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  #47801  
Old Posted Oct 5, 2020, 1:40 AM
BrinChi BrinChi is offline
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Originally Posted by ardecila View Post
Glad to see more infill on that Madison corridor. It's a shame so much of it is built without ground-floor retail, so it'll never go back to being a commercial corridor. That area of West Haven is really picking up, and there's plenty of room for new construction without displacing longtime tenants. The Pete's supermarket helps too, definitely makes the area a lot more livable.
There's been plenty of retail space available in buildings right around Western & Madison. Unfortunately, they've been very slow to fill up over the last 10 years. So it's understandable why new buildings like these (as exciting as they are for the area) would just say screw it. I think the city and county needs to reassess property taxes for retail, especially the kind we like with no parking lots. It needs to become much more affordable, especially for mom & pop businesses.
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  #47802  
Old Posted Oct 5, 2020, 2:20 AM
the urban politician the urban politician is offline
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The cost of land in that area must be cheap enough that these smaller developers are able to turn a profit on these condo projects.

Plus, the more of these projects get built the more they feed off of each other to make the area more appealing. Still lots of vacant land there but it does appear to be filling in, bit by bit.

It’s too bad that the Pete’s Fresh Market retail center is so suburban, but an urban design there probably would’ve been too much to ask for
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  #47803  
Old Posted Oct 5, 2020, 2:30 AM
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Originally Posted by the urban politician View Post
The cost of land in that area must be cheap enough that these smaller developers are able to turn a profit on these condo projects.

Plus, the more of these projects get built the more they feed off of each other to make the area more appealing. Still lots of vacant land there but it does appear to be filling in, bit by bit.

It’s too bad that the Pete’s Fresh Market retail center is so suburban, but an urban design there probably would’ve been too much to ask for
Yes but the suggestion of a tax break for stores with no dedicated parking sounds like something that is more immediately do-able. Is the property tax rolled into their rent ?
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  #47804  
Old Posted Oct 5, 2020, 4:47 AM
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They already pay less in taxes relative to the interior square footage of the business.

A typical triple-net lease for commercial spaces will pass the taxes directly to the tenant. Parking occupies land which is taxed. So, all things equal, an 8000sf taxpayer retail building with no parking should pay less tax than an 8000sf strip mall that also includes a parking lot.

That being said, most of the tax assessment is based on improvements (the building, basically) and not on the land itself. People since Henry George have been arguing that a “land value tax” would incentivize development on vacant parcels and discourage wasteful practices like landbanking and excessive parking.
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  #47805  
Old Posted Oct 6, 2020, 1:25 PM
the urban politician the urban politician is offline
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That kick ass website Chicago Yimby (AKA porn for urbanists and city construction nerds) is reporting that permits were issued and construction is soon to begin for the apartment project in Lakeview that replaces that Treasure Island grocery store.

When suburban style stores with parking lots get replaced by urban, dense, lot-line to lot-line buildings, I experience nirvana
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  #47806  
Old Posted Oct 6, 2020, 2:08 PM
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^ I believe the process will result in another parking lot, though... Optima agreed to tear down a bowtruss building that Best Western was using for indoor parking, this will make Optima's construction easier but may result in another surface lot.

I think in the long run Best Western wants to expand onto that lot, but who knows when that will happen?
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  #47807  
Old Posted Oct 6, 2020, 3:39 PM
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Originally Posted by the urban politician View Post
That kick ass website Chicago Yimby (AKA porn for urbanists and city construction nerds) is reporting that permits were issued and construction is soon to begin for the apartment project in Lakeview that replaces that Treasure Island grocery store.

When suburban style stores with parking lots get replaced by urban, dense, lot-line to lot-line buildings, I experience nirvana
My one knock about YIMBY is that sometimes they are behind. That building was issue permits a few weeks ago. There was a 2nd permit issued recently.
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  #47808  
Old Posted Oct 6, 2020, 4:04 PM
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My one knock about YIMBY is that sometimes they are behind. That building was issue permits a few weeks ago. There was a 2nd permit issued recently.
Yeah the demo has been done for months and site prep work is well underway
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  #47809  
Old Posted Oct 6, 2020, 8:29 PM
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So this is pretty interesting:


Booth Hansen/LMN Architects

https://news.uillinois.edu/view/7815/807140#image-1
(article is from March 12, 2020, before Covid shutdown)

The new Computer Design Research and Learning Center at UIC

"The University of Illinois Board of Trustees on Thursday took steps to advance important capital projects at two U of I System universities.

Trustees approved a $117.8 million budget for the new Computer Design Research and Learning Center at the University of Illinois at Chicago (UIC).

The 125,000-square-foot facility will be the new home of the university’s Department of Computer Science and will be designed to meet LEED Gold certification standards for environmental sustainability.

The new center will include a 1,200-square-foot robotics lab, 16,000 square feet of classroom space, and the interdisciplinary Electronic Visualization Laboratory (EVL). The EVL has developed and commercialized high-performance visualization and virtual reality systems such as the CAVE2 hybrid virtual reality environment employed by NASA in its ENDURANCE under-ice robotic exploration in the Antarctic."


I know this was part of UIC's long-term master plan, but the rendering is new to me, and I don't think it was ever posted here before. I like the design, personally.

I know that UIC has raised over $550 million of it's $750 million fundraising goal, in only about 2 or so years...not sure how Covid is impacting giving, but who knows?
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  #47810  
Old Posted Oct 6, 2020, 8:42 PM
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There is a construction fence, a few pieces of equipment and a few guys framing some basement walls on the SE corner of Halsted and Division today. Can't imagine it's for any of the larger scale projects we've seen on here in the past, but it's nice to see that intersection getting a little love.
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  #47811  
Old Posted Oct 6, 2020, 8:45 PM
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Originally Posted by KOgc View Post
There is a construction fence, a few pieces of equipment and a few guys framing some basement walls on the SE corner of Halsted and Division today. Can't imagine it's for any of the larger scale projects we've seen on here in the past, but it's nice to see that intersection getting a little love.
Sorry to burst your bubble, but the construction is for a gas station
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  #47812  
Old Posted Oct 6, 2020, 8:51 PM
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^ Interesting. I know Division St is set to be widened between Kingsbury and the Kennedy Expwy. I wonder if it's infrastructure work related to that?

Otherwise there was a retail proposal for that corner a few years ago, some kind of weird vertical mall.

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Originally Posted by Randomguy34 View Post
Sorry to burst your bubble, but the construction is for a gas station
Oh dang okay. This kinda sucks, but on the other hand this is already a super auto-centric intersection. Probably a lost cause. And we have been losing downtown gas stations slowly so it's expected we'd see a new one eventually.

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Originally Posted by sentinel View Post
I know this was part of UIC's long-term master plan, but the rendering is new to me, and I don't think it was ever posted here before. I like the design, personally.
Yeah, this is a cool design. I don't love how it attaches like a barnacle to Walter Netsch's awesome Science & Engineering Building, though. UIC has plenty of parking lots they could develop before wedging buildings in awkwardly like this. It does seem like Booth Hansen is treating Netsch's work as respectfully as they can, though... I like this atrium built in the interstitial space, where they treat Netsch's prism-shaped column like a sculpture.
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  #47813  
Old Posted Oct 6, 2020, 10:36 PM
bgsrand bgsrand is offline
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Isn't there already a gas station at this corner to the north of Division? A BP I believe..
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  #47814  
Old Posted Oct 6, 2020, 11:21 PM
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I didn't see an address on the uic thing?
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  #47815  
Old Posted Oct 6, 2020, 11:29 PM
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Here are some more photos from LMN Architects, the design architect (I suspect Booth Hansen is the local AOR):









https://lmnarchitects.com/project/co...ois-at-chicago

The last image makes it clear that this is really more of an addition to the existing engineering building, rather than a new, standalone building.
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Last edited by sentinel; Oct 6, 2020 at 11:52 PM.
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  #47816  
Old Posted Oct 7, 2020, 3:08 PM
Goose Island Guru Goose Island Guru is offline
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Isn't there already a gas station at this corner to the north of Division? A BP I believe..
Yes, and this new one is owned by the same person / family.
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  #47817  
Old Posted Oct 7, 2020, 3:32 PM
RedCorsair87 RedCorsair87 is offline
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Quote:
Originally Posted by sentinel View Post
So this is pretty interesting:


Booth Hansen/LMN Architects

https://news.uillinois.edu/view/7815/807140#image-1
(article is from March 12, 2020, before Covid shutdown)

The new Computer Design Research and Learning Center at UIC

"The University of Illinois Board of Trustees on Thursday took steps to advance important capital projects at two U of I System universities.

Trustees approved a $117.8 million budget for the new Computer Design Research and Learning Center at the University of Illinois at Chicago (UIC).

The 125,000-square-foot facility will be the new home of the university’s Department of Computer Science and will be designed to meet LEED Gold certification standards for environmental sustainability.

The new center will include a 1,200-square-foot robotics lab, 16,000 square feet of classroom space, and the interdisciplinary Electronic Visualization Laboratory (EVL). The EVL has developed and commercialized high-performance visualization and virtual reality systems such as the CAVE2 hybrid virtual reality environment employed by NASA in its ENDURANCE under-ice robotic exploration in the Antarctic."


I know this was part of UIC's long-term master plan, but the rendering is new to me, and I don't think it was ever posted here before. I like the design, personally.

I know that UIC has raised over $550 million of it's $750 million fundraising goal, in only about 2 or so years...not sure how Covid is impacting giving, but who knows?
I dig it. Anyone know when the UIC Performing Arts Center breaks ground?
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  #47818  
Old Posted Oct 7, 2020, 3:48 PM
Chi-Sky21 Chi-Sky21 is offline
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Originally Posted by Goose Island Guru View Post
Yes, and this new one is owned by the same person / family.
Talk about cornering the market..... Maybe they sell the land for the other one once the new one is built. If someone could combine that chunk of land with the section along the river...could put up something pretty decent on the river and nobody would probably complain.
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  #47819  
Old Posted Oct 7, 2020, 4:15 PM
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I dig it. Anyone know when the UIC Performing Arts Center breaks ground?
I have not seen anything about construction start since they announced the winner last year. Probably still in fundraising phase. I think it was budgeted at around $70-90 million, or something like that.
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  #47820  
Old Posted Oct 7, 2020, 4:30 PM
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Talk about cornering the market..... Maybe they sell the land for the other one once the new one is built. If someone could combine that chunk of land with the section along the river...could put up something pretty decent on the river and nobody would probably complain.
I don't think they have any desire to close the existing one. It's actually a gas station with a mini strip mall in it, there used to be a really good pizza place in there and a place called "Just Turkey", lol.

Possibly has to do with the snarled traffic at that intersection, it's sometimes difficult to get in/out of the gas station especially if you're going NB on Halsted or EB on Division... a gas station kitty-corner is easier to pull into from those directions.

Personally I am sad that the City didn't buy up the old Milwaukee Road tracks through here. We could have had a streetcar/light rail line from Merchandise Mart to Wrigley Field, through the west part of Lincoln Park. The north part would duplicate the Red Line a little but the south part could have been a great impetus for walkable, dense redevelopment in River North, Cabrini and North/Clybourn areas. Instead we got 3 decades of urban Schaumburg and the traffic congestion to go with it. Hopefully the city does not repeat this mistake with the North Branch and actually builds the transitway they keep talking about.
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