CHICAGO | General Developments

[marothisu]

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.

Just curious - any specific reason why your family is following you?

[galleyfox]

Just curious - any specific reason why your family is following you?

The principal reasons are affordable housing and city amenities. The pandemic and housing appreciation made it reasonable



For my father, the pandemic completely disrupted his career (International convention sales especially in Europe and Asia) - and South Florida is a very limited place for business contacts who are not from New York or South America. United Airlines direct flights are annoyingly expensive for a middle-class professional, and connecting flights frequently go through O’Hare anyway.

(It did not help that his house has been burglarized in Florida during international trips, so living close to me is a big security benefit for the property.)

So the Florida house was sold and Chicago property purchased in full, and my grandmother followed also as she needs more assistance from family nowadays.


My Mom is in Central Florida (Ocala) and the maintenance, utility and insurance costs of the house in Florida are at a breaking point (There’s a snowballing homeowners insurance crisis — https://www.bankrate.com/insurance/homeowners-insurance/florida-homeowners-insurance-crisis/)

She wants a small apartment or condo so she doesn’t have to deal with this and just wind down before retirement. The Chicago area is the only one that has major cultural amenities (like theater), decent access to lakes and forests, and new apartments that don’t kill the bank.

My youngest brother is still a teenager so he’ll be coming too.

[Randomguy34]

The principal reasons are affordable housing and city amenities. The pandemic and housing appreciation made it reasonable


A noticeable number of people I've met the past year moved from Florida, and the rest of the South, for the exact same reasons. Folks in their 20s-30s especially wanted to be somewhere with good transit

[LouisVanDerWright]

it'd ban SFH-only zoning similar to Minneapolis

Then it will do literally nothing because the Chicago zoning code doesn't work that way. Our code uses Minimum Lot Area, not a hard unit count per parcel. RS-3 is generally single family zoning, but it has an MLA of 1500 so you can actually build a two flat on a 3125 SF lot. So no ban for RS-3 near trains then?

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.

That's my point, people are already tearing down $350k-$500k homes in our area to put up big 4 unit buildings that don't really belong in an area of SFHs that were built 60 years before the Blue Line was extended to Jefferson Park. You say "I doubt this will unleash a flood of demand for more units if they aren't already being built", but people are already doing this whenever they can. You double the density allowed on such a lot and it's going to go from a trickle to a flood.

[marothisu]

The retreat center (I think a Catholic spiritual one?) at Normal & 28th Pl is slated to be torn down. This is kind of sad that they aren't even going to try and preserve this. It was sold to "T2 Opportunity Fund I" in the fall which is T2 Construction in Bridgeport near 35th & Morgan (Chinese company).


https://www.google.com/maps/@41.8426728,-87.6403973,3a,90y,19.08h,89.77t/data=!3m7!1e1!3m5!1s8PUh4tXD1jE11tjq2COQBw!2e0!6shttps:%2F%2Fstreetviewpixels-pa.googleapis.com%2Fv1%2Fthumbnail%3Fpanoid%3D8PUh4tXD1jE11tjq2COQBw%26cb_client%3Dmaps_sv.tactile.gps%26w%3D203%26h%3D100%26yaw%3D97.8785%26pitch%3D0%26thumbfov%3D100!7i16384!8i8192

Anybody know their plans for this site? The developer has some sizable townhome developments. I wish there was something they'd plan more mixed use for stuff like this:
https://www.corcoran.com/homes-for-sale/2615-s-throop-street-t2-chicago-il-60608/54587262/regionId=103
https://www.redfin.com/IL/Chicago/3505-S-Maplewood-Ave-60632/unit-6/home/144506968


Speaking of which, does anyone know if these are actually finished yet?
https://www.google.com/maps/@41.8357125,-87.668889,3a,90y,311.95h,96.01t/data=!3m6!1e1!3m4!1s0qZ6HTY2bQgTsno9ukvZoA!2e0!7i16384!8i8192

[west-town-brad]

A noticeable number of people I've met the past year moved from Florida, and the rest of the South, for the exact same reasons. Folks in their 20s-30s especially wanted to be somewhere with good transit

also, hurricane insurance will more than eat any savings from lower FL taxes - I've run the numbers for myself

[marothisu]

also, hurricane insurance will more than eat any savings from lower FL taxes - I've run the numbers for myself

I thought it was typically only like $50/mo extra?

[untitledreality]

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.
What is to stop anyone from trashing these areas as it stands? Mutilated bungalows can be found all across the city, teardowns in areas with rapidly increasing demand, really...it is the same story as any neighborhood, and any building type in Chicago.

As you are well aware, and rail against vociferously, Chicago is absolutely pathetic when it comes to protecting it's architectural and urban heirlooms. Us urbanists desperately advocate for it, but it has always been an afterthought for the city.

Would I hope that a layer of protections, beyond the pathetic demo hold, be included in a proposing ''dezoning"? Absolutely, I think it is crucial. Do I think it is essential? Not particularly. Many neighborhoods have prospered while enduring these changes, and it does seem they are getting better with it over time. The urban quality of the new development often matters more than the building type imo.

Perhaps protected areas would prevent teardowns but allow for ADUs? As a resident how would you imagine the addition of contemporary "carriage houses" affecting the neighborhood?

[galleyfox]

I thought it was typically only like $50/mo extra?

If only. My dad’s house was uninsurable even 10 years ago, despite being 1 mile inland. He had to go with the state insurer of last resort.

Everybody know that the state insurance is going bankrupt the moment a major hurricane hits Florida.

My mother’s house in Central Florida had premiums raised $2K last year, and the private insurer refused to issue a new policy unless the roof was replaced up front. This is a house that’s only worth $400K.

[Mister Uptempo]

The retreat center (I think a Catholic spiritual one?) at Normal & 28th Pl is slated to be torn down. This is kind of sad that they aren't even going to try and preserve this. It was sold to "T2 Opportunity Fund I" in the fall which is T2 Construction in Bridgeport near 35th & Morgan (Chinese company).

url]https://www.google.com/maps/@41.8426728,-87.6403973,3a,90y,19.08h,89.77t/data=!3m7!1e1!3m5!1s8PUh4tXD1jE11tjq2COQBw!2e0!6shttps:%2F%2Fstreetviewpixels-pa.googleapis.com%2Fv1%2Fthumbnail%3Fpanoid%3D8PUh4tXD1jE11tjq2COQBw%26cb_client%3Dmaps_sv.tactile.gps%26w%3D203%26h%3D100%26yaw%3D97.8785%26pitch%3D0%26thumbfov%3D100!7i16384!8i8192[/url]
Anybody know their plans for this site?

The Darst Center used to be the convent for All Saints St. Anthony Parish and School. T2 purchased the entire parcel and will preserve every building except the convent, which will be torn down for parking.

From YIMBY, dated 21 March 2022-

The Chicago City Council has approved the adaptive reuse of the All Saints St. Anthony Church at 518 W 28th Place in Bridgeport. Located on the corner with S Wallace Street, the multi-building complex will see new life as a child and adult daycare facility led by developer T2 Opportunity Fund LLC with Vari Architects LTD serving as the designers of the new interior spaces.

-------------------SNIP-------------------------

The existing church, rectory, school buildings will be receiving structural and facade repairs, while the rear convent structure is being demolished. The church and rectory will become a new adult-daycare facility

The church will see new walls added creating a library, reception, and office in the existing front entrance area, five activity rooms and a consultation room will be added in the linear nave, the crossing and transepts will become a multi-purpose space, and the choir/altar will be an exercise space with restrooms. The rear rectory building will be transformed into offices and a kitchen, details on how the ornate interior will be altered for these renovations are currently unknown.

The existing school building will become a children’s daycare facility with some of the already partitioned spaces remaining the same, a small addition will be built with a new exit stair and expanded classroom space. The first floor will feature a reception space, and an isolation room, with 14 classrooms spread across the three floors. The convent will be demolished for a new 21-vehicle parking lot with two-new curb cuts on S Normal Avenue.

https://i.imgur.com/ntVBTdL.pnging src - YIMBY

Losing the convent is not good, but the vast majority of the architecture is being saved and put to good use. Could have been a hell of a lot worse.

https://chicagoyimby.com/2022/03/adaptive-reuse-approved-for-all-saints-st-anthony-church-at-518-w-28th-place-in-bridgeport.html

[marothisu]

^ I saw 2 demo permits though for the site, which is what is worrisome..

[OrdoSeclorum]

Speaking of which, does anyone know if these are actually finished yet?
https://www.google.com/maps/@41.8357125,-87.668889,3a,90y,311.95h,96.01t/data=!3m6!1e1!3m4!1s0qZ6HTY2bQgTsno9ukvZoA!2e0!7i16384!8i8192

The last time I noticed them, maybe 30 days ago, they looked pretty much as they do in this Google link.

[GarfieldMcTavish]

Speaking of which, does anyone know if these are actually finished yet?
https://www.google.com/maps/@41.8357125,-87.668889,3a,90y,311.95h,96.01t/data=!3m6!1e1!3m4!1s0qZ6HTY2bQgTsno9ukvZoA!2e0!7i16384!8i8192[/QUOTE]

Moving along at a snail's pace, there's windows in there now. Still just two buildings. Excavation seems to have started on the other building sites from limited street view biking/walking while in the vicinity. Renderings I first saw there was a total of 6 or 7 structures proposed. Although it seems slightly suburbanized, can only complain so much considering it replaced a junkyard. At least it will establish more density. If successful though, could really push more development along Archer. McKinley Park could experience a decent amount of growth over next decade or so.

[Mister Uptempo]

^ I saw 2 demo permits though for the site, which is what is worrisome..

I found one for 2834 S. Normal to "WRECK AND REMOVE A 2 1/2 STORY MASONRY BUILDING"(the convent). What address is listed for the second one?

ETA - Perhaps the second demo permit you mentioned is for taking down the small 1-story structures on the north end of the school to make way for an addition. Those structures look like they may not be original to the school, listed as 512 W 28th Pl. https://i.imgur.com/4Xfm3N9.jpg img src - YIMBY

[thegoatman]

been a slow day this past week...

[LouisVanDerWright]

Perhaps protected areas would prevent teardowns but allow for ADUs? As a resident how would you imagine the addition of contemporary "carriage houses" affecting the neighborhood?

ADUs would be fine, but it's already allowed. I just don't think these areas need anything more than 2 flats and would absolutely expect that a neighborhood like Mayfair that's on the freaking nation historic register would have some kind of protection in Chicago, but it does not. Hell all of the Albany Park community area is pretty historic. There's some areas with crappy frame shacks, but most of the neighborhood is either large scale arts and crafts homes or already built up as dense multifamily (mainly long commerical streets and near the brown line).

Given how sprawling our city is, I think there needs to be some level of protection for transit adjacent single family home districts. Places like Portage and Jefferson Park, Mayfair, Old Irving, or even North Park offer upper middle class "Yipsters" a semi affordable way to stay in the city and still expand into more space for growing families. It's a rare amenity for a top tier city. We should be providing massive upzonings further into the core, but let's also not trash these areas.

[r18tdi]

June Plan Commission agenda is out and it's pretty boring: https://www.chicago.gov/city/en/depts/dcd/supp_info/chicago_plan_commission/June_2022_Plan_Commission_Hearing.html

[OrdoSeclorum]

Given how sprawling our city is, I think there needs to be some level of protection for transit adjacent single family home districts. Places like Portage and Jefferson Park, Mayfair, Old Irving, or even North Park offer upper middle class "Yipsters" a semi affordable way to stay in the city and still expand into more space for growing families. It's a rare amenity for a top tier city. We should be providing massive upzonings further into the core, but let's also not trash these areas.

We should preserve value when it's especially difficult to price. If Ernest Hemmingway invented a new curse word in a Logan Square building, that building has value to the city that almost no individual owner is going to pay to preserve, since the benefits are distributed, not concentrated to the owner.

Old Irving park is charming and I see some reason to protect some its character with a preservation district. But if someone wants to live in a single family home in the city, they should simply pay for the true cost of that home and not ask their neighbors to effectively subsidized their lifestyle by banning other uses and artificially devaluing the resale price of the land through restrictive regulations.

[Randomguy34]

been a slow day this past week...
It's been slow the past month across the country, haven't seen much new proposals in other city threads (Jersey City is always the exception). Really feels like we're at the end of a boom, for now.

[moorhosj1]

We should preserve value when it's especially difficult to price. If Ernest Hemmingway invented a new curse word in a Logan Square building, that building has value to the city that almost no individual owner is going to pay to preserve, since the benefits are distributed, not concentrated to the owner.

Old Irving park is charming and I see some reason to protect some its character with a preservation district. But if someone wants to live in a single family home in the city, they should simply pay for the true cost of that home and not ask their neighbors to effectively subsidized their lifestyle by banning other uses and artificially devaluing the resale price of the land through restrictive regulations.

Old Irving certainly has some charm that's worth preserving. It's part of the reason that my family lives here. I do like the diversity (economic, career, age, etc) that different housing options bring. We have a decent amount of old courtyard buildings in the neighborhood. Current zoning leaves us with this type of development replacing the old wide-lot SFH's. Asking $1.6 million (https://www.redfin.com/IL/Chicago/3606-N-Keeler-Ave-60641/home/179343102?&utm_source=google&utm_medium=ppc&utm_campaign=1023726&utm_term=dsa-1341488489976&utm_content=454669087896&adgid=111663001848&gclid=Cj0KCQjwnNyUBhCZARIsAI9AYlHN5hjfqJWcKs3LG_T4wrMyYjOsx6tMj_Jvs6GP5jKITh7nuHm_dYkaAvkTEALw_wcB&gclsrc=aw.ds):
https://i.imgur.com/98quJgW.jpg

I'd much rather see something like this, which is directly across the street. New zoning would make something like this possible, again:
https://i.imgur.com/fV79klC.png

[thegoatman]

It's been slow the past month across the country, haven't seen much new proposals in other city threads (Jersey City is always the exception). Really feels like we're at the end of a boom, for now.

I agree, I remember months ago this forum used to be buzzing daily with new proposals, discussions, and that sorta thing. Now it's like a couple new comments a day at best. I do know alot of projects are starting up this summer, so hopefully that'll bring some rejuvenation.

[r18tdi]

I agree, I remember months ago this forum used to be buzzing daily with new proposals, discussions, and that sorta thing. Now it's like a couple new comments a day at best. I do know alot of projects are starting up this summer, so hopefully that'll bring some rejuvenation.

There are 19 cranes in the sky, according to BUP (https://buildingupchicago.com/2022/06/01/chicago-opens-june-with-19-tower-cranes-in-the-air/). It was 8 in October (https://buildingupchicago.com/2021/10/15/chicago-has-8-tower-cranes-on-the-horizon-but-only-5-on-the-skyline/).

[ithakas]

Some good news...

Chicago’s Retail Forecast Is Looking Sunnier As Pandemic Clouds Lift

The recovery is being led by the Gold Coast submarket, where space availability fell 200 basis points below the pre-pandemic norm, according to Marcus & Millichap. Vacancies in the Fulton Market-West Loop and Logan Square-Irving Park areas also bested 2019 levels following a surge of demand at the beginning of the year.

Net absorption is set to exceed 2M SF this year, the report said, marking the second straight year it has crossed that threshold, while vacancy is expected to fall to 6.3% by year’s end — the lowest percentage of available retail space in the metro since 2018.
...
Not all areas of the city are seeing such vast improvements, however. The city’s Magnificent Mile, River North and Loop areas continue to struggle by comparison, which the report attributed to fewer workers regularly coming into the office. Keyless card entry firm Kastle Systems’ Back To Work Barometer showed 40% of Chicagoans had returned to the office the week ending May 25, a 12-week high.

“These areas are likely to see sharp improvements by year-end, however, given CBD foot traffic is at its highest volume since before the health crisis,” the report noted, adding that River North, for example, had already recorded a year-over-year 210-basis-point vacancy drop in March.

Source: https://www.bisnow.com/chicago/news/retail/chicagos-retail-forecast-is-looking-sunnier-as-pandemic-clouds-lift-113252 (Registration wall)

[glowrock]

Some good news...


Source: https://www.bisnow.com/chicago/news/retail/chicagos-retail-forecast-is-looking-sunnier-as-pandemic-clouds-lift-113252 (Registration wall)

This is excellent news, indeed! We all know the Mag Mile is going to be a long, slow recovery process, but with everywhere else doing well they could speed things up a bit.

Aaron (Glowrock)

[rivernorthlurker]

I agree, I remember months ago this forum used to be buzzing daily with new proposals, discussions, and that sorta thing. Now it's like a couple new comments a day at best. I do know alot of projects are starting up this summer, so hopefully that'll bring some rejuvenation.

An incredible amount has already been proposed and now just waiting for the construction companies to bang them out. There's around 20 projects under construction in ~ West Town area and another 30+ proposed (https://www.google.com/maps/d/viewer?mid=1a8qxwB3ddBftO5NxCNN7xLvwgTaY7oeN&ll=41.888431429773995%2C-87.64475536991377&z=15).

A lot of upcoming developments are large multi-phase plans, (which is good and will stabilize long term development) several of which have already started first phase eg Lincoln Yards (~24 buildings), North Union (7 buildings), Southbank (~5), Riverline, The 78, River District/casino, Bronzeville developments. If progress on a fraction of these fronts are realized that is a massive transformation of the city over the next 5 years, not to mention a $8.5 billion face lift to the gateway to the city with O'Hare..

[Randomguy34]

Northwestern's new medical center in Bronzeville, and damn it looks good

https://i.imgur.com/HbhLytjh.jpg
https://www.chicago.gov/city/en/depts/mayor/press_room/press_releases/2022/june/NorthwesternMedicineAnnouncesBronzevilleLocation.html

[thegoatman]

^Developments like this are what Bronzeville badly needs.

[Busy Bee]

Real nice.

[BuildThemTaller]

Didn't know Bronzeville went all the way south into southern Kenwood...

[Randomguy34]

This is 48th & Cottage Grove, Kenwood is after you cross Drexel

Edit: Jk, the official Kenwood boundary starts on the east side of Cottage. The building is on the west side of Cottage and still in Bronzeville

[SIGSEGV]

This is kind of aggressive by northwestern in the sense that it's just over a mile away from UC medical Center.

[BrinChi]

Yes, considering that U of Chicago medicine is only about a mile south, my only disappointment is that it's on the periphery of Bronzeville rather than smack dab in the middle. However, this looks like a pretty big footprint of a building so I guess they have to go on a commercial street where enough land is available. In my quick aerial assessment, alternative sites would be 45th and Cottage Grove (3 blocks north), otherwise somewhere along State street.

[ardecila]

Northwestern's new medical center in Bronzeville, and damn it looks good

Beg to differ on this one. It's a slick rendering, but most of this is a thinly veiled parking garage. I don't understand how they need so much parking for so little actual medical space. Northwestern agreed to put the parking underground (https://buildingupchicago.com/2022/04/14/northwestern-medicine-digs-in-at-4445-w-irving-park-road/) when building in Old Irving Park, but I guess they don't think Bronzeville is worth the expense?

The building is monolithic with no relationship to the historic scale of the neighborhood. Here is a blank parking wall that is twice the height of the existing 3-story building. This reminds me of the Mariano's development on Broadway in Lakeview... just bad architecture, way out of scale, with a few baubles like curved glass and a wood soffit to soften it up.

https://i.ibb.co/9vY6WVL/nwmc.jpg

[ardecila]

Given how sprawling our city is, I think there needs to be some level of protection for transit adjacent single family home districts. Places like Portage and Jefferson Park, Mayfair, Old Irving, or even North Park offer upper middle class "Yipsters" a semi affordable way to stay in the city and still expand into more space for growing families. It's a rare amenity for a top tier city. We should be providing massive upzonings further into the core, but let's also not trash these areas.

We don't have the fast growth of a coastal market, but these areas won't stay affordable forever if they're safe, transit-adjacent and on the North Side. I'd rather the city get out in front of the affordability issues before the prices get too high. You can do a lot without changing the character of the area, especially if you define "character" as "the appearance of historic SFH on side streets".

If the appearance is the important thing, you can add housing discreetly with things like coach houses and garden units, which should be legalized citywide and not just in a few pilot areas (https://static.wixstatic.com/media/4a4ea8_70e9f57bb65b40f1a251f9023a7999ab~mv2.jpg/v1/fit/w_800%2Ch_881%2Cal_c%2Cq_80/file.jpg) like we have now.

If you want to prioritize the side streets, then property along the main arterials is fair game too. These neighborhoods could also see selective upzoning on commercial corridors and corner sites, or zone for commercial corridors where they don't exist - right now a lot of residential zoning just slams into the arterial streets without a buffer. Etc etc.

[moorhosj1]

Northwestern agreed to put the parking underground (https://buildingupchicago.com/2022/04/14/northwestern-medicine-digs-in-at-4445-w-irving-park-road/) when building in Old Irving Park, but I guess they don't think Bronzeville is worth the expense?

On the Old Irving site, they originally planned to build a 350-spot parking garage above ground (https://blockclubchicago.org/2021/02/05/neighbors-worry-irving-park-northwestern-project-will-add-traffic-to-already-congested-side-streets/), but the neighborhood fought against it. They moved it all underground at $7 million cost.

But after speaking to neighbors and Ald. Jim Gardiner (45th), Northwestern went back to the drawing board in the fall to scale back the project, now outlining a four-story building with the 350-space indoor parking lot moved to be below ground level.

The new parking design will add $7 million to the project’s price tag, the developer said.

However that revision to the $150 million development plan wasn’t enough to win over some neighbors who live on the side streets bordering the site.

[thegoatman]

Sadly I don't think the residents will fight for that. Southsiders in general (outside of Hyde Park) are alot less "urban minded". They live the abundance of parking, wide streets, and suburban feel. Which is why Bronzeville still feels incredibly suburban despite the booming growth. Northsiders are defintely more urbanist minded.

[SolarWind]

June 2, 2022

https://imgur.com/sQUVblR.jpg

https://imgur.com/lQ1p1At.jpg

[SolarWind]

June 2, 2022

https://imgur.com/5aKx8s8.jpg

https://imgur.com/gsC8zha.jpg

https://imgur.com/Mft8EIY.jpg

https://imgur.com/mOX37ip.jpg

[ardecila]

Sadly I don't think the residents will fight for that. Southsiders in general (outside of Hyde Park) are alot less "urban minded". They live the abundance of parking, wide streets, and suburban feel. Which is why Bronzeville still feels incredibly suburban despite the booming growth. Northsiders are defintely more urbanist minded.

Old Irving residents don't give a shit about urbanism. They thought a six-story building was too tall, so Northwestern pushed the parking underground to make the building shorter.

In Bronzeville, the height (itself) is not the problem, it's the design.

[clark wellington]

Anyone know what's going on with the St. Boniface redevelopment? I feel like every year or so there is an article that it is 'on track' but the church seems to be left to rot, and the empty lots next door have nothing built on them (despite the condos to the north seemingly selling quickly).

[Klippenstein]

Beg to differ on this one. It's a slick rendering, but most of this is a thinly veiled parking garage. I don't understand how they need so much parking for so little actual medical space. Northwestern agreed to put the parking underground (https://buildingupchicago.com/2022/04/14/northwestern-medicine-digs-in-at-4445-w-irving-park-road/) when building in Old Irving Park, but I guess they don't think Bronzeville is worth the expense?

I'm not gonna argue that the parking garage is wonderful, but according to Urbanize Chicago it's going to be a 120,000 square foot building compared to Old Irving Park's 150,000 square feet. This seems like a pretty substantial amount of space to me. Hopefully they will cut down the parking though. Removing the top level of parking would do a lot to help. Though there's buildings with a similar height across the street so I don't think the height is totally out of place in and of itself.

[ardecila]

Yeah no, the height itself is not the problem. This building has all the charm of 1100 Wilshire in LA.

https://i.ibb.co/H73DqYM/e5ef39bd67249263302276ba1cdc38ba-full.jpg
src (https://www.trulia.com/p/ca/los-angeles/1100-wilshire-blvd-2703-los-angeles-ca-90017--2077223507)

[marothisu]

I agree, I remember months ago this forum used to be buzzing daily with new proposals, discussions, and that sorta thing. Now it's like a couple new comments a day at best. I do know alot of projects are starting up this summer, so hopefully that'll bring some rejuvenation.

I can tell you that there's still stuff being permitted every day like before. A few things include:

* New 7 story, 80 unit + retail building permitted for the corner of Adams & Halsted in Greektown. Replaces some long time 1 story Greek restaurants ( :( hope they can put some legit Greek business back in the ground floor there...)

https://chicago.urbanize.city/post/mixed-use-residential-approved-812-w-adams

* 18 new townhomes on vacant land at 3614-24 S Western permitted. This is right near where almost 50 townhomes were built in 2016 and 2019. The architecture will suck but it's something? Close to the Orange Line

https://www.google.com/maps/place/3614+S+Western+Ave,+Chicago,+IL+60609/@41.8273766,-87.6848942,3a,75y,318.02h,94.8t/data=!3m6!1e1!3m4!1sAr6qg_5h43qJpPiZkTiooQ!2e0!7i16384!8i8192!4m5!3m4!1s0x880e2def79f0f24f:0xf3637f5ed8ebed40!8m2!3d41.8277186!4d-87.6852198

* New 12 unit building permitted at 4014 S Ellis on vacant land in Oakland just a few blocks from Lake Michigan.

* New 4 story building with 7 units + retail permitted at 3244 N Lincoln Ave in Lakeview. Will replace a 1 story building.

https://www.google.com/maps/place/3244+N+Lincoln+Ave,+Chicago,+IL+60657/@41.9408989,-87.6695325,3a,75y,274.05h,92.04t/data=!3m6!1e1!3m4!1szyE5Yivue877CiezSWlIEw!2e0!7i16384!8i8192!4m5!3m4!1s0x880fd25a27b3ab5f:0xc77eb998ca4789f2!8m2!3d41.9408469!4d-87.6697252


* 14 new townhomes permitted in the 3200 blocks of S Shields and S Stewart a few blocks north of US Cellular Field. Replaces 1 story industrial building (https://www.google.com/maps/place/3214+S+Stewart+Ave,+Chicago,+IL+60616/@41.8354183,-87.6352702,3a,75y,316.41h,94.67t/data=!3m6!1e1!3m4!1su1SooE9otyxOkPoiyL9sWw!2e0!7i16384!8i8192!4m5!3m4!1s0x880e2c1529dff34f:0xde1a76a2380ac7e4!8m2!3d41.8358182!4d-87.636127). Other townhomes have been built near there already.


* Continued multi unit buildings being permitted construction in Bronzeville and Woodlawn.

[left of center]

* New 7 story, 80 unit + retail building permitted for the corner of Adams & Halsted in Greektown. Replaces some long time 1 story Greek restaurants ( :( hope they can put some legit Greek business back in the ground floor there...)


RIP Santorini. I enjoyed dinner there a handful of times over the years it was around. It will be missed. The new replacement building isn't all that great. While its certainly better than a 1 story retail structure, I am really not a fan of slab balconies that jut out from the building. I also feel they could have done something a bit taller in this spot.

In a more general note, I really do hope that the growth in the West Loop and Fulton Market don't snuff out the little that is left in Greektown. The last few years/decade has really seen a cultural leveling of this neighborhood; Parthenon, Costas, Greektown Gyros, Santorini, Byzantium, Rodity's, Pan Hellenic Bakery, Pegasus, just to name a few. Here is to hoping that new Greek inspired businesses open up, and the handful that remain continue to stay in business.

[LouisVanDerWright]

^Developments like this are what Bronzeville badly needs.

Beg to differ on this one. It's a slick rendering, but most of this is a thinly veiled parking garage. I don't understand how they need so much parking for so little actual medical space. Northwestern agreed to put the parking underground (https://buildingupchicago.com/2022/04/14/northwestern-medicine-digs-in-at-4445-w-irving-park-road/) when building in Old Irving Park, but I guess they don't think Bronzeville is worth the expense?

The building is monolithic with no relationship to the historic scale of the neighborhood. Here is a blank parking wall that is twice the height of the existing 3-story building. This reminds me of the Mariano's development on Broadway in Lakeview... just bad architecture, way out of scale, with a few baubles like curved glass and a wood soffit to soften it up.

https://i.ibb.co/9vY6WVL/nwmc.jpg

Either of you have the final renderings for the Irving project? The Six Corners and Old Irving area is getting dense fast. A couple lots just North of Irving on Milwaukee have recently sold and have existing -3 zonings that would allow TOD. Would not be surprised to see a handful of infill projects pop up in the area now that everything up to Central Park is off limits along the corridor. There's another big infll in the approval process just north of Montrose.


Anyone know what's going on with the St. Boniface redevelopment? I feel like every year or so there is an article that it is 'on track' but the church seems to be left to rot, and the empty lots next door have nothing built on them (despite the condos to the north seemingly selling quickly).

Current developer is screwed. Cost of construction is unrealisticly high and that's been getting worse since the pandemic began, not better.

[TR Devlin]

RIP Santorini. I enjoyed dinner there a handful of times over the years it was around. It will be missed.

I really do hope that the growth in the West Loop and Fulton Market don't snuff out the little that is left in Greektown. The last few years/decade has really seen a cultural leveling of this neighborhood; Parthenon, Costas, Greektown Gyros, Santorini, Byzantium, Rodity's, Pan Hellenic Bakery, Pegasus, just to name a few. Here is to hoping that new Greek inspired businesses open up, and the handful that remain continue to stay in business.

I agree.

Woody Allen used to say the one thing Chicago had that New York didn't was good Greek restaurants. I'm very sad to lose them.

[ardecila]

^ Not even really true; there is certainly great Greek food in NYC but I doubt Woody Allen got out to Astoria much, except maybe the film studios.

But yeah, I just had dinner outside at Athena on Friday. Gorgeous patio, delicious food. The Greektown scene is a great thing, I also hope it can be salvaged before too much of it disappears. Institutions like the Hellenic Museum will last a long time, and Greek Islands is in a highrise so that probably won't get kicked out for redevelopment. Other buildings around the Jackson/Halsted intersection could possibly become a small landmark district.

Unfortunately the Greektown restaurants still think they need lots of parking to survive, which doesn't mesh with the skyrocketing land values in West Loop. Ideally they would revisit the transportation situation in that area and use their clout to push for better pedestrian access, bike, and CTA improvements.

[JK47]

I'm not gonna argue that the parking garage is wonderful, but according to Urbanize Chicago it's going to be a 120,000 square foot building compared to Old Irving Park's 150,000 square feet. This seems like a pretty substantial amount of space to me. Hopefully they will cut down the parking though. Removing the top level of parking would do a lot to help. Though there's buildings with a similar height across the street so I don't think the height is totally out of place in and of itself.


This is a medical building, including diagnostics and chemotherapy, not a school or shopping center. Parking for a large number (a proportion much greater than the norm for a building) of the people that will use those services will be essential. You're talking about a lot of people who aren't at their best physically...who may find mass transit to be too strenuous or inconvenient.

[west-town-brad]

Old Irving certainly has some charm that's worth preserving. It's part of the reason that my family lives here. I do like the diversity (economic, career, age, etc) that different housing options bring. We have a decent amount of old courtyard buildings in the neighborhood. Current zoning leaves us with this type of development replacing the old wide-lot SFH's. Asking $1.6 million (https://www.redfin.com/IL/Chicago/3606-N-Keeler-Ave-60641/home/179343102?&utm_source=google&utm_medium=ppc&utm_campaign=1023726&utm_term=dsa-1341488489976&utm_content=454669087896&adgid=111663001848&gclid=Cj0KCQjwnNyUBhCZARIsAI9AYlHN5hjfqJWcKs3LG_T4wrMyYjOsx6tMj_Jvs6GP5jKITh7nuHm_dYkaAvkTEALw_wcB&gclsrc=aw.ds):
https://i.imgur.com/98quJgW.jpg



that is still a 100% increase in density

[Via Chicago]

that style/look of home is extremely not my thing, and it seems like thats all thats being built nationally. nothing like a big pile of fiber cement and lick+stick "bricks" for 1.5 mil. that said, the home that one replaced dosent look like a big loss. unfortunately looks like further up the block lost a greystone for a couple of these tho which is a little harder to swallow.

[west-town-brad]

that style/look of home is extremely not my thing, and it seems like thats all thats being built nationally. nothing like a big pile of fiber cement and lick+stick "bricks" for 1.5 mil. that said, the home that one replaced dosent look like a big loss. unfortunately looks like further up the block lost a greystone for a couple of these tho which is a little harder to swallow.

goes without says but interesting to think about.... in a desirable and dense urban area the land cost eats up a huge amount of that 1.5 million price tag so you are really getting maybe a 1 million house and taking into account fees and profit margins for all involved in the process you are getting what a 800k house maybe less?

[marothisu]

goes without says but interesting to think about.... in a desirable and dense urban area the land cost eats up a huge amount of that 1.5 million price tag so you are really getting maybe a 1 million house and taking into account fees and profit margins for all involved in the process you are getting what a 800k house maybe less?

Always funny looking at the estimated cost on permits. $1.5M SFH...estimated cost of construction? $350K.

[dewbs]

Always funny looking at the estimated cost on permits. $1.5M SFH...estimated cost of construction? $350K.

Funny in that it's obviously too low?

What are the formal rules on what's supposed to be included in that number?

[west-town-brad]

Funny in that it's obviously too low?

What are the formal rules on what's supposed to be included in that number?

no it's funny because that is the cost of building a structure that sells to an end user for $1.5 million

a lot of the cost is not the actual building itself

[dewbs]

no it's funny because that is the cost of building a structure that sells to an end user for $1.5 million

a lot of the cost is not the actual building itself

You're sure that the reported cost on the permit is the actual cost of construction?

[Investing In Chicago]

no it's funny because that is the cost of building a structure that sells to an end user for $1.5 million

a lot of the cost is not the actual building itself

There is no way in hell those homes are built for $350K, it's impossible. It's also pretty obvious the cost of a home is more than just the structure itself, otherwise a SFH in Plainfield, IL would cost the same for a developer than a home in the Gold Coast on a per square foot basis.

[west-town-brad]

It's also pretty obvious the cost of a home is more than just the structure itself, otherwise a SFH in Plainfield, IL would cost the same for a developer than a home in the Gold Coast on a per square foot basis.

right

that's why my original comment started with "goes without saying..."

[dewbs]

Does anybody have anu inside info about this? Seems like it will slow down a lot of construction if nobody can get concrete? Any idea when it might resolve?

IUOE Local 150 Goes on Strike Against Major Material Producers and Quarries Across Northern Illinois
https://local150.org/mpstrike/

[Rizzo]

Always funny looking at the estimated cost on permits. $1.5M SFH...estimated cost of construction? $350K.

That doesn’t sound unreasonable for a wood frame house that size. $350K for allowances and basic construction on the permit, not all the upgrades like fancy fixtures, counters and cabinets which could easily double the cost. The markup will be those improvements and then the land value factored in plus landscaping, which isn’t really required by permit in some jurisdictions.

Also if you are skilled in all the trades and know how to build your own home where you can be licensed to do so, it’s ridiculously cheap.

[The Lurker]

I was really holding out hope for an ultra thin condo tower on this site but it looks like we're getting three floors of retail instead. Pardon me while I vomit.

https://chicagoyimby.com/2022/06/renderings-revealed-for-commercial-building-at-151-n-michigan-avenue-in-the-loop.html

[r18tdi]

I was really holding out hope for an ultra thin condo tower on this site but it looks like we're getting three floors of retail instead. Pardon me while I vomit.



Skinny tower was the original plan. Boo.

https://www.chicagoarchitecture.org/wp-content/uploads/2015/09/rendering1-703x1024.jpg
[URL="https://www.chicagoarchitecture.org/2015/09/03/a-zombie-skyscraper-plan-thrusts-its-fist-from-the-loop-loam/"]Chicago Architecture Blog, 2015 (]https://chicagoyimby.com/2022/06/renderings-revealed-for-commercial-building-at-151-n-michigan-avenue-in-the-loop.html[/URL)

[Via Chicago]

https://chicagoyimby.com/wp-content/uploads/2022/06/151-N-Michigan-Avenue-Lamar-Johnson-Collaborative.png

https://c.tenor.com/9AxpRD2d5d0AAAAM/blinking-eyes-man.gif

[Via Chicago]

seriously, how does anyone consider this the highest/best use of land directly overlooking MP

i guess the only saving grace is it will be easy to demolish in another cycle or two. but what a waste

[ardecila]

The PD for a residential tower here was approved in 2009, with a 6-year sunset. We saw the developer put forth a new hotel development plan in 2015, just as the original PD was expiring. This PD was never approved by Brendan Reilly and the tower zoning was allowed to lapse. I'm not sure if either plan was a serious proposal, or just an effort to juice up the value of the property.

Since then, we had Covid which tanked the market for both downtown hotels and downtown condos. Apartments are still doing alright, but mostly large complexes, not small boutique buildings.

I don't blame the developer for proposing a restaurant here so they can get some cash flow after 13 years of nothing, especially if Reilly isn't gonna support a tower.

[SIGSEGV]

The PD for a residential tower here was approved in 2009, with a 6-year sunset. We saw the developer put forth a new hotel development plan in 2015, just as the original PD was expiring. This PD was never approved by Brendan Reilly and the tower zoning was allowed to lapse. I'm not sure if either plan was a serious proposal, or just an effort to juice up the value of the property.

Since then, we had Covid which tanked the market for both downtown hotels and downtown condos. Apartments are still doing alright, but mostly large complexes, not small boutique buildings.

I don't blame the developer for proposing a restaurant here so they can get some cash flow after 13 years of nothing, especially if Reilly isn't gonna support a tower.

Although in the newest ward map, this moves from ward 42 to 34 (barely). So no more Reilly, I imagine.

[psxvz]

Five story building with townhomes and rentals proposed for 1225 S. Prairie Ave. 1bds starting at $2500/month with 4 bdrs topping out at $6000/month.

[thegoatman]

Five story building with townhomes and rentals proposed for 1225 S. Prairie Ave. 1bds starting at $2500/month with 4 bdrs topping out at $6000/month.

link?

[marothisu]

Five story building with townhomes and rentals proposed for 1225 S. Prairie Ave. 1bds starting at $2500/month with 4 bdrs topping out at $6000/month.

1225 S Prairie are high rises. I'm guessing you meant 1225 S Indiana which is a vacant lot.

[marothisu]

6 building permits issued in the last few days for vacant land at 3920-32 S Calumet for a total of 18 units. Around the corner from the Indiana Green Line stop. I'm going to guess there's some more coming. Nice to see these areas still filling back in. Maybe not to the density it was 70 years ago but at least filling in with multi unit buildings.

[Randomguy34]

6 building permits issued in the last few days for vacant land at 3920-32 S Calumet for a total of 18 units. Around the corner from the Indiana Green Line stop. I'm going to guess there's some more coming. Nice to see these areas still filling back in. Maybe not to the density it was 70 years ago but at least filling in with multi unit buildings.

They're a part of an opportunity zone fund called Eagle OZ. These buildings are for phase 2, which will bring 24 units. They eventually want to bring 444 units across Bronzeville

https://opportunitydb.com/2022/04/eagle-oz-launches-second-qof-focused-on-chicago/

[Randomguy34]

1225 S Prairie are high rises. I'm guessing you meant 1225 S Indiana which is a vacant lot.

Yup, Pat Dowell had a meeting yesterday for it, plus the midrise planned at 51st & Prairie. Did anyone hear what the new plans are for 330 E Cermak?

https://pbs.twimg.com/media/FUk3zFRWAAUS8ed?format=png&name=900x900
https://twitter.com/AldPatDowell3rd/status/1533818500300836864?cxt=HHwWgMDUxZXzm8kqAAAA

[marothisu]

They're a part of an opportunity zone fund called Eagle OZ. These buildings are for phase 2, which will bring 24 units. They eventually want to bring 444 units across Bronzeville

https://opportunitydb.com/2022/04/eagle-oz-launches-second-qof-focused-on-chicago/

Awesome to hear - that's a lot of units too. I'm too lazy to do the math - given the standard Chicago lot size and street sizes - how much density per square mile would all 3 unit buildings fill up if there were 2.2 people per unit average?


I'm hoping projects like this can spur on new business. I know there are some that have opened in Bronzeville in a few parts but it would be amazing to see some of the cultural things that were lost start to come back more than what's there already. Excited for what's happening at The Forum - curious as to what kind of programming they'll get once they're back open.

[ardecila]

Although in the newest ward map, this moves from ward 42 to 34 (barely). So no more Reilly, I imagine.

That's a good point! But we have no idea who will represent the new 34th ward, or how NIMBY-friendly they're gonna be.

Highrise or no, though, I would have preferred something with a little more flair for one of Chicago's signature intersections. This is just generic vaguely modern design. It looks like a smaller version of the Lakeshore East Mariano's. The best thing you can say about it is that it's inoffensive.

Something like the Apple Store in downtown Brooklyn (https://rtlimages.apple.com/cmc/dieter/store/16_9/R715.png) is a much stronger statement, for example. It's "punchy" enough to have a strong identity even when surrounded by towers.

[SamInTheLoop]

The PD for a residential tower here was approved in 2009, with a 6-year sunset. We saw the developer put forth a new hotel development plan in 2015, just as the original PD was expiring. This PD was never approved by Brendan Reilly and the tower zoning was allowed to lapse. I'm not sure if either plan was a serious proposal, or just an effort to juice up the value of the property.

Since then, we had Covid which tanked the market for both downtown hotels and downtown condos. Apartments are still doing alright, but mostly large complexes, not small boutique buildings.

I don't blame the developer for proposing a restaurant here so they can get some cash flow after 13 years of nothing, especially if Reilly isn't gonna support a tower.


Just a quibble in that apartments are not just doing alright - they are broadly doing very, very well. And, this is large complexes, medium, and yes - more boutique size buildings. In fact, for a certain segment of the Class A renting population, smaller is strongly preferred - I'm assuming part of this at least might be in response to the pandemic....on top of the underlying percentage that just veers in that direction to due individual preference. However, it's just a segment, because very large buildings are doing fantastic as well.

It is interesting that they would just go retail here, as nothing is struggling more than downtown retail right now. However, to your point, a restaurant would make sense, particularly given the prominence of the intersection and it would draw on more than just office workers nearby. Also, they only need to get lucky with 1 (or at most 2 or 3) tenants to make this work.

Clearly disappointing though. I wonder if Reilly was just against hotel use here, or if he's adamently against any high rise?

[marothisu]

Just a quibble in that apartments are not just doing alright - they are broadly doing very, very well. And, this is large complexes, medium, and yes - more boutique size buildings.

I stumbled upon a vlogger on YouTube who is going from city to city (a handful of them) and living in them for a month or so. She has at least 800K followers. At the end she'll pick one to live in so that includes making videos about apartment hunting in them. She's been in Chicago and noted that all the places she's contacted have no less than like 93% occupancy now, and said even some of them like the massive NEMA literally had no vacancy at the time (maybe a few weeks ago?). 100% rented.

Just looked at the building in South Loop/Printer's Row we moved from in early April. Out of 199 units, it lists 8 available but most aren't available for at least 5 weeks and some not available to mid August or even early September. Only one listed as available in around 2 weeks. Knowing how they operate, there's probably literally only 1 unoccupied apartment at this moment in that complex.

[ajradfotwo]

June 10, 2022

https://live.staticflickr.com/65535/52142713000_3c841b6278_b.jpg (https://flic.kr/p/2nrF2X7)original_2beff15f-7604-4eaf-a928-6536afa5a586_20220610_125505 (https://flic.kr/p/2nrF2X7) by ajdrewster (https://www.flickr.com/photos/163202144@N08/), on Flickr

[SamInTheLoop]

^ just brutal.

[SamInTheLoop]

I'd lost track of this project converting upper floors of 208 South LaSalle (same building which houses JW Marriott) into another hotel. The LaSalle, part of Marriott's Autograph Collection, is apparently set to open in the next couple weeks:


https://urbanland.uli.org/development-business/eb-5-program-returns-but-some-issues-unresolved/

[SolarWind]

June 7, 2022

https://imgur.com/tZPbvh0.jpg

https://imgur.com/qoiaV4p.jpg

160 N Elizabeth in the background ^

[SolarWind]

June 6, 2022

https://imgur.com/SSeARFs.jpg

June 9, 2022

https://imgur.com/GEzEKi5.jpg

https://imgur.com/yFiJlVp.jpg

[SolarWind]

June 6, 2022

https://imgur.com/WpluPJT.jpg

https://imgur.com/Bicc3A6.jpg

[SolarWind]

June 7, 2022

https://imgur.com/xOXBZNp.jpg

https://imgur.com/qYG0kCC.jpg

https://imgur.com/hq3TdVf.jpg

https://imgur.com/xF3mGYJ.jpg

[SolarWind]

June 7, 2022

https://imgur.com/LOzFVEx.jpg

[SolarWind]

June 9, 2022

https://imgur.com/Pak50SA.jpg

https://imgur.com/Fr50vCU.jpg

[SolarWind]

June 14, 2022

https://imgur.com/Tpq3Y5m.jpg

https://imgur.com/qudKWle.jpg

[SolarWind]

June 14, 2022

https://imgur.com/KHVD74g.jpg

[marothisu]

New 4 story, 18 unit building with ground floor office and cafe space with 18 parking spaces permitted for 3953 W Dakin (Dakin & Pulaski). This is a vacant lot and right near an entrance for the Irving Park Blue Line. Sucks that it has that many parking spots right near the Blue Line though it makes sense as it's literally next to the expressway..

Guess the good news is, goodbye to another vacant/surface lot:
https://www.google.com/maps/@41.9527238,-87.7275127,3a,75y,131.17h,90t/data=!3m7!1e1!3m5!1slI5JSdb3W9qyG-8b-Y9Xxg!2e0!6shttps:%2F%2Fstreetviewpixels-pa.googleapis.com%2Fv1%2Fthumbnail%3Fpanoid%3DlI5JSdb3W9qyG-8b-Y9Xxg%26cb_client%3Dmaps_sv.tactile.gps%26w%3D203%26h%3D100%26yaw%3D55.209522%26pitch%3D0%26thumbfov%3D100!7i16384!8i8192

[r18tdi]

New 4 story, 18 unit building with ground floor office and cafe space with 18 parking spaces permitted for 3953 W Dakin (Dakin & Pulaski). This is a vacant lot and right near an entrance for the Irving Park Blue Line. Sucks that it has that many parking spots right near the Blue Line though it makes sense as it's literally next to the expressway..

Guess the good news is, goodbye to another vacant/surface lot:
https://www.google.com/maps/@41.9527238,-87.7275127,3a,75y,131.17h,90t/data=!3m7!1e1!3m5!1slI5JSdb3W9qyG-8b-Y9Xxg!2e0!6shttps:%2F%2Fstreetviewpixels-pa.googleapis.com%2Fv1%2Fthumbnail%3Fpanoid%3DlI5JSdb3W9qyG-8b-Y9Xxg%26cb_client%3Dmaps_sv.tactile.gps%26w%3D203%26h%3D100%26yaw%3D55.209522%26pitch%3D0%26thumbfov%3D100!7i16384!8i8192
More of this on the NW side please, ideally with less parking.

[SolarWind]

June 16, 2022

https://imgur.com/yH3EvTF.jpg

https://imgur.com/9U0Aqas.jpg

[gandalf612]

The one on Ravenswood north of the Chase Bankhttps://live.staticflickr.com/65535/52154843094_08c51ab87b_b.jpg

https://live.staticflickr.com/65535/52154609173_f236de79de_b.jpg

The one on Lawrence west of the Chase Bank
https://live.staticflickr.com/65535/52155095160_b738a59c25_b.jpg

https://live.staticflickr.com/65535/52154843169_a9be041e78_b.jpg

https://live.staticflickr.com/65535/52154843199_4158a80ccd_b.jpg

https://live.staticflickr.com/65535/52154843254_34d7223cdc_b.jpg

The 2nd one is a courtyard building facing the alley? With a random annex? I don't remember seeing renderings for this project but it looks weird.

[gandalf612]

Broadway & Wilson
https://live.staticflickr.com/65535/52164569411_c717d9a324_b.jpg

https://live.staticflickr.com/65535/52164806789_b9894983b9_b.jpg

Kenmore & Wilson
https://live.staticflickr.com/65535/52163546517_eb83ea8936_b.jpg

https://live.staticflickr.com/65535/52164806794_6ff0417b8e_b.jpg

Cannot overstate how transformational the Broadway and Wilson development is to the corner

[Randomguy34]

Saw the city's press release (https://www.chicago.gov/city/en/depts/mayor/press_room/press_releases/2022/june/ConnectedCommunitiesOrdinance.html) about the new TOD ordinance, it's dense and has a lot of interesting stuff: https://chicago.legistar.com/LegislationDetail.aspx?ID=5706944&GUID=CED4A925-D5CF-4AD3-BF02-0F96AB8A4D4E&Options=Advanced&Search=

- Pretty much every major bus route now counts as a TOD district, and CTA/Metra stations have their TOD boundaries extended to 1/2 mile

- TOD projects in Inclusionary Housing Areas (IHA), areas of the city that need more affordable housing, can now get FAR bonuses for every parking spot they remove. So if a parking space takes up ~ 320 sqft, developments can increase their FAR by 320 sqft X #of removed spots. This means something with a DX zoning can increase their FAR by up to 2-3!

- Projects in IHAs that have on-site ARO units can now force a vote from the Zoning Committee and City Council if their project hasn't been approved within 6 months of submitting their zoning app. This should mean developments could score approvals without needing the local alderperson. Would be interesting to see how effective this is in places like Lincoln Park and Jefferson Park.

- RS zoning that's in IHAs and near transit now allows three-flats as-of-right. SFHs are banned in RT & RM, two-flats are banned in RM. This basically opens a huge chunk of the North, Northwest, and Southwest Side to apartments. Lol someone could now tear down a mansion in Norwood Park, build 12 units on that giant lot, and piss off all the neighbors

Map of IHAs: https://www.chicago.gov/content/dam/city/depts/doh/aro/ARO_Community_Map.pdf

[thegoatman]

^great news

[galleyfox]

The Center Square) – Rising interest rates may be deflating demand for lumber in some markets, but in Chicagoland, lumber yard operators say business is “unbelievable” this summer.

Mark Kammermeier has owned Woodstock Lumber in McHenry County for 35 years.

“Business is up another 25%. We can’t keep up,” Kammermeier told The Center Square.

Last year, in spite of the highly publicized supply chain delays and shortages, Woodstock’s business was up 100%, Kammermeier said.

He said he finds it hard to believe that his sales are up another 25% on top of that this summer.

We’ve got 60 deliveries a day,” Kammermeier said. “They are buying everything we can get our hands on. We buy out every wholesaler. We buy out mills. It’s unbelievable growth.”

Everybody is building, he said. From the small do-it-yourselfer who is putting on a deck, to the big guys, everybody is buying, Kammermeier said.

“We have not seen the pullback….as of yet,” he said.

https://www.thecentersquare.com/illinois/interest-rates-are-rising-but-demand-for-lumber-in-chicago-area-still-strong/article_6c462d38-ee6a-11ec-8f75-0f8ce4d16df8.html

[OrdoSeclorum]

Saw the city's press release (https://www.chicago.gov/city/en/depts/mayor/press_room/press_releases/2022/june/ConnectedCommunitiesOrdinance.html) about the new TOD ordinance, it's dense and has a lot of interesting stuff: https://chicago.legistar.com/LegislationDetail.aspx?ID=5706944&GUID=CED4A925-D5CF-4AD3-BF02-0F96AB8A4D4E&Options=Advanced&Search=

- Pretty much every major bus route now counts as a TOD district, and CTA/Metra stations have their TOD boundaries extended to 1/2 mile



Haha! Amazing! Worth pointing out some simple geometry, but going from 1/4 mile to 1/2 mile around transit stations isn't doubling the area available for TOD, a circle with that radius has 4x the area.

[OrdoSeclorum]

I think Bridgeport is the community closest to the Loop that is currently zoned mostly for single family homes. Amending the TOD ordinance so that the Archer, 31st Street, Halsted and 35th Street bus stops can have three flats within a 1/4 mile might mean a lot for the neighborhood.

After that, my guess is the single-family-only areas west of Lincoln Park and Lakeview will see the addition of many new neighbors.

[ardecila]

- Pretty much every major bus route now counts as a TOD district, and CTA/Metra stations have their TOD boundaries extended to 1/2 mile

Not only that, but TOD is now mandatory within most TOD districts (B, C, and D). Developers can't build more than 50% of the required parking for residential uses, unless they get special permission from the Zoning Administrator.

They are also expanding TOD parking reductions to the RM districts for the first time (great news for the north & south lakefront) and to some PMDs. PMDs are often along rail corridors, so while residential is still banned, this will make transit-oriented office uses much easier.

Of course, you can guarantee this will be watered down, so the question is how much, lol.

[VivaLFuego]

The old me would have been excited about this TOD ordinance, but my hot take since moving far south:

This all sounds like yet another good way to tell the South Side to go F itself.

In a city and region that is not growing, any *significant* increase in density in one sub-region means fewer households in another, with the resulting shifts in demand curves and rents falling below economical maintenance levels: i.e. furthers neighborhood death spirals or tips marginal neighborhoods into decline. Once again, Chicago progressives are copying policy and parameters from the coasts to advance the opposite of their stated outcomes.

Reductions in TOD parking requirements: great. Allowing more density in the crucial 1/8 to 1/4 mile shed of high capacity rapid transit? also great. But macro-scale density increases across whole swaths of the north and northwest sides? Even worse than Lincoln Yards.

[OrdoSeclorum]

The old me would have been excited about this TOD ordinance, but my hot take since moving far south:

This all sounds like yet another good way to tell the South Side to go F itself.

In a city and region that is not growing, any *significant* increase in density in one sub-region means fewer households in another, with the resulting shifts in demand curves and rents falling below economical maintenance levels: i.e. furthers neighborhood death spirals or tips marginal neighborhoods into decline. Once again, Chicago progressives are copying policy and parameters from the coasts to advance the opposite of their stated outcomes.

Writing laws so that neighborhoods close to the core need to have more parking than necessary and so that buildings need to have fewer homes than nearby infrastructure can support is folly. "Let's make Ukrainian Village worse on purpose in hopes people will be forced to move far from their jobs in the West Loop."

Intentionally hamstringing development in areas close to jobs and attractive amenities like the Red Line and the Lake in hopes that in-fill will eventually sprawl to Blue Island is nuts. I'm glad you're not in charge.

If someone is considering moving to Chicago--and LOTS of people have been--and they would like to live in Lakeview but cannot because its illegal to build apartments there, they aren't going to end up in Roseland as an alternative. They will simply move someplace that has units available in a walkable neighborhood somewhere else. Or they will give up on urbanity and move to Atlanta.

[west-town-brad]

https://www.thecentersquare.com/illinois/interest-rates-are-rising-but-demand-for-lumber-in-chicago-area-still-strong/article_6c462d38-ee6a-11ec-8f75-0f8ce4d16df8.html

glad to see the wood is up