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Not to mention the completion of the flyover/RPM in Edgewater/Uptown |
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[QUOTE=ChiPlanner;9130187]Aka whenever they get serious about a circle line again, which likely won't happen till after:
New here... What is the Circle Line exactly? :help: |
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https://www.chicago-l.org/plans/imag...outingPlan.jpg |
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nice infrastructure built all over the place
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Another meeting is planned for March 24th at 6pm. Here's the registration link: https://cityofchicago-org.zoom.us/we...SxeDnx9EjUMrBw
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Zoning app is online and there are a bunch of interesting tidbits: https://chicago.legistar.com/Legisla...vanced&Search=
- Unit increase to 2,656 units, parking ratio will be about 50% - Another 1,372 units will be reserved for future development on the rest of Moody's campus. So, the zoning app is requesting a total of 4,028 units. - Max building height increased to 695 ft (BVictor1, you got your wish) - A combination of 491 on/off-site affordable units |
^ Great info!
Awesome news regarding the height increase of the tallest tower. 4000 units is a ton of density, but no doubt the site can handle it. The site is sandwiched between the red line subway and brown/purple elevated, and a 15 min walk from the largest CBD in the Midwest. |
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Looks amazing. Typical YIMBY stuff but wish it were taller (especially the southern buildings) and overall less parking, but this will drastically improve the area. Would also be hopeful for a less glassy redesign of the taller towers... or at least eliminate the sections of sheer glass. But I imagine a revision could come between now and 2029 :)
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Yes I did, and then some. I love the density increase and I'm loving the fact it'll be on the east side of Wells. An extended Wells Street canyon to the north with this development. The height increases on 300 & 310 W. Oak are great! 321 W. Walton saw a height increase, as did 920 N. Wells and 878 N. Wells. I'm keeping my eye on 205 W. Oak as it shrank, and I don't like the design. It funny because TUP's comment in the Boom Rundown regarding Fulton Market... Quote:
And while 3000 apartment might not be built there in 3 years, I'll bet that's how many will be planned out over there. Here we're getting about a 68 unit bump with the potential for 1,372 more in "a future phase". The unit count went up for the Michael Reese proposal by nearly 2000 between application submission and plan commission approval. I love the bullishness... |
Perhaps a bit of a cynical take, but could be the city thirsting for tax revenue. With the high value parcels to the west being encumbered with affordable/public housing requirements near or above 50% of total units, the city is merely shifting demand for luxury housing (and the "lost" tax revenue) to these parcels. Either way, it's nice to see the bump. Will drastically change this corner of downtown.
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ZOOM Meeting just concluded.
Not really any new news. The developer stated they'd like to begin phase 1 work later this year. Plan Commission date is TBD..... Some townhomes were removed for a 2.5 acre park. The 1300 units east of Wells is a total future phase and Moody or whomever they chose to develop will have to back before plan commission at that time. Only the bulk density for that Subarea is being approved. |
On the May plan commission agenda:
A proposed Residential-Business-Institutional Planned Development, submitted by North Union LLC and The Moody Bible Institute of Chicago, for the properties generally located at 142-172 West Chicago Avenue, 800-934 North LaSalle Drive, 132-314 West Walton Street, 801-921 and 828-950 North Wells Street, 201-315 and 230-314 West Oak Street, 859-1037 and 930-1036 North Franklin Street, 210-232 West Chestnut Street, and 200-210 West Institute Place. The applicants are proposing to rezone the site from Institutional Planned Development #477 and C1-3 (Neighborhood Commercial District) to DX-5 (Downtown Mixed-Use District) and then to a Residential-Business-Institutional Planned Development to permit (i) the continued institutional use of the Moody Bible Institute and the future development up to 1,372 dwelling units on the Moody site (Subareas A and D) and (ii) the construction of a multi-building planned development consisting of 2,656 dwelling units and approximately 1 parking space per 2 residential units. A 0.57 FAR (Floor Area Ratio) bonus will be taken and the overall FAR of the planned development will be 5.57. PD Application |
^ 1 parking space for 2 residential units...hmmm..
That’s not horrible, but for a dense transit rich area like that, it’s still a fairly high parking ratio |
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Hopefully they do it like One Chicago where it's convertible later
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Much of the parking is underground (unusual for Chicago) so I don't know what they would convert it to. Only a few buildings have real parking podiums.
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One Walton has below grade as well. Man they really love a lot just west of state :D |
APPROVED BY PLAN COMMISSION
-commissioners praised the project. -Alderman Tunney bitched about the height of the north towers, but supported the project in the end. https://pbs.twimg.com/media/E12OJFEV...jpg&name=large |
This is not Tunney. It's 27 - Burnett. Love that old town gerrymander mess. Tunney is east Lakeview.
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Awesome news!
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So is this basically the last step before someone steps in to actually re-develop the land west of the Brown Line tracks (ie, Cabrini)? Hopefully all at once so they can fix the street grid too.
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The CHA is on their own timeline for redevelopment (and they won't tell anyone what that is). More infill around Cabrini will not make them move any faster. But yes, theoretically they will rebuild the street grid: https://www.chicagoarchitecture.org/...ns/page-23-10/ Basically CHA is expecting private developers to do all the work of not only building but financing any new construction, and the whole area is covered by a court-ordered consent decree so building purely market rate is not an option. That means developers are stuck turning to limited funding source like LIHTC that are massively oversubscribed. There's just no resources to subsidize low-income housing. |
^ Do micro units count? Can they get zoning to add additional market rate units on top? Can they build the affordable housing elsewhere?
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Oh, and the kicker - 50% of the developer fee that is supposed to compensate the developers for their efforts must instead go to the Cabrini Green Local Advisory Council, who use the money as a slush fund for personal expenses. https://chicago.suntimes.com/2020/7/...e-carol-steele |
Well, those requirements don't apply to developments outside of CHA land. So there have been several market-rate projects in the Cabrini area on privately-owned land (Xavier, Basecamp townhomes, SL by Belgravia, stuff along Larrabee). The only requirement they faced was a 20% affordable requirement instead of the 10% ARO that applied elsewhere in the city. No public housing requirements for those, although CHA can and has purchased/rented a few units in those buildings at market rate to house their tenants. But now the 20% affordable has been formalized into the ARO citywide, so there is effectively no difference between the Cabrini area and the rest of the city assuming your site is privately-owned.
The gas station at Division/Halsted is on private land so they could have easily done housing or mixed use there, they just didn't want to. The zoning is B3-5 which would have allowed some pretty dense housing. The requirements here are super complicated and honestly make my head spin sometimes. That said, the CHA land is horrifically screwed up by the consent decree which is basically tailor-made to ensure that the land doesn't get redeveloped. |
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102 units nearing completion now: https://chicagoyimby.com/2021/03/con...orth-side.html recent article on the topic of CHA and TIF usage: https://www.bettergov.org/news/city-...ransformation/ |
^ Holsten is still churning away on the ParkSide development that was started 15 years ago and it's still not done. I'm not sure how the dude makes it work but it seems like he is the only developer willing to put up with all the BS.
Officially the Cabrini redevelopment (including all 1800 public housing units) was supposed to be done by 2022... I'm gonna put $10 down that that won't happen... |
Saw soil testing in progress in the parking lot at 920 N Wells this morning
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Is there a rendering of the building going up at 920 N Wells yet?
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^ Thanks!
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That presentation and rendering is old. Page 33 of this presentation has a more recent rendering: https://www.chicago.gov/content/dam/...2421_final.pdf
920 N Wells looks like the original design for 640 N Wells that I always wanted |
Looks like 205 W Oak got a haircut, now at 475'. Lost a 500 footer with the newer site plan. But the two taller towers got 10 stories added to each, bumping them up to 620' and 695'. I'll take that trade.
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I didn't realize JDL also did 640 N Wells which is one of my favorite shorter towers to go up recently. I already like 920 N Wells and think it could turn out similarly well.
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JDL purchased their first batch of land for this. The first building I'd scheduled to break ground in March
https://www.chicagobusiness.com/comm...ible-site?s=09 |
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https://s3-prod.chicagobusiness.com/...letchinger.jpg |
So the first building will be 920 N. Wells
https://uniim1.shutterfly.com/ng/ser...126615/enhance https://uniim1.shutterfly.com/ng/ser...126612/enhance |
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