Dear Neighbor,
I would like to advise you of an upcoming informational meeting regarding a new condominium development at 1352 W. Touhy. No zoning relief is requested or needed from the City. The ZULAC Committee and Joe Moore are hosting this meeting simply to inform you of the new development, and to give you an opportunity to provide comments or suggestions to the developer.
Wednesday, August 8th, 7 p.m.
Lakeshore Nursing Center, 7200 N. Sheridan
RE: 1352 W. Touhy
Seven-unit Condominium Building
(no zoning relief required)
Developer Jim Byrne of the Jim Byrne Realty Group and his architect will present plans to construct a seven-unit residential condominium building at 1352 W. Touhy. The lot is 8,200 square feet in size and is zoned RT4, which allows for one dwelling unit per 1,000 square feet of lot area.
A single family home currently sits on the site and will be demolished to make way for the development.
The development will consist of seven three-bedroom, two-bath residential condominium units. Six residential units will be approximately 1,600 square feet in size and one unit will be a duplex, approximately 2,000 square feet in size. The development will provide seven parking spaces in the rear of the building as required by City Code.
BLOGNOTES: Who is Jim Byrne? Who is Jim Byrne Realty? I couldn't find him listed on the Office of the Secretary of State for the State of Illinois website. Doesn't Jim know Rogers Park is flooded with cookie cutter condos that AREN'T SELLING?
Doesn't Jim Byrne know Joe Moore claimed to be protecting the endangered single family home? He claimed to be the guard against the wrecking ball. That's what he promised in his campaign a few months ago. Or was that just another lie?
Anyone planning on going to this developer infomercial?
8/14/07 - Updated in comments section.
34 comments:
Campaign mailer, proving Joe Moore as a liar.
Hugh documents Joe Moore's Pay-to-Play, Tear-down of Rogers Park.
does anyone think this is a nice looking house?
i like brick houses, but this one leaves me underwhelmed,
its very close to the lake,
and the more decent people you have living in RP the less problems,
i say go ahead and build it,
single family homes are the greatest waste of space,
now i dont want them all demolished,
but ho-hum ones
i have no problem with anyone blowing them up and puttin denser housing in, insofar as the design is atleast an immprovement,
this is antisprawl development,
something that nimbies forget sometimes.
What a shame. I guess this one wasn't downzoned. If the adjacent neighbors are upset, it would be good if they spoke up. I lived next door to a similar brick sfh that was leveled and to this day I regret not speaking up about it.
The home looks solid and decently maintained. This is not an ideal selection for tear down by a long shot.
Jeffo...no offense but, who gets to decide which one's are ho-hum?
Am I missing something here? How are they going to fit 7 condos (with parking) on this lot?
And Jeffo -- there's plenty of "denser" housing in RP already. Just look at all the empty condo rehabs.
You are so right, Craig, about all the condos that aren't selling. I've noticed a lot of them have been standing empty for months. I don't claim to be an expert on housing trends, but could the economy be the blame?
In terms of security issues, having so many empty properties is not a good idea. It's just as bad as slum landlords having a surplus of empty apartments. It's just asking for problems, like vandalism, for example.
Hey Craig:
Have you heard about the accident on Sheridan Road.
Woman visiting Chicago killed by car
By Dan P. Blake | Tribune staff reporter
4:33 AM CDT, August 6, 2007
A 23-year-old Ohio woman visiting friends in Chicago died after being struck by a car over the weekend on the city's North Side, police said.
Rebecca Hyland, from South Euclid, Ohio a suburb of Cleveland, was struck by a 2007 Chevrolet Impala around 4:30 a.m. Sunday in the 6800 block of North Sheridan Road during a rainstorm, according to police. Hyland was a recent graduate of Loyola University Chicago, police said.
She was taken to St. Francis Hospital in Evanston, where she sucumbed to her injuries around 11:45 a.m., according to the Cook County medical examiner's office.
The woman was crossing against the light in a crosswalk on Sheridan when the northbound Impala hit her, Chicago Police Officer Amina Greer said. The driver, Jonathan Long, of the 1500 block of West Juneway Terrace, was cited for failure to reduce speed and not having insurance, according to Greer.
"She stepped out into the street and he struck her," Greer said.
Police said Hyland may have run into the street to hail a taxi.
I'm with jeffo on this.
This is a large and UNSUSTAINABLE house with completely no architectural distinction or beauty- really just a big c.1910 upper-middle-bracket subdivision house,intrinsically stodgy and graceless.
It looks like about 2800 Sq ft, a size that most families making between $60K and $125K have a hard time maintaining and paying utilities on.
In the fuel-short future,even more people will be unable to sustain houses of this size.
In fact, I attribute the fact that we have so many really ragged-looking large SF houses around here to the fact that they were purchased in the 70s and 80s,as the nabe slipped in value, by moderate-income people who wanted a chance at a large "fixer upper" but did not realize what these types of houses demand in upkeep and heat. These people STILL can't afford these places and would be better off and more comfortable in a small home or a condo.
If this place were pretty, I'd be all for keeping it- depending, of course, on whether the OWNER and RESPONSIBLE PARTY wanted to support such a place.
But I strongly feel that not only here but in currently flush areas like Lincoln Park and Near North, we will be seeing a large number of moldering mansions deteriorating and being turned into rooming houses and religious-cult headquarters in the coming years.
I just wish our local developers could come up with more inspiring condo architecture. Frankly, I would like to see another development like the huge, magnificent curvy building at Sheridan & Eastlake, or more really beautifully-built 20s Revival 3-flats like the one going up at 123 W Farwell.
As for condos not selling, NOTHING is selling right now.
We are in the middle of the worst housing market since the Great Depression, for reasons that have nothing to do with this neighborhood.
There'll be lots more "affordable" housing available in the coming months.
I guess the folks planning on developing this site are planning on a three or four-year timeframe for development, because nobody sees the housing market bottoming any sooner than that.
Unfortunately our alderman doesn't have the power to stop teardowns. Teardown permits are given by downtown powerites. My impression is that none of the Alderpeople have much power to stop building, particularly of the multi-unit flavor. Any Alderperson making a claim that they would stop it is either confused about the center of power in Chicago or prevarcating.
That said, I have to wonder what the heck any developer is thinking about building MORE condos when we have so many unsold ones sitting on the market. Maybe this was a buy low opportunity? Anyway, I will definitely have to ask the developer about his prospects for sales at the meeting. Does he have any presold? Will he hold on tearing down the house until he has a certain percentage pre-sold. Btw, I note the SF house on Lunt that was sold las summer (south side of street) hasn't seen any activity yet. Wasn't there a condo building slotted for that space too?
I believe that whatever the developer's plans are, they are for 3 or 4 years from now, not now.
It will take about that long to flush out all the overpriced housing and bad loans, and for people to trust the housing market again.
In the meantime, it's almost comic to watch the new construction and condo conversions around here, and up and down the lakefront. I have to figure this stuff was in the permitting pipeline since 2004 or 2005, and even so I wonder that more developers aren't just cx'ling their projects or deferring them for a few years?
I disagree with only saving "great" works of architecture. What is called "mundane" today is in fact, a piece of history that will become more valued as there are less of these buildings around.
I also have seen the Alderman intervene and stop a teardown (1225 Farwell) so it is possible if the community speaks up.
It's really pretty humourous that anyone is considering a project for right now.
Even given they are probably working on a 3-year timeframe, they might be better waiting.
It is almost laughable to see all the stuff being converted and/or rehabbed, AND being built new, between here and Edgewater.
Given the foreclosure rate and the fact that about $1 TRILLION dollars worth of mortgages will be resetting to higher interest rates in the coming 12 months, and the tandem fact that credit is a lot tighter than it was a year ago, it's a wonder more new stuff isn't being cxl'd.
If these people want to throw 7 more surplus condos on the pile of surplus inventory, great. That just means they will all get more "affordable".
Let the auctions begin.
THis is interesting that this house will come down and several condo's will replace it. I have been about 4 months without a tennant in my building and only 2 phone calls with low level interest. Who will buy these condos? I know many hard working people that would love to buy this house. Why wasn't it ever up for sale?
North Coast,
You'd better buy now.. I know you're waiting for the market to hit rock bottom, but I think you might miss it if you wait 2 - 4 years. I agree the market isn't what it was 2 years ago, but it certainly isn't the doom and gloom you frequently paint here. I bought a condo here about a year ago. Complete gut rehab with all the standard upscale finishes. The first resales have closed recently, and we're seeing roughly a 5% appreciation here. So, it's not that bad.
Maybe the problem with single family homes in this area is that if you have the kind of cash to buy such a property, would you really choose to raise a family in this hood? These are big old houses that aren't too practical for just 2 people. I would imagine very few people would have any interest in having their kids grow up exposed to the problems that we have right now if they could afford to live elsewhere.
I was willing to take the chance and buy a condo, hoping that improvements arrive soon. But if I was expecting to start a family, there is absolutely no way I would have bought in this area.
Rog, I think we are only on the first leg down.
Now, maybe that shrieking looney tune Cramer at CNBC is being a little extreme when he predicts "100% default" on all adjustable mortgages issued since 2005, but there is a substantial shakeout in the making, given that 45% of all Chicago mortgages written in the past 2 years are adjustable, and most of those are no money down.
I mean, if the only way you can afford the place is on a no-down adustable, will you be able to front it when the reset comes? Especially if it is an IO with a balloon payment for the deferred interest?
I am tracking about 50 moderate-priced condos, and more than half have been on the market more than 180 days. Some have been there as long as 500 days. That means they are not worth the price asked. The places I'm watching are here, Edgewater, Lakeview, and West Ridge (forgetabout Uptown)
You must have gotten a much better-than-average deal, for there to be appreciation in this climate.
who gets to decide whats ho hum?
well if you dont want to be labeled a nimby, or cave
that is against all teardowns
then you have to pick your battles
you lose credibility when you are against all teardowns,
because that is not realistic,
that building on 1225 farwell is still standing because its a beauty, a dropdead gorgeous greystone, that the developers realized was worth more extant than dead and they did the smart thing and developed a slim 4 unit building next door, because it didnt make sense to tear it down, and just have a crappy 6 unit building,
thanks for agreeing with my north coast....
many people are liberal as hell, but dont see how they are hurting their own cause by not helping antisprawl measures,
yes RP is dense, and it will be denser,
it will never be as dense as it has been, more single families arent living in one or two bedrooms,
Seriously, Boomer...
"prevaricating"?
If you're going to use big words like this, at least SPELL it correctly.
And I'm not prevaricating.
;O)
e -- studies have show that high intelligence people are often terrible spellers. and sometimes it's just on purpose.
Please, let's not pick over each other's spelling and punctuation on these comment posts. I take it for granted people in here know how to spell and punctuate, but when you are typing rapidly to fire off a comment, typos occur, especially when you are typing from work or while doing other chores at home.
> Who is Jim Byrne?
James P. Byrne is President of:
the Edgewater Uptown Builders Association
...and Byrne Realty Group, Inc.
...and Byrne Business, Inc.
1258 and/or 1264 W EARLY ST
Chicago
Byrne is active on the north side.
1237 W Farwell, tear-down of a single-family home for 6 luxury condos, and others
Byrne is a regular, generous Moore (and Mary Ann Smith) contributor:
Byrne Business, Inc. to Citizens for Joe Moore
$500.00 3/29/2007
$1,000.00 12/7/2006
$1,000.00 12/7/2006
$1,000.00 3/2/2006
$250.00 2/4/2005
$500.00 5/7/2002
$1,000.00 1/10/2001
(That's right, TWO contributions of $1K each on the same day.)
Byrne Business, Inc. to Democratic Party of the 49th Ward
$250.00 2/27/2004
So if you were wondering why bother with the meeting? recognize it is a paid public appearances by our Alderman as part of his evening job promoting luxury condo development,
Brother Chris Byrne is an active tear-down specialist in Uptown, notorious for tearing down 4627 N Beacon, the oldest home in the Sheridan Park National Historic District over the objections of area residents and Preservation Chicago.
Brother Thomas J. is their partner and attorney and was an unsuccessful candidate for judge last fall.
so did anyone go to this meeting?
FIGURED THE POLITICAL DONATIONS WERE BIG AND WAS CORRECT=
when houses like mike royko's old one in winnetka gets demolished, which was a gem of a house,
i have no sympathy for nimbies wanting to make a ho-hum house into the shrine to the common man of yore gambit,
put your energy into something productive and worthwhile,
join preservation chicago
and go to their website and see what is actually worth preserving
instead of just looking after "the character" of your sacrosanct neighborhood,
btw sidenote,
i am sitting here on the second floor and i have observed a female flipping out while driving by on how difficult parking here in RP is.
hilarious,
she sounds close to a breakdown.
I have a fabulous idea. Why doesn't Hugh, Jocelyn, Rebecca, Michael H, Craig and all the Gordon folks pitch in, buy the place and make it a homeless shelter. Think of it... preservation and homesless agency all in one!
if the owners haven't already done so, someone should check the house to see if it happens to be a sears mail order house
Hayzee, why don't you figure out what YOU can do around here instead of telling others what to do? Most of are are pretty busy volunteering already and we've got that covered.
sears mail order house
made out of brick?
holy shit,
that would cost alot for shipping and handling.
> No zoning relief is requested or needed from the City.
> (no zoning relief required)
This is a single family home in an RT4 district. Leaving it laying around in in an RT4 district is exactly equivalent to marking it for demolition.
Last year Moore made a pre-election show of downzoning a few lots, even bragging on it on his web site.
Community-Wide Process Comes to a Successful Close
But make no mistake about it, Moore is bought and paid for by real estate developers, and he left WAY more RT4 laying around then he downzoned.
The effect of last year's the "community" process is, we should EXPECT that future tear-downs will be "no zoning change required." Moore did his homework for his developer pals last year.
ah, brickbat brannigan
i couldn't tell from the little pic, but after a click-on.....
Downzoning = more expensive housing
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