Topic: Chicago, IL Development Thread

[NorthAndre]

It's in Chicago's Norwood Park.

Definitely in direct competition with the Akoo And Stephens Centers, hotels, and that mall thing further down the street in Rosemont.

Regardless it's a benefit for the city and the drab towers that were there are being demolished for this project

[CleveChiNola]

Thanks guys.

[neilworms]

Regardless it's a benefit for the city and the drab towers that were there are being demolished for this project

Agreed.  The only issue I see is maybe providing easier direct connection to the Blue line like the offices on the other side.

[NorthAndre]

Regardless it's a benefit for the city and the drab towers that were there are being demolished for this project

Agreed.  The only issue I see is maybe providing easier direct connection to the Blue line like the offices on the other side.

Yeah that's one of my concerns too.  I suppose you could run a shuttle to the blue line since this complex is made of 3 hotels and the convention center.  If the Cumberland station was longer in the eastern direction they could have possibly done a skybridge connection.  The only physical connection to the property I see is a 10' wide sidewalk and landscaping. 

[NorthAndre]

Demolition of Hunt Club is planned to begin days following their New Years Party and a new bar and restaurant will be constructed


New Design:
http://blog.chicagoarchitecture.info/wp-content/uploads/2012/12/374.jpg

[NorthAndre]

Clark and Division / Clark and Lasalle New station entrance and extension. 


From 42nd Ward website

[TBideon]

Anything is better than that nasty pee-smelling cesspool now. What an crappy stop. Bum central.

[NorthAndre]

I know it's terrible.  Technically Clark and Division is my most convenient stop, but I get off at Chicago for the past two years.  Once I got off at Clark and Division and I swear they were spraying everything down with some caustic acid.  The vapors burned my throat and eyes.  I was like, damn this is what it takes? 

Technically the whole system architecture is a failure.  The stations were antique design even when they were built.  They had things like columns, narrow stairways, separated mezzanines, and stair enclosures.

It was until the 60's that deep-tunnel innovation was perfected.  You then started seeing column free stations, floating mezzanines and stairs.  In such configurations, one security guard or station attendant could monitor fare and train platforms from one point.  There were no places for people to hide or sleep.   

[TBideon]

And where on earth are all those street people coming from? There might be some projects on Division west of that, but nothing in theimmediate area. And it's the freaking Gold Coast of all places.

My guess is some of the Wilson and Lawrence bums/mentally ill/street people/rehab center and halfway house residents/etc make the trip there, at least the ones who aren't wheelchair bound (cause there sure isa lot of that too) but still, what the hell is going down in/around that station? The only physical confrontation I've had in the city is with some unstable fellow who wouldn't stop harassing me and my roommate at night. And of course, it's not like there's an ounce of security anywhere.

[NorthAndre]

I think there's a shelter down the ways on Clyborn and that flophouse right there at the corner.  While the total number of rooms isn't much, if only a small fraction of the residents were near the stop loitering it would be a decent sized crowd.

The proximity of that housing + very cheap fast food joints + convenience stores that sell alcohol + Jewel that sells alcohol and has a coinstar machine + proximity to a very rich neighborhood + proximity to busy subway stop I guess make the perfect storm for a panhandler hangout. 

Generally all the people there are harmless and rarely harass anyone.  Just kind of stand around and exist.  But some individuals are mentally ill and it's very sad.  Someone needs to give them assistance and treatement.  Even if they have access to a warm bed in their own room, it's only just a small part of the solution.  Standing outside all day in a cold Chicago winter is not healthy for anyone.

But there's nothing wrong with banning people form loitering around subway stations.  It doesn't matter if it's a group of homeless or rich people.  Keep the area around stairways clear of people so we can get where we need to go.

[neilworms]

I know it's terrible.  Technically Clark and Division is my most convenient stop, but I get off at Chicago for the past two years.  Once I got off at Clark and Division and I swear they were spraying everything down with some caustic acid.  The vapors burned my throat and eyes.  I was like, damn this is what it takes? 

Its crazy but the Chicago stop has a lot of the same issues, the McDonalds right next to it is a hotbed for crazy stuff - I see an army of police there all the time and have heard many a story of flashmobs and fights.   At least on that Stop I've pinpointed the source, there is a particularly rough YMCA in the same building as the Foot and Ankle clinic.  Its crazy because again its the gold coast, and not only that but also a huge touristy/suburbanite nightlife district.

I'm glad they are cleaning up the Clark/Division stop, I think its the last really decayed red line stop - I still remember Grand looking like something out of the third world and now its quite a showpiece for the rest of the system.  I think Rahm's administration has done positive for the design of new stations - the ones put in under Daley have a lot of issues esp the brown line stations without proper shelter and already rotting wood.

[NorthAndre]

I know it's terrible.  Technically Clark and Division is my most convenient stop, but I get off at Chicago for the past two years.  Once I got off at Clark and Division and I swear they were spraying everything down with some caustic acid.  The vapors burned my throat and eyes.  I was like, damn this is what it takes? 

Its crazy but the Chicago stop has a lot of the same issues, the McDonalds right next to it is a hotbed for crazy stuff - I see an army of police there all the time and have heard many a story of flashmobs and fights.   At least on that Stop I've pinpointed the source, there is a particularly rough YMCA in the same building as the Foot and Ankle clinic.  Its crazy because again its the gold coast, and not only that but also a huge touristy/suburbanite nightlife district.

I'm glad they are cleaning up the Clark/Division stop, I think its the last really decayed red line stop - I still remember Grand looking like something out of the third world and now its quite a showpiece for the rest of the system.  I think Rahm's administration has done positive for the design of new stations - the ones put in under Daley have a lot of issues esp the brown line stations without proper shelter and already rotting wood.

They should have used synthetic wood.  I realize there's this historic attachment with wood platforms, but there's nothing cool about it when people laugh at their condition.  The synthetic wood could have been done tastefully, provide better slip resistance, better ADA travel surface, better color retention, and much easier to clean. 

I'm also not pleased with using concrete at Fullerton and Belmont years ago.  They should have used some sort of diamond / hone finish granite that looks even, doesn't stain, and will last a century.


Here's a pic of the new Target construction in Cabrini Green.  It will be 3-stories and totally concealed parking



http://www.skylinenewspaper.com/news/07-27-2011/Cabrini_Target_reveals_design

I actually wish the target was built at Halsted and Division, not Division and Larrabee.  I also don't understand why CDOT had not begun improvements on Division in late summer early fall.  They are supposed to replace the bridge and widen the street but that could take over a year.  Things just seem badly coordinated.

[CleveChiNola]

Man, I need to land a J-O-B in the 312

[Columbo]

That is one outstanding urban Target store design.

[neilworms]

I actually wish the target was built at Halsted and Division, not Division and Larrabee.  I also don't understand why CDOT had not begun improvements on Division in late summer early fall.  They are supposed to replace the bridge and widen the street but that could take over a year.  Things just seem badly coordinated.

Knowing how long it takes anything to get done here, I think they are probably right on Target (yes unintentional pun, harharhar).

I seem to remember the Uptown Target taking FOREVER to get going as well as the one in the Loop.  By the time both of them opened I was either living or working in less convenient places to get to them even though when I heard about them it seemed like a great thing.

[NorthAndre]

^ Yeah that Uptown target took long.  But maybe because it included apartments?  I kind of wish this one did too.  I wish Division became a bit more midrise.  It's safe to be said nothing really gets above 4 stories except around Polish Triangle and a block from the lake.  Last time something was proposed at 5 stories in WP, residents balked at how tall it was and the shadows cast would ruin the neighborhood.  FIVE stories!!!



As reported by crains, 35 story tower proposed behind soon to be constructed 9-story business school. 

[neilworms]

^ Yeah that Uptown target took long.  But maybe because it included apartments?  I kind of wish this one did too.  I wish Division became a bit more midrise.  It's safe to be said nothing really gets above 4 stories except around Polish Triangle and a block from the lake.  Last time something was proposed at 5 stories in WP, residents balked at how tall it was and the shadows cast would ruin the neighborhood.  FIVE stories!!!

That doesn't make any sense, even in the mansion area on Hoyne it wouldn't be a big deal as long as they weren't tearing down a mansion for it.  Aren't there like 5 story 1910-1930 apartments scattered in the neighborhood anyways?

[NorthAndre]

No there was lots of stuff from the late 1800's.  Stuff built immediately after the Great Fire.  A 1915ish building is being torn down for the business school.  I kind of like it though I realize it's dime in a dozen in the city.  But I think older buildings effectively balance the neighborhood.  Gold Coast is nice because there's mid and lowrise gaps that provide variety in the city fabric.  But the "Chill Bar" building or whatever people call it is looking raggedy.  It's missing prime elements of its defining architecture so I won't lose sleep.  However there's question whether the two red brick old buildings shown here will be retained.  I keep hearing they will, and from other people they won't. 

http://goo.gl/maps/uKQqg

EDIT: Just read that they are orange rated in the landmarks survey.  They may be protected which is why the taller part of the proposed building appears to step back.

[neilworms]

^-I guess there is some confusion, I was talking about the 5 story one in Wicker Park being proposed.  Most of Wicker Park is late 1800s but there are larger post 20th century buildings scattered throughout.   I know most of the 1800s ones are 1-4 storys (a few taller on Milwaukee and the post 1900s stuff tends to be larger).

[NorthAndre]

Oh I'm sorry, I misread.  It seems like residents wanted a building no more than 4 stories.  Basically... everything the same height.  I remember of concerns of traffic entering and exiting the building which is absolutely silly.  When you consider FAR and existing traffic in the alley it might increase 5-10%...Hardly noticeable.  And it was replacing a lumber yard....Big trucks anyone??

Really I don't see the big deal. Set the max height at non-rail / commercial neighborhood intersections at 70' and everyone wins.

[neilworms]

Traffic is already so bad in the city that concerns about additional traffic are at the point of diminishing returns (plus its better than truck traffic that was there beforehand - it seems that when an area gets yuppified enough people start complaining about the silliest things).  That and most people (at least who I know) who live in areas like Wicker don't drive that much - enough things can be got within walking distance/train/bus/bike that there isn't much use for a car other than specific instances (for me its going far north in the city to places like Devon Ave - though I hope that BRT is done right and done fast so that I can finally have a good way to get to the north side without going the wrong way on EL trains).

[NorthAndre]

Kennedy Expressway Cap




Images from suntimes.com

[ColDayMan]

Dallas is getting everyone on the non-terraced park trend.

[neilworms]

More information here on the cover of the Kennedy Expressway: http://www.chicagorealestatedaily.com/article/20130111/CRED01/130119945/west-loop-ii-ambitious-plan-would-cover-kennedy-create-office-hub

[jmicha]

I find the price estimates for this interesting. Not being super knowledgeable about the construction techniques of this or the caps over Fort Washington Way in Cincy, how would this be so much cheaper for what appears to be a similar amount of capping? Isn't the current estimate for Cincinnati around 100 million? Or does that include some other things (such as the actual park buildout) that maybe this 45 million estimate does not. Does anyone have any information on this? It would be interesting to see if this happens and whether or not it is a good precedent for other cities to follow suit.

[neilworms]

Like it or not, the private sector tends to do things cheaper than the public sector does.   Though it is Chicago and TIF money is being proposed, I'm pretty sure the price will inflate as details are hammered out.  Not only that, but I think that this proposal won't require buildings on top of the cap, which would lower the price IMO.

Also this whole thing seems pretty pie in the sky I hadn't heard anything else about it.   I'd love to see the Kennedy capped from the Circle Interchange (290) all the way up to Milwaukee Ave (the entire area the Kennedy is recessed instead of elevated) - it would do a ton to reconnect the neighborhoods with the downtown area.  This would be a great first step towards that.

I'm wondering if this is some PR move to promote this architect's new firm, just as the economy is gaining steam again.

[NorthAndre]

It's practical if you are a developer in that area and building a park over the freeway will increase the value of your future developed property.  Especially since they are suggesting additional towers. 

[neilworms]

It's practical if you are a developer in that area and building a park over the freeway will increase the value of your future developed property.  Especially since they are suggesting additional towers.

Good point.  The level of demand is high enough in that part of town to probably justify the expense by private companies.  Pretty amazing isn't it.

[NorthAndre]

625 W. Monroe Revision.
40 Stories.  Although if markets permit, 35 additional stories may be added.


http://www.chicagorealestatedaily.com/article/20130215/CRED03/130219807/fifield-plans-taller-building-in-west-loop


Currently, the site is surface parking.  With all West Loop Proposals, the proposed clinton street subway would seem more urgent than ever.

http://blog.chicagoarchitecture.info/wp-content/uploads/2011/12/CUS-Public-Meeting-Presentation-2011-1212-FINAL-dragged-4.jpg

[neilworms]

An article about how the "Pizza Hut" tower came into being - high density limited parking right at a perfect TOD location: http://chi.streetsblog.org/2013/02/21/yes-it-can-be-done-99-new-apartments-with-no-parking/

(I can see the crane of this from about a block from my house, its fun to watch going up ).

[NorthAndre]

435 Park Tower Rising



http://chicago.curbed.com/tags/435-north-park

AMLI RN


Tri-Hotel and AMLI RN

[NorthAndre]

Finalized plans for the Circle Interchange Reconstruction.  No buildings will be demolished, but some of the flyover ramps may pass by close to buildings.  Sound walls are being considered which are actually very uncommon within the city of Chicago.

http://www.circleinterchange.org/pdf/document_library/ppt%20web.pdf


And here's is the next revision in the saga of Old Main Post Office.  We've decided to come to our senses, maybe 200 stories was too tall.  How about 100?  How about let's get the building renovated first and think big ideas later.  It's only 3,000,000 square feet of space!  Enough for that pipe dream 800,000 square foot enclosed shopping center!

http://blog.chicagoarchitecture.info/2013/04/09/old-post-office-development-back-on-track-with-hotel-residential-retail-office-space-and-a-100-story-skyscraper/

[neilworms]

Btw, The "Pizza Hut tower" at Milwaukee/Ashland/Division is starting to look really nice, cladding is being put on and it looks way better in person than in the rendering, I'll try to get a picture as soon as I can.

[neilworms]

More on what's being done in the Old Post office, seems like stuff is surprise surprise being scaled back.

http://www.chicagotribune.com/news/local/ct-met-old-post-office-20130504,0,6215635.story


The robotic garage sounds pretty cool though .

[NorthAndre]

435 North Park Drive from earlier this week




curbed chicago