Please post developments and news articles on large condo developments of significant height (not just three floors).
DO NOT post subdivision cookie-cutter crap unless there is something marvelous about it, which will not be the case 99.9% of the time.

For suburban TOD see TUP's thread and for suburban Chicago info check BVictor's thread.

This thread is meant to showcase condo developments. Other acceptable posts could relate to downtown transformations, significant retail (not just strip malls), or some architectural marvel planned for the suburbs.

The reason I created the thread was to create a place for a lot of the interesting news articles I've run across for many months. It will probably become similar to Steely's Under 12 Story thread over at SSP in the sense that not too many of these buildings go above 12 floors, but there are many of 5-10 floors.

Anyway, I'll start adding to it as I go along. Feel free to post anything you see.
-----------------------------------------------------------------------

Recently Completed
Schaumburg Corporate Center III - 2002
184 ft, 18 floors
Schaumburg

Harrah’s East Chicago Casino Hotel - 2001
179 ft, 15 floors
East Chicago

Arlington Town Square - 2000
138 ft, 13 floors
Arlington Heights

Under Construction
Lombard Westin Hotel
223 ft, 19 floors
Lombard
http://img366.imageshack.us/img366/6782/imagewestinlombard3hy.jpg

Optima Old Orchard Woods
196 ft, 20 floors
Skokie
http://skyscraperpage.com/gallery/datax/554/6324optima_old_orchard_woods.jpg

Renaissance Schaumburg Hotel
187 ft, 17 floors
Schaumburg
http://skyscraperpage.com/gallery/datax/554/6324renaissance_hotel.jpg

Westin North Shore
181 ft, 17 floors
Wheeling
http://img388.imageshack.us/img388/128/westinnorthshore9sv.jpg

Condominium Residences at Seven Bridges
140 ft, 12 floors
Woodridge
http://skyscraperpage.com/gallery/datax/554/6324condos_at_7_bridges.jpg

Proposals
Joliet Towers
??? ft, 20 floors
Joliet
http://skyscraperpage.com/gallery/datax/554/6324joliet_towers.jpg

Le Meridien Chicago O’Hare
??? ft, 16 floors
Rosemont
http://img144.imageshack.us/img144/33/lemeridienohare5rndo2.jpg

Riviera Christian Living Resort
??? ft, 14 floors
Des Plaines
http://skyscraperpage.com/gallery/datax/554/6324riviera.jpg

Harlem-Ontario Apartments
??? ft, 14 floors
Oak Park
http://img502.imageshack.us/img502/7163/oakparkrendering041806homepg2u.jpg

Fairfield Inn
??? ft, 13 floors
Naperville

Wheaton explores downtown options

By James Fuller
Daily Herald Staff Writer
Posted Saturday, November 19, 2005

There are more than a few resale shops in downtown Wheaton that don’t yield a whole lot of foot traffic.

There are also more than a few buildings with no shops at all.

But, as Wheaton officials recently found out, there are also more than a few dollars available to do something about it.

A number of years ago, the city created a special tax district to funnel taxes collected from downtown properties back into the business district to help it grow and improve. That Tax Increment Finance District No. 2 is in solid financial shape, according to an analyst’s report commissioned by the city.

The report said the city essentially has $6 million to $10 million to continue rejuvenating the downtown area. Officials are already looking at ways to do that.

Mayor Jim Carr told residents at a forum this week that two downtown residential projects under construction are seeds for growth that will add more than 400 living spaces and a new pool of potential customers to the downtown.

Those are Courthouse Square, the conversion of the old courthouse and jail into luxury townhouses and condominiums and, across the tracks, Wescott Crossing in the former Bank One building, which includes retail and residential units.

The idea is to create the demand that will bring in the supply. For downtown Wheaton, the desired supply is retail shopping.

There are two moves afoot that will attempt to create retail space.

The first was the city negotiating to buy land just north of the downtown Jewel, property formerly occupied by the old Chicago Title Co. building.

Three plans came in this week envisioning various forms of a mix of retail and office space on the site.

“Two appear to be relatively simplistic and good,” City Manager Don Rose said at first glance. “One is very ambitious, much bigger than the other projects.”

Regardless of which project is ultimately selected, if any, the move to add a retail-office building on the site is exactly what downtown needs, said Carla Spielman of the Downtown Wheaton Association.

“There’s retail on that block already, but it’s been kind of off on its own, unfortunately,” she said. “Anything that’s going to tie in more retail on that block with office space to support that will be positive.”

The second move is also one Spielman said she supports.

The city has been engaged in a long legal battle to take two buildings along Main Street from their owner, Bob Sandberg. The city has already won the right to buy the buildings for a fair price, Rose said. The outstanding issue is what that fair price will be.

“These have basically been empty buildings for the last 20 years,” Rose said. “The occupancy of them by viable retail businesses is certainly the goal of the acquisition.”

Sandberg could not be reached for comment.

Making the buildings ready for occupancy could be difficult. One method would involve knocking them down and starting over. The second would involve intense renovation, similar to the work done on the Atten Building, which is currently occupied by Quiznos sub shop and other businesses.

Renovations to the façade and other parts of the building have gone on for months now and resulted in litigation. Quiznos has sued the landlord, Jim Atten, for issues stemming from the ongoing construction.

Still, Rose is hopeful other businesses and landlords make use of the money available in the TIF district for similar work.

“That litigation is something between the tenants and the owner,” Rose said. “Unfortunately, like so many of our buildings downtown, there’s been limited maintenance and enhancement to that building over the years. You get to the point where you have to make some significant repairs, but that building has gone from a third-rate building to a first-class building.”

City officials and the city council will be reviewing the plans for the old Chicago Title site in the coming months. When the litigation for the Sandberg buildings are complete, the city will request similar proposals from developers for those sites.

Here's Courthouse Square:
http://img512.imageshack.us/img512/5752/courthousesquare6eq.jpg

^ Wasn't the red brick courthouse most recently part of the "National-Louis University" vocational school. I think another building of that school is still visible on the far left in that picture.

I'm so glad they're keeping that old brick building, as its own of the most beautiful buildings in that area.

It's an important building I suppose. Rather nice looking too. I love how those Wheaton people went to Naperville at midnight and stole the county records and brought the county seat back to Wheaton.

^ explain?

http://patsabin.com/dupage/courtrecords.htm

Just stumble on this story. From the Daily Herald:
Developer wants to go up, not out, in Lisle

Developer pitches 22-story complex for vacant office park along Warrenville Road

By Michael Wamble
Daily Herald Staff Writer
Posted Wednesday, November 23, 2005

A 22-story condominium complex? In Lisle?

Walter A. Rebenson says he’s convinced such a project could work and would attract more people — and eventually more business — to the village.

Rebenson, vice president of development for Arlington Heights-based Avalon Bay, has lofty dreams for a $118 million complex with high-end condos and rental units that would be built in a long-vacant office park along Warrenville Road near the North-South Tollway.

But some leaders wonder whether 22 stories is too high. The building would be one of the tallest in DuPage County.

By comparison, the landmark tower in Oakbrook Terrace is 31 stories and the Hyatt Lisle is 13.

“The project is unique for what we have here in Lisle,” Community Development Director Tony Budzikowski said.

Even the main architect, Patrick FitzGerald, initially described the project as an “interesting challenge” given its location next to the Route 53 entrance ramp to the tollway.

But FitzGerald and Rebenson say the height is needed to preserve nearby open space.

“We can’t keep developing out and gobbling up land,” Rebenson said.

So instead of out, he wants to go up.

Though it’s just a concept, Mayor Joseph Broda said it’s an idea worth pursuing given the site’s proximity to Lisle’s Metra station.

As it now sits, Broda said, the location is “an eyesore.”

Such a change would require variances to codes. Lisle restricts the height of multi-family buildings to 50 feet, or about five stories.

“I’m not sure Lisle is ready for 22 stories,” Trustee Kim Brondyke told developers.

Others, though, see a towering landmark as a way to bring a mix of people and businesses to Lisle, much like plans to improve vacant space at the downtown corner of Main Street and Burlington Avenue.

A bistro?

A Starbucks?

Both were suggestions Trustee Joe Schmitt offered for the ground floor of the complex.

“It will also get us closer to get a critical mass of people,” who might frequent restaurants, bars and other Lisle businesses, he said.

Broda has a different idea.

“Before I’d have a Starbucks there, I’d have one downtown,” he said. “I don’t think retail would work there.”

When it comes to consumer traffic, Broda said, “I want them to walk downtown.”

^^Finally, someone that actually thinks about the consequences of suburban sprawl. Anyway, thanks for posting that cool article. I hope it goes through at the current amount of floors or more. Maybe other towns will see the benefits and take note.

New developments, some fee increases in Roselle’s future

By Kat Zeman
Daily Herald Staff Writer
Posted Friday, November 18, 2005


Roselle residents and business owners will see storm- water improvements, several new developments and probably some fee increases in the next year.

Mayor Gayle Smolinski, who delivered her annual State of the Village Address Tuesday at a Roselle Chamber of Commerce function at Spavone’s Ristorante in Bloomingdale, detailed a number of future changes to face the village.

Among the most noticeable will be the Gables development that features a new hotel, condos, retail space and a gas station at the corner of Gary Avenue and Lake Street. Another development, a project developed by Norwood Builders, will include retail space, condos and several rowhouses on Park and Main streets. Both projects should begin construction in the spring, Smolinski said. The village will also see its second Walgreens open, possibly in February, at Irving Park Road and Maple Avenue.

“Those projects are moving forward,” Smolinski said.

As for downtown redevelopment, the village will look at beautifying the old part of Main Street, from Prospect to Park streets. That could include streetscape and façade improvements, she said. But many residents are wondering about the development of the new downtown along Main Street, from Prospect to Roselle Road. The project was completed last year, but only one retail business has opened so far. Smolinski said the developer has lowered his rates but may be taking too long to close the deal with potential tenants.

“I call them regularly,” she said. “They need to jump on it.”

Besides development, the village plans to increase spending by roughly $600,000 to $700,000 for street improvements throughout the village. It plans to spend about $1.5 million next year. It also plans to make a number of water and sewer improvements. That includes upgrading its two sewer treatment plants and replacing old sewer pipes.

To help pay for it, the village will consider increasing its water and sewer rates by 95 cents per 1,000 gallons and its capital improvement surcharge by 80 cents. For the average resident, it means a total increase of about $10 per month on one’s water and sewer bill.

“It is never pleasant to raise taxes or fees,” Smolinski said. “It is especially not pleasant when the majority of improvements are something that the residents or business owners never see.”

But the village will not raise business license or alarm fees and plans to eliminate dog license fees, she said.

Well, looks like there is no point to all of these threads devoted to suburban development. We'll just make this the suburban thread and be done with it. A thread devoted exclusively to Transit-oriented Development in the suburbs was interesting to me, but it looks like this thread can easily take over that role

http://www.dailyherald.com/search/searchstory.asp?id=129150

Plan to ‘change the face of Addison’ wins approval

By Henry Stuttley
Posted Tuesday, December 06, 2005


In the coming years, Addison will possess what many towns already have: a downtown to call its own.

Saying it’s the single biggest project in the village’s history, Mayor Larry Hartwig is expecting the Town Center redevelopment project to change the entire town.

“Bring out the trumpets,” Hartwig said. “This may be the single-largest project that we will ever embark upon.”

“The expectation is that we will move ahead and it will change the face of Addison.”

Village officials appeared giddy after unanimously approving the roughly 125-acre redevelopment project at Monday night’s village board meeting.

Officials said the redevelopment project will revitalize the area around Lincoln Avenue, Chestnut Street, Green Meadows Drive and Moreland Avenue.

Several old and vacant buildings would have to be razed to make way for the $300 million in private development of condos, parks, office buildings, shops, boutiques, bookstores and restaurants in the designated area, said John Berley, director of Addison’s community development.

Addison is hoping to establish a special taxing district of between $10 million to $12 million to lure developers, but the designated area might not quite be 125 acres, Berley said.

Many condominium developers have already expressed interest in the plan, he said.

“We’re planning to move forward in a TIF that is close to 125 acres,” Berley said, adding the area may have a TIF district by next summer. “It depends on what the market bears.”

Although the village is expected to receive $500,000 over a 10-year period and sales tax income of $700,000, taxpayers may have to cough up between $10 million to $15 million for the project, Hartwig said.

He said he knows there will be major challenges ahead on the redevelopment project on the village’s east side, but that it will be worth the headaches.

“Anything that’s worthwhile will take some work,” Hartwig said at Monday’s meeting.

For more than a year, village officials have worked with business owners, residents on a solid plan.

Addison hired Naperville-based Hitchcock Design Group on a design plan and also conducted a market study on the demographics and shopping trends in the area.

Berley said he expects work to begin on the project by 2007. The entire plan may be complete within the next 20 years.

- edit

Not quite 12 floors, but 8 is decent enough. This is final phase of a larger development.

Highland Landmark V
Downers Grove, IL

http://img501.imageshack.us/img501/6065/coffexthighlal050dv.jpg
http://img501.imageshack.us/img501/3492/hl5mstrplanl7he.jpg

Size:
251,275 Sq. Ft.

Site:
6 Acres

Completion Date:
April 2007

Architect:
Opus Architects & Engineers, Inc.

I'll believe it when I see it... I used to work for Opus and was on the project management team for Highland Landmark IV in 2001. They have been trying to get this started for 4-5 years. The East-West corridor is just too saturated with empty office space.

http://img501.imageshack.us/img501/3492/hl5mstrplanl7he.jpg
Good god look at all that parking! That is disgusting. I find it hillaroius that they put in a "nature preserve" that is only a fraction of what the paved over space is just for cars.

We all need places to train our kids how to operate the family tank when they turn 16.

In other news...

This isn't the 20 story tower we've all been waiting for, but I thought it was really unique for the suburbs.

Mews of In-Town Glen Ellyn, Glen Ellyn
By Lucien Lagrange

8 condos + 24 townhomes
Courtyards, balconies, and get this, underground parking (Naperville residents will flock to see this marvel)

This development sits on the former Glen Ellyn News building of the historic downtown, and so it is close to all the shops and the Metra station.

Lagrange is also promising that each facade will be different, so we shouldn't worry about cookie-cutter crap.

http://img369.imageshack.us/img369/184/mews8nz.jpg

Believe it or not, that parking at Highland is garage parking (about 4 levels). The only reason the nature preserve is there is because it is wetland. It is nearly impossible to build on or abutting wetlands in DuPage County. Just South of the development is Midwestern University where a huge part of the site is also wetlands (I think they are hydraulically connected).

Found these all from Legat. I'm not sure of each individual project's current status, but these were all rather cool.

The Center of Northshore
Northbrook
http://img502.imageshack.us/img502/4646/portfolio0809wc.jpghttp://img502.imageshack.us/img502/6218/portfolio0824ep.jpg
http://img502.imageshack.us/img502/6135/portfolio0836yf.jpghttp://img502.imageshack.us/img502/1147/portfolio0840zc.jpg

Damn, Elgin is booming (for a suburb). Others should take note at their pro-development attitude.

Heard a lot about this one, seems like they're still on the "VIP" stage:
Fountain Square on the River (http://www.fountainsq.com/) (8 floors)
http://img516.imageshack.us/img516/5711/fountainsq6mf.png

Water Street Place (10 floors + 3 riverside restaurants)
http://img504.imageshack.us/img504/9339/portfolio0806kl.jpg
http://img504.imageshack.us/img504/4931/portfolio0817za.jpg
http://img504.imageshack.us/img504/614/portfolio0829fm.jpg

River Park Place (looks like 7 floors)
Combination of townhomes and condos
http://img518.imageshack.us/img518/231/townhomeillustration1qf.jpg
http://img518.imageshack.us/img518/5069/riverparkplace9xg.png


Demand is so great that the townhomes supposedly have strong sales and the condos were sold out before construction.

Here's the "Millennium Park" of Elgin that River Park Place looks out over:
Festival Park
http://img504.imageshack.us/img504/3470/fespark5bm.jpg

The central core has great bones but development and city services have focused on the periphery and its suburban development. Some progress has been made but mostly revolving around the casino. New Mayor Tom Weisner seems to be moving various development plans forward:

Lannert's plan (http://www.lannert.com/projects/urban/aurora/rivercity.html) for development along the river.

The project contains a mix of commercial, residential, and entertainment uses that will help to revitalize two areas on either side of the river. On the East Bank there will be an arena, entertainment center, hotels, a theatre, restaurants, and shops, as well as parking. The West Bank will see selected infill and other construction that keeps much of the existing urban core intact and uses it for inspiration for new buildings. A proposed shuttle system will link these areas with the Metra Station, and new parks and promenades will line the river's edge.

First step is too rebuild the downtown sewers. (http://www.suburbanchicagonews.com/beaconnews/top/2_1_AU27_SEWER_S1.htm) Like Chicago Aurora combines storm and sewage. Instead of a Big Dig reservoir they are splitting the systems.

Downtown project plan gets its first OK. (http://www.suburbanchicagonews.com/beaconnews/top/2_1_AU01_DOWNTOWN_S1.htm) This was parking lot and a few used up houses fronting the river.

An expansion of the Waubonsee Community College Campus is planned. The property on West Galena blvd. has been transferred from city to college but ground breaking has yet to occur.

^^Looks promising for future years. Thanks for posting all that.

Concerning that huge "Center of North Shore" project in Northbrook, does anyone know its current status? I tried Google but hardly anything comes up.

520 South Washington (http://www.520south.com)
Naperville (crazy, I know)
7 floors + surface AND underground parking available

http://img505.imageshack.us/img505/3086/ext29if.jpg

Pretty decent shape too. I'm hoping this will be the pandora's box of Naperville as developers realize how much money there is to be made with these towers.

I believe construction started this month:

520 South Washington (http://www.520south.com)
Naperville (crazy, I know)
7 floors + surface AND underground parking available

http://img505.imageshack.us/img505/3086/ext29if.jpg

Pretty decent shape too. I'm hoping this will be the pandora's box of Naperville as developers realize how much money there is to be made with these towers.

^Although I like a lot of the midrise/highrise development going on in many suburbs, I don't know what the appeal is on this one. Sure it's a midrise, but so what? Seems to me like it's just surrounded by parking and parkland, clearly not connected to an urban environment in which people can walk to get what they need. I'd rather see townhomes than something like this

Well looking at the area on Google provides little context. This space is too small for townhomes as it's surrounded by something on all sides In the back there is a river/ riverwalk (I think) and to the sides it's surrounded by either other residential buildings or office buildings/restaurants/stores/hotels- can't really tell- and their surface parking. Maybe just the rarity of something like this in Naperville is reason enough. If sales were good enough for construction, then there's hope for more of this stuff outside of a downtown area.

YAh that building is complete now. The location is actually just 2 blocks from downtown Naperville. So that provides the desireablity/urban thing

First Street Redevelopment Project (http://www.stcharlesil.gov/departments/cdd/firststreet.html)

Just south of Main St. on the west bank. Mixed use. The piano factory\mall has already been replaced by condos & townhomes. (That's two indoor malls that have gone tits up in St Charles. Odds on Charlestowne?) The rest of the area is a mismash of parking lots and past use by date light industrial, some of which has been converted into upscale retail. The Blue Goose is a long time family owned grocer which has stuck it out in downtown and will be moved and expanded. That's a plus. Most suburban downtowns have been redlined by the corporate supermarkets.

http://www.dailyherald.com/news/dupagestory.asp?id=140268

Housing projects clear hurdle

By Kathryn Grondin
Daily Herald Staff Writer
Posted Saturday, January 07, 2006

More opportunities are on the way for Lombard residents to live mere steps from restaurants and shops.

The village board gave an initial thumbs up Thursday night to two more developments that feature commercial space on the ground floor and residences above. One involves apartments for seniors and the other features condominiums.

The Pointe at Lombard would consist of 78 apartments for seniors above restaurant and retail space on the 200 block of West St. Charles Road. Mid-America Development Partners aims to build the four-story project in two phases on the roughly 1.1 acres.

The developer is seeking variations to some village building rules, including height to allow for an architectural tower for aesthetics. Also sought is permission for outdoor dining areas.

An auto repair shop and a three-unit residential building would be razed to make way for the new development.

“This is a good development for our downtown,” Trustee Steve Sebby said. “It’s moving in the right direction.”

The other project, called Prairie Path Villas, is a three-story building on the 300 block of South Main Street near the walking/biking trail. It would feature seven retail units and 36 condominiums with 60 underground parking spaces.

Sections of the Tudor-style building are distinguished by different types of brick and chimneys as well as some recessed storefronts.

Developer David George does seek exceptions to some village codes, such as building setbacks and height.

The village’s plan commission recommended approval of both projects subject to some conditions.

Trustees still must sign off on the projects and the votes are expected at the Jan. 19 board meeting.
----------------------------------


Another that's UC:
The Crossings at Franklin Park (http://www.thecrossingsatfranklinstation.com/)
6 floors
http://img503.imageshack.us/img503/2799/building052hj.jpg

Although very un-urban, suburban HQ can sometimes be interesting, especially if they are surrounded by lush landscaping. Take the former Spiegel, now Sara Lee HQ in Downers Grove, 3Com Midwest, and Allstate HQ.

This could be interesting.. I'd love to see a preliminary design. The article doesn't mention the architect, so maybe one hasn't been chosen yet (?)

HSBC North America chooses Mettawa for HQ

(Crain's) — In a boost to the suburban commercial real estate market, HSBC North America Holdings Inc. announced Monday it has chosen Mettawa as the site of its new 440,000 square-foot headquarters.

Ground-breaking for the structure will begin in spring 2006, with a completion date set for the first quarter of 2008, the company said. Mettawa is about 5 miles southwest of Lake Forest

The announcement is a big development in what has been a stagnant suburban market. The total square footage of 2005's large—lease transactions totaled 636,849 square feet in the fourth quarter, according to data from MB Real Estate.

In July, the company said it had a short list of about six potential sites close to its current head office in Prospect Heights.
Advertisement
Related Article Topics | Related Industry News

Related story: HSBC North America looking for new HQ

The company wouldn't comment on the other finalists for the site, but said the rationale for the Mettawa location had to do with logistics.

"Stats showed that 75% of our employees live in the northwest suburbs," says a company spokeswoman. "We wanted to retain our employee base and come up with a location convenient for them."

"I don't know that they had that many great choices," says Marilyn Lissner, senior director at Cushman & Wakefield, a suburban tenant representative. "If you really examine this market, the north has the least amount of vacancy. It was looking for quality site of that size that was ready for development, and those locations are very limited."

Ms. Lissner says that HSBC has a quality site with a quality developer in Hamilton Partners, the firm that also developed CDW's headquarters in neighboring Vernon Hills. She also says that the future building's location right off the Edens Expressway (I-94) will create a strong branding opportunity. "[HSBC] will be very visible in terms of maintaining their image and identity. They're in a corporate headquarters environment."

HSBC entered into a $15.5 billion merger with consumer finance firm Household International in 2003.

The new facility will allow the financial services firm to consolidate employees from its three current locations—Mt. Prospect, Prospect Heights and Deerfield—under one roof. About 2,400 employees will work in the building, which will accommodate 3,000. A spokesperson wouldn't comment on whether the firm has plans to hire additional people.

HSBC will lease the facility over a 13-year term, with the option of renewing the lease for up to 30 years. HSBC is represented by Jones Lang LaSalle.

^^Yeah. That's a pretty big move. Hamilton Partners...should be interesting since they're the big suburban developer.

Some more info on the building. HSBC has had some good buildings before. Maybe this could be a 12+ floor building? Let's hope :)

HSBC picks Mettawa for new headquarters
January 10, 2006
BY DAVID ROEDER Business Reporter

After a search covering the northern suburbs, consumer loan company HSBC Holdings PLC said Monday it has picked the Lake County town Mettawa as the site for its new corporate headquarters.

HSBC, which owns the Household Finance operation, said it will move to 28 acres along Interstate 94 starting in early 2008. The move will let the company consolidate about 2,400 workers now at four locations, the biggest of which is the current headquarters at 2700 Sanders Rd. in Prospect Heights.

Spokeswoman Anita Black said HSBC signed a 13-year lease with a renewal option for the northwest corner of I-94 and Town Line Road. Itasca-based developer Hamilton Partners owns the empty site and plans a 440,000-square-foot building for HSBC.

Black said the company is moving to put its work force together and because it needed modern space. The Prospect Heights facility, which is on a park-like setting, is about 30 years old, she said.

Other company locations to be phased out after the move include two in Mount Prospect and one in Deerfield, she said.

With ample space available in a sluggish suburban leasing market, many developers wooed London-based HSBC. The company said it evaluated more than 50 locations in Lake and northern Cook counties.

Some landowners with downtown office buildings to fill also tried for the business. But Black said "75 percent of our employees live in the northern or western suburbs and we wanted to minimize the inconvenience for them."

HSBC, which also operates the Beneficial brand, has about 6,100 employees in the Chicago area.

Its new home, designed by Wright Architects, is within Hamilton's Woodland Falls Corporate Center. Black said the building will have an energy-saving design and include employee amenities such as a fitness center and prayer rooms.

The Vernon Hills headquarters of computer retailer CDW Corp. is part of the same complex.

Michael Rolfs, a partner at Hamilton, said his company is in negotiations to place a hotel within the property. Long-term plans include a sit-down restaurant, he said.

Venetian Pointe (http://www.venetianpointe.com/)
Addison
4 floors

http://img28.imageshack.us/img28/3889/render8jn.jpg

http://www.dailyherald.com/search/searchstory.asp?id=140758

Sales brisk at Addision luxury condos
Posted Sunday, January 08, 2006

The RELM Group in conjunction with Greco PG Five Development started construction of Addison's first luxury condominium complex in August of 2005. Phase I has just one unit left and Phase II is available at pre-construction pricing and is 30 percent sold out.

Venetian Pointe is just east of Route 53 on Foxdale Drive and just north of Lake Street in the heart of the new "Downtown Addison".

Not your typical high-rise condominium development, these are two upscale 42-unit buildings which are identical in layout, construction material and design. They will be four stories high. Each will be constructed of pre-cast flooring panels with masonry demising walls and decorative brick with limestone exterior construction.

There are eight different floor plans to choose from (1 bedroom, 2 bedrooms, and 2 bedrooms with den) ranging from 1,000 to 1,700 square feet, with prices ranging from the low-200's to the mid-300's. Special features will include rounded balconies, indoor heated parking, elevator, security, fitness center, meeting/party room, 9- and 10-foot ceilings, Merillat maple cabinets, granite counter tops, Maytag and Jenn Air stainless steel appliances, Pella windows, Kohler plumbing fixtures, hardwood or ceramic flooring, high efficiency hydronic heating system along with low monthly assessments, that include gas, heat and water.

The design center and sales office, located at 1576 W. Lake St. Suite 103, Addison, is open Monday, Tuesday, Thursday from 9 a.m. to 5 p.m.; Wednesday and Friday from 9 a.m. to 7 p.m.; Saturday from 10 a.m. to 5 p.m., and Sunday from 10 a.m. to 3 p.m. For more information call (630) 250-4500 or visit www.venetianpointe.com.

Lincolnshire Place (http://www.lincolnshireplace.com/)
Lincolnshire
4 floors

http://img518.imageshack.us/img518/7641/bannertop1xt.gif

http://www.dailyherald.com/search/searchstory.asp?id=140752

Nothing small about Lincolnshire Place condos
Posted Sunday, January 08, 2006

Daniel Burnham is famous for saying "Make no small plans." Weiss Development Corp., a veteran builder and condominium developer in the Chicago area, has taken that phrase to heart.

At the newest of its communities - Lincolnshire Place Condominiums on the Village Green in Lincolnshire, floor plans feature nothing smaller that two bedrooms and no less than 1,785 square feet of living space in each residence.

"Whether you're talking about single- or multi-family homes, size is part of the equation when you're talking about luxury," said Helen Weiss, vice president of Weiss Development. "You can't offer a wealth of amenities in a studio condominium."

The seven floor plans at Lincolnshire Place range from the aforementioned 1,785 square feet up to an astounding 3,200 square feet - "and that doesn't include the balconies in each residence, which are often used to supplement the living space," said Weiss. Pre-construction prices are anticipated to range from $415,000 to $834,000 (prices and availability subject to change without notice). The community's 62 residences are offered within a single four-story building.

Weiss noted that multi-family living does not necessarily equate to a lesser lifestyle. "People have been living in luxury downtown for decades. We're giving them the opportunity to do the same in the suburbs, where many of our home buyers have already spent a generation." She added that the new community is going to be Lincolnshire's largest residential building, and its most luxurious to date.

"At sizes topping out at more than 3,000 square feet, these condominiums are larger than many single-family homes - plenty of room for the furnishings and accessories home buyers have spent years acquiring," said Weiss. "What they won't find, however, are the maintenance obligations that come with single-family homes."

Some of the residences at Lincolnshire Place will feature front porches, allowing private entries, while others will have private rooftop decks. Penthouse units will have volume ceilings and wraparound balconies (per plan). The community will feature an Infinity Terrace, adjacent to the building's exercise room and Resident's Club Room, and will offer residents an outdoor fireplace and grill as well as a southeast view of ponds, wetlands, woods, and an infinity-edge reflecting pool. Construction is projected to begin in Spring 2006, with first occupancy in fall 2007.

Lincolnshire Place will feature two separate entrances, each with its own elegantly furnished lobby, and three elevators (two passenger, one service). The aforementioned Resident's Club Room will have its own kitchen, large-screen television and surround sound. Other building amenities include closed-circuit security access, a fitness room, bicycle room, individual storage lockers and 114 parking spaces.

The Weiss Development sales center is situated at Lincolnshire's Village Green North Retail Center on Olde Half Day Road, a block north of Route 22 and one block cast of Milwaukee Avenue. Office hours are 11 a.m. to 5 p.m. daily. For more information, call (847) 821-8080 or visit the company's Web site at www.riversedgebyWDC.com.

---------
River's Edge (www.riversedgebyWDC.com)
Vernon Hills
4 floors?

http://img354.imageshack.us/img354/7817/rendering8rm.jpg

http://www.dailyherald.com/news/cookstory.asp?id=142232

Major expansion plan presented for Northwest Community

By Sheila Ahern
Daily Herald Staff Writer
Posted Thursday, January 12, 2006

Northwest Community Hospital officials want to build a new eight-story patient tower along with a seven-story parking garage.

The Arlington Heights plan commission looked over the plan at an informal committee meeting Wednesday. No vote was taken.

Currently, the hospital has more than 500 beds. The addition would add another 200 beds, but the hospital’s total bed count would stay about the same, said Blaine Krage, a hospital spokesman.

“We’re changing a lot of the semiprivate rooms we have to private rooms, so the hospital bed count won’t go up much,” he said.

The hospital is located at 800 W. Central Road and the proposed expansion would be along Central Road. A mental health building on the site will be torn down to make room for the expansion, Krage said.

The proposed 246,000-square-foot patient tower would be at the south end of the hospital and would also include a 20,000-square-foot addition to the emergency department on the hospital’s first floor. A new 11,000-square-foot sally port for up to 12 emergency vehicles is also planned, according to village staff reports.

The hospital is also planning a third parking garage of 780 stalls for the northeast corner of the hospital. The garage would be seven stories — two underground and five above ground.

An increased number of patients over the past several years spurred the need for the expansion, Krage said.

“Our number of patients has increased faster than any other hospital,” he said. “We have the busiest emergency room in the northwest suburbs.”

Besides village approval, the hospital will also need approval from the state Health Facilities Planning Board, Krage said.

The expansion should be completed by 2010, he added.

The early expansion plans were well received by village planners, but more information will be needed before the staff makes a formal recommendation, said Village Planner Matt Dabrowski.

Plan commission members also gave the idea an early nod of approval.

“I like what you’re doing here,” said plan commission member Bruce Green. “It’s a nice looking building.”

Northwest Community Hospital is the state’s fifth largest hospital and opened in 1959. The last major addition was completed in 2001, Krage said.

Some more info on the building. HSBC has had some good buildings before. Maybe this could be a 12+ floor building? Let's hope :)

HSBC picks Mettawa for new headquarters
January 10, 2006
BY DAVID ROEDER Business Reporter

After a search covering the northern suburbs, consumer loan company HSBC Holdings PLC said Monday it has picked the Lake County town Mettawa as the site for its new corporate headquarters.

HSBC, which owns the Household Finance operation, said it will move to 28 acres along Interstate 94 starting in early 2008. The move will let the company consolidate about 2,400 workers now at four locations, the biggest of which is the current headquarters at 2700 Sanders Rd. in Prospect Heights.

Spokeswoman Anita Black said HSBC signed a 13-year lease with a renewal option for the northwest corner of I-94 and Town Line Road. Itasca-based developer Hamilton Partners owns the empty site and plans a 440,000-square-foot building for HSBC.

Black said the company is moving to put its work force together and because it needed modern space. The Prospect Heights facility, which is on a park-like setting, is about 30 years old, she said.

Other company locations to be phased out after the move include two in Mount Prospect and one in Deerfield, she said.

With ample space available in a sluggish suburban leasing market, many developers wooed London-based HSBC. The company said it evaluated more than 50 locations in Lake and northern Cook counties.

Some landowners with downtown office buildings to fill also tried for the business. But Black said "75 percent of our employees live in the northern or western suburbs and we wanted to minimize the inconvenience for them."

HSBC, which also operates the Beneficial brand, has about 6,100 employees in the Chicago area.

Its new home, designed by Wright Architects, is within Hamilton's Woodland Falls Corporate Center. Black said the building will have an energy-saving design and include employee amenities such as a fitness center and prayer rooms.

The Vernon Hills headquarters of computer retailer CDW Corp. is part of the same complex.

Michael Rolfs, a partner at Hamilton, said his company is in negotiations to place a hotel within the property. Long-term plans include a sit-down restaurant, he said.


im sure you know its pronouced mettaaaawaaaa,
and not metuwuh, the snouty residents there will correct you if you dare to utter the incorrect pronunciation,
wonder what street they will be on?

Acadia on the Green (http://www.newenglandbuilders.org/Acadia.html)
Downers Grove (downtown)
3-4 floors

http://img516.imageshack.us/img516/1347/mainstviewpop8wh.jpg
http://img516.imageshack.us/img516/8752/burlingtonviewpop1rf.jpg
http://img516.imageshack.us/img516/5509/curtissviewpop4vl.jpg

Oakview Estates Condos (http://www.oakviewestatescondos.com/)
Lombard
5 floors

http://img507.imageshack.us/img507/5920/main18uy.jpg

Burr Ridge Village Center (http://www.burrridgevillagecenter.com/)
Burr Ridge
4 floors
http://img510.imageshack.us/img510/6789/index015im.jpg
http://img473.imageshack.us/img473/6885/burr8pz.jpg
http://img507.imageshack.us/img507/8382/siteplan0zi.jpg

The Residences of Uptown Park Ridge (http://www.uptownparkridge.com/)
Park Ridge
Townhomes, Row houses, lofts, and condos
http://img518.imageshack.us/img518/7969/picresidences016wb.jpg
http://img518.imageshack.us/img518/6396/parkridge2ub.jpg

^ Wow, those are great looking developments.

If we can "train" suburbanites to get out of their cars, perhaps they won't constantly demand parking when they come to the city.

Spyguy, do you know if many of those developments are located near transit stops?

The Acadia one is in downtown Downers Grove, so yes, it's near the Metra station. The same goes for Oakview, except it's in Lombard and Uptown in Park Ridge. The Burr Ridge one I'm not quite sure about, but it doesn't seem like it.

http://www.dailyherald.com/search/searchstory.asp?id=144575

Aldermen divided on new condo plan

By Ames Boykin
Daily Herald Staff Writer
Posted Thursday, January 19, 2006

Too many condos, not enough parking.

That was the issue dividing Des Plaines aldermen this week as they considered a proposal to build a nine-story, 144-unit condo building at River Road and River Street downtown. Mayor Tony Arredia broke a tie vote in support of the proposal by Chicago-based River Associates.

River Associates floated the plan after city officials rejected a proposal from Des Plaines-based R. Franczak & Associates, because the developer was asking the city to buy property.

First Ward Alderman Patricia Beauvais, whose ward covers the downtown, has long advocated for more parking in new condo complexes, but this week she found some allies on the city council who said enough is enough.

Second Ward Alderman Thomas Christiansen, 4th Ward Alderman Dick Sayad and 8th Ward Alderman Rosemary Argus also opposed the project.

After the plan narrowly won preliminary approval, an angry Beauvais ordered city staff members to host a meeting for her condo constituents to explain why there wasn’t more parking required. She said the city shouldn’t put the “cart before the horse,” since the city plans to consider commissioning a downtown parking study next month.

There also was talk that the city may consider buying property to provide more parking to serve all downtown residents, although some aldermen immediately opposed that idea.

River Associates’ proposal would provide 223 parking spaces, which is six more than the city requires. There also would be 12 additional spaces for visitors. Under the Des Plaines code, there must be 1.5 spaces for each unit.

The plan still requires final approval.

The entire rear of the property, or 60 percent of the 2.3-acre site, abutting Weller Creek and Cook County Forest Preserve land would be reserved as open space through an agreement with the Des Plaines Park District.

Some aldermen questioned why the project didn’t offer retail on the ground floor.

Tim Bleuher, director of community and economic development, said the project actually fronts quiet River Street, and wouldn’t draw anything more than a dental office if it drew any tenant at all.

When 3rd Ward Alderman Laura Murphy asked whether the developer would seek incentives, an attorney for the developer said the engineering costs are mounting since the project is located in a flood plain. Murphy said she would vote against any request for incentives.

The project would require the demolition of two single-family homes on River Road.

Resident Gary Danfield, who regularly attends city council meetings, complained that he wasn’t aware the project that would displace him would be discussed at Tuesday’s city council meeting.

City officials told Danfield that his landlord knew, and that public notices were posted on the lawn.

The homes are used as multifamily units for lower-income renters. “And if you put them out, I don’t know where they’re going to go,” Danfield said.

Ahhh, slowly but surely, suburbs are embracing density and TOD.

We are about 40 years behind Europe on this concept, but perhaps the American landscape can be salvaged...

Des Plaines is on the rise. I, in my professional 9-5 job, have worked with them in the development sector on a number of projects. A class act city to work with, this city is overcoming its flood problems and is/will be truly a city, not a suburb. A great place to live and work, its downtown continues to grow and it is in a great location on the train line in proximity to THE city. A step ahead of the other suburbs.

http://www.dailyherald.com/news/cookstory.asp?id=145068

Mayor expresses pride in city economic record

By Ames Boykin
Daily Herald Staff Writer
Posted Friday, January 20, 2006

Des Plaines Mayor Tony Arredia told business leaders Thursday he was proud of the city’s “aggressive” economic development record.

After his speech, however, the mayor found himself answering criticism that the city may be too aggressive.

Arredia delivered his annual address to businesses at a Des Plaines Chamber of Commerce & Industry breakfast, highlighting the city’s new downtown development and his work to spur long-dormant flood control projects.

Des Plaines “has begun to reap the benefits of an aggressive economic development plan,” Arredia said.

Metropolitan Square, a residential and retail complex downtown, opened last year, bringing the city its first downtown grocery store in years. The city used its condemnation powers to buy property for the project.

In another redevelopment project, the city is using tax dollars to build a new strip mall near the Allstate Arena that would feature the city’s first Starbucks coffee shop.

New city plans are targeting a nearly 100-acre site near the Five Corners area for redevelopment, although city officials haven’t said whether they will try to acquire property for the project.

When one of the breakfast attendees asked the mayor about condemnation, Arredia explained why municipalities turn to condemnation.

Sometimes property owners that the city has approached to negotiate with want “five times” the fair market value, Arredia said.

By a judge’s order, the city must pay fair market value for the property if it does condemn property, Arredia said.

“Is it pleasant? No. Do we enjoy doing it? No,” Arredia said. “Like I said, sometimes it’s the only way.”

Arredia pointed to New York City, where he said people probably didn’t support the construction of the Empire State Building. The building was finished in 1931. People probably complained that the art deco skyscraper would “ruin the contour” of the downtown, he said.

Likewise, the city has had to make some decisions for the greater economic good of the community, Arredia said.

The Des Plaines Public Library that opened in 2000 replaced a strip mall filled with struggling businesses, Arredia recalled. Redeveloping the area was important for the city’s economic welfare, he said.

“What was there before? Dying businesses,” Arredia said.

“It’s not easy being the mayor,” he added after the attendee hurled more questions.

The U.S. Supreme Court last year upheld the constitutionality of governments forcibly acquiring property for private redevelopment in some instances.

I love my old hometown. Des Plaines has really become a beacon of smart and well thought out leadership and planning. Des Plaines is also working with the city to expand O'Hare and even ceeded 160 acres of its city land to Chicago to help make it happen. My old neighborhood has gone mid-rise crazy like wild mushrooms after a spring rain, there is even a midrise looming over my old back yard. Unfortantley, many are pretty boring on the design front, but the benifits of this planning and development are great. I wish more suburbs would follow this path. *Cough* Bensinville *cough * Elk Grove Village


In other news, a new Metra station and 10 mile line extension to Elburn will open for service on Monday morning.

I agree. What is happening to Des Plaines is a good thing. It is truly becoming a city in itself. I have a client who was a victim to Arredia's condemnation. The angle taken was genuinely that they did not like doing it. They were very accomodating and helped him find another location. I think he ended up getting a good deal because they were able to work it out before going before a judge.

The recent trend is the trainline towns are starting to do exactly what Des Plaines is doing: Condemn the land downtown near the train station, create it as a TIF district, bid it out to developers for designs usually not sparing much cost, and then build a new downtown. Downers Grove, Park Ridge, Naperville, Arlington Heights, Vernon Hills, to name a few. Towns like Elk Grove Village do not have a train station so they really dont have the epicenter potential like Des Plaines and Bensenville is on a train line that does not run frequently I do not think. I believe I read somewhere that more trains will be added to that line soon with towns like Schaumburg growing. It might create a window of opportunity for Bensenville to grow economically and build a downtown.

There's actually a lot of midrise condo construction going on. I've got tons more bookmarked but I forget to post them. Actually, I stumbled across sites with large amounts of projects listed for both suburbs and Chicago, but it's hard to tell if some are real or just concepts.

The New Central Station (http://www.newcentralstation.com/)
3212 S. Grove, Berwyn
5 floors
http://img61.imageshack.us/img61/2167/centsplash050fh.jpg

Blue Stem (http://www.gloor.com/blue_stem.asp)
1905 S. Wolf Road, Hillside
6 floors
http://img69.imageshack.us/img69/9977/bluestem34ft.jpg

^^I don't really like this one. Quite depressing.

http://www.dailyherald.com/news/cookstory.asp?id=145796

Developer wants to meet with residents of Rolling Meadows

By Nadia Malik
Daily Herald Staff Writer
Posted Sunday, January 22, 2006

A developer trying to bring a large retail and housing complex into Rolling Meadows will once again meet with area residents to explain the project.

Officials with Bristol Chicago Development will have their second community meeting at 7:30 p.m. Thursday at the Rolling Meadows Library, 3110 Martin Lane.

The company wants to build on the empty site at the corner of Kirchoff Road and Meadow Drive in downtown Rolling Meadows, where a Dominick’s used to stand.

Bristol is proposing The Residences on Meadow development that would include row houses along the back of the lot — where the empty storefront currently sits — and a four-story apartment complex in the center of the 11-acre site.

The front of the lot facing Kirchoff Road would include condominiums with retail stores on the first floor, named The Shoppes on Meadow. Much of the retail would include current shops on the site that would be moved closer to the street.

At the first community meeting, and at prior city council meetings, some residents were concerned that the apartment complex was not appropriate for downtown Rolling Meadows.

One worry was that the apartments wouldn’t rent because of the high prices, ranging from $1,000 to $1,700 a month. Residents also said condominiums would be more attractive since apartments would bring “transient” occupants.

However, Walsh said most residents at the first meeting seemed interested in the project.

“I think there were very few people who opposed it and there were very few people who recommended it highly,” he said. “I guess virtually everybody there stood in the middle someplace.”

Walsh said Bristol did act on some of the resident input, including a traffic study for Meadow Drive, where many students walk to get to nearby schools.

Bristol, this time around, will meet with those who live within 1,000 feet of the site, as opposed to those at the first meeting, who lived within 500 feet of the empty lot.

Letters will be mailed out to those invited to the meeting.

This will be the final community meeting before Bristol Chicago goes in front of the plan commission on Feb. 1 for preliminary approval of the development. If all goes as planned with both the plan commission and the city council, construction on the site could begin this summer.

Don't forget about the construction that takes place at Seven Bridges in Woodridge (neighboring Naperville from east for those who don't know). At least 10 story bulding is under constraction as well as retail. Across the street the developer is in progress of preparing site for the houses that starting price will be mid 600's. In my opinion that is the biggest and most prestigious suburban development as of now.

^^Didn't know about that. I don't see the 10 story building on their site though...they have a hell of a lot of parking surrounding this large development though.

http://ww2.dailyherald.com/news/dupagestory.asp?id=146498

Wheaton selects largest downtown plan

By James Fuller
Daily Herald Staff Writer
Posted Tuesday, January 24, 2006

Downtown Wheaton may be just a bit better off if the city council approves a plan the city staff characterized as a potential “bonanza.”

If it works, that is.

Wheaton council members looked to address two downtown problems Monday night in selecting a grandiose development proposal for the area commonly known as the old Chicago Title and Trust property near Willow and Main streets.

The council had three proposals to choose from. Two were modest and less risky than the plan council members eventually selected.

The plan, supported by the council, calls for negotiations to start with Wheaton Property Partners LLC for a five-story office and retail building with both underground parking and a parking structure.

The project’s size, increase in workers at the site and a boost in sales tax from the retail portion of the property would give the city much more revenue than the other two plans.

The parking structure would have upward of 500 parking spaces that would allow for some downtown parking relief.

The construction of a 10 story apartment complex will be finished really soon, and is visible when you travle on IL-53

http://www.dailyherald.com/news/kanestory.asp?id=147158

Developers take surprise hit in Elgin

Senior housing development, Wal-Mart plans sent back for more study

By Christine Byers
Daily Herald Staff Writer
Posted Thursday, January 26, 2006

Wednesday was not a good day for developers looking to build in Elgin.

First, city council members tabled a proposed Sam’s Club/Super Wal-Mart project along Randall Road, despite the developer’s promises to make roadway improvements and boost sales tax revenues.

Then, developers planning a senior living complex along McLean Boulevard watched helplessly as some council members demanded a financial study for the plan to replace Schock’s Nursery with two four-story apartment and condo buildings for seniors.

“This is bureaucratic government at its worst in my opinion, to require someone to obtain research we already know,” said Elgin Mayor Ed Schock, who voted along with Councilman John Walters against Councilman Tom Sandor’s request for the study. “It’s like saying, ‘We’re going to make you do it just because we can.’æ”

The city council has required developers of all projects to provide fiscal analysis studies.

“To change that policy on the fly in the middle of a public hearing is troubling,” Sandor said.

Also troubling to Sandor was a planned Sam’s Club/Super Wal-Mart project at Bowes and Randall roads. If built, the Wal-Mart near Royal Boulevard would close and be redeveloped, said attorney Rob Gamrath.

“Elgin deserves better,” said Sandor, who questioned why the city could not attract a high-end retailer to the site. “Our income revenues are rising, but are sales tax revenues are not rising at the same rate.

“Wal-Mart is not going to be the magnet that attracts residents to spend their money in Elgin. It’s just one more of the same thing we already have.”

Audience members applauded Sandor’s remarks, but representatives for Wal-Mart weren’t amused.

“I’m surprised,” said John Bisio, a spokesman for Wal-Mart. “There wasn’t any indication of these sentiments beforehand.”

The developers had to provide $4.5 million in road and intersection improvements to the Kane County Department of Transportation to make the project work. Elgin agreed to reimburse $500,000 of the sales tax revenues annually for five years to cover half of the cost.

“Find another retailer who is going to front that money,” Schock said. “It’s excessive, but required improvements that have driven other developers away.”

City staffers estimate that the retail giant could bring an additional $1.5 million annually to the city’s sales tax revenue bottom line — auto dealers that account for half of the city’s sales tax base now can’t even come close to that, Schock said.

“It’s a cash cow for a city that’s looking for money to pay for things,” he said.

Councilman Bob Gilliam’s request to table the vote until Feb. 22 was unanimously approved. Schock said he voted to table the vote fearing that the needed five votes for the annexation agreement were in jeopardy.

“It’s not what we wanted,” Bisio said. “But it might give us the opportunity to better discuss the merits of the project and answer questions and provide assurances.”

http://www.dailyherald.com/news/cookstory.asp?id=149799

City wants to add 4 hotels near arena

By Ames Boykin
Daily Herald Staff Writer
Posted Thursday, February 02, 2006

Des Plaines is hoping to add four hotels totaling 1,000 rooms along Mannheim Road near the Allstate Arena.

Madison, Wis.-based Raymond Management Co., which developed the Hilton Garden Inn, 2930 S. River Road in Des Plaines, wants to add two hotels on a site that now houses a budget hotel and a rental car facility.

Sixth Ward Alderman Tom Becker, who chairs the city’s community development committee, said he expects to reach a tentative redevelopment agreement with Raymond today at a committee meeting.

“I’m pleased with it,” Becker said of the plan.

The community development committee will discuss the proposal at 4 p.m. today at city hall, 1420 Miner St. Plans also would have to go before the city council.

The city also has plans from Lombard-based Harp Group, which would build two hotels on the site where it had proposed just one La Quinta Inn & Suites.

Under the new plan, a La Quinta would share the space with another hotel chain to be determined, Becker said.

All four hotels are proposed in a tax increment financing area.

The city has been working to acquire the Raymond property, and has condemned Ace Rent-A-Car, 2985 Mannheim Road, and Travelodge, 3003 Mannheim Road, for its redevelopment plans.

Just to the north on Mannheim, the city also has lured a strip mall that will feature the first Starbucks Coffee in Des Plaines.

With the new hotels, the city expects to receive some $80 million in taxes over the 23-year span of the tax increment financing district, Becker said.

The projects are to the east of Allstate Arena, and a Rosemont development anchored by a Target.

Through the special taxing district, the city hopes to recover what it spent to acquire property through increasing property values from the new development.

For up to 23 years, other taxing bodies, such as schools, won’t get a share of the added money from the development’s taxes. Instead, the extra money will go to the city so it can recoup what it spent on the development.

http://www.dailyherald.com/news/dupagestory.asp?id=150265

Downtown plan upsets residents

By Michael Wamble
Daily Herald Staff Writer
Posted Friday, February 03, 2006

Home and building owners say a revitalized Lisle downtown is a good idea.

But they don’t think they should be forced to sell their property in five years to make that happen.

That idea is part of a rezoning proposal before the village’s planning and zoning commission.

The proposal would change a residential area that surrounds downtown, giving roughly 33 homeowners five to 10 years to leave an area rezoned for businesses.

Insurance companies, along with architectural design firms and fortune tellers, also would be required to evacuate street level offices to make space for future retail occupants. They could remain downtown if they move to a second floor or higher in a building.

The proposal will be discussed at a 7:30 p.m. Feb. 15 planning and zoning meeting at village hall, 925 Burlington Ave.

General comments on this issue will be part of the upcoming Lisle village board meeting, 7:30 p.m. Feb. 6 at village hall.

Though the proposal hasn’t been sent to village trustees for consideration, Mayor Joseph Broda has said making changes downtown might take some “bold steps.”

Some home and building owners already say they’ll attend the Feb. 15 meeting to speak out against the idea.

Already, changes in the proposal are being discussed to lengthen any relocation time due to zoning changes to 10 years or indefinitely.

Still, residents say they’re wary about any changes.

Pam Kimbro, who lives on Lincoln Avenue in an area that would be impacted, said that during a recent planning board meeting, village leaders “had this brainstorming about rezoning, then there was confusion about what to do.”

Community Development Director Tony Budzikowski said the proposal has its roots in the village’s 1999 master plan.

Budzikowski said Thursday that he’s heard making changes within five years is a bad idea.

“I probably agree with that,” Budzikowski said.

“Maybe we’ll accomplish what we want,” he said, “without upsetting those homeowners and businesses.”

Jim Van Ham, who owns a building on Main Street, doesn’t think that’s possible.

“There is no reason to make any changes,” said Van Ham.

Such a proposal, Van Ham said, doesn’t recognize prior contributions to downtown.

“These are people who’ve made a commitment to this village during lean years,” Van Ham said.

Yet some service business owners say they know that change is inevitable, since village leaders made it clear they’re not part of Lisle’s master plan.

Rezoning, coupled with continuing property purchases by the village along Garfield Avenue, located a block west behind Main Street, have raised the ire of Mary Ann Johnson.

Johnson, who lives on Lincoln Avenue, said she’s upset rezoning plans might push her out.

“Lisle is a service community. Lisle is not retail,” Johnson said.

And judging by conversations she’s had with other residents, Johnson said, “We want our sleepy little town.”

Des Plaines is on the rise. I, in my professional 9-5 job, have worked with them in the development sector on a number of projects. A class act city to work with, this city is overcoming its flood problems and is/will be truly a city, not a suburb. A great place to live and work, its downtown continues to grow and it is in a great location on the train line in proximity to THE city. A step ahead of the other suburbs.

I went to highschool and junior high in des plaines,
my exile from shytown was dreary and dark,
but its not too bad of a burb, but to me at the time i didnt like it too much
i remember reagan or bush had stopped by the sugar bowl downtown there,
it sure does have flood problems it flooded pretty good in 87 and one other time i was there, funny to think its booming cuz i would never want to live there, no offense,
too far from the lake,
but could you post what projects are being planned there,
it will be interesting to see the change,

This has been UC, don't know why I didn't post it before

Metropolitan Square
Des Plaines
7 floors
http://img525.imageshack.us/img525/5526/picecodevmetrosquarelarge7hk.jpg

http://www.dailyherald.com/search/searchstory.asp?id=152091

Des Plaines to study downtown parking

By Ames Boykin
Daily Herald Staff Writer
Posted Wednesday, February 08, 2006

Des Plaines has hired a Detroit-area consultant to study the parking needs of its downtown area.

Aldermen voted 7-0 to pay $84,947 to Rich and Associates Inc., of Southfield, Mich., which would work with T.Y. Lin International, a San Francisco-based firm with Chicago offices.

The team was the second-highest bid of four proposals. Tim Angell, deputy director of community and economic development, said Rich’s track record of similar studies in Arlington Heights and Highland Park set it apart.

Rich also designs and manages parking decks, which made it a great candidate, Angell said.

At 1st Ward Alderman Patricia Beauvais’ suggestion, the study will look at residential areas north and northwest of the downtown district.

Since the area is within a current tax increment financing district, the city plans to use $74,947 from those funds — plus $10,000 from the city’s general fund.

Mayor Tony Arredia said he believed city officials want the study to say that the one-half of a parking space the city requires developers to include for condo visitors be used only for visitors.

“In my opinion, that beats a parking deck,” he said.

Many developers sell off the spaces.

After that, 6th Ward Alderman Tom Becker said the mayor didn’t speak for everyone.

Richard Grosse, a condo dweller, said he believes the 1.5 per condo unit requirement that the city now uses should be increased.

“I could tell you right now two parking spaces per unit is not sufficient,” Grosse said, earning applause from other residents at the city council meeting.

Aldermen on Monday also approved a new nine-story, 144-unit condo development along River Road at River Street.

Aldermen backed a proposal by Beauvais, which would force Chicago-based River Associates to reserve 18 spaces for visitors. Her plan also calls for developers to offer additional parking along River Street without any city tax incentives.

Aldermen voted 6-1 in support of the project.

Eighth Ward Alderman Rosemary Argus opposed the plan, saying the city should instead talk with them before approving the project.

The project has the city council’s final approval for its preliminary plans, but will need aldermen’s OK for its final plans.

Beauvais said she would oppose those final plans if the developer didn’t agree to provide additional parking.

Wood Dale Station (http://www.wooddalestation.com)
6 floors
http://img381.imageshack.us/img381/6876/wooddalestation6wx.jpg

Near a Metra Station

http://www.dailyherald.com/search/searchstory.asp?id=159363

Time to weigh in on Block 27’s future

It"s down to two visions for downtown; Palatine wants your thoughts

By Andrew Schroedte
Posted Thursday, February 23, 2006

Two builders have presented their ideas for a massive redevelopment of an area known as Block 27 in downtown Palatine.

......

The Focus plan calls for 120 condo units, 19,200 square feet of commercial space and buildings that range in height from two to six stories. The development would have 299 on-site parking spaces.

The Hummel proposal would add 104 condo units and 15,600 square feet of commercial space. The U-shaped building would range in height from three to five stories and include 192 parking spaces.

Brownstones:
http://img240.imageshack.us/img240/7740/brown18gn.jpg

http://img240.imageshack.us/img240/3396/homepic1ss.gif

http://img240.imageshack.us/img240/466/homepic5kk.jpg

http://img157.imageshack.us/img157/3305/preserve9ck.jpg

Block 31:
http://img59.imageshack.us/img59/665/phase1b31cl0sv.jpg
http://img59.imageshack.us/img59/4213/phase1b31bl1tu.jpg

Block 27 (as mentioned above):
http://img59.imageshack.us/img59/1889/phase2b27l8xj.jpg

http://cpnonline.com/cpn/regions/article_display.jsp?vnu_content_id=1002074154

Serta to Build New HQ in Northwest Suburbs
February 23, 2006
By Dees Stribling, Midwest Correspondent


Mattress maker Serta International plans to build a new corporate headquarters in Hoffman Estates, Ill., a northwest suburb of Chicago not far from its current HQ. The 90,000-square-foot building on 19 acres will be in the 780-acre Prairie Stone Business Park, best known as the place where Sears Roebuck and Co. moved after leaving the Sears Tower in downtown Chicago in the late 1980s.

Construction on the two-story facility will begin this spring and is slated for completion in the summer of 2007. The new facility will include administrative office space for the firm's 110 employees, as well as a 20,000-square-foot research center attached to the main building. The building will also include a showroom for retailers.

"Several factors went into Serta choosing the Prairie Stone site," said John Goodman, executive vice president at the Chicago office of Studley, which brokered the purchase of the site from Sears Holdings and which will also serve as the project manager for the build-to-suit. "But perhaps the most important was the site's highly visible location on I-90. That represents huge exposure for the company."

Goodman also told CPN that the space will further the process of Serta's consolidation with National Bedding Corp., which it bought in 2004. Serta currently occupies 17,000 square feet of space at Prairie Stone (pictured) in a facility that once served as National Bedding's headquarters.

The Society of American Registered Architects recognized the design of the building in 2004 with an Award of Honor. The architectural firm A. Epstein and Sons International designed it to include such distinctive elements as underground parking, which reduces impervious surfaces and allows the structure to appear to "float" in a sea of green prairie grass.

------
From Epstein's website:

Epstein is providing full architectural services for the new Serta International Center to be located in the Prairie Stone Development in Hoffman Estates. The program consists of 60,000 sf of office, showroom, and present-ation areas plus a 20,000 sf research and development center for a total of 80,000 sf.

http://img59.imageshack.us/img59/9148/officeserta1big1uf.jpg
http://img59.imageshack.us/img59/1558/officeserta3big7vb.jpg
http://img59.imageshack.us/img59/598/officeserta2big5yp.jpg

Medinah on the Lake (http://www.medinahonthelake.com/)
Bloomingdale
Looks like 6-7 floor in three buildings

http://img125.imageshack.us/img125/9762/medinah5ww.jpg

The Crossings at Morton Grove (http://www.tollbrothers.com/homesearch/servlet/HomeSearch?app=community_description&comm_num=6186#)
Morton Grove
Rowhomes

http://img83.imageshack.us/img83/2923/mortongrove1pp.jpg

----
Kind of interesting, and much better than the cheap aluminium siding townhouses all over the suburbs.

The real cool thing about a project such as the Crossings in Morton Grove, is that it is by Toll Brothers, a developer that gots its name by building huge McMansions in the exurbs, but now they focus on infill projects in middle class suburbs and even exploring the possibilities of urban high rises. Concord Homes is doing very well at this too, a real good shift for them because thier suburban greenfield homes suck; cookie cutter desings constructed with shitty meterials, bad layouts and are often overpriced, but thier infill projects have been very tastefull. I really wish more suburban developers would follow in this path and convince community officials to change the exclusionary and single use zoning that makes sprawl suck so bad.

Regaurding the Serta Headquarters, that has the potential to be a great building, however building a sustainable project in a unsustainable environment with no access to public transit is pointless, a step in the right dirrection but the sustainable features showcased really do not mean a whole lot if all employees have to drive to a huge office park filled with unatural landscaping, although it seams the serta grounds will have native plantings.

Don't know the status on all of them. Some are most likely UC and even some are probably finished.

-----------------

Trafalgar Square (http://www.tscondos.com/)
Morton Grove
6 floor
http://img75.imageshack.us/img75/6186/ts1kf.jpg

Park Wellington (http://www.wpcondos.com/ArlingtonHeights_01.html)
Arlington Heights
5 floors
http://img75.imageshack.us/img75/2286/parkwellington4fa.jpg

The Wellington at Adler Park
Libertyville
4 floors
http://img75.imageshack.us/img75/5010/adler4fy.jpg

The Wellington at Twin Lake
Palatine
6 floors
http://img63.imageshack.us/img63/5044/twinlakes01tn8jx.jpg

The Metropolitan at Wellington Court
Palatine
7 floors
http://img75.imageshack.us/img75/4354/metropolitan8gy.jpg

Riverwalk Condominiums
Rolling Meadows
6 floors
http://img63.imageshack.us/img63/7513/buildingfront7jp.jpg

Siena at Old Orchard (http://concordhomes.com/findhome/community.aspx?COMID=20382%20%20%20&DIVID=CNILEN)
Skokie
6 floors
http://img529.imageshack.us/img529/1616/203821262006sienaelevation1rc.jpg

Timber Court Condominiums (http://www.tandem-realty.com/timberCourt.php)
Arlington Heights
5 floors
http://img75.imageshack.us/img75/1152/timberct8rx.jpg

Cardinal Square Condo (http://www.cardinalsquarecondo.com/)
Mundelein
7 floors
http://img75.imageshack.us/img75/5835/cardinalsquare5ve.jpg

Park Place Condominiums (http://www.parkplaceelkgrove.com/)
Elk Grove Village
6 floors
http://img72.imageshack.us/img72/7013/rendering2tv.jpg

All from Norwood Builders (http://www.norwoodbuilders.com/)

Park Street Crossing
Roselle
5 floors
http://img75.imageshack.us/img75/5672/parkstcrossing2kn.jpg

Lincoln Place Condo
Lombard
4 floors
http://img75.imageshack.us/img75/4195/lincolnplace3sl.jpg

The Emerson
Mount Prospect
5 floors
http://img75.imageshack.us/img75/2668/emerson3pl.jpg

Founders Row
Mount Prospect
Row homes
http://img75.imageshack.us/img75/7471/foundersrow6xp.jpg

The Residences at Village Center
Mount Prospect
7 floors
http://img75.imageshack.us/img75/317/villagecenter8td.jpg

Madison Place Condos
Skokie
6 floors
http://img75.imageshack.us/img75/591/madisonplace5er.jpg

The Residences at 8200
Skokie
4 floors + townhomes
http://img75.imageshack.us/img75/7439/8200condo3dc.jpg
http://img75.imageshack.us/img75/9696/8200townhm9ih.jpg

Wescott Crossing
Wheaton
6 floors
http://img75.imageshack.us/img75/9328/wescott10ve.jpg
http://img75.imageshack.us/img75/1919/wescott20py.jpg
http://img75.imageshack.us/img75/4200/wescott34ah.jpg
---------


With all these developments I see baby steps. Seems like many suburbs are slowly losing fear of 5-7 floors, so the next step will be 10 floors, and then maybe we'll see something that will make it on to Emporis. But seriously, I wonder how easy it would be for a developer like Optima to come into one of these communities and blow the competition away with their glassy designs.

The only project renderings I think have potential to be above average/good design are the .....
The Crossings/Morton Grove
Timber Court Condominiums/Arlington Heights
Founders Row/Mount Prospect (could be real nice)
Wescott Crossing/Wheaton.
...........The rest look like they are all going to be pretty mediocre crap.

A good many (not all, I'm sure) of those are near Metra Stations, I believe

ParcCongress Station
Brookfield
6 floors
http://img516.imageshack.us/img516/6201/538pcsrenderingreduced6cb.jpg

Now to change gears....office buildings. Most of these we know about and have been in the works for a while but I felt like posting them anyway.

Takeda Pharmaceuticals North America
Deerfield
Two 5 floor buildings (with possibility to expand I think)
http://img509.imageshack.us/img509/4378/takeda05pk.jpg

Corridors 4
Downers Grove
7 floors
http://img59.imageshack.us/img59/5299/devlargeimagebuildrenda2xv.jpg
http://img59.imageshack.us/img59/9519/devlargeimagelocover5da.jpg
http://img59.imageshack.us/img59/151/devlargeimagesiteover8sa.jpg
http://img59.imageshack.us/img59/2450/devlargeimageinfrastruc4la.jpg

This one has been around for a while, and I'm not sure if it has any tenants signed up, but it is really a striking design by Jahn and is supposed to be LEED certified.

Regaurding the Serta Headquarters, that has the potential to be a great building, however building a sustainable project in a unsustainable environment with no access to public transit is pointless, a step in the right dirrection but the sustainable features showcased really do not mean a whole lot if all employees have to drive to a huge office park filled with unatural landscaping, although it seams the serta grounds will have native plantings.

That is true, although I think the Prairie Stone park will have its own new station on the Metra STAR line.

---------------------------
Saw this in the Herald. Didn't know where to post it except here.

http://www.dailyherald.com/story.asp?id=180514

State aims to accelerate funding to Fermilab
BY TONA KUNZ
Daily Herald Staff Writer
Posted Saturday, April 22, 2006

In a bid to gain world favor as a leader in physics research and capture the revenue that follows, Illinois officials Friday said they are eyeing a $3 million project for Fermilab.

State officials unveiled the proposed project and vowed support for Fermilab in Batavia and Argonne National Laboratory in southeastern DuPage County at a press conference in Chicago. The two federal research laboratories also signed an agreement cementing their expanded partnership for accelerator experiments.

The proposed creation of the Illinois Accelerator Research Center at Fermilab's Batavia campus is included in Illinois Gov. Rod Blagojevich's 2007 capital budget request. The $3 million grant still must be approved by the General Assembly.

State and science leaders hope the center, with an increased partnership between the labs, helps secure their vitality for the next two decades.

By proving that Illinois is willing to invest capital and brainpower in high-energy physics accelerator research, the state hopes to win the right to house the world's next big research laboratory, the International Linear Collider.

This is the first time the state has formalized its support of housing the international project. The commitment follows last year's announcements by the U.S. Department of Energy and the international physics community that Fermilab is the leading choice right now to operate the linear collider.

The collider, expected to enter construction by the end of the decade, will produce the highest level of energy of any accelerator in the world, allowing for the study of smaller types of subatomic particles and reaching further into the building blocks of life.

"I am confident that this relationship will help cement Illinois' leadership in the development and use of accelerators for the advancement of science," said U.S. Rep. Judy Biggert, chairwoman of the House Science Subcommittee on Energy. "Collaborative scientific discovery at these two laboratories will help ensure American's continued economic and scientific competitiveness for generations to come."

Blagojevich said in a release that he was committed to leveraging more money for the two energy laboratories. Jack Lavin, director of the state's department of commerce and economic opportunity, also pledged support.

Keeping the labs operating is key to the local economy. Fermilab has a budget of roughly $300 million and spends about $63 million with Illinois companies. The lab employs 2,100 people who live mainly in Kane and DuPage counties. Acquiring the collider project is expected to create spin-off industries tied to the research.

If Fermilab does not win the project, it is likely to downsize.

http://www.suntimes.com/output/business/cst-nws-fermilab30.html#

Fermilab in race to land scientific whopper
April 30, 2006
BY JIM RITTER Staff Reporter

West suburban Fermilab is stepping up its efforts to land one of the biggest and most expensive experiments in the history of science.

Fermilab is competing with two sites in Europe and one in Japan for the International Linear Collider, a 28-mile-long machine that would cost $4 billion to $10 billion.

If built at Fermilab, the collider would be housed inside a 15-foot-wide tunnel more than 300 feet below the surface. Subatomic particles would race down from opposite ends of the tunnel and smash together in the middle.

Winning the project would keep Fermilab at the forefront of worldwide research into the structure of matter and forces of the universe. Landing the collider also would ensure that Fermilab, with its 2,000 employees and $300 million budget, would remain a major hub of the Chicago region's economy.

But if Fermilab loses the bidding war, it likely would face significant downsizing.

"We like to think Fermilab is the front-runner," said Steve Holmes, the lab's associate director. "But nothing is a given at this point."

The international physics community will pick the winning site within the next few years. To assist Fermilab's bid, Gov. Blagojevich recently proposed funding a $3 million Illinois Accelerator Research Center. The center would help private industry ramp up the technology needed to build the collider's equipment.

The center will play "a critical role in establishing the credibility of Fermilab to execute this project," Holmes said.

The host country likely will have to pay at least half the cost of the project. The federal government has said that if the collider is built in the United States, it should go to Fermilab.

Fermilab's prospects improved further Wednesday when the respected National Research Council urged the United States to make a strong bid for the collider.

For the past 23 years, Fermilab has operated the world's most powerful particle-smashing machine. Subatomic protons are accelerated to nearly the speed of light around a four-mile circular track called the Tevatron. The protons smash into antiprotons rotating the opposite direction.

Geology in Fermilab's favor

Next year, however, the European lab known as CERN will begin operating a higher-energy particle smashing machine. Because Fermilab will not be able to compete at that level, it plans to shut down the Tevatron in 2009. Fermilab still would operate other smaller experiments, but it would be significantly downsized.

Unless it lands the Linear Collider. And Fermilab has several advantages, including an existing staff of scientists and a location near major universities and O'Hare Airport.

Plus, it has great geology. The underlying layer of limestone would be an ideal rock formation to support the collider tunnel and its parallel service tunnel. The tunnels initially would be about 14 miles long, and later expanded to about 28 miles.

"If we get this, Fermilab will remain a vibrant place," Holmes said. "If it doesn't come here, our lab will be a slimmed-down place. We're trying very hard to get this machine."

http://img234.imageshack.us/img234/1137/collider04305vo.jpg

------------

So what are they going to do with the Tevatron once it closes?

Here in Barrington, we happen to be getting a nice new development called "The Shops At Flint Creek". It is on the site of a former CartonCraft factory, which has apparently left. This new development makes no attempt to be TOD, and no attempt to cater to pedestrians. There are two good things about it, though - one, it will connect to an adjacent park to allow joggers through, and two, it is development (upscale at that!). If the people here will realize that development isn't bad, then maybe we can start to get a piece of the pie that other Metra suburbs like Arlington Heights and Palatine are getting.

http://www.hamiltonpartners.com/images/retail/BuildingPhotos/BARRINGTON.jpg

^ Good for Barrington

:sleepy: zzzzz...

Yeah, it's really pretty insignificant to all you city-dwellers, but this is a Suburban Development thread. If the point is to ridicule the small-time development problems of the suburbs and the SSC members who live in them, then maybe we shouldn't have this topic running.

I don't want to seem inflammatory, but come on! It's quite frustrating seeing half-progress like this, when directly above it are a bunch of excellent developments happening in other similar communities.

It's not that I like suburbs - I lived the first half of my life on the south side, and as soon as I graduate, I do plan to move back into the city somewhere. But I do want to see progress out here to fix the suburban problem, just like you guys want to see progress towards infill and away from blight.

http://www.dailyherald.com/search/searchstory.asp?id=184695

Plan commission OKs Palatine condos

By Sara Faiwell
Daily Herald Staff Writer
Posted Wednesday, May 03, 2006

The Benchmark of Palatine in the village’s downtown area might soon have a neighbor.

Developer R. Franczak and Associates has proposed a five-story, 32-unit condo building on Smith Street where it dead-ends with Palatine Road.

This is next to The Benchmark, another Franczak project in which all the units are sold and construction is almost complete.

On Tuesday night, the Palatine plan commission voted 8-1 in favor of the proposal, with Chairman Dennis Dwyer casting the sole vote against it.

Now, the recommendation will go to a village council committee and eventually must be approved by the entire village council.

The building would be an anchor for the end of Smith Street because the top will have a cupola, which will stay gently lit day and night, officials said.

“We’ve created a tower element and pointed it north,” said Mark Hopkins, an architect with Arlington Heights-based HKM.

Facing Palatine Road would be a small community park with a sculpture in it.

“It’s a decorative area and a place to put a civic space,” Hopkins said.

The developers will pay $100,000 to build the park, but it would then be turned over to Palatine to run.

“I appreciate this park very much,” said Plan Commissioner Sally Sinacore.

The building, called The Insignia of Palatine, will have units averaging 1,400 square feet that range in price from $285,000 to $345,000.

To make way for the condos, two small apartment buildings and a dentist’s office will be knocked down.

Dwyer voted against the plan because he says the building is too large for Smith Street and that it’s “all you’re going to see” as you go down the street.

Other commissioners had questions about why the parking lot for the building had to be just south of the proposed park. Developers say there will be enough landscaping so that people won’t see the cars.

http://www.dailyherald.com/search/searchstory.asp?id=185279

New dawn for Mineola?
Renovations, new condo development pitched for historic Fox Lake site

By Lee Filas
Daily Herald Staff Writer
Posted Thursday, May 04, 2006

The Mineola Hotel in Fox Lake may be on its way to getting a new owner and a facelift.

Mayor Cindy Irwin said representatives of Millenium Builders of Chicago have met individually with owner Pete Jakstas, trustees and village staff members about plans to renovate the 122-year-old Mineola into a working facility.

The proposal, Irwin said, also calls for two 6- to 12-story condominium buildings to be built behind the hotel.

However, Jakstas has said nothing is in writing.

“I don’t have a contract on it, and it hasn’t been sold at this point,” he said. “Everyone around town has been saying I sold it and that I’m a millionaire, but I assure them that I’m still working seven days a week.”

The Mineola Hotel, built in 1884, is the largest wooden structure remaining in Illinois. The historical significance of the building usually involves mob figures such as Al Capone and George “Bugs” Malone lounging on the shores of Fox Lake in front of the building in the 1920s.

Jakstas and some village officials long have sought a way to renovate the facility and bring it back to its glory.

To do it, though, Irwin said developers asked for creation of a tax increment financing district to help offset renovation costs expected to be around $5 million.

If approved, Irwin said, it would affect only the hotel and not include the condos.

“I would never do the condos with a TIF because of the problems it would cause for the schools and the other taxing districts,” she said

A TIF district freezes property tax payments to local taxing bodies. The extra tax revenue collected from owners as the property is developed and increases in value is used to pay off the original improvements, an incentive for developers seeking to offset building costs.

Fox Lake has one special taxing district on the books. It was created in February 2004 for the Sayles property on Route 12 near Eagle Point Road to help finance construction of a hotel.

Irwin said the developer has made it well known they will meet with school officials about the proposed development.

http://img280.imageshack.us/img280/5391/mnwmineola0pt.jpg

Just stumble on this story. From the Daily Herald:
Developer wants to go up, not out, in Lisle

Developer pitches 22-story complex for vacant office park along Warrenville Road

By Michael Wamble
Daily Herald Staff Writer
Posted Wednesday, November 23, 2005

A 22-story condominium complex? In Lisle?

Walter A. Rebenson says he’s convinced such a project could work and would attract more people — and eventually more business — to the village.

Rebenson, vice president of development for Arlington Heights-based Avalon Bay, has lofty dreams for a $118 million complex with high-end condos and rental units that would be built in a long-vacant office park along Warrenville Road near the North-South Tollway.

But some leaders wonder whether 22 stories is too high. The building would be one of the tallest in DuPage County.

By comparison, the landmark tower in Oakbrook Terrace is 31 stories and the Hyatt Lisle is 13.

“The project is unique for what we have here in Lisle,” Community Development Director Tony Budzikowski said.

Even the main architect, Patrick FitzGerald, initially described the project as an “interesting challenge” given its location next to the Route 53 entrance ramp to the tollway.

But FitzGerald and Rebenson say the height is needed to preserve nearby open space.

“We can’t keep developing out and gobbling up land,” Rebenson said.

So instead of out, he wants to go up.

Though it’s just a concept, Mayor Joseph Broda said it’s an idea worth pursuing given the site’s proximity to Lisle’s Metra station.

As it now sits, Broda said, the location is “an eyesore.”

Such a change would require variances to codes. Lisle restricts the height of multi-family buildings to 50 feet, or about five stories.

“I’m not sure Lisle is ready for 22 stories,” Trustee Kim Brondyke told developers.

Others, though, see a towering landmark as a way to bring a mix of people and businesses to Lisle, much like plans to improve vacant space at the downtown corner of Main Street and Burlington Avenue.

A bistro?

A Starbucks?

Both were suggestions Trustee Joe Schmitt offered for the ground floor of the complex.

“It will also get us closer to get a critical mass of people,” who might frequent restaurants, bars and other Lisle businesses, he said.

Broda has a different idea.

“Before I’d have a Starbucks there, I’d have one downtown,” he said. “I don’t think retail would work there.”

When it comes to consumer traffic, Broda said, “I want them to walk downtown.”

Nice article, thanks!
I used to live in Lisle and yes it is getting a bit tight and I think that building this type of condo isn't a far fetch due to its city limit are what it is today and won't grow any bigger, unlike Naperville where I live now, it is still in the mess of sprawling like crazy in its southern terrotories! It is a great news for Lisle and another evidence to show that suburaban cities isn't all about sprawl! BTW, If this condo to be built, it will rival the Lisle Hyatt for good! :)

http://www.chicagotribune.com/business/chi-0605100193may10,1,2951107.story?coll=chi-business-hed

Indoor water parks making giant splash
Two developers plan to invest at least $100 million each to build the first large indoor water parks in the Chicago area

By Kathy Bergen
Tribune staff reporter
Published May 10, 2006


That sound you hear is the hyperventilating of thousands of children, once they get word that a pair of humongous indoor water parks will be built in the Chicago area.

Two major resort projects were announced separately Tuesday, each linking an indoor water park with a major hotel in what is a significant and growing trend in the Midwest, led by Wisconsin.

Grizzly Falls Resort, a $110 million complex with a 100,000-square-foot indoor water park and 400-room all-suites hotel, is expected to break ground this fall in Rosemont as part of a big mixed-use development. It is scheduled to open in spring 2008.

And the KeyLime Cove Resort and Water Park, a $125 million "tropical escape" with a 50,000-square-foot indoor water park and 413-room hotel, is expected to open in Gurnee in mid-2007 or early 2008.

The idea behind the trend is that time-strapped parents are eager for a quick family getaway, and kids, in an era of video games and other electronic diversions, are bored by the idea of a plain, old swimming pool.

So developers are jumping into the game at an accelerated pace, tempted by the prospect that parents will cough up $180 to $600 a night to stay at these playgrounds.

Across North America there were 24 indoor water park resorts in 2000. That number rose to more than 80 in 2005, with 71 in the U.S., according to Hotel & Leisure Advisors LLC in Cleveland. Wisconsin has at least 30.

"There's no turning back," said parent Linda Lu, a 36-year-old attorney from Glenview whose young family has grown to love these getaways.

"We have been to hotels with regular indoor pools, and our 5 1/2-year-old is greatly disappointed," she said. "She asks, `Where's the water park? Where's the slide? Where's the tubing?' Kids' expectations are higher now."

Historically, these sorts of properties have been built within a three-hour drive of a major population center, where land and labor tend to be cheaper, said Will Marks, managing director of JMP Securities in San Francisco.

Great Wolf Resorts Inc., based in Madison, Wis., and one of the early operators, "was generating returns on investment of 15 to 20 percent, but as new competition has entered the arena, returns have dropped," he said. "But they are still in the low double-digit range, and that still represents a high return for a real estate investor in today's low-yield markets."

Indeed, investors have taken notice and are trying their hand in metro markets, such as Chicago.

The water parks themselves are costly to build and operate, and often are break-even propositions rather than profit generators, said Ted Mandigo, a hotel consultant based in Elmhurst.

"They take a lot of life guards and a lot of utility costs to heat and circulate the water," he said. "And insurance costs are fairly high."

But their fun quotient is so high that they drive greater numbers of visitors to the resorts, and those visitors are willing to pay a premium.

Occupancy rates tend to be 5 percent to 7 percent greater than for hotels without water parks, Mandigo said. And hotels with water parks can charge $30 to $50 more per night per room.

The suites at Grizzly Falls are expected to go for $250 to $600 a night, while the accommodations at KeyLime Cove will range from $179 to $500. The rates include passes to the water parks, which are open only to hotel guests. And the rates will vary depending on the time of year and the type of accommodation.

Grizzly Falls, which will include a family-style restaurant, a bar and grill, a 10,000-foot spa and 3,000 square feet of meeting space, is being developed by Chicago-based Landmark Resorts & Hotels. The company is led by Craig Stark and Eric Lund, two of the co-founders of Great Wolf, who left that company about a year ago.

The driving force behind KeyLime Cove is Dave Anderson, founder of Famous Dave's of America, which owns, operates and franchises barbecue restaurants. The project will be expanded in a second phase to include 611 rooms and 80,000 square feet of water park.

Illinois has at least two existing indoor water parks linked to hotels or resorts, the Grand Bear Lodge in Utica and the Mayan Adventure Indoor Waterpark/Holiday Inn in Elmhurst, but they are on a smaller scale. Another is planned for the Sheraton Hotel in Arlington Heights, and the idea is being tossed around for Navy Pier.

But, so far, Grizzly Falls and KeyLime Cove are the only two on the scale of those in the Wisconsin Dells, where Great Wolf Lodge is 76,000 square feet and Kalahari Waterpark Resort is 125,000 and growing.

The potential for overbuilding exists, but at this point the big boys in the Dells profess to be unfazed.

As for the smaller parks in Illinois, "we call them the ankle-biters," said Todd Nelson, president and owner of Kalahari Resorts.

And as for the larger projects being unveiled, "the easiest part of the whole deal is announcing them," Nelson said. "Our parks are so big and so well-established that it's a whole different experience."

The Gurnee project is going up in the shadow of Six Flags Great America, which last year opened a 20-acre outdoor water park, Hurricane Harbor.

The massive amusement park "is not really worried about it," said spokesman Jim Taylor, noting the park has 13 roller coasters, Looney Tunes characters, two daily parades and fireworks every night.

"We're an entire theme park," he said.
------------------------------------------------------

http://www.suntimes.com/output/news/cst-nws-rosemont10.html

Rosemont plans water park, theaters

May 10, 2006

BY ART GOLAB Staff Reporter





After working for years to get a casino that never came, the Village of Rosemont is now betting that its future lies with a $500 million entertainment and retail town center-style complex, village officials announced Tuesday.

It will include the largest indoor water park in the state, a 22-screen movie theater, a four-star luxury hotel, a bowling center, offices, retail stores, and an ice rink, much of it surrounding a "pedestrian friendly" town center that will serve as a hub for civic and social events.

The project will give the town of 4,000 a downtown area, which it never had, and add 3,000 permanent jobs.

Village officials said there is still room in the plans for a casino, which has been snarled in litigation for years.

But while the casino, with its license revoked by the state, is now a long shot at best, officials say the entertainment and retail center is a sure thing, and plays to Rosemont's strength as site of the nation's 10th biggest convention center.

"Rosemont today says it will no longer wait for the courts, the Legislature, any state agency or any state official to determine our destiny," said village Trustee Bradley Stephens, son of Mayor Donald Stephens. "Today we chart our own course."

Bradley Stephens credited his father, who founded the town 50 years ago and was not present due to recent surgery, with getting the project, dubbed Rosemont Walk, off the ground.

Blues addition possible



Officials hope the project will solve one of the town's weaknesses: though it has become a meetings mecca thanks to its location near O'Hare Airport, there is little else for conventioneers and tourists to do there.

Part of the solution will be the Grizzly Falls Resort, a $110 million, 100,000-square-foot water park and spa with a 400-suite hotel wrapped around it. It will be built by Landmark Resorts and Hotels, with construction starting in October and its opening scheduled for February 2008.

Another hotel, the four-star $128 million Le Meridien Chicago O'Hare will open in May 2008. It will have 525 rooms and feature an in-house restaurant operated by celeb chef Rick Tramonto.

However, the first project completed will be a 22-screen movie theater that will offer valet parking, reserved seats, child care and a full bar. Set to open in the fall of 2007, it will be operated by Florida-based Muvico Theaters, and its exteriors and interiors will mimic Rococo and Art Deco movie palaces of the past.

The project manager, Sierra Realty Advisors, is still shopping for operators for another hotel and a bowling center, as well as retail and entertainment outlets for the pedestrian town center.

Chicago's blues music heritage might also show up in a development similar to Beale Street in Memphis. "We'd be very happy to have that, it would be great for our convention business,'' said Bradley Stephens.

Street landscaping and signage will link the new development to the existing convention center, Rosemont Theatre, and surrounding hotels.

The area will be bounded by Bryn Mawr to the north, River Road to the east, Interstate 294 on the west and the village boundary on the south. A tunnel under Balmoral Avenue will connect the northern and southern parts of the development.

Bradley Stephens said the village is putting no money into the project except some tax increment financing dollars for infrastructure improvements. The 60 acres of land necessary will be sold by the village to the various developers, though the only deal that has closed so far is for the Le Meridien. Land purchases for the theater and water park are expected to close within 90 days.

'We've waited long enough'



"We need to recoup this money, the residents are going to hang us," said Bradley Stephens, referring to the $40 million plus the village spent on a partially-built casino garage.

A map of the Rosemont Walk development shows an office structure where the steel skeleton of the casino garage currently stands. But the casino and garage site cannot be sold until the casino license issue is finally settled. Emerald Casino is currently appealing the revocation of that license.

"We're going to wait and see what the decision is," said Bradley Stephens. "If the casino's here, fine. If it's not, fine. We've waited long enough. If the casino comes, they will have to develop it around our entertainment district."

After unveiling the master plan for Rosemont Walk, the group broke ground on the $300M phase one which includes the project anchors of Grizzly Falls Resort, a 400,000 sq. ft. family waterpark resort featuring a 100,000 sq. ft., state-of-the-art indoor waterpark and a first-rate 400-room hotel; a 525-room Le Meridien hotel, one of the world’ leading luxury hotel brands, and Muvico Rosemont Walk 22, a first-class 110,000 sq. ft., 4,750-seat, 22-screen themed megaplex by Muvico Theaters.

Le Meridien Chicago O'Hare Hotel
16 floors
http://img111.imageshack.us/img111/599/meridien37dk.jpg

Laurel Park (http://www.laurelparkhomes.com/)
Highland Park
http://img502.imageshack.us/img502/8083/laurel7xh.jpg

I can't believe my eyes.. I'm seeing a HILL in that picture.. ?!? Howww?

Highland Park sits on a lake bluff, with many ravines and cool geographic features, including slopes.

Come on, haven't you seen Ferris Bueller? Where the car falls down into the ravine?

Highland Park sits on a lake bluff, with many ravines and cool geographic features, including slopes.

Come on, haven't you seen Ferris Bueller? Where the car falls down into the ravine?

true but where is this? is this along that area along sheridan?
there are ravines and all
but streets usually dont have a steep incline like this,
at all. unless they are leading to the beach from the bluff.

i would really like to know where this development is,
as i cant find any info on their site or otherwise

Just looking at the change in elevations between buildings, it looks like the road is on a 7-8% slope which is considered acceptable to most municipalities. However, sidewalks should not be more than 5% (ADA) so in this case where the road is constantly sloped, this picture may be a bit off or maybe I'm just looking at it wrong...

http://www.chicagotribune.com/business/chi-0605200118may20,1,2099138.story?coll=chi-business-hed

Suburbs join condo boom
Cook still dominates in construction starts

By Sharon Stangenes
Tribune staff reporter
Published May 20, 2006

While all eyes have been focused on the downtown Chicago condominium market, condo construction has been booming in the suburbs as well, a new study indicates.

For the year ended March 31, there were 19,000 permits for multifamily homes issued in the 14-county area, compared with 11,500 permits in the year ended March 31, 2005, according to Metrostudy, a real estate research and consulting firm.

Christopher Huecksteadt, Chicago market director for Metrostudy, said contracts to buy condominiums for the year ending March 31 "were flat or up only slightly" compared with a year earlier.

"It is something we are watching, but it is not a cause for concern," Huecksteadt told clients, primarily builders and lenders, on Thursday at the Tavern Club in Chicago.

Analysts have expressed fears that builders are putting up too many homes, and that orders are not keeping up.

The Metrostudy survey indicates there are 55,000 condominium units in planning and zoning stages in the 14-county region, but Huecksteadt downplayed the notion that the number is a cause for concern. The attrition rate for such proposed projects is usually 10 to 12 percent; so a number of those units will not be constructed, he said.

The proposed units, which represent a four-year supply, will be built and sold during the course of several years, not all at once, he said.

"We've been delivering 10,000 to 12,000 units a year, so right now we are in a good healthy balance," he said.

The Chicago metro market is third in the country, after New York and Miami, in annual number of permits for multifamily housing, a category that includes apartments as well as condominiums. Nationally, about 450,000 multifamily permits were issued in the year ending March 31.

For-sale condominiums are the vast majority of the multifamily permits because there is little apartment development in the region, Huecksteadt said.

"We are now seeing a significant number of condominiums planned in the outlying areas," after nearly a decade of steady condo growth in Chicago, Huecksteadt said.

Condominiums accounted for 12,893, or 26 percent, of the 49,110 total housing starts in the 14-county area in the year ended March 31, he said.

The remaining 36,217 units begun were houses, townhouses and duplexes.

He said Chicago and Cook County continue to be the dominant locations for condominium starts, with nearly 11,300 units in the year ended March 31.

However, he noted the growing activity in other parts of the market.

Another 508 units were authorized in DuPage County and 240 in Kenosha County, Wis., he said.

Lake County, Ill., granted permits for 171 units and Lake County, Ind., authorized 153.

The median price of units on the market in first-quarter 2006 approached $400,000, a substantial increase over year-earlier prices, he said.

Huecksteadt and the Chicago division of the Houston-based research firm began tracking condominium contracts and closings in this market more than two years ago. They follow more than 1,000 condominium developments, defined as vertical developments of 10 units or more. About half of those projects are in the city.

He said Chicago and Cook County continue to be the dominant locations for condominium starts, with nearly 11,300 units in the year ended March 31.

Clearly, they are million-light years ahead than the rest of entire state of IL. That result in huge economic inequities between Chicago metro and the state. It is quite sad.

Clearly, they are million-light years ahead than the rest of entire state of IL. That result in huge economic inequities between Chicago metro and the state. It is quite sad.

^ Sad? I'm rather happy about that. Sprawl is what's sad

Aurora- River Street Plaza:

http://www.riverstreetplaza.com/index.html

Chestnut Square (http://www.chestnutsquarehomewood.com)
Homewood
4 floors
http://img521.imageshack.us/img521/6049/900chestnut21ic.jpg

Weird seeing so much in the Tudor style...

Why?

The only new Tudor-style stuff in Chicagoland in the last 60 years was probably some tract house in Palatine. It's nice, in fact, to see that we can still build stuff that feels like the construction of the 1920s.

wow that is a very nice looking development in homewood,
i suppose it must be going up in its downtown, i didnt know that homewood had a downtown, is it an old small town?
there are some german style buildings like that in chicago, though not many,
some around rogers park, i think there is one on clark that is very long
and one that abutts indian boundary park

^You've basically said why I find it weird. It's an uncommon style, especially in 2006.

And yeah it's in Homewood's downtown area. Only pic I found easily:
http://img378.imageshack.us/img378/6066/econdev1enlarged5yx.jpg

-----------------------
http://www.cpnonline.com/cpn/article_display.jsp?vnu_content_id=1002614397

Calamos Embarks on 1.2M Chicago-Area Mixed-Use Project
June 06, 2006
By Dees Stribling, Midwest Correspondent

http://img378.imageshack.us/img378/2686/1085small1oa.jpg

Chicago-based Calamos Real Estate has unveiled plans for a mixed-use development in west suburban Naperville, Ill., on 31 acres at the interchange of I-88 and Illinois 59. The entire project, called CityGate Center, will ultimately include 1.2 million square feet of space, including office, restaurants and shops, a 140-room hotel and a performing arts center, if completed as planned over the next six years.

Perhaps most notably, in its first phase the project will include a 213,000-square-foot office building featuring floorplates of up to 34,000 square feet and incorporating a various of energy-efficiency design elements to be LEED certified. Whatever the design, any new office building is rare in the East-West Corridor market, or any suburban Chicago market for that matter, because vacancies have been so high and absorption so sluggish most of this decade.

But the fundamentals of the corridor are changing. According to Transwestern Commercial Services, vacancies in the market stand at 17.5 percent, down from the low 20s in recent years, and there was 215,000 square feet of absorption in the first quarter of 2006, a reversal of a recent history of negative absorption.

Daniel J. Slack, president of Calamos, cites renewed demand for office space in the East-West Corridor as the green light for the office portion of CityGate Center. “In particular, business services--attorneys, insurance companies, financial services, that kind of professional--are now seeking space in the corridor,” he told CPN this afternoon. “The corridor is definitely seeing a recovery. In the last two years, business services have represented more than half of the absorption in the market, and we intend to capture some of that growth in CityGate.”

He also pointed out that retail growth has been strong on Illinois 59, following significant household growth in that part of metro Chicago in recent years. CityGate already has a restaurant on site, RIVA, a concept exported to the suburbs from a successful location on Chicago’s Navy Pier. Ground will probably be broken on the office building and retail space later this month.

2 things:

1) Does Homewood have a Metra Stop?

2) The article about the development in Naperville exemplifies what is wrong with this country. Building mixed-use near highway interchanges is another example of us side-stepping the issue of car-dependence. We nostalgically look back at main-street America and build these wannabe neighborhoods yet when all is said and done, where is the post office, library, grocery store, hardware store, etc? Everybody still drives for most of their needs.
It is imperative that these developments get built near a transit stop. If you're not a part of the solution, you're part of the problem. No matter what your development looks like, if it's not near public transportation then it's basically MORE SPRAWL

I agree, and yes, Homewood has a Metra stop. If this building is where I think it is, then it's only a block away.

The Center of Northshore
Northbrook
http://img502.imageshack.us/img502/4646/portfolio0809wc.jpghttp://img502.imageshack.us/img502/6218/portfolio0824ep.jpg
http://img502.imageshack.us/img502/6135/portfolio0836yf.jpghttp://img502.imageshack.us/img502/1147/portfolio0840zc.jpg

Seems like this project is actually real:
The Residences, Center of the Northshore (http://www.residencescns.com/)

Goes back to what the UP was saying earlier. To bad about the Northbrook development. Right off the Edens ramp there and far away from Northbrooks downtown Metra area would couse use some density and improved streetscape. Kind of amazing how wealthy it is and yet even compared to its other north shore neighbors its downtown lags and is subpar even compared to similar burbs.

That Homewood development looks money though. I'll want to check it out when it is done and see how close to the renderings it becomes.

http://www.cpnonline.com/cpn/property_type/article_display.jsp?vnu_content_id=1002652520

http://img153.imageshack.us/img153/5971/waterpark1hf.jpg

New Water Park Slated for Northwest Suburban Chicago
June 13, 2006
By Dees Stribling, Midwest Correspondent

Developer Waterpark H2otels USA L.L.C. has unveiled plans for a 525,000-square-foot water park and condo hotel with meeting facilities in northwest suburban Hoffman Estates, Ill. The project, scheduled to break ground later this year and be completed in 2008, will be on a 22-acre site at the Prairie Stone Business Park, which is owned by retailer Sears Holding.

The tropical-themed water park will consist of an 80,000-square-foot indoor facility and a 30,000-square-foot outdoor facility. The complex will feature wave, activity and toddler pools, tube and body slides, a rafting river, mat racers and a water-propelled roller coaster. An additional 20,000 square feet will be devoted to a dry play arena and video game arcade.

“There’s a market for between nine and 12 indoor water parks in the Chicago area, but right now there’s only two in Illinois and four more under development,” ]Joseph Buralli, managing partner of the Lakemoor, Ill.-based Waterpark H2otels USA, told CPN this afternoon. “It’s a matter of demographics. There are 18 million people within a two-hour drive of the development, and within a 25-mile radius, more than a million families with 800,000 kids.”

The new water park’s prime competition will be the cluster of 18 indoor water parks in Wisconsin Dells, Wis., which is about three hours northwest of the metro Chicago market. “It’ll be a convenient alternative for people who don’t have time to spend driving to the Dells,” Buralli said, “and it will have all the water park amenities you can get there.”

The water park/hotel will also be adjacent to the future homes of the 11,000-seat Sears Centre and a new Cabela’s, an outdoor gear superstore than tends to tract visitors in its own right in many markets. Waterpark H2otels USA has selected Chicago-based VOA Associates Inc. as the project’s architect, and Hoffman Estates-based Leopardo Construction as construction manager.

-------------------
In a different press release, it says the hotel will be 12-14 floors

wow that is a very nice looking development in homewood,
i suppose it must be going up in its downtown, i didnt know that homewood had a downtown, is it an old small town?


Homewood has a pretty decent little downtown, that is older, and has some character. Spyguy's picture includes the Ridgewood Tap, which is a good old local watering hole. I have spent a few nights in that joint many moons ago, sipping beer and throwing darts (when home from college). Also, the orginally Aurelio's is not far from there, and the Homewood metra stop is right there.

Yes! Prairie Stone, you are my savior!

Time to get the coolest job of my life... haha. Lifeguarding right now is kinda boring around here, so I don't do it, although I am certified.

Of course, it won't open for another two years...

http://www.suntimes.com/output/news/cst-nws-drivein14x.html

10-2 Aurora vote sinks drive-in theater
June 14, 2006
BY ANDRE SALLES Beacon News

After an impassioned rally and emotional comments on both sides, the Aurora City Council voted Tuesday to roll the credits on the Hi-Lite 30 drive-in theaters.

The vote came down 10-2, bringing to an end a tumultuous debate over the fate of one of the state's oldest drive-in theaters.

By the time it was over, the decision rested at least partially on the financial fate of the East Aurora School District.

The Hi-Lite 30 currently sits on land owned by developer Bigelow Homes, property that was annexed into the city of Aurora last year. Per that agreement, Bigelow offered the Hi-Lite land to the city, provided it would continue to operate as a drive-in theater.

But city staffers estimated the cost of renovating the outdoor theater to bring it up to city code at roughly $830,000. Potential private deals to help fix and operate the Hi-Lite fell through. And with no new investors coming forward, many aldermen saw the issue as a question of using tax dollars for an entertainment venue and could not support it.

With the vote, Bigelow will receive the go-ahead to submit a plan to the city for its complete parcel, slated for a 240-home expansion of its existing HomeTown subdivision. Bigelow has also agreed to donate an 8.3-acre parcel, which the city has valued at $1.3 million, to the East Aurora School District.

-------

Hooray, get rid of one of your attractions for some more plain shit. Smart move.

Wolf Ridge Condos (http://wrcondos.com)
Northlake
6 floors
http://img153.imageshack.us/img153/4660/wr0yu.jpg

http://www.suntimes.com/output/business/cst-fin-hotel07.html



Hotel, convention center in works for Aurora


July 7, 2006

BY DAVID GARBE Beacon News


A developer plans a 14-story hotel and a 100,000-square-foot convention center in Aurora.

Joseph Vantreese met with city staff Wednesday to unveil the plans for land alongside a riverfront condo project he is already developing.

A five-story parking garage will extend from the convention center, Vantreese said, and the entire structure will be covered with 150,000 square feet of landscaped grass and trees -- one of the largest "green roofs" in the country.

The convention center will be designed to host everything from trade shows to concerts and sporting events.

Most of the hotel building would be devoted to the facility's 300 all-suite rooms and full range of hotel services, Vantreese said, but the first two floors would be occupied by retailers, including a bookstore.

Vantreese said the hotel will be operated under the flag of a major brand, which will be secured before construction begins.

Both the hotel and convention center would be constructed on the two blocks between River and Lake streets south of Benton Street, which includes the current offices of the Beacon News.

Vantreese's development company, the Vanstrand Group, has purchased almost all the property on those two blocks and expects to own it all soon. The newspaper has not yet found a new home.

If the city approves the plans quickly enough, Vantreese said he intends to begin construction on both the hotel and conference center in February.

The plans are an extension of Vanstrand's River Street Plaza project, a $100 million condo and restaurant complex whose first phase is on schedule for completion in January.

That first phase consists of 96 condos and about a dozen restaurants east of River Street. About a quarter of the residential units have been sold, and Vantreese said he will announce several restaurant tenants as the buildings get closer to completion.

Sun-Times News Group

Sounds good, but it seems every highrise in the suburbs (excluding Evanston) is a hotel with a conference center or water park - Lombard Westin, Wheeling Westin, Renaissance Hotel Schaumburg, Le Meridien O'Hare, and also that hotel/condo in Hoffman Estates.

^ If it ain't near transit, then it ain't worth diddly.

BOOOOO!!

I guess, but if you're checking into a hotel in the suburbs you're probably driving in the first place. And typically you won't find a hotel in the old downtowns with Metra stations either.

I guess, but if you're checking into a hotel in the suburbs you're probably driving in the first place. And typically you won't find a hotel in the old downtowns with Metra stations either.

^ Well of course. That was my whole point. Developments as the one posted do nothing to change that--they simply reinforce car dependence and I see nothing of value in them. Tall buildings near highway ramps just don't excite me--they aren't the kinds of things that bring me back to this website.

And now that you mention it, why don't developers build hotels near suburban Metra stations? Seems to make sense--travelers to Chicago who want more bang for their buck can stay near a train station that whisks them downtown and back. Seems to make sense to me.

And now that you mention it, why don't developers build hotels near suburban Metra stations? Seems to make sense--travelers to Chicago who want more bang for their buck can stay near a train station that whisks them downtown and back. Seems to make sense to me.

That would probably work around the newer downtowns and stations.

But around some older cities that would be pretty hard to do. Assuming that the downtown is fairly built up, a 10-15 story building would be considered out of scale with the typical 1-3 floor buildings and perhaps the newer 5-6 floor condo buildings. The hotel would need all sorts of zoning changes for height and even perhaps something like a sign for the hotel name.

If they build directly in the downtown area, they'll probably replace a historic building which would be a no-no. And if they build a little further away they would run into opposition from neighbors who are living in a single family home and don't want a hotel next door.

Probably the biggest factor that kills the idea is the amount of parking a hotel needs and how much congestion it might add to fairly small roads with many pedestrians.

I think that's why you find all the hotels next to highways or large commercial streets or office parks where no one cares.

- edit

I'm glad to see that our satellite cities are finally getting some love. Chicago's sprawl really just went around the towns of Aurora, Elgin, and Waukegan, and the people in those cities were left to rot. Seriously, Aurora's downtown is kinda sad, and Waukegan is even sadder. I understand that there's a difference between gentrification/wealth, and vitality, but these downtowns are EMPTY as soon as the work day ends. Regardless of the wealth level of the area, they are not lively, they are dead. They need some stuff to bring in evening and night traffic. Hotels provide that. I'm glad that there are talls being built in downtown areas, instead of freeway corridors, regardless of the use.

http://www.dailyherald.com/search/searchstory.asp?id=207468

Fox Lake: Where’s the building?
Project isn’t moving fast enough, official says

By Lee Filas
Daily Herald Staff Writer
Posted Thursday, July 13, 2006

Fox Lake officials are still waiting for developers of the tallest building in town to get things moving.

The developer, Exceed Development of Antioch, is still working on demolition of the old Forest School at Grand Avenue and Forest Drive, Fox Lake building commissioner Bill Hart said.

The school has been a pile of rubble since early April.

Hart said the developer has not applied for the permits needed to start building, and the project, known as Savannah Grand, is not moving fast enough.

“I have no idea why this is taking so long. We are waiting on them at this point,” Hart said.

Exceed Development owner Charlie Miles did not return phone calls to his office Wednesday.

The building is expected to include two floors of retail on the ground with 10 floors of upscale condos above it.

Miles appeared before the village board in March and asked that all fees be waived, including village permits and park, fire and school impact fees. He said those fees could cost him between $365,000 and $560,000.

Miles said the $1 million in property taxes the 12-story condo building would generate annually would more than make up for the money the village would lose in fees.

The village rejected Miles’ request to waive the fees.

Miles threatened to knock down the school and leave the lot empty if the board did not give him what he wanted. He later rescinded the threat.

The building is expected to cost Exceed Development about $45 million to complete.

“I would love” the developers to start working with the village to get the building started, Mayor Cindy Irwin said.

“We don’t know what they are doing, but it would be nice if they’d come to us and let us know,” she said. “They haven’t done anything at the board level except ask us to be allowed to work 24 hours a day, seven days a week. Then, they disappeared.”

She said the board approved the 24/7 rule, as long as inside work like painting, carpeting and woodworking is the work being done after midnight and heavy machinery isn’t used.

From: http://www.suntimes.com/output/business/cst-fin-lenox13.html
______________________
Mega-mall may rise in New Lenox

July 13, 2006

A developer has committed to build one of Illinois' largest shopping malls in the state's fastest-growing county, according to the New Lenox mayor.

Forest City Enterprises Inc. intends to develop as much as 2 million square feet of retail space on 225 acres in New Lenox just east of Joliet, New Lenox Mayor Michael Smith said.

But a Forest City Enterprises spokeswoman said Wednesday nothing is yet final.

''We look at many cities and many new opportunities, and when we conclude our positions, then we make an announcement,'' spokeswoman Nancy McCann said Wednesday. ''At this particular time we do not have anything to say.''

The mall would be the largest to be built in the Chicago area since at least the early 1990s and nearly as big as Woodfield Shopping Center in Schaumburg, which is Illinois' biggest mall by retail square footage and the sixth-largest in the nation.

Will County has seen its population surge by 30 percent since 2000, making it one of the nation's fastest-growing areas and an attractive target for retailers and developers.

The New Lenox mall would be at the intersection of Interstate 80 and the extended Interstate 355, which is scheduled to be completed in 2007. Construction of the mall could start in the fall of next year.

Smith said he didn't know of any retailers that had committed to the project.

Yeah - this whole "power town" thing is way less cool than it sounds. It's all about the stores they choose, not the development format of the site. I looked at a power town in Scottsdale - still 85% parking lots, with islands of retail. Basically, imagine someone pulled apart Old Orchard into 6 pieces and scattered them into a sea of parking.

The "revolution" of the power towns is that they mix places like Claire's, Jamba Juice, and Chili's with places like Home Depot, Staples, and Target. Usually, such huge stores are in their own developments, and the smaller/more high-end stuff (restaurants, bookstores, clothing) is also in its own development. These developments may be right across the street from one another, but they are usually not managed by the same companies.

Red-brick streets are resurfacing
Asphalt losing luster in some suburbs

By Joseph Sjostrom
Tribune staff reporter
Published July 17, 2006

The quest for a historical look on neighborhood streets has led a few communities to what's been right under their feet all along: the red clay bricks that originally paved countless streets in the Chicago area.

A few suburbs--such as Forest Park, Wilmette and Downers Grove--never put an asphalt overlay on some of their streets. Now, as the benefits of brick versus asphalt dawn on local leaders, efforts are being made to keep existing brick streets in good condition and in some cases to remove asphalt and restore the brick that remains underneath.

Continued here (http://www.chicagotribune.com/news/local/chi-0607170099jul17,1,6700513.story?coll=chi-news-hed)

http://www.chicagotribune.com/news/local/chi-0607240211jul24,1,7622600.story?coll=chi-newslocal-hed

$25 million price tag weighs on posh estate Property won't sell, may be subdivided

By Lisa Black
Tribune staff reporter
Published July 24, 2006

Jane and Didier Lepauw have sold many nice houses, but as time ticks down on a $25 million lakefront estate in Lake Bluff, they admit to mixed feelings.

The real estate agents became so enamored with the 1911 Georgian Revival mansion on 21 secluded acres that they started a society to raise awareness of the architect, Benjamin Marshall. Now, the Northbrook couple are writing a book on Marshall, whose designs catered to the wealthy, because they believe he has not been given his proper historic due.

The property on Moffett Road--complete with heavily wooded ravines, a polo field and a stunning view of Lake Michigan--soon could be subdivided into seven lots after sitting on the market for four and a half years with no buyer in sight.

The Lake Bluff Plan Commission will consider the proposal Aug. 17 before forwarding it to the Village Board for final approval.

"Where are all the wealthy? Where are the philanthropists?" said Jane Lepauw, who would like to see the property preserved. As the listing agent, she said she supports the owner's decision and stands to make more money under a subdivision plan.

Still, she finds it a shame.

"Why doesn't Chicago care?" said Lepauw, who lived in Paris, where she described residents as fanatical about saving old buildings.

The estate's owner, Ronald Friedman, owner of Global Accessories Inc., which sells automotive parts, said he would have preferred to sell the estate as a whole too. But he has declined to have the property declared a historic landmark, which could lessen the $170,000 annual tax bill but also would limit development.

The grounds include original work by landscape architect Jens Jensen, such as a winding, woodsy driveway that leads over two limestone bridges.

Under the subdivision plan, the brick-and-stone Marshall home would remain on a 3-acre lot. The size of six additional lots would vary but average about 2 acres each, Friedman said. The remaining property, most of which consists of ravines and bluffs, would contain areas for water drainage and preservation, he said.

He said he expects that the new owner would have no reason to demolish the Marshall house, which is in good shape.

"We haven't gotten our price yet, so this would be a practical alternative for us," said Friedman, who with his wife, Pat, bought the house in 1985.

"I decided to buy that house when I drove into the property," said Friedman, who had been looking for something "grand" that reminded him of Sunday drives as a child.

"Seven kids filed into a car with dad and mom, and we would drive up Sheridan Road on Sundays," said Friedman, who grew up in East Rogers Park. "We would see all of these magnificent estates. I guess it gave me a dream of what I wanted."

The estate was already under contract in 1984, but after the deal fell through Friedman cut short a business trip to California to buy the house.

The place inspires passion, but apparently not enough for anyone to pony up $25 million--the highest asking price for any property being marketed in the Chicago area, real estate agents say.

Another historic Lake Forest home was put on the market for $26 million before it finally sold for $11 million, said David Bahlman, president of Chicago-based Landmarks Illinois, a non-profit historic preservation organization.

Since 2002 at least half a dozen developers have bid on the Lake Bluff estate, and one potential deal fell through, Lepauw said.

The architectural firm Marshall and Fox designed the estate, called Lansdowne, for Rand McNally of map fame. Marshall also drew plans for Chicago landmarks that include the Drake Hotel, the former Edgewater Beach Hotel and apartments along East Lake Shore Drive.

He was on the forefront in designing for the city's "entrepreneurial elite," said Susan Benjamin, a historian and author of the book "North Shore Chicago: Houses of the Lakefront Suburbs, 1890-1940."

"He is the father of the elegant residential apartment in Chicago," Benjamin said.

Marshall designed more than 60 mansions and country houses in the Chicago area before he died in 1944, Benjamin said. They include the Cuneo estate in Vernon Hills, now a museum, and the Peabody mansion in Oak Brook, open to the public after being restored by the DuPage County Forest Preserve District.

Marshall also designed Chicago's ill-fated Iroquois Theater, the scene of a 1903 fire that left at least 600 dead.

"His granddaughter said he was absolutely haunted by all these deaths," said Lepauw.

She wonders if that's why Lansdowne first opened with only two fireplaces; it now has three fireplaces and two fire hydrants. The estate also has a coach house with two apartments, clay tennis courts, an in-ground pool and formal gardens.

Preservationists say that if the land must be divided, they hope to see the Marshall buildings and Jensen landscape features left intact.

"The reality of the situation is that anybody buying Lansdowne may not be able to afford or wish to pay the property taxes on the total acreage there," Bahlman said. "We basically have been holding our breaths hoping the property would sell intact."

-----------------------------
Pictures from Coldwell Banker Residential Brokerage (http://www.coldwellbankeronline.com/CustomModules/Property/PropertyDetail.aspx?Cities=7083&IsMetroProperty=1&IsPreview=1&MinPrice=10000000&PropertyGUID=F484621B-CBA2-401A-913E-6B37C9503BEE&PropertyTypes=DE&SearchPage=1&SortColumn1=ListPrice&SortColumn2=Bed&StateCode=IL#)

http://img508.imageshack.us/img508/5523/f484621bcba2401a913e6b37c9503beeok1.jpg
http://img508.imageshack.us/img508/2582/f484621bcba2401a913e6b37c9503bee3mk1.jpg
http://img508.imageshack.us/img508/981/f484621bcba2401a913e6b37c9503bee4so1.jpg
http://img508.imageshack.us/img508/3495/f484621bcba2401a913e6b37c9503bee5gi7.jpg http://img508.imageshack.us/img508/6610/f484621bcba2401a913e6b37c9503bee6ao4.jpg
http://img508.imageshack.us/img508/2760/f484621bcba2401a913e6b37c9503bee7ts6.jpg
http://img508.imageshack.us/img508/5397/f484621bcba2401a913e6b37c9503bee8io7.jpg
http://img508.imageshack.us/img508/439/f484621bcba2401a913e6b37c9503bee9fy0.jpg

Wow, that house looks amazing. I strongly discourage any subdivision of the property, due to the involvement of Jens Jensen in the estate's landscaping. But, they can't expect to sell it as the most expensive house in Chicagoland. This presents a predicament, because the owners COULD make $25 mil if they agreed to subdivide. So naturally, they will go with the option that nets them the most cash. And so another great piece of Chicago architecture gets castrated...

Hopefully, the owner will eventually realize that the special features of the estate as a whole were the major factor in his decision to buy it, and then agree to take a loss on the sale so it can be sold as a whole.

http://www.chicagotribune.com/business/chi-0608010417aug01,1,2426811.story?coll=chi-business-hed

By Sandra Jones
Published August 1, 2006

Old Orchard face-lift: Old Orchard shopping center in Skokie is scheduled to break ground Thursday on a $20 million project to update the 50-year-old outdoor mall.

Australian owner Westfield Group plans to tear down the former Saks Fifth Avenue building and construct a 63,000-square-foot, Main Street-style mall with a dozen specialty stores and three restaurants surrounding a central, landscaped courtyard, said Scott Nierman, vice president of development at Westfield.

The project is a scaled-down version of a plan considered last year that would have added as many as 53 new stores, a new parking garage and stores backing up to Skokie Boulevard. The renovation is scheduled to be complete by fall 2007.

Steve & Barry's University Sportswear moved out of the former Saks building in July. The Port Washington, N.Y.-based discount store had signed a temporary lease after Saks shut its store last summer as part of the luxury department store's company-wide reorganization.

Westfield considered, but then rejected, the idea of finding a replacement tenant for the building, said Nierman.

A growing number of shopping malls are replacing shuttered department stores, originally a mall's biggest draw, with lifestyle centers that allow time-starved shoppers to target a specific store and get in and out of the mall quickly.

http://www.dailyherald.com/search/searchstory.asp?id=213036

Villa Park sports big plans for Metra station

By Michael Wamble
Daily Herald Staff Writer
Posted Tuesday, August 01, 2006

All aboard.

Plans to make major changes around Villa Park’s Metra station are heading down the line.

Villa Park and the Regional Transit Authority would like to transform the area around the station along the Metra Union Pacific West Line from a drab depot to a transportation hub at the center of stores, at least one restaurant and condos.

“Whereas all the other towns have built up areas from stores and have condos, we don’t. We have a (convenience store) and a gas station,” said Trustee Ray “Doc” Hensley, part of a committee studying ways to enhance what early proposals have described as “transit-oriented development.”

To give their voices to this conversation, residents and commuters can offer input at a special meeting 7 p.m. Aug. 9 at the Community Recreation Building, 320 E. Wildwood.

“The plan will be a living document that will change as we get more input,” said Public Works Director Vydas Juskelis.

Roughly $63,000, or 80 percent of the total $78,000 price tag to create a concept proposal plan, came from the RTA. The village has picked up the other 20 percent.

New development would bring in additional tax revenue for the village, Hensley said.

Joseph Voccia, manager of market development for RTA, said the agency could also benefit from new development.

Voccia said the RTA has supported improvement plans around 42 other stations.

“Where we have stations that are more attractive,” Voccia said, there’s been an increase in riders.

The upcoming meeting will mark the second public discussion about plans to make improvements around the station.

Based on public feedback at an April meeting and both the village’s and RTA’s early outlook, the neighborhood likely would include:

•a three- or four-story mixed-use building with condominiums and retail stores;

•at least one restaurant;

•a walking and bike path that could connect to North Avenue.

Daily commuters Rose Frieri and Randy Bachmann, both of Villa Park, say they’d welcome something new.

“I love Villa Park,” Frieri said. “It’s time.”

But Frieri said it would make more sense to direct people southward to St. Charles Road instead of to North Avenue where, she said, “it’s dead.”

No matter which way it leads, Bachmann said: “It’s always been kind of a blah area here. It would be nice to see that change.”

^ I am always in support of this stuff, but I hate how Metra has such a bias against the city.

There are plenty of Metra stations on the south side of Chicago--why not work to promote more TOD there?

http://chicagobusiness.com/cgi-bin/news.pl?id=21636

New office complex on tap in Rosemont

Duke Realty is planning a roughly $100-million office complex on the site of a former Minute Maid warehouse along the Tri-State Tollway at 9800 W. Balmoral, says Steve Schnur, a senior vice-president at the Indianapolis-based REIT. [Thomas A. Corfman]

http://www.chicagotribune.com/news/local/chicago/chi-0608060202aug06,1,1869422.story?coll=chi-newslocalchicago-hed

Highland Park estate of convicted insurer may go to developer

By Gerry Doyle
Tribune staff reporter
Published August 6, 2006

The historic Highland Park home of former insurance executive Michael Segal, now serving time for looting his company's trust fund, could be sold to a developer of luxury homes this fall.

Segal forfeited the property as part of his 2004 conviction, and the federal government now has control.

Unless another bidder can come up with $17.6 million or more at an auction in September, the U.S. Marshals Service will sell the home to Orren Pickell of Lincolnshire, according to court papers filed July 28.

The property, covering 17 acres and overlooking Lake Michigan, includes a formal garden designed by landscaper Jens Jensen, a greenhouse, a pool and 500 feet of private beach. The house itself features seven bedrooms and seven bathrooms.

That kind of luxury is worth about $22 million, according to Segal's attorney, and should not be auctioned off at a cut rate.

"The property is worth more than the $17.6 million offered by Orren Pickell," attorney Marc Martin wrote in an objection to the sale filed Thursday. "It would be economically unreasonable to sell the property for $4.4 million less than the listing price."

When Segal was convicted in 2004, he was ordered to forfeit $30 million in property, part of which will come from the sale of his home.

Preservationists worried at the time that the federal government would not protect the house, constructed in the 1920s, and would allow it to be destroyed for the sake of newer developments.

But Highland Park Councilman Jim Kirsch said the city had enacted a law this year that allowed it to designate any property as "historic," even against its owner's wishes.

The designation would put any development of such property on hold and require plans to conform to the city's standards for historic preservation.

"We know that the government has been marketing the property," Kirsch said.

"And we have worked aggressively to make sure that our Historical Commission and our zoning laws would be adhered to. Obviously for the community we would like to preserve the open space."

The city has not seen any "concrete" plans from any potential purchaser, Kirsch added.

"I would personally rather not have it developed at all," Kirsch said. "Legally, it's a different issue."

According to court documents, if any offer tops $17.6 million, Orren Pickell will receive a "breakup fee" of 33 percent of the amount by which the new bid exceeds Pickell's.

Martin also objected to that procedure, which he said was more appropriate for a bankruptcy case. The U.S. Marshals Service, which is handling the sale, said it expects "competing bids may emerge," according to documents.

A new tallest for Elgin-

16 storys, 195 ft, 147 units

http://www.suburbanchicagonews.com/couriernews/top/3_1_EL08_A1PLAN_S10808.htm

By Nathaniel Zimmer
staff writer

ELGIN — A major downtown development sailed through the planning commission Monday night, as members voted 5-1 to approve a 16-story brick and glass condominium building proposed for the site of the old Gail Borden Public Library at the southwest corner of Kimball Street and North Grove Avenue.

Roughly 195 feet tall at its highest point, the 147-unit building would be the tallest in Elgin, eclipsing the Tower Building, built in 1929, by about 10 feet.

The project, dubbed Water Street Place, would include 21,500 square feet of ground-floor retail space, eight three-story townhomes, space for four freestanding restaurants and 399 parking spaces, 160 of which would be public. The namesake street would run through the center of the 3½-acre site, connecting Kimball to Grove and separating the condos from the restaurant spaces along the river.

Approximate prices would be $277,000 for a 950-square-foot one-bedroom; $300,000 for a 1,125-square-foot two-bedroom; and $330,000 for a 1,360-square-foot three-bedroom. Three-bedroom townhomes would be around $440,000.



Height concerns


Commissioner Bennie Sowers cast the lone no vote. She said the building was too tall and expressed doubts about the need for the townhomes, which front the condo building on Grove.
Despite his yes vote, Commissioner Robert J. Siljestrom said he had reservations about the height and the townhomes.

He called the project "pivotal" and said that "what we do here will undoubtedly set the pace" for the rest of the downtown, where two other major condominium and townhome projects are under construction and more are expected in the years ahead.

The proposal still needs to be approved by the city council.

Since the council selected developers Ryan Companies US Inc. and RSC & Associates Inc. some 15 months ago from among a number of other applicants interested in building on the city-owned property, there have been some changes to the proposal.

The parking originally was going to be underground, and the building was to top out at 10 stories. Water-table issues reportedly forced the developers to shift most of the parking aboveground, to inside the condo building, thus increasing the height.

Also expected to increase is the amount of financial assistance the developers would receive from the city. The developers estimated last year that they would seek $7 million in incentives, but without naming a number, officials have recently said the final figure will be higher.

Although the number of condos and townhomes has stayed about the same, there are now 70 fewer parking spaces than originally proposed.

Construction is expected to take about 22 months.

08/08/06

^Good news. I think a couple pages back I had images of the old 10 story proposal which was actually quite nice as well.

seems like elgin is hot

`Urban village' concept hailed for field in west Elgin

By Amanda Marrazzo
Special to the Tribune
Published August 11, 2006


Elgin City Council members were excited but cautious this week about a proposal to transform a 575-acre cornfield in the city's booming far west area into an "urban village."

Developers, who have an agreement to buy Yenerich Farm (between U.S. Highway 20, Plank Road, Russell Road and the future Corron Road extension) on Wednesday presented plans that include single-family homes, town homes and apartments.


At the center of the proposal is a 95-acre "urban center village" that includes "modest" retail and office space, said Michael Levin, president of development for Urban Retail Properties Co. of Chicago.

"This is going to be a place where a 9-year-old can safely go to the store to buy milk," Levin said.

The next step for developers will be meeting with city officials to address annexation and zoning issues.

"These are the kind of plans we have been looking for [in the far west area]," Councilman John Walters said. "This is the anti-sprawl."

Although council members praised the plan, there were traffic concerns. Councilman Dave Kaptain was concerned about residents from nearby neighborhoods being able to safely ride bikes or walk to stores and shops in the center.

Planner and landscape architect Chris Lannert, owner of the Lannert Group, said traffic studies would be conducted and project leaders will meet with Kane County officials next week.

"This is an exciting concept," Mayor Ed Schock said. "But if we goof this up it will have an impact on all the other developments.

The development is expected to take at least 10 years to complete, officials said. The property is in Burlington-based Unit School District 301.



Copyright © 2006, Chicago Tribune

http://www.chicagotribune.com/news/local/nearwest/chi-0608110243aug11,1,394340.story?coll=chi-newslocalnearwest-hed

Port Clinton Place (http://www.portclintonplace.com/)
Vernon Hills
Two 8 floor buildings + rowhomes
http://img87.imageshack.us/img87/1787/elevationcondominiumssw0.jpg
http://img171.imageshack.us/img171/8076/rendering1qb6rp0.jpg

http://www.dailyherald.com/search/searchstory.asp?id=223200

Roselle sees hope for new downtown

By Kat Zeman
Daily Herald Staff Writer
Posted Friday, September 01, 2006

Though it’s not evident yet, Roselle’s downtown will be seeing some action soon.

A new residential and retail development, an outdoor market and a rejuvenated old Main Street block are in the works.

Construction of the 62-unit condo development with first-floor retail space at Park and Main streets is nearly finished. Park Street Crossing, developed by Chicago-based Norwood Builders, could be ready for occupancy by December.

Retail vendors could come in by January or February, said Pat Watkins, Roselle’s director of community development.

And, during the second week of September, Main Street will undergo road and utility improvements between Park and Howard streets. It should be complete by Thanksgiving.

“I think it’s progressing beautifully,” Roselle Mayor Gayle Smolinski said.

Besides the Norwood development, downtown has a European-style market in its future.

So far, organizers have more than 20 interested vendors who want to sell flowers, produce, specialty cheeses, fresh breads, coffee, pastries, gourmet foods and gift items. Plans also call for live musical entertainment during shopping hours and various special events.

The market’s grand opening is set for Sept. 16 at the parking lot on the west side of Prospect Avenue at Main. It will take place from 8 a.m. to 1 p.m. every Saturday until Oct. 28. Plans call for resuming it next May.

Another much-anticipated project for Roselle is improving the old Main Street block between Prospect and Park. Roselle trustees are to discuss the issue Tuesday, with Burke Engineering expected to present the board with plans.

Smolinski said she envisions improvements to sidewalks and some type of surface area that can be used for gatherings, fairs and live performances.

“That’s sort of the last piece of the puzzle for our down-town,” she said.

But most people are still wondering what’s happening with Roselle’s Town Center. Construction on the new downtown center, located along Main between Prospect and Roselle Road, was completed two years ago. But what village officials envisioned as a catalyst for a downtown economic revival — studded with retailers and restaurants — has so far only produced an ice cream parlor, children’s arts center and two offices.

Main Street is lined with new storefronts ready for occupancy, but the developer has had trouble attracting tenants.

Developer Richard Gammonley said he could have already had the spaces filled but is trying to please the village by only accepting certain types of retailers.

“There’s interest,” he said. “But we’re trying to uphold a very specific village list of what they’d like to see.”

But he’s close to signing one of two tenants that plan to operate a breakfast and lunch restaurant at Town Center, he said.

However, the upscale restaurant, long ago slated for the corner of Roselle Road and Main, has not yet materialized. Various potential tenants have pulled out. Gammonley said many of them would rather open up closer to Woodfield Mall in Schaumburg.

“It’s tough,” Gammonley said. “We’re competing against a monster in Schaumburg.”

http://www.chicagotribune.com/news/local/chi-0609070319sep07,1,4865497.story?coll=chi-newslocal-hed

A downtown rises
St. Charles launches ambitious project to redevelop riverfront area

By James Kimberly
Tribune staff writer
Published September 7, 2006

With its stunning views of the Fox River and successful restaurants and nightclubs filling quaint brick storefronts that date to the 1850s, St. Charles' downtown is the envy of many communities.

But now the former mill town wants more--a vibrant blend of old and new. It hopes to get it with a more than $105 million, six-year redevelopment project designed to bring people and stores to four blocks of downtown riverfront. When completed, the area will boast nearly 200,000 square feet of offices, stores and restaurants, 80 condominiums and 16 apartments, as well as parking for an additional 933 cars.

"I really believe this is one decision that will redefine St. Charles for the next 100 years," Mayor Don DeWitte said Wednesday.

St. Charles is just one of many suburbs hoping to lure shoppers back to downtowns that have been abandoned for outlying strip malls and shopping centers. Although efforts at revitalization are under way in neighboring West Chicago as well as in Elgin, Aurora, and Glen Ellyn, few towns are going as far as St. Charles.

On 1st Street, site of a groundbreaking ceremony Wednesday night, community leaders are hoping to create a lively commercial shopping district, as Illinois Highway 64 used to be.

"We are picking up our Main Street and turning it perpendicular on 1st Street, and we are going to create a pedestrian-friendly environment," DeWitte said.

Construction will begin Oct. 1 on $3 million worth of water, sewer and electric infrastructure.

The new buildings will complement the historic architecture in the area, as will a riverfront walkway and public plazas. The city hopes to create a place where people can walk and window-shop in a tranquil, scenic environment.

"A city needs a center. It needs an identity," said David Lencioni, 59, owner of The Blue Goose grocery, a mainstay in downtown St. Charles since 1928.

Lencioni has long advocated for a city-led initiative to re-invigorate the downtown.

"Something is finally going to be done. It's been kind of a dream for some of us," Lencioni said. "It's going to be some kind of blend between urban and suburban. I don't know what you would call it. The downtown is going to be the place where things happen again."

Naperville invested for years in its downtown shopping district, and it's reaping the benefits with national retail chains and branch locations of well-known Chicago restaurants.

In Aurora, private developers intend to spend more than $200 million to build 1,400 condominiums and 250,000 square feet of office and retail space downtown, said Carie Anne Ergo, a city spokeswoman. Aurora also is investing $50 million in storm and sanitary sewers to encourage more development downtown, Ergo said.

West Chicago has been acquiring lots along Main Street between Illinois Highway 59 and Washington Street as part of a long-term strategy for a downtown redevelopment[/B], said Joanne Kalchbrenner, community development director.

Rather than take them through condemnation, the properties are being bought as owners put them on the market. The city hopes to acquire enough land to sustain a downtown redevelopment project, Kalchbrenner said, even though it would not be as sweeping as St. Charles'.

"We don't have that kind of money, unfortunately," she said.

In St. Charles, STC Development LLC is paying about $70 million of the $105 million-plus redevelopment price tag. The city is contributing $35 million for land acquisition and public improvements, and it intends to pay with the increased property taxes that come from the development.

There are many similarities between the St. Charles project and one in Geneva more than 20 years ago, said Chris Aiston, Geneva's economic development director. Today, Geneva enjoys a popular shopping district on 3rd Street, Aiston said.

While the St. Charles redevelopment may create more competition for local shoppers, it probably will benefit the region, Aiston said.

"I applaud St. Charles. It's an ambitious plan. I hope it is a success, quite frankly," Aiston said.

I mentioned Citygate Center in Naperville a while ago. Construction is well underway already on some phases.

http://www.citygatecentre.com/
They have a nice video tour and one of the best live webcams I've seen.

CityGate Centre will offer:
* Approximately 1 million square feet of Class A office space
* 150,000 square feet of high-end retail, fine dining and fast casual restaurants
* A boutique hotel, spa, and fitness center, as well as a performing arts center
* Heavily landscaped and walkable town center environment

Office:
http://img397.imageshack.us/img397/2765/office2lgcl0.jpg
http://img397.imageshack.us/img397/79/office1lghw2.jpg

Retail:
http://img397.imageshack.us/img397/8589/shop3lgdf7.jpg

Hotel (~14 floors):
http://img397.imageshack.us/img397/7767/relaxhotelnq9.jpg

http://img397.imageshack.us/img397/443/playperformartsuz6.jpg

Well, this would be very cool, if it wasn't being built out of a cornfield. I guess you can't have everything, though, and these semi-new-urbanist developments are much better than everything else going up out there.

For example, if they found a site on the edge of Naperville's existing street grid, and integrated it, it would be much better. But, this is most welcome anyway.

I honestly apologize for sounding like a broken record here, but why would developers not come down and build something like that on 35th and State instead of a cornfield? Bring it on!

The projects going up in suburban Chicago look pretty good. A lot of the newspaper article keep referring to cities redeveloping their downtown which is real awesome. I'm not from the area so I'm assuming that the Metra rail is near most of these downtowns??? right???. I see on the Metra rail map that most of the cities in the suburbs are served by rail which is good, but most of the lines particularly in the western suburbs go only on an east-west route. So maybe a light rail line could serve that area to pickup some of the north-south slack. Oh, and all that exurban development should be controlled a little more.
Also, there was an article about a indoor water park, well by the looks of things even with Lake Michigan nearby, yall are having some water issues.


http://www.growingsensibly.org/news/clippingsDetail.asp?objectID=2045

I honestly apologize for sounding like a broken record here, but why would developers not come down and build something like that on 35th and State instead of a cornfield? Bring it on!

Probably because this is a project by Calamos, which has its HQ next to this plot of land.

CityGate makes me cringe. It does not support TOD. Although it is a decent hike from the route 59 train station, it is just going to cause more congestion on the horrendous Route 59. Plus, with office buildings sitting empty on the East-West corridor, this seems to be like robbing Peter to save Paul. I suppose for Naperville, this could be an improvement over the typical Urban Sprawl. Hopefully the city/IDOT will push some infrastructure to improve the traffic congestion on Route 59 or come up with a second bypass route.

My second food for thought is the article about the Lake Michigan water supply.

http://www.growingsensibly.org/news...p?objectID=2045

What bothers me is that cities like Naperville already had municipal systems in place for their water supply before they started to buy water from the City of Chicago (throguh the DuPage Water Commission). I agree with the article about "restocking" the lake. If the Dupage Water Commission will take water in from Lake Michigan, they should also pay to pump their treated sanitary water back into the lake (i'm being a bit fecicious here). The hundred of million of gallons every day that is pumped to DuPage County ends up probably in the DuPage River on its way to the Gulf of Mexico. While many believe that reversing the Chicago River was an incredible engineering feat, I personally believe it was detrimental to the condition of the lake. The river is slowly draining the water out of the lake. With the Clean Water Act being enforced (finally) and the TARP, the water going into the lake is now clean(er). I could go on with all night with my opinions of the condition of Lake Michigan and point fingers at such places as Milwaukee and even some of the users of the water of other Great Lakes, but that is not this thread.... I just wanted to open some eyes.

http://www.dailyherald.com/search/searchstory.asp?id=232495

Elgin gives big OK
Water Street Place developers to get $10.8 million from city

By Christine Byers
Daily Herald Staff Writer
Posted Thursday, September 28, 2006

At least five of Elgin’s City Council members are expecting their phones to start ringing and e-mail boxes to start filling once you read this story.

Some of you will raise eyebrows when you learn they agreed to give $10.8 million to developers to build Water Street Place — a residential, retail and dining destination on the site of the former Gail Borden Library. And others may be amazed at the quality of the city’s premier up-and-coming downtown project, said Councilman Juan Figueroa.

And most of you will wonder how else the money could have been used, Elgin Mayor Ed Schock said.

“The problem is, if there is no development, there is no money,” Schock said. “And the only way to get money from this property is to move ahead with the development.”

The project falls within a special taxing district, which will allow the city to collect any increase in property taxes during the next 20 years and use the money to spur development within its boundaries. Meanwhile, other taxing bodies, such as the school district, do not benefit from the increased value until the policy expires.

Schock reminded his fellow council members that the city’s largest incentive package was the donation of land and subsequent purchase of stock in the Elgin Watch Factory.

Councilman Tom Sandor said Elgin wouldn’t exist had it not been for incentives offered to early settlers to come here.

“I hate incentives, or as you guys call them, ‘entitlements,’” Sandor said, as he looked at the developers proposing the $66 million project. “But incentives are a reality. I am a skeptic by nature, but I see the 21st century of Elgin in this project. It brings an urban lifestyle we’ve never seen before.”

Council members Brenda Rodgers and David Kaptain opposed the agreement.

“At a time we thought requests for incentives would go down, you are asking us for the largest incentive package this council has ever seen,” Kaptain said. “Are you telling me this project couldn’t be successful without it?”

Rodgers questioned how RSC & Associates and Ryan Companies could be so confident that the condos would sell in a slowing housing market and asked if they would offer reduced prices if the trend continues.

Prices for one-bedroom condos would start slightly below $200,000 and rise to $327,000 for three-bedroom units while the eight proposed townhouses would sell for $536,000, said Rich Curto, principal of RSC & Associates.

He said slowing sales in housing markets hit home builders that develop subdivisions in rural areas first and do not affect urban projects like Water Street Place the same way because they appeal to a niche market looking for an urban lifestyle.

Kaptain asked how Curto expected to get so much for the townhouses Kaptain called “caves with porches.”

A traffic engineer tried unsuccessfully to appease Kaptain’s concerns about parking, saying the city’s parking garage for The Centre and city hall would suffice in addition to the 160-plus spaces being proposed in the project.

Kaptain argued that if the project was built just across Kimball Street, the development would have to provide twice as much parking.

Schock argued that when Elgin’s downtown was in its heyday as a retail Mecca, none of the stores had parking and yet business thrived.

Kaptain quipped that’s because people rode buses and bikes back then.

“I can’t support this project because I can’t believe it will be successful,” Kaptain said.

Just before the vote Kaptain added, “I hope they prove me wrong.”

The project includes a 16-story tower building, which will have 146 condos, eight townhouses, 237 private parking spaces and about 18,400 square feet of retail space at the street level of the building.

Four restaurants will front the river, and a new street called Water Street, with about 72 street-level public parking spaces, will be built to run through the development.

Another 90 spaces, owned by the city, will be inside the condo building.

^ Is it near transit? That's all that matters to me, otherwise it's just vertical sprawl and an article that's not worth my time reading

^ Is it near transit? That's all that matters to me, otherwise it's just vertical sprawl and an article that's not worth my time reading

It looked like it was about half a mile from the train station downtown Elgin. Sounds like a decent project... too bad it "requires" TIF funds though. And I too have a hard time believing they will sell the units for the price they are marketing.

TUP-That is a little harsh of you to say - and selfish. Not everyone hear thinks that only TOD is good... in fact the website is founded on the common interest in skyscrapers... is something that this development is offering in downtown Elgin (if you can call 16-stories a skyscraper).

TUP-That is a little harsh of you to say - and selfish. Not everyone hear thinks that only TOD is good... in fact the website is founded on the common interest in skyscrapers... is something that this development is offering in downtown Elgin (if you can call 16-stories a skyscraper).

^ Well I see no use in density that's not near transit, and I have no problem making that abundantly clear. As long as there are no personal insults involved, I don't see the issue.

Many random updates to projects mentioned earlier.

Northwest Community Hospital expansion- Arlington Heights
http://img100.imageshack.us/img100/4238/nwcommunityhospitalld1.jpg

The Stratford of Palatine
Palatine
5 floors
http://img100.imageshack.us/img100/1179/stratfordwsurroundingsve4.jpg

The two Harp Group hotels in Des Plaines. One looks to be 11-12 floors
http://img100.imageshack.us/img100/4226/harpgrptr1.gif

Best image I could find of Water Street Place after the increase in height:
http://img100.imageshack.us/img100/2751/el08a1planp1kb4.jpg

Savanna Grand (http://www.exceedintl.com/Savanna.asp)
Fox Lake
12 floors
http://img100.imageshack.us/img100/4603/savannagrandrc0.jpg

Woodstock Station
Woodstock
4 floors + brownstones
http://img523.imageshack.us/img523/5051/woodstock1zh1.jpg
http://img523.imageshack.us/img523/1216/woodbrownmb3.jpg

It looks like John Buck's proposal in Oak Brook includes a condo highrise (~15 stories) as well as retail and another aLoft hotel. However, it doesn't look very urban, but what does look urban in Oak Brook?

-Edit-

Stupid SSC slowing down :)

^Nice find Spyguy. Woodstock is a great town with that beautiful square. These townhomes are right near the Metra too.

^ I like the developments in Woodstock and Palatine in particular.

Is Woodstock the town in which Groundhog Day was filmed? Somebody did a picture thread of that town once, and I found it to be very charming

A small image of that Oak Brook condo proposal
http://img378.imageshack.us/img378/3887/clokb1jc4.jpg

Yes, Groundhog Day was filmed there. It's very nice architecturally, but it seems too sleepy to have Metra service. It's slowly changing, of course; and how many sleepy towns have an Opera House?

http://www.globest.com/news/758_758/chicago/149775-1.html

Senior Housing Rises in $19M Restoration
By Marita Thomas

A joint venture between Chicago-based Senior Lifestyle Corp. and United Neighborhood Organization has broken ground for Senior Suites of Joliet, an $18.7-million restoration and conversion of the now-vacant historic YMCA building at the corner of Ottawa and Webster streets. It will contain 90 residential rental units, five of which will be market rate.

Senior Suites is Senior Lifestyle’s model for affordable housing. It has developed, and owns and manages 15 such properties in Chicago, and this will be its first in the suburbs. It will contain 90 residential rental units for seniors. Of those, 16 are studio layouts ranging from 415 sf to 585 sf that will rent for between $396 and $690 a month. The other 74 units are one-bedrooms, ranging from 520 sf to 1,068 sf at rental rates of between $424 and $810 a month.

The five one-bedroom units that rent for $810 a month are market rate, Robert Gawronski, Senior Lifestyle’s VP of development and acquisition, tells GlobeSt.com. “All of the other 85 units are set aside for seniors with annual household incomes at or below 60% of the area median income.” The median for a single-person household is $31,680 a year, while it is $36,180 a year for two-person households.

The facility will also contain more than 5,500 sf of common-area amenities, including a dining room, library with two restored fireplaces, exercise capacity and free laundry. Housekeeping, scheduled transportation, meal service and planned activities are included in the rent.

The building was designed by D.H. Burnham & Co. in 1927 and was recently listed on the National Register of Historic Places. The YMCA vacated it nearly 20 years ago, and since then “it operated sporadically as a transient hotel,” Gawronski says. His company acquired it for just north of $1 million.

“The cost of converting an existing building that calls for historic preservation is significantly--about $3 million--more than new construction,” he says, “because you’re not only working with an existing structure, which is like fitting a square peg into a round hole, but it also requires that you restore 90-year-old windows and still meet today’s energy requirements. In addition, it’s tricky to fit living spaces into a former gymnasium.” To preserve existing space, this will have about 31 different unit layouts.

Yet, the historic register listing makes the project eligible for historic preservation tax credits, which join low-income housing tax credits in this instance. They don’t cover all of the premium costs, Gawronski says, but they do make it feasible. His company will raise $12 million in equity from the sale of the tax credits. Additional funding comes from several small grants, a $1.6-million first mortgage from Harris Bank, and a secondary low-rate loan from the Illinois Housing Development Authority through the City of Joliet.

“Tax credits are a wonderful way of getting developers to invest in affordable housing projects that would not otherwise be feasible,” he says. Senior Living is a prolific developer/owner of market-rate senior housing, which entered the affordable arena about 20 years ago. It has previously participated with UNO, Chicagoland’s largest Hispanic community-based nonprofit. UNO is providing community support and some sweat equity for this project.

“This building is especially significant,” Gawronski says, “because Downtown Joliet has many historic buildings and it is in the process of a major revitalization. Residential has been the missing component in an area that now includes theater, restaurants, shops and a new baseball stadium and casino.”

http://img108.imageshack.us/img108/1322/chiseniorsuitesjolietix2.jpg

Santa's Village is to be auctioned (http://www.dailyherald.com/story.asp?id=241719) off.

http://www.globest.com/news/767_767/chicago/150077-1.html
Last updated: October 24, 2006 07:43am
Lemont Breaks Ground on $250M Downtown Project
By Robert Carr Email this story | Printer-friendly | Reprints


LEMONT, IL-Ground has broken for a $250-million mixed-use development that will become Lemont’s new Downtown, along the historic Illinois & Michigan canal. The development, which will include retail, residential and office buildings, will be a public/private partnership between the village and Chicago-based Marquette Cos.

“Our vision is to catalyze economic development in Downtown Lemont while preserving its historic structures, heritage and character,” says Bruno Bottarelli, managing director of the company. “Lemont’s new Downtown will be a place where people live, work, shop and play. Across the country, there’s a growing demand for a walkable urban lifestyle, even in the suburbs.”

The development will be built using TIF district money and form-base code, a zoning ordinance that governs the form and appearance of buildings instead of individual, specific uses. By definition, form-based code governs the form (look, mass and scale) of structures instead of their use. The code bases zoning on keeping properties a similar style. Rather than designating real estate for specific uses, property development is governed by controlling the quality of public space such as streets, pedestrian ways, parks and plazas, established by buildings and structures fit to proper scale and form.
For Lemont, buildings must have first-floor retail space, parking must be located behind buildings, and storefronts must come up to the sidewalk without interruption by parking lots, Bottarelli says. “These guidelines help ensure the most comfortable environment for shoppers and pedestrians. Also, certain materials that reinforce the local vernacular must be incorporated into the construction, such as Lemont yellow limestone and brick, to preserve the town’s character,” he says.

The new development will also go along a “Canal Walk,” using the waterfront as a draw for shoppers. The canal was to have connected shipping between Illinois and Michigan in the 1830s, but railroads became a more popular means of transiting goods, and the costly canal project was closed. However, suburban residential development in the area boomed during the latter half of the 20th century, and subdivisions grew. The village now wants to build a local retail center.

“Lemont is losing consumer spending and tax revenue to retail centers in Oak Brook, Naperville and Orland Park. A village center in Lemont will serve as a local option for the 218,000 households within a 10-mile radius, and will help Lemont capture a larger share of the annual retail spending among area residents that currently is siphoned off to surrounding suburban communities,” Bottarelli says.

The Lemont Downtown Redevelopment District will consist of three pedestrian-friendly sections, each with a distinct identity: the Historic District, Transit Depot District and Fry’s Landing District. Marquette has begun development on Fry’s Landing District. The first of four phases in the district is called the Front Street Lofts. It has four buildings with 82 studio, one-, two- or three-bedroom loft residences, 24,000 sf of retail space and a 260-car parking structure. Homes are base-priced from the $180,000s to the upper $400,000s, with first move-ins expected fall 2007.

Future phases of the Lemont Downtown Redevelopment District will include an arts-based community center, as well as a linear public park and the Canal Walk, featuring a replica 1800s barge that will serve as a museum/restaurant venue and landscaped walking and bicycle paths. Other developers will join Marquette in building these phases. Bottarelli says the project should be completed within 10-15 years.

The development team includes Chicago-based architects Sullivan, Goulette & Wilson; planners Dover, Kohl & Partners; the Chicago office of engineers URS Corp.; and Clarkston, MI-based retail planners and urban designers J Eppink Partners Inc. Waukegan-IL-based Pickus Construction is the construction manager and general contractor for the Front Street Lofts.

^Looks pretty nice by the picture attached to the article

http://img90.imageshack.us/img90/5329/lemontwd6.jpg

Lemont's downtown is already very nice - this looks like it will add a lot of vitality. I hope they re-design the train station, though, it looks horrible now.

INteresting that a dead canal is the center of new development, i wonder where the water drains from into it.

That boat is interesting too, since it cant fit under the bridge and probably isnt designed to go anywhere.
I wonder if its a real boat and if so is it permanently anchored there?
Is it movable?

This is a very forward thinking development, but a little far for me to visit,
though i would like to see it some day.
I just find the southern suburbs are so far from anything im near or would have cause to go to.

14-story mixed-use building planned in Waukegan
Wednesday October 25 2006

Daniel Duggan

Negotiations are ongoing between Beitler Real Estate Corp. and the city of Waukegan for a 14-story mixed-use building downtown.

The project is another step for Waukegan in its efforts to recast the aging industrial image of the city in exchange for a modern urban feel.

Beitler won an approval from the City Council last week, beating out The Orion Group. The Beitler proposal includes fewer condos, more retail and zero assistance through the TIF district; compared to The Orion Group, which requested $8.1 million in tax assistance, according to city documents.

Sharyl Rothschild, Beitler managing director of investment services, says the Waukegan site showed a lot of promise for future development.

“We feel the demographics will definitely support a mixed-use project like this,” she says.

The proposal includes approximately 220 condos, 48 townhouses and 35,700 square feet of retail. Gross square footage would be 625,000 to 780,000 for the $100 to $125 million building.

The project is among dozens of residential developments planned for the aging city to the north of Chicago. In the coming years, city planners are expecting thousands of residential units, a resurgence of retail growth and new jobs to fill office buildings.

The entertainment portion of Waukegan’s redevelopment is anchored by the $23 million renovation of the Genesee Theater in 2004.

Another $17 million was invested in a new City Hall and parking garage.

Residential and business development will follow a Skidmore, Owings & Merrill master plan, which was adopted by the City Council in 2003.

At buildout in 20 years, the 1,400-acre lakefront area will hold 3,700 residential units — while leaving half the area for open space.

Rothschild says the future planning helped make the city appealing for their project.

“They’re making huge improvements in the city with the 20-year plan.”

I'm actually really excited to see how much midrise is going up in the burbs, there must be dozens and dozens of buildings that are 5-7 floors plus. A few nice 15+ buildings as well. It's gonna be more and more fun to fly into/out of Chicago and see the new buildings popping up all around.

Wow, I am impressed with all of the positive developments going on in many of the suburbs. It is great to see many of the downtown areas being developed or revitalized. There is hope for the suburbs afterall.

http://www.dailyherald.com/search/searchstory.asp?id=250267

Study: condos needed, not parking

By Joseph Ryan
Daily Herald Staff Writer
Posted Wednesday, November 15, 2006

Suburbs can rake in new tax dollars while providing housing near Metra stations by ripping up parking lots for parking garages and condos, a report released Tuesday by a transit advocacy groups says.

The Chicago-based Center for Neighborhood Technology singles out Hanover Park and some southern suburbs in the report as potential sites for more downtown-type development near Metra stations.

The report says the new developments would bring in more property tax dollars as well as sales tax revenue from the construction of commercial and residential property while potentially reducing suburban-dependence on cars for work commutes. In particular, Hanover Park could realize an additional $600,000 in property taxes by replacing its 12 acres of parking lots with such development, the report says.

Metra station developments have been all the rage in the suburbs in recent years. But some towns are still lagging, said center researcher Albert Benedict.

“There are some that are ready for it and some that aren’t,” Benedict said. “But in many cases there is still enormous opportunity for development.”

Benedict said the center is not advocating a net reduction in Metra parking as dozens of suburbs are clamoring for federal and state funds to build more lots.

“Creative strategies can be used to still create enough spaces,” he says, referring to parking garages, new lots on Metra right-of-way space and street parking.

Hanover Park Village Manager Marc Hummel said he wasn’t sure of the research center’s methodology in determining tax revenue. Yet he noted the village has a plan for development near the station that a sluggish real estate market may be slowing. The parking lot, he said, is central to the plan.

“Big picture-wise, we are embracing transit-oriented development,” he said. “We have a very effective commuter parking location.”

Aside from plans on the drawing board, Hanover Park has approved a 24-acre development near the station featuring 126 townhouses.

The research center holds up Arlington Heights, which has been developing its downtown for years, as a good example for other suburbs to follow.

“We see there is a lot of evidence of this happening,” Benedict said. “But there is still opportunity for more density and a more higher efficiency.”

---------
Full report
***PDF Warning***

http://www.cnt.org/repository/PavedOver-Final.pdf

The Brownstones of Arlington
Arlington Heights
2.5 stories

I thought this one was significant, since it in person seems much more "prewar" than any other recent attempt at traditional rowhouses that I've seen. It's only a couple blocks from the Arlington Park station.

http://img296.imageshack.us/img296/1705/arlington1ay7.jpg
http://img86.imageshack.us/img86/3213/arlington2nx7.jpg

^ Wow, nice.

http://www.chicagotribune.com/news/local/chi-0611220125nov22,1,5525451.story?coll=chi-newslocal-hed

In growing Naperville, it's public vs. parking
Garage is approved; neighbors fight on
Advertisement


By James Kimberly
Tribune staff reporter

November 22, 2006

With its mix of expensive restaurants, nightclubs and national retailers, Naperville has a downtown that is as popular as any in the suburbs.

Perhaps too popular, some residents believe.

As the city proceeds with plans to build another downtown parking garage, many who live near the proposed location--a lot at the Nichols Library--are determined to stop it.

At the second protest march this month, a vocal group of about 20, mainly teens, trudged Tuesday night from Naperville North High School at Mill Street and Ogden Avenue to City Hall where they hoped to address the City Council.

Carrying signs reading "Deck the Deck" and "Save the Lot, Save Our Kids," they were greeted by another sign that indicated that Mayor George Pradel would not take public comments at the meeting.

"It's an outrage," said Christopher Devane, a protest organizer. "He won't even let the kids speak." He said he planned to file a complaint with city officials.

The project is likely to collapse because of its cost and incompatibility with the downtown, Devane said, and other residents agreed.

"I don't think this parking deck is a good idea," said Diane Pedersen, who lives about 2 miles from downtown. "It's not our face."

The protests are a rare display of dissatisfaction from a community that takes pride in its contentedness and an indication that while many people celebrate the transformation of Naperville's downtown, many who live close by are growing weary of the changes.

"It's developed into a classic confrontation between the people and expansion," said Roger McDonald, who has lived on Petterson Court near Naperville's downtown since 1969.

There is plenty of evidence, both analytic and anecdotal, that Naperville needs more parking downtown. Of the 3,400 spaces available in garages, lots and on streets, nearly 1,000 are private and 90 percent of the spaces available to the public are full during the lunch hour and evenings.

Because the spaces are spread throughout the downtown rather than concentrated in one place, 90 percent capacity can seem more like 100 percent for a motorist looking for a place to park, said Marcie Schatz, director of the transportation, engineering and development department. Customer satisfaction with parking has declined every year for the four years that the city has surveyed on the topic, Schatz said.

The city needs to build 750 to 850 parking spaces in the next five years just to keep pace with downtown development, Schatz said.

One way to accomplish that is to replace the 130-space lot at the Nichols Library with a $13.5 million, 348-space, four-level parking garage with one level below ground.

The city would pay for the garage from the cultural fund, an assessment on the downtown business district, and a 1 percent increase in the food and beverage tax on downtown bars and restaurants. The food and beverage tax increase requires approval by the Illinois General Assembly.

Patti Roberts, executive director of the Downtown Naperville Alliance, said adequate parking is crucial to businesses. And downtown Naperville is crucial to the community, Roberts said.

"When people come to look to see if they want to move to Naperville, the first place a Realtor drives them is downtown: `Look at our cool downtown,'" Roberts said.

The city approved the garage Oct. 17, and Schatz said plans are proceeding to bid the project next spring and break ground on the work next fall.

But that has not stopped protesters.

They complain that the garage will be an eyesore and draw traffic near Naper Elementary School.

They also are concerned about providing additional parking for a downtown they are growing less and less comfortable with.

"I have a number of concerns about the downtown area," said Susan McNeal-Bulak, who has lived for 23 years at Jefferson and Eagle Avenues, across the street from the proposed garage.

"What I've increasingly become concerned within this past year is the number of restaurants and bars down there and that's what I think led to this parking garage," McNeal-Bulak said. "It becomes less appealing for a resident. There would be less of a reason for me to walk downtown if it becomes a giant food court."

McDonald said he recently visited downtown Naperville with his adult children on a Friday night and was stunned by what he experienced.

"It was a melee down there," he said. "I couldn't believe it. It was really something, like being in downtown New Orleans or something."

Christopher Devane, who lives on Center Street about a mile from the proposed garage, also opposes the garage, believing it will be unsightly and an intrusion of the business district into a neighborhood of homes.

"It is insulting that downtown Naperville is being handed over to bars and restaurants," Devane said. "I think this is the last stand. It's clear the business district ends at Webster Street. There's a line drawn in the sand at Webster Street. The [Downtown Naperville Alliance] is clearly out of its jurisdiction."

----------

jkimberly@tribune.com
Copyright © 2006, Chicago Tribune

I don't get it.. the opposition presents no clear support for their case, except the ad-hom of "bars and restaurants are bad, and should be stopped". Rather than trying to compromise by changing the design or relocating the garage, they are simply rejecting it.

I can think of some possible problems with this garage; if it is too high, too massive, etc. then it ruins the character of the area. Even in the Loop, we hate parking garages. But out in the suburbs, parking places drive businesses. To halt construction of more parking is to retard the economic growth of your downtown and your municipality as a whole. If it was cheaper, I would recommend that Naperville switch to a completely underground garage. But in lieu of that, I would say that they should simply convert one of their existing surface lots to a garage instead. Less community opposition, and you lose an unsightly surface lot.

It's this retarded suburban mentality of "let's reject everything that's not quaint" that absolutely kills me. I get it in my town too. Compromises can always be made that benefit everybody.

By Andrew Schroedter
Special to the Tribune

November 24, 2006

A developer envisions his proposed $150 million retail, entertainment and housing development as the Northbrook version of Chicago's Millennium Park.

The development, known as the Center of the Northshore, would draw shoppers and tourists from all over the area, infusing Northbrook with jobs and sales- and property-tax dollars, said Edward Renko, chief executive officer of EAG Development Inc.

The center also would feature a plaza with an outdoor promenade and water fountain on a 14-acre parcel near the Edens Expressway at Skokie Boulevard and Dundee Road.

Final approval from the Northbrook Village Board is pending. If built, the project would rank behind only the Northbrook Court shopping mall as the largest development in the village's history.

Not everyone agrees that's a good thing.

Some residents oppose the project because it would add 200,000 square feet of retail and a 190-room hotel in a village where they say the supply already outstrips the demand.

"What do we need another hotel for?" said Irwin Rosenberg, 75. "It's too big for what they want to put in there. That would be a disaster for this area."

Development plans also include 22,000 square feet of office space, 74 condominiums, indoor parking, restaurants, a music venue, a 55,000-square-foot health club and an outdoor skating rink.

"For the North Shore, there's nothing like it," Renko said. "It would draw people from all over. It's sort of the best of Main Street U.S.A."

Main Street--or in this case Dundee Road--is already congested, residents say, and that would only worsen with added housing and retail.

"This will impact not only the residents, but anyone who travels Dundee Road," said Adele Sturgis, 55.

Northbrook officials, though, believe there could be a definite upside to those annoying traffic jams. If the center opens as planned in 2008, it could add $4 million in annual sales- and property-tax revenue to the village, parks, library and schools, Renko estimates.

"It's going to bring a lot of tax money to the village," said Village President Eugene Marks. "It's a piece of property that hasn't been developed. It's going to add character to the neighborhood."

The Village Board approved preliminary plans for the site last year. Final approval could come in January, and Renko said he is ready to break ground.

At one time, there was a gas station on the property, and state records show that the station's underground fuel storage tanks were leaky and contaminated the soil.

The tanks have since been removed, but some contamination remains, so there is a groundwater-use restriction and the builder would not be allowed to drill a well on the property, said Maggie Carson, spokeswoman for the Illinois Environmental Protection Agency.

Renko was aware of the contamination, a common occurrence when building on a former gas station site, and said it would not affect the project.

Sales are under way for the condominiums, and Renko said he is waiting for permission from the village to clear-cut the property's remaining trees.

If it were up to Susan Jacobs, Renko's wait would never end.

She opposes the project because she said it would hurt the quality of life for the village's more than 34,000 residents.

"Do you want to make this a good place for developers to make money or do you want to make this a good place to live?" asked Jacobs, 52. "People move here because of the green space and because every inch hasn't been paved over."

Renko said opposition to the center is not the majority opinion in Northbrook, where he also lives.

"It's the second largest development in the village," he said. "Inevitably, somebody's not going to like it. From our perspective, we believe a majority of residents support the project."
Copyright © 2006, Chicago Tribune

http://www.suntimes.com/classifieds/homes/homelife/146448,HOF-News-open24.article

Des Plaines

Sales are under way at Everleigh, a 9-story condominium development in downtown Des Plaines. The building will have 144 units.

Preconstruction base prices range from the low-$200,000s to the upper-$400,000s. Units have 1 to 3 bedrooms and 1 to 2½ baths. Sizes range from 850 to 2,529 square feet.

"Everleigh in downtown Des Plaines is part of the renaissance now under way near the center of this lively northwest suburb," said Michael Glazier of Sertus Capital Partners LLC, the developer. The development is across the street from Metropolitan Square, a retail enclave with a new gourmet European grocery as well as Shop n' Save Marketplace, Flex Fitness health club, Panera Bread, Potbelly Sandwich Works, Jimmy Buffet's Cheeseburger in Paradise and a wine shop.

--------
http://www.everleighcondos.com/
http://img62.imageshack.us/img62/9762/imgprintrenderingck9.jpg

Nice catch Spy Guy! A couple more like that and Des Plaines will have a nice urbanized DT.

Old Orchard Woods, Skokie...

These are from October 20, I finally got a chance to get them up on the web. Enjoy...


https://extranet.emporis.com/files/transfer/6/2006/11/501931.jpg
View from the north

https://extranet.emporis.com/files/transfer/6/2006/11/501951.jpg
Northwest corner of the Maple Tower - 2006-10-20

https://extranet.emporis.com/files/transfer/6/2006/11/501964.jpg
Oak Tower

https://extranet.emporis.com/files/transfer/6/2006/11/501983.jpg
Looking east along the north half of the driveway. The Maple Tower is on the left, and the nearly completed Elm Tower is on the right - 2006-10-20

https://extranet.emporis.com/files/transfer/6/2006/11/501986.jpg
Looking north across the fountain pool

https://extranet.emporis.com/files/transfer/6/2006/11/501989.jpg
Looking south under the front canopy structure towards the sales office - 2006-10-20

https://extranet.emporis.com/files/transfer/6/2006/11/501993.jpg
Small courtyard in front of the Oak Tower - 2006-10-20

https://extranet.emporis.com/files/transfer/6/2006/11/501999.jpg
Linkage between the Elm Tower and the Maple Tower, viewed from the driveway - 2006-10-20

https://extranet.emporis.com/files/transfer/6/2006/11/502001.jpg
Northside of the Oak Tower - 2006-10-20

https://extranet.emporis.com/files/transfer/6/2006/11/502002.jpg
Southwest corner of the Maple Tower - 2006-10-20

https://extranet.emporis.com/files/transfer/6/2006/11/502003.jpg
Looking west across the fountain towards the forest preserve - 2006-10-20

https://extranet.emporis.com/files/transfer/6/2006/11/502005.jpg
Entrance of the Elm Tower - 2006-10-20

https://extranet.emporis.com/files/transfer/6/2006/11/502007.jpg
Looking north through the ground floor of the Maple Tower

https://extranet.emporis.com/files/transfer/6/2006/11/502008.jpg
South side of the Maple Tower

https://extranet.emporis.com/files/transfer/6/2006/11/502009.jpg
View from the southwest

https://extranet.emporis.com/files/transfer/6/2006/11/502010.jpg
The Oak and Elm Towers from the southwest - 2006-10-20

https://extranet.emporis.com/files/transfer/6/2006/11/502011.jpg
Rising above the treeline of the adjacent forest preserve, viewed from the southwest

https://extranet.emporis.com/files/transfer/6/2006/11/502013.jpg
ooking southeast towards the Oak tower from the forest preserve - 2006-10-20

https://extranet.emporis.com/files/transfer/6/2006/11/502014.jpg
Looking east towards the Oak and Elm Towers from the adjacent forest preserve - 2006-10-20

https://extranet.emporis.com/files/transfer/6/2006/11/502015.jpg
Looking southeast towards the Maple and Oak Towers from the adjacent forest preserve - 2006-10-20

^ Damn, that is one big building. I actually like it.

That was built so quickly! It is something nice to look at if you are one of the unlucky people who drive on 94.

^ Damn, that is one big building. I actually like it.

actually three buildings, wheelingman, interestingly and rather uniquely, interlinked.

Shawn,

did you see any model condos and, if you did, were they up there with a view? for the longest time, optima didn't have any condo/sales office on site but operated out of their office in downtown Evanston.

I actually would like to get over and see the models if you can also see a view. I'm wondering how the views compare with the downtown Evanston high rises. Actually I don't think we've seen any of those condos' views here on line either.

I think there is something special about the all encompassing view from close in suburbs of the city's skyline since they can show the entire downtown area due to the lack of obstruction of view that happens when you are much closer in.

actually three buildings, wheelingman, interestingly and rather uniquely, interlinked.

Cool, I didn't realize that.

- edit

Several Fortune 500 companies ? Motorola Inc., Allstate Corp., Baxter International Inc. ? have headquarters nearby, and corporate jets fly into the Chicago Executive Airport (formerly the Palwaukee Municipal Airport).

In addition, Ms. Powers said, Wheeling has seen the construction of $500,000 to $700,000 condominiums in the last five years that are within walking distance of many of the city?s restaurants.

The four restaurants in the Westin North Shore are part of Cenitare Restaurants LLC, a Buffalo Grove-based restaurant management and development company. Created in 2005, Cenitare Restaurants is a venture between the Harp Group and Mid-America Development Partners.

^ Nothing says boring like a bunch of wealthy suburbanites driving to work in the suburbs and eating fancy food in suburban hotels. What a shame

:ohno: ^Talk about boring...and predictable, another hit on the 'burbs.

^ Nothing says boring like a bunch of wealthy suburbanites driving to work in the suburbs and eating fancy food in suburban hotels. What a shame

why they even allow these suburbanites live is beyond me. it sure would be nice if these folks could be like all them mighty fancy, big city sophisticates in Chicago. I guess we can't all have a 312 area code. or even 773.

why they even allow these suburbanites live is beyond me. it sure would be nice if these folks could be like all them mighty fancy, big city sophisticates in Chicago. I guess we can't all have a 312 area code. or even 773.

^ Don't you have some lawnmowing to do, Ed?

http://www.mexicanpictures.com/headingeast/images/serioussuberbia.jpg

Wait, it's too late in the year for that ;)

My God - I've never seen a riding lawnmower that looked THAT fruity before. Ewww. If you're gonna buy one, do us a favor and buy a regular-looking John Deere (IL company), not some fairy import. :lol:

from Wheeling's home page...

Wheeling's beginnings came as an overnight stop for travelers from Chicago who were headed to the Wisconsin Territory via the overland trail now known as Milwaukee Avenue (Illinois Route 21). The string of inns, taverns and eateries established in the 1830's was the start of what is now Wheeling's renowned Restaurant Row.


Wheeling is actually more "chicago" than much of lincoln park...(today, that is)


read up on your Cook County history UP

^ Don't you have some lawnmowing to do, Ed?

http://www.mexicanpictures.com/headingeast/images/serioussuberbia.jpg

Wait, it's too late in the year for that ;)

hardly in a condo in an area of lots of condos. you need to come out and visit sometime, UP....this isn't the suburbia of the 1940's. Then again, mini-malled Chicago aint' exactly the city of the 1940's (a little more Disney like today, woiuldn't you say).

However, we still love the city and respect it; even if the pompus in the city don't feel the same about us. I guess we're just a little more tollerant...for what it's worth, you know, respecting the way that people live differently than us. Call that the anti-Bush attitude...you know...open, accepting. I'd explain it to do you if I thought you could get it.

hardly in a condo in an area of lots of condos. you need to come out and visit sometime, UP....this isn't the suburbia of the 1940's. Then again, mini-malled Chicago aint' exactly the city of the 1940's (a little more Disney like today, woiuldn't you say).

However, we still love the city and respect it; even if the pompus in the city don't feel the same about us. I guess we're just a little more tollerant...for what it's worth, you know, respecting the way that people live differently than us. Call that the anti-Bush attitude...you know...open, accepting. I'd explain it to do you if I thought you could get it.

^ I'm sorry, but last I checked I was just poking a bit of fun. If that struck a nerve, well then what can I say? I've got a Saturday to go and enjoy :cheers:

TOD along the blue line:

The Grove blends urban with suburban

Published December 9, 2006

As a frequent CTA rider, I have been on almost every line in the system. But I had not taken the Blue Line to the end of the line in west suburban Forest Park until recently.

An advertisement for The Residences at The Grove prompted an excursion to Forest Park.

The ad, aimed at young urban buyers, encourages them to "push the boundaries." By forgoing such hot spots as the West or South Loop for a 19-minute trip west, the ad suggests buying a new condo or townhouse for a "fraction" of the price.

When a friend mentioned she had heard Forest Park is the affordable alternative to Oak Park and River Forest for young adults, I decided to check it out.

Many people know the Blue Line for the leg running between O'Hare International Airport and the Loop down the center of the Kennedy Expressway. The other leg goes west from the Loop along the Eisenhower Expressway past the University of Illinois at Chicago campus, the hospital district and through Chicago's West Side. It is an easy commute, though the claim of a trip less than 20 minutes on the CTA seems a stretch.

At the end of the line, however, riders are only steps away from the development, which is across the street from the modern station where the CTA intersects with connecting bus lines.

Once a site for commercial buildings, the property has several three-level townhouse buildings and a five-story condominium. Well along in sales and construction, the development is planned for 60 two- and three-bedroom townhouses and 140 one- to three-bedroom condominiums. Most of the townhouses are sold and built, or under construction. Construction is starting on the second condo, 25 percent sold, with completion targeted for late fall or winter 2007.

Living in the shadow of its bigger, better-known neighbors--Oak Park and River Forest--Forest Park has about 15,700 residents and will celebrate its centennial in 2007. The village is home to the Circle Theater and has a lively dining and entertainment scene along Madison Avenue, the heart of its downtown.

This is the second Forest Park project for Northfield-based Focus Development Inc. and The Taxman Corp. of Skokie. The team's Madison Commons is a mixed-use development on Madison Street in the village.

Focus has done similar downtown projects in Oak Park and Winnetka and is the builder of two projects in Evanston, including the Church Street Station complex. It specializes in suburban infill and downtown revitalization projects, and the experience shows in the two townhouses and one condo model at The Grove.

The early residents of the project have been a mix of young people and downsizing empty-nesters, who say they are retreating from higher taxes in neighboring Oak Park and River Forest, said sales agent Stacy Hennings.

Sales of townhouses have been brisk, as were the smaller one-bedroom condominiums. All those base-priced under $200,000 are sold, she said.

The recently opened furnished condo model is a 1,397-square-foot, two-bedroom plan with a den. A corner unit, it overlooks a grassy, landscaped area planned between the two L-shaped condominiums and the back yards of two townhouse buildings

The entrances to the two condo buildings will be toward the west, about a block away from the CTA terminal. The model is well away from the commuter station side of the complex, though in all honesty I did not hear noise from the trains and attendant bus and car traffic even when I was touring the two townhouses closest to them. Kudos to the builder for that.

(the rest of the article talks about units, furnishing, zzzzz... click below for that)
http://www.chicagotribune.com/classified/realestate/newhomes/chi-0612090212dec09,0,1282013.column?coll=chi-classifiednewhomes-hed

^ I'm sorry, but last I checked I was just poking a bit of fun. If that struck a nerve, well then what can I say? I've got a Saturday to go and enjoy :cheers:

no nerve struck. most of that high faluting city talk goes over the head of us simple country folk anyway. actually i get a kick out of your love of suburbia. in fact, i hope you throughly enjoyed your Saturday. Mine was great, too....even if it was spent in the snow-covered fields of suburban crab grass. You got to come out here sometime and give us a try. We'll even have the Beave and Wally show you the way around.

Cheers to you, too....with the hopes of tidings of comfort and joy. comfort and joy.



:)

from Wheeling's home page...

Wheeling's beginnings came as an overnight stop for travelers from Chicago who were headed to the Wisconsin Territory via the overland trail now known as Milwaukee Avenue (Illinois Route 21). The string of inns, taverns and eateries established in the 1830's was the start of what is now Wheeling's renowned Restaurant Row.


Wheeling is actually more "chicago" than much of lincoln park...(today, that is)


read up on your Cook County history UP

Oh please, hardly anything in Wheeling is over 50 years old. Calling it more "Chicago" than much of Lincoln Park is obsurd. Wheeling is an aging, ugly sprawl burb with a sprinkeling of popular resturants along a suburban strip. Granted it looks a lot better after a bit of streetscaping, but still resembels almost nothing in relation to Chicago. For the record, yes I have family that used to live there.

http://www.dailyherald.com/search/searchstory.asp?id=263944

A ‘unique’ plan for 40 new condos

By Ames Boykin
Daily Herald Staff Writer
Posted Wednesday, December 27, 2006

New condominium plans are on the horizon in downtown Des Plaines.

Officials with Des Plaines-based R. Franczak & Associates want to build a six-story, loft-style building with 40 units at the site of a parking lot it owns on Prairie Avenue.

The builder will bring the plan before the city council’s community development committee Thursday.

Plans show a building with an urban design, officials said. “It’s a very unique building with a downtown feel,” said Ray Franczak, an owner in the firm.

If approved by the city, work is expected to begin in the spring.

There is some debate over whether first-level parking plans for the building proposed at 1382 Prairie Ave. would require a zoning change, officials said.

Under the property’s current zoning, there can be no residential use below the second level, Franczak said.

Franczak said he doesn’t believe that parking is a residential use, but that will be up to city officials.

Franczak in 2004 won a bidding war to buy the old Des Plaines Public Library and built a condominium development there. As part of its $5 million bid, the developer offered the city the 44-space parking lot at 1382 Prairie Ave. as part of the deal.

But city officials declined the parking lot deal.

The building will meet the city’s required 1.5 parking spaces per unit. Franczak also said he hopes to lease an additional 20 parking spaces from Des Plaines at a nearby city-run lot — which would give the development two parking spaces for each unit, he said.

Since 1990, Franczak has developed more than 20 condo buildings in the area.

Oh please, hardly anything in Wheeling is over 50 years old. Calling it more "Chicago" than much of Lincoln Park is obsurd. Wheeling is an aging, ugly sprawl burb with a sprinkeling of popular resturants along a suburban strip. Granted it looks a lot better after a bit of streetscaping, but still resembels almost nothing in relation to Chicago. For the record, yes I have family that used to live there.


a 17 story Westin just opened up in Wheeling this year. And the town is planning an entirely new town center to be built around its train station.


for what it's worth.


And my point about Lincoln Park is that it is home to many transplants to the area, whereas Wheeling is home to many transplants from the city.

Market Street West Condominiums
Willow Springs
One 4 story and one 5 story building
http://img148.imageshack.us/img148/7645/renderinglgcj0.jpg

^I have seen that in person. It is the center picece of a new urbansit development with rowhouses, condos and a dash of retail next to the Metra Station, which is located about exactley where the viewer of that rendering would be. Pretty good development overall, although more retail would be better. The only commercial space available is what you see in the rendering.

a 17 story Westin just opened up in Wheeling this year. And the town is planning an entirely new town center to be built around its train station.


for what it's worth.


And my point about Lincoln Park is that it is home to many transplants to the area, whereas Wheeling is home to many transplants from the city.

Yes, I am aware of the 17 story westin on the edge of town. 2 years ago it was an vacant horse stable. I have read up on the new "town center", which would help as the Metra Station sits in a suburban industrial park.

And I still don't understand your point. Little Village is also full of transplants, but does that make it any less Chicago? The city's neighborhoods have a long history of shifting populations and demographics.

Let's just say that it'd be a hell of a lot easier to find folks rooting for non-Chicago sports teams in many near north side neighborhoods than in a place like Wheeling.

Wheeling is a pretty diverse place, along Dundee Ave you can find Polish delis, Mexican Taquerias, Arab food at the Pita Inn, Indian grocery stores etc.

In some ways that stretch of Dundee is sort of a northern version of Dempster Ave...

I just don't think Wheeling is the poster child for a "sprawl burb"... in fact it seems like a case of an urbanizing Cook County burb. Same goes for other towns such as Palatine, which has a population density over 5,000 per square mile.



It seems to me to be a very good reflection of Chicago....or at least Chicagoland.

and check out the Mayor of Wheeling...I'm betting he has more of a Chicago accent than pretty much 99% of people in either Lincoln Park or Kane County.

http://elocallink.tv/vp2/gen_whs-wvx.php?movie=welcome&y=clients2|il|wheeling&cspeed=365.1

http://www.dailyherald.com/search/searchstory.asp?id=272423

Itasca now reaching for new heights

By Kat Zeman
Daily Herald Staff Writer
Posted Monday, January 22, 2007

Some call it progress. Others merely consider it change.

But no matter what you call it, Itasca’s downtown will soon undergo some level of transformation.

Recent modifications to local zoning laws now allow taller buildings and more uses to attract new development — though village leaders have imposed guidelines to keep downtown Itasca’s unique architectural character intact.

Pioneering that change are Carole Marcinkus of Addison and Dino Gavanes of St. Charles. They’re the first to redevelop their property under the new laws.

For the past 15 years, the duo has owned the one-story Premier Risk Services building on the southeast corner of Walnut and Orchard streets. Now a new building is under construction that will rise to four stories and be the tallest structure downtown when it’s completed in about six months.

“I do feel that our building is going to be the premier building,” Marcinkus said. “I think it will open some doors for other businesses in the area.”

Plans call for retail and office space on the first floor with the Premier Risk Services offices on the second floor. Four luxury condominiums are slated for the third floor and three penthouse condos for the fourth.

Gavanes said someone has made a casual inquiry with the village about opening a tearoom on the first floor, but no tenants have been signed yet.

Still, local leaders said they hope this development will spur others.

“I’m grateful that they wanted to make this investment,” Mayor Gigi Gruber said. “They are the kickoff building for downtown.”

Gruber said developers are more likely to invest in first-floor retail space if allowed to build condos or office space on upper levels to support it.

To that end, the village is now allowing developers — assuming certain design guidelines are met — to build up to five stories on Irving Park Road from the Interstate 290 overpass to about Walnut Street, and up to four stories on Walnut from Center to Line streets.

In some suburbs, the addition of a four- or five-story building wouldn’t cause much of a ripple. But when that’s something new, as in Itasca, some people resist the change.

“I know a lot of the old-timers don’t want to see it change,” said Sally Clark, owner of the Itasca Barber Salon that sits along the newly zoned strip of Irving Park Road. “But if you don’t change with the times, you get swallowed up.”

Clark, who said she’s been following the strategic planning sessions for downtown, likes the changes. She also hopes for more retail.

Other downtown residents think five stories is just too tall for their neighborhood.

“I personally do not like it,” said Jennifer Swets. “I moved here because it was a bedroom community. I think five stories will not fit into the architectural design.”

Despite such feelings, village leaders said they believe Itasca needs larger developments to make downtown more attractive to both residents and outsiders.

So far, no other similar projects have been proposed. But village leaders said they hope that an old proposal will soon resurface.

More than a year ago, Itasca received a proposal from Hollywood Holdings LLC in Chicago to redevelop the old village hall on Walnut. The two-story building has been vacant for more than two years.

The company wanted to build a restaurant with an outside deck on the first floor and another restaurant or a banquet hall on the second floor.

But the building sits on a flood plain and all plans for development are contingent on the Federal Emergency Management Agency, which must first approve a new map for the area.

FEMA audits communities to make sure they do not allow people to build on flood plains. The agency is in the process of redrawing maps for the area, providing a better idea where the flood plain boundaries are, Gruber said.

“(FEMA) already exceeded the time frame,” she said, adding it could be days or months before FEMA adopts the new map.

Other additions that could one day appear downtown include a theater and an ice rink. Gruber said the village will consider installing an ice skating rink at Usher Park, just south of the gazebo, next year.

Another item on the wish list is for Itasca to have its own community theater or arts center. Overshadowed Theatrical Productions, a new nonprofit theater group in town, has been performing at Itasca Baptist Church but has outgrown the facility, Gruber said. But plans for its own theater are far from fruition.

As for redevelopment along the Irving Park corridor, Gruber said the village is waiting for another pioneer.

“I think everyone is kind of waiting,” she said, “to see who is going to take the lead on it.”

River Street Plaza Hotel (unofficial name)
14 floors
Aurora

http://img259.imageshack.us/img259/4294/aurorariverst8di.jpg

Includes 300 suites, 400 parking spaces, day spa, 40,000 sq. ft. of retail on two floors (including a book store), and green roofs, minus the convention center for now.

Also, an interesting project on the east side of the river from Sho-deen, Inc. It's a serious proposal, but I don't know if it will actually happen, or at this scale at least.

http://img377.imageshack.us/img377/3018/aurorashodeen4hs.jpg
18 new buildings
900 units
100,000 sq. ft .of retail

This info comes from openlineblog.com. They do a good job of covering Aurora projects and revealing problems with the city.

aurora has so much potential....

Investors give downtown Aurora a boost

January 21, 2007
BY DAVID GARBE Staff Writer

On Monday, Lennie Loberg got up sometime around 4 a.m. It was his first day in business, and no time to be sleeping.

He'd spent the last two years and hundreds of thousands of dollars preparing for this day, when he could finally open Lennie's New York Deli in downtown Aurora.
» Click to enlarge image
Dan Hites examines the windows of an old building he bought recently on River Street in downtown Aurora. He plans to turn the first floor into retail space and the upper floors into apartments. Hites is one of several investors who are working to improve downtown Aurora properties.

» Click to enlarge image
Employees at Lennie's New York Deli in Aurora wait on a customer on Wednesday. The urban-style eatery opened last week at 37 W. New York Street.
photos by HEATHER EIDSON/STAFF PHOTOGRAPHER

Well before dawn, the door to his premium sandwich shop at 37 W. New York Street building was open.

Since he hadn't told anyone but a few friends about the opening, the breakfast crowd was non-existent. Loberg headed outside to give copies of his menu to pedestrians headed to work at the casino a few doors down.

The menus -- and maybe the neon sign -- did the trick.

By lunchtime, customers were lining up as Loberg, his children and several hired hands prepared sandwiches and bowls of hot soup as fast as they could.

"I'd say I had a pretty great first day," Loberg said, and his cash flow picked up as the week went on.

Not so many years ago, such an encouraging experience would have been unlikely for a newcomer, especially in a row of buildings once known only for run-down taverns.

Today, almost every building in Loberg's block has been gutted and restored to its historic charm, and owners like Loberg expect things to keep improving as money from large developers, the city and dozens of small investors gushes into the area.

Less than a week before Loberg's opening, the same kind of optimism filled the air at a ribbon-cutting for the Aurora Business Center, an office complex retrofitted into a former YWCA building at 31 W. Downer Place.

The building is owned by board game designer Carol Rehtmeyer, who bought the building to house her multi-million dollar company in 2004 and has been renovating it ever since.

The building she showcased for the Chamber of Commerce ceremony has become a swank complex of about 20 small companies, the daytime home to more than 100 professionals who see themselves as the new generation of downtown stakeholders.

"They want a place that has appeal and that they will fell proud to come to," Rehtmeyer said of her lessees -- some of whom have also purchased condos in the residential buildings nearing completion two blocks away.

Meanwhile, across the street, long-time Chicago developer Dan Hites has begun looking for bids on the restoration of the second and third downtown Aurora buildings he has purchased.

Those would be the conjoined pair of red brick buildings at Downer Place and River Street, where Hites intends to build luxury loft apartments in the vacant upper floors.

The ground floor will retain its existing tenant, the law firm of Lindner, Speers & Reuland, Hites said, and some vacant storefront space will be renovated to a retail use.

A few blocks away on Galena Boulevard, the reconstruction of a former auto body shop should be finished within a few weeks, adding six new storefronts to be leased as retail or office space.

John Othman, the North Aurora real estate broker who led the redevelopment with a private investor, said he has several companies considering lease agreements for the building.

Another developer has begun to negotiate the purchase of the Hobbs building on Galena, a historic building noted for its onion dome and history of anemic redevelopment proposals. The new potential buyer, city reviewers said, seems capable of the task.

Moving east, the past year has seen newcomer restaurant La Quinta de los Reyes turn into a social nexus on New York Street, thanks to frequent events and at-your-table salsa preparation.

Co-owner Jesus Sanchez is renovating the building next door to expand the restaurant.

New entrepreneurs have bought up several more buildings on Broadway and LaSalle Streets, but one of the most indicative shifts is the ongoing conversion of the Downer Place Lofts from apartments into condos.

The first modern residential redevelopment attempted in downtown, the Lofts failed to sell as condos when they were built in 1996. Most of the building's 44 units were put back on the market a year ago, and about 20 have sold so far.

Having those relatively affluent residents in the neighborhood -- and the hundreds expected to move into the condos being built by developer Joseph Vantreese this year -- should give the downtown economy a major boost, said the city's downtown development chief Karen Christensen.

Simply from a marketing standpoint, she said, the sheer scale of Vantreese's project and the even larger scale of plans by developer Kent Shodeen for another high-rise project are helping fuel strong confidence in downtown.

"One problem we have faced for years is projects that people talked about and then nothing happened with them," Christensen said. "Now there's enough happening that people can see it's not the city cheerleading. There's just more buzz."

One project that will have to remain in the "talk" phase for the foreseeable future is Roundhouse owner Scott Ascher's proposal to build a condo building on a portion of his parking lot.

Ascher presented architectural plans to the public and city, but recently said the city is not willing to relocate the existing bus terminal as required for the project.

Perhaps the only thing the neighborhood is getting less enthused about is the plan by Waubonsee Community College to demolish almost an entire block of storefronts on River Street to erect a new campus.

The proposed campus's closest neighbors, Rehtmeyer and Hites, are among a growing number of downtown business people who have begun to oppose Waubonsee Community College's plans to build a new campus that would occupy almost an entire block on River Street.

The two investors tend to disagree on how they envision the neighborhood a decade from now (Rehtmeyer is looking for traditional upscale development, while Hites is looking for a more artsy vibe), but both agree they'd rather not see such a prime commercial parcel consumed by a school.

Owners of downtown shops and eateries said Waubonsee students rarely or appear in front of cash registers outside the campus bookstore, a trend businesses don't expect will change.

"(Waubonsee) already has a campus that does nothing for the downtown," said Rehtmeyer, suggesting that a private commercial use of the land would be much better for the economic health of the neighborhood.

Rehtmeyer has a significant personal stake in the matter as well: the parking lot used by most of the professionals in her building is among the land Waubonsee is seeking to get from the city.

But she said, her biggest concern is preserving a path for economic development upon which the downtown's future depends.

The buzz has to continue, she said: "we need something that's going to be exciting."

River trail's gap to close in Aurora
Three-way pact plans to get $1.7 million to finish long-stalled Fox River project

By Rhianna Wisniewski
Special to the Tribune
Published January 17, 2007, 10:08 PM CST

Bikers on the 60-mile Fox River Trail, now forced into traffic in downtown Aurora because of a gap in the path, may be able to pedal in safety from Oswego to Wisconsin in the next few years.

A $1.7 million project to complete the path has been agreed to by Aurora, the Kane County Forest Preserve District and Fox Valley Park District, and construction may start next year.

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The 1.3-mile gap, which begins at the Virgil Gilman Trail, continues north to the southern end of the Fox River Trail's west branch, just north of Galena Boulevard in downtown Aurora.

"We own most of the trail," said Monica Meyers, executive director of the Kane County Forest Preserve District. "We recognize the gap and we want to have that closed."

Ed Barsotti, a consultant for the city on the project and executive director for the League of Illinois Bicyclists, plans to lead 140 league members on a seven-day bicycling trip in June that will begin and end on the Fox River Trail.

"We're bringing people to downtown Aurora, but unfortunately, the trail is not there, so we'll have to fudge our way," Barsotti said.

The three partners hope to work with current and future developers in Aurora's downtown, such as Waubonsee Community College, to complete the northern portion of the gap. Waubonsee plans on building a downtown campus just north of Galena Boulevard.

"I think this is going to be such an amenity for the city," Barsotti said. "The developers recognize that this is something that draws people and makes this a more desirable place to live."

As proof, he pointed to Elgin's makeover of its portion of the trail, which now runs directly through that downtown district, bringing with it potential customers.

"It helps to gain support in downtown development and I think the same could be true in Aurora," Barsotti said.

This is the second go-round for the project, which was started nearly 15 years ago and then shelved because of what Meyers calls "insurmountable challenges." The $583,000 grant secured in 1995 for the project was not enough to cover the estimated cost, Barsotti said.

It was the recent increase in downtown development and a growing population, coupled with Meyers' joining the Forest Preserve District staff in 2004, that revived the project.

This time, the partners have used funds from the original grant to complete the first phase of engineering. If awarded, a new grant would pay for 80 percent of the first portion of the project.

"We have an urgency and a need to address this," said Jim Palmquist, director of planning and development and grants with the Fox Valley Park District. "This is the missing link. There is increased attention in the lack of connectivity because the trails are in increasingly higher demand. This is a vital project."

Copyright © 2007, Chicago Tribune

here's more on the sho-deen proposal

http://media1.suburbanchicagonews.com/nixoncds/image/view5.jpg_20070111_07_35_18_586-306-400.imageContent

Shodeen alters plan for east bank project

January 11, 2007
BY ANDRE SALLES Staff Writer

AURORA -- High-rise towers full of condos. New streets that wind through storefronts full of shops and offices. Parks and archways and fountains.

This concept was unveiled Wednesday for Kent Shodeen's development on the east bank of the Fox River in downtown Aurora. And while it may look like a lot of things, one thing it doesn't resemble at all is downtown Aurora.
» Click to enlarge image
This conceptual drawing shows the scope of redevelopment proposed for the east bank of the Fox River in downtown Aurora.

(Courtesy drawing)

PHOTO GALLERY

• Development in drawings

RELATED STORIES
• West bank hotel site advances
• Development in drawings
Changes in plan

Kent Shodeen's new concept plan for the east side of the Fox River in downtown Aurora differs from the January 2006 development agreement in some significant ways. Here's a look at some of them, by the numbers:

• Acres of land -- 33.6, up from 26.6

• Residential units -- Between 900 and 2,000, up from an estimated 650

• Commercial space -- 225,000 square feet, up from 125,000 square feet

• Project cost -- $600 million, up from $500 million first estimate

• City's stake -- $11 million, up from $6 million

"This project is going to remake downtown," said David Dorgan, chief development consultant with Seize the Future, a group involved in plans for revitalizing Aurora.

Dorgan has been working closely with Shodeen's company to bring this project to fruition, and looking at the concept drawings, it's hard to argue. If the projected $500 million to $600 million plan is built as drawn, it will look like nothing else around it.

The plan includes 18 new buildings, to be built on 33.6 acres between the river to the west, Broadway to the east, North Avenue to the south and Benton Street to the north. In between these buildings would be several new streets, and areas for parks and community events. And the area would in a sense be centered around the existing railroad line, which Shodeen hopes to reopen.

Part of the goal, according to Sho-Deen Inc. President David Patzelt, is to establish North Avenue as the true southern gateway to the downtown. The concept plan envisions a pedestrian-friendly streetscape, with lots of off-street parking for residents and guests. Many of the residential buildings will include green roofs and courtyards, which Patzelt says are environmentally friendly and provide space for recreation.

The plans have changed somewhat from the original concept Shodeen delivered last January. The developer now wants to increase the residential units he hopes to build from 650 to a minimum of 900, and increase the amount of originally planned commercial space by a maximum of 100,000 square feet.

In order to do this, he'll have to acquire some more property and do some more environmental remediation. Shodeen is still in the process of obtaining a clean bill from the Illinois Environmental Protection Agency for the rest of the site and has sunk more than $3.5 million into moving dirt and testing for contaminants.

That's why, according to Patzelt, the company will approach city aldermen today to request a renegotiation of the development agreement. The newly drafted revision would up the city's stake in the project from $6 million to $11 million. This includes reimbursements for several specialized projects, like creating new parks and building a 350-space public parking deck.

Aldermen today will get a look at the concepts for the site, a project that Patzelt said could take 10 to 15 years to fully construct.

Patzelt is excited about the rail line running through the property and the possibilities that opens up. Sho-Deen Inc. has been in talks with the Regional Transportation Authority, Metra and Pace to revitalize the train stop, putting to use the old Burlington depot.

The new agreement, if approved, would cap the city's stake in renovating the depot at $1.5 million, but only after Shodeen puts in $1.5 million of his own. After that, any additional expenses would belong to the developer, who has already invested hundreds of thousands of dollars just determining what could be done with the building.

Patzelt pointed out that the line running through the Shodeen site is the same one connecting Aurora to Montgomery and Oswego, places he believes will need increased service from Metra in coming years. He noted that developers are now approaching railway companies to serve new residents, as opposed to rail companies asking developers to build around stations.

"I'm going to bring people in to put butts in your seats," he said, aiming his comments at the rail companies. "All you need to do is stop the train so that the butts can get on."

Also included in Shodeen's concept plan is a five-story, 200-room hotel, in line with the developer's other hotels in Kane and DuPage counties. Across the river, developer Joe Vantreese unveiled plans for his own 300-room hotel project on River Street Wednesday, beginning the development process with city staffers.

Patzelt said the hotel is not a critical part of Shodeen's project, although it has been part of the plan from the start.

Given the lengthy nature of this project, Patzelt said it would be built in phases, with areas to the north likely coming in first. He pointed specifically to an area near Broadway and Benton, which the plans show centering around a fountain and bordered by a stone arch.

Before that, though, Shodeen must finish the environmental cleanup on the site. The development agreement calls for the city and the developer to equally share the costs above the city's initial $3.5 million investment in cleanup, and that expense has no cap. Patzelt said his team is looking at specific areas of the site and determining whether they can be encapsulated, or they will need further excavation.

And Shodeen also must get the thumbs-up from aldermen on his new proposal. At a joint special meeting of the Finance and Planning and Development Committees, aldermen will consider the new agreement at 4 p.m. today. If approved, it will move on to the full council.

"We consider it a partnership," Patzelt said of Sho-Deen's dealings with the city. "We each commit to bring dollars to the table, and we'll continue to nurture this relationship as the plan plays out over 10 or 15 years."

Get the Fuck out! I knew Aurora was thinking big, but I didn't think they would go all out on those urbanization plans. Kick ass, we will have another Evanston soon, and its a TOD on top of it!

^Yeah, hopefully this plan goes forward and sells well.

I didn't see that news article, but there are a couple of other images with it

http://img294.imageshack.us/img294/3972/view5jpg2007011107351857pq.jpg
This drawing shows a street level view looking from the south of the proposed Kent Shodeen redevelopment project in Aurora. The proposal calls for shops, condos and parking facilities.

http://img294.imageshack.us/img294/4173/view1jpg2007011107160150gj.jpg
This is an artist's conception of an overhead view (looking northwest from the corner of Broadway and North Avenue) of revised plans for redevelopment on the east bank of the Fox River in downtown Aurora. Developer Kent Shodeen is proposing 18 buildings on 33.6 acres of land including a hotel, condos, offices and retail shops. He's also planning for commuter train tracks to bisect the project with a redevelopment of the Burlington Depot.

http://img294.imageshack.us/img294/6412/view3jpg2007011107274050ch.jpg
This artist's conception shows the Kent Shodeen's redevelopment project's focal point of a courtyard and fountain situated by a hotel (on the left) that includes an archway linking the structure to other buildings. This is the view from the development's north entrance.

http://img294.imageshack.us/img294/5760/view2jpg2007011108253956ia.jpg
An overview of the proposed project as it would look looking east. The conceptual drawings show the mixture of residential, commercial and office space that would follow the Fox River's contour on the east bank in Aurora.

http://img294.imageshack.us/img294/3226/view4jpg2007011108373650xm.jpg
This drawing shows the interior view of the Kent Shodeen project's courtyard and highlights the proposed builings' traditional architectual elements found in the Aurora area and the Midwest.

how about an Aurora/Joliet/Elgin thread...? 300 burbs in one thread while evanston gets its own seems well....north shore centric....

how about an Aurora/Joliet/Elgin thread...? 300 burbs in one thread while evanston gets its own seems well....north shore centric....

Well I created both threads, and I'm not from Evanston nor have I lived there so I don't know about "north shore centric." The only reason why I thought there might be reason for an Evanston thread is because there is a constant flow of new midrises and tall highrises that have a good chance of coming to fruition.

If you (or anyone else) thinks there's enough projects and future news to warrant another thread, then maybe it's a good idea to have one. However, remember that this thread with 300 burbs has less than 200 posts and it's over a year old, so how much activity will a thread for three suburbs have?

well, it already seems to have the most replies of any thread. just seems like there are now dozens of suburbs working on either TOD or general multi-family downtown developments and as someone who has been watching this trend gather strength....I pretty much think it's a sure bet that it will continue to further gather steam.

This project in Aurora would I'm guessing be even big news were it proposed for the city.

I wouldn't be surprised if by 2010, you begin to see 15 plus story projects popping up not just in Aurora and Evanston and Skokie, but in places like Wheeling....oh, that already happened.

The 312 crowd might not find these developments interesting.....yet....but they will.

here's a bit of news from up Northbrook way...

Center of Northshore hearing Tuesday

January 11, 2007
By KEN GOZE Staff Writer

Developers of the Center of the Northshore retail, hotel and condominium complex proposed for 14 acres at Skokie Boulevard and Dundee Road plan to ask for larger floor plans and taller buildings next week when Northbrook's Plan Commission holds its first public hearing on their revised plan.

The meeting is set to begin at 7 p.m. Tuesday at Village Hall, 1225 Cedar Lane, but the matter is not expected to be heard before 7:30 p.m., following other items, said David Schoon, assistant director for community planning.

Presentations by village staff and the developer are to be followed by public input and deliberation by commission members, who are to advise the Village Board on whether to accept the plan, Schoon said. He said it's likely the public hearing will be continued beyond Tuesday night, and only after that hearing ends will the commission begin its deliberations on the revised plan's merits. "I don't expect them to vote on it next week," he said.

The consortium of investors led by Ed Renko told trustees in May that it wants to add floor space to the condominium and hotel portions of its proposed development, in part to tap into market research findings, and in part because the $5 million in tax increment financing available through the village is an amount smaller than the group had anticipated.

Trustees responded then that they would be open to considering a larger plan, but twice since then they have refused to grant the consortium's request to begin site work before its plan wins final approval.

Negotiations over how the developer might receive any tax increment financing have been assigned to the Village Board's Finance and Administration Committee and are not to be the subject of Plan Commission deliberations, Schoon said.

No date has been set for those tax increment financing negotiations, he added.

The new plan calls for more floor space than outlined under the original concept plan trustees approved in November of 2005 and for taller buildings than zoning code now allows in the O-4 Zoning District.

Total floor space has increased, from 408,000 square feet to 517,000 square feet, and the consortium wants a text amendment to the zoning code that would allow it to build up to 10 stories, or 130 feet, 20 feet more than zoning code allows.

The new plan for the site also includes 168,433 square feet of Commonwealth Edison-owned land west of the original site. The consortium said the additional land won't hold buildings, but makes it possible for the plan to meet Northbrook's floor area ratio requirements.

The developers want to provide 25 percent fewer off-street parking spaces than are typically required by Northbrook's code. They also are seeking a raft of special permits so their hotel can have 190 rooms, a planned restaurant and a banquet hall can offer live entertainment and al fresco dining, and so signs for the center can be larger than code allows.

Schoon said developers proposed such features when presenting the initial concept trustees tentatively approved in 2005.

I like this whole concept of a "312 crowd". A unique way to define our uber-central area.... An imaginary boundary defining our urban core instead of a geographical boundary like the Hudson/East Rivers defining Manhattan.

Does any other major city refer to its central area by its area code?

This Aurora plan looks tremendous.

I love it! It reminds me of Bethesda, MD, one of the greatest urban suburbs of all time

Bethesda's only gotten that way in recent years, but I agree - I drove through there at 10pm and it has hopping, lots of restaurants, shops, street traffic. Try finding that in downtown Waukegan or Joliet. Hopefully Aurora will now get that way.

Also, the height limit in the District spreads demand for offices out into NoVa and Maryland, allowing for centralized places like Bethesda or Rosslyn to be built.

There are many important differences, starting with the household income in and around Bethesda being literally double what it is in Aurora or Joliet. Its situation relative to central DC is more like Evanston, with rapid transit (not suburban rail) central to Bethesda. And finally, Bethesda has spent many millions and three decades of serious planning work transforming its downtown into a regional destination. We're not familiar with that concept (serious planning) in Illinois.

True. I never suggested that Aurora or Joliet WAS like Bethesda, only that they had the potential to become like that city.

I agree that the average income in most of our satellite cities is not very high, but there is a place for higher incomes in those cities. I'm glad that that place is finally being filled, and I'm glad that it's helping to bring vitality to those downtowns.

He noted that developers are now approaching railway companies to serve new residents, as opposed to rail companies asking developers to build around stations.

"I'm going to bring people in to put butts in your seats," he said, aiming his comments at the rail companies. "All you need to do is stop the train so that the butts can get on."

^ This is a wonderful change that is on the horizon. It's good to see that Metra is turning into such an engine of development for the burbs (and city neighborhoods?) around it.

Developers offer glimpse into plan

January 22, 2007
By Kristen Schorsch Staff writer
Imagine a bustling main street where you can drop off your dry cleaning or grab a cup of Joe before hopping on the Metra.

Maybe you need to snag some quick cash around the corner at the bank or pick up a prescription at the nearby pharmacy. You might even live close enough to walk from your home to enjoy these services.

That's the idea for an aging Oak Forest business district at 159th Street and Cicero Avenue. The developer and architect who aim to re-energize part of this busy corner recently offered a glimpse into what they envision for the estimated $28 million transit-oriented development slated to become a mix of shops and condominiums.

City officials hope the project will be a catalyst for future development along 159th Street and Cicero Avenue.

"It opens the doors for other developers to see what's going on," community development director Adam Dotson said. "It's the beginning. You've got to have something that's going to springboard (future development)."

While plans are preliminary, so far they include a business-rich main street that leads into the Metra station and two five-story, mixed-use buildings with retail on the bottom and condominiums on the top. Potential customers also will have their pick of services in up to 25 standalone retail shops or restaurants.

"We would be able to cash in on all these dollars," Oak Forest plan commissioner LuAnne Blatchfordcq, adding that commuters will help boost sales.

The two five-story condominium buildings would have 39 units each, with one to three-bedrooms each, Legat principal architect Alan Bombick said. Retail will be on the bottom floor, parking on the second and housing on the top three floors, he said.

There could be more condos to come if Oak Forest wants to convert some land set aside for parking near the station into housing later, Bombick said.

The overall idea of the pedestrian-friendly project is to use Metra as something residents and people driving through Oak Forest can connect with, the developer, RSC & Associates CEO Rich Curto, said.

The Metra station and hundreds of parking spaces are inside the triangular space developers plan to redefine.

Proposals call for building a new Metra station and moving the parking across 159th Street. Earlier this month, workers began demolishing the former Arbor Park Middle School to make room for the new commuter lot.

But some residents who live near the former school are concerned their neighborhood once filled with students and school traffic will become a safety hazard for Metra commuters and residents.

"People old and young, they're going to do it," resident and former downtown Chicago commuter Donna Wylliecq said about riders who she thinks will dart across 159th Street to make their trains.

Oak Forest officials have invited residents to meetings to talk about their concerns related to the planned parking lot. Dotson said the city is studying traffic and pushing for ways to make the area safe for commuters and residents. Ideas include stationing a police officer or traffic signal near the planned parking lot to help people cross 159th Street.

Metra commuters are scheduled to have 53 spots along the tracks, between 70 to 100 more spaces near the train and 465 spots in the planned lot on the site of the former middle school. The existing Metra lot has 535 parking spaces.

Retail and restaurant customers are expected to have about 200 parking spots and condominium residents about 120 spots, which will be in their buildings.

Curto said he would like to begin construction next fall. Retail space most likely would be finished in fall 2008 and housing in spring 2009, he said.

I am always interested in the south town area, ie south and west suburbs
cuz i dont know them hardly at all,
i know the north and north west burbs quite well,
was just in lagrange i think for the first time this past weekend, cool area,

anyways this plan for oak forest sounds cool, dont know if ive been there though.

If they are concerned about excessive pedestrian traffic, then just put a fucking crosswalk in. You don't need an intersecting street to have a crosswalk. More traffic planners need to learn that.

If they are concerned about excessive pedestrian traffic, then just put a fucking crosswalk in. You don't need an intersecting street to have a crosswalk. More traffic planners need to learn that.

I always love to hear the nimby/dinosaur comments in every development news clip,
I agree with you wholeheartedly,

why would anyone care about EXCESSIVE PEDESTRIAN TRAFFIC,
oops i forgot this is the suburbs were talking about,
thats why they escaped from the city.......

Few more images of Clearwater in Oak brook

Retail
http://img443.imageshack.us/img443/9219/retailrendering1to4.jpg
http://img443.imageshack.us/img443/4006/residencesrendering2zt8.jpg

Highrise condos and midrise aloft hotel
http://img443.imageshack.us/img443/3931/residencesrendering1ch3.jpg

I am always interested in the south town area, ie south and west suburbs
cuz i dont know them hardly at all,
i know the north and north west burbs quite well,
was just in lagrange i think for the first time this past weekend, cool area,

anyways this plan for oak forest sounds cool, dont know if ive been there though.

This is great news for Oak Forest ; The 159th/Cicero intersection is in need of a face lift.

spyguy is that oakbrook project a new building?
cuz i was just at oakbrook and it appears that they are just spiffing up the professional building that is already there,

perhaps i missed the article on this one, what going on with it?
it would be great to have people living on site
at oakbrook or old orchard, chicago areas two best outdoor malls,

what other chicago malls are outdoors?
i dont think any other are of the old orchard/oakbrook vintage.

I'm pretty sure it's a new highrise, right now all that's on the site is a lowrise building (maybe a warehouse or office building).

The project has a 16 story condo tower, an aloft hotel (midrise) and lowrise retail, with plenty of parking for all :)

http://www.chicagotribune.com/news/local/west/chi-0701290141jan29,1,1907313.story?coll=chi-newslocalwest-hed

2 builders have big dreams for Northbrook boulevard

By Andrew Schroedter
Special to the Tribune
Published January 29, 2007

A stretch of Skokie Boulevard in Northbrook could undergo a dramatic makeover.

Developers have presented two proposals that could add 400 condominiums and more than 300,000 square feet of office and retail space within a half-mile stretch of the well-traveled north suburban road.

The latest idea, submitted by Focus Development, would transform 18.5 vacant acres at 1000 Skokie Blvd., south of Dundee Road, into a housing, office and retail center.

The land could accommodate a grocery store, restaurant and roughly 100,000 square feet of office and retail space. Housing options include 57 townhouses and 357 condominiums.

The Village Board reviewed but did not approve the proposal last week.

Based on comments from trustees, Focus Development would need to lower the height of three nine-story condominium buildings that officials said would create an undesirable canyon effect.

Assuming some details can be reworked, Trustee Julius Kole said the plan held promise.

"If we can work something out, I think it's going to be great for Northbrook," he said.

In 1997 Costco approached the village about building a store on the site, but that deal never happened.

Today, the property is owned by Michael Krasny, founder of CDW Corp. in Vernon Hills, a direct seller of computers and other technology equipment.

Focus Development isn't opposed to working with Northbrook to improve its plan, said Anita Olsen, director of sales and marketing.

"We feel that the initial reaction was favorable," she said.

If the plan is approved, Focus Development would build on the same street as another developer seeking to bring more housing, office and retail shops to Northbrook.

Developer Edward Renko wants to construct the $150 million Center of the Northshore at Skokie Boulevard and Dundee Road.

The Village Board hasn't approved Renko's proposal, which includes 200,000 square feet of retail space, an outdoor skating rink and a 190-room hotel.

The Plan Commission will hold a public hearing on the Center of the Northshore project at 7 p.m. Tuesday in Village Hall, 1225 Cedar Lane.

http://www.dailyherald.com/news/cookstory.asp?id=275278&cc=c&tc=&t=

Des Plaines won’t commit public funds to senior housing project

By Ames Boykin
Daily Herald Staff Writer
Posted Tuesday, January 30, 2007

Des Plaines aldermen Monday night refused to give their blessing to doling out public dollars for a planned $129 million faith-based retirement community.

Nick Mitchell, owner of Grazie! Ristorante in Des Plaines, had requested at least $10 million from the city, asking Des Plaines to designate the area a special taxing district. Mitchell wants to build Riviera Christian Retirement Resort adjacent to his restaurant, 1050 Oakton St. He had hoped to get the city’s financial support because he said the project would help serve as a “catalyst” for redeveloping the Oakton Street area.

After the council’s 5-1 vote to deny a second phase of looking into the proposal, Mitchell said he wants to continue. But Mitchell, who has put $13 million of his own money toward the project, had told the council that the project couldn’t proceed without public dollars.

“I’m going to continue to move forward with the project and look at other options,” Mitchell said after the meeting. “I think it’s a great project.”

He declined to elaborate on what he meant by other options.

Aldermen last year gave Mitchell the OK to proceed with the first phase of plans to look at creating a tax increment financing district at the 10-plus-acre site, including Grazie. A TIF district freezes property tax payments to local governments for up to 23 years. The extra tax revenue collected from owners as the property is developed and increases in value is used to pay off the original improvements.

Study results found the plan could be feasible, but aldermen on Monday rejected the results of that study by a 3-3 vote.

Due to rules that the mayor may only break a tie vote if it is 4-4, Mayor Tony Arredia was unable to weigh in, City Attorney David Wiltse said.

Only 6th Ward Alderman Tom Becker, who will be forced to step down this year due to term limits, supported going forward with the proposal. Becker saw it as a way to jumpstart redevelopment. First Ward Alderman Patricia Beauvais, and 2nd Ward Alderman Thomas Christiansen were absent.

Mitchell has vowed to repay the city for the first phase of the study, which cost up to $7,500. He also had committed to paying for a second phase, which would have cost $25,000, but that plan died Monday night with the council’s rejection.

Fifth Ward Alderman Carla Brookman, who has opposed the Riviera project since it was first proposed about six years ago, said it would be a bad precedent and questioned why Mitchell would buy property that now seems to meet the state’s definition of blighted.

Mitchell bought the property because the buildings would be demolished to make way for the senior community of condo units.

Eighth Ward Alderman Rosemary Argus also voted against the plan. “The bump in the road for me is the TIF,” Argus said.

Of the nearly dozen residents who spoke Monday, three supported the project.

Resident Dennis Sotos said the community would benefit from the new development and thanked Mitchell for giving back to Des Plaines by hosting a large dinner for the needy during the holidays.

But the majority of residents opposed the plan to let Mitchell use public dollars.

“Just make sure you don’t borrow any money,” former Alderman Carmen Sarlo said, “because you’re not developers; you’re aldermen.”

what other chicago malls are outdoors?
i dont think any other are of the old orchard/oakbrook vintage.

while under different ownership today, both Old Orchard (late 50's) and Oakbrook (early 60's) were built by the same developer to serve the northern and western suburban markets respectively. River Oaks was later built in Calumet City to serve south suburbia. All three had the same type of architecture and RO was outdoors like OO & OB. It has since been turned into an enclosed mall.

The same thing has been done to other major malls that started outdoors, including Evergreen Plaza and Golf Mil and I believe Harlem Irving was once outdoors too.

http://www.chicagotribune.com/news/local/west/chi-0701290141jan29,1,1907313.story?coll=chi-newslocalwest-hed

2 builders have big dreams for Northbrook boulevard

By Andrew Schroedter
Special to the Tribune
Published January 29, 2007

A stretch of Skokie Boulevard in Northbrook could undergo a dramatic makeover.

Developers have presented two proposals that could add 400 condominiums and more than 300,000 square feet of office and retail space within a half-mile stretch of the well-traveled north suburban road.

The latest idea, submitted by Focus Development, would transform 18.5 vacant acres at 1000 Skokie Blvd., south of Dundee Road, into a housing, office and retail center.

The land could accommodate a grocery store, restaurant and roughly 100,000 square feet of office and retail space. Housing options include 57 townhouses and 357 condominiums.

The Village Board reviewed but did not approve the proposal last week.

Based on comments from trustees, Focus Development would need to lower the height of three nine-story condominium buildings that officials said would create an undesirable canyon effect.

Assuming some details can be reworked, Trustee Julius Kole said the plan held promise.

"If we can work something out, I think it's going to be great for Northbrook," he said.

In 1997 Costco approached the village about building a store on the site, but that deal never happened.

Today, the property is owned by Michael Krasny, founder of CDW Corp. in Vernon Hills, a direct seller of computers and other technology equipment.

Focus Development isn't opposed to working with Northbrook to improve its plan, said Anita Olsen, director of sales and marketing.

"We feel that the initial reaction was favorable," she said.

If the plan is approved, Focus Development would build on the same street as another developer seeking to bring more housing, office and retail shops to Northbrook.

Developer Edward Renko wants to construct the $150 million Center of the Northshore at Skokie Boulevard and Dundee Road.

The Village Board hasn't approved Renko's proposal, which includes 200,000 square feet of retail space, an outdoor skating rink and a 190-room hotel.

The Plan Commission will hold a public hearing on the Center of the Northshore project at 7 p.m. Tuesday in Village Hall, 1225 Cedar Lane.



The only problem with these Northbrook proposals are that they are nowhere near any transit. Northbrook tried to redo the downtown a long time ago but was met with a wall of resistance. The Dundee/Skokie intersection is already a nightmare in terms of traffic. Can't imagine these developments helping, unless the condos are purchased by people who work along Skokie blvd.

Ideally, with the retail companent, residents won't need to hit the roads. And if they are built it seems as if Northbrook will, like Glenview have 2 "downtowns".

What puzzles me is why they don't redevelop Deerbrook Mall into a real "Heart of Northshore". There's already a rather underutilized Metra station there. Most of the mall is vacant anyways surrounded by swaths of usually empty parking lots.....

I agree with you about the Northbrook proposal. As someone who grew up there is seems unfortunate that this is an ex-press way oriented project as opposed to a rail based project.

The town could easily use a redevelopment of its downtown to be more high density and has plenty of aweful retail/commercial buildings that could use redevelopment and have potential. It has some of the worst downtown buildings along the north shore and its wealthy enough to build some nice developments if that was the chosen route. Lots of money can't seem to buy taste or sense though.

http://www.dailyherald.com/search/searchstory.asp?id=275553

Although at least 10 years off, Schaumburg starts to plan for STAR rail station

By Eric Peterson
Daily Herald Staff Writer
Posted Wednesday, January 31, 2007

Though the proposed STAR rail line connecting O’Hare International Airport with suburbs to the west and south is still an estimated 10 years off, Schaumburg already is planning the redevelopment of the area where its station would be.

Members of the village board, plan commission and zoning board divided into four teams Tuesday to draw up plans for the area within a half-mile radius of the future station on the Northwest Tollway east of Meacham Road.

The redevelopment would be similar to the downtowns of villages like Arlington Heights and Palatine, making the most of sitting along an existing Metra route.

More than just a place to get on or off a train, the area around the station would be a place where condominiums, restaurants, stores and entertainment centers would be built closely together.

That area already has been transformed within the last year by the opening of a new convention center and a 500-room Renaissance Hotel.

The four teams assumed those two elements would remain.

“Our point in doing this is that we have some changing land use on the north end of town, meaning that we’ve been getting some calls from developers wanting to redevelop the area,” Planning Services Manager Julie Summers said.

Among the elements the four teams were asked to include in their separate plans were bus transfer facilities, stores, restaurants, condos, a high-end hotel and the train station itself.

Despite the recent opening of the Renaissance Hotel, the continued growth of business at its convention center and the future construction of a performing arts theater next door mean at least one more hotel will be needed in the area, Community Development Director Christopher Huff said.

There are already 1,500 condo units within a half mile of the future train station, but many more may be built as a result of the station, Huff said.

As in downtowns like Arlington Heights’, condos are a steady source of customers for the businesses around them. Hotel guests alone won’t provide all the customers in the area around the STAR line, Huff said.

Village staffers’ next step is to coordinate a redevelopment plan that includes ideas from all four of Tuesday’s teams.

Wow, that's great. It's nice to see that Schaumburg is planning on having this in the future. That gives more likelihood to the proposal.

I was down there at the Renaissance last weekend. It's pretty auto-oriented, but it has some interesting architectural features (a huge circular peristyle) that bring its parking lot down to human scale. It would actually be interesting to walk around there.

A second phase at the Renaissance, on a grass lot to the immediate west, is planned - it's a big glass cone. I'm not sure what it actually IS (hotel/condo/office?), but it was in all the renderings and the land was not turned into a parking lot when it easily could have been. It's surrounded by a little driveway right now.

Also, Schaumburg put a somewhat-attractive bike path onto the Meacham overpass. Still no one using it, of course.


BTW - I've seen some basic renderings of the STAR station. It basically looks like the stations on the Dan Ryan and Kennedy medians, if they had been built in the 1920s (Arts and Crafts). I doubt the finished product will be done in a historical style, though.

The cone thing is the planned performing arts theatre.

http://img504.imageshack.us/img504/5784/schaumburg01gi4.jpg
http://img504.imageshack.us/img504/3645/schaumburg1atu1.jpg
http://img504.imageshack.us/img504/484/schaumburg02ak1.jpg

Ah, I didn't catch that part in the article.

It's good that it's a performing arts center. An office tower or another hotel might prefer a more conventional, cost-effective design, but theaters often like to push the envelope.

So yeah, the land is there. However, the empty plot in real life does not look big enough to have such a large building on it. Either that, or it's foreshortened from my point of view on the Meacham overpass.

magining a new Milwaukee Ave.
Glenview has visions of spruced up corridor

By Courtney Flynn
Tribune staff reporter
Published January 26, 2007

Days of intense brainstorming in Glenview resulted in an ambitious start to transforming Milwaukee Avenue from a hodgepodge of hotels, fast-food restaurants and homes to a tree-lined gateway to the community that welcomes pedestrians and bicyclists.

Local developers, architects, residents and village officials huddled this week in the Glenview Police Department to find ways to improve the corridor through the southwest part of the village.

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The ideas will be fine-tuned in the next month or so and could be considered by the Village Board as early as this spring, officials said. The goal is to provide guidelines for how the corridor is developed.

"To see that it's a possibility to change from what it is now, that's very hopeful," said Kathy Cepa, a resident who is on the committee appointed to study Milwaukee Avenue. "Anyone new coming in, they'll have to see what we want now for the future."

At the end of the six-day session, village officials presented their "work in progress" to the community Wednesday night. Officials were quick to say that nothing is set in stone, and they encouraged suggestions from residents.

"In some respects this is really just a beginning," said Village Trustee Jim Patterson, the committee's chairman.

Some ideas include adding landscaping, creating a more uniform look for commercial areas, minimizing the impact of construction along Milwaukee Avenue and building bike and pedestrian paths, officials said.

In recent months the village has received about 10 inquiries from businesses that want to redevelop property in the area, officials said. Glenview's zoning code and comprehensive plan do not include many specifics on how best to proceed, they said.

The Illinois Department of Transportation has plans to widen Milwaukee Avenue and reconfigure the intersection at Lake Avenue. Glenview officials want to formulate their plans for the corridor as the work progresses.

As a business owner on the committee, Mary Venezia said she is most concerned about how the IDOT construction will affect local shops.

Generally, though, she said plans for the corridor look promising.

She supports the addition of landscaping and would like to see more connections between parking lots to help businesses draw customers.

"Right now, it's a mishmash of architecture and signage," she said. "I'm liking some of the things I'm seeing."

Committee member Ellen Dean said that she was "a big fan" of the brainstorming session going in and that sentiment was solidified coming out.

"You could see the momentum . . . people were really feeding off one another's ideas," Dean said. "The corridor will look much greener, much more pedestrian- and bike-friendly and much more reflective of the village of Glenview with this plan."

----------

Waukegan has nice condo tower planned for the lake front. Marquette Place.
sorry but I couldn't pull photos off of the web based slide show. maybe some one else can.



Marquette Place link
http://www.marquetteplace.biz/index.html

Waukegan Downtown master plan by SOM
http://www.waukeganvision.com/index.html

I love all the refurbishments that are planned for our suburbs these days. It's really too bad that most didn't use good planning to begin with like the true North Shore suburbs.

Winnetka is so well planned that even at the turn of the century, the village actually entrenched the Metra tracks below street grade. This is the only suburb that did this. Now, the tracks provide more safety, are more aestetically pleasing, and reduce noise polution in the surrounding areas.

Right now, the village is burying all the power lines and other phone/cable lines. Soon, ugly telephone and power lines will be a thing of the past.

Waukegan has nice condo tower planned for the lake front. Marquette Place.
sorry but I couldn't pull photos off of the web based slide show. maybe some one else can.



Marquette Place link
http://www.marquetteplace.biz/index.html

Waukegan Downtown master plan by SOM
http://www.waukeganvision.com/index.html

Cool development - didn't know about this one until now.

Marquette Place
9 floors
Waukegan
http://img506.imageshack.us/img506/2913/marqil0.jpg

http://www.chicagotribune.com/news/local/chi-070201water-park,1,7551612.story?coll=chi-news-hed

Suburb wading into water park development

By Ken Manson
Special to the Tribune
Published February 1, 2007, 3:27 PM CST

Trying to catch the recent wave of water parks to hit the Chicago area, developers have proposed building an indoor resort in Hoffman Estates as part of a $150 million development.

The project, which also includes a 15-story hotel and conference center, would be built on 22 acres in the Prairie Stone Business Park.

Despite concerns about parking, the Hoffman Estates Plan Commission Wednesday night unanimously approved preliminary plans for the development. The Village Board also would have to approve the project.

Last year, major resort projects including indoor water parks also were announced for Rosemont and Gurnee. In both cases, the park would be linked with a hotel.

The main competition for such facilities is across the border in Wisconsin, where more than two dozen water parks are in operation.

The developers in Hoffman Estates-FGL Hospitality of Columbus Ohio, and Waterpark H20TEL USA LLC of Lakemoor, Ill.-hope to break ground this summer. The goal is to finish work in time for an opening in 2009, officials said.

The project is expected to generate about $1.4 million in sales and entertainment taxes annually for Hoffman Estates, said Gary Skoog, the community's director of economic development.

Several members of the Plan Commission questioned whether the 788 parking spaces envisioned for the facility at Beverly Road and Prairie Stone Parkway would be adequate.

"I don't want overflow parking. I want parking on site that's satisfactory and meets all needs," said Planning Commission Chairman Gary Stanton.

The community's traffic engineer and Gregory Andre, a lawyer representing the developers, said the parking "meets or exceeds" those used at similar hotel water parks.

Commission members suggested cutting down the number of floors, building a parking deck or possibly buying more land for additional parking from Sears, Roebuck and Co. owner of the business park.

Officials said Sears indicated it didn't want to sell land to the developers for parking.

The cost of a parking deck would be prohibitive, costing between $10,000 and $12,000 per space, Andre said.

The project will include a fitness center, 20,000-square-foot conference facility and the 60,000-square-foot water park. It also will have a 20,000-square-foot indoor play area with arcade.

The water park features will include a wave pool, toddler pools, tube and body slides and a rafting river, officials said.

It would be open only to hotel guests and those using the birthday party room.

http://img506.imageshack.us/img506/2913/marqil0.jpg

^ Wow, that is pretty nice (the rendering, at least)

http://chicagobusiness.com/cgi-bin/mag/article.pl?article_id=27218&bt=condo&arc=n&searchType=all

Plans for Aurora get more ambitious
Condos, retail could reshape its downtown

When two developers stepped forward more than a year ago with plans to remake Aurora's struggling downtown, their proposals, envisioning hundreds of condos and several blocks of retail and commercial space, were regarded by many as ambitious.

Now, the developers are expanding on their original plans with proposals that would amount to a dramatic reshaping of this far west suburban city's downtown.

Early last year, Geneva-based Sho-Deen Inc. presented local officials with a plan to build 650 condominiums and 125,000 square feet of commercial space on a 26-acre site at the south edge of Aurora's downtown, along State Route 25. The project was valued at around $250 million. But earlier this month, Sho-Deen unveiled a new proposal that calls for as many as 2,000 condos, 225,000 square feet of stores, a hotel and a new commuter train station in 18 new buildings on 34 acres.

The total value of the project, which is likely to break ground in 2008, has risen to nearly $600 million. "We've gained control over more land, and that's one reason we've upsized," says Sho-Deen President David Patzelt. "As revitalization of the downtown economy proceeds, we think the demand will be there for a mix of residential and commercial development."

CONVENTION CENTER

On the west side of the Fox River, Vanstrand Group Inc. is nearing completion of two condo towers that will add nearly 100 units priced from $200,000 to $375,000 to the downtown. With about 35 units sold, the company is encouraged enough to begin planning a third building, this one with 100 condos, likely to break ground by summer. And Vanstrand is now talking about building a 300-room hotel with convention facilities on an adjacent site, with groundbreaking possible early next year. The total value of Vanstrand's investment would approach $200 million.

"Our condos are selling at the pace we had originally anticipated and we're quite satisfied," says Joseph Vantreese, CEO of Vanstrand Group, who has obtained financing from Royal Bank of Canada.

Another major project is looming on a third front. Waubonsee Community College, which has a campus in Sugar Grove, west of Aurora, has acquired 16 parcels along downtown Aurora's River Street and is expected to announce plans for a $50-million campus there.

Some hurdles remain — Sho-Deen, for instance, is asking the city to contribute $11 million for infrastructure improvements — but officials are expected to go along with most of what the developers ask for, given the prospect of at least $850 million in new downtown construction.

"No question this is a huge positive for us," says Thomas Weisner, mayor of the city of 180,000. "Our downtown has been dormant for most of the past 30 years. Now, our time has come."

^ HOLY SWEET FLYING FUCK!

850 mil is a serious amount of reinvestment cash for a dilapidated old fox river town like aurora. impressive. let's hope they can get these plans out of the ground.

Well, according to Wikipedia, Aurora is now the 2nd-largest city in the state with almost 160000 people, beating out Rockford's 150000. It deserves this level of development. Too bad it's not closer to the central city.

actually, I believe aurora is over 170,000 now, and rockford is closing in on 155,000. Joliet, for that matter, is probably over 140,000 by now (from city-data.com)


here's some nimbyism from up highwood way....

Ft. Sheridan residents attack plan for development
Condos would be eyesore, they say

By Susan Kuczka
Tribune staff reporter
Published February 5, 2007

As Highwood officials try to make over their North Shore town, residents of an exclusive subdivision are fighting plans to build twin nine-story towers containing condominiums and upscale shops near their shoreline homes.

"These towers will stick out like sore thumbs," said Fran Kuchinsky, a resident of the Town of Ft. Sheridan, located on the site of the historic former Army base. "City officials may think this is going to be a financial cow. But we feel it's going to be a white elephant."

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Kuchinsky is among Ft. Sheridan residents planning to protest the multimillion-dollar Highwood Towers development at a city hearing Monday. A standing-room-only crowd packed a hearing on the proposal last month.

"Not one resident spoke in favor of the development," said Paul Diambri, Highwood's former city attorney.

Diambri has been helping residents gather information to fight the proposal to demolish the closed five-story Hotel Moraine at 700 N. Sheridan Rd. to make way for the twin high rises.

If built, the 105-foot towers would be among only a few high-rise buildings on the North Shore. The Ft. Sheridan subdivision is home to a 145-foot, nine-story condo building, but its proximity to Lake Michigan makes it invisible from Sheridan Road, the main thoroughfare through Highwood.

What makes the Highwood Towers project especially desirable to city officials is the planned construction of an estimated 30,000-square-feet of ground-level retail space on the 3.8-acre site.

More than 160 condos, ranging from about $250,000 to $500,000 each, would be located on the upper floors.

Mayor Vincent Donofrio and other city officials contend the development would boost the city's stagnant sales-tax base by opening the door for major retailers such as Whole Foods or Trader Joe's grocery stores. A fitness center also is being contemplated.

Since Ft. Sheridan became home to more than 500 pricey condos, town homes and single-family residences nearly a decade ago, a handful of boutique shops have moved in too, helping Highwood's commercial district offer more to visitors than its widely respected lineup of Italian restaurants.

City officials say the project could help continue downtown revitalization efforts on one of the few sites available for development in the city of about 5,000 residents.

Sandwiched between the significantly larger communities of Lake Forest and Highland Park, Highwood has little room to grow, officials say.

"We have nowhere to go but up," Donofrio said. "My goal is to get this town moving, and I think this is something that's needed."

The developers estimate that the buildings would generate about $100,000 annually in property and sales-tax revenue toward the city's $4.7 million annual budget, officials said.

"We'd like to vitalize our business district beyond our main restaurant industry," Donofrio said. "Right now, the main complaint about Highwood Towers seems to be the proposed height of the building. But these buildings would be 50 feet lower than our water tower."

The new condominium complex would be built next to Highwood's water tower--a fact that some Ft. Sheridan residents say would make it an undesirable place to live for the price listed by the developers.

Kuchinsky said the height of the project is not residents' primary objection.

Many feel it would cause horrendous traffic on winding Sheridan Road while putting hundreds of residents next to the city's largest apartment complex, the four-story, 252-unit North Shore Estates.

The Town of Ft. Sheridan opened to the public in 1999 after the Army closed its facilities on the 700-acre, 100-year-old base where several structures had been declared national landmarks because of their unusual architecture.

The subdivision is split between Highwood and Highland Park.

With one of Ft. Sheridan's two main entrances directly across the street from the proposed site of Highwood Towers, Ft. Sheridan residents contend the project would pollute the air and bring more students to their already underfunded schools. Some feel the proposal is being rushed through the City Council without enough study.

"Obviously, people are worried their property values will decline," said Mary L. Sfasciotti, a Ft. Sheridan resident and attorney helping organize opposition.

Many who live at Ft. Sheridan would at least like to see the twin towers downsized, she said.

"Otherwise, many of them would be able to see this monstrosity from their front doorstep," Sfasciotti said.

----------

Cool development - didn't know about this one until now.

Marquette Place
9 floors
Waukegan
http://img506.imageshack.us/img506/2913/marqil0.jpg

Check out www.waukeganvision.com. City is planning to put in a park that goes down to the waterfront and get rid of the ugly industry by the lakeshore there. They're also starting to double and put in all new boat slips. As well as have a raised walkways and bikeways throughout the wetlands just north of northern pennisula. These pathways will connect the state park to the pennisula. The city last summer updated the sidewalks along Genesee street as well. 2 restaurants have already opened and a bistro is opening in the next couple of months. The city has been following the master plan outlined here to the "T".

Rumors I'm hearing say at least two other developers have major housing developments going in on the lakeshore in the next two years besides this one. I've visited the office for Marquette Place this past week and this is going to be one beautiful property! It's only a block from the metra station there and will have 180 degree views of the lake starting in the low $200's.

If Waukegan does everything they say they're gonna do, this will be an amazing return on investment over the next 5 years.

I agree. Waukegan's position on the lake in between two metro areas is ideal for future development. Now that industry has abandoned its lakeshore sites, the city has an awesome opportunity to redevelop as is needed. I definitely think things are looking up for Waukegan....and also Kenosha.

http://www.globest.com/news/842_842/chicago/152890-1.html

Alter Starts $90M Tower, Active Year On Tap
By Gina Kenny

...

In Downers Grove, the Alter Group is planning Corridors 4 on Finley Road, Ward says. Two seven-story buildings, with a total 441,500 sf, have been designed by Helmut Jahn and are expected to be LEED certified by the US Green Building Council, Alter says. The firm has not decided on a date yet for the groundbreaking, and an estimated completion date was not available.

http://img363.imageshack.us/img363/2812/devlargeimagebuildrendbuw9.jpg

http://www.dailyherald.com/search/searchstory.asp?id=280562

Vernon Hills may be site of luxury condo development

By Mick Zawislak
Daily Herald Staff Writer
Posted Tuesday, February 13, 2007

Could a top-floor restaurant overlooking the Des Plaines River be coming to Vernon Hills?

It’s too soon to tell, but developers of a proposed condo project on the south end of town are open to suggestion.

“I don’t think any good idea is foreign to this design team,” said Kevin Breslin, of Richmond Breslin LLP, the Chicago firm that wants to build 14 acres east of Milwaukee Avenue across from American Hotel Register.

Breslin, speaking for Riverview Development Group LLC, is proposing three, seven-story luxury condo buildings, a clubhouse, pool and four-story mixed use building to include retail space.

Altogether, the project envisions 259 condo units to be known as Riverview Place. They would be situated in a C-shaped configuration with views of the river and adjoining forest preserve.

As is often the case, developers made an informal presentation to the village board to get a sense of whether the project had support. Trustees generally appeared enthusiastic, although several details will need to be fine tuned as the project goes through staff review.

Developers are looking for several variations from current code. The number of proposed condos, for example, exceeds the zoning designation by 56 units. The 491 parking proposed spaces, mostly underground, are 105 less than required.

Trustees Thom Koch and Jim Schultz said they liked the concept said parking would need to be increased to get their votes.

Because of its location as one of the last large spaces in the village river frontage, officials will be demanding a high standard.

“It needs a statement architectural style,” said John Kalmar, assistant village manager. “They really need to bring something to the table with this one and stretch the limit of architectural style we’ve seen in the past.”

Breslin said he anticipated that and is open to ideas for the project. That could include marketing the units as corporate suites.

“We think there is a significant potential demand,” he said.

For access to the site, developers are working to get approval for a fourth leg at what will be a signalized intersection. A three-leg intersection to serve an expansion on the American Hotel Registry property already has been approved.

http://www.dailyherald.com/story.asp?id=280669

Deal for riverfront work on Elgin’s table

City poised to pay architects for plans, study to overhaul dilapidated area

By Rob Phillips
Daily Herald Staff Writer
Posted Tuesday, February 13, 2007

The Elgin City Council will discuss Wednesday spending nearly $184,000 on engineering plans for a riverfront makeover that will redefine a large portion of the city’s waterfront.

Proposals for the area on the site of the dilapidated riverfront parking deck include transforming it into a pedestrian friendly plaza, city officials said.

“I would like to see the deck get fixed and have something usable there rather than the eyesore that we have had the last two or three years,” said John Loete, the city's public works director.

City officials said they hope construction on the $8 million project would begin in 2008. The area is west of Riverside Drive between East Chicago Street and Prairie Street.

The city welcomed ideas for the spot last year and received concepts from several architecture firms. The city council chose to move forward with Naperville-based Hitchcock Design Group, City Manager Olufemi Folarin said.

Although both designs provide gathering areas along the river, one uses a low-level walkway that would allow visitors to dip their toes in the water. The other proposal has a pavilion that could be used for special events.

For the $184,000, Hitchcock would determine the feasibility of the projects based on a thorough investigation of the property and outline the technical requirements of the plans, according to city documents. The cost of this phase rose more than 12 percent since it was pitched in October because of additional research items that were added, city staffers said.

If approved, the engineering work will be paid for with casino funds.

The parking deck was built in the 1960s as a two-story structure with about 120 parking spaces. The top portion was removed during the early 1990s, leaving the lower level exposed. Concrete planks underneath began acting like sponges, collecting rain water, and the entire structure began to crumble under its own weight.

Three repairs in the 1990s totaling $1 million were unsuccessful, and city officials decided more than three years ago to close the remaining 80-space deck.

http://img360.imageshack.us/img360/8227/elgintwohf2.jpg
The Elgin City Council will discuss the first phase of engineering for the estimated $8 million riverfront project at the site of the old riverfront parking deck. Plans may change as the architect, Hitchcock Design Group, continues to fine-tune the plan, city staffers said.

http://img360.imageshack.us/img360/5976/elginonezt0.jpg
The above plan would allow visitors to get close enough to the water to put their feet in, according to city staff. Construction on the approved design is expected to begin in 2008, staff said.

Wow, that Jahn building in Downers looks awesome!!! That would be a showcase building for the burbs.

http://www.suburbanchicagonews.com/beaconnews/news/275852,2_1_AU28_SHODEEN_S1.article

Council approves Shodeen agreement

February 28, 2007
BY ANDRE SALLES Staff Writer

AURORA -- In January 2006, city aldermen approved a development agreement with Geneva developer Kent Shodeen in roughly one week.

No one could accuse them of such blazing speed when it came to the recent revision of that agreement, which received final approval Tuesday.

For months, committee members and city staff have met, discussed, argued, bargained, written memos and counter-memos, questioned, probed and analyzed the new agreement in detail. In turn, the developer's representatives have answered queries and made themselves available to concerned citizens.

The agreement asks the city to up its stake in the project from $6 million to $11 million, and increases the amount Shodeen can reclaim from the TIF district to $26.5 million. In return, the agreement binds Shodeen to building a minimum of 900 condominium units on a 33-acre site on Broadway, and the developer has stated plans to add up to 225,000 square feet of commercial space.

Another image of Clearwater

http://img511.imageshack.us/img511/8927/residencesrendering1ig4.jpg

Suburban downtowns appeal to investment firm

A Lake Forest private-equity real estate investment firm best-known for buying manufactured-housing developments is now betting on retail properties in suburban downtowns.

Green Courte Partners LLC, which was founded in 2002 by Transwestern Investment Co. co-founder and former chairman Randall Rowe, recently acquired 12 buildings in Long Grove totaling 50,449 square feet that make up about half of the commercial space in the historic Lake County village’s downtown.

Green Courte also recently provided mezzanine debt that’s convertible to equity for a new retail-office development in Lake Forest called Fiore Square that’s under construction at 840 S. Waukegan Road.

The 50,076-square-foot building, being designed to match the architectural style of downtown Lake Forest, will be about half retail, with tenants including a Starbucks coffee shop and a dry cleaner, says Robert Duncan, Green Courte managing director and chief financial officer.
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“We think suburban downtowns represent a new frontier,” Mr. Duncan says. “There will be increasing demand from people to live there and be within walking distance of shopping, restaurants and transportation.”

He says Green Courte also likes retail in downtown suburbs because there’s not as much risk for new competition as there is with greenfield suburban developments.

Mr. Duncan wouldn’t disclose the size of the two investments; they are being made from the company’s first investment fund, which closed in 2004. He says the $120-million fund is now about 60% invested, and should be fully spent by the end of this year, targeting manufactured housing, parking garages and suburban downtown retail sites.

The Lake Forest property, Fiore Square, is located at a former nursery and is being developed by Westminster Partners LLC and Swanson Development LLC.

Green Courte acquired the Long Grove buildings, which consist of 24 stores, from John Mangel II, who owns chocolate maker Long Grove Confectionery and who will continue running four retail shops in Long Grove. Marcus & Millichap senior investment associate Howard Wiese brokered the sale.

Green Courte also recently provided mezzanine debt that’s convertible to equity for a new retail-office development in Lake Forest called Fiore Square that’s under construction at 840 S. Waukegan Road.

The 50,076-square-foot building, being designed to match the architectural style of downtown Lake Forest, will be about half retail, with tenants including a Starbucks coffee shop and a dry cleaner, says Robert Duncan, Green Courte managing director and chief financial officer.


The Lake Forest property, Fiore Square, is located at a former nursery and is being developed by Westminster Partners LLC and Swanson Development LLC.



I have seen this building that is being erected
nice solid steel beams going up, built to last, this is across the street from sunset foods, its really too bad that there isnt a stop on the amtrack here, that would make it possible for it to be more pedestrian friendly and possibly be a place for TOD.

dp

Umm.. there is already a Metra station here. What more do you want? Amtrak needs to limit its stops in order to maintain fast Hiawatha service.

People in this area also have the downtown Lake Forest and Fort Sheridan stations to choose from, which are only a short drive away.

Umm.. there is already a Metra station here. What more do you want? Amtrak needs to limit its stops in order to maintain fast Hiawatha service.

People in this area also have the downtown Lake Forest and Fort Sheridan stations to choose from, which are only a short drive away.

Hiawatha however is no use to me, or to alot of people. I would like another stop inbetween glenview and the milwaukee airport.
I never need to get from downtown Milwaukee to downtown Chicago or vice versa at breakneck speed or at all.

Yeah i forgot about the metra there, i never take that one,
I always take the other line that is closer to the lake,
there should be more TOD there then.

http://www.dailyherald.com/search/searchstory.asp?id=291010

Towering Naperville plan revealed

Developer wants to build 188-foot tall hotel, condo towers along city’s northern edge

By Jill Jedlowski
Daily Herald Staff Writer
Posted Thursday, March 15, 2007

Naperville’s tallest buildings could rise up along the city’s northern edge if a proposal for a full-service hotel and two condominium towers moves ahead.

At least a handful of residents, however, aren’t keen on their suburb getting some metropolitan flair.

Developers pitched the Tree House at the Ravines, slated for Warrenville and Barkei roads, at the city’s plan commission meeting Wednesday. Plans call for a 188-foot tall hotel with 205 guest rooms, condo towers of comparable height with a combined 286 units, and 14 townhouses.

The condos would be a creative solution to a housing void that would appeal to both young professionals and empty nesters, said James Letchinger, president of JDL Development, which has partnered with Oakbrook Terrace-based Harp Group on the project.

The four-star hotel was billed as the first of its kind in the area, according to Peter Dumon, president of Harp Group. He made a case for the buildings’ height, saying it’s necessary for two reasons: to minimize the horizontal size and to make the hotel eye-catching to motorists.

“We think this is a responsible way to develop it with the least amount of impact,” Dumon said.

Developers vowed to incorporate most of the site’s many mature trees and ravines into the design.

“We want this to be a timeless place and a lasting legacy,” Dumon said.

Roughly 20 residents spoke out on the issue, with half emphatically backing the proposal as an opportunity to add housing variety and a new, sizeable tax source.

Resident Jerry Schlegel said the project was an ambitious amenity planned for an ideal spot — on the town’s border rather than in the center.

An equal number of people, though, worried the legacy left behind won’t be one of pride for the city.

“It’s a shock to see this,” said Pat Miller, president of the neighboring Indian Hill Woods homeowners group. “It truly looks more like Michigan Avenue than Naperville.”

Concerns included neighborhood safety, late-night overflow from the bar and banquet facility, storm water management and local school crowding.

In order to proceed with plans, developers must get the city’s permission to rezone the 13-acre parcel.

Plan commissioner Bill Jepson called the density “totally out of line” and the height “extremely excessive” compared to city code.

Fellow commissioner Mike Brown said that despite concerns about the height, he’s excited about the possibilities.

An attorney for the development defended the proposal, saying that because it’s a planned-unit development, some creative and innovative liberties are not only allowed, but also encouraged, according to the city’s guidelines.

The matter was continued to the April 11 plan commission meeting.

Wow, proposed skyscrapers in Naperville....never thought that day would come..