2000: 2.67
chicago HH size 2020: 2.36

[marothisu]

the decreasing population over the past 20 years is 100% the result of decreasing HH size.

the # of HH's has actually increased since 2000, but families with a lot of young children continue to be replaced by singles, DINKs, and families with fewer children.


chicago HH's 2000: 1,061,928
chicago HH's 2020: 1,142,275


chicago HH size 2000: 2.67
chicago HH size 2020: 2.36

And typically, the number of households actually grow the tax base. A family of 4 (2 adults and 2 kids) in 1 household being replaced by 3 single households might (depending on factors) increase the tax base even if the population went down by 1.

[thegoatman]

More quality infill coming to Uptown. 5 story mixed use building replacing a drive thru bank

https://blockclubchicago.org/2022/05/09/closed-uptown-bank-could-become-5-story-residential-building-adding-more-homes-to-clark-street/

[Steely Dan]

^ nice!

anytime one of these single-story standalone little branch bank shitboxes w/ a parking lot & drive-thru gets obliterated, it's pretty much just as good as a stripmall biting the dust.

what's a little odd here is that the bank was just built back in 2015, which is a pretty damn fast redevelopment timeline, but hey, i'll take it!

[marothisu]

what's a little odd here is that the bank was just built back in 2015, which is a pretty damn fast redevelopment timeline, but hey, i'll take it!

You must be thinking of another one - pretty sure this one has been around awhile:

2007: https://www.google.com/maps/place/4701+N+Clark+St,+Chicago,+IL+60640/@41.9670729,-87.6670559,3a,75y,27.89h,85.3t/data=!3m6!1e1!3m4!1s0-gfb1W44FmlLvMnUUiojg!2e0!7i3328!8i1664!4m5!3m4!1s0x880fd22f977f6b9d:0x786d3a1e05e6eb71!8m2!3d41.9672571!4d-87.6669365

2021: https://www.google.com/maps/place/4701+N+Clark+St,+Chicago,+IL+60640/@41.9671162,-87.6670307,3a,75y,27.89h,85.3t/data=!3m6!1e1!3m4!1sQIMzCs1w9FmKtzoGeH2AFA!2e0!7i16384!8i8192!4m5!3m4!1s0x880fd22f977f6b9d:0x786d3a1e05e6eb71!8m2!3d41.9672571!4d-87.6669365


I'll take it though - when you put a bunch of these 4, 5, 6, etc story residential buildings together it creates some nice density.

[Rizzo]

I love these 4-5 story developments. Generally they are of decent architecture and are helping densify these major avenues. There’s one posted on YIMBY today for 4 story building on Western that looks great.

[Steely Dan]

You must be thinking of another one - pretty sure this one has been around awhile.

I was just going off of what the article reported, which is that the existing bank building was built in 2015.

They must've gotten their facts wrong.

2015 might've just been when byline bank took over the branch, not when the building itself was built.

Either way, a solid urban win!

[Rizzo]

A lot of these banks built in the mid to late 2000’s were obsolete when they opened. Drive thru’s are bricked up with the ATM’s removed. COVID accelerated interest in total online banking with even the most tech averse giving into depositing checks by phone. Banks seem discouraging to walk in customers, even when it deals with some serious financial transactions. More businesses are dealing with less cash.

The last time I was at a bank was to add a partner to a business account. That was like 3 years ago. These types of transactions can be done with a ground floor business operation. Not a standalone structure.

[glowrock]

More quality infill coming to Uptown. 5 story mixed use building replacing a drive thru bank

https://blockclubchicago.org/2022/05/09/closed-uptown-bank-could-become-5-story-residential-building-adding-more-homes-to-clark-street/

I literally just walked by that building about 45 minutes ago while enjoying the gorgeous weather today. Amazing how much infill is occurring along Clark St between Montrose and Lawrence!

Aaron (Glowrock)

[tjp]

^ I would love to live across the street from Carol's!

[the urban politician]

LL giving Aldermanic privilege an ass-whipping!


Glenstar scores $24M tax break for O’Hare affordable housing
Project with almost 300 units was first presented in 2016

https://therealdeal.com/chicago/2022/05/10/glenstar-scores-24m-tax-break-for-ohare-affordable-housing/

[dewbs]

Happy Friday everyone

Construction permits were issued for a 116 unit midrise at 1131 W Winona. It's 64 unit sibling at 1135 W Winona is already under construction



https://lh3.googleusercontent.com/pw/AM-JKLWfb0tYPLG_CJOgYQ20p2Z84-RGIE0TuOW0f6ZE1MEZH2hZOSRdDQrN7j1ALsUKJhFJTenetUB21hZFQTdC5xIrRwdeyYNR3vh6y6wuJf7LsCSN57u-IJ0TnjIn3VugkPEz4m5XZDD0AQ3i1Gjx7QyiJg=w900-h2054-no?authuser=0

https://lh3.googleusercontent.com/YQHzO33UjAxRLlAtk526CUrwNQMnzLn_F2blxeJMF-jk-CNjzdmgM_X9dALtuBzPD64EgHf_YuBl6I-NvCaZOvG2-3szGiV0Msd66FDhznXjNi4qRFE56gR7xSCuEku9pKuWm_w0ARkFqENZtWgLmDlsr6CKphv_CS4U4bIn3oRFutK4AurOs3fET_1v47jwCB1m-xJsuIlL6P1n4OfHRAdYw_lcC0bUHNvb5ojmSgMgj3aPbowJN5275BO4bU7tJDy1Un7lQlqF81HEqJ5FB9PiIvg8D4cGjBCNyAvIDzoO8cp_6cQDoYNzL8-FpoS27e51PhThoHRHg-15WXl6iDbVM3o3VZWbtskVEsIEeMcJJ44MRhcXbeGgHYMTWsk8U00l7pyBFEq0B_7UVzEIt-7N5pOkqa5TIiDMpramXjB5guykCKzX9AuknGnfkikGZYi0WPtjyb3qvcntGW9-o2wCiylmFGVPQp4Wbz22p0Bz7Q4MT5_OAwn_n2Ank64VmHLMdB1vZ34sC4vAWVCFAyt2C59gI-dG6ZjBK3IBp8CE-F2Os4utfziFtUS5tBQuO_FmTU7uW26NUPr913z1EDCRv2cWEXNMCbryx3doI7oDWps9u8YCt5WzkfF0yDOh3F1L4b37y6lXt6xRz2DC7v_fyHY3syPqWogND0_U1wM3g0SYJMxCEho15QDLJQ-UmAWkEkufpS_XmuK2_1NsGA3p4nB-SFQmLQQq9iaY96y6CiK8EY9_0Wth2gZd=w900-h2054-no?authuser=0

They're pouring the foundation for 1131 W Winona today, had cement mixers lined up down the block.

[Klippenstein]

^ you can get a really good view of the site from the red line. I wasn’t quick enough to take a picture after I noticed this morning and didn’t go back that way.

[ithakas]

https://chicagoyimby.com/wp-content/uploads/2022/05/Screen-Shot-2022-05-10-at-9.03.55-PM-777x474.png
Demolition Permits Issued For 4155 S Packers Avenue In New City


A demolition permit has been issued for the removal of an eight-story masonry building located at 4155 S Packers Avenue
https://chicagoyimby.com/2022/05/demolition-permits-issued-for-4155-s-packers-avenue-in-new-city.html

https://www.dictionary.com/e/wp-content/uploads/2020/05/picard-facepalm.jpg

[the urban politician]

^ Have you looked to see what is around that building?

Yes, as a building of that style it would be nice to preserve. But, just look at the context. There is absolutely nothing around it but empty land and massive warehouses.

[ithakas]

^ Have you looked to see what is around that building?

Yes, as a building of that style it would be nice to preserve. But, just look at the context. There is absolutely nothing around it but empty land and massive warehouses.

Yeah after I posted I looked at the context and it's a bit more understandable. But it stings a bit when I think about similar recent losses in a place like the Central Manufacturing District.

[BrinChi]

Yes the damage is already done. The shame is that the area used to be full of buildings like this. All potential for a residential urban warehouse district is now gone. It'll be single story warehouses for the foreseeable future. At least I can get same-day delivery with Amazon. Yay.

[SolarWind]

May 5, 2022

https://imgur.com/XrOF1Lj.jpg

https://imgur.com/5wNz4mx.jpg

https://imgur.com/5LlVQiC.jpg

[SolarWind]

May 5, 2022

https://imgur.com/lbSxEOU.jpg

https://imgur.com/1wYzY2U.jpg

https://imgur.com/sMNyTbM.jpg

[SolarWind]

May 9, 2022

https://imgur.com/dzVKA7g.jpg

[SolarWind]

May 9, 2022

https://imgur.com/J087a31.jpg

[SolarWind]

May 9, 2022

https://imgur.com/7EqkvHN.jpg

https://imgur.com/EIDmneZ.jpg

[SolarWind]

May 9, 2022

https://imgur.com/bCRM0G5.jpg

https://imgur.com/IiC9Cs4.jpg

[SolarWind]

May 9, 2022

https://imgur.com/8OZwKik.jpg

https://imgur.com/VMYROPz.jpg

[SolarWind]

May 9, 2022

https://imgur.com/FnriMax.jpg

[SolarWind]

May 9, 2022

https://imgur.com/HXd2wiS.jpg

https://imgur.com/kjttLuh.jpg

[SolarWind]

May 9, 2022

https://imgur.com/AzvkmEn.jpg

https://imgur.com/IyqqaH2.jpg

https://imgur.com/jLGjTXo.jpg

https://imgur.com/u7wbZTa.jpg

[Rizzo]

Thanks solar for the excellent updates

[ithakas]

Chicago Cityscape has pictures of the new Park District headquarters under construction:
https://www.chicagocityscape.com/blog/the-new-chicago-park-district-headquarters-is-under-construction-12df56f0a3

[ChiPlanner]

https://chicagoyimby.com/2022/05/demolition-permits-issued-for-4155-s-packers-avenue-in-new-city.html

Snagged a pic last night, it's already coming down

https://i.ibb.co/WGczzp5/475-ED1-AB-C0-D5-4-D80-9-DC2-E6-BF98-EF6938.jpg

[r18tdi]

Snagged a pic last night, it's already coming down

https://i.ibb.co/WGczzp5/475-ED1-AB-C0-D5-4-D80-9-DC2-E6-BF98-EF6938.jpg
Shame that old building is not in Fulton. It'd be trendy loft condos, tech offices, a boutique hotel, or a food hall by now.

[SIGSEGV]

Southbridge from the Green Line today

https://lh3.googleusercontent.com/pw/AM-JKLWcaDWjYyc6Q3jZ9dAJh73jjCzY5ucceZYbTUHHz0vGm-jkYkApP2usmdT5Sf2xIb9G3OG4yKkmq06KUITpXyDLl3o9ao3UcXosp9YZ8PuKgMLDQVtrbpEH6WKEJ8ILepZz398N_84r0ynRf8O89KUiqw=w1723-h1292-no?authuser=0

[LouisVanDerWright]

Snagged a pic last night, it's already coming down

https://i.ibb.co/WGczzp5/475-ED1-AB-C0-D5-4-D80-9-DC2-E6-BF98-EF6938.jpg

Total waste.

[ardecila]

Southbridge from the Green Line today

Very beige. :yuck:

This could be pretty elegant with a varied blend of brick like they used on Triangle Square's condo building (https://www.trulia.com/pictures/thumbs_5/zillowstatic/fp/eeea3ed9342e4b7c8cb845d3c22ce31a-full.jpg). Instead it looks like ugly River North concrete, even though they paid a premium for hand-laid brick!

[Randomguy34]

We at least have one preservation win, DL3 Realty will preserve the Washington Park National Bank Building instead of tearing it down! It looks like the CCLB took initiative for once

The veteran developer, with many successes on the South Side, said people who wanted the old building saved were unrealistic. The property remained in the hands of the Cook County Land Bank Authority, whose mission is to encourage development of difficult properties, especially in poor areas.

Eleanor Gorski took over as executive director of the land bank last year and took a fresh look at the property. An architect and former staff member at Chicago’s Planning Department, Gorski kept in touch with Walker because the land bank felt he had submitted the best proposal when it advertised the property’s sale. She used the pandemic pause to urge Walker to think anew.

“I wanted the whole building preserved. The numbers just didn’t allow it. And yet, it’s such an iconic structure in the neighborhood,” Gorski said.

The numbers penciled out for that old friend of disparate views: the compromise. Walker has agreed to preserve the building’s limestone façade and its once elegant windows and entrances. Behind the five-story façade would be new construction, about 75,000 square feet, for offices Walker wants to market to neighborhood entrepreneurs.


https://cst.brightspotcdn.com/dims4/default/519b742/2147483647/strip/false/crop/1009x568+0+41/resize/1200x675!/quality/90/?url=https%3A%2F%2Fcdn.vox-cdn.com%2Fthumbor%2FFB_pspMH-s-RUoPTIVrL4G4WD4c%3D%2F0x0%3A1009x609%2F1009x609%2Ffilters%3Afocal%28370x396%3A371x397%29%2Fcdn.vox-cdn.com%2Fuploads%2Fchorus_asset%2Ffile%2F23426714%2FWashington_Park_National_Bank_rendering.png
https://chicago.suntimes.com/2022/5/2/23047306/washington-park-national-bank-woodlawn-dl3-realty-redevelopment-plan-enterprise-roeder

[the urban politician]

A facadectomy is better than nothing

[r18tdi]

A facadectomy is better than nothing Really the best anyone could have hoped for in this situation. The existing building was severely compromised... IIRC, the roof was basically gone and there was a multi-story tree growing through the middle of the structure.

[Handro]

I saw a soil testing rig in use in the Burger King parking lot at Clark/Irving Park this morning. Hopefully a sign of massive surface lot and drive thru's pending doom?

https://www.google.com/maps/@41.9544046,-87.6634373,3a,75y,145.17h,89.68t/data=!3m6!1e1!3m4!1sFIkcMbkt5uTkWb1K8J6B2Q!2e0!7i16384!8i8192

EDIT: Listed for sale. Sweet. https://www.us.jll.com/en/investorcenter/land/1323-w-irving-park-road-chicago-il-unitedstates

Interesting that another stand alone Burger King in the south loop was recently sold and is going to be redeveloped. Maybe more BKs will be biting the dust...

[Ned.B]

It's interesting that the article does not mention that Eleanor Gorski also once lead Chicago Landmarks staff and was pivotal in the creation of the Fulton Market Historic District. In her new position at the Land Bank she was well placed to make this happen.

[Steely Dan]

Interesting that another stand alone Burger King in the south loop was recently sold and is going to be redeveloped. Maybe more BKs will be biting the dust...

i pray the BK near me in lincoln square meets the same fate.

it's a 3/4 acre lot fronting lawrence with an ugly old '70s BK restaurant and a 40 space parking lot that rarely ever has more than 10 cars parked in it. what a sad waste of space.

[Randomguy34]

Draft slides are up for West Loop's local impact funds. Slide 16 shows that the city is thinking of reducing the traffic lanes on Randolph and building a plaza on the north side of the street.

https://www.chicago.gov/content/dam/city/depts/dcd/supp_info/WestLoopLIF/DRAFT%20LIF%20Community%20Meeting%20May%202022%20DPD%20CDOT%20Comments.pdf

[WestTowner]

Draft slides are up for West Loop's local impact funds. Slide 16 shows that the city is thinking of reducing the traffic lanes on Randolph and building a plaza on the north side of the street.

https://www.chicago.gov/content/dam/city/depts/dcd/supp_info/WestLoopLIF/DRAFT%20LIF%20Community%20Meeting%20May%202022%20DPD%20CDOT%20Comments.pdf

The impact on Randolph would be massive. Hoping it goes through. Nice to see some of this thinking.

[rivernorthlurker]

The impact on Randolph would be massive. Hoping it goes through. Nice to see some of this thinking.

Agreed. Very interesting slides about 'p streets' (pedestrian streets). I don't totally understand the impact of the proposed designations for Madison and Randolph as p streets. Apparently Fulton St was recently designated as such. There's quite a few on the North Side already. I'd like to see Fulton 100% pedestrian or sections of it to the extent it is functionally possible. Or maybe just on weekends or something.

[Briguy]

Agreed. Very interesting slides about 'p streets' (pedestrian streets). I don't totally understand the impact of the proposed designations for Madison and Randolph as p streets. Apparently Fulton St was recently designated as such. There's quite a few on the North Side already. I'd like to see Fulton 100% pedestrian or sections of it to the extent it is functionally possible. Or maybe just on weekends or something.

Main thing is p streets get 2x the TOD distance, so you can build up to 2500 ft away from Ashland or Morgan station with reduced parking. Normally it’s 1250.

And there’s some more restrictive streetscape rules. I think retail is required?

[SIGSEGV]

Very beige. :yuck:

This could be pretty elegant with a varied blend of brick like they used on Triangle Square's condo building (https://www.trulia.com/pictures/thumbs_5/zillowstatic/fp/eeea3ed9342e4b7c8cb845d3c22ce31a-full.jpg). Instead it looks like ugly River North concrete, even though they paid a premium for hand-laid brick!

Well a moving train with not-so-clean windows isn't doing it any favors, but yeah...

[gebs]

Spotted at the corner of Van Buren & Jefferson. Is this a soil-testing rig? I'm not familiar with any proposals on this lot.

https://i.imgur.com/N75D29wh.jpg

[ChiPlanner]

Main thing is p streets get 2x the TOD distance, so you can build up to 2500 ft away from Ashland or Morgan station with reduced parking. Normally it’s 1250.

And there’s some more restrictive streetscape rules. I think retail is required?

yep they restrict curb cuts, drive throughs, and blank walls facing the street. Long and short of it, all decent commercial corridors in Chicago should be P-street designations (though unfortunately they're highly concentrated on the N/NW Sides).

[dewbs]

yep they restrict curb cuts, drive throughs, and blank walls facing the street. Long and short of it, all decent commercial corridors in Chicago should be P-street designations (though unfortunately they're highly concentrated on the N/NW Sides).

https://data.cityofchicago.org/Transportation/Pedestrian-Streets/w3m8-5y6d

It's an interesting set of spots. You're right that they're on the north side, but not 100% affluent or even white areas. The stretch of Clark in Rogers Park isn't particularly high income and is pretty diverse with central and south americans, and there's a stretch of Devon. Plus the ones deeper northwest.

I suspect part of the problem is that you only get to be a P street if you *already* are heavily pedestrian oriented.
https://i.imgur.com/8k2awi6.png

[marothisu]

New construction building permit was issued for the caissons for 1134 S Wood - a 9 story, 98 foot tall affordable housing development with 76 units. This is from Chicago Lighthouse which does their work with the blind, visually impaired, disabled, and veterans.

This will take over a surface parking lot of theirs which fronts Roosevelt as well:
https://www.google.com/maps/place/1134+S+Wood+St,+Chicago,+IL+60612/@41.8671673,-87.6713405,3a,75y,265.92h,82.35t/data=!3m6!1e1!3m4!1s_wKM-kWmqlgq_ne1gcJtHA!2e0!7i16384!8i8192!4m5!3m4!1s0x880e2d11c72989d1:0xd21fbd94ff17139c!8m2!3d41.8674981!4d-87.6724315

Rendering via https://chicagoyimby.com/2021/12/new-details-revealed-for-affordable-development-at-1134-s-wood-street.html
https://chicagoyimby.com/wp-content/uploads/2021/12/Chicago-Lighthouse-05-1024x541.png

[thegoatman]

New construction building permit was issued for the caissons for 1134 S Wood - a 9 story, 98 foot tall affordable housing development with 76 units. This is from Chicago Lighthouse which does their work with the blind, visually impaired, disabled, and veterans.

This will take over a surface parking lot of theirs which fronts Roosevelt as well:
https://www.google.com/maps/place/1134+S+Wood+St,+Chicago,+IL+60612/@41.8671673,-87.6713405,3a,75y,265.92h,82.35t/data=!3m6!1e1!3m4!1s_wKM-kWmqlgq_ne1gcJtHA!2e0!7i16384!8i8192!4m5!3m4!1s0x880e2d11c72989d1:0xd21fbd94ff17139c!8m2!3d41.8674981!4d-87.6724315

Rendering via https://chicagoyimby.com/2021/12/new-details-revealed-for-affordable-development-at-1134-s-wood-street.html
https://chicagoyimby.com/wp-content/uploads/2021/12/Chicago-Lighthouse-05-1024x541.png

Appreciate you keeping us updated with these building permits. Glad to see all this infill occuring.

[ardecila]

Draft slides are up for West Loop's local impact funds. Slide 16 shows that the city is thinking of reducing the traffic lanes on Randolph and building a plaza on the north side of the street.

https://www.chicago.gov/content/dam/city/depts/dcd/supp_info/WestLoopLIF/DRAFT%20LIF%20Community%20Meeting%20May%202022%20DPD%20CDOT%20Comments.pdf

That rendering is from an old planning document. It’s not the actual configuration for Randolph streetscape. CDOT started a planning process for Randolph, but then Covid hit and I think it fizzled out.

I don’t know what they can do on Randolph for only $4M but it certainly won’t look like that rendering.

[the urban politician]

At the very minimum, that area needs a lot more traffic signals.

[west-town-brad]

https://chicago.suntimes.com/2022/5/17/23104192/black-developers-3-flats-west-woodlawn-pointe-cook-county-land-bank-vacant-lots-preckwinkle-housing

5 individual developers working on 11 vacant lots on the same block in tandem

[r18tdi]

https://chicago.suntimes.com/2022/5/17/23104192/black-developers-3-flats-west-woodlawn-pointe-cook-county-land-bank-vacant-lots-preckwinkle-housing

5 individual developers working on 11 vacant lots on the same block in tandem Granular development replacing vacant lots. Love to see it.

[Randomguy34]

This month's zoning apps are being uploaded earlier than usual. So far several infill development on the West & South Side, here are the most notable ones so far

Austin's Invest South/West development submitted their zoning app, 78 units & 80 ft as expected:
https://chicago.legistar.com/LegislationDetail.aspx?ID=5655310&GUID=191817BA-995D-4FA5-9573-C03C7E213BB1&Options=Advanced&Search=

New 8 unit + retail development planned for 4225 W Madison:
https://chicago.legistar.com/LegislationDetail.aspx?ID=5656653&GUID=66A0EA2E-E237-434A-8D58-D5FF39DF8021&Options=Advanced&Search=

49 unit building proposed for 5050 S Prairie, right next to 51st St Green Line:
https://chicago.legistar.com/LegislationDetail.aspx?ID=5655704&GUID=24C5DBC7-A135-4A0F-84D9-1B3D4AC2E591&Options=Advanced&Search=

Block Club Chicago also has an article today about some storefronts next to the 51st St getting redeveloped with a 6 unit addition thanks to a NOF grant:
https://blockclubchicago.org/2022/05/19/black-development-duo-bringing-more-restaurants-retail-and-housing-to-51st-street-corridor/

[marothisu]

This month's zoning apps are being uploaded earlier than usual. So far several infill development on the West & South Side, here are the most notable ones so far

Austin's Invest South/West development submitted their zoning app, 78 units & 80 ft as expected:
https://chicago.legistar.com/LegislationDetail.aspx?ID=5655310&GUID=191817BA-995D-4FA5-9573-C03C7E213BB1&Options=Advanced&Search=

New 8 unit + retail development planned for 4225 W Madison:
https://chicago.legistar.com/LegislationDetail.aspx?ID=5656653&GUID=66A0EA2E-E237-434A-8D58-D5FF39DF8021&Options=Advanced&Search=

49 unit building proposed for 5050 S Prairie, right next to 51st St Green Line:
https://chicago.legistar.com/LegislationDetail.aspx?ID=5655704&GUID=24C5DBC7-A135-4A0F-84D9-1B3D4AC2E591&Options=Advanced&Search=

Block Club Chicago also has an article today about some storefronts next to the 51st St getting redeveloped with a 6 unit addition thanks to a NOF grant:
https://blockclubchicago.org/2022/05/19/black-development-duo-bringing-more-restaurants-retail-and-housing-to-51st-street-corridor/

That's way early. I wonder if they have a whole slew of them this time more than usual.

Gotta love to see some of these though. Some of the commercial streets especially in some south and west side areas are pretty depressing especially when you think about what they used to be like once upon a time.

Just have to work on getting more decent jobs there, more and more.

[Randomguy34]

That's way early. I wonder if they have a whole slew of them this time more than usual.

The city is introducing a new TOD ordinance this month: https://news.wttw.com/2022/05/19/efforts-make-transit-oriented-development-equitable-starting-pay-chicago-officials-say

I've heard from a certain someone that there should be some as-of-right density incentives if some of the units are affordable. This way, Lightfoot can say she's addressing aldermanic prerogative. Although, things could have changed...

[marothisu]

The city is introducing a new TOD ordinance this month: https://news.wttw.com/2022/05/19/efforts-make-transit-oriented-development-equitable-starting-pay-chicago-officials-say

I've heard from a certain someone that there should be some as-of-right density incentives if some of the units are affordable. This way, Lightfoot can say she's addressing aldermanic prerogative. Although, things could have changed...

Better than nothing? :shrug: Some as of right projects with nice density should be good. I hope they're in areas that need the development especially.

[LouisVanDerWright]

So what's under construction at the SW corner of Loomis and 290? The other end of the block that has the new Rush facility on it? There's cassion rigs on site.

[marothisu]

So what's under construction at the SW corner of Loomis and 290? The other end of the block that has the new Rush facility on it? There's cassion rigs on site.

This?

https://chicagoyimby.com/2021/09/plan-commission-approves-medical-development-at-1400-w-harrison-street-in-the-illinois-medical-district.html

[Steely Dan]

Population discussion moved to the general thread:

https://skyscraperpage.com/forum/showthread.php?t=208431&page=190

[ardecila]

This?

https://chicagoyimby.com/2021/09/plan-commission-approves-medical-development-at-1400-w-harrison-street-in-the-illinois-medical-district.html

The surface lot here is not great. I appreciate that they pushed the building up against Loomis St by the CTA entrance and made sure to include an east entrance for CTA riders and walk-in patients, but it's still a garbage site plan.

Loomis is also the best walking/biking route between Little Italy and West Loop, since Racine and Ashland are both dangerous deathtraps with expressway ramps and drivers who want to floor it before they get to the ramp. So, I'm not excited about a destination development that puts more traffic on Loomis. This should really be residential here.

Also an FYI, on the other side of the Eisenhower is the police academy. I'm interested to see what happens to that site after the (controversial) new police academy opens in West Humboldt Park. It's a prime redevelopment site next to some of the best schools in the city. I'm watching the Fire Academy too, but that's in the Roosevelt shopping area so I assume just more suburban retail. The Fire Academy is directly on top of Mrs. O'Leary's cottage, so it would be ironic for the Fire Dept to leave that spot.

[Reinsdorf Sucks]

Crane going up a few blocks west of 900 W. Randolph. Does anybody know which project it would be?

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

[The Lurker]

^160 N. Morgan

Love your view!

[Randomguy34]

The city is introducing a new TOD ordinance this month: https://news.wttw.com/2022/05/19/efforts-make-transit-oriented-development-equitable-starting-pay-chicago-officials-say

I've heard from a certain someone that there should be some as-of-right density incentives if some of the units are affordable. This way, Lightfoot can say she's addressing aldermanic prerogative. Although, things could have changed...

From my sources, one of the big pieces is that SFH-only zoning will be banned near transit stops & bus lines

[Randomguy34]

Right on time:

Details here on what would be arguably be Chicagos’s most consequential new housing policy in decades:
- Doubling footprint of TOD zones
- Caps on new parking near transit
- Ban on single-fam zoning in tony transit-rich areas
- Required City Council votes on affordable proposals
https://twitter.com/AlexNitkin/status/1528739393565081602

article: https://www.thedailyline.com/lightfoot-housing-mega-ordinance-whack-housing-segregation-aldermanic-prerogative

[twister244]

Right on time:


https://twitter.com/AlexNitkin/status/1528739393565081602

article: https://www.thedailyline.com/lightfoot-housing-mega-ordinance-whack-housing-segregation-aldermanic-prerogative

While all of this sounds great - It needs to be paired with continued investment into transit infrastructure, ensuring our buses/trains are safe to ride on, and ensure people have the tools they need to get from point A to point B without a car if they live in a TOD area.

[Handro]

Woah that is very exciting. All it took was an upcoming election to get Lightfoot to be proactive on something.

[left of center]

I like the sound of that! I would love for much higher density/height allowed immediately near transit stations. It would be great to get something like Toronto-style development near L/Metra stops, with 30+ story buildings.

[marothisu]

I like the sound of that! I would love for much higher density/height allowed immediately near transit stations. It would be great to get something like Toronto-style development near L/Metra stops, with 30+ story buildings.

Agree. Hoping it passes (or did it already?). There's no reason there should be SFH right around city train stations especially. Hopefully it can work better and some more mixed use districts with denser housing and walkability to various business can ensue.

[pip]

Right on time:


https://twitter.com/AlexNitkin/status/1528739393565081602

article: https://www.thedailyline.com/lightfoot-housing-mega-ordinance-whack-housing-segregation-aldermanic-prerogative

Details here on what would be arguably be Chicagos’s most consequential new housing policy in decades:
- Doubling footprint of TOD zones
- Caps on new parking near transit
- Ban on single-fam zoning in tony transit-rich areas
- Required City Council votes on affordable proposals

The quoting system here on SSP needs an update.

Anyway this is great!

Got a question that is not a judgement nor to push any type of opinion. Just curious.

Lets say I bought this pretend Greystone in Lakeview near the Belmont Redline station, can I turn it into a single family home under this new housing policy?
https://therealdeal.com/la/wp-content/uploads/2018/08/a-row-of-greystone-apartment-buildings-in-Humboldt-Park600-650x376.jpg
https://therealdeal.com/chicago/2018/08/21/humboldt-park-home-price-growth-outpaces-lakeview-and-logan-square-report/

[untitledreality]

Right on time:


https://twitter.com/AlexNitkin/status/1528739393565081602

article: https://www.thedailyline.com/lightfoot-housing-mega-ordinance-whack-housing-segregation-aldermanic-prerogative
Interested to read the exact measures proposed, what sort of teeth it will have, and how they plan on getting it passed without having a million exemptions carved out. Fingers crossed for the best.

[untitledreality]

Got a question that is not a judgement nor to push any type of opinion. Just curious.

Lets say I bought this pretend Greystone in Lakeview near the Belmont Redline station, can I turn it into a single family home under this new housing policy?

I assume it will be similar to other zoning reforms, most notably Minneapolis. A ban on single family zoning does not mean that single family homes are banned, but that RS zoning (which prohibits the construction of anything BUT detached single family homes) is banned. No one would stop you from deconverting a two flat to a SFH, or building a ground up SFH, but there would be no zoning limiting you to only SFH.

[Rizzo]

Zoning codes restrict density going up not down, so single family isn’t really “banned”. It’s allowed in all residential districts, just like vacant undeveloped lots are allowed. The barriers to developing multi-unit are reduced or existing legally non-conforming structures are now legally conforming with less barriers to alterations and not requiring special use planning approval.

I don’t know how much things will change. Deconversions happen because the market exists.

[west-town-brad]

sorry it's behind a pay wall but I was able to read on my phone:

https://chicago.suntimes.com/2022/5/23/23132791/lincoln-park-upscale-residential-projects-church-scientist-st-james-place-booth-hansen-hirsch

talks about two high end small unit count condo projects in East Lincoln Park which is something of a rarity

all units starting at $2 million with cash buyers expected (per the developers)

[west-town-brad]

Zoning codes restrict density going up not down, so single family isn’t really “banned”. It’s allowed in all residential districts, just like vacant undeveloped lots are allowed. The barriers to developing multi-unit are reduced or existing legally non-conforming structures are now legally conforming with less barriers to alterations and not requiring special use planning approval.

I don’t know how much things will change. Deconversions happen because the market exists.

there is a pilot deconversion fee ordinance in the area around where I live next to the 606 trail. the aldermen say it's been successful because it has "reduced deconversions" but it's not clear how that is tracked or if its really being tracked.

for example, I have a friend that owns a 2flat and he and his family live in both units with the connecting door removed at the entry lobby. there is no record or notice to the city about that, but it has been converted to a SFH.

I think the deconversion fee is $15,000 but maybe it's $25,000

[Via Chicago]

fees are ineffective too. these arent your run of the mill homebuyers. if youre going to go through the expense of acquiring a 2-flat in a desireable area, dont actually need an extra unit to generate income, and can afford to fully gut it into a SFH, youre probably also the type who can afford to eat a 25k fee.

[west-town-brad]

fees are ineffective too. these arent your run of the mill homebuyers. if youre going to go through the expense of acquiring a 2-flat in a desireable area, dont actually need an extra unit to generate income, and can afford to fully gut it into a SFH, youre probably also the type who can afford to eat a 25k fee.

if "they" can afford the fee, why is there no or very little fee revenue generated from the pilot deconversion ordinance?

fees are ineffective because they are targeting the wrong thing, which should be expected when city council does pretty much anything

you think they are targeting this:

https://i.giphy.com/media/2VYui7kj5C5I4/200.webp

in reality the people buying most two flats in the desirable areas are just families that need an economical option for more space - so they live in the 2 units as one unit. this triggers no fee. which is exactly what my example was in the previous post.

[Rizzo]

fees are ineffective too. these arent your run of the mill homebuyers. if youre going to go through the expense of acquiring a 2-flat in a desireable area, dont actually need an extra unit to generate income, and can afford to fully gut it into a SFH, youre probably also the type who can afford to eat a 25k fee.

Exactly. It’s the price difference in upgraded quartz and cabinet facing. The homeowners may find that fee a minor annoyance, but not a deal breaker.

Chicago’s typical 2-flat pretty much future proofed itself over a 100 years ago because they can be so easily renovated into single family homes with open floor plans with high ceilings.

[Jibba]

sorry it's behind a pay wall but I was able to read on my phone:

https://chicago.suntimes.com/2022/5/23/23132791/lincoln-park-upscale-residential-projects-church-scientist-st-james-place-booth-hansen-hirsch

talks about two high end small unit count condo projects in East Lincoln Park which is something of a rarity

all units starting at $2 million with cash buyers expected (per the developers)

One of them on Cleveland?

[Klippenstein]

1131 & 1135 W Winona
Today
https://live.staticflickr.com/65535/52097825615_0d3caa0804_b.jpg

https://live.staticflickr.com/65535/52097350923_ff7fab0278_b.jpg

[SolarWind]

May 17, 2022

https://imgur.com/75AFlit.jpg

https://imgur.com/pug0FY5.jpg

https://imgur.com/i7sNHKT.jpg

[SolarWind]

May 17, 2022

https://imgur.com/vVSaOuq.jpg

https://imgur.com/ATlcKs3.jpg

https://imgur.com/tpMkuRO.jpg

[SolarWind]

May 19, 2022

https://imgur.com/I5Oq0Jl.jpg

May 24, 2022

https://imgur.com/hsOTpL1.jpg

https://imgur.com/QEqx7B7.jpg

[SolarWind]

May 19, 2022

https://imgur.com/DVym6Dt.jpg

https://imgur.com/hNIkitA.jpg

https://imgur.com/jFRsIyg.jpg

May 24, 2022

https://imgur.com/71oPwwL.jpg

[SolarWind]

May 19, 2022

https://imgur.com/a5Fsgtz.jpg

https://imgur.com/lpPhsug.jpg

https://imgur.com/qAFLOR1.jpg

May 24, 2022

https://imgur.com/ObbtuIc.jpg

[SolarWind]

May 24, 2022

https://imgur.com/IszFnsj.jpg

[SolarWind]

May 24, 2022

https://imgur.com/jh3HlSH.jpg

https://imgur.com/splycZs.jpg

[SolarWind]

May 24, 2022

https://imgur.com/ETn3ECd.jpg

https://imgur.com/csjxss8.jpg

https://imgur.com/bkmTDSQ.jpg

https://imgur.com/RtFx9pw.jpg

[Busy Bee]

https://imgur.com/bkmTDSQ.jpg


Looks like you captured a trailer hauling some facade somewhere...

[rivernorthlurker]

Looks like you captured a trailer hauling some facade somewhere...

Wow nice catch! :haha:

[Briguy]

Looks like you captured a trailer hauling some facade somewhere...

Looks like the ALLY glass Lincoln yards

[SolarWind]

May 26, 2022

https://imgur.com/paAA2jh.jpg

https://imgur.com/paaJPPO.jpg

[SolarWind]

May 26, 2022

https://imgur.com/cJxAH4x.jpg

https://imgur.com/ygw8SQG.jpg

https://imgur.com/7Xg06PW.jpg

[left of center]

That development is turning out pretty nice. I really enjoy the black framed windows, and the vast amount of red brick (or I guess what appears to be a red brick veneer, based on how it looks like its getting installed?). Keeping the slab balconies in the alley as opposed to the main street frontage (Racine and Jackson) is a nice touch as well.

Now if only that damn gas station on Van Buren would finally sell out and get developed.

Thank you for the great pics as always, Solar!

[Busy Bee]

Every brick facade in modern construction is a "veneer" in the sense that it is not structural or loaf bearing.

[LouisVanDerWright]

Agree. Hoping it passes (or did it already?). There's no reason there should be SFH right around city train stations especially. Hopefully it can work better and some more mixed use districts with denser housing and walkability to various business can ensue.

I'm not sure exactly how this will work, but a blanket ban on SFH zoning near transit could be utterly devestating to certain communities along the OHare Blue Line or in the Bungalow Belt at least from a historic preservation perspective.

For example, what's going to happen to the Villa, Old Irving Park, Mayfair, etc? I live in Mayfair which is full of old homes on giant lots. Even under RS-3 you could have put four big ass condos on my lot. If you change that to RT-4, literally every old house that hits the market for $500k or less in our entire neighborhood would be razed and replaced with a big ass 8 flat in a neighborhood that currently has nothing larger than 2 flats on the side streets.

I'm about as YIMBY as they come, but given the total lack of perseveration protections in this City this could spell utter disaster for these older SFH districts along the Blue Line or for some Bungalow Belt areas also transit adjacent.

[OrdoSeclorum]

I'm about as YIMBY as they come, but given the total lack of perseveration protections in this City this could spell utter disaster for these older SFH districts along the Blue Line or for some Bungalow Belt areas also transit adjacent.

I think that a historic district is appropriate in many places. If a streetscape exists that's unique and important and basically can't be build today at any price, it should be very difficult to tear down.

But if someone owns a typical parcel in a city and wants to build a small apartment building on it, with or without parking, that should be possible without having to talk to any elected officials.

I have a hard time believing that if only $500K home values are currently supported by the market, that the market would also support hundreds of new market rate apartments there too, but maybe I'm missing some important insight.

[marothisu]

Impossible. Everyone keeps saying for the last 13+ years that Chicago is dead and is the next Detroit. Probably means nothing but since moving back here I've seen quite a lot of Florida and Texas plates on the roads here, including some from Ubers I've taken.

Just want to say that in some neighborhoods it's super apparent right now. Even saw multiple Utah plates out today in just a 1.5 mile total round trip walk, plus about 10 CA plates, and many more. I hope it means something more than the "once you're made aware of something, you see more of it" effect. When I lived in Chicago before I never remember seeing like this - and it was usually just Iowa and Indiana plates.

[galleyfox]

Just want to say that in some neighborhoods it's super apparent right now. Even saw multiple Utah plates out today in just a 1.5 mile total round trip walk, plus about 10 CA plates, and many more. I hope it means something more than the "once you're made aware of something, you see more of it" effect. When I lived in Chicago before I never remember seeing like this - and it was usually just Iowa and Indiana plates.

Sometimes, it just takes a little time and opportunity.

10 years ago, I was the first person in the family to live within 1,000 miles of Chicago.

Last year, father and grandmother came to join me. This year, mother and youngest brother are moving up here too.