Photo by Daniel X. O'Neil, posted on flickr via the Attribution 2.0 Generic License.
Summer 2020 Update In June, Alderman Maldonado introduced an extension of the demolition moratorium for the 606 area, which Mayor Lightfoot and Chairman Osterman agreed to call to the Committee on Housing and Real Estate. Alderman La Spata voted in favor of this Ordinance with the understanding that this time would allow for the implementation of a policy solution.
On July 22, 2020, Alderman La Spata introduced an Ordinance regarding demolition impact fees related to impacts demolitions have on affordable housing stock and on the environment. That Ordinance is available here. The Ordinance is based on the general principles and goals as stated in the "Responsible Development" section of our Policy website, as well as stated below. One of the benefits of establishing impact fees is that the proceeds from those fees must be used for programming related to their impact, which would mean that in this case impact fee proceeds could be applied to retrofitting of existing housing; energy efficiency features and other rehabilitation of existing housing; and support for affording housing programs for the City.
Early 2020 Update On January 15, I voted to support the proposed 606 area Demolition Moratorium Ordinance (City Clerk Information). I understand the frustration many of you voiced about the process. I support the Ordinance because I have numerous concerns about the manner in which development is proceeding along the 606. Your input is helping my office form research goals, and will help us determine the most effective policy solutions to help preserve existing housing without infringing individual property rights.
There is a previous version of an Ordinance regarding the impact of the 606 on affordable housing, which was introduced in September ([September Ordinance regarding the 606])5. My team has been gathering resident feedback, and researching demolitions, property sales, and demographics in the area adjacent to the 606; that research is available here. If you would like underlying data for this research, please email zoning@the1stward.com.
The Concerns
-Within a near-northwest area of zip codes, demolitions increase notably as one approaches the 606. From 2009 – 2018, in U.S. Census Block Groups immediately adjacent to the 606, demolitions occurred at nearly double the rate as those Block Groups outside the 606.
-Demolition trends adjacent to the 606 correspond with the timeframe of the Trail opening, with demolitions sharply increasing between 2015 – 2018 along the Trail, as well as in U.S. Census Block Groups that are near the Trail (but not directly next to it).
-In this timeframe, housing affordability has plummeted, as the typical household around the Trail requires an income higher than $100,000 to reasonably afford a unit of housing.
-Despite the amount of development occurring around the 606, Block Groups directly adjacent to the Trail have lost approximately 900 residents. According to U.S. Census American Community Survey estimates, this population loss includes approximately 300 Black or African-American residents, and approximately 2,500 residents reporting Hispanic or Latino descent.
-Beyond concerns about housing affordability and population loss, perhaps the largest concern with increased demolitions is the environmental impact of demolitions. According to the U.S. Environmental Protection Agency, in their 2017 Fact Sheet on Advancing Sustainable Materials Management, the U.S. generated construction and demolition debris that was “more than twice the amount of generated municipal solid waste;” additionally, “demolition represents more than 90 percent of total construction and demolition debris generation”
Policy Goals
My policy goal for the area surrounding the 606 is to maintain a diverse range of housing stock, from existing two-to-four flat and single family residence housing, to thoughtful infill development; to maintain a neighborhood that is affordable to residents from many different backgrounds; to maintain development standards that help the City effectively manage landfill waste and reduce our carbon footprint on the planet.
Many residents have raised concerns about the link between public safety and affordable housing, and many residents have also stated a preference for living in a diverse neighborhood. I do not believe that we can effectively address public safety without ensuring that each resident can be stably housed, and residents from all backgrounds can live in secure housing for their income level. My office has been working with Chicago Police Department and civilian-led public safety groups to ensure that we have a holistic approach to public safety. I do not believe that increased development will lead to increased public safety.
The 606 is an exceptional infrastructure development, providing open space for many different purposes. It should not represent an exclusive development open to the few, but should be an opportunity for all residents in the area, old and new, to enjoy open space. The City led the planning process and investment process in the old Bloomingdale Trail, and to the extent that this spurred speculative development practices, I am committed to working with the City to ensure that the Trail remains an asset that all of our neighbors enjoy. Open space should not be a means of displacement, but a means to building a truly diverse community.
What's Next?
Over the next six months, I am committed to working with residents, community groups, property owners, and researchers to discuss policies that will help the City preserve existing housing. I welcome you to correspond with our office at zoning@the1stward.com. I will continue to work at City Hall with the Mayor's Office, other Aldermen, the Law Department, and other City Departments on this matter.
Additionally, our office will host a number of Legislative Ward Nights devoted to Preservation and Demolition policies. These meetings will provide an opportunity to discuss upcoming legislative efforst to help preserve the City's existing 2-to-4 flats, among other types of housing. The proposed dates for thesee meetings will be updated once we know more about the COVID-19 outbreak.