CHICAGO | 1325 W FULTON | 538 ft & 438 ft & 301 ft | ? FLOORS

[Randomguy34]

Sterling Bay is partnering with Sulo Development to finally develop 1325 W Fulton. The proposal has pivoted from offices to a multi-phased residential development.

Phase 1 will be 438 ft with 83 units. The other two phases are 301 ft & 538 ft, with 54 units and 106 units respectively. Given the height and low unit count, these will likely be condos.






https://chicityclerkelms.chicago.gov/Matter/?matterId=7DC9131E-6870-EF11-A671-001DD804C7AB

[sentinel]

^^Oooh, I kinda dig that design. The renderings will make or break it, but it's reminiscent of thin, neo-gothic styled high-rises that have been popping up recently in Manhattan.

[ithakas]

The return of high rise condos! Finally!

[r18tdi]

Nice. Sulo has enjoyed great success selling condos at Hayden and Embry. This location is currently more of a "no mans land" than those earlier projects, but should fill in with new rental towers soon enough.

Edit: Architect is KPF? Hoping for quality materials and detailing.

[Zapatan]

It's alright, would like to see some more detailed renderings although it'll probably get downsized and VE'd or just canceled anyway like most other projects.

[pullmanman]

I like it but if I’m reading the drawings right, it involves two new curb cuts instead of just offering vehicle access from the alley. Not great.

[Randomguy34]

^ Yeah, Fulton's designation as a pedestrian street bans any curb cuts and requires vehicles use the alley. Either they already have to redesign the site layout, or they may convince Ald. Burnett to remove the pedestrian street designation for that block

[gandalf612]

Originally Posted by pullmanman

I like it but if I’m reading the drawings right, it involves two new curb cuts instead of just offering vehicle access from the alley. Not great.

Two relocated curb cuts for a net no change

[Jstange059]

They already will have connections with the alleys, so I don’t understand why they need to have these curb cuts? However, with how they are depicted, it seems like they will be smaller than the existing curb cuts, not sure if this is correct though. Hopefully after a community feedback meeting, they can remove the curb cuts.

Despite this flaw, I am really excited to see this project progress. We are seeing a lot of momentum towards the western end of Fulton Market, with 220 N ADA under construction and The Elizabeth, just completed, on either side of the site, and ~600 footers proposed at 1200 W Fulton and 420 N May. This site is a massive site, having it be developed will really help to tie this area together. It’s an exciting time for this area

[ithakas]

Agreed on the curb cuts. Don't love the parking ratio either, though understand for condos there's typically a different approach here still.

I am excited for the design – KPF recently completed a beautiful Greenwich Village tower (https://www.kpf.com/project/64-university-place), and it seems this might have a similar feel.

[west-town-brad]

Sulu tends to offer a very large condo product (3-4 bedrooms, 3-4 bathrooms) that would rival a single family home. It's a limited market but there are also limited options for families that want to live in the more central areas of the city.

[BrickellBased]

That's in line with the floor/unit count that Randomguy posted

Phase 1 will be 438 ft with 83 units. The other two phases are 301 ft & 538 ft, with 54 units and 106 units respectively.

~2 units per floor are some very large units.

Originally Posted by west-town-brad

Sulu tends to offer a very large condo product (3-4 bedrooms, 3-4 bathrooms) that would rival a single family home. It's a limited market but there are also limited options for families that want to live in the more central areas of the city.

[Tom In Chicago]

I don't suppose we have a floor count for these buildings by any chance, do we?

. . .

[ardecila]

Originally Posted by Randomguy34

Given the height and low unit count, these will likely be condos.

At 1.5 parking spaces per unit? Absolutely condos.

Originally Posted by Jstange059

They already will have connections with the alleys, so I don’t understand why they need to have these curb cuts? However, with how they are depicted, it seems like they will be smaller than the existing curb cuts, not sure if this is correct though. Hopefully after a community feedback meeting, they can remove the curb cuts.

I think the point is not parking access, but the porte-cochere/dropoff area. If you want to get top dollar prices for the condos, you are competing with buildings like Lake Point Tower and One Bennett Park that have beautiful, landscaped motor courts where you can get in your Uber. You're not gonna board curbside like a peasant! It also helps them market the restaurant space, whatever restaurant moves in there can really offer a luxury dining experience with a nice dropoff area and valet parking.

The garage door between the motor court and the parking garage is one-way (enter) only, so it does seem like anyone driving their personal vehicles will still come/go from the alley.

[Jstange059]

Originally Posted by Tom In Chicago

I don't suppose we have a floor count for these buildings by any chance, do we?

. . .

Based on me counting the floors, I counted 29 floors + the mechanical penthouse on the 438 ft tower. Based on this, I’m estimating the 301ft tower at 22 floors and the 538ft tower at around 36 or 37 floors

[r18tdi]

Originally Posted by Jstange059

Based on me counting the floors, I counted 29 floors + the mechanical penthouse on the 438 ft tower. Based on this, I’m estimating the 301ft tower at 22 floors and the 538ft tower at around 36 or 37 floors

Floor count could be higher on the latter phases if they are rental or a combination of rental/for-sale. Condos tend to have much higher ceilings.

[ithakas]

Originally Posted by ardecila

I think the point is not parking access, but the porte-cochere/dropoff area. If you want to get top dollar prices for the condos, you are competing with buildings like Lake Point Tower and One Bennett Park that have beautiful, landscaped motor courts where you can get in your Uber. You're not gonna board curbside like a peasant! It also helps them market the restaurant space, whatever restaurant moves in there can really offer a luxury dining experience with a nice dropoff area and valet parking.

My building has a porte-cochere and it's probably the worst part of my building. It gets jammed up with cars every morning/evening rush hour with people using the commercial spaces, usually driving into downtown from the suburbs, and forces residents to walk out across a giant curb cut between cars aggressively pulling in and out, with bad visibility.

I'd love it if they sealed off my porte cochere with bollards, removed the curb cut, turned the whole area into a cafe area and moved the pickup/dropoff area of our building thirty feet out to the curb (gasp!). Just my .02 in case any developers are reading.

[BrickellBased]

I have had the same experience. It felt like I lived in an office building.

Originally Posted by ithakas

My building has a porte-cochere and it's probably the worst part of my building. It gets jammed up with cars every morning/evening rush hour with people using the commercial spaces, usually driving into downtown from the suburbs, and forces residents to walk out across a giant curb cut between cars aggressively pulling in and out, with bad visibility.

I'd love it if they sealed off my porte cochere with bollards, removed the curb cut, turned the whole area into a cafe area and moved the pickup/dropoff area of our building thirty feet out to the curb (gasp!). Just my .02 in case any developers are reading.

[ardecila]

I'm not saying I'm in favor of it. I'm just telling you, the priciest condo buildings in downtown Chicago in recent years all have motor courts or porte-cocheres. No. 9 Walton, Waldorf-Astoria, St Regis, etc.

If they have to do those at 1325 Fulton, they should be on the Ada and Elizabeth sides.

[west-town-brad]

Originally Posted by ardecila

I'm not saying I'm in favor of it. I'm just telling you, the priciest condo buildings in downtown Chicago in recent years all have motor courts or porte-cocheres. No. 9 Walton, Waldorf-Astoria, St Regis, etc.

If they have to do those at 1325 Fulton, they should be on the Ada and Elizabeth sides.

I'm not a fan either and I'd say it feels like something more for a condo building aimed at rich empty nesters moving downtown for their retirement (no 9 walton) vs the more trendy younger families in the west loop (embry). Huge generalizations with that viewpoint I know but I think it holds true.