Mr. Coe must have been given 24/7’s queries by our alderman because he opened his dialogue with a brief history of his experience and updates on other properties.
Coe’s been in the business approximately 10 years. He’s the paperwork person and his partner who oversees the construction part of the business is out of the country for the holidays. So the audience was left with the attorney and the architect to gather much of the data that Mr. Coe couldn’t provide. Of course, he had representation from the alderman and Mr. Land to fill in any gaps.
Coe stated the property formerly known as the Pinewood Tavern consists of 13 condo units of which 7 have sold. It is a mix of commercial on the first floor and condos above.
Coe stated the property on Morse had to be demolished due to the vagrants in the area. Regarding the ‘unfortunate’ demolition that resulted in horror stories from our neighbors on Morse, Coe stated the demolition was done by a City certified/licensed contractor. Mr. Coe stated the city licensed contractor had been informed by the gas company the service had been shut off. However, that was not the case.
Mr. Moore interrupted to extract a ‘promise’ that the same construction company would not be hired for the Howard Street tear down. The answer was affirmative. However, Coe’s partner, (who is out of the country) would have the information on the contractor lined up for the Howard demolition.
On to the ‘delay’ in construction – Mr. Coe stated that the delay in construction was not due to the ‘demolition errors’ but to accommodate their first floor occupant, Devcorps needs. DevCorp is slated to occupy the first floor ‘commerical area’. This accomodation required a re-design of the plans, required a submission of additional soil samplings, and the acquisition of new permits for the new renderings. Also, it had to be determined if the water supply to the site would come from Morse or Greenview – thus an additional permit. Per Coe, excavation on Morse began today and the total expected timeline will be 15-18 months.
Now to 1523-35 Howard – the former home to the dry cleaners, Mel’s hot dogs, and the current home of Howard Tire Shop is to become a mixed-use commercial/condo building contained in the current B3-3 zoning.
Coe needs a variance for an ‘unusual’ zoning code since the building is on two streets, Howard and Rogers with a gangway connecting the two. If they don’t receive their variance, one building cannot be built but two separate buildings or a sub-divide would have to occur. The ground level is to be commercial condo space either to be sold or rented by Coe – yet to be determined. No restaurants will be allowed in those spaces. Fast food such as Subway was mentioned by Coe in that no cooking is done on the premises.
To maximize space and to offer quality construction, the building will be brick – no concrete blocks. The 4 stories above the commercial space will contain 28 condo units with 2 bedrooms/2 baths in the lower $300k price range. When asked about low income units, Coe stated 1-2, Moore interjected 2-3 affordable units.
The ground level shows a design to allow transparency from Howard to Rogers, to promote security with the openness. There will be 31 parking spaces in an enclosed garage for owners.
When the Q&A session began, one neighbor asked about utilizing green technology and offered the suggestion that the city is supposed to expedite permits for same. There will be no green technology in this development. The second part of the question regarded the lack of (or small) windows on the east side of the building. The response revolved upon natural light and ventilation.
My question seemed to irritate the alderman. When I prefaced my question with the number of these meetings held, attended, approved there is still no progress or development in the past 4+ years, he interrupted wanting to know if I had a question. Yes sir, I do. I cited the Rogers/Sheridan site, the Lerner building, where construction is not underway and the Pivot Point that's been on hold for months. I was interrupted while giving an historical overview leading up to the question! One part of the question referred to the environmental issues surrounding the Lerner building and asked if the dry cleaners on Howard been properly tested and cleaned. Mr. Coe stated it was cleaned and had passed tests in 1988 stating an entity known as the Dry Cleaning Association funded it. The point of the question was to ensure that any environmental issues had been rectified and would not be cause for any delays. The architect spoke up and stated that soil sampling and obtaining permits go in tandem. From obtaining permits, to demolition and construction the estimated timeline is 28-30 months.
Another point made was in reference to an earlier statement made by Mr. Coe when he stated that the Lerner site would be undergoing construction in the near future. Coe was asked if he was involved in this ‘new’ development. Coe stated he had spoken to Terzakis regarding this plat, didn’t feel the design was feasible, and didn’t feel Terzakis’ asking price was reasonable. The community’s only information regarding the Lerner/Terzakis property came from a statement regarding eminent domain made by Moore at the Pivot Point community meeting nearly a year ago. Moore stated that Terzakis had received community and city approval for his plans and had not acted upon it. Moore stated again tonight that the city was to proceed with eminent domain, take bids and choose the developer.
In closing Mr. Coe stated he would be a ‘trailblazer’ by undertaking the first new construction east of the Howard El. He stated demolition would not be underway until all permits are completed. The hearing with the Zoning Board of Appeals is this week. Someone in the back of the auditorium asked if there would be a vote, however, I didn’t notice a call for yeas or nays.
Consensus was granted and let's assume those who were interested made it back for the rest of the Bears game.
6 comments:
I couldn't imagine building this place without the variance requested. It needs the variance, and splitting the building up would turn it into a design disaster.
I like the place. My only concern is that it will be built as it was presented in the rendering last night.
My main concern, however, was the really outrageously careless demolition done at Morse and Greenview. We cannot have a repeat of that, and I believe that when demolition commences on the property on Howard, that we have a right to demand written assurance from the demolition contractor and the utilities that every precaution has been taken.
I sympathize with your concern regarding potential speculators, and it is surely not a frivolous point. However, I believe it will be many a long year ere we see the kind of speculation we saw until this year. This sort of hysteria only happens once in a while. My feeling is that people will be buying these places for home.
> Coe stated he had spoken to Terzakis regarding [the Lerner site] ... and didn’t feel Terzakis’ asking price was reasonable.
Terzakis is also part owner of Gateway Mall. Terzakis is the lowest of the low, even among real estate developers, a bottom-feeder who snatches up property in the path of development and holds neighborhoods hostage. When you hear Moore talking about using eminent domain on this site what he is really saying is he is arranging a payment out of the property taxes of the future, Howard TIF money will be used to arrange Terzakis' pay day.
I could only add that it's too bad that this building isn't getting LEEDS- certified. We can't demand it, unfortunately, because so many much larger buildings are going up elsewhere in the city that do not have it, and no one wants to pay for it.
That's a shame and a waste of opportunity, because this place is in every other way an appropriate type of building for the coming age of permenant fuel shortages. It is humanely scaled - large enough to make good use of land and utilities, and to have a pleasing urban appearance, and small enough that you aren't stranded if the elevator won't run. It's all in all a very attractive and liveable building, as it is proposed.
I guess the developer isn't doing it because buyers don't see any point in it and won't pay the extra cost involved. Unfortunately, in 10 more years they will see the point, and then they'll have to pony up for an expensive retrofit in order to keep warm and pay their heat bills.
I believe it is time for the city to consider an ordinance requireing all new construction to be LEEDS-certified. This would enhance the ongoing value of every new structure being built.
28-30 months! The Trump tower will only take 3 years to build. Why are coe's timelines so incredibly long?
Is the Trump monstrosity only taking 3 years total to build, or will it take another 3 years from this point? However long it may take, it will be way too soon to wreck the site lines on Michigan Ave with that oversized glass-and-steel crackerbox. Now THERE'S a project that should have been nipped in the bud.
Also, you wonder just how many corners are being cut in the Trump place.
Jim - Coe approximated it would be 3 months after the Zoning Board of appeals for the variance to go through, then 2-3 months for permits but stated it is actually more like 10 months. For safetys sake, apparently he was padding some of the timeline. I'm sure ward 49 can give more details.....
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