CHICAGO | General Developments - Page 2134

marothisu · #**42661** Posted **Aug 28, 2018, 1:54 AM**

Quote:

Originally Posted by moorhosj

Worth noting that the 2017 ACS 1-year data comes out September 13th. Get ready for more hot takes from the media. I personally can't wait for the marothisu breakdown and resulting discussion.

Yep. I think it'll be a work from home kind of day. The next day I'm off to Hawaii anyway LOL. It'll be fun to see especially if the numbers for various things keep going up (like education level, number of 6+ figure earners, etc).

The 5 year ACS comes out on December 6 which will mean we can get new community area numbers.

ardecila · #**42662** Posted **Aug 28, 2018, 1:55 AM**

^ Bronzeville isn't a community area, but Douglas and Grand Boulevard are both showing mid-single digit growth. Definitely things are slowly improving in Bronzeville. I'm looking at condos down there, it's the only way I could ever afford to live near the lake...

moorhosj · #**42663** Posted **Aug 28, 2018, 2:05 AM**

Quote:

Originally Posted by ardecila

I'm looking at condos down there, it's the only way I could ever afford to live near the lake...

I've seen some anecdotal evidence of this in South Shore as well. An honest look at increasing frequency on the Metra Electric would be a boon for this part of town. I would love a mayoral candidate to start pushing it.

marothisu · #**42664** Posted **Aug 28, 2018, 2:08 AM**

Quote:

Originally Posted by ardecila

^ Bronzeville isn't a community area, but Douglas and Grand Boulevard are both showing mid-single digit growth. Definitely things are slowly improving in Bronzeville. I'm looking at condos down there, it's the only way I could ever afford to live near the lake...

Yes, I know that. There's a reason why I refered to the "Bronzeville area" and not "Bronzeville community area."

SolarWind · #**42665** Posted **Aug 28, 2018, 4:29 AM**

August 27, 2018

Vlajos · #**42666** Posted **Aug 28, 2018, 4:53 PM**

http://www.chicagobusiness.com/residenti...ast-andersonville-aiming-ward-developers

I think this is reasonable, however, Clark, Foster, Ashland, Broadway should all be upzoned to offset this (if they aren't already).

marothisu · #**42667** Posted **Aug 28, 2018, 5:10 PM**

Permit was issued for a new 5 story, 48 unit building at 3435 W Montrose (a little west of Kimball) which is currently a vacant lot. Good to see.

https://www.google.com/maps/place/3435+W...3617224abfb!8m2!3d41.960876!4d-87.714637

Steely Dan · #**42668** Posted **Aug 28, 2018, 5:13 PM**

^ nice! a pox on all of our city's vacant lots.

Quote:

Originally Posted by Vlajos

http://www.chicagobusiness.com/residenti...ast-andersonville-aiming-ward-developers

I think this is reasonable, however, Clark, Foster, Ashland, Broadway should all be upzoned to offset this (if they aren't already).

totally agree, that section of east andersonville has some drop-dead gorgeous vintage 2-flats that, together, make for a wonderfully cohesive urban neighborhood that already has sufficient density.

instead of destroying that, the city should insist that developers bulldoze those 🞵🞵🞵🞵-tacular strip malls on broadway and go high-density/low-parking mid-rise mixed-use on ALL of them to accommodate edgewater demand.

marothisu · #**42669** Posted **Aug 28, 2018, 5:18 PM**

Okay it turns out the thing I just posted about on Montrose is more affordable housing between CHA and Evergreen. Called Oso Apartments. According to this article, 29 units are for affordable housing and perhaps for people who were displaced from previous projects being torn down

http://chronicleillinois.com/news/cook-c...using-development-coming-to-irving-park/

Vlajos · #**42670** Posted **Aug 28, 2018, 5:24 PM**

Quote:

Originally Posted by Steely Dan

^ nice! a pox on all of our city's vacant lots.

totally agree, that section of east andersonville has some drop-dead gorgeous vintage 2-flats that, together, make for a wonderfully cohesive urban neighborhood that already has sufficient density.

instead of destroying that, the city should insist that developers bulldoze those 🞵🞵🞵🞵-tacular strip malls on broadway and go high-density/low-parking mid-rise mixed-use on ALL of them to accommodate edgewater demand.

YES!!!

And marothisu, that looks like a nice project on Montrose.

the urban politician · #**42671** Posted **Aug 28, 2018, 5:30 PM**

Quote:

Originally Posted by Steely Dan

^ nice! a pox on all of our city's vacant lots.

totally agree, that section of east andersonville has some drop-dead gorgeous vintage 2-flats that, together, make for a wonderfully cohesive urban neighborhood that already has sufficient density.

instead of destroying that, the city should insist that developers bulldoze those 🞵🞵🞵🞵-tacular strip malls on broadway and go high-density/low-parking mid-rise mixed-use on ALL of them to accommodate edgewater demand.

Couldn’t agree more. Broadway through some of those areas just looks like an auto-hellhole

the urban politician · #**42672** Posted **Aug 28, 2018, 5:31 PM**

Quote:

Originally Posted by Vlajos

YES!!!

And marothisu, that looks like a nice project on Montrose.

That ground level of Montrose....yuck

Vlajos · #**42673** Posted **Aug 28, 2018, 5:40 PM**

^ it's fine, that section of Montrose is not great. This helps a bit.

SIGSEGV · #**42674** Posted **Aug 28, 2018, 6:30 PM**

Quote:

Originally Posted by the urban politician

That ground level of Montrose....yuck

Some might say that's a ...bear... of a project.

killaviews · #**42675** Posted **Aug 28, 2018, 6:50 PM**

Quote:

Originally Posted by Vlajos

http://www.chicagobusiness.com/residenti...ast-andersonville-aiming-ward-developers

I think this is reasonable, however, Clark, Foster, Ashland, Broadway should all be upzoned to offset this (if they aren't already).

There's always unintended consequences. Developers will still come and could convert these properties to single family houses - continuing to drive down density and vibrancy.

There are some duds in this area. I wish they would exempt certain properties that will not be missed. Or go for a historic district and identify the buildings that do and don't contribute to the historic character. Not many blocks on the north side represent the two and three flats better.

What is amazing is Glenwood from Foster to Bryn Mawr has almost 0 tear downs. Perfectly preserved two flats and three flats. (There are two buildings that are newer.)
https://www.google.com/maps/@41.9828408,...KuPXhO2H-dHz2VQ!2e0!7i13312!8i6656?hl=en

Vlajos · #**42676** Posted **Aug 28, 2018, 6:52 PM**

Quote:

Originally Posted by killaviews

There's always unintended consequences. Developers will still come and could convert these properties to single family houses - continuing to drive down density and vibrancy.

There are some duds in this area. I wish they would exempt certain properties that will not be missed. Or go for a historic district and identify the buildings that do and don't contribute to the historic character. Not many blocks on the north side represent the two and three flats better.

What is amazing is Glenwood from Foster to Bryn Mawr has almost 0 tear downs. Perfectly preserved two flats and three flats. (There are two buildings that are newer.)
https://www.google.com/maps/@41.9828408,...KuPXhO2H-dHz2VQ!2e0!7i13312!8i6656?hl=en

I have no problem with 2-flat to SFH conversions generally. I know a few people (not developers) who bought 2 flats and turned them into SFHs. From the outside they look exactly the same as before.

Glenwood is a gorgeous street. We used to live very close to that section.

k1052 · #**42677** Posted **Aug 28, 2018, 7:01 PM**

Not for the Andersonville change unless deconversion to SFH is prohibited and a major nod to affordability is made (say ADUs permitted as of right).

west-town-brad · #**42678** Posted **Aug 28, 2018, 8:17 PM**

Quote:

Originally Posted by Steely Dan

^ nice! a pox on all of our city's vacant lots.
totally agree, that section of east andersonville has some drop-dead gorgeous vintage 2-flats that, together, make for a wonderfully cohesive urban neighborhood that already has sufficient density.

instead of destroying that, the city should insist that developers bulldoze those 🞵🞵🞵🞵-tacular strip malls on broadway and go high-density/low-parking mid-rise mixed-use on ALL of them to accommodate edgewater demand.

from the crains story:

"I think it's a misconception that developers are rushing in here to buy two-flats," he said. "I have not had one developer approach me about one of ours, even when they were on the market."

sounds like the 2-flats are going to be okay.

ChiPlanner · #**42679** Posted **Aug 28, 2018, 8:19 PM**

That area of Andersonville/Edgewater should absolutely not be down-zoned. As a 3 year resident in the area between Clark/Broadway/Bryn Mawr/Foster, most of the homes that have "historic character" will be, and are being preserved. That said, the bigger beast here is the elimination of units across Andersonville, the Edgewater community area, and Bowmanville to the west.

In my free-time I track unit gain/loss across the city, and the rough map below highlights unit loss from both rehabs and demos/new constructions from 2006 through July of 2018- with circles being rehabs and triangles being teardowns. Red/orange/yellow are neutral/loss of units, green are unit gains. Using the Clark/Broadway/Foster/Bryn Mawr boundaries, the area saw:

Rehabs (circles):
41 Instances
-15 Units

Demos/New Construction (triangles):
11 Instances
+6 Units

This area is already losing units, as are the areas south of Foster and west of Clark. The sad fact is that without zoning minimums in these areas, many of the 2-4 flats that exist cannot be rebuilt once they are gone. Chicago Cityscapes did a piece on the zoning issues related to this a while back I believe.

Vlajos · #**42680** Posted **Aug 28, 2018, 8:27 PM**

That's why Broadway and Foster and Clark and Ashland need to be upzoned. Restricting a 2-Flat buyer/owner from converting to a SFH (which it already is technically) is stupid.