CHICAGO | 400 N Lake Shore Drive | 851 FT & 765 FT | 73 & ? FLOORS

[Zerton]

Originally Posted by KWillChicago

Am I correct in previous reading, or thinking, south tower is first? Will they use a circular core for the south as is already built for the north?

The tower plans show typical rectilinear cores. I'm curious to see if they're reusing the circular foundation for the north tower (ie how the loads are transferring down to the existing foundation). I doubt they would use a new circular foundation for the south tower.


Source: SOM

[r18tdi]

Originally Posted by HyperPower

Chi-Town based SOM is at it again. These towers look Art Deco inspired with a mid-century international flare cladded in a glass and aluminum window wall with decorative metal accent panels (think MetLife or OG WTC vibes).



Finally get to fill that spire pit which urban legend says is a secret portal to the other side of the world. Hope it gets the green and no watering down of the design.

Who's gonna tell him?

[HyperPower]

Originally Posted by r18tdi

Who's gonna tell him?

sorry for my ignorance of the project, not from Chicago. Just read that it was shortened and the original had a terracotta facade... bummer. Guess everyone is waiting for new renderings. I did hear that the South tower is for apartments but the North tower is condos and has a chance at another height increase. Related Midwest and local noobs strike again.. value engineering!



They may make use of the spire pit which is 76 feet deep or just demo and repile the lot. Good luck

[Steely Dan]

^ Also, the rendering you posted was of an older outdated scheme.


This is the most recent rendering of the project we've seen.





Not earth-shatteringly different, but still never a bad idea to stay current with the imagery.

[ChiND]

These towers are stunning. Will they be a mix of condos and rentals? Also, will there be a hotel component?

[BanBrokenChatBots]

Originally Posted by ChiND

These towers are stunning. Will they be a mix of condos and rentals? Also, will there be a hotel component?

Initially it was condos, hotel & apartments. After the redesign its now slated as apartments + affordable housing.

'The development, set to include 20% affordable units, is in the process of securing $510 million in funding from the Illinois Housing Development Authority.'

https://chicago.urbanize.city/post/4...ows-signs-life

Designed by Skidmore, Owings and Merrill, the 73-story skyscraper will rise 875 feet tall clad in a glass and aluminum window wall with decorative metal accent panels. The project will deliver 635 rental apartments overlooking downtown and Lake Michigan with 300 underground parking spaces serving the building.

[Zapatan]

I actually like the new design, the balconies on the old design made it look a bit weird.

I'd prefer identical twins though...

Well, daydreaming of a 2,000 footer there was fun while it lasted...

Chicago was one of the first cities to break ground on a 2k footer at least (I think Burj Khalifa was the one building that came before).

But perhaps not at the preferred time scale of impatient internet skyscraper nerds.

I'm fine with the current proposals happening at some point this decade, that's patient enough but also realistic.

[ChiND]

Originally Posted by BanBrokenChatBots

Initially it was condos, hotel & apartments. After the redesign its now slated as apartments + affordable housing.

'The development, set to include 20% affordable units, is in the process of securing $510 million in funding from the Illinois Housing Development Authority.'

https://chicago.urbanize.city/post/4...ows-signs-life

It’s amazing that Related can build such lavish towers as rentals (and with a huge affordable component) and still make a sufficient profit.

[BrickellBased]

A bit of a comedy that affordable housing programs are being applied to this development IMO. I can't imagine these are the types of developments they used to pitch these programs originally. But here we are.

Originally Posted by ChiND

It’s amazing that Related can build such lavish towers as rentals (and with a huge affordable component) and still make a sufficient profit.

[bhawk66]

Key word being 'affordable'

What does that mean?

Love to see the math on that one.

Affordable for who?

[pianowizard]

Originally Posted by bhawk66

Key word being 'affordable'

What does that mean?

Read all about it here:

https://chicagorealtor.com/advocacy/...ance-aro-faqs/

[akscully]

Love to see the math on that one.

Affordable for who?

Read all about it here:

https://chicagorealtor.com/advocacy/...ance-aro-faqs/

And here is the AMI chart for the Chicago Metro Area.

https://www.chicago.gov/city/en/dept...ami_chart.html

[BrickellBased]

Simple, just read the docs.

Ordinance: https://www.chicago.gov/city/en/dept.../svcs/aro.html

Rules: https://www.chicago.gov/content/dam/...v_Jan_2023.pdf

Substitute Ordinace: https://www.chicago.gov/content/dam/..._Ordinance.pdf

The developer has some options to fulfill requirements (depends on location, rent vs own, % on site vs offsite). Generally the 60% category is max category for rentals. And 400 N Lakeshore will be in the 'Downtown' district (see map below).

Income Limits:


Rent Limits:


Developer Options:


Aro Map: https://www.chicago.gov/content/dam/...munity_Map.pdf (400 N Lakeshore considered 'downtown')

You can also pay huge fees to get out of the requirements: https://www.chicago.gov/content/dam/...01,%202023.pdf

Example of implemented program - 166 N Aberdeen

https://onesixsixchicago.com/p/affordable-apartments/

These rents match ARO tables above for 60% column almost exactly (depending with or without utilities) which is the base rental 'affordable' definition.

Basically what you get is cheaper finishes and super tiny square footage to make building these still economical (if build onsite). I don't think we know how Related is going to fulfill these exactly.

Originally Posted by pianowizard

Read all about it here:

https://chicagorealtor.com/advocacy/...ance-aro-faqs/

[SamInTheLoop]

Originally Posted by ChiND

It’s amazing that Related can build such lavish towers as rentals (and with a huge affordable component) and still make a sufficient profit.

Well, they're projecting that they will make sufficient profit. They may be wrong. Developers often are. Or, they could absolutely knock it out of the park. Remains to be seen.

What is much more interesting is the quote that they are seeking $510 mil from the IL HDA. Can anyone confirm the figure is that large? How does that work, with a development that is essentially a very high end downtown high-rise that has an affordable component? Or is that a mistake (as in that's the overall construction cost or financing package for the whole project or just the northern tower as opposed to the IL HDA portion only)

[bhawk66]

Thanks for all the info guys. That definitely spells out the reasoning.

From the looks of the floorplans affordable can also be equated to miniscule. But it gets you in the building.

[ardecila]

Makes sense. Related is wrapping up The Row in Fulton Market, and they need to move on to their next project.

I wouldn't be surprised if they used the same GC team as The Row - that one was touted as the tallest tower ever built by a black-owned firm, but 400NLSD would obviously top that, and right at the gateway to the city. If there was ever such a thing as "Brandon Johnson bait" this is it... just excellent PR.

[BanBrokenChatBots]

https://youtu.be/gdauU-XQeh4?si=8XL1Aqqw9w1uRma8

The original with terracotta & Chicago school bay windows were Masterpieces.. tell Related Midwest to wait a few years and build the first iteration.

[Zapatan]

Since this project was delayed a few years I wonder if they're gonna build both towers simultaneously.

[AlpacaObsessor]

Another point to mention about the large affordable component is that Senate Bill 3895 which was passed last year provides a decent reduction in property taxes for the first few years a building is open if it includes at least a 20% affordable set-aside at an average maximum rents for people earning 60% AMI. It seems some developers that may have leaned towards the fee in-lieu option before are sticking at the 20% level now for the reduction.

https://www.chicagobusiness.com/comm...use-developers

[BrickellBased]

I just noticed that the 900 W Randolph 'The Row', Related's most recent project, also had on site affordable.

See https://www.164peoriaaffordable.com/

Although rents are behind a login. But I assume they are similar to https://onesixsixchicago.com/p/affordable-apartments/ as described in my previous post.