HomeDiagramsDatabaseMapsForum
     

Go Back   SkyscraperPage Forum > Global Projects & Construction > City Compilations


Reply

 
Thread Tools Display Modes
     
     
  #16101  
Old Posted Nov 18, 2019, 2:50 AM
SolarWind's Avatar
SolarWind SolarWind is offline
Chicago
 
Join Date: Jun 2006
Posts: 4,031
Union West - 935 W Washington

November 14, 2019







Reply With Quote
     
     
  #16102  
Old Posted Nov 18, 2019, 2:51 AM
LouisVanDerWright LouisVanDerWright is offline
Registered User
 
Join Date: Jul 2012
Posts: 6,456
Guys, let's do some math here. A 25 story building with 190 units all for profit. Vs a 50 floor building with say 300 units (not going to double your density or FAR even if you double the height. It would get slimmer) with 30 "affordable" units. Assume each of those 30 units wipes out the profit of one other unit. So now we are talking about going through a zoning change with a bunch of other hoops to jump through so you can build (300-60=240, 240-190 is 50) 50 more units to a parcel. Is it really worth it? The marginal gain is miniscule.

Remember, those ARO units cost the same to construct as conventional units. It's probably not a 1 for 1 tradeoff and, well, some parts of town are now 15 or 20%. If I owned this property I would go for the slam dunk shorty over risking a bitch slap from Alderman Reilly for daring to propose a true highrise in THE original highrise district. Also remember that the taller you get, the less efficient the floor plans become, so not only do you only gain like 20% more units, you greatly increase the cost of ALL of the units by increasing the height.
Reply With Quote
     
     
  #16103  
Old Posted Nov 18, 2019, 2:51 AM
SolarWind's Avatar
SolarWind SolarWind is offline
Chicago
 
Join Date: Jun 2006
Posts: 4,031
845 W Madison

November 14, 2019



Reply With Quote
     
     
  #16104  
Old Posted Nov 18, 2019, 2:51 AM
SolarWind's Avatar
SolarWind SolarWind is offline
Chicago
 
Join Date: Jun 2006
Posts: 4,031
Fulton East - 215 N Peoria

November 14, 2019



Reply With Quote
     
     
  #16105  
Old Posted Nov 18, 2019, 2:52 AM
SolarWind's Avatar
SolarWind SolarWind is offline
Chicago
 
Join Date: Jun 2006
Posts: 4,031
800 W Fulton Market

November 14, 2019

Reply With Quote
     
     
  #16106  
Old Posted Nov 18, 2019, 2:08 PM
OrdoSeclorum OrdoSeclorum is offline
Registered User
 
Join Date: Mar 2010
Posts: 309
Quote:
Originally Posted by LouisVanDerWright View Post
Guys, let's do some math here. A 25 story building with 190 units all for profit. Vs a 50 floor building with say 300 units (not going to double your density or FAR even if you double the height. It would get slimmer) with 30 "affordable" units. Assume each of those 30 units wipes out the profit of one other unit. So now we are talking about going through a zoning change with a bunch of other hoops to jump through so you can build (300-60=240, 240-190 is 50) 50 more units to a parcel. Is it really worth it? The marginal gain is miniscule.
I don't have the knowledge to be sure what you're saying is accurate. But there's certainly some truth to it and I'd be interested in hearing an informed counterpoint. I appreciate the perspective.

There's probably something government can do regulation-wise to incentivize developers to develop affordably. What we should certainly do to make housing affordable is get rid of parking minimums, especially in areas where the cost of land is low; make it legal to build courtyard buildings and four plus ones again; make it legal to build buildings that are mostly one-bedrooms and studios without having to navigate a bunch of veto points.
Reply With Quote
     
     
  #16107  
Old Posted Nov 18, 2019, 6:04 PM
Khantilever Khantilever is offline
Registered User
 
Join Date: Jun 2017
Location: Lincoln Square, Chicago
Posts: 314
Quote:
Originally Posted by OrdoSeclorum View Post
I don't have the knowledge to be sure what you're saying is accurate. But there's certainly some truth to it and I'd be interested in hearing an informed counterpoint. I appreciate the perspective.

There's probably something government can do regulation-wise to incentivize developers to develop affordably. What we should certainly do to make housing affordable is get rid of parking minimums, especially in areas where the cost of land is low; make it legal to build courtyard buildings and four plus ones again; make it legal to build buildings that are mostly one-bedrooms and studios without having to navigate a bunch of veto points.
Regulation-wise is difficult. Any such unfunded requirement is effectively a tax on development. We need to actually subsidize development.

One option thrown around a lot are zoning subsidies which, in some sense, is what the ARO is supposed to do. If you build affordable units, you get more density. Sounds good in theory, but the problem is that existing zoning is unreasonably restrictive to begin with. If nearly every development requires a zoning change for anything to be built, then a zoning bonus is no longer a subsidy--it's just a tax on all development.

I'd be fine with giving density bonuses for affordable-units if we amended Aldermanic Privilege and re-drew the zoning map to something more reasonable.
Reply With Quote
     
     
  #16108  
Old Posted Nov 19, 2019, 1:59 AM
SolarWind's Avatar
SolarWind SolarWind is offline
Chicago
 
Join Date: Jun 2006
Posts: 4,031
320 N Sangamon

November 18, 2019





Reply With Quote
     
     
  #16109  
Old Posted Nov 19, 2019, 1:59 AM
SolarWind's Avatar
SolarWind SolarWind is offline
Chicago
 
Join Date: Jun 2006
Posts: 4,031
800 W Fulton Market

November 18, 2019



Reply With Quote
     
     
  #16110  
Old Posted Nov 19, 2019, 7:27 AM
BVictor1's Avatar
BVictor1 BVictor1 is offline
Registered User
 
Join Date: Sep 2002
Location: Chicago
Posts: 9,492
Sorry that these are unedited... My gd photoshop somehow fucked up and I can't find my backup to reinstall. Irritated.....

400 N. Aberdeen

-Zoning from M2-3 to DX-5

-3 FAR (currently)

-55,000 sq ft site (Full Block)

-ESG Architecture & Design

-loading on and west side/parking access on the east (north side of the site/building)

-building set back 30-40’

-2 levels of parking (150 spaces)(all screened)

-400,000 sq ft - SPECTULATIVE BUILDING

-16 floors & 240' approx

-2 outdoor patios per floor and they flip flop was the building rises

-level 16 amenity

-Leed Silver

-21 months of construction

-April 2020 construction start?

-$3.9 million toward the contribution to the city for the neighborhood opportunity fund

-property tax revenue would go to about $6,000,000 from $150,000 currently collected annually

-Alderman says "there’s going to be more density in this area"... (for those who were complaining) "it’s a forgone conclusion"

-Another central area plan being considered to expand Central Area west to Ashland…? (This is the 2nd time I've heard Burnett say this).






These next two almost made me LOL in the meeting just because of how much the context has changed over the past decade.



















I'm sure there will be an article by Block Club Chicago in the next day or so. Look for better renderings and interview with two NIMBY's from the northside of the tracks.
__________________
titanic1
Reply With Quote
     
     
  #16111  
Old Posted Nov 19, 2019, 4:15 PM
west-town-brad west-town-brad is offline
Registered User
 
Join Date: Nov 2014
Posts: 306
Quote:
Originally Posted by BVictor1 View Post
I'm sure there will be an article by Block Club Chicago in the next day or so. Look for better renderings and interview with two NIMBY's from the northside of the tracks.
No doubt quoting NIMBYs who have lived in the area for upwards of 2 years.
Reply With Quote
     
     
  #16112  
Old Posted Nov 19, 2019, 4:39 PM
RedCorsair87 RedCorsair87 is offline
Registered User
 
Join Date: Mar 2018
Posts: 372
^Looks a little too busy for me, but I'll wait until I see better photos.

Regarding Union West, I really like the building minus the top glass portion. Solid brick work. One of BKL's better pieces of work.
Reply With Quote
     
     
  #16113  
Old Posted Nov 20, 2019, 2:16 AM
harryc's Avatar
harryc harryc is online now
Registered User
 
Join Date: Jun 2007
Location: Oak Park, Il
Posts: 12,349
Old Town Park - 300 W Hill

Nov 12



__________________
Harry C --- Chicago rep for SkyRise Cities ---- My Flickr stream HRC_OakPark
The man who trades freedom for security does not deserve nor will he ever receive either. B Franklin.
Reply With Quote
     
     
  #16114  
Old Posted Nov 20, 2019, 2:32 AM
harryc's Avatar
harryc harryc is online now
Registered User
 
Join Date: Jun 2007
Location: Oak Park, Il
Posts: 12,349
Bush Temple of Music - 810 N Clark

__________________
Harry C --- Chicago rep for SkyRise Cities ---- My Flickr stream HRC_OakPark
The man who trades freedom for security does not deserve nor will he ever receive either. B Franklin.
Reply With Quote
     
     
  #16115  
Old Posted Nov 20, 2019, 2:56 AM
harryc's Avatar
harryc harryc is online now
Registered User
 
Join Date: Jun 2007
Location: Oak Park, Il
Posts: 12,349
Chicago by Harry Carmichael, on Flickr
__________________
Harry C --- Chicago rep for SkyRise Cities ---- My Flickr stream HRC_OakPark
The man who trades freedom for security does not deserve nor will he ever receive either. B Franklin.
Reply With Quote
     
     
  #16116  
Old Posted Nov 20, 2019, 3:13 AM
rivernorthlurker rivernorthlurker is offline
Registered User
 
Join Date: Dec 2018
Posts: 118
Quote:
Originally Posted by harryc View Post
Great shot of how much River North has changed in < 5 years with at least 5 new towers in this shot + Old Town #3 on the way
Reply With Quote
     
     
  #16117  
Old Posted Nov 20, 2019, 3:35 AM
harryc's Avatar
harryc harryc is online now
Registered User
 
Join Date: Jun 2007
Location: Oak Park, Il
Posts: 12,349
Fulton West - 1375 W Fulton

Nov 8

[/url]

[/url]

Nov 13

[/url]
__________________
Harry C --- Chicago rep for SkyRise Cities ---- My Flickr stream HRC_OakPark
The man who trades freedom for security does not deserve nor will he ever receive either. B Franklin.
Reply With Quote
     
     
  #16118  
Old Posted Nov 20, 2019, 4:24 AM
KWillChicago's Avatar
KWillChicago KWillChicago is offline
Registered User
 
Join Date: Mar 2015
Location: Chicago
Posts: 806
I love that view from the west. 110 wacker looks so thick. Kinda wish it had another 20 floors on it.
Reply With Quote
     
     
  #16119  
Old Posted Nov 20, 2019, 10:43 AM
cozy cozy is offline
Registered User
 
Join Date: Sep 2018
Location: Chicago, IL
Posts: 313
^ agreed, an awesome surprise to me how much of an impact it's had on the skyline
__________________
Make no little plans; they have no magic to stir men's blood and probably themselves will not be realized.
Reply With Quote
     
     
  #16120  
Old Posted Nov 20, 2019, 6:46 PM
feynman feynman is offline
Registered User
 
Join Date: Oct 2016
Location: Troy, MI
Posts: 14
Quote:
Originally Posted by cozy View Post
^ agreed, an awesome surprise to me how much of an impact it's had on the skyline
Looking at photos, I am really surprised by how visible it is. You can really see it from just about any angle, even Grant Park.

Regarding photos looking at downtown from the West, just, wow. That area West of downtown (West Loop? - not sure where the West loop ends) has just exploded. Would love to ride into downtown from Oak Park again just for the view. It's been a few years.
Reply With Quote
     
     
This discussion thread continues

Use the page links to the lower-right to go to the next page for additional posts
 
 
Reply

Go Back   SkyscraperPage Forum > Global Projects & Construction > City Compilations
Forum Jump


Thread Tools
Display Modes

Forum Jump


All times are GMT. The time now is 9:53 PM.

     

Powered by vBulletin® Version 3.8.7
Copyright ©2000 - 2019, vBulletin Solutions, Inc.