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-   -   CHICAGOLAND | Urban Development in the Burbs (https://skyscraperpage.com/forum/showthread.php?t=198789)

ardecila May 16, 2015 7:45 PM

Quote:

Originally Posted by oshkeoto (Post 7022704)
Ardecila, do you know anything about the decision-making process to do that in Des Plaines?

It's an interesting question. I'd love to dig into it, but I don't really have the time to do it fully.

One point is that the zoning code includes an R-4 "Central Core Residential" district. The entire downtown area, a sizable trapezoid of land bounded by River Road, the UP New Line, the the CN/Metra North Central Line, and Oakwood Avenue, is zoned either R-4 or higher, and many of the 4+1 (or 5+1/6+1) developments in the R-4 are built as-of-right. The only exception is the triangular, Olmsted-esque Silk Stocking neighborhood, which is all single-family.

Politically, I don't know how Des Plaines managed this. One wild-ass guess is that the City of Des Plaines focused its growth on the periphery for decades, and by the time they ran out of developable land in the 1980s, the single-family blocks around downtown were low-income/blighted, making an upzoning more politically palatable.

Des Plaines also seems to have different demographics than surrounding suburbs, with a much higher percentage of Latino and Eastern European immigrants that may not share the same desire to maintain single-family homes.

spyguy Aug 31, 2015 7:01 PM

Apparently Lucien Lagrange isn't quite done with us
 
One Winnetka - Elm and Lincoln
71 apartments, 40K sf retail
http://i60.tinypic.com/mie050.jpg
http://i61.tinypic.com/vfdo9i.jpg
http://i59.tinypic.com/260e6nt.jpg

sentinel Aug 31, 2015 7:27 PM

^^Meh, it's Winnetka, it kinda...fits there...I guess. Nice watercolors, though.

the urban politician Aug 31, 2015 8:12 PM

^ Yeah, looks like LaGrange has been banished to the burbs.

Better than defacing downtown

Ch.G, Ch.G Aug 31, 2015 10:22 PM

Quote:

Originally Posted by sentinel (Post 7148773)
^^Meh, it's Winnetka, it kinda...fits there...I guess. Nice watercolors, though.

Most of the stuff there is (or attempts to be) Tudor or neoclassical. Not a lot of the Second Empire stuff LaGrange tries to imitate. Definitely nothing this ostentatious.

That block is also already fully developed. The existing architecture isn't anything to write home about, but it's varied and (dare I say) more appropriately scaled. Of course, I don't have a problem with building higher; but be a little deferential to your surroundings, dude, and do it more tastefully. This thing he's vomited up is meant to grab attention in the worst way.

ardecila Sep 2, 2015 2:54 AM

That Tribune article is ludicrous.

This is the "skyscraper" that Clarendon Hills residents are afraid of:

http://www.88parkavenue.com/images/slideshow6.jpg

sentinel Sep 2, 2015 3:34 PM

^ I know exactly where that corner is in CH and let me tell you, that suburb is probably king among entitled, white, indignant NIMBY tosspots that one could possibly imagine. It'll NEVER get built.

Incidentally, CH also has one of the highest percentage of swingers in the country - don't ask me how I know this....

ardecila Sep 7, 2015 11:46 PM

^ Wow.

spyguy Nov 16, 2015 7:59 PM

Strange looking developments in downtown Glen Ellyn:

Giesche redevelopment - 125 units, retail, parking garage, 3 different styles
http://s22.postimg.org/mowpkbpm9/Scr...1_44_10_AM.jpg

On the other side of the tracks, the McChesney redevelopment - 245 units, 77k sf retail, parking
http://s1.postimg.org/629ffbk1b/AR_151119528.jpg
http://s1.postimg.org/5s1wvz5f3/EP_151119528.jpg
http://s1.postimg.org/3m7m1h1yn/EP_151119528_1.jpg
I can't imagine it will look this ridiculous in real life :yuck:

Tom In Chicago Nov 16, 2015 8:53 PM

Anyone know what's going on adjacent to the south of City View at the Highlands Apartments here in west suburban Lombard? looks like they're adding on or building a new midrise structure of ~5 floors. . . I can see this from my office every day but have not been over there to inquire. . .

. . .

ardecila Nov 17, 2015 6:47 PM

Too bad, that Giesche Shoes building was a really elegant little modernist jewel box.

I don't even mind traditional architecture in this case, but these replacements are huge and bombastic instead of modest like the rest of downtown Glen Ellyn. Higher buildings have their place, but I wouldn't put them right on Main.

https://c1.staticflickr.com/9/8518/8...01a8a88c_c.jpg

LouisVanDerWright Nov 17, 2015 6:53 PM

^^^ Criminal, that is a MUCH nicer building.

tm30 Nov 25, 2015 1:58 AM

The entire Glen Ellyn McChesney proposal is located here. A lot of renderings, concept photos:

http://glenellyn.org/Economic_Develo...V%20110815.pdf

ardecila Nov 26, 2015 4:44 PM

:haha::haha::haha:

All that shit about the golden ratio is priceless...

the urban politician Nov 26, 2015 4:46 PM

Quote:

Originally Posted by ardecila (Post 7249335)
:haha::haha::haha:

All that shit about the golden ratio is priceless...

^ What is that all about, anyhow?

Their proposal for Arlington Heights looks like crap--I thought they are about walkable TOD?

Anyhow, I'll take their Glen Ellyn & Winnetka stuff. I'm all for suburban TOD, even if it looks schlocky. It's better than autocentric garbage.

ardecila Nov 28, 2015 6:28 AM

It's a ratio often found in Classical architecture... roughly 1.618:1. The Parthenon, for example, is a rectangle with these proportions. In the modern era, the UN Secretariat tower in NYC is a vertical Golden Rectangle.

It's not a bad principle, but Lagrange seems to be drawing random lines all over his elevations and insisting that the proportions were inspired by God.

spyguy Mar 14, 2016 7:09 PM

Based on the rendering and developer (Ranquist), I'm assuming this will be a Miller Hull building. 28 units + retail

Quote:

http://www.chicagotribune.com/suburb...126-story.html

Oak Park board favored redevelopment over reuse for Tasty Dog site

http://s13.postimg.org/fm6t3rkg7/750x422.jpg

ardecila Mar 21, 2016 2:11 AM

Quote:

Originally Posted by spyguy (Post 7370521)
Based on the rendering and developer (Ranquist), I'm assuming this will be a Miller Hull building. 28 units + retail

You are correct.

spyguy Mar 23, 2016 4:28 PM

Quote:

Originally Posted by ardecila (Post 7377858)
You are correct.

Hmm...this article mentions Northworks (unless they are collaborating).

Quote:

http://www.oakpark.com/News/Articles...sign-revealed/

Tasty Dog site condo building design revealed
By Timothy Inklebarger


Oak Park residents got their first look last week at a new mixed-use development planned for the site of the former Tasty Dog restaurant at the northwest corner of Lake Street and Euclid Avenue.

The development team headed by Ranquist Development Group held a forum at Oak Park Public Library on March 16 to detail their plans for District House, a five-story, 28-unit condo building with 4,500 square feet of ground-level retail space for two or three businesses.
http://s13.postimg.org/6la09e4uv/2_2..._1_690x520.jpg

munchymunch Mar 24, 2016 3:37 AM

Ahhh, Fuck.

ardecila Mar 26, 2016 12:02 AM

Quote:

Originally Posted by spyguy (Post 7381057)
Hmm...this article mentions Northworks (unless they are collaborating).

Miller/Hull is based in Seattle, so they need a local architect of record...

The article quotes Northworks because they were at the meeting.

spyguy Apr 4, 2016 6:12 PM

^^Better rendering:
http://s29.postimg.org/kxolp6usn/Oak...evelopment.jpg

Other developments

5-story condo building planned for South Boulevard


Lake-Lathrop development gets the green light

nomarandlee Apr 10, 2016 3:59 AM

WOW, love that OP proposal.

sukwoo Apr 10, 2016 5:02 PM

So much development coming to Oak Park, most of it within a few blocks of my house. Can't wait to see how they turn out over the next few years. I'm especially looking forward to more and better restaurants within walking distance. Its interesting the generational split between long-time Oak Parkers and relative newcomers. The old-timers constantly refer to Oak Park as a village (which it is technically according to Illinois law) and how they don't like all the new density, lack of parking, congestion, etc. And at the same time they decry how the limited shopping options. Most of the newer families that I've talked to moved to Oak Park appreciate the (relatively) dense development in downtown Oak Park.

emathias Apr 10, 2016 8:17 PM

Quote:

Originally Posted by spyguy (Post 7148744)

So he's proposing recreating the village of Versailles in Winnetka, sans the palace?

munchymunch Apr 10, 2016 9:14 PM

Quote:

Originally Posted by spyguy (Post 7394135)

Much better, not as bad when it's not in sketchup. :tup:

spyguy Apr 12, 2016 12:42 AM

7th & State - Geneva
202 apartments, retail, parking garage
http://s16.postimg.org/isn5m3bol/website_photo.jpg

aaron38 Apr 19, 2016 1:37 PM

4-18: Elmhurst 255
http://i142.photobucket.com/albums/r...8/IMG_0356.jpg

http://i142.photobucket.com/albums/r...8/IMG_0359.jpg

http://i142.photobucket.com/albums/r...8/IMG_0361.jpg

The brick looks good. It's set too far back from the street. And I don't know what the point of the shingled roof sections is. The slope is so shallow they can't even be seen from across the street. Could have just gone with a simpler flat roof.

spyguy Apr 19, 2016 5:45 PM

There's also the fact that the building isn't done yet and there should still be two retail sections that need to be completed plus a public plaza
Video Link

(And shouldn't this be in the suburban downtown thread?)

aaron38 Apr 19, 2016 6:13 PM

Quote:

Originally Posted by spyguy (Post 7413107)
(And shouldn't this be in the suburban downtown thread?)

I didn't know there was one. Just searched for it, didn't find it.

spyguy Apr 22, 2016 8:48 PM

Another Elmhurst development...that actually looks good.

Quote:

http://www.chicagotribune.com/suburb...419-story.html

Elmhurst Council approves six-story downtown development
Elmhurst City Council members voted 10 to 4 Monday to approve a six-story mixed use tower on the northwest corner of Addison Avenue and First Street, despite concerns over structure height and dwelling unit density.
http://s31.postimg.org/xo2g8deob/750x422.jpg

sentinel Apr 23, 2016 1:29 PM

^ A welcome change indeed - thanks spyguy.

aaron38 Apr 26, 2016 4:20 PM

I've been exploring Elmhurst a lot lately. The lot for that 6-story Opus proposal is right next to the Metra lines, and won't even be close to being the tallest in the downtown area. And it replaces a boring one story bank building plus massive parking lot. It continues to amaze me that anyone would vote against such a project.

Elmhurst is really nice. Yesterday I went for a lunch walk around downtown and walked through the Elmhurst College campus and surrounding neighborhood. Never even knew it was there. Will have to make that a regular thing, I do love a college quad.

aaron38 Apr 26, 2016 4:25 PM

Some interesting tidbits in the Tribune article on Opus
Quote:

Levin noted Monday that most of what the developer was requesting in terms of conditional use and variations from zoning rules would be allowed under the city's proposed 2016 downtown plan, now under review.

"The 2016 plan will recommend specifically that 65-foot building height be allowed as a matter of right," Levin said in introducing the project, which he called "a very significant development in the downtown area.

"If this was eight months down the road, virtually none of these requests would be required," Levin said.
Nice to see some of the burbs moving to more explicitly allow TOD around the Metra stations and fixing out of date zoning.

ardecila Apr 27, 2016 4:46 AM

Yeah I think Elmhurst aspires to something like downtown Oak Park with a liberal dash of downtown Naperville.

Culturally it sits in this sweet spot of having rising incomes but not yet too stuffy and old-money like Hinsdale or Clarendon. I know quite a few people including my cousin and her husband who wanted access to decent suburban schools without moving to a cornfield. Elmhurst is a nice balance of being dead center in Chicagoland with good access to the city, airports and other job centers. (I've also seen young parents moving to Skokie... similar factors I guess but the downtown is a snoozefest)

the urban politician Apr 27, 2016 12:48 PM

^ I'd really like to see something of an outright outpouring of TOD development in the suburbs. The suburbs have been somewhat stagnant for a while, and home sales have kind of petered out.

We need a region and a homebuilding industry that actually captures new trends and tastes, and while there will always be a market for traditional SFH in the burbs, there is also a lot of demand for multifamily housing within a walking district to the Metra, and adjacent to a walkable commercial district.

I'm not necessarily just talking about multiunit apartment or condo buildings, but even townhomes or, heck, even SFH's built in rows with little yard space. There is a proportion of the population that doesn't mind, and in fact even embraces, a little bit of density.

This is the burbs after all, so you're unlikely to get a lot of 20-40 story towers, but at least with the above kind of arrangement you provide a form of housing that I suspect is in great demand.

F1 Tommy Apr 27, 2016 3:16 PM

Quote:

Originally Posted by ardecila (Post 7422086)
Yeah I think Elmhurst aspires to something like downtown Oak Park with a liberal dash of downtown Naperville.

Culturally it sits in this sweet spot of having rising incomes but not yet too stuffy and old-money like Hinsdale or Clarendon. I know quite a few people including my cousin and her husband who wanted access to decent suburban schools without moving to a cornfield. Elmhurst is a nice balance of being dead center in Chicagoland with good access to the city, airports and other job centers. (I've also seen young parents moving to Skokie... similar factors I guess but the downtown is a snoozefest)

Some of Elmhurst is to close to O'Hare. As long as you live on the southside of the tracks on the wealthy side it is great, but not on the Bensenville side. If they ever close runway 22R it would be better for Elmhurst.

ardecila Apr 28, 2016 3:18 PM

New TOD planned next to Naperville 4th Ave Metra station (east side of Burlington Square)

http://i65.tinypic.com/2435nbr.jpg

spyguy May 2, 2016 5:45 PM

The Marquis on Maple - 55 units
940 Maple, Downers Grove
http://s32.postimg.org/4fz4nt6hh/Marquis2_600x300.jpg

the urban politician May 2, 2016 6:32 PM

^ What the hell, is that the Ghostbusters car parked in front of the garage?

ChiTownWonder Jun 10, 2016 6:35 PM

Orland park
 
Orland park and Riverside are really the only two suburbs that I actively follow in terms of development and other news, mostly because they were the location of my two childhood homes. Today Orland Park is seeing a lot of development. Are the new buildings ultra urban and sleek and architecturally notable? Not at all, but they are developments none the less. still very car oriented, but at least this new string of developments is a bit oriented around the 143rd street metra station. There are also new houses being built in the Old Orland area, houses that look good too, not McMansions. The three most interesting areas of development in Orland park is the Orland Park Triangle (bounded by 143rd, LaGrange, and Southwest Highway), Orland Park Crossing (across Lagrange from the Orland Park Triangle) and Old Orland (kiddie corner from the Orland Park Triangle, across 143rd).

ORLAND PARK TRIANGLE

The center of this new "downtown" Orland Park is the Orland Park Triangle.

Currently compleated in the triangle is an apartment building (Ninty7Fifty),
http://www.forrentvideo.com/JPG640x360/7.1000069470.jpg

and two structures under construction, a UofC medical center at the corner of Lagrange and 143rd,
http://leopardo.com/wp-content/uploa...g-1024x576.jpg

and a parking structure with a restaurant to service the medical center and the new downtown
http://static1.squarespace.com/stati.../?format=1500w

The medical center is TO, and the brick facade is going on now, and some windows on the west side of the building (pleasantly surprised by the glass on this one) and the parking garage is just starting construction. you can see the progress on the two buildings here:
http://www.orlandparkparkingstructure.com/viewthesite/

here is a site plan to get a better idea of the area:
http://www.hsacommercial.com/blog2/w...ial_042415.jpg

the parking garage isn't shown very well, but it is going up at "Parcel C"
west of the medical center.

We also should be seeing proposals for the site west of the Ninty7Fifty apartments. There was a Tribune article saying the the town was accepting proposals up until May 27th for the site, and were looking for creative proposals, and that "creativity and uniqueness" of the proposal will be the main determining factor of the winner.
http://www.chicagotribune.com/suburb...419-story.html

ORLAND PARK CROSSING

Orland park crossing is a large community under development across LaGrange from the Orland Park Triangle. The community will include a huge "shopping center" (strip/outlet mall:yuck::rolleyes:) town homes, row homes, duplexes, 4 apartment buildings, and a new Marianos.

The "shopping center" and the duplexes are completed, and the 4 four story apartment buildings, town homes, and row homes are nearing completion.
http://www.revadevelopment.com/wp-co...landPark-2.jpg

progress can be seen here:
http://www.theregionalnews.com/index...-park-crossing

The best part about this project is that a pedestrian path runs along side the development, which leads to a pedestrian bridge across LaGrange to the new Orland Park Triangle and the 143rd st metra station.

OLD ORLAND

Old Orland is obviously the historic part of town. It is very close to the Orland Park Triangle, across 143rd and kiddie corner to it. There is nothing under construction right now other than new homes, but the area is filled with historic Victorian style homes, and a cute downtown filled with antique shops.

The new homes being built I am very happy with. They are a sort of "urban" style, narrow and long, and work well with the current old housing stock. The homes are quite densely packed and give the area a nice quaint feel.

the old town hall built in the fifties was just recently turned into an Orland Park history museum and is across the street from the historic John Humphrey house.
http://www.chicagotribune.com/suburb...217-story.html

There was also at one point two mixed use developments proposed for the Old Orland area. I am not sure the status of the sites now, but I know of them because there at one point were signs on the sites advertising retail space and condos/apartments.

One site is across Southwest Highway from the Orland Park Triangle. i remember seeing a rendering of the development but i cant seem to find it anymore, but it was similar to the way Ninty7Fifty fronts the street, very "urban" (for suburbia at least).

there is also another site on Beacon street, right next to the historic downtown. this development was similar to the southwest highway development just described above. looking on google street view you can see the now taken down sign at the site and an elevation view of the development.
https://www.google.com/maps/search/o...7i13312!8i6656
the site today is clear of shurbs and the single family home was recently taken down, so i am not sure of the status of the developments.

hopefully if the two Old Orland developments are on hold, the developers will be inspired to continue with their plans once the Orland Park Triangle fills in more.


Again, these developments arent architecturally notable by any means, and they arent the most urban at all, but these developments are good for Orland, and hopefully can lead to a bigger growth of a town center for Orland Park.

SolarWind Jun 26, 2016 12:25 AM

University of Chicago Medicine Center for Advanced Care
 
June 24, 2016





http://ucmfacilities.uchicago.edu/ne...n_orland_park/

aaron38 Aug 1, 2016 6:12 PM

The York Building, Downtown Elmhurst, 8-1-16.
Foundation work.

http://i64.tinypic.com/124ho4i.jpg

http://i68.tinypic.com/3304bo7.jpg

spyguy Aug 24, 2016 10:58 PM

Quote:

http://www.dailyherald.com/article/2...rticlecomments

Lack of parking could doom plan for Sim's Bowl site

A developer is proposing a 7-story, 108-unit apartment building on the site of the former Sim's Bowl in downtown Des Plaines, but the plan faces an uphill battle due to opposition from some aldermen concerned it doesn't include enough parking.
http://i63.tinypic.com/2jdlu9i.jpg

the urban politician Aug 24, 2016 11:10 PM

There's only one thing worse than Chicago aldermen: suburban aldermen

ChiTownWonder Sep 26, 2016 2:48 AM

Orland park
 
http://www.chicagotribune.com/suburb...826-story.html

aaron38 Oct 7, 2016 2:49 PM

Edison Park NIMBYs out in force. Guess they like paying high taxes.
https://www.dnainfo.com/chicago/2016...itano-heneghan

spyguy Oct 30, 2016 6:17 PM

The Main (Evanston) finally opened
https://s13.postimg.org/s7u99q5qf/14...30220544_n.jpg
grec_architects

the urban politician Oct 30, 2016 9:26 PM

^ Wow that is nice

emathias Oct 30, 2016 11:11 PM

Quote:

Originally Posted by aaron38 (Post 7586772)
Edison Park NIMBYs out in force. Guess they like paying high taxes.
https://www.dnainfo.com/chicago/2016...itano-heneghan

Man, this is exhibit A on why local aldermen should not have the ability to block developments so easily. Too dense? Really?


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