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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. |
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 |
^^Meh, it's Winnetka, it kinda...fits there...I guess. Nice watercolors, though.
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^ Yeah, looks like LaGrange has been banished to the burbs.
Better than defacing downtown |
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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. |
That Tribune article is ludicrous.
This is the "skyscraper" that Clarendon Hills residents are afraid of: http://www.88parkavenue.com/images/slideshow6.jpg |
^ 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.... |
^ Wow.
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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: |
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. . .
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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 |
^^^ Criminal, that is a MUCH nicer building.
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The entire Glen Ellyn McChesney proposal is located here. A lot of renderings, concept photos:
http://glenellyn.org/Economic_Develo...V%20110815.pdf |
:haha::haha::haha:
All that shit about the golden ratio is priceless... |
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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. |
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. |
Based on the rendering and developer (Ranquist), I'm assuming this will be a Miller Hull building. 28 units + retail
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Ahhh, Fuck.
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The article quotes Northworks because they were at the meeting. |
^^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 |
WOW, love that OP proposal.
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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.
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7th & State - Geneva
202 apartments, retail, parking garage http://s16.postimg.org/isn5m3bol/website_photo.jpg |
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. |
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
(And shouldn't this be in the suburban downtown thread?) |
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Another Elmhurst development...that actually looks good.
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^ A welcome change indeed - thanks spyguy.
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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. |
Some interesting tidbits in the Tribune article on Opus
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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) |
^ 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. |
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New TOD planned next to Naperville 4th Ave Metra station (east side of Burlington Square)
http://i65.tinypic.com/2435nbr.jpg |
The Marquis on Maple - 55 units
940 Maple, Downers Grove http://s32.postimg.org/4fz4nt6hh/Marquis2_600x300.jpg |
^ What the hell, is that the Ghostbusters car parked in front of the garage?
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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. |
University of Chicago Medicine Center for Advanced Care
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The York Building, Downtown Elmhurst, 8-1-16.
Foundation work. http://i64.tinypic.com/124ho4i.jpg http://i68.tinypic.com/3304bo7.jpg |
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There's only one thing worse than Chicago aldermen: suburban aldermen
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Orland park
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Edison Park NIMBYs out in force. Guess they like paying high taxes.
https://www.dnainfo.com/chicago/2016...itano-heneghan |
The Main (Evanston) finally opened
https://s13.postimg.org/s7u99q5qf/14...30220544_n.jpg grec_architects |
^ Wow that is nice
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