Short answer: To provide more shoppers for the local businesses. Read on for the longer answer.
Over on Chicago Cityscape I added a new feature called “market analysis” which measures the number of people who live within specific walking areas (measured by time) and driving areas (measured by distance).
I am in favor of removing apartment & condo bans in Chicago, especially in areas where they were previously allowed and near train stations.
Jefferson Park is centered around two co-located train stations, serviced by CTA and Metra respectively. There have been multiple proposals for multi-family housing near the stations (collectively called the Jefferson Park Transit Center) and some have been approved.
Always, however, there are residents who resist these proposals and the number of originally proposed apartments or condos gets reduced in the final version (classic NIMBYism).
There’re four reasons – at least – why more housing should be allowed near the Jefferson Park Transit Center:
- Locally owned businesses require a significant amount of shoppers who live nearby and walk up traffic
- More people should have the opportunity to live near low-cost transportation
- It will include more affordable housing, through Chicago’s inclusionary zoning rules (the Affordable Requirements Ordinance, ARO)
- There will be less driving, and therefore lower household transportation costs and less neighborhood pollution
To support the first reason, I used the “market analysis” tool to see just how many people live in a walkable area centered around Veterans Square, a mixed-use office and retail development adjacent to the train stations.
Only 9,368 people live within a 10 minute walk to Veterans Square (get the Address Snapshot).
I would grant the low Veterans Square number a small discount based on the proximity to the Kennedy Expressway, which severely truncates walking areas up and down the northwest side. Still, even with that discount, ending up with less than half the amount as the one in Wicker Park, is disturbing. Wicker Park is hardly characterized by high-density housing. In fact, all of the new high-rises are just outside the 10 minute walk shed!