Concrete Canyon Gateway to Wicker Park on the Lake ?
New 17 Story Rental Apartment Building
at 413-421 North Howard
North of Howard will welcome at least 221 new neighbors soon, whose 500 to 1200 square foot rental apartments apparently all have unobstructed views of the lake. I think Mr. Patrun, of Bristol Chicago Development LLC, is expecting more than the minimum of 1 person per unit as the buildings' 4 lower floors will be a garage to 245 cars.
"Our market will be single professionals, empty nesters and 'double income, no kids' couples" said Mr. Patrun.
The building will offer apartments ranging from a 500 square foot studio to 1200 square foot 2, bedroom units. Mr. Patrun expects to rent a typical 1 bedroom, 800 square foot apartment for $1450.00 per month. It is unclear whether the rent includes parking for the SUV.
The intersection of Howard, Clark and Chicago will be a traffic nightmare for the foreseeable future as the completion and hookup of the water supply to the building makes the turn north from Chicago Ave. Can't wait.
The "Eternal Light" property on the corner is also for sale and between them sits an auto mechanic shop in a neat, little red brick building.
Gary Fuschi
New 17 Story Rental Apartment Building
at 413-421 North Howard
North of Howard will welcome at least 221 new neighbors soon, whose 500 to 1200 square foot rental apartments apparently all have unobstructed views of the lake. I think Mr. Patrun, of Bristol Chicago Development LLC, is expecting more than the minimum of 1 person per unit as the buildings' 4 lower floors will be a garage to 245 cars.
"Our market will be single professionals, empty nesters and 'double income, no kids' couples" said Mr. Patrun.
The building will offer apartments ranging from a 500 square foot studio to 1200 square foot 2, bedroom units. Mr. Patrun expects to rent a typical 1 bedroom, 800 square foot apartment for $1450.00 per month. It is unclear whether the rent includes parking for the SUV.
The intersection of Howard, Clark and Chicago will be a traffic nightmare for the foreseeable future as the completion and hookup of the water supply to the building makes the turn north from Chicago Ave. Can't wait.
The "Eternal Light" property on the corner is also for sale and between them sits an auto mechanic shop in a neat, little red brick building.
Gary Fuschi
10 Comments:
It's condos. They may rent some before they sell, like most condo projects, but it's condos.
Peter Palivos and his partners developing the vacant lot on the north side of Howard across from Gateway Mall are spinning their project as rental in order to avoid the community asking them for affordable set asides. The developers explained to the Evanston Plan Commission that they intended to let market forces determine whether the project would be rental or condo, in today's market I think we know what that means.
Here's an excerpt from the testimony of the developers before the Evanston Plan Commission, January 14, 2004:
Commissioner Hunter: These are rentals?
Mr. Patron: We are currently exploring the absolute numbers at this point with our appraiser. At this point we don't want to pinpoint that number. We are still exploring it. We feel confident in our basic pro forma that everything is going to fall into place. We've commissioned John Jaeger here, our appraiser, to do a thorough search of the market. He has been working on that for a couple of weeks now, and the results of that study are not final. And before we announce a number that would become basically carved in stone, public announcement, we'd like to have a little more time to analyze that number for you. We feel that all the pieces of our pro forma are falling together at this point.
Excerpt from Night and Day, a project of
Northwestern University
Medill School of Journalism
Fall 2003
Taking Stock of the Housing Stock
The other side of redevelopment is that housing often becomes unaffordable for those already living there
By Sara Klieger, Graham Webster and Pearl Wu
Bill Walsh, chairman of Bristol Chicago Development, sees good prospects for his company in the area. Bristol recently purchased a 30,000-square-foot lot across Howard from the Gateway Centre. Walsh said hes planning to build condominiums, scheduled to be completed at the end of 2005.
He said this will not be affordable housing; and units will be priced at market value. ... "People will always buy an apartment", [Walsh] said. “The very worst you have to do is drop your rent and people will lease.”
Walsh lied to the NU student reporters. He never bought the property. Palivos still owns it.
The 4 vacant lots comprising the site of Evanston-Bristol's proposed planned development:
401 Howard PIN 11-30-213-018 8,500 square feet
415 Howard PIN 11-30-213-017 8,500 square feet
425 Howard PIN 11-30-213-016 5,900 square feet
501 Howard PIN 11-30-213-015 2,380 square feet
25,280 square feet total / 221 residential units = 114 square feet of lot area per unit
This is an extremely dense development.
For more background information on the Evanston-Bristol project on the north side of Howard street across from Gateway, please see:
Evanston's Planned Development at 413-421 Howard
Know your TIF beneficiaries: Peter A. Palivos
Evanston's Howard TIF: "Where's mine?"
Thanks!
Gary,
I learned a lot about TIF and TIF projects from studying this project on the north side of Howard in Evanston. I think it has a lot to say regarding your recent points about development in the absence of a plan.
> Do these people have any notion of how to select a site, or what is appropriate for a particular location.
We taxpayers just paid to re-vamp the bus traffic around the Howard regional transportation hub, directing all the buses through a counter-clockwise, left-hand-turning path around the block Clark-Rogers-Howard. The Evanton-Bristol proposal is that the 245 space parking garage empty onto Howard St. directly into the path of buses as they attempt to pull out of the Howard terminal. The heaviest flow of cars in & out of the garage will coincide exactly with the heaviest flows of buses in & out of the Howard terminal: the morning and evening rush hours. This project is an excellent example of pitfalls of piece-meal development.
hugh-
this information came directly from the evanstonroundtable.com newspaper dated jan.25, 2006.
paradise-
the 17 story building is not on the corner. it is across the street from pivot point and the entry/exit of gateway. the corner site is for sale.
paradise-
entry/egress can only be howard. the article mentioned "unobstructed lake views from almost all apartments". i see empty gateway parking lot, pivot point roof, cta tracks and howard el.
Hugh - I finally found the time to read all the links you posted here. Thanks for that interesting reading.
You are one amazing guy - when do you find time to sleep?
Question for Mr. Google: Can you tell me more about that class 9 funding that the NU students stuff mentioned...?
this aintoz-
we have no "real" control over what happens on the evanston side of howard but there always exists the possibility of "COOPERATION". and that does not exist.
i have been told by very reliable, long time, inside sources that our alderman and the evanston alderman have absolutely NO WORKING RELATIONSHIP WHATSOEVER.i am not spreading a rumour, this is a fact.
and human nature being what it is, i might suggest that evanstons' alderman approved this car laden project to give our alderman a shot in the you know where.
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