January 28, 2012

The Land & Real Estate

Land & Building on it
The history of 'building on land' should go hand and hand  with the implementation of zoning. Below are two links that may help the reader understand the concept of zoning in Chicago, always an interesting topic of conversation for anyone particularly the neighborhood associations and block groups in the city along with a brief history of zoning in Lake View since 2016 by Chicago Cityscape. The developments in Wrigleyville are in a separated blog post entry.
The 'Halsted Flats' development on Halsted Street 
Population Growth Maps
before westward expansion
... 27 years before the formation 
of Lake View Township ...
A landscape transformed
... 11 years after the annexation of the City of Lake View 
by the City of Chicago 
 the suburban explosion 
... 20 years after the creation of official city neighborhoods
 the region under pressure
growth with a new planned developmental concepts 
the impending threat: the risks ahead
The Chicago Plan of 1909
Daniel Burnham is best known for his admonition to “make no little plans.” He studied the great cities of the world and developed an approach to urban planning that was distinctive in being comprehensive, systematic and regional. Language from the 1909 Plan provides principles that continue to guide planning and development in the Chicago region today.
The Estates of Lake View Township
by Everett Chamberlin 1874
Property along the lake shore within a mile of the park [Lincoln Park] is worth $100 per foot. North of the park values range from $75 to $45 per foot according to its distance from the city. The principal owners are Messrs. B.F. Culver, W.K. Nixon, Maj. Goodwin, S.B. Chase, J.H. Rees, J.V. Le Moyne, Hubbard Boyden, J.B. Walker, H.G. Spafford, F. Tyler, and others. A majority of these owners are holding surplus land for certain increase (investment). The text and images below are from 'Chicago and It's Suburbs' by Everett Chamberlin.
The Owners:
Daniel Goodman
Major Daniel Goodwin owns near the Marine Hospital [between Montrose & Irving Park Road along the lakefront] a beautiful home of 6 acres of tastefully 
ornamented grounds surrounding it. 
He purchased the grounds in 1871 for $30,000.
[The first resident] Mr B F Culver has done at least as much as any other party for the development of the town. He first purchased a tract of ten acres in 1866 paying $600 for it and ten acres in the following year paying $1,500 per acre. These two pieces of property lie between Wellington Street, Barry Avenue, the Evanston 'dummy' Road, and Lake View Avenue and sell now at $125 per front foot. In 1668 he bought property in Baker's subdivision at $20 per foot which has increased to $100 per foot. The property known as Culver's Lake Front Addition was bought in 1870 at $6,000 per acre. It now sells at $100 per foot. Mr Culver built the beautiful Italian villa and later sold it to Hon. Frank W Palmer. Mr Culver has spent much of his time and expended large sums of money for the benefit of the locality and deserves the prominent mention given above. This is located on Barry Avenue and was erected at an expense of $24,000. It is full two stories and attic story in height of a very handsome design both outside and in. The main entrance on the south side of the dwelling is massive and ornamented with a handsome lower at the west side of it which extends above the roof and culminates in a large & tastefully finished observatory. The bay features seen at the west end are among the most attractive arrangements about this building & afford a view to the north/south & west of the elaborately adorned and extensive grounds about. The interior of the house is elegantly finished in hard woods & arranged with symmetry and taste. 
W.C. Goudy
The residence of Mr Goudy is in Wrightwood [Avenue] fronting on Green Bay Road, an extension of Clark Street just north of Fullerton avenue, to the limit of the city [of Chicago]. The house was erected in 1865 at an expense of more than $20,000 and the ground with the present improvement is now worth $50,000. It stands on a beautiful ridge so that the basement story is above the surface of the ground in the rear and the main entrance is only two or three steps above it in front. The style of architecture is exhibited by the engraving. The grounds are ornamented with shrubbery, flowers and fountains and covered with native trees. The front proper is upon Green Bay Road but opposite is a front with a large veranda overlooking Lincoln Park [the park itself] and Lake Michigan furnishing an unobstructed and magnificent view from every window. There is no place combining better the advantages of city and country[side] than this spot. 
J.B. Waller
Mr. J.B. Waller owns 53 acres of improved property worth. 
The house is a very large one of a very substantial build and looks like the fine old mansions to be seen in long settled districts. The reader can judge of the liberal outlay needed to build such a house and adorn the grounds about it by a glance. The cupola commands a view of Lake Michigan and a large radius of country around [near the future St. Mary of the Lake]. The material of the house is brick. The interior is elaborately finished in hardwood and its fine apartments are spacious pleasant and comfortable. The cost of the structure was about $75,000.
J.A. Huck
The spacious grounds surrounding Mr Huck's house compare favorably with the best planned of those before mentioned in this article. They front 500 feet on Fullerton 
Avenue and extend south on Clark Street 600 feet. Although the outside of the house is of plain and simple architecture there are few dwellings more comfortably arranged inside. The first floor is devoted to parlors, dining room, family sleeping apartments, and kitchen The second floor contains a large chamber parlor and several sleeping rooms with all modern appliances and improvements. The site is valued at $225,000. Mr Huck owns also a fine tract of twenty acres adjoining Ravenswood [Avenue] in Lake View [Township] and has sown it to grass, a preparation for subdivision, and sale in lots and blocks next spring. 
S.B. Chase
The dwelling of Mr. S.B. Chase of [company] Chase Brothers the abstract men is modest but attractive villa shown. It stands in a 10 acre lot the north side of Belden Avenue between the 'dummy road' [Evanston Avenue] (Broadway) and the lake. Value of the house and improvements is about $1800 and the ground for Mr Chase paid only $70 per acre less than twenty years ago. Indeed some west of his present homestead of which Mr Chase disposed at the rate of $12 per acre was bought by him in 1852 as low as $50 per acre.
Horatio G. Spafford
photo - Library of Congress
Mr Spatford's cottage home is located on a triangular lot containing five acres in one of the most attractive spots in Lake View [Township]. The lot is bounded by Evanston [Avenue] (Broadway) on the west Halsted Street, Graceland Avenue (Irving Park Road) on the south. Just across Halsted Street is the site of the U.S. Marine Hospital and on the south are the grounds owned by S.H. Kerfoot both of which are noticed elsewhere. So that on the south and east an extensive and beautiful lawn prospect stretches instead of a view blocked by rows of buildings. Mr. Spafford has improved his home site in a very artistic manner with a large outlay. His homestead is worth $7500.
Mr. S.H. Kerfoot 
(no llustration provided)
For many years prominently identified with the real estate business owns about seventy acres near the Marine Hospital [between Montrose and Irving Park Road along the lakeshore]. He purchased the tract in 1853 paying $100 per acre. He began making improvements at that time and has continued them ever since until now the land is worth on the lake shore from $100 to $150 per foot and elsewhere its value ranges from $40 to $70 per foot. He has improved so many of his blocks by planting extra trees in regular order opening up & grading and graveling walks & drives in various other ways beautifying them that it is hard to tell which he calls his home. At present he occupies a very tastefully arranged cottage on a block of nine acres highly ornamented but his plans for his permanent dwelling on his large and exquisite grounds extending to the lake shore promise a homestead and surroundings unequaled in the vicinity of Chicago. Some of the single blocks in Mr. Kerfoot's interest are worth $125,000.
Kerfoot's Garden
by 'Constructing Chicago'
The Forgotten Houses of Lake View
from a pdf called Daniel O'Hill Preliminary Summary

Map History of Property Values
Social Scientist Maps
Property values of the area that would be called Lake View Township before major development in the area. Lake View Township was incorporated in 1857 until 1887 and the City of Lake View from 1887-1889. Check out this 1870 Van Vechten map of Cook County (zoom) and discover who owned lots of property. Some names will be recognizable like the first mayor of the City of Chicago W.B. Ogden. If first look at the Van Vechten map and then map below for Mr. Ogden's property values - about $1.25 - $2 bucks per square mile. Another early landowner according to a publication called Lake View Saga 1847-1985 was ...
image - University of Chicago Library
Land values before the formation of the township
between Belmont and Fullerton Avenues along the lakefront tripled from 1868 to 1872 particularly along Wellington and Barry Avenues selling $125 per sq. mile.
The below Chicago Tribune article is about the transfer of property and real estate within the Township of Lake View in 1882
 Three years after the township/city annexation 
 by the City of Chicago
1892 map
 Property values of the area that would that was once called Lake View Township/City 
1928 map


A Growth Timeline:
 the years as a Township, City, District, and Neighborhood 
1857-1933


Gross Park Area of Lake View
with this link to the 
Gross Point on Henderson-Facebook 
advertisement for cottage-style houses
1896 assessment letter
Gross Ave. now Ravenswood West Avenue
Homer Ave. not Henderson Avenue 
image - 'Lake View' by Matthew Nickerson
  image - 'Lake View' by Matthew Nickerson
 images - 'Lake View' by Matthew Nickerson 
 
advertisement 1887-89 when Lake View was a city in Illinois
Decades Years Later
The 1920's were boom years for old Lake View 
per this 1927 Chicago Tribune article
Type of Housing in Chicago 
by Moss Design via CityScape
written by Della Hansmann
This type of dwelling design is a staple of our neighborhood. This design consists of stacked apartment units with matching plans the Greystone multi-flat unit is easy to construction and replicate. Small variations in the facade make each unit seem unique but the same building methods could be used over and over again – much to the builder’s convenience. Further, by stacking several units, and placing the access door behind a shared porch, the multi-flat units were hard to distinguish from a larger single-family home.  A street of two and three story Greystones give an impressive sense of density, cohesiveness and even grandeur that a street of smaller individual cottages or larger apartment blocks don’t have.
A standard bearer in the north-side particularly in our neighborhood this type of dwelling-form ensures that, regardless of who owned or built on the adjacent properties, this assembly of units will always have a little patch of green space in their tiny interior court.  What’s more they all have access (both to airflow and view and for physical exits) to both the interior court side of the building and the exterior with its tiny porch/fire stair exits. Read more about this design form from Moss Designs from the above link that include great illustrations! Read more from Moss Designs - above link that include great illustrations! 
Four Plus One apartments are often described as exploiting a loophole in the zoning code.  Its more accurate to say that they were simply a residential building type which was allowed by the Chicago code … until it was actively dis-allowed in 1971 a city council measure requiring that all developers provide one parking spot per dwelling unit in zones R4 and higher.The original code allowed for residential buildings no higher than four floors to be constructed with masonry exterior walls and wood interior framing in Zones R-5 and above. Read more from Moss Designs - above link that include great illustrations! 
Although this classification is about the downtown area then our neighborhood we do have a structure on Waveland Avenue that we can called a 'scaper' - The New York
Read more from Moss Designs from the above link that include great illustrations! 
The Great Chicago Fire of 1871 barely touched the old Township of Lake View. Several factors played into the fact; one was the weather but also the sparseness of buildings north of Fullerton Avenue –the northern border with Chicago. These tiny buildings were built as short-term shelter solutions immediately after the fire, these modest homes originally featured pretty much just … exterior walls and a roof. More than five thousand were built in one month to house families without homes through that first winter of 1871. Due to the size of the structure and township building codes at the time (wood dwellings were still allowed) these types of buildings may not been the dwelling of choice by the township residents. Read more about this type of building design from Moss Designs from the above link that include great illustrations! 
While mostly located in other locations then in Lake View bungalows are regarded as modest single family homes, with full basement, first floor and slant-ceilinged attic above.  They are caped by low pitched roof with overhanging eves and entered through a front door off to one side, next to a wide bay of living room windows.   The Chicago bungalow is brick faced, with decorative stone trim and wooden (sometimes leaded glass) windows. Read more from Moss Designs from the above link that includes great illustrations! 

The Tale of the Two-Flat
by Curious City - WBEZ
1927 Lake View Assessments
1937 Lake View East Assessments 
This area remained affluent during the depression years
1939
The First city in the Country to Survey land use
with the 1942 results
Rent Control Ends 1953
 
Public Housing  became a factor in determining the value for properties during and after Great Depression of 1929. Factories had failed and never replaced. For an example, Julia C. Lathrop Homes replaced the International Harvester manufacturing plant resulting in loss of thousands of jobs but a low income solution to housing for unemployed and the working poor.
This map & table reflect public housing during the periods between 1935 and 1946

A New Concept: Planned Development

This 1942 map and legend above reflect areas created by city administrators who believed in 'planned development' by locating selected areas of future development.
Planned development is a means of 'land regulation' which promotes large scale, unified land development by means of mid-range, realistic programs in chase of physically curable, social and economic deficiencies in land use.
Where appropriate, this planned development should control and promote the following:
1) A mixture of both land uses and dwelling types with at least one of the land uses being regional in nature.
2) The clustering of residential land uses providing public and common open space.
 3) Increased administrative discretion to a local professional planning staff while setting aside present land use regulations and rigid plat approval processes.
4) The enhancement of the bargaining process between the developer and government municipalities which in turn strengthens the municipality’s site plan review and control over development for potentially increased profits due to land efficiency, multiple land uses, and increased residential densities.
Note: For more information about residential land use as of 1942 view with this link. Click on the image to turn the page.
Another Concern
Vacant Dwellings and Mortgage Risk Areas
1934 map and table
During the Great Depression years the northwest section of Diversey Parkway and Sheridan Road was occupied by homeless folks who lived in paper tar shacks.
1938 Depression Era Mortgage Risk 
 I'm assuming A is better then B
Another Concern ...
Vacant Land as of 1945
(click on map to enlarge)
New Housing Plans as of 1945
(click on map to enlarge)
Chicago Housing Styles
from Chicago Cityscape 
by steven@chicagocityscape (edited)
Chicago has several building styles that included worker's cottages, bungalowsgreystones, and two flats. Most are single-family homes, while others are multi-family homes. They comprise a considerable amount of the city's housing stock, particularly in certain neighborhoods, and yet not much attention is given to them because they are such ordinary, modest structures. This 2015 map link illustrates the new construction (green), renovation (purple), & demolition (red) of two story masonry residences in Chicago. The data comes from permits filed between January 1 2006 and August 29 2015. Due to inconsistencies in permit reporting, this is not a complete picture of all activity, but more of a broad introduction to building and demolition trends. Some of
these buildings are over 100 years old. Some are brand new. 35 are being deconverted from multi-family to single family. Others have been demolished to make room for larger, sometimes denser housing. There are many ways to study them. Click on the map to read details about each property. 
The Mansions
and the former Hull House-Lake View
and currently Lake View Athletic Club
Smaller parcels of property would be replaced by 4+1's while larger parcels of property that housed former mansions & beer gardens (Bismarck Gardens) would be replaced by modern & just as grander in scope dwellings. Some vintage houses would survive the pressures of new planned developments such as the G.W. Maher House on Stratford Place or was recycled such as Lake View Athletic Club building on Broadway. In the last two decades some of these buildings have become condos while others have been purchased by rental companies that completely rehab the interiors while maintaining its 4+1 design concept.  
 The Stout Estate prior to 1959
photo contribution - Robert Zamora
The property replacement
The Growth of Subdivisions
The creation of a subdivision was often the first step toward the creation of a new incorporated township or town. Contemporary notions of subdivisions rely on the 
Lot and Block survey system, which became widely used in the 19th century as a means of addressing the expansion of cities from surrounding farmland.
While this method of property identification was useful for purposes of conveyancing, it did not address the overall impacts of expansion and the need for a comprehensive approach to planning communities.
This following section reflect the evolution of population growth and development. The University of Chicago researchers called shaded areas in these maps below as subdivisions.
Land Occupied by Dwellings  
1857 to 1933

 
1844 - 1860
Note: Lake View Township were incorporated by 1857.
1863-1879
The Town of Lake View (incorporated in 1865) was within the Township of Lake View
1880-1929
Lake View Township/City were annex by the City of Chicago in 1889 as well many other township west and south. The City of Chicago doubled its' territory in 1889 and its' value as a city.
This interactive map highlights the real estate status of jour neighborhood during the Great Depression years.
Paying the Tax Man
This March 1889 letter was issued when Lake View was still a city. Later that year the City of Lake View was annexed by the City of Chicago.
photos - Ebay 
Property values are still assessed under the old township name 
an unpopular form of taxation even back in 1895
sample of a 1896 tax bill - Ebay
 sent to a resident on 1753 Robey (3200 block of Fremont)
from an assessors office at 622 (2701) Lincoln Avenue 
Assessments 1937 
that included 'founders of Montgomery Wards' and 
Miss Katie Buckingham - Buckingham Fountain
column 2
column 3 
Vintage Developments 
photo - Ebay
Sheridan Road was renamed (inner) Lake Shore Drive
from Belmont to Grace in 1931
The Commodore & Green Brier
once known as the Lessing (Flats) Apartments
and across the street on Surf Street - the Lessing Annex
postcard image - Chuckman Collection
entrance to the Commodore Apartments
photo - Curbed Chicago
Green Brier Apartments across the street on Surf Street
Bobby Binner via Pictures of Chicago-Facebook 
 
The Lessing Flats in 1913
 The Lessing Flats in 1916

Apparently Refitted for the Veterans of WWII IN 1942 



Saving the Buildings in 1984 



 Sheridan Road Developments


According to Susan Reibman Groff this building featured by the Art Institute in its 1989-90 calendar. Described by architect Peter J. Weber as “the building which solves the servant problem” because it provided rooms and baths on the first floor for chauffeurs and butlers. Additional quarters for “help” were in a roof-story added at the west end of the building. The French Neo-Classical facade is Bedford stone. The north carriage entrance on the right has a porte-cochère.
 
photo - Jim Martin

 photos - Jim Martin
views from the harbor

above pre-1920 / 1918-19 below photo(s) - Jim Martin



(originally 1847 Wellington)
George Rounsavell Residence
 image - Art Institute of Chicago
534 W Wellington Avenue
Herman Arnold Residence
 3 images - Art Institute of Chicago

339 W Wellington Avenue
Mrs. Montgomery Ward Residence
 built in 1915
alternations in 1925 
 all images - Art Institute of Chicago

The Barry Apartments 1925
image - Ebay
3520-3524 N Sheridan Road (inner LSD) built in 1924
Image - Art Institute of Chicago

 
Sheridan Road and Grace Street 1923
across the street from
Sheridan Road and Grace Street 1926

Sheridan Road and Aldine Avenue 1926

image of the building in the article
vs the building next door - both Tudor Gothic in design 
 
637-41 Aldine Avenue
424-30 Briar Place
433-37 Briar Place

 page 2

 
3240 N Sheridan Road (inner LSD)
3318 N Sheridan Road (inner LSD)
 
Financing 422-25 Melrose Street
 


The Estate on Barry Avenue
between Sheridan Road & Lake Shore Drive
A Highrise Replaces the Mansion in 1962

3470 Lake Shore Drive
28 story condo building 
replaces a 3 story mansion in 1967
(6 articles)
 ... modern living in 1967
... advertising a condo at  
'Festival Home' #67
 ...no need for a doorman
.... and once had a single family home/mansion on the same property that was owned by
Raymond D. Lay on what was once called Sheridan Road
428 W Wellington Avenue
 2007 view - Google Maps
with a plan of the apartments in 1960

New High Rise at 3950 in 1955
3180 N Lake Shore Drive

Hawthorne House
3450 N Lake Shore Drive
For decades this property's only occupant were billboards.
but in 1965 and the last high-rise rental on inner LSD
A 1963 advertisement
The 336 W Wellington Avenue






Those 4+1's
by Living History of Illinois & Chicago
The simplest definition of a Four Plus One is a five story apartment building where the first floor consists of the lobby and a parking lot. It is often cited as a building type that is unique to Chicago. Most of these buildings were constructed during the 1960's to solve the problem of over-crowding due to urban renewal, particularly from the Lincoln Park area. 
 
 
 
 
... a brochure

No More 4+1's Please! - 1968

The Age of the Condo 1970's
3180 N Lake Shore Drive 

  3730-40 N Lake Shore Drive
 
 
3900 N Lake Shore Drive

3150 N Lake Shore Drive
... the layout
 floor plan1 & floor plan2
images - Art Institute of Chicago
The Condo Wars ...
525 Hawthorne Place
to this day remains a rental
Condo Brochures
525 W Hawthorne Place Brochure
Art Institute of Chicago


 
 

433-437 Briar Place

 
 
444 W Belmont Avenue
enlargement- Art Institute of Chicago
 enlargement- Art Institute of Chicago
enlargement- Art Institute of Chicago
... a brochure of it




534 W Stratford Place

photo enlargement - UIC Photographic Images of Change


441 Oakdale Avenue



 
3100 N Lake Shore Drive
Darien Playing Cards

images - Ebay
3900 Lake Shore Drive
3440 Lake Shore Drive 
 3950 Lake Shore Drive
... the plans
 
In 1960 ...
ground breaking ...
425-39 Aldine Avenue
445 W Wellington Avenue
 image - 2016 Google Maps
Art Institute of Chicago 1951 floor plans

An Evolution of a Street Corner
location ... location ... location
 Lockby Hall
This residence was owned by Samuel Chase 
who owned a company that saved the property deeds 
from the Chicago Fire of 1871. 
After the fire his family moved in 1875.

The Lockby Hall was located at Belmont along the existing lakeshore according to this 1894 Sanborn Fire Map
(Belmont Avenue not labeled)
Belmont Yacht Harbor was opened to the public by 1913
(click this 1912 article below to enlarge)
The Lockby Court Apartments
... and its replacement in 1962
3500 N Pine Grove

 And then next to it in 1948
a 2017 Google view

The Development in the Pine Grove Area
the 3500 block of Pine Grove
Sanborn Fire Maps
I just wanted to stress the importance of Sanborn Fire Maps on recording past developments. These detail illustrated maps were like the 'Google Earth' of today. For the benefit of this blog the record dates are 1894, 1923, and 1950.
above is the area as of 1894
below is the area as of 1923
 above is the area as of 1950
the garage with shops on Broadway became
 the future site of the Jewel store
The New York
3660 N Lake Shore Drive
 photos - Chris Cullen 2018
There were to be two buildings but...
What the New York space looked like in 1923
3648-3636 Sheridan Road
1923 Sanborn Fire Map above of the area
1950 Sanborn Fire Map below
...  in 1987
3400 N Lake Shore Drive
655 W Irving Park Road
photography by Chris Cullen 2018


The 44th Ward Master Plan
The community of Lake View includes the governmental  wards of the City of Chicago's 44th, 46th, 47th, and the 32nd as of 2006 when this master plan was created. 
Most of Lake View at this time is in the 44th.
The Clark Street Plan in 2013
a long-term plan 
by the Lake View East Chamber of Commerce. This chamber supervises the developments of east & central Lake View
image - Lakota Group
The Clark Street Task Force Map
'A task force seeking to revitalize the street hosted an open house Wednesday night seeking feedback on how area residents, business owners and property owners want to see Clark spruced up. People attending the open house at Century Shopping Centre at 2828 N. Clark posted stickers on a blown-up map of the area to indicate places that needed improvement. And a lot of areas need help if the number of stickers is any indication. Red stickers were placed on buildings that people thought needed beautification or facade updates, and red peppered a good deal of the street. "The buildings are just not that attractive," said Mary Beth Smith, a residential real estate agent and local Chamber of Commerce volunteer.' - from an DNAinfo article
The renditions 
 images - Lakota Group


while remembering the past ...
the photo is of the intersection of Clark/Diversey
Recent Real Estate Developments:
Most of these once planned developments occurred during the same period of time as the renovation of Wrigley Field
in 2014 and its environs
Clark Street Developments, so Far
3154 N Clark Street
the northwest corner of Clark & Barry

via Curbed Chicago
via Sports Authority
Jemillex B  via Foursquare 

 via Sports Authority
photo below - Chicago Real Estate Local
 ... the old vs the new look for the corner in 2017
via Curbed Chicago ...
3300 N Clark
The Lake View Learning Center
This facility was affiliated with Truman College in Uptown
 the original address location was 3010 N Clark Street
2018 photos - Garry Albrecht
the new look for the corner below
 the TOD planned development 2018
images via Southport Corridor News and Events
the developer scaled downed for the initial plan
How tall should it be??
Lakeview 3200
on the northwest corner of Belmont/Clark
2013 photo - Lake View Patch
the first rendition 
2016 photo - Curbed Chicago
the second rendition
The site also lists apartments available for rent — and they're anything but cheap. Available apartments range from a 431-square-foot studio to a 1,452-square-foot two-bedroom apartment with two bathrooms. Rent starts at $1,525 for a 436-square-foot studio, or $3.50 per square foot, according to the 'Lakeview 3200' website. Topping the list is a two-bedroom apartment with two bathrooms that costs $3,800 per month, or $2.62 per square foot. But the building does have great benefits, with a Target downstairs and a two-minute walk to the Belmont Red Line station. On average, the building's 57 one-bedroom apartments will run around $2,300 per month. From a 560-square-foot unit to some as large as 900 square feet, the one-bedroom units average 711 square feet. - from an DNAinfo article
2016 photo - Garry Albrecht
2016 photo - Garry Albrecht
 
2016 photo - Garry Albrecht
with more construction pics from Building Up Chicago
age old battle between 'big box' stores & independents
... and the buildings that were razed for it
photo - DNAinfo
photo - Lake View Patch
photo - DNAinfo
2013 Google Map view
hanging out in the actual alleyway was popular and the back door entrance the The Alley
 photo - DNAinfo
photo - Max Forster via LakeView Historical-Facebook

  photo - DNAinfo

photo - Lake View Patch


photo above - Lake View Patch
the Dunkin Donuts location in 1950
photo above - Ebay
 photo below - DNAinfo

Saving the Past with Google Maps
 Look for this blacken box within it is a clock that will expand when clicked. The clock space will highlight years from 2007
Since 2007 Google Maps have a done a great job of saving history with the use a a little known feature I call the 'corner clock'. This Google Map feature is located on the top left side of the computer screen. Click on it and the feature expands into a set of years typically from 2007. Google digitally and typically records the same location each year & sometimes twice a year. If you wish to save let's say an image from 2008 I use another feature called the 'snipping tool' from my computer. The user can find the snipping tool through your 'search' tool from the lower left of your computer. The snipping tool icon looks like a small blue scissors circled in a reddish orange. I save the icon on my tool bar on the bottom of my computer screen. Click on 'new' within the the snipping feature and the background screen will fade and a red border once click on screen  allowing the user the cut any portion of the computer screen wanted. Below are the results of the use of both features of the intersection of Belmont and Clark.
 July 2015 

September 2015

both images - September 2015
with the Alley on the right side of snipped screen
 The Alley: One of the Victims
photo below - a Mark Thomas (owner) business card
page - East Lake View by Matthew Nickerson
below 2005 photo of the actual alleyway - Wibiti.com

the first location 
above photo - a Mark Thomas biz card
Mark Thomas-owner on the right with a devoted employee
'The Alley' did not survive the construction phase 
at this location - moved to Albany Park neighborhood
photos - Yelp
2016 photo - Garry Albrecht
waiting to be replaced for another planned development
and once located on Broadway in the late 70's early 80's
Keeping the street-view facade but building up. This building was once a theater - see my post on Theaters Past.
Demo Photos by Martin Gonzalez


The New Look for the Building Space
2016 rendition - DNAinfo
2018 photo - Brian Weber via Original Chicago-Facebook
The Alley reopened as The Alley:1776 for a brief time after at 3223 N Clark across the street of the former space
below photo - Mark Thomas
2941 N Clark Street
a former restaurant 
2016 photo - Chicago Cityscape
 2016 transition photo - Google Viewer
... with a new look below
photos - DNAinfo
2016 image - Lake View East Chamber of Commerce
The Addison/Clark Complex
south of Wrigley Field
across the street to the renovated Wrigley Field 
image above - Streets Blog Chicago
photos - Yelp
The Lincoln/Ashland/Belmont 
1994-2018
This area was once known as the most popular commercial district in Chicago before State Street and the Mag Mile.
with an interactive map of all TIF's by 
'Chicago Cityscape' included with this link
the core space to be redeveloped was the 
former La Salle Bank building
The redevelopment of this area took almost two decades
photo - DNAinfo
to a mixed-use development to a finally ...
 CHICAGO, Nov. 10, 2015 /PRNewswire/ - Located at the highly-visible and historic triple intersection of Ashland-Belmont-Lincoln Avenues on the city's North Side, America's Healthiest Grocery Store™ is set to dig in to a new location. Novak Construction Company, the project's Developer and its General Contractor, is proud to announce the official groundbreaking ceremony this Thursday at 9:00 a.m. at 3201 N. Ashland Avenue. Construction on this Gensler-designed, ground-up 70,000 square foot store will start this month, replacing the current Whole Foods Market location at 3300 N. Ashland Avenue when complete.
"Activating this long vacant lot, the site of the former La Salle Bank, was a priority for us once we acquired the property," says John Novak, Novak Construction's Founder/President. Reflecting on a time when the neighborhood was known as a bustling shopping mecca for the city, he added, "As the sole tenant, we know Whole Foods Market will not only enhance the community and accommodate the needs of its residents, but also usher in an era of new businesses and activity in this location. We would love to see this project stimulate that kind of growth." The new store will feature a second-story balcony for outdoor dining, additional indoor street-level dining along Ashland, and a vibrant year-round green-wall adjacent to a park setting on Melrose. The new Whole Foods Market location will bring improvements based on the current store's challenges, most notably increased aisle space, additional grocery and prepared food choices, and more parking.


November 12, 2015
photo - Tom Tunney-Facebook
Before Target wanted the space 
It was originally proposed to be a mix-use development called the 'Lakeview Collection'
'The old La Salle Bank building at the northeast corner of Belmont, Ashland and Lincoln avenues has changed hands, and its new owner, Novak Construction Co., has announced plans to build a new development that would focus around a large 60,000 square foot ground floor retail component with 80 to 160 residential units above it, Crain's is reporting. The property has sat vacant for years, and a previous plan to build a mixed-use development stalled out at the height of the real estate crash. Early last year, Target purchased the property, with plans to build a new store at the location, but after sitting on the property for a little over a year, the Minneapolis-based big box retailer decided to dump it this summer. Novak's new plan isn't too far off from Centrum's failed Lakeview Collection, which was supposed to feature 90,000 square feet of retail space on the first and second floors and 131 condo units from the third to the sixth floor. After sitting idle for years, & exchanging hands a few times, it appears that the old building at the busy Belmont/Lincoln/ Ashland intersection may finally be getting some action.'

its various renditions for the space
Then it was Targets Turn
Target was the second planned development pending approval from the neighborhood community in 2013. Target withdrew its offer after community and store failed to agree to mutual planned development. According to a DNAinfo article, '"Chicago is a great market for Target and we continue to pursue new opportunities to serve guests there," Winkels said in a statement. Before the store can open, Target must present its proposal to West Lake View Neighbors, the Lake View Chamber of Commerce and the Community Directed Development Council, according to Bennett Lawson, chief of staff for Ald. Tom Tunney (44th). The proposal will likely need approval from the Chicago Plan Commission and the City Council Zoning Committee to amend the original plans for the building, Lawson said. "We hope to have something to review with the community before the spring [of 2016]," he said.' Target would later build their own space on the corner of Clark & Broadway. Whole Foods two years later ask for this same space according to Curbed ChicagoCheck out the design plans for this building with this link as well as this notice for the ground-breaking ceremonyThe new store will feature a second-story balcony for outdoor dining, additional indoor street-level dining along Ashland, and a vibrant year-round green-wall adjacent to a park on Melrose. 

'Target Corp. may scrap its plans for a new store in Lake View, putting a property it had eyed for the project up for sale.A spokeswoman for the Minneapolis-based retail behemoth confirmed in an email that the company is looking for buyers for a two-story building it owns at 3201 N. Ashland Avenue in the North Side neighborhood. It's unclear why Target wants to jettison the Lake View property. The company pulled back on spending on new stores in the U.S. last year.' - Curbed Chicago reported this in 2014.
gone from the landscape included ...
 Follow the conversation on this building on Facebook
photo - via Southport Corridor News and Events
The ever changing (Curbed Chicago) planned development  
for this corner continued as of 2015 with opposition of Whole Foods development. In fact, the neighborhood associations of the area were not all that interested in any high-density developments in the first place.
According to DNAinfo, 'Developers repeatedly returned to the drawing board over the course of eight months and a dozen meetings, tweaking designs after getting feedback from a vocal subset of the group, named 'Melrose Street Concerned Residents'. MSCR very local organization at the time.
The Google Map Views
of Lincoln-Belmont-Ashland Intersection
Ashland & Belmont intersection in transition
2015 vs 2016
The Google Map Viewer is great historical tool on the changes to a particular area of real estate. The viewer began to record the landscape at this intersection in 2009. With the use of a Windows 10 feature called the snipping tool I was able to capture the intersection as a png image and then with an editing tool called PicMonkey as a jpeg image 
Snips from Google Maps 2009 vs 2017
 2009 vs 2017
 image 2
  2009 vs 2017
  image 3
  2009 vs 2017
  image 4
  2009 vs 2017
Whole Food closed their small space 
on 3300 N Ashland Avenue and then became a Target

photo - Pierre-Henri L. via Yelp 2013 
photo - Pierre-Henri L. via Yelp 2013
photo - Willem B. via Yelp 2012

photo - Willem B. via Yelp 2012
Now a Target
photo below - NBC News
The New Walgreen's Location
on the corner of Broadway/Clark/Diversy across the street
but first the removal of part of the building
No more pointy thing ...
above photo - Chicago Racked
2013 photo above - Chicago Real Estate
from a Central Savings to Borders and then to a Walgreens
2012 photos above - Lake View Patch
the new building with Walgreens as the new occupant
at the pinnacle of Clark Broadway Diversey
2013 photo - Tom Tunney-Facebook
Ribbon Cutting Ceremony
2013 photo - Tom Tunney-Facebook 
before that ...
Walgreen's former location east of Broadway 
with former Borders and Central Savings to the west
where Walgreens is now located
2009 photo - 'Chicagoismyblog'
and before that ....
photo - Ravenswood-Lake View Community Collection
the Central Savings building 
along with a view of Ace Hardware 
that had an entrance both of Broadway and Clark Street
and before that ...
and before that ... 
photo via Kenneth Joesphson from
Forgotten Chicago-Facebook
across the street was second Walgreens that once was located in the Lincoln Plaza complex 
the former space within the Lincoln Plaza complex
Broadway/Diversey
2016 photo - Original Positions
the closed Walgreens that was on the northeast corner of Diversey and Broadway now located across the street
before that was ...
image - Chicago History Museum 
The Curtiss (Candy) Building where Lincoln Park Plaza is located today
with the potential future of that corner below
Since Walgreens decided to move to an existing and renovated space across the street this planned development has been on hold according to the 44th ward alderman's office still as of 2018
2014 planned development at the former Walgreen's space 
photos - Curbed Chicago
 photos via 44th ward office - Tom Tunney alderman


 Halsted Street Developments
before the hole in the ground ...
was a public garage and garage for the Chicago Park District and apparent business on the corner
a 1950 Sanborn Fire Map
The facade was saved of the  former Chicago Park District garage to became Whole Foods
The Center on Halsted takes shape

photo above - Center on Halsted
photo below - NewNowNext
3740 N Halsted Street
rental units on the west side of Halsted/Broadway
Construction Phase 2013
photos - Lake View Patch

former site of the largest German-American Beer Garden in the city during the dawn of the 20th century  ...
The 'Chicago Out' Hotel
A Neighborhood Association said 'NO' 
to a Planned Development on Halsted in 2013
and it was never developed
the developer's staff and community meet
photos - Lake View Patch
 the planned development stemmed from the vacant storefront that used to be Mark's Chop Suey
2009 photos - Google Map 
its various design looks to win neighborhood association approve, as well as the alderman

 First rendering of the Chicago Out Hotel
images - DNAinfo


Once 'Auto Laundry' Facility ..
before the words 'car wash' during the turn of the 19th century car wash were called auto laundry - believe it not!
photo with enlargement 
- Art Institute of Chicago via Explore Chicago
1934 image - The Chicagoan
 2823 N Halsted Street
2940 N Halsted Street
Original building was constructed in 1928 per Apartable 
2013 photo - DNAinfo with article  
photo - Loopnet
2016 photo - Chicago Real Estate Local
Broadway Developments
The local neighborhood area lost their grocery store in 2005 and waited all most a decade for a replacement.
The drama about this planned development 
'Lake View Booster' 2012 article 
It finally begins ...
Ground Breaking Ceremony 2015
photo - Tom Tunney (alderman)-Facebook
 winter 2016 photo - Garry Albrecht
summer 2016 photo - Garry Albrecht
summer 2016 photo - Garry Albrecht
(a LakeView Historical Facebook album)
and before that per Sanborn Fire Maps in 1950
mostly garages and small businesses
in 1923 ...
and finally in 1894 ...
Once it's There and Then its Not
How many times have you walked by a particular location and noticed a new building or vacant lot and wondered what was there before. Sanborn Fire Maps were the equivalent to Google Maps of today. It was a time machine of the past of former structures within a given area illustrated not by computers but by human hand on sheets of paper. It and was a necessity for city departments like Fire and Sewer as well as private insurance companies.The sheets below have been zoomed & edited for this section. The map sheet used in this example is from sheet #84 from volume 9. These maps are a wealth of knowledge for researchers & historians like me. 
 1894
 1923 vs 1950
an example but by Google Maps
1725 W Fletcher Street
According to Google Maps there was once a house in this space as of 2007. In 2011 this space became a side-yard for the house on the left. In 2017 this vacant space will once again be filled with two story single family residence per  Chicago Cityscape an organization the reports permit activity.
building along the elevated

As of 2015 ‘the environment has radically changed. Because of the investment that only seems to come with gentrification, Sheffield’s median incomes are now up to four times the national average and violent crime is very low as compared with other city neighborhoods. It is now one of the most desirable places to live in Chicago. Not only does it have an excellent building stock and easy access to Lake Michigan, but perhaps most importantly it has great bus and rail access that provides its residents quick access to the Loop’s hundreds of thousands of jobs. It is a prototypical transit-oriented neighborhood.’ - Metropolitan Planning Council
3400 N Lincoln Avenue
The Paulina Brown Line Apartments:
a TOD building along the tracks
2014 photo - Curbed Chicago - Lake View 
 2014 rendition - Streets Blog Chicago
revised 2015 renderings below - Curbed Chicago
3115 N Broadway
Public Garage to Condos 2018
2017 Google Maps
 images via 44th ward office, Tom Tunney alderman
 upper floors vs the ground floor 
- still using the lower garage space

 The Viridian - Broadway/Sheridan
from a gas station to apartments
the gas station on the northeast corner 
is removed from the landscape
photo - Mark Zipperer
renderings - DNAinfo
mid 2017 photo - Garry Albrecht
 photo - BuildingUpChicagoDotCom
 photos - BuildingUpChicagoDotCom
and then south across the street on Broadway ...
planned development 2015 photo - DNAinfo
photo via Chicago Cityscape
 replaced by the development on Sheridan Road
photo - geoview info

 replaced by the development on Broadway
photo - DNAinfo
facade was to be saved & reused as part of the new building
1987 photo -  Equinox27 via Flickr
 

the terra cotta details - Chicago Designslinger 



Betsy Rubin via Facebook 2013
Angela Larson via Facebook 2014

both photos from Mike Butland via Facebook 2016
 via Roderick Reves with my thanks
2017 Google Maps
the removal of the terra cotta was permanent 
2017 Google Maps

 2017 Google Maps
mid 2017 photo - Garry Albrecht
mid 2017 photo - Garry Albrecht
photo - BuildingUpChicagoDotCom
photos - BuildingUpChicagoDotCom
 Sheridan Road Developments


the first rendition - Curbed Chicago
the second rendition - what a change!
This Transit-Oriented Development 
near the Sheridan Red Line 
will replace Hampton Apartments
photo - Chuckman Collection
On the opposite corner....
3911-3921 N Sheridan Road
2017 Goggle view
photos - DNAinfo


 and across the street with a view of the tracks of the Redline
Google Map view 2009 vs 2017
2950 N Sheridan Road
 
photos - via Curb Chicago Lake View
2016 photos - Garry Albrecht
more construction pics from Building Up Chicago
Diversey Parkway Developments
538 W Diversey Parkway
2016 photo - Chicago Cityscape 
 2016 photo - Lake View East Chamber of Commerce 
first rendition vs
the second rendition photo - LoopNet 
506-514 Diversey Parkway
 
images via Lake View Patch
 2016 rendition pdf via Tom Tunney alderman office
with a vintage building between the two
2016 rendition pdf via Tom Tunney alderman office
2016 rendition pdf via Tom Tunney alderman office
2017 photo below - John Keating Jr. 
via Forgotten Chicago-Facebook
photo - BuildingUpChicagoDotCom
photo - BuildingUpChicagoDotCom
and a vintage building remains in the middle
A Hotel Evolution on Diversey/Clark
postcard - Chicago History in Postcards

 Days Inn to the Hotel Versey
"The new name Hotel Versey pays tribute to its original namesake The Diversey Arms, while playfully fusing in a tie to the hotel’s V-shaped structure of its triangular city block, on the highly visible corner of Clark, Broadway, 
and Diversey Parkway." 

and on the opposite corner in Lincoln Park ...
 on the southeast corner of Clark & Diversey
2017 images - Chicago Tribune

vintage images of the same corner below
J.J. Sedelmaier via Forgotten Chicago-Facebook 
and from TrolleyDodger below
Southport Avenue Developments:
The Southport/Belmont Intersection
the northeast corner of Southport/Belmont


2017 photo below Southport Corrridor News & Events
what it replaced
Now, across the Street
While one corner has gone modern the other corner, the northeast corner, has remained vintage/renovated
2017 photo - Google Maps vs a 2018 photo below
Chris Cullen via Pictures of Chicago-Facebook
for more developments along Southport Avenue visit 
Southport Corridor News & Events
the southeast corner of Southport/Belmont
and soon to replaced on the same intersection in 2019
at northwest corner Southport/Belmont 
3401-09 N Southport
 
images via Southport Corridor News & Events
2017 photo - Google Maps
what it replaced
3334 N Southport Avenue
2017 photo - Google Maps
in transition photos
2016 photo - Google Maps
Southport/Wellington Intesection
Herdegen Brieske Funeral Home 
 aerial view of the area
aerial photos via DNAinfo

a Google Map view 2017

photo - via Adam Rodriguez FC FB 2018
included the space behind the funeral home 
the renditions below
 images - Curbed Chicago

Belmont Avenue Developments
then and future photos via Curbed Chicago 
450 W Belmont
 2017 Google Map view vs 2018 below
 the new look
images - Curbed Chicago

Replacements per 1950 Sanborn Fire Map

Height vs Width

image above - Curbed Chicago
  photos via Curbed Chicago
 The Affordable Housing Issue
Affording housing in the City of Chicago has been an issue for more decades. SRO's have been converted to 'market-rate' housing or a small percent of any particular new development that was to be reserved for the poor or seniors. In my blog post called 'Hotels to B&B' I mention how several former apartment-hotels constructed during the early part of the 20th century were by the end of the 20th century in decay while milking the residents with sub-standard buildings.
photos - DNAinfo
In 2014 a private company sold their property in the city due to a change in policy. Seniors in they 80's and 90's were given a timeline to leave. Like the SRO residents the year before these senior residents on Pine Grove & Barry avenues protested. While the 4+1's are to be sold to a private developer the seniors have the time to move until the alderman step in and slowed the process of conversion. The photo below was a protest at the Abbott Hotel-SRO in 2014.
 In my opinion, Lake View is no longer the place for  affordable housing for the poor or seniors.
Existing Affordable Units 2017
Crowder Place
photo - Chicago Cityscape
Mulvey Place
416 W Barry Avenue
photo - Apartment Home Living
 A Planned Development
... that did not fully materialize
According to a publication called Chicago Apartments: 
'A Century of Luxury Living' by Neil Harris, 'a real estate developer, of the name of Albert W. Swayne planned a massive cooperative apartment (mid-scroll) project was to house more than 2,000 people with a central tower rising 420 feet high that was designed by Holabird & Root (pic). A scale downed 85 unit apartment version of it was constructed instead due to the funding issues that stemmed from Great Depression of 1929 - with a photo of it below from the  University of Illinois-Chicago via Explore Chicago Collection
This 85 unit apartment building still exists 
at 421 Melrose Avenue and called the Eddystone.
The De-Converting Era by 2017
According to Crain Chicago developers much like Golub Capital-middle market lenders have been scouting the Chicago market for opportunities to turn condo buildings back into rentals, reversing the condo conversion trend that dominated the city in the 1970's and 1980's. Amid high condo prices back then, developers could buy whole apartment buildings and sell them for a profit individually as condos. “Big-time players are looking at prices and saying, 'I think we could buy this building lock, stock and barrel and make money by running it as an apartment building,'” says Chicago attorney David Sugar, a partner at Arnstein & Lehr- chairman of the firm's condo law group. “Hopefully, condo boards will figure out that they can make 50% more selling to these apartment idiots chasing a bubble,” says David Ruttenberg, principal at Marc Realty Residential, a Chicago-based apartment landlord. “Hopefully, I'm the fool they call.”
The Wave
420 W Belmont Avenue
2016 Google Maps
 According to Curbed Chicago condo de-conversations continuing to hold steady as the most lucrative sector of Chicago’s real estate market [as of 2017], the complicated process of “de-converting” existing condominiums into freshly refurbished rental units is gaining popularity. One such project in the Lake View neighborhood is ready to start welcoming its first tenants. Situated at 420 W. Belmont, the 206-unit Wave Lake View apartments occupy the 30-story 1967 tower that was once known as Bel Harbour condominiums. The largest Chicago deconversion project to date, Wave comes from New Jersey-based developer Strategic Properties of North America.
 image - Curbed Chicago
The Floor Plans for a studio to two bedrooms


 photo - The Wave website
 photo - The Wave website
  photos - Yo Chicago
An Epic Tear-down
This segment is related to another blog post 
called House Tear-Downs
image via Robert Zamora
A 1950 Sanborn Fire Map of the Estate along 
North Lake Shore Drive 







Neighborhoods for Sale?
by the Chicago Tribune 2015
'In an unprecedented investigation, the Tribune analyzed a decade of zoning changes to detail how real estate interests have funneled millions of dollars to the aldermen who dictate what can be built. The series has examined how aldermen ignore city planners and frustrated residents as they frequently permit new and bigger buildings that leave neighbors in their shadows.' The series so far:

More news as it Develops!

Post Notes: The Google Map Viewer (2007- present) is great historical tool on the changes to a particular area of interest for real estate or parcels of land. The viewer can be located if you float the cursor over the top left area of the Google map. Within the black rectangular area is a small clock icon that will expand into a timeline that begins in 2007. Read more about future developments in the neighborhood at  Curbed Chicago/Lake View
View this interactive map about the commercial and residential zoning in the city that includes planned development sights. and then this interactive map view of all the sales in the city. 
Read and view the different types of dwellings of the area through the eyes of Chicago Architecture Data.


Important Note: 
These posts are exclusively used for educational purposes. I do not wish to gain monetary profit from this blog nor should anyone else without permission for the original source - thanks!