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England and Scotland, days 1 and 2

May 6, 2023 / / 3 Comments

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:

Update: Three more podcasts I started listening to

April 7, 2023 / / 0 Comments

Last November I admitted I started listening to podcasts and I shared my list of two essential and two extra urbanism podcasts. Since then I’ve added three more podcasts to my rotation.

a photo of University Center in the South Loop, behind a Green Line elevated train that's headed north.
Chicago urbanist. High-rise student housing and conference center, a 131-year-old elevated transit line (although running over the Harrison Curve track that was built in 2003 to replace two 90-degree turns), and an undeveloped surface parking lot.

(Links go to Apple Podcasts.)

City Dweller

Listen to the episodes where they interview my friend Eric Allix Rogers about what he appreciates in Chicago, and my sometimes conspirator Emily Talen (also an urban geography professor at University of Chicago). Other Chicagoans, Natalie Moore and Mary Wisniewski, have also been interviewed. Episodes are short!

Odd Lots

This is one of Bloomberg media’s podcasts, with hosts Tracy Alloway and Joe Weisenthal. I mostly appreciate the episodes where they explain financial topics I still have a hard time understanding, and I really liked the recent episode where they interviewed Saule Omarova to talk about the FDIC and the Federal Reserve.

Tracy and Joe also interviewed Stephen Smith and Bobby Fijan to talk about apartment building designs, unit layouts, and why the double-loaded corridor is fine for hotels but not fine building apartments for families.

The War on Cars

This should have gone in my previous post because this is another urbanism podcast. The title is a pretty good summary and the three hosts – Sarah Goodyear, Aaron Naparstek, who cofounded Streetsblog, and Doug Gordon – discuss the many, many ways that cars ruin cities.

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.

A kludge to build a rental registry in Cook County 

April 4, 2023 / / 0 Comments

Chicago should have a rental registry, a database of dwelling units that are rented to tenants, for at least two reasons:

  1. The city can know things about the rental units, including how much they cost, where they are, and if any are vacant and could be occupied if only people knew they were available and how to get in touch with the owner.
  2. The city can know who the owners are and contact them to issue citations or advise them, or fill out for them, emergency rental assistance during pandemics and other times of necessity.

Building and administering a rental registry from scratch would be very expensive – probably tens of millions to start and more than one million annually.

I propose a kludge that uses existing databases and modifies existing standard operating procedures amongst a small group of Cook County and Chicago agencies. A kludge is a workaround. It has other meanings and an uncertain etymology.

An ideal rental registry helps solve at least four problems:

  1. Identify who owns a rental home
  2. The number of rental units are in a building
  3. Rental price
  4. Rental unit availability [see my other blog post about counting vacant units]
A 9-unit apartment building in Little Italy is undergoing renovation.

The kludge has four parts

1. Incorporate data about the number of units declared on Real Estate Transfer Tax forms (which in Cook and many other counties are transmitted to the Illinois Department of Revenue digitally).

There is already a city office that reviews or audits these forms looking for instances where the buyer or seller incorrectly claimed certain exemptions from RETT, because of how the city can lose revenue. That office can also enforce that the number of units was correctly entered on the form. 

2. For banks that hold city deposits, amend legislation to require that their newly issued or refinanced mortgages specify the number of units in the required submitted documentation. The ordinance that regulates banks that hold city deposits was amended a few years ago to require that they report how many loans they issue in Chicago for both commercial and residential properties.

Databases 1 and 2 are checks for each other. 

3. “Hire” the Cook County Assessor’s Office to create and operate the database for the unit count data from 1 and 2 (likely as an augmentation of their existing database).

The database would also store any data the CCAO collects through the commercial valuation data they obtain from third party sources as well as from the owners who volunteer it (Assessor Kaegi is already collecting and publicly publishing this information). 

At this point, with features 1, 2, and 3, we are assembling a pretty broad but incomplete record of where rental units are. It will be come more complete over time as properties transfer (sell) and the details of the transfer (sale), and the properties themselves, are recorded.

It doesn’t have a clue as to the rental prices. 

4. The Cook County Assessor’s Office creates new property classifications. Property classifications allow for the comparison of like buildings for the purpose of establishing assessed values for all properties that are not tax exempt.

One of the most common classifications in Chicago is “2-11”, for apartment buildings with two to six units. This means that, generally, the value of the ubiquitous two-flats and three-flats get compared to other each other and sometimes to four-flats, etc.

I suggest that there should be a few new property classifications, but I have only one idea so far: classify limited equity and Chicago Housing Trust properties differently. 

Bickerdike is one organization that built a lot of limited equity row houses and detached houses in the 1990s and 2000s but I am not aware of a publicly accessible database identifying them.

These houses represent permanently affordable housing and we should have a better system to track them!

This screenshot of part of a spreadsheet is the apartments data that the Cook County Assessor’s Office collected for the 2021 tax year. 

How broad is the kludge?

  • Using the Real Estate Transfer Tax data from 2022 Q1 to Q3, there were 3,550 buildings in Chicago having 22,217 units transferred. (I don’t know how many were arms length transactions, meaning they were sold to new owners.)
  • In the CCAO’s apartments data collected for the Rogers Park Township, there is semi-detailed information about 715 buildings that have seven or more apartments comprising 18,541 units. Details include the unit size breakdown by bedroom count.

Chicago has 556,099 rented dwelling units in buildings with two or more units (according to the ACS 2021 1-year estimate). In my limited analysis I’ve already found data about 7.4 percent of them, and that’s only for part of the city [1].

Notes, limitations, and updates

[1] There may also be duplicates between the buildings in the RETT database and the CCAO apartments dataset.

These databases would not have information about detached (“single family”), single-unit semi-detached (rowhouses and townhouses), and condos used as rentals. This severely limits the coverage of information. As it stands, Chicago Cityscape has data coverage of unit count information for about 37 percent of multi-family (apartment) buildings.

5th Ward Alderperson Desmond Yancy proposed an ordinance that would establish a rental registry (O2023-0004085). The rationale for such is shown in the screenshot below. (Go directly to the ordinance’s PDF.)

Screenshot of the proposed rental registry benefits.