Category: Cities

England, days 3 and 4

May 6, 2023 / / 0 Comments

Day 3 (Thursday)

  • Day 3 (previously published in days 1-2): The train arrived at Euston Station at 6:30 AM, about 37 minutes earlier than the Caledonian Sleeper’s “tips and tricks” webpage indicated. This is also when the attendant brought everyone in my carriage their coffee and breakfast snack. 
  • Passengers must disembark by 7:30 AM, and that’s about when I did. I exited the station from the very long platform – Caledonian Sleeper says these are the longest passenger trains in the UK – and walked two blocks to my hotel for the next three nights in London.
  • Bags dropped off, I walked over to Warren Street Underground station to take a train or two to Westminster station. (I used my photographs of the fascinating design of that station to joke on Twitter that I had actually been in the never-opened Block 37 “superstation” in Chicago.)
I was trying to show how long the Caledonian Sleeper train is
A tube train at Warren Street Station
Inside Westminster Underground station
  • I walked around Westminster Abbey, St. James’s Park, and Green Park, to observe the preparations for the coronation of Prince Charles III on Saturday (in two days). There were a lot of police officers, private security personnel, and tons of barricades all over the place. People were even camping along the Mall to save a spot from which to watch the procession of the Gold State Coach from the church to Buckingham Palace.
  • I saw a lot of people commuting to work by bicycle; compared to Chicago and New York City, more people in London seem to wear cycling kit in the morning.
  • Having enough of that, I walked around East London where a lot of the higher end shopping streets are – near Piccadilly Circus and Leicester Square.
  • The time was nearing 10 AM so I headed over to the London Transport Museum to join the queue prior to my reserved entry time. (I’m not going to explain the contents of the museum, but it reviews the history of growth and development in London and the surrounding areas that were rural and became suburbs and then were absorbed into the city, as well as shows and explains the workings of many past and present transportation agencies in the Greater London Area.)
Houses of Parliament
A sign directing coronation visitors to a site where the event will be projected on a screen
Horses being ridden by future participants in the coronation at the Horse Guards Parade grounds

London Transport Museum
  • I had lunch with a friend from Batavia whom I hadn’t seen in ages at a Vietnamese restaurant in a viaduct underneath the Charing Cross station tracks.
  • After lunch I went back to the hotel and took a shower and nap.
  • For the evening, I walked over to a friend’s friends’ flat in Covent Garden and we had drinks on their courtyard balcony and ate takeout pizza from Pizza Pilgrims, a local chain.
  • I rode the tube home (it was about twice as fast as walking).
Victoria line train to Cockfosters
Charing Cross station is beneath the Embankment Place office complex, and beneath that is an arcade of shops and restaurants.

Day 4 (Friday)

  • Two Chicago friends and I had breakfast at Dishoom – I had the “Wrestler’s naan roll”, which had a sausage, egg, and bacon wrapped in naan.
  • We then hopped on the Elizabeth Line at Tottenham Court Road and rode it a few stops until my friend who is staying behind and I needed to change trains to go somewhere else while our friend continued heading to Heathrow.
  • That somewhere else was Canary Wharf station, which I believe was under construction when I was last in London in 2014. Now it’s a huge structure that looks kinda of like a tube with angularly sliced ends. On top is a restaurant, Big Easy, and an open air botanic garden.
  • Soon, I headed to meet someone at University College London and do a kind of walking tour around the Camden borough to see the new streetscape changes.
  • To get to UCL I changed trains at Baker Street, one of the world’s oldest subway stations – it opened in 1863. Chicago’s first ‘L’ station opened in 1892.
Covent Garden station building as seen from the upper floor of a Boots store
Canary Wharf station
Canary Wharf station’s roof garden
Baker Street Underground station, which is used by the character Sherlock Holmes
  • After the walking tour I headed over to the “City Centre”, an exhibit from New London Architecture where there are three 3D models of the city alongside posters about proposed and under construction “mega developments” in London. (This was also a good place to use the loo.)
  • My friend and I reunited outside St. Paul’s Cathedral and headed to a pub on Bow Lane to have a pint alongside the after work crowd.
  • While walking through the narrow streets from the pub to a subway station I took a fantastic photograph of the cathedral from several blocks away.
  • For dinner I joined a big group of friends for Punjabi food at Tayyabs in Whitechapel. We rode the Elizabeth line from Tottenham Court Road to get there. The line is important to describe because it opened in May 2022 and by November 2022 more people rode it than rode all eight lines of the CTA (counting ridership on a daily basis). The line is so useful to so many people because it offers faster crosstown trips; it has induced additional trips rather than cannibalize ridership on other subway lines.
  • We returned to the flat where we had pizza the night before to freshen up and head over to a bar that turned out to have blaring and poorly tuned speakers before going to the Hippodrome Casino to listen and sometimes sing along to musicals played live on piano.
Newly built bike lanes in Camden Borough
The Building Centre on South Crescent
A model of the River Thames at the London Centre
Overhead view of a 3D model at the London Centre
St. Paul’s Cathedral
Old and new office buildings in the City of London
A group of people around the pianist at Overtures, in the basement of the Hippodrome Casino

England and Scotland, days 1 and 2

May 6, 2023 / / 1 Comment

Day 1 (Tuesday)

  • I arrived at London Heathrow airport at around 11:30 AM. Immigration was quick, using e-gates that only people with passports from select countries can use. The distance between the arrival gate, immigration, and the train station was immense. Much longer than even the new, longer distance at SLC. I took the Heathrow Express to Paddington (paid for via contactless credit card), and then took Underground lines to King’s Cross (again, paid via contactless).
  • At King’s Cross (KGX) I bought a ticket on LNER Azuma service to Edinburgh Waverley, which was leaving in 20 minutes. The train passes through countryside but “calls” at York, Durham, and Berwick-upon-Tweed; nearing Edinburgh the East Coast Main Line hugs the North Sea coast.
  • After arriving at Waverley I walked up the stairs to High Street and then over to my hotel. I dropped things off in the room and headed over to the base of Arthur’s Seat and hiked up to the peak before sunset.
  • Once back down at city level, I walked around the city and then got a pie and pint at Halfway House (which I had seen on the walk up the stairs several hours prior).
An LNER Azuma service train at St Pancras station
The view from halfway up the hill to Arthur’s Seat
Top to bottom, left to right: Rapeseed field in Scotland, Waverley station in Edinburgh, an LNER Azuma service train in St. Pancras station (London), people watching the departure boards at St. Pancras, and the Edinburgh city center as seen from halfway up the hill to Arthur’s Seat.

Day 2 (Wednesday)

  • I checked out of the hotel at 11 AM and walked over the to Left Luggage business at Waverley station to store my big backpack for the day. After that I walked over to the platform where a ScotRail DMU train was waiting to depart for Cowdenbeath. (I bought tickets at a machine.)
  • I alighted (disembarked) the train at North Queensferry and walked down the hill to the riverside to get a better view of the Forth Bridge (the first one, that carries two railway tracks). I also used a public toilet at a little car park here. (I placed all of my Forth Bridge photos below.)
  • The hill back up to North Queensferry station was pretty steep and I hoofed it to make the next train in the return direction so I could get to the other side of the River Forth to Dalmeny. (Trains are only ever 30 minutes on this line.)
  • Once in Dalmeny on the south side of the Firth of Forth (a river estuary) I walked down the hill to the riverside, which is in (South) Queensferry, and over to a pier where I bought a ticket for the day’s final sailing of the 90-minutes-long Maid of the Forth river cruise – I didn’t plan ahead for this, it was something I spotted and the schedule worked. When you’re traveling solo, you don’t have a hotel, and your train leaving the city isn’t for another nine hours you need stuff to do to fill the time – but the river cruise turned out to be a pretty awesome way to spend the time and £17.
  • Back at the dock I walked over to the town of (South) Queensferry. Both towns are named such because former Queen Margaret of Scotland used both points to cross the river. Queensferry has some great urbanism: being set in a hill, there are shops on the flat part at the bottom of the hill, then a large sidewalk above them and entrances to shops and row houses next to this sidewalk – the hill is completely disguised.
  • Next to Queensferry are two road bridges over the River Forth. The old one was found to have structural issues and is used only for taxis, pedestrians, cyclists, and transit. Adjacent to it is the bridges’ maintenance and monitoring facility and a public viewing deck that offers views of all three bridges. There’s another public toilet here, and a kiosk.
  • I walked back over to Dalmeny (the town under the Forth Railway Bridge) and had my dinner early at The Rail Bridge Café. I ate a plate of haggis, neeps, and tatties (haggis is “savoury pudding containing sheep’s pluck (heart, liver, and lungs), minced with onion, oatmeal, suet, spices, and salt, mixed with stock”, and neeps are mashed turnips, and tatties are mashed potatoes). It was delicious and I would like to have it again.
  • After four hours in the towns around the Forth Bridge, it was time to head back to Edinburgh. I boarded ScotRail back to the city and alighted at Edinburgh Gateway, a station to transfer to trams to the airport or city center. I took the tram to the city center and alighted at Princes Street, the main shopping street.
  • From Princes Street I walked to the Leith River and on to Leith and Newhaven. I walked around Leith to a bus route that would take me back to Waverley station.
  • Once at Waverley station I retrieved my left luggage and paid £15 (which is a convenience for not having to spend half an hour to return to the hotel up the hill to get it if I had left it for free and less secure at the hotel).
  • I bought some snacks at M&S Food and ate them in the station waiting room until I found out at which platform the Caledonian Sleeper would be waiting. (I used the National Rail website to find out because its late departure meant it would be a while before it showed up on the overhead departure screens.)
  • I boarded the train, found my room, and immediately started changing into pajamas and brushed my teeth. I was in bed by the time the train departed at 23:40. The sleeper train has a lounge car, but I don’t think the timing of this train allows it to be used conveniently.
  • [overnight train, waking up on Day 3] The train arrived at London’s Euston Station at 6:30 AM, about 37 minutes earlier than the Caledonian Sleeper’s “tips and tricks” webpage indicated. This is also when the attendant brought everyone in my carriage their coffee and breakfast snack.
  • Passengers must disembark by 7:30 AM, and that’s about when I did. I exited the station and walked two blocks to my hotel for the next three nights in London. Continue to day 3…

Forth Bridge photos

Forth Bridge seen from Maid of the Forth
Maid of the Forth boat
Forth Bridge, seen from where I ate dinner
Forth Bridge, seen from Maid of the Forth (far away)
Forth Bridge, overlooking Queensferry
Scotland flag from the Maid of the Forth boat

Transportation so far

  • Heathrow Express (non-stop service from Heathrow Airport to London Paddington station)
  • Jubilee Line
  • Victoria Line
  • LNER Azuma service on the East Coast Main Line (top speed is said to be 125 MPH)
  • ScotRail (provides intercity and regional services but I took it only to towns 25 minutes away from Edinburgh)
  • Edinburgh Trams
  • Lothian Buses
  • Caledonian Sleeper

Zoning 101: Business live/work units

April 14, 2023 / / 0 Comments

This is the first post in what might become a video series about the Chicago zoning code. I picked business live/work unit because they’re a rarely seen “use” (an establishment) in Chicago, likely in part due to how few buildings are zoned to allow them and that the rules setting their minimum size might make eligible spaces doubly harder to find.

There is no order! An authentic “Zoning 101” would probably start by describing zoning, but I’m assuming you know that Chicago has a zoning code that defines what can and cannot be built or practiced on every property in the city. Business live/work units are one of those many things the code defines and regulates.

A business live/work unit is distinguished from an artist live/work unit in the Chicago zoning code in that it allows more business types – i.e. more than the creation or practice of art is allowed – but it requires that they happen on the ground floor. Artist live/work units are allowed in more zoning districts as of right (no additional permission necessary) above the ground floor.

What do you want to learn about next? Leave a comment or @ me on Twitter (stevevance).

Links to the relevant parts of the Chicago zoning code:

Alternatives for spending the LaSalle Central TIF money

April 5, 2023 / / 0 Comments

Currently, the Lightfoot administration has proposed spending about $188 million to support the construction of 318 affordable dwelling units in three office and hotel buildings that would accomplish a couple of goals. The housing would reduce the segregation of downtown living, and it would increase the population of downtown which could use more people to support all of the businesses and infrastructure that already exist.

The building at 111 W. Monroe St. From Block Club Chicago: “This proposal by Prime/Capri Interests, LLC, will create 349 apartments, 30 percent affordable, plus a hotel on the lower floors and 130 spots of underground parking. The hotel would be created without city funding, developers said.”

How should that money be spent

Let’s see how much money the LaSalle Central TIF district has.

  • $196 million (at the end of 2021) – read the annual report
  • it generated $151 million in 2021
  • the city projects it will generate $120 million in in 2022 (source)
  • the city spent $76 million in 2021 ($63 million was surplused and the rest was spent on plans, studies, and “Costs of construction of public works or improvements”)

That’s a lot of money that the mayor’s office gets to choose how to spend!

It’s unlikely that the Lightfoot administration can rally the necessary approvals to dedicate the money before Brandon Johnson and a new city council is sworn in on Wednesday, May 15.

If the Johnson administration wanted to review the alternatives to that proposal, what would those be?

The alternatives

  1. Spend $188 million to support the construction of 318 affordable units 
  2. Surplus the money; if the city did this, it would receive $44.81 million into the general budget. 
  3. Spend the same or less money on…something else. This could include beautifying the street or attracting residential development through another strategy that doesn’t spend the money on buildings construction (according to suggestions in a Crain’s article).
  4. Do nothing. The money would stay in the account, grow, and generate interest.

What are other ways to spend the money?

With the cash flow shown in the “how much money” list above, it seems that the city could accomplish alternatives 1 and 2.

Two-flat journal 8: Adding a third unit

February 17, 2023 / / 0 Comments

Over the years I waffled once or twice about adding a third unit, in the basement. I hired a structural engineer to draw up plans for the replacement center beam in the basement’s ceiling. To “future proof” the plans, I also asked him to draw a plan and create specifications for a floor excavation in order to achieve a code-compliant ceiling height in the potential basement unit.

The basement, looking towards the front entry. Notice how smooth the floor is.

The waffling was based on the cost of the necessary digging down. Excavation will add about $25,000 to the cost of the project. (That’s based on one bid, the only bid that called it out specifically. I asked all three bidders to separate the costs of the basement unit so that I would know exactly how much the basement unit – excavation, walls, finishes, etc. – would cost as an “add on”.)

I think my architect also helped convince me to design and get bids for a third unit because of the flexibility it could provide for me and my tenants (which may include one or more family members), as well as the possibility of additional rental income.

I’ve settled on adding the third unit, and I’m excited to do it, in part because of my well-known enthusiasm for accessory dwelling units. (A note about Chicago’s ADU ordinance: this property is outside the ADU pilot area but it has unused zoning capacity per both the FAR and minimum lot area per unit standards so the additional unit is allowed without the ADU ordinance.)

Excavation

The Chicago Building Code requires that the ceiling height be a minimum of 7′-6″ in most of any dwelling unit (that’s measured from the finished floor to the finished ceiling). A limited amount of area is allowed to be lower to get around existing or newly installed pipes and ducts in the ceiling.

To achieve that, crews will demolish and remove the existing floor slab (which I’ll be a little sad about because the previous owner did a nice job pouring it) and excavating earth 10″ down. They’ll also underpin the foundation walls in an alternating pattern of rectangles around the perimeter. I hope I can explain underpinning well (otherwise watch Darren Voros’s video): This means they’ll dig under half of the foundation dispersed around the perimeter (the A sections), leaving unexcavated space between each to hold up the other half of the foundation (the B sections); then they’ll switch and repeat the process for the B sections.

A foundation wall detail showing the 10″ of excavation and the addition of a perimeter drain tile.

Water

After every rain storm I go and check the house. The basement has been dry every time. I’m surprised, and thankful, that it seems that water doesn’t seep into the basement.

One time I noticed that there was water pooling on the basement floor – when a rain storm had not occurred. It turned out that when I closed the water service line I didn’t close it well enough and water was very slowly leaking out. Tightening the valve handle was a simple resolution.

During the excavation there will be a perimeter drain tile system installed under the floor slab to steer water toward an ejector pit. An ejector pit is different than a sump pump in that it has a mechanism to grind the house’s sewage before pumping it to the city’s sewer main. I believe an ejector pit is a requirement when the lowest dwelling unit’s plumbing (i.e. the toilet) will be below the city sewer main.

Bob Vila’s website describes interior drains like this:

Similar to exterior drain tile, an interior French drain features a perforated pipe that carries water to a collection pit where it can be pumped to the surface. This type of drain is located along the interior perimeter of the basement and lies below floor level.

All You Need to Know About Basement Drains, Glenda Taylor and Bob Vila

Apartment

The new dwelling unit is drawn as a 1-bedroom apartment with a small bedroom that has two short windows and a closet. It has a large, combined living room, dining room, and kitchen.

The entryway is partially separated from the big room using a hall closet, creating a sort of mud hall. The bathroom is of a typical size for small apartments in Chicago and there’s a considerably sized utility room for laundry and storage. Overall, the apartment has an area of about 720 s.f.

I believe in-unit storage to be an important amenity. My current apartment is a studio and I selected it in part because it had good layout with a lot of scattered storage (there’s a walk-in closet, a large nook between the living area and the bathroom, a small closet, and a linen closet in the bathroom).

When I was looking for a new place to live in 2022 I didn’t want to have to move any of my stuff into a storage locker in the building or a storage unit in another building.

Other space in the basement

The rest of the basement, about 100 s.f., will have two hybrid heat pump water heaters, the ejector pit, electrical panels, and a little bit of room for storage. There’s also a rear entryway and the basement apartment will have a rear exit through here.