CHICAGO | General Developments

[ChiMIchael]

I guess I can chime in a little:

I've been living in Edgewater for about a year and a half and I like it. But I moved from the city's southeast side, so its easier for me to appreciate it. I can assess the area as a stable area that isn't the sexiest when it comes to some of the cultural options most people here would appreciate. I think it makes the area more affordable. I definitely agree that Broadway and Sheridan could have a more soul. All in all, Edgewater is a good option for people who can't afford Lincoln Park, Lakeview, etc. and want a decent quality of life.

[killaviews]

This boom has been amazing for some neighborhoods. Decent big developments. The last boom produced a lot of 3 flats/6 flats. Probably because it was a condo boom and not an apartment boom. Could this boom be better for neighborhoods than the last?

The active neighborhood sites just on the North side include these developments around Sheridan L stop and Sheridan and Broadway, Wriglyville, LP at Fullerton, one of the high rises on Diversey is at least in site prep, Merryville site demo. If the Flats can pull off the Aon office development on Broadway in Uptown that would be over 700 units. I never seen a neighborhood project with that many units.

[the urban politician]

Originally Posted by killaviews

This boom has been amazing for some neighborhoods. Decent big developments. The last boom produced a lot of 3 flats/6 flats. Probably because it was a condo boom and not an apartment boom. Could this boom be better for neighborhoods than the last?

The active neighborhood sites just on the North side include these developments around Sheridan L stop and Sheridan and Broadway, Wriglyville, LP at Fullerton, one of the high rises on Diversey is at least in site prep, Merryville site demo. If the Flats can pull off the Aon office development on Broadway in Uptown that would be over 700 units. I never seen a neighborhood project with that many units.

You bring about a great point comparing this boom to the early 2000's boom.

In regards to the neighborhoods, the first half of the current boom was pretty dead (2008-2012ish). But something changed, and I think it all started with 1611 W Division and the rebirth of TOD. Add to that the return of significant amounts of condo and townhome development, and the neighborhoods are just going gangbusters. I see it with my own eyes, this boom is even better than the last one.

Once again, the only area where we are still weak is in historically black areas. With some exceptions, developers were much bolder in these areas during the early 2000's boom than presently. At this time the lending environment isn't quite there, home/condo prices are still way off, and the rents haven't been high enough to justify much new construction despite a rental boom, except for cases where there were significant subsidies and/or tax credits involved. I'm hoping that will be the final domino to fall and we will see more total citywide infill.

[denizen467]

To begin with, I'd say any talk of Edgewater gentrifying is more about going from already middle class to adding a yuppie/hipster/millennial/urbanite flavor, and is not about the usual transition from negligible disposable income into a middle class community.

[Jibba]

Originally Posted by ardecila

^ Eh sort of. Andersonville is technically part of Edgewater and certainly is gentrified, but the area around Broadway and Sheridan never had a critical mass of businesses to seem vibrant.

I mean, Broadway in Edgewater looks just like any random block of Cicero Ave or Harlem in the bungalow belt. You'd never know there was a 4-track rapid transit line in the corridor with densities of 40000 ppsm and higher.

I'd very interested to see a post-road diet (being generous with the term) traffic study of the Foster-Lawrence stretch of Broadway. I haven't seen any noticeable increases in traffic or back-ups, but I'd be curious to see some data. I'd also be interested to hear what the 36 drivers say.

Sheridan backs up in AM rush hour (when I'm running late and taking a cab to work). I'm wondering how it would fare with Broadway reduced to two lanes from Foster to, say, Devon.

[tjp]

Originally Posted by Stockerzzz

Source: Curbed

Gah, this is bittersweet. I appreciate the density, but the one story retail building there is actually really charming and contributes a lot to the neighborhood's character.

[Via Chicago]

Originally Posted by denizen467

To begin with, I'd say any talk of Edgewater gentrifying is more about going from already middle class to adding a yuppie/hipster/millennial/urbanite flavor

again, if you spend any amount of time in the neighborhood, its already there, and has been for a long time. whole foods came in a few years ago, how much more "urbanite" can it get. everyone in my building (off of bryn mawr) is in their 20s or 30s, works a professional job (or one in the arts), and is single or a young couple. and these are in a non-updated walkup building. Theres an art gallery in a building that used to be a laundromat, theres multiple Michelin bib gourmand restaurants on Broadway, trendy ramen place next to the L stop, etc. Rents are maybe cheap in comparison to Wicker Park or Lincoln Park, but its also a much longer commute. Like everything theres a tradeoff. Also, no nightlife, but I get the sense most people who move here are over the night life scene (or its close enough to Andersonville that having it right outside your door isnt as important). Its more of a "nesting" crowd, for lack of a better term.

there are other buildings nearby that charge cheaper rent than our though, mostly the mid-century 4+1s, which cater more to immigrant communities. lots of cab drivers, etc. Theres still lots of subsidized housing in the neighborhood too, i dont see that changing.

what helps is that theres just so much damn inventory up here, and from varied points in time. its the way a Chicago neighborhood should be, people from all income and ethnic backgrounds living side by side, with stores that cater both to higher and low end.

You see the elderly on the streets. You see children. You see new immigrants. You see professionals. Its probably my favorite neighborhood in the city for the fact. Theres a big gay population. Its not a monoculture and never really feels like one, the way Wicker Park or Lincoln Park can. and i hope that dosent change.

[maru2501]

I love Burger Hub though. That place is great

[woodrow]

Originally Posted by tjp

Gah, this is bittersweet. I appreciate the density, but the one story retail building there is actually really charming and contributes a lot to the neighborhood's character.

More importantly - WHAT AM I GOING TO DO WITHOUT MY ACE FOR 3 YEARS!?!?!?!?

That store has saved my 🞵🞵🞵 so many times. Plus I love it's quirky charms. I find more stuff there than at Home Depot

[Jibba]

Originally Posted by tjp

Gah, this is bittersweet. I appreciate the density, but the one story retail building there is actually really charming and contributes a lot to the neighborhood's character.

SGW's track record with this kind of architecture is respectable. If the brick work is as intricate as 725 Willow I'll be fine with it (though that's not saying much). The ground floor needs to be finessed to look good, though; heavy piers with an equally heavy frieze for the signage in stone-simulating materials looks even more ridiculous contrasting against a modern aluminum-and-glass window system.

[ardecila]

^ It won't look anything like that if it's using utility brick.

[killaviews]

Originally Posted by Via Chicago

again, if you spend any amount of time in the neighborhood, its already there, and has been for a long time. whole foods came in a few years ago, how much more "urbanite" can it get. everyone in my building (off of bryn mawr) is in their 20s or 30s, works a professional job (or one in the arts), and is single or a young couple. and these are in a non-updated walkup building. Theres an art gallery in a building that used to be a laundromat, theres multiple Michelin bib gourmand restaurants on Broadway, trendy ramen place next to the L stop, etc. Rents are maybe cheap in comparison to Wicker Park or Lincoln Park, but its also a much longer commute. Like everything theres a tradeoff. Also, no nightlife, but I get the sense most people who move here are over the night life scene (or its close enough to Andersonville that having it right outside your door isnt as important). Its more of a "nesting" crowd, for lack of a better term.

there are other buildings nearby that charge cheaper rent than our though, mostly the mid-century 4+1s, which cater more to immigrant communities. lots of cab drivers, etc. Theres still lots of subsidized housing in the neighborhood too, i dont see that changing.

what helps is that theres just so much damn inventory up here, and from varied points in time. its the way a Chicago neighborhood should be, people from all income and ethnic backgrounds living side by side, with stores that cater both to higher and low end.

You see the elderly on the streets. You see children. You see new immigrants. You see professionals. Its probably my favorite neighborhood in the city for the fact. Theres a big gay population. Its not a monoculture and never really feels like one, the way Wicker Park or Lincoln Park can. and i hope that dosent change.

I do enjoy Edgewater diversity.

I have notice several small apartment buildings that primarily catered to Hispanic families getting rehabbed into more expensive units. Edgewater is there, but it could gentrify more and it is. The displacement happening there is done a lot more quietly than in Pilsen or Logan Square. But Edgewater had/has a pretty large Hispanic population, too.

I find it interesting that the big restaurant/bar owners haven't touched Uptown or Edgewater. A One Off or Hogsalt restaurant (or other big name) is usually a game changer. But no one has stepped up to take that risk in Uptown or Edgewater. Not that the area needs them. The food is great already.

[tjp]

Originally Posted by Jibba

SGW's track record with this kind of architecture is respectable. If the brick work is as intricate as 725 Willow I'll be fine with it (though that's not saying much). The ground floor needs to be finessed to look good, though; heavy piers with an equally heavy frieze for the signage in stone-simulating materials looks even more ridiculous contrasting against a modern aluminum-and-glass window system.

Ah, yeah, their multifamily and mixed-use portfolios do look pretty good. I'm a bit less bummed now.

edit: though I'll be pissed it ends up looking like this: http://www.sgwarch.com/lv-lofts/

[prelude91]

Originally Posted by ardecila

^ It won't look anything like that if it's using utility brick.

Exactly, I bet anything this ends up looking like complete 🞵🞵🞵🞵. Ugh. With the demo of the lovely building across the street as well (to be replaced by a POS Lagrange building), this area will see net loss in my opinion visually. Same story.

[Steely Dan]

Originally Posted by killaviews

The displacement happening there is done a lot more quietly than in Pilsen or Logan Square.

that's because edgewater's gentrification has been extremely slow-track compared to neighborhoods where gentrification has gone into hyperdrive.

yes, the trend line still points to an increasingly whiter future for edgewater, but it's a process taking place over many decades. it's not as "overnighty" as logan square.

the more gradual these types of demographic changes are, the fewer feathers they tend to ruffle.



Edgewater demographic change over the last 25 years:

group: 1990 - 2014

white: 51% - 55%
black: 19% - 14%
hispanic: 17% - 16%
asian: 12% - 12%
other: 1% - 3%



and if that proposed metra station at peterson is ever built, expect northern edgewater to really pop when the yuppies realize they can be in the loop in just 15 minutes.

[Jim in Chicago]

Originally Posted by woodrow

More importantly - WHAT AM I GOING TO DO WITHOUT MY ACE FOR 3 YEARS!?!?!?!?

That store has saved my 🞵🞵🞵 so many times. Plus I love it's quirky charms. I find more stuff there than at Home Depot

I also "heart" ACE. It just all seems so random and cluttered, yet they always have exactly the one thing you went in looking for, however obscure. And, someone always comes up to ask if they can help you. At Home Depot you need to find someone to flag down and then they always "work in another department."

[Via Chicago]

Originally Posted by killaviews

I find it interesting that the big restaurant/bar owners haven't touched Uptown or Edgewater. A One Off or Hogsalt restaurant (or other big name) is usually a game changer. But no one has stepped up to take that risk in Uptown or Edgewater. Not that the area needs them. The food is great already.

im over "concept" restaurants. we dont need more cliche white subway tile/edison bulb/reclaimed wood joints serving $15 cocktails and bone marrow + compote appetizers in this city. exactly why i didnt want to live in Logan...want nothing to do with that crowd.

im definitely aware of the Hispanic population though. ive had some of the best tacos of my life at some hole in the wall joints up on Clark (fresh made masa tortillas!), although thats pushing a bit more into rogers park.

[Steely Dan]

Originally Posted by Via Chicago

im definitely aware of the Hispanic population though. ive had some of the best tacos of my life at some hole in the wall joints up on Clark,

Huaraches Doña Chio FTW!

the holiest of hole in the walls (it's technically in a basement), but holy 🞵🞵🞵🞵 is it ever delicious and inexpensive.

walk in with a 10 dollar bill and a bottle of wine and feast like a king!

[Via Chicago]

Originally Posted by Steely Dan

Huaraches Doña Chio FTW!

the holiest of hole in the walls (it's technically in a basement), but holy 🞵🞵🞵🞵 is it ever delicious and inexpensive.

walk in with a 10 dollar bill and a bottle of wine and feast like a king!

my man. exactly the place i was thinking of. the first time i went looking for it, i passed by it twice. definitely the best tacos ive found on the far north side.

[killaviews]

Originally Posted by Steely Dan

that's because edgewater's gentrification has been extremely slow-track compared to neighborhoods where gentrification has gone into hyperdrive.

yes, the trend line still points to an increasingly whiter future for edgewater, but it's a process taking place over many decades. it's not as "overnighty" as logan square.

the more gradual these types of demographic changes are, the fewer feathers they tend to ruffle.



Edgewater demographic change over the last 25 years:

group: 1990 - 2014

white: 51% - 55%
black: 19% - 14%
hispanic: 17% - 16%
asian: 12% - 12%
other: 1% - 3%



and if that proposed metra station at peterson is ever built, expect northern edgewater to really pop when the yuppies realize they can be in the loop in just 15 minutes.

Those numbers are interesting. I guess I was thinking more about a certain area of Edgewater. I just checked out the Census data and the decline in the Hispanic population around Andersonville had a much larger drop from 2000 - 2010. Which makes sense - people want to live around there the most.

For example, tract 305, between Broadway and Clark and Bryn Mawr and Elmdale, the Hispanic pop. dropped 43% from 2000 to 2010.