Category: Neighborhoods

The effects of TOD bonuses versus what a transit overlay district could do

December 19, 2014 / / 2 Comments

I responded to Carter O’Brien’s comment on an EveryBlock discussion about a gentrification series on WBEZ, Chicago’s National Public Radio affiliate. I reposted the comment here because I want to talk about the problems of piecemeal zoning and how the city’s TOD ordinance can be improved to generate more and diverse housing types (by types I’m talking about quantity of units and stories, not rent vs. own).

@Carter: I think we might be on the same page about something. You wrote:

The question becomes to what degree should zoning be used to encourage one form of land use over another. That’s the tool in the City’s toolbox, so to speak.

Substantial zoning bonuses which will create brand new high rise towers in a neighborhood of lower-density historic architecture will encourage the settling of one economic class of people and the removal of another. [snip] The evidence is that we see shrinking populations of lower-middle class people raising families by the L stops in Wicker Park, Bucktown, Old Town, Lincoln Park and Lake View.

[Actually, pause now and go read Carter’s full comment – he mentions teardowns as an issue that should be part of a gentrifying neighborhood discussion.]

I like that the TOD ordinance seems to be fueling proposals to build many units near transit stations, but it may be building more many units than the community prefers.

I’d like to see transit-oriented zoning also used as a tool to also spur smaller, multi-unit buildings (two flats, three flats, four flats, courtyard buildings) by perhaps preventing low-density buildings so close to transit.

Across from Goethe Elementary School a huge parcel of land is being turned into 7 single-family homes on Medill Ave. That’s great land near a good school and 3 blocks from the California Blue Line station.

Zoning could have been used to require 2-4 unit buildings so that more families have a chance of benefiting from that location but instead the zoning district here makes building 2-4 unit residences on those parcels illegal.

A “transit overlay district” would be something new to Chicago and could do away with the piecemeal zoning of differing densities, one right next to or mixed in with the other. You might see Bx-1 next to Cx-2 and then a Rx-4. Create concentric zoning circles that keep the density uniformly high nearest the train station and then drop off the further away you get.

zoning districts around the California Blue Line station

This map includes the California Blue Line station and the Goethe school houses (empty area northwest of the RM-5 zone on Medill Avenue). The school is outlined inside PD 349.

Quick zoning primer

  • Adapted from Second City Zoning’s plain-English zoning district descriptions.
  • B = retail and apartments above
  • C = commercial (more business types than B) and apartments above
  • RS = single-family homes only
  • RT = 2-4 flats, single-family allowed
  • RM = multi-unit, single-family allowed

The -x number of a district indicates the density allowed (this works for single-family homes, too, setting the minimum parcel area upon which the house is built).

Note: This post has slightly different text from my EveryBlock comment because I had to edit that one for length (the site accepts 2,000 characters maximum).

Finding teardowns in Chicago

August 22, 2014 / / 5 Comments
1923 South Allport Avenue, built 1884

A recent suspected teardown, at 1923 S Allport in Pilsen (25th Ward, 19th place for teardowns from 2006 to now). The demolition permit was issued August 7 and the new construction permit was issued August 5. The new building will have an increase in density, with three dwelling units. Photo by Gabriel Michael.

From Wikipedia, a teardown is a “process in which a real estate company or individual buys an existing home and then demolishes and replaces it with a new one”.

You can find suspected* teardowns in the building permits data on Licensed Chicago Contractors by looking for demolition permits and new construction permits for the same address. I limited my search to situations where the demolition permit was issued within 60 days prior or subsequent to the new construction permit. This shows properties that have a quick turnaround (thus more likely to get built). I didn’t want to include buildings that may have been demolished one year and got a building two years later.

Analysis

This analysis is based on data since January 1, 2006, the start of the first complete year of building permits data in the Chicago open data portal, and ends today. The first demolition permit in this analysis was issued January 10, 2006, and its associated new construction permit was issued five days prior. There may be a case when the demolition permit and new construction permits were issued in different years, but for this analysis I only consider the year in which the demolition permit was issued. (In my review of permits since March I believe that new construction permits are issued most often after the demolition permit.)

Suspected teardowns

The number for teardowns decreased dramatically as the economic crisis approached.

Results

There were 1,717 suspected teardowns in Chicago distributed across 57 community areas (of 77, whose boundaries don’t change) and 45 wards (of 50, whose boundaries changed in 2012).

West Town, Lake View, and North Center share top billing, with the most teardowns each year, but Lake View was #1 for seven of 10 years. Other top five community areas comprise Logan Square (thrice), Lincoln Square (thrice), Bridgeport (twice), McKinley Park (once), and Near West Side (once).

From 2012 to current, the most teardowns occurred in Wards 32 (Waguespack), 47 (Pawar), 1 (Moreno), 44 (Tunney), and 43 (Smith). All of those wards include parts of the top three community areas mentioned above.

The sixth ward with the most teardowns in this period was 2 (Fioretti) but this boundary no longer represents any part of the pre-2012 boundary that covered almost the entire South Loop. That means Ward 2 is now covering the west side. Additionally, the 2nd Ward made sixth place with 28 teardowns and fifth place, the 43rd Ward had 60 teardowns.

The South Loop, represented by the Near South Side community area, has had 0 suspected teardowns from 2012 to now. There was one teardown in the entire time period, where a three-story commercial was demolished at 1720 S Michigan Ave and replaced with a 32-story residential tower.

What else do you want to know about teardowns in Chicago?

* Notes

I use “suspected” because it’s impossible to know from the data if buildings were actually demolished and constructed.

Download the data as CSV for yourself.

Finding interesting data in the building permits dataset

March 26, 2014 / / 0 Comments

I had several great conversations with fellow #chihacknight visitors at the 1871 tech hub (222 W Merchandise Mart Plaza) about how to reveal more information about what’s being built in Chicago. I had introduced Licensed Chicago Contractors at the previous week’s hack night and tonight I showed site changes I made like how much faster it is now that I use DataTables’s server-side processing function.

Some of the discussions resulted in suggestions to try new tools and methods that would make processing the data more efficient, or more revealing. What are the ways I can aggregate the data, or connect to similar data from other sources?

One of the new features I announced I’ll be adding is statistics on building activity by neighborhood. I started testing some queries to see the results, and to find the query that outputs that information in a way that’ll pique users’ interests.

I calculated the aggregate estimated costs of all building permit activity for the past 90 days in select neighborhoods. All of the data was automatically generated using a simple MySQL query, but one that will get faster after switching to Postgres. (I eliminated any project whose estimated cost was less than $1,000 because there are many project types that are $0 to several hundred dollars.)

  • Logan Square: 77 projects, totaling $16,295,997.50 at a $211,636.33 average cost
  • West Loop: 30 projects, totaling $27,646,899.00 at a $921,563.30 average cost
  • Andersonville: 6 projects, totaling $358,770.00 at a $59,795.00 average cost
  • Bronzeville: 34 projects, totaling $17,050,662.00 at a $501,490.06 average cost
  • Hyde Park: 20 projects, totaling $13,492,265.00 at a $674,613.25 average cost
  • Humboldt Park: 35 projects, totaling $41,917,988.00 at a $1,197,656.80 average cost

How does Humboldt Park double the other neighborhoods’ average? I think it’s pretty simple: this $40 million Salvation Army residence that’s going to be built at 825 N Christiana Avenue.

The results for Bronzeville were higher than I expected because this is a distressed neighborhood that has lost of lot of population and has seen little development in the past several years. This isn’t to say the neighborhood is poor – I saw a report last fall that highlighted how the purchasing power of Bronzeville residents was quite high relative to neighboring communities.

Ronnie Harris showed me the report when I participated in the Center for Neighborhood Technology’s civic app competition and hackathon. We, along with Josh Engel, designed Build It! Bronzeville, although my participation was really pushing them to develop Josh’s game idea more and construct a paper version of it. Our team won the competition and Ronnie and Josh have kept working on it (I saw them at last week’s hack night).

Projects that pushed up Bronzeville’s average included several multi-family homes at around $1.4 million each on the blocks of 4700 and 4800 S Calumet Avenue.

Code discussion

I can’t test for the “Loop” right now in the way I have my data structured because a LIKE ‘%loop%’ query of the database will include “West Loop” records.

I need to change how the building permit data is stored – in my database – a little so that my site’s PHP codebase and MySQL queries can sift through the data faster. For example, I’m storing several key-value pairs as a JSON-encoded string in a TEXT field. One #chihacknight developer suggested I switch from MySQL to PostgreSQL because Postgres has native JSON-parsing functions.

I looked up how to use Postgres’s JSON functions and realized that, yes, I probably should do that, but that I also need to change the array structure of the data I’m encoding to JSON. In other words, with a tiny change now, I can be better prepared for the eventual migration to Postgres.

Divvy activity in Wicker Park-Bucktown

February 13, 2014 / / 18 Comments
Divvy Bikes Outside Smoke Daddy

The Divvy bike-share station outside Smoke Daddy on Division Street at Wood Street is the fourth most popular in the Wicker Park & Bucktown neighborhoods. Photo by Daniel Rangel.

This is an analysis of the station use for Divvy bike-share stations in the Wicker Park and Bucktown neighborhoods (they blend together and it’s hard to know if the club or bar you’re going to is one neighborhood or the other).

Numbers represent a discrete trip, from one station to another (or the same station if the trip was greater than 3 minutes, to eliminate “hiccups” where the bike left the dock but didn’t actually go anywhere). Customer means someone who used a 24-hour pass and subscribers are annual members. Gender is self-reported on a member’s DivvyBikes.com user profile.

17 stations listed.

[table id=10 /]

This map of Wicker Park Divvy stations shows a residential service gap among the Damen/Cortland, Ashland/Armitage ( Metra) and North/Wood stations.

This map of Wicker Park Divvy stations shows a residential service gap among the Damen/Cortland, Ashland/Armitage (
Metra) and North/Wood stations.

Based on the popularity of the Ashland/Armitage station, which is right outside the Clybourn Metra station – a very popular train stop – I think there might be a residential service gap near Saint Mary of the Angels School. I recommend a Divvy station at Walsh Park this year because the Bloomingdale Trail will open and terminate there.

Notes

Not all of these stations were online when Divvy launched on June 28, 2013, but I haven’t yet looked into the history to see when each went online. Therefore direct comparisons are not appropriate until you have a trips per day number. Then, seasonality (very cold weather) has its own effect. At the very least, all stations were online by October 29th, with the final addition of the Lincoln Ave & Fullerton Ave (at Halsted) station.

Can someone use “R” to make a time series chart on the entire trips dataset so we can find the best cutoff time to eliminate “hiccups”?

Query used: SELECT count(`trip_id`), usertype, gender FROM `divvy_trips_distances` WHERE (start_station = ‘Claremont Ave & Hirsch St’ or end_station = ‘Claremont Ave & Hirsch St’) AND seconds > 180 GROUP BY `usertype`, gender

NIMBYs can’t have it all: Student instructor at West Town Bikes supports wheel-friendly park

August 15, 2013 / / 0 Comments

Lebster, far left, three students at West Town Bikes, and executive director Alex Wilson, head to Open Streets on State Street. 

Update August 27:  Lebster was interviewed by RedEye reporter Leonor Vivanco today.

Lebster Pabon, an instructor at West Town Bikes in Humboldt Park (it used to be in West Town!), attended an important Chicago Park District board meeting yesterday and brought one of his high school students and that student’s mother. They spoke up to support what would be the city’s first wheel-friendly park, where people can skate, bike, and… which would be new to Chicago… use wheelchairs in the park. Neighbors of the Bloomingdale Trail were in attendance to oppose the park.

Lebster called me to say that another attendee spoke up to say he would like to bring his grandchildren to such a park, and that a board member added he has to take his kids out of Chicago to use bikes in a park like this. Lebster mentioned that since it’s at the end of the Bloomingdale Trail it would be very accessible: ride up Rockwell from West Town Bikes, a low-traffic “side street”, hop on the Bloomingdale Trail, and ride 10 minutes over to Walsh Park. When asked if the park would attract people from other suburbs, Lebster said it would attract people from around the country because it could host events.

Finally, a Chicago Park District board member asked if bikers and skaters coexist. Lebster told me he said, “Yes, the culture is very disciplined in skate parks”. I’ve witnessed it myself and I didn’t expect it, imagining that teenagers are unruly. Rules aren’t needed, though, as each person has learned to take a turn in the park and then respect the time and talent of the other skate park users.

This is a very special and unique moment for young Chicagoans who are active outside as this proposed park would be the first to accommodate bicycles and wheelchairs. The Chicago Park District’s first core value is “Children first”. The website says, “Our most important task is to bring children and families into our parks and give them great reasons to stay and play for a lifetime”. Lebster’s contributions to the meetings, and the conversations around the park, were integral to that value and the District’s mission.

About West Town Bikes

West Town Bikes and I have a good history. I came into contact with the organization in 2006, the year I moved to Chicago. I joined a scavenger hunt in October that ended at the shop. I met a lot of people there that have shaped my bicycle advocacy future, including Kevin Monahan, who put John Greenfield and I together after which we started Grid Chicago, Jim Freeman, Kevin Conway, Gin Kilgore, and countless other people. West Town Bikes is also the host and a sponsor of my annual Cargo Bike Roll Call events.