CHICAGO | Highrise Projects & Construction, v7 - Page 465

Randomguy34 · #**9281** Posted **Oct 10, 2017, 11:31 PM**

Quote:

Originally Posted by BVictor1

Is this real dude? Any links or further details?

Yup, both are from zoning applications submitted to City Council

725 W. Randolph(Related/Equinox site): https://chicago.legistar.com/Legisla...vanced&Search=
Holy Name site: https://chicago.legistar.com/Legisla...vanced&Search=

LouisVanDerWright · #**9282** Posted **Oct 10, 2017, 11:53 PM**

JDL is the developer for Holy Name, so it sounds like there's a good chance this could happen. Looks awesome.

Randomguy34 · #**9283** Posted **Oct 11, 2017, 12:19 AM**

^ Yeah, I'm quite excited about what materials they plan to use as cladding.

Randomguy34 · #**9284** Posted **Oct 11, 2017, 12:19 AM**

I was about to be done for the day, but I decided to check if any other zoning applications were uploaded. It's a good thing I did...

Randolph & Peoria (Related Midwest) | 570 ft | 300 units | 220 parking

https://chicago.legistar.com/Legisla...vanced&Search=

Kngkyle · #**9285** Posted **Oct 11, 2017, 12:46 AM**

Few more of the Holy Name site...

left of center · #**9286** Posted **Oct 11, 2017, 12:52 AM**

A proposed 1000+ footer, a 600+ footer and two 500+ footers!?

Seriously though, what is the life expectancy of this current boom? Real estate market nationally is on fire, stocks are constantly reaching new highs... these towers are at least 18 months from breaking ground. That might be pushing it before our orange spray tan commander in chief tips the economy into hard retrenchment mode.

IrishIllini · #**9287** Posted **Oct 11, 2017, 12:53 AM**

They're not in the best shape, but I'll be sad to see the row houses on Dearborn bite the dust for this development. Hopefully they aren't demoed until financing and all that has been secured. Don't want a repeat of the 808 N Wells financing center that knocked the historic building only to go belly up shortly after.

left of center · #**9288** Posted **Oct 11, 2017, 12:58 AM**

Quote:

Originally Posted by IrishIllini

They're not in the best shape, but I'll be sad to see the row houses on Dearborn bite the dust for this development. Hopefully they aren't demoed until financing and all that has been secured. Don't want a repeat of the 808 N Wells financing center that knocked the historic building only to go belly up shortly after.

Was just looking at them on Google Street view, and I agree would be a shame to lose them, especially when it appears that the nondescript retail buildings on the corner of Dearborn and Superior are going to be spared. Ugh.

Also, the plans indicate that the 1011' tower will have 76 stories, which seems rather low to me. Unless they plan on having a crazy soaring lobby, or very high ceiling mechanical floors at the top/decorative crown, that works out to 13.3' per floor. Office buildings typically max out at about 12' per floor, residential and hotels are typically lower than that. Anyone have any thoughts?

BVictor1 · #**9289** Posted **Oct 11, 2017, 1:05 AM**

Quote:

Originally Posted by Randomguy34

I was about to be done for the day, but I decided to check if any other zoning applications were uploaded. It's a good thing I did...

Randolph & Peoria (Related Midwest) | 570 ft | 300 units | 220 parking

Can you post this link as well? That site is a bitch it navigate.

Kngkyle · #**9290** Posted **Oct 11, 2017, 1:07 AM**

Quote:

Originally Posted by left of center

Was just looking at them on Google Street view, and I agree would be a shame to lose them, especially when it appears that the nondescript retail buildings on the corner of Dearborn and Superior are going to be spared. Ugh.

Also, the plans indicate that the 1011' tower will have 76 stories, which seems rather low to me. Unless they plan on having a crazy soaring lobby, or very high ceiling mechanical floors at the top/decorative crown, that works out to 13.3' per floor. Office buildings typically max out at about 12' per floor, residential and hotels are typically lower than that. Anyone have any thoughts?

They must be aiming at the very top of the market with those floor to ceiling heights. Although you are slightly off with your numbers. CNA center is 36 floors and 568ft for an average of 15.8ft per floor. 110 Wacker is 800 ft and 52 floors for 15.4ft per floor. Vista is 12.2ft per floor but a good chunk of that is hotel rooms. One Bennet Park is 12.3ft per floor and is probably the best comparison but still not quite the 13.3ft we see here. No 9. Walton is also in the 12.2ft per floor range.

Hopefully this isn't the case, but could they be proposing a higher height than actually desired so they can 'concede' 100 feet or so and keep the same floor count and units. 76 floors at 12.3ft puts it at 935ft.

jc5680 · #**9291** Posted **Oct 11, 2017, 1:15 AM**

Quote:

Originally Posted by Steely Dan

and 680' WEST of the kennedy???

we're gonna need ear plugs for the sonic boom created by all of the exploding NIMBY heads when this news gets out.

East of Halsted though - which seems to be the arbitrary high-rise border.

Quote:

Originally Posted by Randomguy34

I was about to be done for the day, but I decided to check if any other zoning applications were uploaded. It's a good thing I did...

Randolph & Peoria (Related Midwest) | 570 ft | 300 units | 220 parking

570 ft, on Randolph, west of Halsted?

I can dream, but this has about 0 chance of happening.

Kngkyle · #**9292** Posted **Oct 11, 2017, 1:25 AM**

The Holy Name proposal is big enough to justify it's own thread so I went ahead and made one - http://forum.skyscraperpage.com/showthread.php?t=230226

BVictor1 · #**9293** Posted **Oct 11, 2017, 1:32 AM**

Quote:

Originally Posted by jc5680

East of Halsted though - which seems to be the arbitrary high-rise border.

570 ft, on Randolph, west of Halsted?

I can dream, but this has about 0 chance of happening.

Well, the recently approved West Loop plan does call for taller and thinner towers...

denizen467 · #**9294** Posted **Oct 11, 2017, 6:37 AM**

Quote:

Originally Posted by jc5680

570 ft, on Randolph, west of Halsted?

I can dream, but this has about 0 chance of happening.

Plus it's opposite Nobu, which got chopped down in height at least once, didn't it?
That would also make Raging Bull pretty mad.

Randomguy34 · #**9295** Posted **Oct 11, 2017, 11:21 AM**

Quote:

Originally Posted by BVictor1

Can you post this link as well? That site is a bitch it navigate.

Yup, I just added the link to the original post.

Also, it seems in the next Plan Commission, the city is gonna repeal the PMD east of Ogden Ave and annex the area into the downtown boundaries. Specifically, the region between Hubbard and Carroll is gonna be annexed:

https://www.cityofchicago.org/conten...ing_board1.pdf

k1052 · #**9296** Posted **Oct 11, 2017, 12:10 PM**

The Randolph and Peoria proposal is bananas for that hood. Related and the lawyers who work for them aren't dumb though so maybe it gets chopped down a bit but still built.

harryc · #**9297** Posted **Oct 11, 2017, 12:11 PM**

Quote:

Originally Posted by Randomguy34

Yup, I just added the link to the original post.

Also, it seems in the next Plan Commission, the city is gonna repeal the PMD east of Ogden Ave and annex the area into the downtown boundaries. Specifically, the region between Hubbard and Carroll is gonna be annexed:

https://www.cityofchicago.org/conten...ing_board1.pdf

What is PMD ? - Does annexing to the "downtown boundaries" make it easier to develop the land - higher buildings, less parking ?

Chicago Shawn · #**9298** Posted **Oct 11, 2017, 1:11 PM**

I think we have hit the inflection point for the West Loop. It's the combination of the rapidly rising land prices, the improvements which already occurred, proximity to transit/Loop proper, the gradually increasing height of approved buildings, the expansion of D zoning classifications and the emergence of a full fledged office submarket west of the Kennedy.

I truly believe taller proposals will be the norm, we have already seen them at the 20 story threshold. Adams/Perioa just went through Plan Commision at 19 floors, previously unthinkable just a few years ago, especially since a lawsuit was filed over 10 floors one block north. Between a of fatigue of fighting development (and losing), the average height of new proposals changing the context and the return of a more commercial nature to the neighborhood, the NIMBY dam has cracks in it, and it's about to break. Plus, I think Ald. Burnett has lost his patience with some of the whinest people over there who still criticitize him while he tries to broker compromises between residents and developers, and I have seen him noticibly frustrated at community meetings while he tries to engage neighborhood discussion and they just lash out at him.

The most vocal NIMBYs are going to sell their condos and leave over time. This might even be hastened by developers offering buyouts of the smaller botique buildings to demolish them and replace the shorter 3-6 story structures with larger commercial buildings as land values continue to rise. In Illinois, 75% of condo owners must agree to a bulk sale in a building, a figure which should be easy to hit in small buildings with low unit counts. Just wait until the Fight for 15 protesters start marching around the new McDonald's HQ, if dust on a balcony from the construction the HQ was enough to make a NIMBY cry (I witnessed this at a community meeting), then surely this will be the final push for some to relocate.

Once the NIMBY guard falls, it's open season on every underdeveloped site in the West Loop, and we are rapidly approaching that moment. Remember when Hyde Park had fought against everything? We already witnessed the changing of guard down there and now have four new high-rises, 2 new mid-rise hotels and a fifth major new building approved to proceed.

Randomguy34 · #**9299** Posted **Oct 11, 2017, 1:20 PM**

Quote:

Originally Posted by harryc

What is PMD ? - Does annexing to the "downtown boundaries" make it easier to develop the land - higher buildings, less parking ?

PMD stand for Planned Manufacturing District. It's essentially a zoning district where only manufacturing, office, and retail uses are allowed. Repealing the PMD and annexing the land into downtown does make it easier to build but not instantly. Only through a zoning change to DX or DS (downtown zoning districts) mean that a developer can buy FAR and develop higher buildings, and less parking.

aaron38 · #**9300** Posted **Oct 11, 2017, 2:22 PM**

Quote:

Originally Posted by Randomguy34

So that's the eastern face fronting the Kennedy. Do we know how deep this goes? What is the lot that they own? Are they decommissioning Court Place, or keeping it as an alley? The building at Randolph and Halsted with the Haymarket brewery is nice, would be good to keep that.

It looks to me that building would stay, giving this tower guaranteed view west, while another future tower could take the Bank of America one story at Washington/Halsted and then have a guaranteed view east over this tower's podium.