Note: This will also include River West, Ukranian Village and East Village areas.
Logan Staton Lofts. Ground Floor retail 1 Block from Blue Line Subway.
http://logan-station.com/front_elevation.gif

Bucktown Station Lofts. Ground Floor retail, 1 block from Western Blue Line El Station.
http://www.bucktownstation.com/1845crendering4.gif

Victoria Place Condos. 1815 N. Milwaukee. Ground Floor retail. 1 Block from Damen El Station.

http://jameson.com/victoriarend.jpg

Marshfield Place Condos. 1 Block west of North/Ashland.
http://www.atproperties.com/developments/images/northfield_splash.jpg

1715 W. Ohio.
http://homepics.realtor.com/image9/http/chicagosuburban/listings/large/067/1101588.jpg

740 N. Milwaukee (Huron). Near Grand and Chicago subway stations.

http://homepics.realtor.com/image3/http/chicago/listings/large/063/03042548.jpg

819 W. Superior. (Halsted) Near Chicago Blue Line Station.

http://homepics.realtor.com/image9/http/chicagosuburban/submit/large/034/1096578a.jpg

The Apex. 859 W. Erie (Halsted). Near Grand Ave Subway station.
http://jameson.com/images/Apex-Elev.jpg

Armitage Square. 2700 West (California). 3 Blocks south of California Blue Line.

http://photos.gmacreco.com/Developments/125.Large.jpg

Logan View. 3133 W. Fullerton (Kedzie). Near California Blue line El.

http://photos.gmacreco.com/Developments/121.Large.jpg

1238 N. Milwaukee (Division)
http://homepics.realtor.com/image3/http/chicago/listings/large/025/05296492.jpg

Wow,
my brother in law new what he was doing when he invested in a 3 flat on Grand and Chesnut 10 years ago. Noble Square(Ukranian Village) is fantastic nowadays.

I honestly have no idea what neighborhood this is in, so I just guessed and put this article here. Does anyone have any pics of this Discount Mega Mall? This is from the Dept of P&D's website:

Mayor Richard M. Daley today introduced an ordinance into the Chicago City Council seeking authority for the Department of Planning and Development to acquire "Discount Mega Mall" at 2500-14 N. Milwaukee Ave. on the Northwest Side.
The block-long, 2.1-acre site has been vacant since June 2005, when the Cook County Circuit Court ordered the building closed after the building's owner was cited with 112 building, health, and safety code violations, some of which posed an immediate danger to the public.

Among the violations were a crumbling exterior facade, a faulty electrical system, blocked fire escapes and exits, and an accumulation of raw sewage resulting from an inoperable plumbing system.

"The City was left with no other choice but to move to acquire this property," Mayor Daley said. "The owner has repeatedly assured the City that the code violations would be corrected and has consistently failed in his responsibility to remedy the problems."

Between January 1995 and March 2005, the owner of the Mega Mall was repeatedly cited for violations of the City's Municipal Code. A Cook County Circuit Court case is still pending. While 150 vendors occupied the mall immediately prior to its closing, City records indicate that many of them were operating without licenses.

City acquisition of the shopping mall has the support of several community groups who would like to see the site transformed into a transit oriented mixed-use development adjacent to the CTA Blue Line that would include commercial and retail space and adjacent open space for use by neighborhood residents and visitors.

This is close to a main artery of the Logan Square neighborhood. The Discount Mega Mall is basically a flea market where people sell wholesale, or knockoff items for a discounted price... A ghetto Sears if you will. The place was always packed, but from what I hear the main aversion was the prescence of gangs, but that's just a bunch of bull IMO. The building occupies about 2 blocks on Milwaukee with a semi large parking lot, and surprise surprise, condos being built right next door.

*Edit

"City acquisition of the shopping mall has the support of several community groups who would like to see the site transformed into a transit oriented mixed-use development adjacent to the CTA Blue Line that would include commercial and retail space and adjacent open space for use by neighborhood residents and visitors."

This site is perfect for a couple of mid rise buildings. Something similar to the pilsen plan, albeit on a smaller scale.

Awesome news. I love the fact that the CTA OHARE line is creating all of these new TODs. Hopefully Old Irving Park and Jefferson Park follow suite.

man oh man, i love the MEGA MALL!~!!! that place is sooo funky its like a bunch of asians running stalls with hip-hop attire for Puerto ricans! i can't think of anything like it in the city. this is just an example of how chicago's gentrifying to fast and how all that was funky and dirty is being lost to CONDO monster! who cares about a few fire exits and raw sewage? we can tough it out!!!!!!!!! i'd rather keep the mega-mall even if it does have a flippin parking lot

Actually it was more Mexican then Puerto Rican....

true. it use to be more puerto rican.

Celadon Flats 1825 N. Winnebago
http://img518.imageshack.us/img518/3541/celadoncolor8fp.jpg

Winnebago Court 1703-1761 N Winnebago
http://img364.imageshack.us/img364/5803/winnebagocourt0st.jpg

^
That looks cool.

Until recently (end of November), I was working in this area and signs were up for this on the lot, but no construction had begun.

Not a condo, but...

http://chicagojournal.com/main.asp?SectionID=25&SubSectionID=55&ArticleID=1223&TM=56141.89

Exit McDonald’s, enter a patch of Paris
A makeover for Mautene Court

By KATHARINE GRAYSON, Staff Writer

Mautene Court has never been the sort of sophisticated public space that its more elegant name may suggest. The small patch of land, dominated by concrete and a few trees, sits on Milwaukee Avenue just east of Paulina Street. It’s now obscured by a construction fence and flanked by two soon-to-be developed properties, including a pile of rubble that was formerly a McDonald’s.

It appears now, however, that Mautene Court may be due for a transformation. First Ward Alderman Manny Flores is currently working to convert the space into a plaza featuring public art works, including a relief mural.

"It hasn’t been a very appealing area, and it hasn’t generated positive uses," Flores said of the space as it exists. "We’d like to create something more dynamic, increase the usage of green space, and feature artists in the community that make Wicker Park such a unique space."

At a community meeting last week, Flores briefly noted that he hopes the area will become something akin to a "Parisian plaza," or, more specifically, an "outdoor museum."

On Tuesday, Flores elaborated by saying he’s hoping to commission local artists to create public art works that can be displayed at the small area, which he hopes can be turned into a "community focal point" potentially featuring a "gallery of sculptures."

So far, he’s spoken with Aldo Castillo, an art dealer originally from Nicaragua who owns a Latin American gallery in River North, about finding some artists to begin work on the mural. Flores said he was inspired to work with Castillo by the works he’d seen at the artist’s gallery at 233 W. Huron.

"He was someone who I got to know, and I was reflecting on his art, and I put one and one together," Flores said.

Many years ago, Mautene was a regular street, until it was blocked off and converted into a small public space. The land is currently owned by the city of Chicago. Flores said he is working with the Joseph Freed and Associates, the development firm planning two build mixed-use projects on the borders of the area, and has spoken to the city’s Department of Planning and Development staff about the idea.

He said, however, that the plans are still in a "vision stage."

The project has yet to be officially presented to any local community groups, added 1st Ward spokesperson Shannon Rooney, though she added that more information should be forthcoming in the coming year.

"In the next few months, it will be fleshed out," she said. "It’s a community project, so we will want input."

^ Thanks spyguy.

This truly brightens my evening

Is this a newer rendering of Logan Station Condo?
http://img452.imageshack.us/img452/2856/2505rendering7bn.jpg

Wasn't sure where to post this question, but Bucktown/Wicker Park seems close enough:

This is in regards to the "Shoemaker" lofts conversion planned in Avondale. Perhaps one of you (Chicago Shawn---ahem....) can answer this.

There was an article in that website that we are no longer allowed to quote (New Homes) that describes Shoemaker Lofts and Belmont Lofts--both conversions of old industrial buildings.

When we first heard about this development, we heard that they would redevelop one of the buildings into lofts and demolish the second one to turn it into a single-story retail center.

Has this plan changed? In other words, is Belmont Lofts the building that was formerly going to be demolished and changed into a retail center, or is this a different building entirely?

I'm pretty sure that Belmont Lofts is another building. Dubin's Shoemaker Lofts is going forward pretty much as planned:
http://www.dubinresidential.com/site/epage/28822_482.htm

2120-2140 W North Ave (older rendering)

http://westnorth.com/img/1assoc.jpg

this building got me and a few others in big trouble with the vengeful local NIMBYs, but that's their problem.

^ Wow, unique and interesting...

How's this coming along?

2154-2157 West Division

http://img458.imageshack.us/img458/5876/division29zp.jpghttp://img458.imageshack.us/img458/7714/division13zj.jpg

Ranquist/Mass Architects' buildings can be interesting on their own, but in groups... well, the modernism falls flat where there's no context other than itself. And those look like nothing more than that triumph of the postwar era, the Beach Motel.

Association House (2120-2140 W North) was a drawn out battle last year. It finally gained Landmarks approval (it's within the Wicker Park landmark district) last fall, despite a huge ruckus that resulted in the complete ouster of the Wicker Park Committee's zoning committee for not being sufficiently NIMBY enough. The social service agency that owns the site has moved to Humboldt Park, along with its clients, and now that they've cashed in on the boom the yuppies want them to stay so that they can have a dog park.

I live next door, and only soil testing has been done so far.

the yuppies want them to stay so that they can have a dog park. I live next door, and only soil testing has been done so far.
Soil testing for a dog park?? :nuts:

http://www.chicagojournal.com/main.asp?SectionID=25&SubSectionID=55&ArticleID=1789&TM=74275.7

Wolcott lofts to fall
Demolition permit issued for Bucktown building

By KATHARINE GRAYSON, Staff Writer

Although the developer of the property at 1611-1627 N. Wolcott has apparently abandoned plans to seek a zoning change, the live/work lofts currently there are now expected to be torn down. According to the Web site for the city’s Building Department, the city issued a demolition permit for the building May 30; some neighbors had hoped the building could be saved.

Members of the Bucktown Community Organization had expressed interest in saving the building at a meeting held in January. At that time, the property’s new owner had requested that the neighborhood group support changing the zoning of the property from C1-2, a largely business class, to the residential designation of RT4.5, in order to build single-family homes.

In an interview two weeks ago, 32nd Ward Alderman Ted Matlak said he was aware that the developer, Ranquist Development, was no longer planning on seeking the zoning change. Matlak, could not be reached for comment before press time this week on the plans to demolish the building. Ranquist Development also did not return a call requesting more information on the project prior to deadline. However, on its Web site, the developer notes that it plans to develop the Wolcott property.

For his part, though, resident Ken Tyler—who lives in the home next door to the building—said he is disappointed that the lofts will likely be torn down. He said construction crews have already begun placing demolition fencing around the perimeter of the building. Tyler noted that he was planning to meet with Matlak yesterday afternoon to discuss the matter.

"I fully understand that if somebody buys a piece of property, they can pretty much do whatever they want, within a certain realm," he said. "But it’s a matter of protecting whatever we can protect."

At a BCO meeting in January, Matlak told that crowd that he agreed "in theory" that the building should remain as-is, but he worried that without a zoning change, the neighborhood could expect to see a worse development.

The artists and several small businesses that occupied the building were told in January that they would have to move out by March. The building has since been vacated.
http://img488.imageshack.us/img488/5385/1789a5bj.jpg

-------------
This is what I found on Ranquist's site
http://img67.imageshack.us/img67/5279/1611wolcott1yc.jpg

http://www.chicagojournal.com/main.asp?SectionID=25&SubSectionID=55&ArticleID=1789&TM=74275.7

Wolcott lofts to fall
Demolition permit issued for Bucktown building

By KATHARINE GRAYSON, Staff Writer

Although the developer of the property at 1611-1627 N. Wolcott has apparently abandoned plans to seek a zoning change, the live/work lofts currently there are now expected to be torn down. According to the Web site for the city’s Building Department, the city issued a demolition permit for the building May 30; some neighbors had hoped the building could be saved.

Members of the Bucktown Community Organization had expressed interest in saving the building at a meeting held in January. At that time, the property’s new owner had requested that the neighborhood group support changing the zoning of the property from C1-2, a largely business class, to the residential designation of RT4.5, in order to build single-family homes.

In an interview two weeks ago, 32nd Ward Alderman Ted Matlak said he was aware that the developer, Ranquist Development, was no longer planning on seeking the zoning change. Matlak, could not be reached for comment before press time this week on the plans to demolish the building. Ranquist Development also did not return a call requesting more information on the project prior to deadline. However, on its Web site, the developer notes that it plans to develop the Wolcott property.

For his part, though, resident Ken Tyler—who lives in the home next door to the building—said he is disappointed that the lofts will likely be torn down. He said construction crews have already begun placing demolition fencing around the perimeter of the building. Tyler noted that he was planning to meet with Matlak yesterday afternoon to discuss the matter.

"I fully understand that if somebody buys a piece of property, they can pretty much do whatever they want, within a certain realm," he said. "But it’s a matter of protecting whatever we can protect."

At a BCO meeting in January, Matlak told that crowd that he agreed "in theory" that the building should remain as-is, but he worried that without a zoning change, the neighborhood could expect to see a worse development.

The artists and several small businesses that occupied the building were told in January that they would have to move out by March. The building has since been vacated.
http://img488.imageshack.us/img488/5385/1789a5bj.jpg

-------------
This is what I found on Ranquist's site
http://img67.imageshack.us/img67/5279/1611wolcott1yc.jpg


^ I wouldn't mind seeing some of those cool mod. townhomes going up. I wish we could see more of those throughout the City.

This is bad news.....as more upscale banality replaces utilitarian urbanity

This is bad news.....as more upscale banality replaces utilitarian urbanity


what pisses me off is that the water tower above it will be gone,
i love buildings with water towers,

the replacement buildings are okay
but are low rise and low density,
seems like bucktown and wickerpark
are becoming too exclusive

this ofcourse pales in comparison to the ultimate retarded teardown of the artful dodger but falls into the same category,
though atleast its not a landmark building and the replacement structures are cool though hoidy toity and too exclusive,

we need to accomodate the increased population in the city,
why the fuck are we downsizing in bucktown?
so stupid

i ofcourse ABHOR the change in zoning in a CITY from
commercial to residential,
why in the hell are people moving in the city
if they dont like commercial around?

this is like the idiots who had moved near the lounge ax and then complained about the noise, (just an example)
its like dumbshit check out your neighborhood before you move in....

:mad2:

brand new single family homes in the city are a retarded idea,
but i guess must be in demand,

http://img67.imageshack.us/img67/5279/1611wolcott1yc.jpg

Those to me are plain old ugly. The 4+1's of this era. Too bad about that old warehouse being torn down, that building had character.

what pisses me off is that the water tower above it will be gone,
i love buildings with water towers...

Also, it is ironic that the city recently held a competition about what to do with these historic rooftop water towers, yet does nothing to prevent the demolition of the buildings on which the water towers are standing. Here is another article about the demolition.

From the Booster
Artist's haven razed
BY ANITRA ROWE

Tenants and neighbors of the three-story building at 1611-1627 N. Wolcott didn't want to see it come down.

But as the red bricks fell last week, most had accepted the change and were moving forward.

Renters in the Wolcott building learned in late 2005 that they would have to vacate the building to make way for redevelopment. A number of artists, entrepreneurs and residents in the building said the eviction notice was short and unofficial and that the building's architecture contributed to the neighborhood's eclectic flavor.

Ken and Carol Tyler, who live directly north of the construction site, initially were working with an attorney to ensure that their redevelopment concerns were taken seriously. Today, they are working directly with Alderman Ted Matlak, 32nd, and Ranquist Development.

Bob Ranquist, of Ranquist Development, said the company plans to build single-family homes under the existing C1-2 zoning, which allows residential space above the ground-level floor. It also allows a range of public, civic, commercial and industrial uses.

Ken Tyler said the developer has been "very receptive" to his concerns about dust and foundation problems that construction can cause. The demolition crew has put up fencing and has been running water to abate the dust, Tyler said. As for the foundation, Tyler said, "they're watching it very closely."

"That's as much as you can expect," he said.

Asbestos was another of Tyler's concerns, but he said the developer ran tests and none was found in the Wolcott building.

Tyler said the developer also will consider making the new building lower on the north end, the end nearest to the Tyler home, in order to allow sunlight to enter the home and garden. Tyler said he understands that the developer "can do what the law allows."

"So far, they've been very good to work with," Tyler said.

Objective Paradigm, a former tenant of the Wolcott building, moved into a new rental space at the end of May. The business now is set up at 805 N. Milwaukee Ave., as is former Wolcott tenant Fresh Tracks Music.

Kevin Krumm, managing director of Objective Paradigm, said his company looked at rental properties outside of Wicker Park, but was happy to find a place in the neighborhood.

"I think we ended up better off," said Krumm of their new location.

But whether the neighborhood, as a whole, is better off is debatable, some say.

Michael Moran, vice president of Preservation Chicago, said it's a shame for the neighborhood to lose the Wolcott building, as well as the water tower on the site, which Moran calls "a great exclamation point to the neighborhood skyline."

Moran said the Wolcott building was solidly built with "nice details." He also said the small businesses that rented space in the building "added to the atmosphere of the neighborhood."

"Without them, the neighborhood will be a little less interesting," Moran said. "That is taking the neighborhood in the wrong direction."

2006 The Booster

Urban Sandbox Bucktown (http://www.urbansandboxbucktown.com/)
http://img178.imageshack.us/img178/6751/urbansandboxsc7.jpg

Urban Sandbox Bucktown (http://www.urbansandboxbucktown.com/)
http://img178.imageshack.us/img178/6751/urbansandboxsc7.jpg

^ The Yo--Ranquist--new developments--the thing you just posted.

Did I just retrace your steps? :)

Thanks for posting those beauties

Looks like they're following me more than I'm following them :)

http://jameson.com/northriverrend.jpg
^ If this courtyard building project turns out anything like this rendering, it may be my favorite non-highrise neighborhood project in Chicago. But what really did it for me was on page 3 of this PDF:

http://jameson.com/images/pdf/northriver_flrplns.pdf

I honestly have no idea what neighborhood this is in, so I just guessed and put this article here. Does anyone have any pics of this Discount Mega Mall? This is from the Dept of P&D's website:

Mayor Richard M. Daley today introduced an ordinance into the Chicago City Council seeking authority for the Department of Planning and Development to acquire "Discount Mega Mall" at 2500-14 N. Milwaukee Ave. on the Northwest Side.
The block-long, 2.1-acre site has been vacant since June 2005, when the Cook County Circuit Court ordered the building closed after the building's owner was cited with 112 building, health, and safety code violations, some of which posed an immediate danger to the public.

Among the violations were a crumbling exterior facade, a faulty electrical system, blocked fire escapes and exits, and an accumulation of raw sewage resulting from an inoperable plumbing system.

"The City was left with no other choice but to move to acquire this property," Mayor Daley said. "The owner has repeatedly assured the City that the code violations would be corrected and has consistently failed in his responsibility to remedy the problems."

Between January 1995 and March 2005, the owner of the Mega Mall was repeatedly cited for violations of the City's Municipal Code. A Cook County Circuit Court case is still pending. While 150 vendors occupied the mall immediately prior to its closing, City records indicate that many of them were operating without licenses.

City acquisition of the shopping mall has the support of several community groups who would like to see the site transformed into a transit oriented mixed-use development adjacent to the CTA Blue Line that would include commercial and retail space and adjacent open space for use by neighborhood residents and visitors.

Damn, I moved into Logan Square (Logan Blvd and Kedzie Blvd) a little over 5 years ago, and moved over to lakeview 2 years ago. I don't have a car and sadly have not really made it back to Logan Square much at all. I'm AMAZED at all the new construction going up right there by the blue line stop. The mega mall was literally in my back yard, on the other side of the El tracks where they went underground. What an awesome piece of real estate! Right next to the subway, Milwaukee, Kedize, Diversey, the Blvds and their open spaces, the funky traffic circle and the Logan Auditorium. I really really really hope they understand what cool things they could do with that huge piece of real estate. This could really jump start this neighborhood that is just dying to boom (more than it is now).

Damn, I moved into Logan Square (Logan Blvd and Kedzie Blvd) a little over 5 years ago, and moved over to lakeview 2 years ago. I don't have a car and sadly have not really made it back to Logan Square much at all. I'm AMAZED at all the new construction going up right there by the blue line stop. The mega mall was literally in my back yard, on the other side of the El tracks where they went underground. What an awesome piece of real estate! Right next to the subway, Milwaukee, Kedize, Diversey, the Blvds and their open spaces, the funky traffic circle and the Logan Auditorium. I really really really hope they understand what cool things they could do with that huge piece of real estate. This could really jump start this neighborhood that is just dying to boom (more than it is now).


You should love this then. These are plans for Logan Square development from the City of Chicago's DPD. It was approved in '04 so I don't know if they've started any of the process, but it looks great. Hopefully the aquisition of the Mega Mall (ugly monstrosity) is part of the beginning.

Logan Square Open Space Plan (http://egov.cityofchicago.org/city/webportal/portalContentItemAction.do?blockName=Planning+And+Development%2fContent&deptMainCategoryOID=-536886455&entityName=Planning+And+Development&topChannelName=Dept&contentOID=536910041&Failed_Reason=Invalid+timestamp,+engine+has+been+restarted&contenTypeName=COC_EDITORIAL&com.broadvision.session.new=Yes&Failed_Page=%2fwebportal%2fportalContentItemAction.do&context=dept)

Looks like this project may go forward:

Flores hopeful regarding new financial center

First Ward Alderman Manny Flores spoke optimistically recently about South Elgin-based American Eagle Bank’s plans to open a new financial center on a vacant parcel of land on Ashland Avenue between Chicago Avenue and Huron Street. At the same time, he acknowledged parking issues may have to be resolved first.

"The question here is, 'what's the best plan for the neighborhood?’" Flores said. Describing Chicago and Ashland as a busy business and retail district—as well as home to a social service agency many people rely on—he noted anyone planning to construct a large new building in that vicinity should keep those conditions in mind in addition to other concerns of the people who live nearby.

Flores said he thought the property was zoned adequately for the type of facility American Eagle envisions. Information about the bank’s plans was discussed at a community meeting in August, and another meeting likely will be held on the subject, he said.

American Eagle Bank declined comment.

www.nearwestgazette.com

^^ I hope we end up with another 12-15 story building. Several prominent intersections on the North Side have these, usually built by banks... All of them are vintage, though.

The new website for the Friends of Bloomindale Trail (http://www.bloomingdaletrail.org/)is operational.

If your not familiar with the project, It's a cornerstone of the Logan Square Open Space Plan. The trail will be an elevated park with walking and bike paths running through Humbolt Park, Logan Square and Bucktown and ending at the North Branch. There will be access points at major roads and parks. Part of the plan also calls for the redevelopment of some of the parks and schoolyards that connect to the trail, for example, there is a very cool plan to add bleachers to Churchill Park. The bleachers will be built into the access point. Very cool design.

There is good support for the BT. Even if the other projects in the Logan Square Plan never come to fruition, I think you'll see this happen in 4 or 5 years, hopefully sooner.

http://i77.photobucket.com/albums/j63/creilmann/map_thumb-test.png

^^ Better yet they should bring back the old "L" line that used to go along that route.

Yea, i was debating in my head if that trail would be better served for part of a future east/west transit corridor of some kind or if it would be be better used for green space. Each are good and have their prons/cons I suppose. If the city ever wanted to I guess they could turn it from green space to a transit corridor at a later date.

I really like that webpage to creil.

I think it was talked about it in another thread a long while back but what are some of the other out of use rail routes that are abandoned in the city that could also be turned into future green space or a transit corridor? Is there any?

Yea, i was debating in my head if that trail would be better served for part of a future east/west transit corridor of some kind or if it would be be better used for green space. Each are good and have their prons/cons I suppose. If the city ever wanted to I guess they could turn it from green space to a transit corridor at a later date.

I really like that webpage to creil.

I think it was talked about it in another thread a long while back but what are some of the other out of use rail routes that are abandoned in the city that could also be turned into future green space or a transit corridor? Is there any?

^ My problem with turning rail ROW's into green trails is that returning these trails back to transit use is likely to encounter intense NIMBYism.

It's similar to trying to reintroduce the streetgrid into areas that are laden with cul-de-sacs (ie Dearborn Park). People living next to green trails will loathe the idea of giant trains roaring by their house.

Don't change rail ROW's into green space. Plain and simple

^^^ I agree with you TUP....once this is turned there is no going back


not to mention I believe that most....now now not all, but most opf Chicago is more than adequatley serviced by parks.....I really dont think we need anhy more parks unless there is a real compelling reason for it

^ My problem with turning rail ROW's into green trails is that returning these trails back to transit use is likely to encounter intense NIMBYism.

It's similar to trying to reintroduce the streetgrid into areas that are laden with cul-de-sacs (ie Dearborn Park). People living next to green trails will loathe the idea of giant trains roaring by their house.

Don't change rail ROW's into green space. Plain and simple

Agree'd. I'd like to see this as a CTA line first and a park second, but you have a couple of issues with turning it to transit (besides the obvious financial restraints of the CTA) that you don't have with making it a park.

1. All of the new development right on top of this line. You have new condos with balconies hanging over it. Some of these buildings are within an arms-length from any possible trains trying to go through there. You would have to tear down quite a bit of new development.

2. How would you incorporate this line into the rest of the CTA system? There is vacant land on the south side of the Bloomindale Line were it meets the Blue Line. Should be plenty of room for a connection, but that land is bought and paid for and due for commercial development any day now. If there were any plans to connect Blomingdale to Blue, then I think that land would still belong to the city.
Another option would be to run the line across the river to the current Finkl site. Since that site may be up for grabs now, the city could use it for a Bloomindale line. You could run the line underground from the river to the Clybourn station. It wouldn't be a very long tunnel to dig.
On the west end of the line, you could connect it to a possible future Mid-city Transitway (http://egov.cityofchicago.org/city/webportal/portalContentItemAction.do?blockName=Transportation%2fCurrent+Initiatives%2fI+Want+To&deptMainCategoryOID=-536883911&channelId=0&programId=0&entityName=Transportation&topChannelName=Dept&contentOID=536929795&Failed_Reason=Invalid+timestamp,+engine+has+been+restarted&contenTypeName=COC_EDITORIAL&com.broadvision.session.new=Yes&Failed_Page=%2fwebportal%2fportalContentItemAction.do&context=dept)running north-south along Cicero Ave, which could then give access to Midway and O'hare.

Honestly, I think the first issue is the biggest. Turning this line into transit would help to fill the needs of a vastly underserved northwest section of the city, but if it doesn't go rail, I like the bikeway plan for a second option.

Well, a more pricy solution is to tear down the viaduct and replace it with ground-level CTA, thereby avoiding the encroaching development. I don't like the idea either, but it's there.

Or even better - tear down the viaduct, then dig a cut-and-cover subway underneath it, and put parkland above it (ground level), creating a linear park along Bloomingdale. As I understand it, cut-and-cover is substantially cheaper than tunnel-boring, since you can use whatever heavy machinery you want.

http://www.wwd.com/notavailable/dotcom?target=/retail/article/112042&articleId=112042&articleType=A&industryKw=retail


Marc by Marc Jacobs Signs Lease in Chicago

By Beth Wilson
Published: Friday, January 19, 2007

Marc by Marc Jacobs has found a home here after a more than two-year search.

The company has signed a lease to open a 4,000-square-foot store in the city's eclectic Bucktown neighborhood this summer, making it the first major retailer on a street filled with independent boutiques, trendy restaurants and funky coffee shops.

^^ Great news! Keep em' comin' - the more retailers the better.

^^ Great news! Keep em' comin' - the more retailers the better.

Yup.

What bugs me is that a lot of important (and now fairly common) luxury retailers still do not have their own store(s) in Chicago while they set up shop in cities with a fraction of the propulation. I find it hard to believe that these stores would not have enough wealthy customers from the city, suburbs, and region.

i predict that Wicker Park meets Soho's fate. Ask anyone living in Downtown Manhattan and they will agonzie over the homogenity chain retailers create in NYC, that the Lower East Side is in fact the Upper West Side. So do we need an Oak st. II? Do we want these same problems plaguing chicago?

Yup.

What bugs me is that a lot of important (and now fairly common) luxury retailers still do not have their own store(s) in Chicago while they set up shop in cities with a fraction of the propulation. I find it hard to believe that these stores would not have enough wealthy customers from the city, suburbs, and region.

Don't worry. Chicago ranks high up that list for luxury retailors. Many smaller communities are full of luxury retailors because the main industry is tourism.

For example, I was in Aspen last week. The tiny town has a Gucci, Dior, Prada etc.. It is all for the high end touist trade.

Chicago's demographics will allow for more conservative, luxury retail. Versace closed its doors here years ago because Chicago's conservative, anti-ostentatious manner was not a good match for the flashy clothing.

Chicago's demographics will allow for more conservative, luxury retail. Versace closed its doors here years ago because Chicago's conservative, anti-ostentatious manner was not a good match for the flashy clothing.

^ I don't see how that's a positive quality in the least. It's sad that a millionaire living in Chicago has to travel elsewhere if they want to go to Versace.

That was "years ago", like you said. Who's to say Versace wouldn't do well now?

Believe it or not, the city is opening up.

^ I don't see how that's a positive quality in the least. It's sad that a millionaire living in Chicago has to travel elsewhere if they want to go to Versace.

I agree,
dont worry urb we are going back ( i think ) toward that,

and get rid of this akira bullshit.

how many akira shops are on north ave?
its an eyesore.

I WOULD LOVE IF WICKERPARK WAS MORE LIKE SOHO<
sorry but i dont think anything about soho is bad,
NOTHING,

i would love to be able to be able to live on prince street
or christopher street in the west village,
ESPECIALLY christopher street with its AMAZING array
of awesome boutique stores,
i dont care even if i could/couldnt afford the great stuff they have,
just knowing that its there would make me sleep better at night,

^ I don't see how that's a positive quality in the least. It's sad that a millionaire living in Chicago has to travel elsewhere if they want to go to Versace.

It's not really positive or negative. Midwesterners generally are simply less ostentatious than those on the coasts. Chicago millionaires are notoriosly unpretentious. You'll rarely see a Bentley parked in a tacky, 3-car garage in Chicago, including Lake Forest and Winnetka. Versace is a very flashy and loud...pretty much the antithesis of Chicago style. Apparently, the Versace store on Oak St. was pretty much only kept in business by professional sport players as it was.

Anyhow, no worries. Versace label is still available at Niemans and Saks....we only lost the freestanding boutique.

Chicago has a flourishing, some may say even avant garde, retail scene. We are quite well represented. I have no problem losing tacky Versace.....which IMHO, was a gain for Chicago.

A little bit about the Cooper Lamp factory from westnorth.com (http://westnorth.com/):

Green Exchange

David Roeder in the Sun-Times casts a skepitcal glance at the Green Exchange:

ECO- ECHO: In Logan Square, there’s an alderman, Manny Flores (1st), who has insisted that anybody who wants to redevelop the old Cooper Lamp factory, 2545 W. Diversey, at least replace the 125 jobs lost when it closed last year. This stance has been somewhat inconvenient for developers, who see any usable old factory inside the city as a place to live, not as a place to make something.

Despite this obstacle, an affiliate of Baum Realty Group Inc. bought the 250,000-square-foot building for $7.5 million in 2005.

With Flores’ blessing, principal David Baum has announced plans to turn the building, a familiar sight to drivers stuck on the Kennedy Expy., into a kind of Merchandise Mart for businesses that promote environmental sustainability. He calls it the Green Exchange (http://www.greenexchange.com/Default.aspx)and his marketing materials say he has tentative lease deals with Greenmaker Supply, which provides ecologically friendly building materials, and a so-called “green” printer, Consolidated Printing Co.

Baum has asked for zoning that would let him build “live-work” units in the building strictly as residents for people who have a business on the property. He has stressed that he wants most of the space to be commercial because it’s cheaper than residential to refurbish.

^ ^
Thats cool, we need more of this.

Ward races zone in on development plans
Rivals target North Side's hot real estate market

By Ray Quintanilla
Tribune staff reporter
Published February 9, 2007

At the spot where the Artful Dodger once stood in Bucktown, a City Council hopeful spoke recently to potential voters about the demolition of the popular bar and its replacement with a huge new house.

"That mansion is so out of place among the two- and three-flats and, what's worse, there is another one being built around the corner," said Scott Waguespack, who is challenging Ald. Ted Matlak (32nd) in the Feb. 27 election.

The shape of development is the major issue in the 32nd Ward race and in other North Side wards that include some of the hottest real estate markets in the city.

The gentrification debate isn't new to neighborhoods such as Wicker Park and Lincoln Park. But the focus has shifted from the displacement of the poor to whether giant homes should supplant older houses and apartment buildings.

Matlak's opponents have seized on the 2006 demolition of the Artful Dodger, which stood for more than a century at Wabansia and Hermitage Avenues, and a zoning change to allow a single-family home at the former site of the bar.

Waguespack, 36, has characterized campaign contributions to Matlak from builders as "pay-to-play zoning."

Matlak said his campaign receives many donations from real estate interests because many developers live in the ward and "they like what's going on in the neighborhood."

Matlak's other challenger, 34-year-old lawyer Catherine Zaryczny, said the incumbent is "more concerned with pleasing developers" than heeding the wishes of 3,000 people who signed a petition to save the Artful Dodger.



Incumbent defends demolition

Matlak, 41, defended his handling of the controversy.

"The building was falling apart. No one came forward realistically to purchase it," Matlak said, adding that many of those who signed petitions to save the building did not live in the ward.

"If someone would have come over and realistically said, `Let's rehab the Artful Dodger,' we would have," he said.

Matlak, whose ward includes sections of Bucktown, Wicker Park, Lakeview and Ukrainian Village, was the top aide to former Ald. Terry Gabinski. Mayor Richard Daley appointed Matlak to replace Gabinski in 1998. He since has been one of the most dependable votes for the mayor in a council that rarely bucks the administration.

In the 43rd Ward, where the debate over gentrification has raged along the lakefront for three decades, a plan to replace the shuttered Columbus Hospital with an upscale condo tower has been a hot topic in the campaign.

"We don't need a 36- to 38-story high-rise" at the edge of Lincoln Park, said Michele Smith, a former federal prosecutor and one of four challengers to Ald. Vi Daley, who joined the council in 1999.

"The alderman doesn't take leadership on development in the ward," said Smith, 51. "Lincoln Park has resisted efforts at becoming so dense."

Daley, 63, said plans for the high-rise on the hospital site were bigger until she stepped in.

"This has had plenty of community input over 18 months, including two public meetings," she explained. "The people who were most affected were involved."

The 43rd Ward challenger with the deepest pockets may be Tim Egan, vice president and executive director of the Norwegian American Hospital Foundation. Egan is married to a daughter of cosmetics mogul Marilyn Miglin, and he has lent his campaign at least $70,000, state records show.

Egan said the ward needs a new alderman who is strong enough to stand up to powerful developers.

Loyalty to mayor criticized

He also suggested that the alderman is too loyal to the mayor, who recently campaigned for the incumbent. Vi Daley is not related to the mayor, but she has voted with him 90 percent of the time in the last four years, according to a University of Illinois-Chicago study.

"The mayor is a global thinker, but if doing a good job in the ward means challenging the mayor here and there, then you have to do it," said Egan, 39.

Also in the race are Peter Zelchenko, 44, and Rachel Goodstein, 54.

Zelchenko, a writer, said ward development has been run by "a small cabal of 15 to 20 people and power players." He said it's time to "bring more people into the discussion" on development and other issues such as wage equity, transit, parking, renters' rights and seniors.

Goodstein actively opposed the mayor's demolition of Meigs Field.

Development also is a key issue in the 35th Ward, which includes the Logan Square and Avondale neighborhoods.

This year's campaign there will mark the third straight election-day clash between the incumbent, Rey Colon, and his predecessor, Vilma Colom. Colon lost to Colom in 1999, but unseated her four years ago in a rare victory against an incumbent backed by the mayor.

Colon touts his creation of an advisory panel of neighborhood residents to review zoning-change requests. Since taking office, Colon said, he has denied 20 percent of 240 requests for zoning changes.

"I've posted all these requests on my Web site so the community can be involved," said Colon, 45. "This zoning process in my ward is very transparent."

Colom, a protege of powerful Ald. Richard Mell (33rd), said her successor has done little to promote construction of affordable housing or senior housing.

"He's not looking at the right kinds of development," said Colom, 52. "The result is that we have lots of new banks going up, but there are no plans for adding affordable housing.

Colon's other opponent is Miguel Sotomayor, 39, a plaza operations manager with the Illinois State Toll Highway Authority. Sotomayor called the alderman's advisory panel "so much show." It did little, he said, to prevent demolition of a nursing home in the 2600 block of North Hamlin Avenue.

"I think it's more than a little strange the decision on what to build in that spot will be decided after the election," he said.

Copyright © 2007, Chicago Tribune

^ reading articles like that is really bad for me,
it makes my blood boil,
well people like him will get whats coming to them
some day.

bad karma for the people involved in the demolition
of the artful dodger is a certainty.

Um, I'd hate if my neighborhood became SoHo. Let River North or the West Loop go there; that's what they're seeking. Personally, I used to like the fact that I didn't feel I had to dress up just to leave the house -- but no more, what with the boutiques selling $1,000 sundresses and $400 jeans shoving aside the tacquerias. Yeah, I know that I'm part of the gentrification problem, but at the same time, this has gotten a bit out of hand.

Re: Bloomingdale. One of the big advantages of this as a bicycle route is that it's literally above traffic. Plus, tearing down the embankment (which doesn't hinder mobility in any way, since it has so many bridges) would cost much more than leaving it up -- especially given the remediation costs of trucking away soil that's been contaminated with decades of leaky trains. The route doesn't work as a rail line, either; better bus service on North would get people closer to where they want to go.

. The route doesn't work as a rail line, either; better bus service on North would get people closer to where they want to go.


I'm all for this. I ride this bus everyday to work and can never depend on it to be on time. Along with the Chicago Ave and Divison St bus, this has to be the worst in the city. Problem is, North Ave is so screwed up, I don't see how they could fix it unless the removed all street parking and made bus only lanes (which wouldn't be effective through the North/Clybourn area anyway).

Crosstown bus routes are always tough to manage, but there are ways to improve bus operations without adding road capacity. Far side bus stops, limited stops, signal priority, and better traffic enforcement (things like parking in bus stops, or turning right in front of a bus) can improve timing and, more importantly, reliability. Around North/Clybourn, small changes like closing certain driveways, district-managing parking, and improving use of the network would help traffic flow immensely.

Hey, if you live in the 32nd, be sure to get out the vote on April 17! (Everything in the paragraph above could be done by the 32nd Ward alderman, fwiw.)

Some news from Friends of Bloomingdale Trail.

Community Visioning Kick-Off a Great Success
by Paul Smith on Mar 27, 2007

This past Saturday was a landmark day in the history of Friends of the Bloomingdale Trail and the Trail project, not just because the torch (or is it the spike?) of President of the Board was passed from Josh Deth to Ben Helphand; and not only because we welcomed three new members to the Board (expanding from 9 to 12); and not only because Rails-to-Trails Conservancy presented FBT with our biggest grant to date, a check for $20,000; and not only because Trust for Public Land was on hand to report the terrific news that they are going to convey the land of the future park and trail access at Whipple & Albany to the City of Chicago soon. It was a big day for all of those reasons, but also because we kicked off a process that will culminate in a community vision for the Trail that will flow into the City of Chicago's official design process.

Over 70 community residents and activists, along with design and architecture experts and Alderman Manny Flores of Chicago’s 1st Ward were on hand to brainstorm, discuss and collaborate on their ideas for the Trail. They marked points and drew routes on maps of the area, came up with lists of interesting uses and features, and with the help of the experts, began to flesh out what the Trail might look through sketches.

This process will continue over the next 6 months or so, in smaller settings throughout the neighborhoods. A report will be drafted over this time and revised with the ideas incorporated from each session. Ultimately, the final report will be presented to the City of Chicago. If you or your organization would like to get involved, contact Ben Helphand, email or phone (773-677-7970).

Check out our photos of the event over at Flickr. Thanks to everyone who came out and gave a part of their Saturday to help bring the reality of the Trail a little bit closer.

woah! Chi Journal this week:

1. say hello to Ald. Waguespack!
http://chicagojournal.com/main.asp?SectionID=25&SubSectionID=55&ArticleID=2949

2. suspiciously hush-hush new proposal for "coyote building" condos -- with a huge parking garage next door
http://chicagojournal.com/main.asp?SectionID=25&SubSectionID=55&ArticleID=2948
(they're doing this as a zoning change, not a PD, so it could happen before Matlak hands over the keys in May -- with a nice big gift from MCM to the 32nd's RDO, still under Matlak's control?)

3. drawings published for proposed building to replace Walgreen's:
http://chicagojournal.com/main.asp?SectionID=25&SubSectionID=55&ArticleID=2947

Aren't NIMBYS great!?! That Walgreens replacement is great!

Condo project faces tough crowd
Residents speak out against seven-story development

By TIMOTHY INKLEBARGER
Staff Writer


Plans for what would be the largest condominium development in Wicker Park could be dead on arrival, following a heated community meeting last Saturday with 1st Ward Alderman Manny Flores.

At the meeting, Flores presented artist's renderings of a proposal to replace a Walgreens at 1372 N. Milwaukee with a glass-walled, seven-story condo development that could accommodate 81 units. The Walgreens is located on a stretch of Milwaukee Avenue between Damen and Ashland that is being considered for landmark status-part of a proposed extension of the Wicker Park Landmark District.

The proposal by the Chicago-based Preferred Development.

Many of the roughly 80 residents and business owners at the meeting opposed the density, height, and aesthetics of the project, as well as added traffic its 153 parking spaces might bring.

Pablo Montaner, 23, who said he lives part of the year in Wicker Park and the rest in Argentina, said he thought the proposal was nothing special.

"The reason I like to come to Wicker Park is because of the unique shops, the food, the clothing, and it's just so nice to come here and see all the architecture stuff and the cute stores..." he said. "If I wanted to see something like this, I would go to Tokyo and we have 100 of those."

Wicker Park lawyer Joseph Von Meier called the project "boring" adding: "It's just a giant glass box."

Flores also changed course on plans to exclude the Walgreens lot from a proposed extension of the Wicker Park Landmark District. Flores said he now will include the lot in the proposal, which is expected to go before the Landmarks Commission next month.

He urged the group to remain open-minded about the project and consider the long-term development of the community.

"We should be looking for the type of development that will have that sense of landmark status," Flores said. "And that sense of landmark status, frankly, may not necessarily call for or be a building that is meant to replicate some of the existing buildings that we have on the corridor."

Some argued that the development had no historic significance and that it would detract from the look and feel of the neighborhood. Dean Kezios, 53, an architect whose daughter owns a business on Milwaukee Ave., said the development would turn the block into a "mini-Michigan Avenue" with higher rents and chain retail.

Kezios said he believes the development would attract more high-end retailers, raising property values and pushing out mom-and-pop businesses. He also warned that allowing the development would set a precedent for similar projects in the future, despite efforts to create a landmark district.

"If you approve something like this and you set a legal precedent, what would then prevent other developers from buying up a lot of the old buildings, you have a legal precedent that this was already done, they could sue the hell out of the city and actually do more developments like this," he said.

Calling it one of the largest developments that's come through his office, Flores said the building would include 20,285-square-feet of commercial space on the ground floor, 84 parking spaces for residents and 69 spaces that could be used by the community to raise revenue.

He the Wicker Park-Bucktown Special Service area or another non-profit group could charge money for the parking spaces.

Jan Metzger, senior project manager for the Center For Neighborhood Technology, said she would be happy to see the Walgreens go but the proposed project would bring too many new cars to Milwaukee.

"If we want more traffic, if that's what we want, for the streets to be more clogged, that's what this is going to get us," she said. "I don't see that as desirable. More people is great. More cars is not great."

Flores said that under the proposed zoning change, the property would go from a B1-2, which would accommodate a 50-foot-tall building with 32 units, to a B1-5, which would allow as many as 162 units and stand as high as 80 feet. He said that although the new zoning would allow for 162 units, the developer plan to build to only half the capacity.

He noted that Preferred Development could still put in 81 units under a B1-3 zoning classification.

"The reason that's important is because people have asked, 'Why don't you, alderman, support a B1-3?'" Flores said. "[Because] you still end up with 81 units."

Wicker Park Committee member Teddy Varndell, however, said it would likely not be in the developer's interest to build smaller units.

"Under B1-3 it would be 81 600-square-foot units because it's half the amount they would get under B1-5," Varndell said. "They wouldn't build them. They couldn't sell them."

Flores said he plans to review comments submitted by neighbors at the meeting and then turn them over to the Wicker Park Committee for public review.

its so stupid to be kevetching about what is replacing a walgreens,
these nimbies are so inconsistent.
pick your battles nimbies, if you just fight everything you then lack
credibility and then are seen as just sticks in the mud,

much better buildings have been razed, what happened to you guys?

"The reason I like to come to Wicker Park is because of the unique shops, the food, the clothing, and it's just so nice to come here and see all the architecture stuff and the cute stores..." he said. "If I wanted to see something like this, I would go to Tokyo and we have 100 of those."

Yes, and Walgreens is so "unique."

Wicker Park lawyer Joseph Von Meier called the project "boring" adding: "It's just a giant glass box."

I haven't seen the design, but I'm hard-pressed to imagine how a seven story glass box could be less interesting than a Walgreens fronted by a surface parking lot.

"If we want more traffic, if that's what we want, for the streets to be more clogged, that's what this is going to get us," she said. "I don't see that as desirable. More people is great. More cars is not great."

If she owns a car, she's a hypocrite. (And she probably does because the people who complain about traffic tend to be the motorists who have to deal with it on a regular basis.) First, I don't see how you can complain about a problem to which you're an active contributer. And second, the traffic argument, at least when based on a neighborhood-wide level, resolves itself to the fact that existing residents believe they aren't a part of the problem. It's the people who come later that muck up their god-given, inalienable right to drive around their neighborhood hassle-free. I guess you have more of a right to drive in a neighborhood if you moved there first.

I really don't understand why the CNT would also be opposed to a project of this scale at this location. My guess is the vast majority of those choosing to buy a condo on Milwaukee Ave between Damen and Ashland would choose to do so in order to AVOID using their cars as much as possible.

And a 23 year-old part-time Argentinian resident of Chicago is opposed to it? Gimme a break.

^Here's the rendering from the article
http://img406.imageshack.us/img406/5905/2947ayw3.jpg

Looks real damn good to me. A hell of a lot less "boring" then 90% of what is going on in the neighborhoods these days. How do they want to make it less boring? Make it a glass circle? A glass triangle? If so adamant against a glass box then raise the height by about fifty stories and I am sure they could put a nice crown or spire for them.

If you are brick and one or two stories high and have parking you can join the club otherwise just get lost I guess.

people who complain about traffic tend to be the motorists who have to deal with it on a regular basis.

I would have to disagree with this. Yes, I have a car and yes, I do complain about traffic, but I complain about it more as a pedestrian then I do a driver. My car sits parked most of the time. When I do have to drive in the city, I accept the fact that there may be some congestion problems. What is more aggrevating to me is trying to play "dodge the speeding cars" when I want to walk to the park across the street. You risk your life just by stepping into a cross-walk in this city. I also dislike the fact that on the weekends, I have to catch a bus about a half-hour earlier then normal because traffic is so bad.

Milwaukee Ave is a great area to walk around. The heavy traffic takes away from that enjoyment. The building looks great but I see their point.

@hydrogen: Jan Metzger does not own a car, has lived around here for 30+ years, and has done more to improve transportation in this region than, well, the entire readership of this board. I agree with Jan (not the first time) that there's way too much parking in this project (and with the Tower proposal). We don't need more cars anywhere near the center of the neighborhood; put parking garages at the edges to intercept approaching drivers.

I've taken to playing "crossing guard" a few times to help pedestrians get across at the various marked but non-stoplighted crosswalks. Drivers here will scream at me, despite clearly not having the right of way.

I would have to disagree with this. Yes, I have a car and yes, I do complain about traffic, but I complain about it more as a pedestrian then I do a driver. My car sits parked most of the time. When I do have to drive in the city, I accept the fact that there may be some congestion problems. What is more aggrevating to me is trying to play "dodge the speeding cars" when I want to walk to the park across the street. You risk your life just by stepping into a cross-walk in this city. I also dislike the fact that on the weekends, I have to catch a bus about a half-hour earlier then normal because traffic is so bad.

Milwaukee Ave is a great area to walk around. The heavy traffic takes away from that enjoyment. The building looks great but I see their point.

saying your life is at risk crossing the street is a bit dramatic, dont you think?
you live in the third largest city in the U.S; TRAFFIC IS GOING TO EXIST!
even in Manhatten where more than 75% the residents dont own cars, traffic still sucks. its just the nature of the beast.
Just look both ways before you cross the street.

saying your life is at risk crossing the street is a bit dramatic, dont you think?
you live in the third largest city in the U.S; TRAFFIC IS GOING TO EXIST!
even in Manhatten where more than 75% the residents dont own cars, traffic still sucks. its just the nature of the beast.
Just look both ways before you cross the street.

^ That's outright stupid. Thousands of pedestrians get killed by cars every year. And in American cities, where drivers are the majority, get pandered to, and think they own the road, it's even more hazardous to a pedestrian. Of course traffic is going to exist, but the original argument is that traffic can be troublesome to pedestrians as well as drivers, and it's a totally reasonable point.

^ That's outright stupid. Thousands of pedestrians get killed by cars every year. And in American cities, where drivers are the majority, get pandered to, and think they own the road, it's even more hazardous to a pedestrian. Of course traffic is going to exist, but the original argument is that traffic can be troublesome to pedestrians as well as drivers, and it's a totally reasonable point.

im sure thousands of pedestrians are killed swimming, horseback riding, shoveling the snow, and just eating...i wouldnt say they are putting their lives at risk.

im sure thousands of pedestrians are killed swimming, horseback riding, shoveling the snow, and just eating...i wouldnt say they are putting their lives at risk.

^ None of that addresses anything we've discussed. The original argument being that traffic is a problem to people who drive only, I am simply stating that traffic can be troublesome to pedestrians and to drivers. You can't refute that so don't bother trying

@hydrogen: Jan Metzger does not own a car, has lived around here for 30+ years, and has done more to improve transportation in this region than, well, the entire readership of this board. I agree with Jan (not the first time) that there's way too much parking in this project (and with the Tower proposal). We don't need more cars anywhere near the center of the neighborhood; put parking garages at the edges to intercept approaching drivers.

Then I stand corrected. I was in a bad mood when I wrote that post and was feeling presumptuous. Either way, I think my argument with respect to traffic still carries some weight even if inapplicable to Jan.

im sure thousands of pedestrians are killed swimming, horseback riding, shoveling the snow, and just eating...i wouldnt say they are putting their lives at risk.

I think you're missing the point of the whole argument. Adding that many more parking spaces caters to the traffic issue and it makes it more difficult for people to move around the neighborhood whether they are driving, taking the bus, biking or walking. Milwaukee Ave can get backed up from North to almost all the way down to Division at certain times of the day. What do you think will happen when you put an additional 153 parking spaces right in the middle of that mess?

Go down to the Mil/North/Damen intersection during rush hour or a Friday/Saturday night and tell me that it's ridiculous to talk about the danger for pedestrians. Watch as drivers try to make that left turn from Damen to North and see how they practically mow down people who have the walk sign. Better yet, try biking from this intersection to Chicago or Grand during these same times and then come tell me that it's just a fact of life in the city and we should deal with it.

It's a great looking project and I'd love to see the Walgreens replaced, but the people in the neighborhood have a valid point. They're the ones that have to deal with it everyday. Dangerous traffic to this degree does not have to be a fact of life for city dwellers. We just have to make the right choices. Providing one or in this case, two parking spaces for every new condo that goes up is not the right choice. But these people will get the NIMBY label because they've chosen to argue against an aesthetically pleasing building even though it does not function well for the neighborhood.

SInce we're talking about tearing down gaudy chain stores, I've noticed the Pizza Hut on Division and Ashland is out of business. Is the Wendy's next door gonna follow? That's a huge chunk of land on the corner of a prime intersection with a Blue line stop right in the middle.

Does anybody know what will be replacing the abandoned Burger King on Milwaukee and Honore?

I think you're missing the point of the whole argument. Adding that many more parking spaces caters to the traffic issue and it makes it more difficult for people to move around the neighborhood whether they are driving, taking the bus, biking or walking. Milwaukee Ave can get backed up from North to almost all the way down to Division at certain times of the day. What do you think will happen when you put an additional 153 parking spaces right in the middle of that mess?

Go down to the Mil/North/Damen intersection during rush hour or a Friday/Saturday night and tell me that it's ridiculous to talk about the danger for pedestrians. Watch as drivers try to make that left turn from Damen to North and see how they practically mow down people who have the walk sign. Better yet, try biking from this intersection to Chicago or Grand during these same times and then come tell me that it's just a fact of life in the city and we should deal with it.

It's a great looking project and I'd love to see the Walgreens replaced, but the people in the neighborhood have a valid point. They're the ones that have to deal with it everyday. Dangerous traffic to this degree does not have to be a fact of life for city dwellers. We just have to make the right choices. Providing one or in this case, two parking spaces for every new condo that goes up is not the right choice. But these people will get the NIMBY label because they've chosen to argue against an aesthetically pleasing building even though it does not function well for the neighborhood.


I agree with all of this, i was not in any way supporting the traffic or the addition of parking. I guess i was kind of playing devils advocate. I would just like to see that ugly ass walgreens gone though

I agree with all of this, i was not in any way supporting the traffic or the addition of parking. I guess i was kind of playing devils advocate. I would just like to see that ugly ass walgreens gone though

Me too. I wouldn't mind seeing the Jewel and Kmart on Milwaukee and Ashland gone as well.

Me too. I wouldn't mind seeing the Jewel and Kmart on Milwaukee and Ashland gone as well.

that Kmart on ashland is one of the biggest eye sores in the area, the building is aweful. My beef with the Jewel is the huge parking lot more than the actual building itself though

Tear down Jewel, Kmart, Pizza Hut and Wendys. Along with the parking lot behind MB Bank (that building could be a real gem if they'd put some huge beautiful arched windows in it like it used to have), you could make three amazing pedestrian plazas around that intersection. Open air, and year round markets along with boutique retail and restaurants. Talk about transit oriented development. If they ever build the Circle Line, that area would be amazing.

saying your life is at risk crossing the street is a bit dramatic, dont you think?
you live in the third largest city in the U.S; TRAFFIC IS GOING TO EXIST!
even in Manhatten where more than 75% the residents dont own cars, traffic still sucks. its just the nature of the beast.
Just look both ways before you cross the street.

Wrong. I've known far too many people who've died (or nearly died) under cars to be cavalier about this. I was even once PUNCHED by a driver while I was legally and safely crossing the street in Wicker Park. Jan Metzger's son was seriously injured by a speeding driver while walking home from Pritzker School.

It's honestly far easier to cross the street in Manhattan, Boston, Paris, almost anywhere -- including in many cities with far more aggressive drivers. Drivers in Chicago don't obey (in fact, don't seem to even know) the law regarding pedestrians: they must yield to pedestrians in any crosswalk. I walk or bike in Wicker Park every single day and always see drivers blocking crosswalks, cutting off pedestrians while making turns (the situation that got me punched), and, of course, driving right over crosswalks while honking at the pedestrians patiently waiting to cross. Heck, *cabbies* in Manhattan yield to jaywalkers!

Yet Chicago has a fatal combination of being just car-dependent enough to have road-rage inducing traffic and not having enough pedestrians and cyclists out on the streets for us (peds/cyclists) to have either drivers or politicians pay attention.

Adding hundreds of new parking spaces right in the middle of one of our most pedestrian friendly retail streets -- Milwaukee gets so backed up sometimes that it's pretty easy to cross -- is NOT going to help the situation any. Adding the parking here will put hundreds more cars every day on the street, which is the last thing we need. As Jan said, more people would be great, more cars would be awful.

I think it's important to distinguish between "car storage" in residential buildings and "transient parking" at businesses. The trip generation rates for residents of neighborhoods with good transit access are not usually of great concern, and seldom much of a danger to pedestrians. In a wealthy mobile society, people often find it convenient to own cars even if they don't use them very often.

Not that it makes much difference, but the Illinois law is that drivers must yield to pedestrians in their half of the roadway. This is different from California, where drivers must yield to peds in any part of the roadway. It is, of course, instruction and enforcement that makes the real difference.

@paytonc: Well said. That sums up the ongoing struggle to walk in this city quite succinctly.

It is, of course, instruction and enforcement that makes the real difference.

YES! Enforcement more than anything else. I once saw a guy in a Beamer run a stop sign by passing the guy in front of him who was stopping at the stop sign (Wabansia and Leavitt). He actually sped up to run the stop! No regard at all for any other cars or pedestrians who may have been in the intersection. Why would people do this unless they knew there wouldn't be much of a chance of getting caught?

- edit

This would be great. I'm at Milwaukee and Evergreen and there is an owner across the street that has 3 buildings in a row that are entirely under-utilized. He's been waiting for years for a developer to bite, and in the process, he's stunted a lot of the redevelopment between Wolcott and Evergreen on the south side of Milwaukee. There was a fire back in the early 90s in one of them and now they're shuttered upstairs.

Things just kind of die right at Evergreen and have been that way for years. The buildings are beautiful and those three actually pre-date the great fire, but they are in need of significant repair. If this goes through, he may be resigned to selling the places as existing structures rather than getting bigger $$$ for a mega-block tear down/redevelopment project. With the upside diminished, this may motivate him to get out now and sell each of them in use, rather than collecting 2X as much as a redevelopment.

I don't mind it for the Walgreen's, but why waste perfectly great housing/retail stock on a tear down?

^^^Are you talking about the building that houses the cheap suit store? I don't remember the name of the place but the suits in the window are God-awful.

It's honestly far easier to cross the street in Manhattan, Boston, Paris, almost anywhere -- including in many cities with far more aggressive drivers.

This statement is a joke

^^^Are you talking about the building that houses the cheap suit store? I don't remember the name of the place but the suits in the window are God-awful.

I try to avert my eyes from them anymore, so I couldn't tell you. They're the set of buildings directly across Evergreen from the Hollywood Cleaners. There was a bridal shop in one of them. No residents in those buildings = fewer eyes/foot traffic = more acts of vandalism. One of the worst places in the neighborhood for auto break-ins is Evergreen between the Cleaners and these places.

Milwaukee Ave. signs point to landmark

By Johnathon E. Briggs
Tribune staff reporter
Published May 3, 2007, 11:31 PM CDT

A stretch of Milwaukee Avenue in the Near Northwest Side neighborhood of Wicker Park was granted preliminary landmark designation Thursday by the Commission on Chicago Landmarks 16 years after advocates first proposed the distinction.

The commission unanimously recommended a proposed Milwaukee Avenue District, a roughly half-mile clutch of commercial buildings that date to 1877 and functioned as a "city within a city" for waves of immigrants. The corridor also played an important role in Chicago's economic development.

Preservationists and neighborhood groups have advocated for the district since 1991 to help counter development in the rapidly gentrifying area, which they contend has threatened the historic integrity of Wicker Park.

"Today is a day we feared would never come," said Jonathan Fine, president of the Preservation Chicago advocacy group. "The corridor is the oldest and perhaps the most intact in the city. It is high time we did this."

But opponents such as Barry Golin, whose pharmacy is within the proposed district, said they oppose its creation because they believe it will hinder development and diminish property values.

"The wholesale landmarking of a half-mile stretch of Milwaukee Avenue is a reckless thing to do," said Golin, who owns properties at 1366-70 N. Milwaukee Ave. "People who support it don't own property on Milwaukee."

The Milwaukee Avenue District would mainly protect the facades of about 150 buildings constructed between 1877 and 1929 in an area roughly from the 1200 to 1600 blocks of North Milwaukee Avenue, as well as properties in the 1900 and 2000 blocks of West North Avenue and the 1500 block of North Damen Avenue.

About half of the buildings are decorative three- or four-story commercial structures with a storefront at the street level and storage lofts or residential flats on the top.The proposed district is essentially an extension of the Wicker Park District, a multiblock area with a range of Victorian architecture that was granted landmark status in 1991. "It would be reckless not to approve this landmark designation," Ald. Manuel Flores (1st), whose ward includes Wicker Park, told the commission.

From the introduction of elevated train service to the area in 1895 to the economic depression of 1929, Milwaukee Avenue was transformed into a thriving commercial district, serving as the backbone of a growing neighborhood of immigrants, the driving force in the commercial development of the street.

The corridor was a port of entry for immigrants, first Germans and Scandinavians, followed by Poles in the late 19th Century, eastern European Jews in the early 20th Century and Latinos in the late 20th Century.

According to a report prepared by the city's Planning Department, the plethora of shops, services and businesses on Milwaukee formed a "city within a city" 3 miles from downtown. Lamps, wallpaper, window shades, and even cigars were manufactured in the upper floors of area lofts.

"The self-contained commercial district offered immigrant communities which it served a familiar and affordable alternative to the elite commercial core downtown," the report noted. Key buildings in the proposed district include the Northwest Tower office building, a 12-story, art deco-style gem clad in limestone at 1606-08 N. Milwaukee; the former Home/Bell Theater at 1539 N. Milwaukee, a rare example of an early movie theater; the Wieboldt's Department Store building at 1275-95 N. Milwaukee; and the North Avenue Bath building at 2037-41 W. North Ave. that features stylized fish and other aquatic-themed terra cotta.

The district also includes the one-story CTA Blue Line station house beneath the elevated tracks at 1556-58 N. Damen Ave., built in 1894. With its ornate pressed-brick facade, the station is one of the oldest surviving of its kind in the city. The next step is for the city Department of Planning and Development to review the proposed district's impact on the surrounding neighborhood.

jebriggs@tribune.com

Copyright © 2007, Chicago Tribune

This statement is a joke

How is it a joke? Except for the avenues (and avenue traffic "platoons" beautifully -- i.e., it moves in pulses, with great big open gaps in between) and obviously not in Midtown or along the highways, there is usually so little traffic on Manhattan neighborhood streets you really can just cross anywhere, anytime. The same goes for the medieval grids in most European cities. Infamously surly Boston drivers stop at un-signaled crosswalks just like they do in Seattle; this NEVER happens in Chicago.

Now, I know that you guys get off on anything tall, but surely even this is an insult: a sketch of the parking + apartment cube proposed for behind the Northwest Tower ("Coyote building"):

http://farm1.static.flickr.com/198/483977762_ae92d60d81.jpg

A 50' x 150' array of giant precast concrete panels, apparently arranged by a dentist, topped by what appears to be an aluminum panel grid reminiscent of the Hot Trend circa 1965. 51 luxury rental apartments, 248 (!) parking spaces, retail, keep the existing building in its 77-year tradition of losing money as offices.

http://farm1.static.flickr.com/198/483977762_ae92d60d81.jpg

A 50' x 150' array of giant precast concrete panels, topped by what appears to be an aluminum panel grid reminiscent of the finest architecture circa 1965.

^ Ouch, I was hoping somebody had some info on this building.

So in other words, YET ANOTHER in a long line of disappointing developments in which nobody even bothers to ask the developer to keep parking away from the streetscape, and thus we have 4 levels of parking boring the shit out of everybody. And the beat goes on, drums keep pounding the suburbs through my brain. Nice job, Alderasshole. Go fuck yourself while you're trying to find a new job.

I'm with the NIMBY's on this one..

[SIZE=4]
"The wholesale landmarking of a half-mile stretch of Milwaukee Avenue is a reckless thing to do," said Golin, who owns properties at 1366-70 N. Milwaukee Ave. [B]"People who support it don't own property on Milwaukee."

What the hell? Milwaukee property owners are precisely the people who should NOT be making preservation decisions, because they have a financial stake.

This is one case where the neighborhood should be able to dictate. It's not downtown, so it's not as if they're irrationally blocking new developments based on height.

By the way, are the Walgreens and other development like it exempted from landmark status? I know they exempted postwar buildings in the Michigan Avenue Landmark District.

By the way, are the Walgreens and other development like it exempted from landmark status? I know they exempted postwar buildings in the Michigan Avenue Landmark District.

The Walgreens would not be given protection.

Neighbors kill seven-story condo plan
Flores adds Walgreens site into proposed historic district

By TIMOTHY INKLEBARGER
Staff Writer


Following neighborhood opposition to a seven-story condominium on the 1300 block of Milwaukee, 1st Ward Alderman Manny Flores says he's sending the proposal back to the drawing board.

Flores also said the parcel of land that currently houses a Walgreens drugstore on the corner of Wolcott and Milwaukee will be included in the proposed Milwaukee Avenue Historic District. The district, which runs roughly between Paulina and Damen, was given preliminary approval last week by the Landmarks Commission, setting in motion a number of aesthetic guidelines for rehabs of existing buildings and new construction.

At a community meeting in late April, neighbors almost unanimously rejected the proposal by Chicago-based Preferred Development to construct a 79-foot-tall building with 81 units and 153 parking spaces.

"There is no support for the project," Flores said. "Some [neighbors] were dead set against it, and then there was a real concern about the size."

In order to build the massive structure, the project would have required a significant zoning increase. But with the approval of the historic district, the developer also will have to follow guidelines set forth by the city's Landmarks Division. Although the Walgreens is included in the historic district it is not considered an historic structure that contributes to the district. Preferred Development still could demolish the building -a proposition most neighbors welcome-but the development would have to stay within the scale of the existing two- and three-flat buildings.
The current B1-2 zoning allows for a 50-foot-tall building with 32 units.

"If [the developers] would ever ask for some type of city privilege or benefit like those under consideration, then they are going to have to continue with the same [public] process," Flores said.

He said he hopes the developers engage the community if they build under the current zoning.

Craig Norris, chairman of the Wicker Park Committee's zoning subcommittee, said it is in the best interest of the neighborhood to include the building in the landmark district. He added that the modern "glass-box" proposal is not a "cutting-edge" design.

"The landmark ordinance says that scale and density have to be respected, and the current zoning on Milwaukee is four stories," Norris said.

CONTACT: timinklebarger@chicagojournal.com.

He added that the modern "glass-box" proposal is not a "cutting-edge" design.

^ I'm not even sure what that means..

2028 West Division
6 units + retail
http://img489.imageshack.us/img489/4851/2028mx5.jpg

http://www.chicagotribune.com/business/chi-sat_notebook0616jun16,1,1623653.story?coll=chi-news-hed&ctrack=1&cset=true

BUCKTOWN BLUES:

Levi's plans to open a store at 1552 N. Milwaukee Ave. in Bucktown on Friday, according to Chicago-based Baum Realty Group. The store joins a string of national chains that have moved into the boutique-lined neighborhood in the past two years, including Urban Outfitters, G-Star Denim, Scoop and American Apparel.

Wow - an Urban Outfitters that's actually in the city.

Wow - an Urban Outfitters that's actually in the city.

There is one in Lakeview and one in the Gold Coast.

For this corner, bigger is better

August 8, 2007
By MARK LAWTON Staff Writer
When it comes to real estate development, neighborhood organizations usually argue for smaller and less.

The East Village Association, however, suggests that sometimes bigger is better, at least when it comes to the Southwest corner of Division and Ashland. A Pizza Hut located there for about 20 years closed several months ago. Word has it that Walgreen's aims to buy the property and build single-story drug store.

In July, the East Village Association passed a resolution. While the residential organization has nothing against Walgreen's, it would like to see something both taller and wider, perhaps of the same mass as the MB Bank building on the Northwest corner...
http://www.pioneerlocal.com/booster2/news/500710,b2-ashland--080807-s1.article

^^
Tear down Jewel, Kmart, Pizza Hut and Wendys. Along with the parking lot behind MB Bank (that building could be a real gem if they'd put some huge beautiful arched windows in it like it used to have), you could make three amazing pedestrian plazas around that intersection. Open air, and year round markets along with boutique retail and restaurants. Talk about transit oriented development. If they ever build the Circle Line, that area would be amazing.

This intersection could become a toned down, smaller Times Sq/Piccadilly style area outside of the city center. More tasteful and less touristy. The potential is there.

^^


This intersection could become a toned down, smaller Times Sq/Piccadilly style area outside of the city center. More tasteful and less touristy. The potential is there.

wow already quoting yourself :)
i agree with everything youve said,
that is a way too dense part of the city to have
such bullshit suburban stuff in it,
I would love to see a highrise there.
and retail.

I'm not sure what neighborhood thread to put this in, so I'll stick it here.

7-story condo building with ground level retail is planned for Lincoln Square, has community support, and will replace an antiques store, auto repair shop, and a medical office building:

http://www.insideonline.com/site/epage/54770_162.htm

http://www.chicagojournal.com/main.asp?SectionID=25&SubSectionID=55&ArticleID=3533&TM=655.311

Revolution with a foamy head
Logan Square brewery to use half million in TIF

By TIMOTHY INKLEBARGER

Logan Square residents could be sipping lager, pilsner and stout beers brewed in their own backyard by the end of 2008 if the city approves a plan to spend about $490,000 in tax increment financing dollars on the project.

The TIF uses property taxes in blighted areas of the city in an effort to spur economic development. Revolution Brewing would use the money to rehab the building's façade, install a green roof and passenger elevator, making the building handicapped accessible.

http://img90.imageshack.us/img90/9441/3533bjm6.jpg

Well, I must say that NIMBYism can sometimes be a good thing:

Strip mall headed for Bucktown
MCM Properties to develop 60 condos with Smithfield

By TIMOTHY INKLEBARGER
Editor

Neighbors are trying to put the brakes on a proposed strip mall in Bucktown by real estate developer Smithfield Properties.

Representatives of the Bucktown Triangle Association-bounded by Western, Milwaukee, Leavitt and North-say plans for the strip mall at the intersection of Milwaukee and Leavitt have changed from a proposal presented to the group more than a year ago. Previous plans for the development put buildings up against the stretch of Milwaukee, creating a more traditional Chicago streetscape. Greenstein said the development would go on empty parcels of land that abut the el track to the west. West of the el track, the company is working with MCM Properties to develop five condominium buildings that will stand five stories high and include 60 parking spaces.
http://www.chicagojournal.com/main.asp?SectionID=25&SubSectionID=55&ArticleID=3575&TM=40754.89

This dumb strip mall proposal is going nowhere fast. The alderman, Manny Flores is already getting hammered about it. Did he give Smithfield the thumbs up behind closed doors? Does Flores really think that people will not notice that Flores is allowing this cancerous strip mall?

I wonder what is in his head. Anyway, I know people who are working against this waste-of-space project.

This intersection could become a toned down, smaller Times Sq/Piccadilly style area outside of the city center. More tasteful and less touristy. The potential is there.

Did you see the Reader front cover last week?
http://www.chicagoreader.com/features/stories/polishtriangle/

One advantage here is that many of the properties to the west of Ashland (including the MB parking lot) are owned by a single developer, Joseph Freed. I've been working on getting examples of other economically successful North American pedestrian passages and have sent some over to them already; here's what I have to date:
http://westnorth.com/2007/09/20/passages/

^All this talk about MB's lot reminds me of this OWP/P project

OWP/P’s client controls a land parcel on Chicago’s Near North Side. With a majority of the property zoned for parking under existing Planned Development, our client is interested in obtaining Aldermanic and City approval to increase the allowed density in the site’s zoning.

OWP/P studied five development alternatives for the site—each with different configurations and densities of residential, retail and parking—and prepared sketch plans for our client to use in arguing its case for changes to the zoning.

http://img98.imageshack.us/img98/3958/11x17divisionviewfinalga2.jpg
http://img136.imageshack.us/img136/2883/11x17divisionviewenlargle7.jpg
http://img143.imageshack.us/img143/3696/alleyviewcrop1yj1.jpg
http://img152.imageshack.us/img152/9202/streetscapefinalhj3.jpg

^ Zoned for PARKING?

Who's the brilliant fuckwad who came up with that?

Just inexpertly worded. Presumably the site was where the developer had decided to place parking as part of a larger "planned development ordinance." Chicago doesn't have a zoning classification for "parking."

Um, that *is* the MB Bank parking lot (note Mas restaurant). And yes, it's currently an area that's shown as parking under the current Planned Development's illustrative plan. I remember talking with the alderman about potentially allowing a high-rise behind MB as a way to extract better concessions out of Freed -- he was, needless to say, a bit skeptical.

So a while back (maybe not that long ago, I think it was around September of this year) there was a plywood barrier installed around the flat iron building that had some stuff painted on it advertising an art fair that was upcoming. Anyway, I was assuming that the space was being renovated since Swank Frank had moved up to Logan Square and a new tenant was likely filling the space. I have since come to learn here http://www.consciouschoice.com/2007/06/gentrification0706.html (blurb at the end of the page) that the space is in fact being filled by a Bank of America or some shit like that. WTF? There are already TWO damn banks already on two corners of that intersection and a third one only a couple storefronts down from one of the corners that doesn't have a bank. Can anyone confirm/disconfirm this?

If this shouldn't be posted here because it isn't involving the construction of something new then someone can let me know and i'll delete the post or move it elsewhere, but I would like some more information on this if anyone has any because plainly, this kind of fucking pisses me off.

Meh - history repeats itself. Busy intersections of major streets are excellent places for banks to locate, which is part of the reason that so many major intersections have huge bank buildings.

As the median income of Wicker Park residents keeps increasing, expect to see even more banks open up.

I love the artsy independent businesses in the area too, but IMO Wicker Park is on its way out as a Bohemian community. Surrounding neighborhoods like Humboldt Park, Ukrainian Village, and yes, Logan Square are picking up the slack.

^True enough, but I would hope that history wouldn't repeat itself here especially considering what a horrible disservice a gawdy bank will do to this wonderful structure. Wishful thinking, I know. Not that Filter had the best coffee in the world, but it was a nice, vibrant place to sit and read or get some work done, and at least I wouldn't have to set foot in Starbucks. Swank Frank will be missed though; I don't know of any where else within walking distance of my place that I can get a deep-fried Twinkie at.

^True enough, but I would hope that history wouldn't repeat itself here especially considering what a horrible disservice a gawdy bank will do to this wonderful structure. Wishful thinking, I know. Not that Filter had the best coffee in the world, but it was a nice, vibrant place to sit and read or get some work done, and at least I wouldn't have to set foot in Starbucks. Swank Frank will be missed though; I don't know of any where else within walking distance of my place that I can get a deep-fried Twinkie at.

I'm not so sure that BofA will do a bad job with the building - they've done a bang-up job preserving their building on LaSalle. The Flat Iron location probably won't be that good, but take a look at the Clark/Madison location - that's probably similar to what Wicker Park will get.

It really depends on how well the building has been maintained over the years, and whether the space fits their needs (some room for a counter, a waiting line, a little seating area, and an ATM vestibule). If the space fits their needs and has been well-maintained, expect to see a minimum of exterior changes. The large lit signage can hang behind the windows. If the space doesn't fit their needs, then BofA will likely modify the space and do it as cheaply as possible - say, covering up the outside terracotta tiles with a large sign, and, say, replacing the vintage ceiling with the dreaded drop ceiling and acoustic tiles.

Having never been to Swank Frank, I can't say what the interior is like and whether it's historic or not.

^The interior was nothing to write home about (i.e. looked like a typical hot dog joint, nothing historical about any of the interior -- ceiling included), but the fried Twinkies were incredible :).

So a while back (maybe not that long ago, I think it was around September of this year) there was a plywood barrier installed around the flat iron building that had some stuff painted on it advertising an art fair that was upcoming.

You just heard? There's only been eight months of hue and cry about it since Filter's closing was announced back in March: the 22nd most-commented story of all time over at Chicagoist, for instance. Even people from out of town have asked "so, what about Filter closing?" whenever I mentioned that I live in WP.

Well, I have known about Filter's closing since it, well, closed. But yes, I just heard about the fact that Bank of America would be a new tenant. I just moved to Wicker Park a few months ago, and I am sorry that I haven't made sure to keep you happy by knowing about this the moment the news became public.

You're forgiven if you've only just moved here. I was trying not to be too snide, but you know how it is when you're reminded of something unpleasant that you've heard about incessantly.

Meanwhile, I still can't find an adequate coffee place open past -- 8 PM?! Sweet Thang, perhaps, but even Leitizia's now closes at 5PM on weekends.

Half & Half has closed as well. Apperently they've moved their espresso equipment over to Godess & Grocer which is open till 9 (8 on Sat and 7 on Sun).

Funny, I kind of overheard that recently and saw Debbie (the owner) as recently as Tuesday. I wonder if the landlord's looking to combine the space with the also shuttered camera shop.

Goddess has that one table in the front, but it's hardly linger-friendly. Leitizia's had some awful techno/hip hop music last night, although it didn't dissuade me from the "catbird seat" up front. Sure, there are some bars in the area that are low-key, but it's really not the same.

To answer your question upthread: dunno what's up with the Burger King, but Milwaukee's designation as "pedestrian street" zoning stopped a proposal to reuse it as a drive-thru bank -- one of the few good things to have happened lately.

Also, Ald. Waguespack said at a meeting on Tuesday that he has talked with Starwood about a hotel at the Northwest Tower site, but that there's nothing to announce yet. I know many developers and stay in many hotels, but so far don't know any hotel developers...

Funny, I kind of overheard that recently and saw Debbie (the owner) as recently as Tuesday. I wonder if the landlord's looking to combine the space with the also shuttered camera shop.

Goddess has that one table in the front, but it's hardly linger-friendly. Leitizia's had some awful techno/hip hop music last night, although it didn't dissuade me from the "catbird seat" up front. Sure, there are some bars in the area that are low-key, but it's really not the same.

To answer your question upthread: dunno what's up with the Burger King, but Milwaukee's designation as "pedestrian street" zoning stopped a proposal to reuse it as a drive-thru bank -- one of the few good things to have happened lately.

Also, Ald. Waguespack said at a meeting on Tuesday that he has talked with Starwood about a hotel at the Northwest Tower site, but that there's nothing to announce yet. I know many developers and stay in many hotels, but so far don't know any hotel developers...


Interesting about Starwood. They had a boutique concept called aloft in the works when I was working for them. I haven't kept up with the progress of it since I left, but it would seem to be a logical fit for that area.

BTW, we have a few nice coffee shops down here in the Eckhart Park area that you should try. Swim is on Noble and Chicago and there is a new Arabic coffee shop where Coffee on Milwaukee used to be. Both serve a good cup. Swim's coffee is on the stiff side which I like. Stop by Flo's on Sunday for great coffee and great bruch.

I am looking at the possibility of buying a place in Northeast Bucktown in the next year or two - perhaps on Lister Avenue, between Fullerton and Webster. I was wondering what people (especially those who live relatively close by) think of the area. It seems a little bit out of the way, but within walking distance to lots of good restaurants/bars/shops either due heading east to LP or South to the heart of Bucktown. Does anyone know if there is a lot more residential development as well as retail that may be coming, in the more immediate area? Thanks!

I think there's supposed to be some new (big) retail going in just south of Green Dolphin, but that's all I've heard about. I believe the existing building there is some sort of "tannery", but no idea if they're still in business.

a coworker of mine lived on Lister until recently, deciding to move mostly for space (a second child), to cash out on the real estate market, and also to be a little closer to things. Lister is awfully far from the "L."

Flubnut might be mixing up two separate retail developments, one east of the river and south of Webster on the former site of a tannery and the other at the SW corner of Ashland and Webster.

I like Webster's Wine Bar, but otherwise it's a part of town I just sort of breeze through.

I think it's important to distinguish between "car storage" in residential buildings and "transient parking" at businesses. The trip generation rates for residents of neighborhoods with good transit access are not usually of great concern, and seldom much of a danger to pedestrians. In a wealthy mobile society, people often find it convenient to own cars even if they don't use them very often.


It does beg the question, though: excessive parking of any sort, since it necessarily places "dead" uses at or near grade, is still detrimental to the pedestrian experience. So what can be done to reduce it as much as possible, especially if these cars are basically in long-term storage? It's like how market-pricing of street parking aims to discourage longer-term, low-turnover (employee/resident) parking in favor of shorter-term, higher-turnover (shopper) parking.

Offsite valet parking comes to mind, especially for buildings which already have doormen. Car-sharing is the obvious answer, and now both I-Go and Zipcar have daily rates which better address the needs of users like you.

I think within a decade we'll be mystified by how slow we were to adopt mechanical parking/car storage solutions, as we now see used in Europe. Those will allow the cars to be put in low-value portions of buildings (including basements), easily lined by other functions and requiring little ventilation. Freed of ramp constraints, there are all kinds of place to put parking cubbyholes, even in a small building.

Carsharing probably will continue to grow, and might even push a few more folks like me to abandon ownership. I'm not sure it will capture the empty-nester couple who likes to take the dogs to the Michigan house on weekends, though.

I think there's supposed to be some new (big) retail going in just south of Green Dolphin, but that's all I've heard about. I believe the existing building there is some sort of "tannery", but no idea if they're still in business.

Waguespack backs grocery store
Bucktown development will include strip mall, bank

By TIMOTHY INKLEBARGER
Editor


After months of deliberation and vetting the project with neighborhood groups, 32nd Ward Alderman Scott Waguespack has given the green light to a proposed grocery store, strip mall and drive-thru bank in Bucktown.......
http://www.chicagojournal.com/main.asp?SectionID=25&SubSectionID=55&ArticleID=3676&TM=64006.87

Some info on the Pizza Hut site on Ahsland and Division. Also, info on the Rainbow Shop on Milwaukee and Ashland being converted into a Bank of America.

http://news.eastvillagechicago.org/2007/11/planning-preservation-and-development_30.html

Waguespack backs grocery store
Bucktown development will include strip mall, bank

By TIMOTHY INKLEBARGER
Editor


After months of deliberation and vetting the project with neighborhood groups, 32nd Ward Alderman Scott Waguespack has given the green light to a proposed grocery store, strip mall and drive-thru bank in Bucktown.......
http://www.chicagojournal.com/main.asp?SectionID=25&SubSectionID=55&ArticleID=3676&TM=64006.87

Just to clarify - this is not the proposal at Leavitt and Milwaukee that faced community opposition after the developer turned it into a strip mall. Same developer, but this project is at Webster and Ashland.

The "strip mall" moniker is misleading - it looks similar to Southgate Market. The grocery store mentioned is supposed to be a Roundy's, and the article has some renderings showing a progressive modern design. Overall, the project looks to be a very pedestrian-oriented design, which is unusual for the Elston Corridor, and will be a big victory if successful.

http://img459.imageshack.us/img459/4915/3676adb7.jpg

Some info on the Pizza Hut site on Ahsland and Division. Also, info on the Rainbow Shop on Milwaukee and Ashland being converted into a Bank of America.

http://news.eastvillagechicago.org/2007/11/planning-preservation-and-development_30.html


Unbelievable...we were just walking past this the other day and my girlfriend pointed out they were closing, I said something along the lines of "They'll probably put in another %$#@ing bank".
Great, just what the neighborhood needed, another dose of homogenization.

Does anyone know what is going up at the corner of Webster and Damen? This is right across from Bucktown Beanery. I have a feeling it is more condos with ground floor retail but there is no sign at the site which describes the project.

Does anyone know what is going up at the corner of Webster and Damen? This is right across from Bucktown Beanery. I have a feeling it is more condos with ground floor retail but there is no sign at the site which describes the project.

I was wondering the same thing myself....it looks like a fairly decent sized development...

67-unit development OKd for Logan Square
By Jeanette Almada | Special to the Tribune
January 13, 2008
A 67-unit residential project is slated for the vacant former site of a convent and nursing home in Logan Square.

Robert Heideman and Menash Zadik will develop the project at 2650 N. Ridgeway Ave. through a limited liability entity.

The Chicago Plan Commission last month approved the project with 56 townhouses and 11 condominiums on the 1.86-acre site.
http://www.chicagotribune.com/classified/realestate/news/chi-logan_re_ja_01-13jan13,0,2457275.story

I wish the same would be pushed for Pilsen's commercial district:

Support voiced for Milwaukee landmark

January 16, 2008
By MARK LAWTON Staff Writer
Supporters outnumbered those against a proposed Milwaukee Avenue Landmark district at a Jan. 11 hearing by the City Council's Committee on Historical Landmark Preservation.

The proposed district would landmark the 1200 to 1600 blocks of North Milwaukee Avenue, the 1500 block of North Damen Avenue and the 1900 to 2000 blocks of West North Avenue. The proposed district is composed of 149 buildings and focuses on buildings constructed between 1877 and 1929.
http://www.pioneerlocal.com/booster1/news/741697,b1-landmarkdistrict-011608.article

Just an idea.......eliminate parking on Milwaukee (at least from Des Plaines to Logan Square) and widen the sidewalks. Any takers?

Only if it's combined with some aggressive concrete planters. That's the only reason Michigan Avenue works. There needs to be some sort of barrier between the traffic and the sidewalk, so pedestrians feel safe.

Only if it's combined with some aggressive concrete planters. That's the only reason Michigan Avenue works. There needs to be some sort of barrier between the traffic and the sidewalk, so pedestrians feel safe.

Right. A bike lane could maybe do it too, if it were made so that cars actually wouldn't drive on it (painted asphalt, curb-like divider, something like that). Milwaukee is in such high demand as a bike route despite its hazardousness that it might make sense for the city to attempt some kind of arrangement there.

Such a thing is being done in Indianapolis, I believe, on a major street. I've seen it in other cities too.

Mixed-Use, Multi-Story Development comes to Ashland Division (But not where you think!)
Posted by Webmaster on 1/07/2008
By Scott A. Rappe

After months of rumors about a development coming to the large parking lot behind the MB Bank, permits have been issued and construction has begun. This week heavy equipment began work on a new 33 unit development with ground floor retail space and both surface and underground parking.

Sited almost directly across Division Street from the proposed Walgreens, this development is mostly consistent
with the community’s goals for the Pizza Hut site......http://news.eastvillagechicago.org/2008/01/mixed-use-multi-story-development-comes.html

http://www.visioncondominium.com/

Does anyone know what is going up at the corner of Webster and Damen? This is right across from Bucktown Beanery. I have a feeling it is more condos with ground floor retail but there is no sign at the site which describes the project.

Yep, more of the same. Some kind of title issue kept them from developing it sooner. It's an extra deep site.

You’ve got ideas on how to make Wicker Park & Bucktown better. WPB is listening. Tell us your stories, show us your local hangouts, gaze into our crystal ball, see our neighborhood in new ways, meet our neighbors — even spend our money and eat our food.

Come and shape our neighborhoods’ future at WPB’s Open House: Saturdays, March 29, April 5, April 12, 10AM-4PM, at 1275 N. Milwaukee. We’ll even have door prizes and cool coupons. Check it out.

This Saturday, help launch the Open House with Aldermen Manny Flores & Scott Waguespack at 10AM, and stick around for a panel discussion on "DIY WPB" with three neighborhood entrepreneurs at 1PM.

For more info, visit http://wickerparkbucktownssa.org/?p=242.

First the artists and urban pioneers came in, peacefully coexisting with long-time residents of dicey-and-hip neighborhoods. Then, with the arrival of the gentry, the artists, urban pioneers, and long-time residents were priced out.

Now, the gentry is getting a taste of its own medicine, as reported in The Onion. Note the Wicker Park item! You can see the rest of it at The Onion website.



[B]The Onion
Report: Nation's Gentrified Neighborhoods Threatened By Aristocratization
March 31, 2008 | Issue 44•14

Excerpts:

"....According to a report released Tuesday by the Brookings Institution, a Washington-based think tank, the recent influx of exceedingly affluent powder-wigged aristocrats into the nation's gentrified urban areas is pushing out young white professionals, some of whom have lived in these neighborhoods for as many as seven years....."

and

"A three-block section of [Chicago neighborhood] Wicker Park that once accommodated eight families, two vintage clothing stores, a French cleaners, and a gourmet bakery has been completely razed to make way for a private livery stable and carriage house," Kennedy said. "The space is now entirely unusable for affordable upper-income condominium housing. No one can live there except for the odd stable boy or footman who gets permission to sleep in the hayloft."

"....According to a report released Tuesday by the Brookings Institution, a Washington-based think tank, the recent influx of exceedingly affluent powder-wigged aristocrats into the nation's gentrified urban areas is pushing out young white professionals, some of whom have lived in these neighborhoods for as many as seven years....."


http://farm1.static.flickr.com/143/321049287_a4035f5f9d.jpg?v=0

:lol: (image from farm1.static.flickr.com) :lol:

From spyguy at SSP:

http://chicagojournal.com/main.asp?SectionID=46&SubSectionID=139&ArticleID=4535&TM=83781.6

Payless building to become artist lofts
Supportive housing snub riles activists

By TIMOTHY INKLEBARGER

he Chicago Department of Planning and Development has given preliminary approval to a proposal that would convert the six-story Morris B. Sachs Building at 2800 N. Milwaukee to affordable housing for artists.

...The building will be LEED certified as a green building and include a rooftop garden, solar heating for water and possibly a wind turbine for electricity in common areas, Sciortino said.
http://img168.imageshack.us/img168/6421/4535anx1.jpg

^^ That's pretty cool!

Great news for the Sachs building. It's been defiled for long enough.

http://www.chicagobusiness.com/cgi-bin/mag/article.pl?articleId=29640

Bucktown blockbuster
By: Thomas A. Corfman April 14, 2008

A little-known developer has paid $18.4 million for a landmark bank building in the heart of Bucktown, a stunning price for a small structure far from downtown and the latest sign of the revival, or ruin, of the once-gritty neighborhood of boutiques and art galleries.
...
The 24,000-square-foot building, including the basement, would probably be divided among several tenants, including possibly a restaurant or nightclub, he says, though he hasn't lined any up yet.

Mr. Goldman says the value of the deal is boosted by the parking lots. At 1611-15 N. Damen, he says he would build a three-story, brick-façade structure with about 10,800 square feet of retail space and parking for up to 70 cars, depending on zoning approval.
http://img120.imageshack.us/img120/4259/og041408jva1.jpg

Great news for the Sachs building. It's been defiled for long enough.

I met a guy from Brinshore Development today randomly at the Cultural Center, where there was a Chicago Artists' Resources Fair (I just walked in trying to dry off from the rain). We talked a little about the sustainability aspects of the Sachs Building project, the preservation aspects, etc.

Displayed was a very nice rendering that showed how they plan to restore the building. If it is built as rendered, I don't think we can hope for anything better - the existing facade on the second floor will be duplicated on the first floor in a similar material, and the reliefs will be restored at the crown.

I was also told that they plan to do focus groups with artists to ensure that the spaces they build will be desirable and therefore be occupied.

Boo to 70 car parking spaces on that lot -- the intersection is already hopelessly backed up. Multi-story retail is the way to go.

ALSO, please share your vision for Wicker Park & Bucktown's future by sending a Virtual Postcard From the Future! http://wpbssa.wordpress.com

^That's going to take me quite a while...

http://www.suntimes.com/business/894390,CST-FIN-gooseside15.article

Revolution brewing in Logan Square

April 15, 2008

Goose Island Beer Co. may be forced to quit its original North Side location, but investors are laying plans for another brewpub not far away in Logan Square.

Revolution Brewing LLC says it plans to buy a building at 2323 N. Milwaukee and turn it into a brewpub by late 2009. Managing Partner Josh Deth said he and about 30 investors will spend $3 million to turn a printing shop into a 180-seat restaurant............

1615 N Wolcott
http://img253.imageshack.us/img253/3893/1615nwolcottnf6.jpg

RCR tears down a fantastic old wooden loft building to build... lofts? Their initial plan (when they filed for a rezoning) was to build ten gargantuan houses. Their first two haven't sold. Just loft-converting the original building would've saved a lot of cash.

^That's going to take me quite a while...

Just jot a few quick thoughts down. I haven't seen an overwhelming response -- and really, if we can't come up with positive visions for the neighborhood, then the NIMBYs and their negativity will truly have won. C'mon, give it a try.

RCR tears down a fantastic old wooden loft building to build... lofts? Their initial plan (when they filed for a rezoning) was to build ten gargantuan houses. Their first two haven't sold. Just loft-converting the original building would've saved a lot of cash.

^ Agreed, although I have to admit, this is one of the few situations where I think that what replaced it is equal in quality. Love the unique modernist designs..

http://chicagojournal.com/main.asp?SectionID=25&SubSectionID=55&ArticleID=4686&TM=4408.777

Northwest Tower may become hotel
MCM developing plan with Waguespack

By TIMOTHY INKLEBARGER

New plans have surfaced to convert the Northwest Tower in Wicker Park to a boutique hotel.

Paul Sajovec, chief of staff to 32nd Ward Alderman Scott Waguespack, said the plan for the 77-foot-tall tower would include redevelopment of the adjacent Hollander building and other historic buildings nearby. Those buildings could be used in conjunction with the hotel and include "condo-style" extended stay rooms, Sajovec said.
--------------------------------------

http://chicagojournal.com/main.asp?SectionID=25&SubSectionID=55&ArticleID=4682&TM=4408.777

Noel Bank building sold for $18.4 million
Development team to build 85- to 95-car garage

By TIMOTHY INKLEBARGER

One of Wicker Park's most recognized historic structures, the Noel State Bank building, 1601 N. Milwaukee, and a nearby parking lot have been purchased for $18.4 million.

Jon Goldman, a principal of CG Development, gave few details about plans for the building, which currently houses Midwest Bank, but said, "Our preference would be to put retail there. It's possible that a bank could be there."
http://img143.imageshack.us/img143/2937/4682bky0.jpg

http://chicagojournal.com/main.asp?SectionID=25&SubSectionID=55&ArticleID=4686&TM=4408.777

[=New plans have surfaced to convert the Northwest Tower in Wicker Park to a boutique hotel.

Paul Sajovec, chief of staff to 32nd Ward Alderman Scott Waguespack, said the plan for the 77-foot-tall tower would include redevelopment of the adjacent Hollander building and other historic buildings nearby.
--------------------------------------

http://chicagojournal.com/main.asp?SectionID=25&SubSectionID=55&ArticleID=4682&TM=4408.777

Noel Bank building sold for $18.4 million
Development team to build 85- to 95-car garage

By TIMOTHY INKLEBARGER

One of Wicker Park's most recognized historic structures, the Noel State Bank building, 1601 N. Milwaukee, and a nearby parking lot have been purchased for $18.4 million.

=IMG]http://img143.imageshack.us/img143/2937/4682bky0.jpg[/IMG]

This could be good news. But there's no way NW Tower is 77 feet tall!

Goldman plans to open a 4,400-square-foot Dairy Queen/Orange Julius at 1649 N. Damen in early June. The restaurant will include two separate party rooms on the second floor.
http://chicagojournal.com/main.asp?SectionID=25&SubSectionID=55&ArticleID=4682&TM=4408.777

I'm so glad that I moved from this area.

I'm so glad that I moved from this area.

What do people have against Dairy Queen? I've only been there a few times as a child, and it never struck me as particularly memorable or offensive. However, I don't remember anywhere near this much whining and moaning when Cold Stone Creamery (another shopping-mall franchise of forgettable frozen milk) opened -- nor when Potbelly and Chipotle almost simultaneously opened. Club Monaco, which you can find even on the godforesaken tundra (i.e., Winnipeg), put up their "coming soon" signs at the same time. So, what's up with all the "there goes the neighborhood" talk?

The way I see it, the owner of the building happens to be a DQ franchisee and sees a cheap profit-making opportunity -- which will help underwrite his grander schemes.

What do people have against Dairy Queen? I've only been there a few times as a child, and it never struck me as particularly memorable or offensive. However, I don't remember anywhere near this much whining and moaning when Cold Stone Creamery (another shopping-mall franchise of forgettable frozen milk) opened -- nor when Potbelly and Chipotle almost simultaneously opened. Club Monaco, which you can find even on the godforesaken tundra (i.e., Winnipeg), put up their "coming soon" signs at the same time. So, what's up with all the "there goes the neighborhood" talk?

The way I see it, the owner of the building happens to be a DQ franchisee and sees a cheap profit-making opportunity -- which will help underwrite his grander schemes.

It's not the Dairy Queen itself as much as it is the fact that the whole neighborhood has become so sterilized that it's not worth visiting anymore. The Dairy Queen is just another step towards homogenization. The variety and excitment continues to be sucked out of Mil/Damen/North. Sorry if I stomped on any childhood memories, but this, much like the Bank of America, is a sad development.

It's not the Dairy Queen itself as much as it is the fact that the whole neighborhood has become so sterilized that it's not worth visiting anymore. The Dairy Queen is just another step towards homogenization. The variety and excitment continues to be sucked out of Mil/Damen/North. Sorry if I stomped on any childhood memories, but this, much like the Bank of America, is a sad development.

My point was that I don't have any emotional connection to the brand one way or another. I suspect that those who grew up in Midwestern small towns (and suburbs) do remember it, possibly epitomizing how boring the town was. I'm still surprised that so many people bemoan it but not the other fast-food chains, though -- much less the fashion chains, several of which have only a few locations worldwide. They're definitely bringing in customers from somewhere, though. That stretch of Damen was never all that useful to me, anyways -- can you think of something you loved there that's now gone forever?

I don't know if it's quite so bad as people say, though, since a rising tide has a way of lifting all boats. Plenty of blocks that used to be vacant (like 2100 Division or 1300 Milwaukee) are now hopping with life, and destination restaurants are opening even on Ashland and Western. There are actually even more underground comics stores (to take one example) in the broader neighborhood than there were a few years ago -- and probably actually fewer generic fast-food franchises: I've seen McDonald's, Burger King, and Quizno's close.

I don't mind the chains moving in much. I prefer the mix of high-end boutiques, fast-food chains, retail chains, and banking options. As long as the buildings containing these businesses are architecturally homogenous with the rest of the area (i.e. NO PARKING LOTS) I don't care what is in it! Plus many people find a great mix of businesses (local, edgy, cheap, and corporate)to be very pleasing for a neighborhood lifestyle. I live in East Lakeview and rarely leave my area because it has everything from a Coldstone Creamery to a Walgreen's to a Bank of America to an American Apparel... everything anyone could need is all around.

And no offense to the Bucktown/Wicker Park area but your "cool" factor was so over once pop culture caught on. So suck it up that you are becoming like Lincoln Park.

I don't know if it's quite so bad as people say, though, since a rising tide has a way of lifting all boats. Plenty of blocks that used to be vacant (like 2100 Division or 1300 Milwaukee) are now hopping with life, and destination restaurants are opening even on Ashland and Western. There are actually even more underground comics stores (to take one example) in the broader neighborhood than there were a few years ago -- and probably actually fewer generic fast-food franchises: I've seen McDonald's, Burger King, and Quizno's close.

I know the conversation had died a bit on this thread, but I totally agree. Add Pizza Hut to that list. If anything, we're at least getting rid of the suburban-styled, stand alone buildings surrounded by a parking lot. If people want to gripe about the sterilization of the neighborhood, they can go further back than the last couple of years

From my perspective as someone who moved to WP in 1998, I look at the yuppification that came with the Borderline remodeling, the opening of Oirish pub J. Fitpatricks or Pint or whatever its called these days, Salud, and the closing of the Artful Dodger. I remember the days when prostitutes used to hang out at Wicker Dog, William Restrepo advertised for la Cumbamba by serving food in the middle of the Damen/Milwaukee/North intersection, Danny's on a Saturday night meant 30 people max, Marie's after 2 on Saturday night meant 20 people, you could still buy horchata off the street on Milwaukee, and you could count on the old Puerto Rican guy wearing a Panama hat showing up every day to rant and growl under the Damen el.

Someone who moved there in 1993 would recall the old Estelle's and the diner by where the Blue Note used to be, and other things I would have no idea about.

Someone else who moved in around 1988 would remember the days when cabs would refuse to go past Ashland, flophouses being littered around the neighborhood, and crack.

You can't fight the basic laws of economics. You can delay, but eventually money will win out. It all just means that the types of people who made Wicker Park happen need to do it again elsewhere--Avondale, Bronzeville, Uptown, somewhere--and that hasn't happened yet.

http://chicagojournal.com/main.asp?SectionID=25&SubSectionID=55&ArticleID=5187&TM=85044.12

Have it your way, Wicker Park
Shuttered Burger King to be replaced by retail

By TIMOTHY INKLEBARGER

Developer Steve Lipe said he plans to bulldoze the shuttered burger shop, at 1480-1484 N. Milwaukee, in the next coming weeks and begin construction on three one-story buildings.

http://img520.imageshack.us/img520/8320/5187ayj6.jpg

^^ Better than Burger King, admittedly. I like the way the corner storefront echoes the L tracks next door.

However, couldn't they have extended it to 2 or 3 stories? We have 3 and 4 story buildings going up on sidestreets in Wicker Park, so there's no reason a taller building shouldn't be encouraged along Milwaukee.

^^ Better than Burger King, admittedly. I like the way the corner storefront echoes the L tracks next door.

However, couldn't they have extended it to 2 or 3 stories? We have 3 and 4 story buildings going up on sidestreets in Wicker Park, so there's no reason a taller building shouldn't be encouraged along Milwaukee.

I agree with you 100%. I thought I was being unreasonable in thinking the scale of this building was to small. That side of the streets are taller can easily handle a three of four story building. I do understand that the condo market is cool but a multi-level building would look better.

I have talked with the developer: he'd love (his word and emphasis, not mine) to do a multi-story building, and he even has the space to meet the parking requirements. (BK had a parking easement at the back of the lots across the alley.)

However, the condo market is dead and no office tenant can pay the $20/sq. ft. needed to justify the development. He spent months negotiating with doctor groups and got nowhere. The market for multi-story retail isn't quite there yet, either, and that would start to pose a parking-requirement (and vertical circulation) challenge.

In fact, this is in the article: "This is the second time Lipe has appeared before the [Old Wicker Park] committee. Last year he presented plans for a four-story building with ground-level retail and office space for physicians above. The potential tenant, however, chose not to lease the space, Lipe said."

I have talked with the developer: he'd love (his word and emphasis, not mine) to do a multi-story building, and he even has the space to meet the parking requirements. (BK had a parking easement at the back of the lots across the alley.)

However, the condo market is dead and no office tenant can pay the $20/sq. ft. needed to justify the development. He spent months negotiating with doctor groups and got nowhere. The market for multi-story retail isn't quite there yet, either, and that would start to pose a parking-requirement (and vertical circulation) challenge.

In fact, this is in the article: "This is the second time Lipe has appeared before the [Old Wicker Park] committee. Last year he presented plans for a four-story building with ground-level retail and office space for physicians above. The potential tenant, however, chose not to lease the space, Lipe said."

I knew the market shaped the project and I know time is money when you buy a site like this one but, I just wish we had a little more patience in this country. We will see many developments that we don't like that are planned and built during this downturn in the real estate market.

^ I don't know about that.

The beauty of a real estate downturn is just that--less stuff gets built

^ I don't know about that.

The beauty of a real estate downturn is just that--less stuff gets built

My point is that in some areas of the city, especially the southside, real estate developers will go with the fast and easy way to make a buck on land they own or want. I can't blame them in some cases because of the economic impact. I am working on some redevelopment deals that were supposed to be mixed use but, now that the market is slow the developers want to build strip malls or one level retail building. I don't have a problem with one level retail developments but, some areas or commercial strips on the mid-south side should be built up with some moderate to high density mixed use developments. Hyde Park, North Kenwood, Oakland and, Douglas are all important communities that will help bring some vibrancy further into the southside. Plans have been developed for major strips like Cottage Grove Avenue and Harper Court. In some cases the developers have the upper hand and will try to water down a good project because they know many of the elected officials need economic development to stay in office. During these bad economic times many good plans are altered. In some cases they become better and, in certain situations they can change the momentum of good planning efforts.

I just wish we had a little more patience in this country.

Yeah, the irony is that real estate really is a much longer-term play than almost anyone realizes: you have to hold land for decades, even centuries, in order to really see value. The great family real estate empires of NYC realize this, but hardly anyone else in America does -- least of all the skittish banks.

http://www.chicagojournal.com/main.asp?SectionID=25&SubSectionID=55&ArticleID=5293&TM=4147.833

Transit oriented means taller in Logan Square
Milwaukee master plan calls for denser development

By TIMOTHY INKLEBARGER

Logan Square residents got their first look at a draft long-term development plan for Milwaukee Avenue on Tuesday. While some praised the plan, others said it calls for buildings that are too tall and dense.

The Milwaukee Avenue Corridor Plan lays out development guidelines for the stretch of Milwaukee from Western to California.

One section of the plan that turned into a hot-button issue at the Tuesday meeting, held at the Congress Theater in Logan Square, calls for transit-oriented developments at the El stops at Western and California. Such developments are typically taller and denser-about seven to 14 stories-and are located within a quarter mile of the train station. With El stations at California and Western, the quarter mile boundary could include much of the corridor.

http://www.chicagorealestatedaily.com/cgi-bin/news.pl?id=31025

Developer seeks OK to make Bucktown building a hotel
By Alby Gallun, Sep. 17, 2008

A city panel on Friday will consider a plan to convert the tallest building in Bucktown into a 90-room hotel, a project that has yet to receive the blessing of the neighborhood’s alderman.

Wicker Park developer MCM Realty Ltd. has asked the Zoning Board of Appeals to approve a special-use permit for the redevelopment of Northwest Tower, a 12-story Art Deco office building at 1600-1608 N. Milwaukee Ave. The project would round out Bucktown, a once gritty neighborhood now known for its expensive homes, trendy restaurants and high-end boutiques — but no hotels.

^ I hope that hotel plan goes thru. great additions to the retail/night life of bt.

http://www.suntimes.com/news/transportation/1174584,CST-NWS-park20.article

Full steam ahead on park
BLOOMINGDALE TRAIL |
City seeks designs to turn old rail route into a bike-and-people-friendly green space

September 20, 2008

BY MARY WISNIEWSKI Transportation Reporter mwisniewski@suntimes.com
The old railroad right-of-way that runs east and west along Bloomingdale Avenue on the Northwest Side could become a "linear park" for bicyclists and pedestrians once the city puts together the design and the funding.

The city plans to seek proposals from engineers and architects by the end of the year to examine building a 2.7-mile "Bloomingdale Trail" along unused Canadian Pacific tracks from Ridgeway on the west to the Chicago River on the east.

Andrew Vesselinovitch, director of the urban parks program for the Trust for Public Land, said the Bloomingdale Trail would provide a crucial east-west link for bicyclists and pedestrians. Many of the city's bike paths run north and south.

The preliminary plans include new parks along the trail, including one in a weedy, unused concrete parking lot at Milwaukee and Bloomingdale. Other parks are planned at Albany, Damen, Marshfield and Kimball.

Eight access points would allow visitors to get on and off the elevated trail, which would pass through the neighborhoods of Logan Square and Bucktown..........
..

http://www.bloomingdaletrail.org/

FYI...

For the last year or so our Alderman has been working with a planning firm, URS, and residents on a new plan for my neighborhood. I was a little skeptical of the whole process, but am pretty happy with the zoning changes they are proposing. It is all focused on Transit Oriented Development, which makes sense given the 2 El stops and 5 bus lines in the area.

Here are links to PDFs of the plan and appendix - both are pretty long, but full of fun graphs and charts, and you can get a lot out of just skimming them.

Plan (http://www.flores1stward.com/portals/0/pdfs/Milwaukee%20Corridor%20Plan%20July%2015%20.pdf)
Appendix (http://www.flores1stward.com/portals/0/pdfs/Draft%20Milwaukee%20Corridor%20Plan%20Appendix.pdf)

This seems like something people on this forum would be interested in, and I'm interested in what everything thinks of this plan.

^ I hope that hotel plan goes thru.

I hope a different hotel plan goes through. That developer is the very picture of "scumbag developer" and his "boutique hotel operator" doesn't know what he's doing. The neighborhood deserves better.

The ZBA approved the hotel special use permit. Here's a puffy PR piece about the hotel operator's sole other venture, in South Beach:

http://www.hotel-online.com/News/PR2003_1st/Jan03_ClintonSouthBeach.html

^I'm really none too keen on having Karbowski behind this, either. As much as I want a hotel there, it's not as if one won't happen if it's not MCM's undertaking.

http://www.chicagojournal.com/main.asp?SectionID=25&SubSectionID=55&ArticleID=6833&TM=38427.18

Developer pitches multilevel garage
By IAN FULLERTON

...Krzysztof Karbowski, head of MCM Properties, is asking area residents to support a zoning change that would allow him to build a parking garage at 1616-26 N. Milwaukee, close to the Northwest Tower, 1600 N. Milwaukee, where he plans to build a hotel. The five-story garage would be built as an addition to the historic Hollander building.

...Paula Barrington, executive director at the Wicker Park & Bucktown Chamber of Commerce, supports the project but wants the Hollander building's historic façade left in tact.

...MCM also plans to request a zoning change for 1628-32 N. Milwaukee, the building northwest of the proposed garage that once housed the Segundo Ruiz Belvis Cultural Center.

http://www.chicagojournal.com/main.asp?SectionID=25&SubSectionID=55&ArticleID=6833&TM=38427.18

Developer pitches multilevel garage
By IAN FULLERTON

...Krzysztof Karbowski, head of MCM Properties, is asking area residents to support a zoning change that would allow him to build a parking garage at 1616-26 N. Milwaukee, close to the Northwest Tower, 1600 N. Milwaukee, where he plans to build a hotel. The five-story garage would be built as an addition to the historic Hollander building.

...Paula Barrington, executive director at the Wicker Park & Bucktown Chamber of Commerce, supports the project but wants the Hollander building's historic façade left in tact.

...MCM also plans to request a zoning change for 1628-32 N. Milwaukee, the building northwest of the proposed garage that once housed the Segundo Ruiz Belvis Cultural Center.

"For good urban planning, the worst thing you can do is put a parking garage at an intersection like this," Wauguespack said.

I agree. Two parking garages on this intersection will be traffic overkill in an area that is already an extremely dangerous mix of pedestrian and auto.

I like the idea of parking garages but we also need smart placement.

Waguespack said he believes the neighborhood's parking problems can be solved by opening up residential areas for parking during the day, changing schedules for loading zones and encouraging businesses to share them. The area currently relies on surface lots and metered and unmetered street parking.

I disagree. When did increasing traffic on residential streets become a good idea? Besides, when I lived on Wabansia and Leavitt, I never saw an abundance of available residential parking during the day.

Until a direct transit line connecting the north side to Btown/Wicker is available (Circle Line), parking garages seem to be the best solution. However, they can't sit right on top of these already traffic-snarled intersections.

Until a direct transit line connecting the north side to Btown/Wicker is available (Circle Line), parking garages seem to be the best solution. However, they can't sit right on top of these already traffic-snarled intersections.

I absolutely agree. In a way, this whole area is isolated from the rest of Chicago transit-wise. The Circle Line needs to happen (no busways, not BRTs...we need a heavy rail crosstown route). Garages are better than surface lots if they HAVE to be built. But I would say boo hoo, this is the inner city, there are going to be parking problems, and I think that's good. If there were no parking problems nobody would ever take transit.

From the East Village Association

What’s your vision for the Polish Triangle?
Posted by Webmaster on 1/15/2009
By Karin Sommer, Metropolitan Planning Council

The Special Service Area for the Wicker Park and Bucktown neighborhoods and the Metropolitan Planning Council are teaming up to transform the Polish Triangle at the intersection of Ashland, Milwaukee and Division Streets into a great public place. And we need your help!

Over the next year, a steering committee led by WPB and MPC and consisting of Aldermen Flores, Waguespack, and Burnett, as well as community organizations and city agencies, will collect ideas from neighborhood residents through surveys, outreach, and community meetings. We will keep you informed about these upcoming events through email blasts and the WPB website, wickerparkbucktown.org (http://www.wickerparkbucktown.org).

You can also become a part of the action by joining an online Placemaking network at theplacemakingmovement.ning.com (http://www.theplacemakingmovement.ning.com). Check out the Polish Triangle group for project updates.

This collaboration is part of MPC’s Placemaking Chicago project. Placemaking is an approach to the creation and maintenance of public spaces that emphasizes parks in each community for residents to enjoy, neighborhoods that make people get out of their cars and explore, and safe, well-used public spaces that support economic development and foster residential pride.

The goal of Placemaking is to work with residents to develop a vision for their public spaces. For more information about Placemaking, please visit placemakingchicago.com (http://www.placemakingchicago.com).

Please share your vision for the Polish Triangle. Together, we can transform this space into a well-used public place that is truly an asset to the community.

http://www.chicagojournal.com/main.asp?SectionID=25&SubSectionID=55&ArticleID=6833&TM=38427.18

Developer pitches multilevel garage
By IAN FULLERTON

...Krzysztof Karbowski, head of MCM Properties, is asking area residents to support a zoning change that would allow him to build a parking garage at 1616-26 N. Milwaukee, close to the Northwest Tower, 1600 N. Milwaukee, where he plans to build a hotel. The five-story garage would be built as an addition to the historic Hollander building.

...Paula Barrington, executive director at the Wicker Park & Bucktown Chamber of Commerce, supports the project but wants the Hollander building's historic façade left in tact.

...MCM also plans to request a zoning change for 1628-32 N. Milwaukee, the building northwest of the proposed garage that once housed the Segundo Ruiz Belvis Cultural Center.

This quote easily takes the cake:

"This project will keep a lot of guys busy," Karbowski said. "Sixty days of work could make the difference of whether or not they lose their house."

What a despicable use of pathos this statement is. If the way Karbowski cares about the well-being of the neighborhood is a reliable indicator, then he probably doesn't give a damn about what happens to his employees. It doesn't surprise me in the least that developer scum like him would stoop to that level of shameless guile.

For the record, here are some pictures I took of the buildings in question that are potential candidates for re-zoning:

1616-26 N. Milwaukee (Hollander warehouse building):

As adjoined to 1600 N. Milwaukee (Northwest Tower--location of proposed hotel):
http://img207.imageshack.us/img207/3780/dsc070628454419kd5.jpg

http://img403.imageshack.us/img403/5787/dsc070598222193kk0.jpg
http://img207.imageshack.us/img207/1183/dsc070608442929eg2.jpg
http://img403.imageshack.us/img403/7034/dsc070618236488hr2.jpg
http://img207.imageshack.us/img207/5225/dsc070638467988uw6.jpg

1628-31 N. Milwaukee (cultural center, also houses/ed the Open Door Gallery):
http://img403.imageshack.us/img403/2938/dsc070648251479uk3.jpg
http://img207.imageshack.us/img207/7251/dsc070658479187vh0.jpg

There is a parking lot in between 1616-26 and 1628-31, but it may or may not be owned by MCM. I wonder if the proposed garage is to be built mostly in this lot with a part of it in the Hollander or if it is going to take up the entirety of both properties. I am going to write to the BCO and Waguespack and see if I can get some more information about the design.

this parking garage idea at that exact point is idiotic :bash:
north ave is a mess as is
and this looks to make this area worse
and crazy (its already crazy) like north and clybourn with its parking garages.

its sad how they always fight the historical districts
and that the historical district really dont have teeth
keep the facade....
what it shows is that there are alot of boring greedy people
who own these buildings

Yes, the owner of the property (Krzysztof Karbowski) is scum is you ask me. I contacted Scott Waguespack and the BCO and asked if I they had any more detailed information that they could offer me regarding what the exact plans for the Hollander would be in the proposed scheme. I'll let everyone know when and if I get any additional information.

(Taken verbatim from my post at SSP)

I don't really know how much interest there was with this issue, but I have some more information about the proposed garage in Wicker Park/Bucktown that, if built, would be adjacent/adjoining to the Hollander warehouse building to the NW of the Northwest Tower. The information published in the Chicago Journal article about the proposal didn't make very clear exactly how the proposed garage would be built within/around/adjacent-to the Hollander building, and a variety of quotes from various members of the community led me to believe that it would be a facadectomy, similar to the approach that they are taking with the Farewell Building on Michigan Avenue. I spoke with the president of the Bucktown Community Organization, Philip Edison, and I was able to gather a little more information about the proposal (see pictures I posted on a previous page for accompanying images to the properties mentioned):


the BCO gave very firm recommendations to MCM Development about keeping the Hollander building intact
because the Hollander has many interior columns that must stay in place for the structure to remain sound, no ramps would be constructed inside of the Hollander building, and hence no automobiles would be parked inside of it
the majority of the parking structure would be built to the NW of the Hollander, replacing a single-story brick garage and occupying a surface lot to the NW of the Hollander property
the proposal includes plans for a restaurant to occupy the ground level of the Hollander building
Philip emphasized that the plan does not propose a facadectomy or complete demolition of the Hollander building
the parking structure that would be built adjacent to and would adjoin the Hollander building was originally designed to mimic very closely the design of the Hollander building as far as the aesthetic goes (and the scale, I am assuming, since it would be about the same number of stories), but the BCO urged Karbowski to redesign this aspect of the design
the proposal also included plans to significantly alter the windows of the Hollander, but the BCO also firmly rejected these alterations
the project is still in a preliminary stage, but there will be a public meeting available for anyone to attend at the Bucktown library on Milwaukee Avenue on the third Tuesday of February


I know this isn't the biggest project, and I certainly have a heightened interest in it since I live about two blocks from the property in question, but I thought some of you might want to know this additional information and/or attend the meeting in February. Considering that the Milwaukee Avenue corridor has some of the best intact building stock in the entire city and that Manny Flores is drafting plans for transit-friendly zoning for the portion of Milwaukee Avenue running through his ward, Bucktown/Wicker Park/Logan Square really has a chance to blossom as a ped-friendly/transit-embracing community. However, Karbowski's previous developments as well as this current plan for a parking garage really threaten to counter that momentum with crappy, self-serving projects. Philip definitely agreed with me that Karbowski's "contributions" to the area have been anything but beneficial, and he assured me that the BCO is remaining very wary of any plan Karbowski cooks up, and they are scrutinizing his every move with watchful eyes.

(Taken verbatim from my post at SSP)

I don't really know how much interest there was with this issue, but I have some more information about the proposed garage in Wicker Park/Bucktown that, if built, would be adjacent/adjoining to the Hollander warehouse building to the NW of the Northwest Tower. The information published in the Chicago Journal article about the proposal didn't make very clear exactly how the proposed garage would be built within/around/adjacent-to the Hollander building, and a variety of quotes from various members of the community led me to believe that it would be a facadectomy, similar to the approach that they are taking with the Farewell Building on Michigan Avenue. I spoke with the president of the Bucktown Community Organization, Philip Edison, and I was able to gather a little more information about the proposal (see pictures I posted on a previous page for accompanying images to the properties mentioned):


the BCO gave very firm recommendations to MCM Development about keeping the Hollander building intact
because the Hollander has many interior columns that must stay in place for the structure to remain sound, no ramps would be constructed inside of the Hollander building, and hence no automobiles would be parked inside of it
the majority of the parking structure would be built to the NW of the Hollander, replacing a single-story brick garage and occupying a surface lot to the NW of the Hollander property
the proposal includes plans for a restaurant to occupy the ground level of the Hollander building
Philip emphasized that the plan does not propose a facadectomy or complete demolition of the Hollander building
the parking structure that would be built adjacent to and would adjoin the Hollander building was originally designed to mimic very closely the design of the Hollander building as far as the aesthetic goes (and the scale, I am assuming, since it would be about the same number of stories), but the BCO urged Karbowski to redesign this aspect of the design
the proposal also included plans to significantly alter the windows of the Hollander, but the BCO also firmly rejected these alterations
the project is still in a preliminary stage, but there will be a public meeting available for anyone to attend at the Bucktown library on Milwaukee Avenue on the third Tuesday of February


I know this isn't the biggest project, and I certainly have a heightened interest in it since I live about two blocks from the property in question, but I thought some of you might want to know this additional information and/or attend the meeting in February. Considering that the Milwaukee Avenue corridor has some of the best intact building stock in the entire city and that Manny Flores is drafting plans for transit-friendly zoning for the portion of Milwaukee Avenue running through his ward, Bucktown/Wicker Park/Logan Square really has a chance to blossom as a ped-friendly/transit-embracing community. However, Karbowski's previous developments as well as this current plan for a parking garage really threaten to counter that momentum with crappy, self-serving projects. Philip definitely agreed with me that Karbowski's "contributions" to the area have been anything but beneficial, and he assured me that the BCO is remaining very wary of any plan Karbowski cooks up, and they are scrutinizing his every move with watchful eyes.

That's good to hear. When is the meeting in Feb?

^The 17th.

http://chicagojournal.com/main.asp?SectionID=25&SubSectionID=55&ArticleID=6943&TM=84927.45

Boutique hotel on Division Street?
By Jessica Levco and Micah Maidenberg

Details about the possibility of a new hotel opening in Wicker Park will be announced at the Feb. 3 East Village Association meeting.

On Jan. 12, the EVA board unanimously voted not to oppose a special-use zoning permit that the hotel would need to open, according to Scott Rappe, EVA planning director. Rappe described the project as a "boutique hotel."

The hotel is proposed for the building at 1659 W. Division by Third Coast Construction, according to details the company gave EVA. A representative from the company, Dan Sheehy, declined to comment on the proposal. The building falls within the 1st Ward.

http://chicagojournal.com/main.asp?SectionID=25&SubSectionID=55&ArticleID=6943&TM=84927.45

Boutique hotel on Division Street?
By Jessica Levco and Micah Maidenberg

Details about the possibility of a new hotel opening in Wicker Park will be announced at the Feb. 3 East Village Association meeting.

On Jan. 12, the EVA board unanimously voted not to oppose a special-use zoning permit that the hotel would need to open, according to Scott Rappe, EVA planning director. Rappe described the project as a "boutique hotel."

The hotel is proposed for the building at 1659 W. Division by Third Coast Construction, according to details the company gave EVA. A representative from the company, Dan Sheehy, declined to comment on the proposal. The building falls within the 1st Ward.

Just for reference, they're trying to recreate something similar to the Lafayette House (http://www.lafayettenyc.com/) in NYC.

Should be an interesting addition to the neighborhood. I like the idea of having hotel rooms in neighborhoods away from the lakefront or airport.

Saved by land swap?
Fearing imminent demolition, St. Boniface neighbors jam Ald. Burnett’s ward night

By MICAH MAIDENBERG
Editor

First posted 1/27/2009 2:41 p.m.

A land swap between the City of Chicago and the Archdiocese of Chicago might be the best chance for preservation of the St. Boniface campus, according to 27th Ward Ald. Walter Burnett.

That was the news Burnett, who represents the West Town area that includes the St. Boniface church and rectory structures, shared with more than 20 anxious neighborhood residents and preservationist activists who jammed Burnett's office last Thursday night in search of answers.

"The city is trying to figure out a way to trade a piece of property for the archdiocese property to preserve St. Boniface," Burnett told the crowd.

http://chicagojournal.com/main.asp?SectionID=25&SubSectionID=55&ArticleID=6895&TM=55825.53

http://www.chicagorealestatedaily.com/cgi-bin/news.pl?id=32949

In brief: Fitness in Bucktown | ProLogis leases | Rosemont garages
By Staff, Feb. 09, 2009

Former NFL kicker, wife to open Bucktown fitness studio

Former pro football kicker Brett Conway and his wife, Tami, a veteran dancer and dance teacher, plan to open the first city location this spring of a fitness studio using the Dailey Method. The studio will occupy 4,285 square feet at 1714 N. Damen Ave. in Bucktown, according to Baum Realty Group, which represented the landlord. Dailey Method, which began in the San Francisco Bay Area, combines work on a ballet barre with core conditioning, stretching and orthopedic exercises, according to its Web site. Dailey Method also has a location in Naperville — currently the only one outside California. Daniel Jacobson of CB Richard Ellis represented the tenant. Mr. Conway, who spent most of his NFL career with the Washington Redskins, also is a broker at CB Richard Ellis. He says his goal would be to open a few more Dailey Method locations, most likely in the suburbs.

I live on North a block from Damen, and we finally have meters out front -- and there's always space over here. Even before there were meters, I've had friends who drive here say that they can usually find parking on my block in the evenings. Better rationing with the existing meters, a reduction in loading zones, and combining valet operations will all open up a lot of parking spaces. The fact of the matter is, there is in fact plenty of parking: 3,600 spaces just on the commercial streets, of which 1/3 is on street. (There are over a thousand spaces just at hospitals, churches, and the K-Mart, which would be great shared parking opportunities.) That many parking spaces would fill a "supertall" skyscraper like 311 South Wacker; that's enough parking spaces to satisfy a 900,000-foot suburban mall.

A garage here isn't just unnecessary and wouldn't just further add to congestion (and, by the way, would bleed cash), it would represent a giant opportunity cost in terms of future land use.

Waguespack said he believes the neighborhood's parking problems can be solved by opening up residential areas for parking during the day, changing schedules for loading zones and encouraging businesses to share them. The area currently relies on surface lots and metered and unmetered street parking.

The idea with residential streets is that currently a lot of shop employees are feeding the meters during the day. I went into one of the mobile-phone stores here once and while I was speaking with an employee, she inexplicably rushed outside. Why? She had to feed all four of her co-workers' meters out front. Those prime spaces should be used by customers; employees can walk around the corner. One block away from that store, there are new residential parking zones which are in effect 24 hours a day. Is that really necessary?

^ You're absolutely right. The parking situation in Bucktown/Wicker Park absolutely does not warrant a new garage. I've never had a problem finding a spot there, not at night and certainly not during the day.

The whole process seems to illuminate what kind of an operation Karbowski runs. Back in the fall, he announces his plan to convert the Northwest Tower to a hotel, no trade-off, no strings attached, but given his track record the announcement raises some eyebrows. Then, a few months later, after he has given the idea time to sink into an acceptable reality, he proposes a garage for the adjacent property, hoping those whom he has predisposed to the hotel plan would naturally understand the logic of accompanying parking. It's transparently political and in no way beneficial to anyone but Karbowski.

I hope the hipster/"yupster" community proves itself more than a collection of apathetic bystanders and cynics and rallies against the proposal. Or maybe this Third Coast boutique hotel will throw a wrench into MCM's plans?

^Or the CTA might:

Some notes from the Bucktown Community Organization meeting this evening:


Of the two parking garages proposed for Bucktown/Wicker Park near the Six Corners intersection (North/Damen/Milwaukee), one is "going through" according to Courtney Owen, VP of Planning and Zoning for the BCO. The garage that is proceeding with construction is the one located on Damen, 1611 N. to be precise. However, they still need approval from the zoning board of city council.

This garage, at 1611 N. Damen, is going ahead in a reduced form: the footprint of the structure has been reduced, and accordingly the building located to the north that was slated to be demolished for the larger-footprint version is now going to be untouched. With the reduced footprint, the number of parking spaces in the garage has been reduced to 66 from 135. Retail at the base is still part of the design.

The BCO received confirmation from the developer of the garage that agreed-to stipulations about the design for the previous version would carry over to the new design. I asked Courtney for specifics regarding these agreed-to criteria, and I did not receive any specific details, only that the BCO gave the developer a variety of stipulations about the design regarding the functionality and the aesthetic.

The other parking garage, at 1628 N. Milwaukee, is still at a preliminary stage. I wasn't able to gather many further details about the current state of the proposal beyond what I have previously posted; Philip (the BCO president) was out of town for the meeting, and he likely has the most up-to-date information. One interesting bit of new information was that Karbowski has run into a bit of a snag with his proposal, which involves the CTA and their interest over the piece of property in question for future expansion plans. Scott Waguespack is still disapproving of the design. There will also be a community vote about the proposal in March (I still need to get the specific date from Courtney), but it is for BCO members only. I am not sure about the efficacy of this vote insofar as how consequential it is to the final outcome of the project.

A person attending tonight's BCO meeting also attended a meeting held by the WPC discussing this garage proposal, and they were presented with a traffic study at that meeting. Not surprisingly, the traffic study they were presented with was very vague, and the party presenting the study was unable to field even minor and uncomplicated questions regarding the logistics of traffic flow on North Avenue. Further corroborating the likelihood that the traffic study was a complete sham, the same agency conducted the traffic studies for both the 1628 Milwaukee proposal and the aforementioned proposal at 1611 Damen, and the traffic studies for each were wildly different according to said gentleman. This despite the fact that they are about 800 ft. from one another. The gentleman also stated that it sounded as though the traffic studies were catered to each development to a high degree and that the agency responsible for them was likely pandering to the developers.

Another zoning item on tonight's agenda was a property at 1810 W. Cortland, previous home of Chicago photographer and preservationist Richard Nickel. Minor modifications have been proposed for the property: a zoning change from RS-3 to RT-4, and a proposed 400 sq.-ft. addition to the rear of the property. According to Courtney, the zoning change is only being requested so that the property can be split into two units out of the current single unit. I am not very familiar with the terms of the zoning lexicon, so I don't know what the potential ramifications of the changed designation are. Also, the owners have expressed their desire to seek landmark status of the property; this despite their desired addition to it (I'm not sure if the addition conflicts with their goal of landmarking or not).

^Thanks for attending and all the info. If there's going to be a garage at all I'm glad they're reducing the footprint, which will reduce the number of spots and save the older building. "Going through" doesn't always mean they have the financing to build this thing, so maybe there is still some hope there.

Any news on the Midwest Bank building?

^Nope, nothing about any plans for that. The next meeting of the BCO is going to focus primarily on zoning, and Courtney says that she has a very lengthy presentation planned, so there could be some further information then. The party that purchased that building is the same one that wants to develop the garage on Damen (in case you didn't know--but I'm sure you did), and aic4ever at SSP thought that the price they paid ($38 million, IIRC) was very high, comparable to prices on Oak Street or the like. So my guess is that they are banking on the garage to raise some needed capital before proceeding with any plans for the bank building itself. Although, as paytonc mentioned above, I'm not sure how profitable the endeavor will be for them, anyway.

jibba, thanks for the update from BCO. I haven't made it to one of their meetings in years -- used to be on the board, too. ah well, time passes.

Any news on the Midwest Bank building?

the developer's insistence on the parking garage makes some of us wonder if he's signed a retail tenant that's demanding the parking. as mentioned above, I cannot see how a parking garage here would possibly make money, especially with the price he's paid for that land.

The WP edition of Chicago Journal will disappear, leaving a hole in local news coverage.
http://chicagojournal.com/main.asp?SectionID=1&SubSectionID=60&ArticleID=7187

(The south/west Loop one will continue.)

just heard that Midwest Bank is moving out this summer, to somewhere on North. the developer has a revised proposal for retail, an upper-floor health club, and 66 parking spaces.

^I'm assuming those 66 spaces are the same ones slotted for the parking garage on Damen north of North, considering the numbers match up, or are there going to be additional spaces created for the retail inside the old bank building? At any rate, I'm thrilled that the bank will be moving out, if only because those heinous black windows that currently mar the building will likely be gone provided there are first-floor tenants that will require higher visibility of their space. It would be great to strip off the ugly cream/royal blue paint scheme, too, but I suppose that's very wishful thinking, at least for the near future.

the developer has a revised proposal for retail, an upper-floor health club, and 66 parking spaces.

whoops, shoulda clarified: this proposal is for what's now the Damen Ave. parking lot.

while the bank building's exterior can only improve, I'm actually a bit worried about interior changes -- he's going to want to squeeze every last foot out of the building, and the great open space within the bank (and views of the coffered ceiling*) might be a casualty. plus, the landmark law does not protect interiors.

the bank is moving to ~2130 W North.

* http://www.flickr.com/photos/paytonc/1337653771

^I figured as much. Wow, though; that ceiling is stunning. I had no idea as I've never been inside. That would be quite a shame to lose that gem. Perhaps they'll find a first floor tenant interested in the entire space, but even then nothing is safe I suppose.

So Filter is opening up on Milwaukee again? Strange that in this recession old places like Bigsby & Kruthers and Filter are coming back.

apparently so - next to the new Copenhagen cycle shop. I'll see if I can get confirmation from the architect.

edit: confirmed last week

The latest plans for the Wicker Park Collection, 1372 N. Milwaukee, will replace the Walgreens and its parking lot for a 30,000 sf retail building with parking. The plans are in this pdf document below:

http://www.preferreddevelopment.com/docs/Chicago%201372%20Milwaukee%20Marketing%20Information.pdf

Looks like a huge improvement over the current sea of asphalt that occupies that space..

^Well, not as bad as I was anticipating, which isn't saying much. I'm not psyched about the faux-historic look to the retail frontage, but it appears as though the parking faces the L tracks, although they probably didn't have a choice as it's likely that no curb cuts can face "P"-designated Milwaukee. Unfortunately, the rents in this development will likely be too high to attract anything in the "basic needs" category, so once Walgreen's is out that stretch of Milwaukee all the way from Damen to Ashland is going to be all clothing and bars.

Looks decent enough, though I wish there were a few more floors tacked on. Hopefully they have success in landing good tenants. And I'm OK with this being mostly upscale stores/bars/restaurants because there are plenty of new and old buildings with mediocre retail spaces that are unattractive to designers but fine for a dry cleaners or CVS

^Too bad CVS cares nothing for the sites they choose to occupy. They don't respectfully appropriate themselves into the neighborhood--they're in the business of wholesale decimation. The more boutiques that open in Wicker Park and Bucktown the less basic-needs type stores there are, and the more incentive CVS and Walgreen's have to snap up huge parcels of vintage building stock to shit their piles of crap on. Oh well, people will build what people want I guess.

^Jibba, do you happen to have any photos of that Urban Sandbox development, specifically the 4 story building? I saw it briefly lit up one night and it looked pretty cool.

^I have a few that are really old, but I've been meaning to get a recent picture of the development since the buildings that have been started thus-far are nearing completion. I'll walk by and grab some shots today and this evening.

Vision:
http://img41.imageshack.us/img41/818/visionondivision.jpg

Urban Sandbox:
http://img199.imageshack.us/img199/6678/dsc09875f.jpg
http://img196.imageshack.us/img196/9054/dsc09882.jpg
http://img190.imageshack.us/img190/2895/dsc09885.jpg
http://img188.imageshack.us/img188/8320/dsc09879a.jpg
http://img43.imageshack.us/img43/8594/urbansandbox.jpg

^Thanks. It looks very nice and like something you'd see on the West Coast (esp. the last shot).

Thanks Jibba, definitely a nice development.

If it had only replaced a parking lot, it would have been perfect. But alas, such was not the case and so the project is forever tarnished in my mind

It did replace a parking lot. Most of it anyway.

^ Sorry, I wasn't clear--I was referring to Urban Sandbox.

Ahhh.

EDIT- I wasn't paying attention. I thought the whole thing was Vision.

If it had only replaced a parking lot, it would have been perfect. But alas, such was not the case and so the project is forever tarnished in my mind

Yeah, I can't really look at it. So many vacant or underused parcels around, so the guy tears down a great old timber loft and puts up... a building that's pretty much the same size. I was on the BCO zoning committee at the time and we scoffed that someone would do that, but he did.

The loft, during demolition:
http://www.flickr.com/photos/paytonc/183075438/

2028 W Division - updated rendering
http://img268.imageshack.us/img268/7664/2028division2.jpg

I was looking at MCM's website and they have several properties next to the Northwest Tower up for sale. Jibba/paytonc/anyone know if they've given up on the garage idea or what the current plans are?

1616 N Milwaukee Avenue
Hollander Storage - 5 story brick and concrete floor building. 26,370 sf plus full basement. 50 feet of frontage on Milwaukee Ave. Large functional commercial elevator. Close to 16 ft ceiling height on first floor and 11ft. on floors 2-5. Great bussiness opportunity.
http://img4.imageshack.us/img4/408/220041616milwaukee.jpg
1622 N Milwaukee Avenue
Great opportunity to own this one-story, masonry building with full basement on bustling Milwuakee Avenue at North Avenue intersection. Bars, restaurants and shops surround this Hot Bucktown / Wicker Park spot. Must be sold with or after sale of neighboring 1616 N Milwaukee Avenue.
http://img4.imageshack.us/img4/8062/220051622milwaukeeweb.jpg
1630 N Milwaukee Avenue
The best location! Approximately 15,000 sqft. Three story commercial/theater/banquet hall building. First floor partitioned into an office space and a gallery. Washroom on each level. Full basement. Great potential!
http://img4.imageshack.us/img4/8851/21839webfront.jpg

1616, 1622, and the lot next door were the proposed sites for the parking garage. ALL of the buildings have been listed for sale on their site as long as I can remember, which is partly why everyone doubts their commitment to the whole shebang. Please, credit crunch, work your magic and kibosh these awful projects...

http://www.ci.chi.il.us/city/webportal/portalContentItemAction.do?blockName=Transportation%2fI+Want+To&deptMainCategoryOID=&channelId=0&programId=0&entityName=Transportation&topChannelName=Dept&contentOID=537051815&Failed_Reason=Session+not+found&contenTypeName=COC_EDITORIAL&com.broadvision.session.new=Yes&Failed_Page=%2fwebportal%2fportalContentItemAction.do&context=dept

Bloomingdale Trail design firm selected

The City of Chicago has selected ARUP North America Ltd. to begin preliminary design and engineering work on the Bloomingdale Trail, a project to convert an unused elevated rail line to a 2.7-mile multi-use path.

ARUP was one of 23 firms that responded to a request for proposals seeking qualified firms for the work. The City selected five teams for interviews about their vision and qualifications for the Trail project. The five teams each included strong interdisciplinary experience (design, architecture, planning), experience with other projects of similar magnitude, and success in incorporating community input into creative and sustainable design.

ARUP was chosen following team interviews, reference checks, and extensive deliberation by a committee comprising several city departments and agencies including the Department of Zoning and Planning, Department of Cultural Affairs and the Chicago Park District. The team showed outstanding strengths in all of the criteria.

ARUP is a global firm with expertise in the design, engineering and construction disciplines. Among its projects are engineering the “Water Cube” aquatics center for the 2008 Beijing Olympics and the California Academy of Sciences in San Francisco, the world's largest highly sustainable public space.

The ARUP team features nine sub-consultants, including:

• Chicago-based Ross Barney Architects, which has worked on several Chicago projects including Wacker Drive and the Chicago Riverwalk

• Brooklyn-based Michael Van Valkenburgh Associates, which worked on New York City’s High Line, similar in concept to the Bloomingdale Trail

• Chicago-based Burns & McDonnell engineers, which has worked on many large Chicago infrastructure projects.

"We are looking forward to working with ARUP to turn part of Chicago's industrial heritage into a green oasis,” said Beth White, Chicago Area Director, The Trust for Public Land. “We applaud the city for its commitment to this visionary project and we are proud to be a partner in such an inclusive planning process that also calls for the highest standards for design and innovation."

The project entails extensive civic and community involvement from the Trust for Public Land, the Friends of the Bloomingdale Trail and other entities. As part of the design process, Trust for Public Land will host a future public design charrette process in conjunction with CDOT.

The Bloomingdale Trail will run from Ashland to Ridgeway using the elevated rail embankment along Bloomingdale Avenue (1800 North). The project was recommended in the Logan Square Open Space Plan produced by the Dept. of Planning and Development (today known as the Dept. of Zoning and Planning). p>

Chicago has approximately $3 million in federal and local funding for project design. CDOT is still working to identify construction funding for the project.

But I saw an "opening soon" sign for Aldo on that nice Peoples Gas building on Milwaukee.

http://www.suntimes.com/lifestyles/religion/1766000,st-boniface-church-saved-091209.article#

New plan would save St. Boniface towers
September 12, 2009

An agreement has been reached to save historic St. Boniface -- or, at least, significant parts of the vacant West Town church -- from the wrecking ball, officials said Friday.

Under the deal, four signature church towers would be saved, and the building would be converted into a "senior living" complex.

..."The entire front of the church with the two towers looking toward [a park], that sort of front-entrance look will remain in tact as well the two towers that flank that -- so four towers total," McHugh said.

This is good news about St. Boniface. It would be nice to save the interior of the church, but it just doesn't seem possible.

Preservation Chicago, the citizens' group, has been fighting for years to save St. Boniface. That group, working with dedicated neighborhood residents, Alderman Burnett and city officials, has ensured that we at least will have the exterior of the church saved.

^ All in all a good compromise.

Preservation Chicago definitely deserves praise for their efforts here

The latest plans for the Wicker Park Collection, 1372 N. Milwaukee, will replace the Walgreens and its parking lot for a 30,000 sf retail building with parking. The plans are in this pdf document below:

Looks like this one is dead.

http://www.chicagorealestatedaily.com/cgi-bin/news.pl?id=35454

Developer bails on Wicker Park retail project
By Thomas A. Corfman, Sep. 14, 2009

A developer has bailed out of a proposed retail development in Wicker Park, a once hot neighborhood that is cooling amid the slump in demand for space by trendy merchants.

A venture led by Evan Oliff has sold a site at 1372 N. Milwaukee Ave., for $7.7 million, about 28% more than the loan on the property, according to documents filed with the Cook County Recorder’s office. As a result, Mr. Oliff, president of Chicago-based Preferred Development Inc., has dropped a plan to build 30,000 square feet of street-level retail space with an 87-car parking deck on the second floor.

But the developer didn’t have to go far to find a buyer. Drug store chain Walgreen Co., a tenant in the existing building, bought the property, records show.

Yay! Walgreens! (I just threw up in my mouth a little...)

Yay! Walgreens! (I just threw up in my mouth a little...)
Indeed. That walgreens really breaks the awesome streetscape of Milwaukee Ave.:bash:

bah.

October Landmarks Commission

2800 N. Milwaukee 35th Ward
(Milwaukee-Diversey-Kimball Avenue District)
Proposed conversion of a 6-story masonry commercial building to include
ground-floor retail, a 2nd-floor community arts center, and 28 upper-floor
affordable residential units. The project includes new ground-floor
storefronts and other exterior alterations; refacing existing signage; and
additions of a 7-story masonry stair tower, a 2-story masonry retail addition
along Milwaukee Avenue, and a 1-story masonry retail addition along
Diversey Avenue

Previous rendering:
http://img16.imageshack.us/img16/6527/sachs20building.jpg

^^Thanks spyguy. Is there a 'current rendering', based on the description of the image above?

http://egov.cityofchicago.org/city/webportal/portalContentItemAction.do?blockName=Planning+And+Development%2fI+Want+To&deptMainCategoryOID=&channelId=0&programId=0&entityName=Planning+And+Development&topChannelName=Dept&contentOID=537065395&Failed_Reason=Invalid+timestamp,+engine+has+been+restarted&contenTypeName=COC_EDITORIAL&com.broadvision.session.new=Yes&Failed_Page=%2fwebportal%2fportalContentItemAction.do&context=dept

CDC approves redevelopment of Logan Square tower
Morris B. Sachs Building proposed for conversion into Hairpin Lofts and Logan Square Community Arts Center

The Chicago Community Development Commission (CDC) today recommended the designation of a developer that will spur the redevelopment of the landmark Morris B. Sachs Building into the Hairpin Lofts and Logan Square Community Arts Center, a project that combines affordable housing, historic preservation, environmental sustainability, transit-oriented development, and the creation of a community arts center.

Located at 2800-12 N. Milwaukee Ave and 3416 W. Diversey Ave., at the famed Six Corners intersection of Diversey, Milwaukee and Kimball Avenues, Hairpin Lofts and the Logan Square Community Arts Center will bring 28 new residential loft units, 25 of which will be affordable to households earning at or below 30% to 60% of the area median income, or $22,600 to $45,240 for a family of four. The second floor will be home to the new, 7,000 square foot Logan Square Community Arts Center and an outdoor patio deck. The first floor will contain four market-rate retail units totaling over 8,500 square feet. The 6,000 square feet of amenities will contain a laundry room, community room, and bike storage/maintenance room.

The CDC today recommended that the City Council approve Brinshore Development as the successful respondent to the City’s RFP for the purchase and redevelopment of the two buildings on the site. The landmark six-story Sachs Building was built in 1930, has one ground-floor tenant, Payless Shoe Store, but the rest of the building has been vacant for 20 years. The adjacent two-story building is vacant and is will be redeveloped to make way for the project. A portion of the second building will be demolished.

“We believe this is the type of project that is ideal for the use of TIF dollars, as it uses increment produced in the community to bring real value back to the community,” says Acting Department of Community Development Commissioner Christine Raguso. “The combination of creating affordable housing in a landmark building near the CTA Logan Square and Belmont Blue Line stations, as well as a community arts center, will benefit the community for years to come.”

The CDC recommended sale of the land for $1, a write-down of $3,999,999, and TIF assistance of $7,151,770 from the Fullerton / Milwaukee TIF. This assistance is needed to off-set the costs of developing a housing project in which 90% of the units will be affordable and also help cover the cost of rehabilitating a landmark building to the LEED Silver level. The project will produce 150-200 temporary construction jobs and 30 permanent jobs. The development will also create property taxes as well as sales taxes created by the new retail in the development.

1611 N Damen - is this retail/parking garage project still moving forward?
http://img709.imageshack.us/img709/6093/xy6e9d21294d284b37bbb37.jpg

Urban Treehouse
1849 North Hermitage
10 units
Miller Hull
http://img651.imageshack.us/img651/2142/1849nhermitage.jpg

^ That's either replacing existing homes or, if on the other side of the street, a portion of a church parking lot.

Why do I have a funny feeling the church parking lot is not the site of this project?

^I'm not sure what you mean; they're converting the Resurrection Day Care Center building into residential units.

http://img693.imageshack.us/img693/5465/0fqbld6r.jpg
Matt Stewart/ flickr (http://www.flickr.com/photos/stewie81/4242712547/)

Please, credit crunch, work your magic and kibosh these awful projects...

Amcore Bank filed a foreclosure against 1600 North and MCM Properties on 3 Feb. Case 2010-CH-04687. Hopefully someone's willing to take a write-down on the property value, since renovation costs alone are going to be steep.

Crain's posted some details, e.g., that the $4.5M loan balance is personally guaranteed:
http://www.chicagobusiness.com/cgi-bin/news.pl?id=37295

1753 - 1755 N. Damen Ave. the building owned by Jon Goldman, Mr. Dairy Queen, and Art Collazo of CG Development has been taken back by the Bank. All rents have to be sent to a lock box established by the Bank. Word on the street that the bank took back CG's project at 2401 -09 N. Clybourn "Clybourn Green" as well as 'Wellington Green" located at Wellington and Southport.

http://www.chicagorealestatedaily.com/cgi-bin/news.pl?id=37295

Bucktown’s tallest building faces foreclosure
By Alby Gallun, March 03, 2010

A controversial plan to convert the tallest building in Bucktown into a boutique hotel has run into a new obstacle: a $4.5-million foreclosure suit.

The owner of the Northwest Tower, a venture led by local developer Krzysztof Karbowski, defaulted on a loan in January 2009 after failing to pay it back at maturity, according to a complaint filed by the property’s lender, Amcore Bank N.A.

http://www.ipm-amicus.com/portfolio/socialcultural/st-boniface-retirement-community

...IPM will be working with the City of Chicago and the local community to develop a senior housing facility that would accommodate approximately 75 beds. It is IPM's intent to save as much of the facade (towers) as possible.

IPM anticipates to begin construction sometime in the spring of 2010.
http://img710.imageshack.us/img710/248/stbonifacewestelevation.jpg
http://img710.imageshack.us/img710/787/stbonifaceeastelevation.jpg

This guy Dane K on yelp says that:
there's a new parking garage being built at 1868 North Milwaukee Ave. (by cafe matou). The Green Park Eco Garage will hold 104 vehicles and the developer is also considering a free shuttle that will run along North Milwaukee Avenue to and from the garage.

And a little bit of old news:
http://news.eastvillagechicago.org/2010/01/end-of-flores-era-successes-failures.html

End of the Flores era: Successes, failures & unfinished business
1/21/2010 By Scott A. Rappe

Status of Pizza Hut property
We expressed our continued support for an appropriate development on the former Pizza Hut property at the southwest corner of Division and Ashland. The economy has delayed the dense, mixed-use, transit-oriented development we had hoped for and Walgreens' developer has listed the property for sale.

However, waiting for the right development, rather than acquiescing to inappropriate development plans, was the right thing to do. A highly profitable automobile-oriented business such as a Walgreens could potentially tie up that corner with the wrong use for decades. We emphasized that waiting a few years for the right development will pay dividends to the community in perpetuity.

"Pedestrian Street" designation (Division Street, from Marshfield to Milwaukee)
At the November 2009 EVA meeting, Alderman Flores agreed to our longstanding request that the "Pedestrian Street" designation, which currently runs on Division from Leavitt to Marshfield, be extended to Ashland. This special designation within the zoning ordinance is intended to enhance and preserve the pedestrian character of community shopping districts like the one on Division Street. The designation prohibits curb cuts across sidewalks, and requires storefronts to have display windows of a minimum size.

At our meeting we followed up on this commitment and were disappointed to learn that nothing had happened yet. Since the necessary ordinance had not yet been written, we asked the alderman to consider extending the designation on Division Street all the way to Milwaukee Avenue. This would complement the existing Pedestrian Street designation on the Milwaukee Avenue side of the Polish Triangle and signal a commitment to improving conditions surrounding the Polish Triangle.

The parking garage's site:
http://greenparkgarage.com/

I'll believe it when I see it -- they said in a presentation that they have financing, but they're not-too-subtly fishing for investors on that site. Given the empty street parking around there (at $1/hr), I can't see how a garage with high fixed costs can really make much money. That said, I'm glad to see someone finally propose a garage >1 block from M/N/D.

1765 N Elston
http://img156.imageshack.us/img156/4258/cylinder1.jpg
http://img684.imageshack.us/img684/6910/cylinder3m.jpg
http://img107.imageshack.us/img107/8581/cylinder4.jpg

955 W Grand
http://img143.imageshack.us/img143/8088/955wgrand.jpg
http://img27.imageshack.us/img27/5026/955wgrand2.jpg

Polish Triangle
http://img710.imageshack.us/img710/6700/polishtri1.jpg
http://img52.imageshack.us/img52/910/polishtri2.jpg
http://img36.imageshack.us/img36/8890/polishtri3.jpg
http://img62.imageshack.us/img62/9248/polishtri4.jpg

Polish Triangle


This looks incredible. Is it slated for construction soon?

This looks incredible. Is it slated for construction soon?

Ha ha, that's just a conceptual scheme. Any long-term improvements are contingent on knowing what's going on with the circle line -- will it rip up Ashland or not?

A public market at 1765 Elston? This sales listing still markets it as offices:
http://www.loopnet.com/Listing/15862362/1765-N-Elston-Chicago-IL/
I suppose there are worse sites, but "Elston near the Hideout" offers a rather dim prospect of walk-by traffic (until the Bloomingdale Trail gets built?).

To toot my own horn, the Wicker Park Bucktown SSA recently received this award:
http://www.planning.org/awards/2010/index.htm

Amcore Bank filed a foreclosure against 1600 North and MCM Properties on 3 Feb.

And now Amcore itself is gone:
http://www.fdic.gov/bank/individual/failed/amcore.html
It's perhaps encouraging that Harris has taken over their assets, and that the FDIC will share in the losses. A well-capitalized local bank might be willing to work on a plan that creates long-term value, and not risk antagonizing the authorities.

The rest of MCM's empire is also going back to various banks. Just as well.