CHICAGO | Boom rundown - everything over 12 floors. v5

[10023]

Originally Posted by VivaLFuego

Very nice. The only "downside" of this one was that its two residences per floor, so about 40 units.

How is that a "downside"? Looks like decent apartments if they're each half the floorplate.

[VivaLFuego]

"Downside" because at that location I would hope for higher # units/acre density. 40 units is better than the present 0, but in context I believe this parcel should really have more like 150 units.

[Sir Isaac Newton]

Originally Posted by VivaLFuego

"Downside" because at that location I would hope for higher # units/acre density. 40 units is better than the present 0, but in context I believe this parcel should really have more like 150 units.

This is true, but:

1) At least the neighborhood (River North/Gold Coast) is fairly dense as is, and does not need increased density nearly as much as other neighborhoods.
2) The roughly 20 higher-end units needed to be sold to get a construction loan is probably MUCH more likely to happen than the roughly 75 somewhat cheaper units needed to be sold if the building had 150 units, especially given what the market is like right now.

[a chicago bearcat]

Originally Posted by Sir Isaac Newton

This is true, but:

1) At least the neighborhood (River North/Gold Coast) is fairly dense as is, and does not need increased density nearly as much as other neighborhoods.
2) The roughly 20 higher-end units needed to be sold to get a construction loan is probably MUCH more likely to happen than the roughly 75 somewhat cheaper units needed to be sold if the building had 150 units, especially given what the market is like right now.

I agree on how this will make the project easier to finance

the area though isn't really gold coast or river north.
It's full of drive through banks, nondescript 2 story office looking buildings, and the slowly disappearing parking lots that pockmark this pseudo neighborhood.

The are just to the north around Newberry Library has a great feel, and this project, if complemented by some midrise infill to the south, could stretch that feel south and give the nieghborhood a distinct character in 3 years

[the urban politician]

Originally Posted by Sir Isaac Newton

2) The roughly 20 higher-end units needed to be sold to get a construction loan is probably MUCH more likely to happen than the roughly 75 somewhat cheaper units needed to be sold if the building had 150 units, especially given what the market is like right now.

^ Bah, just make it rental and call it a day..

[dagobert]

Went on a stroll and got some quick updates:

An empty lot at the northeast corner of Ontario and McClurg. An almost windowless concrete block that looked like a hardened nuclear bunker used to occupy the site. I was quite happy when that thing was raised to the ground. I wonder if this will get developed soon once 630 N. MacClurg is finished. To the north we can see a beautiful blank concrete wall of a parking garage


Park site at Parkview West.


Northside of Parkview West.


Streeter II progressing nicely.


Streeter II parking podium close-up.

[Xelebes]

Hey, could anyone help me with what projects are being built "between Michigan Avenue and Lakeshore Drive near Soldier Field." I know nothing of Chicago streets, landmarks and whatnot, so some help would be appreciated.

[jpIllInoIs]

^ I think you mean the Central Station development
http://www.centralstationsouthloop.com/

The tallest tower built is:
One Museum Park, which is nearing completion. Check the very last page (post #2399) for a dope photo from I Am Hydrogen
http://forum.skyscraperpage.com/showthread.php?t=59102

Other proposals are here:
http://forum.skyscraperpage.com/showthread.php?t=138920

[Eventually...Chicago]

^^^^ There is also a huge proposal for over the train tracks (there is a conceptual rendering a few pages back) that would consist of like 12-15 towers but right now that is more wishful thinking than a real project.

Although, i wouldn't count out fogelson.

[Xelebes]

Thank you for that.

[honte]

^ Thank you for actually coming back here to get the answer to your question!

Originally Posted by Eventually...Chicago

^^^^ There is also a huge proposal for over the train tracks (there is a conceptual rendering a few pages back) that would consist of like 12-15 towers but right now that is more wishful thinking than a real project.

I disagree. The site plan for this is fairly well developed already. I think as a long-term plan you can count on something of that nature happening. Obviously they need full approval etc, but I expect that to happen without much trouble.

[the urban politician]

^I'm really hopeful of this project in the long term, although I'm not a big fan of not integrating it better with the streetgrid.

Either way, I've always considered the "developable" portion of the south loop to be too narrow (ie the Dearborn Park wall of despair blocking all hope of moving west), and with one story schools occupying prime real estate on S. Michigan Ave, new opportunities for higher density development are always a plus

[cbotnyse]

Originally Posted by Eventually...Chicago

^^^^ There is also a huge proposal for over the train tracks (there is a conceptual rendering a few pages back) that would consist of like 12-15 towers but right now that is more wishful thinking than a real project.

Although, i wouldn't count out fogelson.

could you please link me to this project? I couldn't find it. thanks!

[schwerve]

Originally Posted by cbotnyse

could you please link me to this project? I couldn't find it. thanks!

Bump

Originally Posted by BVictor1

Thanks,

Here you go...

[cbotnyse]

thank you!

[Nowhereman1280]

Oh wow, you know what I didn't notice about that plan? The gigantic pedestrian bridge from the tallest new building all the way over the metra tracks and LSD, past Soldier Field and over the Harbor behind Northerly and onto the island. If that got built, boy would that do wonders for actually increasing foot traffic in this area of town!

[scalziand]

Wow, never realised the plans for the tracks there were that extensive.

[BVictor1]

Originally Posted by the urban politician

^I'm really hopeful of this project in the long term, although I'm not a big fan of not integrating it better with the streetgrid.

Either way, I've always considered the "developable" portion of the south loop to be too narrow (ie the Dearborn Park wall of despair blocking all hope of moving west), and with one story schools occupying prime real estate on S. Michigan Ave, new opportunities for higher density development are always a plus

remember, it's more difficult to do this because most of this development would have to be built on a podium structure.

[the urban politician]

^ That's fine, I can live with the streetgrid issue as long as there is density and perhaps a very small amount of neighborhood service-oriented retail.

What I really wanna know is how serious the developer is about creating a monorail/light rail with this project. I'd love for the city to work with the developer in keeping this part of the plan.

[Nowhereman1280]

^^^ I know how you feel about the grid, but I also find that occasional patches of the city that are on a funky messed up grid or have very little grid at all can be the most charming places to live while still providing residential density feeding into the nearby retail districts. Some examples of this include the strip along Clark in Lincoln Park, Andersonville, the Gold Coast where all the E-W tree streets (Elm, Oak, Cedar, etc) have no N-S intersectors for 3 blocks, and perhaps this area in the future.