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-   -   CHICAGO | Hyde Park Development (https://skyscraperpage.com/forum/showthread.php?t=199386)

untitledreality Dec 9, 2012 4:12 AM

Quote:

Originally Posted by spyguy (Post 5930434)

And kind of unrelated, but an awesome photo of the new University of Chicago campus:
http://img543.imageshack.us/img543/8...21208at104.png
Tom Rossiter

That photographer has some really fantastic work, I recommend everyone to give it a quick look.

Zerton Dec 11, 2012 10:26 AM

Studio Gang does seem to have issues with podiums. The podium of Aqua is really abysmal from ground level. The entrance is understated for such a beautiful tower. They had similar issues in the Prentice competition entry.

It reminds me a lot of Lake Point Tower. These podiums are great when you're on top of them, but from the street they are monolithic and anti-pedestrian.

Ch.G, Ch.G Dec 12, 2012 12:26 AM

Quote:

Originally Posted by Zerton (Post 5933454)
The podium of Aqua is really abysmal from ground level. The entrance is understated for such a beautiful tower.

I quite like Aqua from ground level:

http://www.arnewde.com/wp-content/up...ts-500x330.jpg
source

Even if you're not thrilled with it, "abysmal" seems like an exaggeration. (And since when does "understated" have negative connotations?)

Quote:

Originally Posted by Zerton (Post 5933454)
They had similar issues in the Prentice competition entry.

Huh? Studio Gang completely preserved the existing building (Miesian "podium" and all) in their concept rendering for the NYT.

Ch.G, Ch.G Dec 19, 2012 1:07 AM

Trying to lessen spyguy's load...

https://sphotos-b.xx.fbcdn.net/hphot...98822798_n.jpg

https://sphotos-a.xx.fbcdn.net/hphot...09528535_n.jpg

https://sphotos-b.xx.fbcdn.net/hphot...33957881_n.jpg

https://sphotos-a.xx.fbcdn.net/hphot...41071584_n.jpg

All images from Harper Court's Facebook page.

LouisVanDerWright Dec 19, 2012 2:32 AM

I really like how this one is turning out. The glass and precast both look top notch. Nice to see a different color of glazing than all the blue we've been getting for years. I really like the mint and seaweed green colors of the glass and how "flat" and relatively non-reflective it is. The whole facade so far has very fine, clean details.

Ch.G, Ch.G Dec 19, 2012 5:08 AM

^ Couldn't agree more.

ardecila Dec 19, 2012 7:09 AM

The precast is too fussy IMO. They have a huge variation in panel size and relief; the color variation is too much. Love the glass though, especially how they're using butt-glazed and mullions together.

The Pimp Dec 19, 2012 3:27 PM

Hyde Park.... beautiful!

sentinel Dec 19, 2012 4:32 PM

Quote:

Originally Posted by ardecila (Post 5943787)
The precast is too fussy IMO. They have a huge variation in panel size and relief; the color variation is too much. Love the glass though, especially how they're using butt-glazed and mullions together.

:sly: You'd prefer the boring, derivative stylings of the Ritz-Carlton residences variation? Frankly I think it's nice and it's pretty accurate per the renderings which have been released, and once those rectangular gaps have been filled in it will add a nice touch of color along every facade.

http://img189.imageshack.us/img189/1630/hc4a.jpg

ardecila Dec 19, 2012 7:49 PM

Oh crap, I thought those were windows. Eek.

Yeah, I'd prefer a subtler effect. I like the staggering of panel sizes and depths, just not the array of different shades. I don't know what that has to do with Ritz-Carlton, though?

Busy Bee Dec 19, 2012 9:16 PM

I don;t think those panels are too "contrasty" at all. It'll look good when its all finished.

untitledreality Jan 6, 2013 8:12 PM

A few cell phone pictures from yesterdays gloomy weather.

Harper Theater Renovation

https://lh6.googleusercontent.com/-a...T_IMAG0772.jpg


Akira Flagship

https://lh6.googleusercontent.com/-F...T_IMAG0776.jpg


Harper Court + Hyatt

https://lh6.googleusercontent.com/-u...T_IMAG0770.jpg
https://lh6.googleusercontent.com/-i...T_IMAG0773.jpg
https://lh4.googleusercontent.com/-T...T_IMAG0775.jpg
https://lh5.googleusercontent.com/-p...T_IMAG0778.jpg
https://lh6.googleusercontent.com/-l...T_IMAG0779.jpg
https://lh5.googleusercontent.com/-3...T_IMAG0780.jpg

Rizzo Jan 7, 2013 12:41 AM

Great update!

Seeing this makes me think I'm looking at a busy downtown corner. I really like this density

https://lh5.googleusercontent.com/-p...T_IMAG0778.jpg

eaguir3 Jan 7, 2013 3:31 AM

Can't wait to see City Hyde Park get off the ground, that shot will be even more epic. Its a bummer though they got rid of the taller structure.

spyguy Jan 7, 2013 4:34 AM

Quote:

Originally Posted by untitledreality (Post 5961763)
A few cell phone pictures from yesterdays gloomy weather.

Really awesome updates today. Thanks.

So Park 52 is closing very soon. I wonder if the owners will try to lease it out even though it's eventually slated to be demolished for one of the midrise apartment buildings.

ardecila Jan 7, 2013 7:34 AM

I'm surprised Busy Bee didn't beat me to it, but the typeface on the Harper Theater signage is kinda lackluster (Arial?). Still, the overall effect is very clean and stylish, especially with the argyle pattern in the brick.

The new windows on the liner building are great, too. Nice, hefty mullions with a good profile. They look appropriate.

markh9 Jan 16, 2013 8:09 AM

Loving how this project is turning out so far. Especially digging Harper Theater.

Speaking of the Harper, they just confirmed they're opening this Friday. If I have the time this weekend, I'm thinking of catching a movie and checking out the surrounding development. Looking forward to it.

Here are a few photos from the Harper Court Facebook page.

Looking NW from Lake Park Ave + 53rd:
https://sphotos-b.xx.fbcdn.net/hphot...25458449_n.jpg

Hyatt Place Hotel from the Harper Court office tower:
https://sphotos-a.xx.fbcdn.net/hphot...27241075_n.jpg

Harper Court office tower, looking south towards the Hyde Park Bank:
https://sphotos-a.xx.fbcdn.net/hphot...48357317_n.jpg

Photos by twitter user (and developer) @ChrisDillion.

ardecila Jan 17, 2013 6:44 PM

I didn't even realize that the arched entry into Hyde Park Bank would visually cap off the alley at Harper Court. Very cool.

spyguy Jan 27, 2013 5:31 PM

McMobil site development
 
There's a community meeting on January 30th at 7 PM to discuss plans for a mixed-use development on the McMobil site. This is apparently being built by the University and Mesa Development.

Harper Theater is now open. Still surprised that no retail tenant has been announced for that prime corner space.

http://img835.imageshack.us/img835/8...0757075064.jpg
Harper Theater/ Facebook
http://img23.imageshack.us/img23/517...3755213745.jpg
Harper Theater/ Facebook

Swicago Swi Sox Jan 27, 2013 5:47 PM

What's with that moose?

the urban politician Jan 27, 2013 7:27 PM

Quote:

Originally Posted by spyguy (Post 5989615)
There's a community meeting on January 30th at 7 PM to discuss plans for a mixed-use development on the McMobil site. This is apparently being built by the University and Mesa Development.

^ That's great news. A project of significant scale is much more likely to be financed with the University behind it. This is as opposed to the other projects (Antheus) in Hyde Park that have been sort of sitting there lingering.

We are in the midst of a time in Chicago when either very small projects (renovating a 2 or 3 flat) are going to happen, or very large ones (a highrise or large mixed use development) with single or multiple deep-pocketed players (or developers with excellent track records and good lender relations) are going to be involved.

Unfortunately, it makes things more difficult for the small time developer/entrepreneur who wants to break into the real estate development business. It also doesn't help that a lot of small banks in Chicago, which tend to take more risk, have collapsed (from this week's Crains).

spyguy Feb 1, 2013 8:31 AM

McMobil Development
 
http://img89.imageshack.us/img89/1691/image640x480.jpg

140 feet tall, 13 stories, 267 apartments, 30000 sf retail, 218 parking spots

More info here

Ch.G, Ch.G Feb 1, 2013 9:03 AM

Love it. Make it happen, Hyde Park.

the urban politician Feb 1, 2013 2:10 PM

WOW!

Definitely need to make this happen. I wonder what is holding up some of these private projects in Hyde Park these days? Hyde Park saw practically no construction (outside of the University) during the boom years, so I imagine there has to be demand brewing.

ardecila Feb 1, 2013 8:07 PM

That "practically no construction" is the problem; it's risky. Try getting a bank to lend to a project in a market with no new construction in decades. Remember that the Harper Court project is hotel, retail, and office - the residential tower isn't funded yet.

urbanpln Feb 1, 2013 8:16 PM

Quote:

Originally Posted by ardecila (Post 5997033)
That "practically no construction" is the problem; it's risky. Try getting a bank to lend to a project in a market with no new construction in decades. Remember that the Harper Court project is hotel, retail, and office - the residential tower isn't funded yet.

Yeah but I would bet you that the U of C is backing this deal since they owned the land and issued the RFP back in the summer.

SamInTheLoop Feb 1, 2013 8:20 PM

There are some really amazing things in the works for Hyde Park. I hope as many of them as possible actually move forward. Am I right though that the only one yet (of the larger residential or mixed-use projects) to get financing and reach construction has been Harper Court? I just hope at least one of the Studio Gang proposals makes it to fruition! Also, how do you write that article and not include the architect?! Anybody know? The developer is Mesa, so it's at least a positive that it's a developer with a (very) large-project track record.....

the urban politician Feb 1, 2013 11:08 PM

Quote:

Originally Posted by ardecila (Post 5997033)
That "practically no construction" is the problem; it's risky. Try getting a bank to lend to a project in a market with no new construction in decades. Remember that the Harper Court project is hotel, retail, and office - the residential tower isn't funded yet.

^ Banks have financed plenty of apartment rehab projects in recent years in Hyde Park (Del Prado just being one example). Clearly there is enough data present to determine market rents/occupancies, etc in the area to give lenders an idea of the risk.

In addition, there are many neighborhoods on the north side of Chicago that have had very little apartment new construction (at least major projects) in recent years. Again, the emphasis is on apartment construction, not condo construction.

So I'm not sure that the argument that "lack of new construction" as a reason why residential apartment building projects are slow to find financing in Hyde Park necessarily applies. Lenders care pretty much about 3 things: 1. how deep the pockets are of the borrower, 2. the borrower's history and experience, and 3. the likelihood that the project will generate enough income to pay the mortgage without default.

I see no reason why this determination can't be made pretty easily in Hyde Park just as in any other Chicago neighborhood. SamintheLoop, do you want to chime in?

cntodd Feb 2, 2013 2:51 PM

I quite like the new building. I would like to see some renderings from the street level to get a better sense of the height and how it will change the feel of the street.

I would also like to see some ideas for how they hope to change the park entrance across the street.

SamInTheLoop Feb 4, 2013 1:21 PM

Quote:

Originally Posted by the urban politician (Post 5997349)
^ Banks have financed plenty of apartment rehab projects in recent years in Hyde Park (Del Prado just being one example). Clearly there is enough data present to determine market rents/occupancies, etc in the area to give lenders an idea of the risk.

In addition, there are many neighborhoods on the north side of Chicago that have had very little apartment new construction (at least major projects) in recent years. Again, the emphasis is on apartment construction, not condo construction.

So I'm not sure that the argument that "lack of new construction" as a reason why residential apartment building projects are slow to find financing in Hyde Park necessarily applies. Lenders care pretty much about 3 things: 1. how deep the pockets are of the borrower, 2. the borrower's history and experience, and 3. the likelihood that the project will generate enough income to pay the mortgage without default.

I see no reason why this determination can't be made pretty easily in Hyde Park just as in any other Chicago neighborhood. SamintheLoop, do you want to chime in?


I agree with your assessment of what lenders find important, although it might also be a bit of a higher hurdle to be the first large, institutional quality apartment tower in a neighborhood or more general part of the city in many years. While I haven't looked at the fundamentals data for Hyde Park, my guess is it's either there already or just about to be supportive of the type of construction financing we're talking about (in addition to the main factors TUP mentioned)....

spyguy Feb 10, 2013 6:50 PM

More renderings of the McMobil development:
http://img829.imageshack.us/img829/130/mcmobil1.jpg
http://img26.imageshack.us/img26/7875/mcmobil2.jpg
http://img717.imageshack.us/img717/2171/mcmobil3.jpg

Also, the University is planning to build a new facilities services building at Cottage Grove and 52nd street. This must be in anticipation of eventually developing their existing building at 56th and Stony Island.
http://img834.imageshack.us/img834/5586/facilities1.jpg

ardecila Feb 10, 2013 7:46 PM

That's how you do an industrial building... The windows are carefully proportioned, there's good use of color and lighting, and a little glass entrance pavilion. If only the parking lot fence were equally well-designed.

The Park District could learn from this one... Their new fieldhouses are awful, awful, awful and yet they have the same basic design as this one.

Hopefully I'm not getting fooled by the rendering.

The McMobil building is sooo sweet too. I like how it references the jagged shape of the park and also provides a feeling of enclosure without blocking sunlight.

untitledreality Feb 12, 2013 2:00 AM

Quote:

Originally Posted by spyguy (Post 6009408)

Woah.

That is fantastic. Its big and its edgy and its powerful but it doesnt feel like a monolith looming over the park. I like it a lot... and this kind of proposal makes me hope UC becomes more involved with projects in Eastern HP where the precedent for high rises has been set in stone for over 75 years.

sentinel Feb 13, 2013 11:26 PM

Harper Court, Feb. 12
(images from their facebook page:
https://www.facebook.com/HarperCourt/photos_stream)

http://sphotos-b.xx.fbcdn.net/hphoto...56317174_n.jpg

https://sphotos-a.xx.fbcdn.net/hphot...17498163_n.jpg

Notice how the curtainwall ends in the middle of the image, probably to be continued when the next phase, the residential towers starts construction. I think that's supposed to be located in the void space, visible on the right.

markh9 Feb 16, 2013 7:33 AM

Harper Theater after dark:

http://i.imgur.com/ditzato.jpg

http://i.imgur.com/0Vcm2vb.jpg

sentinel Feb 27, 2013 7:01 PM

Harper Court, 02.26

https://sphotos-a.xx.fbcdn.net/hphot...80897051_n.jpg

https://sphotos-a.xx.fbcdn.net/hphot...48356580_n.jpg

From their facebook page:
https://www.facebook.com/HarperCourt/photos_stream

spyguy Mar 8, 2013 4:38 AM

http://img585.imageshack.us/img585/4...7907127745.jpg
Harper Court/ Facebook

Looks like there are a few more retail tenants: Red Mango frozen yogurt, Porkchop (like the restaurant on Randolph), and something called HP 53 in the Harper Theater building across the street.

f_m Mar 16, 2013 6:15 AM

Long-time lurker checking in here. The world-famous Hyde Park NIMBYs have deployed this crazy-ass flyer about the McMobil proposal:
http://www.hydepark.org/hpkccnews/McMobilflyerMar18.pdf
The best part is where they claim that it would cast shadows on Nichols Park... which is to the south.

I probably can't go to this meeting, but I would love it if some local kindred spirit went to shake it up a little.

the urban politician Mar 16, 2013 12:32 PM

Quote:

Originally Posted by f_m (Post 6054141)
Long-time lurker checking in here. The world-famous Hyde Park NIMBYs have deployed this crazy-ass flyer about the McMobil proposal:
http://www.hydepark.org/hpkccnews/McMobilflyerMar18.pdf
The best part is where they claim that it would cast shadows on Nichols Park... which is to the south.

I probably can't go to this meeting, but I would love it if some local kindred spirit went to shake it up a little.

^ Yay

NIMBY's won against U of C before not because of Aldermanic intervention, but because they voted a district dry and thus the University couldn't build a hotel. U of C eventually got their hotel.

the urban politician Mar 21, 2013 6:11 PM

Mar 20, 2013
Antheus seeks funding

By LINDSAY WELBERS
Staff Writer

City Hyde Park is one step closer to having its financial ducks in a row so construction can start.

The Jeanne Gang designed building was initially scheduled to begin construction in the fall of 2013 but financial hurdles delayed the project.

On Friday the City of Chicago Committee on Finance met to hear the Silliman Group’s request that the property at 51st Street and Lake Park Avenue be added to Enterprise Zone 6.

Illinois’ Enterprise Zone program intends to spur development and job creation in certain geographical regions in the state by relaxing regulations and granting tax incentives to developers who want to build in that area. There are currently 95 enterprise zones in Illinois, the maximum allowed under the law. The Illinois Enterprise Zone Act was signed in 1982 and intended to create growth in economically depressed areas.

To build City Hyde Park, Silliman is requesting that the property be added to the enterprise zone that extends across the South Side as far west as Central Park Avenue and as far south as 123rd Street.

The only Hyde Park properties currently in the enterprise zone are at the corner of 47th Street and Lake Park Avenue. If the state approves the change, the enterprise zone will extend south down Lake Park Avenue to include the property where the Village Shopping Center currently sits.

Joining the enterprise zone would allow Silliman to save millions of dollars on sales tax for building materials and some utilities. It also would make City Hyde Park eligible for certain tax credits, including income tax. It would also be eligible for tax deductions.
The City Hyde Park project was also recently warded $11 million in tax increment financing.

City Hyde Park, once completed, will be the home of the first Whole Foods on the South Side outside of the South Loop, along with space for medium box retailers and 180 apartments.

joeg1985 Mar 22, 2013 1:47 PM

^ Did they mean to write that it was supposed to start construction in the fall of 2012? Or is it really being pushed into 2014?

spyguy Apr 21, 2013 10:14 PM

http://imageshack.us/a/img42/7126/13...7298170397.jpg
Harper Court/ Facebook
http://imageshack.us/a/img5/5835/902...3063158517.jpg
Harper Court/ Facebook
http://imageshack.us/a/img11/5778/89...8413009319.jpg
Harper Court/ Facebook

spyguy Apr 21, 2013 10:24 PM

Shoreland Hotel conversion (plus underground parking)
http://farm9.staticflickr.com/8114/8...5bc1da40_c.jpg
former dorm and grand hotel (The Shoreland) by find myself a city to live in, on Flickr
How it will look in the future
http://imageshack.us/a/img19/9988/shoreland2.jpg

Lab School construction (plus a little piece of the daycare)
http://farm9.staticflickr.com/8106/8...b7dfd7e4_c.jpg
Early Childhood Center (Laboratory School) by find myself a city to live in, on Flickr
http://farm9.staticflickr.com/8125/8...fa7c886e_c.jpg
cantilevered (the University of Chicago Laboratory School's Earl Shapiro Hall) by find myself a city to live in, on Flickr

ardecila May 31, 2013 11:40 PM

Harper Court, looking good

http://img827.imageshack.us/img827/7...dwcmaaejcg.jpg

http://img199.imageshack.us/img199/4...fdcaaaeyjb.jpg

twitter/@ChrisDillion

Akira; pretty nice

http://img402.imageshack.us/img402/4...ign0425132.jpg

http://3.bp.blogspot.com/-ecwKWAVDrM...1600/akira.jpg
http://arcchicago.blogspot.com/2013/....html?spref=tw

Mr Downtown Jun 3, 2013 5:28 PM

Vue53 approved by Zoning Committee this morning.

the urban politician Jun 3, 2013 5:53 PM

^ Life rocks when NIMBY's lose

spyguy Jun 7, 2013 3:43 PM

http://imageshack.us/a/img822/1886/9...8847312911.jpg
Harper Court/ Facebook

spyguy Jun 10, 2013 11:13 PM

Looks like the design of City Hyde Park has changed
 
And if the renderings are correct, Michaels and Marshalls are joining the development:

http://imageshack.us/a/img543/6860/chp3.jpg
http://imageshack.us/a/img27/1276/chp1.jpg
http://imageshack.us/a/img441/3747/chp2.jpg

the urban politician Jun 11, 2013 12:09 AM

^ I love the design.

I don't mean to sound snarky here, but are they going to keep redesigning this thing or are we actually on our way towards putting some shovels in the dirt some time this decade?

Rizzo Jun 11, 2013 2:56 AM

I'm just glad the design hasn't been whittled down to a plain glass box. This looks really nice.


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