Tuesday, September 12, 2017

RT-4A, Chicago zoning's epic fail.


With the 2004 re-write of the zoning code, the city fathers included a new classification. RT-4A, the "A" is for accessible.

Elevator buildings are largely accessible by design, but the bulk of the housing out in the neighborhoods isn't. Mostly, it's historic stock that is nearly impossible to retrofit.

They came up with a noble, almost ingenious plan. In RT-4 neighborhoods, neighborhoods designed for three flats and six flats, if you made 1/3 of your units ADA accessible you would get a bonus in floor area. The floor area ratio would go from 1.2 for RT-4 to 1.5 for RT-4A,

Sounds like a no brainer. All you have to do is build the ground floor of your three flat at ground level, make moderate changes to door widths and fixtures, and Bob's yer uncle. No need for elevators, or extensive ramps. These accessible units would just blend into the streetscape.

One would expect that it would become the standard for infill construction.


However, reviewing the city's zoning data (compiled to 2014) I find only about 50-60 lots in the city zoned to RT-4A. What's is worse, almost none of these were built. As far as I can tell, only 3 projects with a total of 5 accessible units have been built. More than 10 years after the introduction of this classification.



Why hasn't this worked? The folks downtown failed to do the math.



If you look around a residential neighborhood in Chicago, you will notice a consistent pattern. The first floor is four or five feet above the sidewalk. This isn't done for privacy or flooding concerns, this is done because of zoning. The zoning code doesn't consider most basements to count toward the floor area of the building. But from the builders' standpoint, a finished basement is saleable square footage.



To take advantage of this, the developer of a RT-4 three flat, will build 3 1/2 stories tall. Three floors of .4 FAR each that make up his 1.2 zoning FAR and a finished basement. That makes a total saleable FAR of 1.6. If he builds to RT-4A, with a ground level first floor, he loses the basement and only gets a total of 1.5 FAR.



The bonus for accessible has to go to .4 FAR just to break even and should probably go to .5 to create an incentive.


Monday, January 9, 2017

Bucktown, Neighborhood on The Make

Of course, everybody has heard of Bucktown. That's where the canaries bark at bulldogs, little girls in kindergarten sing bass and their pappy shaves with a blowtorch. Some of society's blue bloods still remember when their ancestors crossed the Chicago river from Goose Island and started to pioneer Bucktown.
Throwing things seem an inherent trait among Bucktown's citizens. Stroll through any alley any time and you will observe some housewife heaving a can of gooey garbage from the third story back porch. If the garbage goes over the fence into the alley, the kids drive another spike into the kitchen wall plaster to record the bull's eye.
The southern boundary of Bucktown is a large automobile parking lot called Armitage Avenue, where all the reliefers park their cars.

John Fisher Letter to Chgo Tribune Nov 1940

To be fair, Mr. Fisher didn't live in Bucktown, according to the census he lived on the west side of Western in what some now call West Bucktown.

This was only the second mention of Bucktown in the press. The first was in 1898, about the price of bread, but that was a different Bucktown. 

The original Bucktown was what we would now call Noble Square. It's that Bucktown that Mrs. Henry Hartjen opines on in 1953 when recalling her childhood days around Noble and Division Sts. Our neighborhood was near a place called Bucktown”.




It's that Bucktown that Nelson Algren refers to in 1947's Never Come Morning, when he says Lefty “looks a good deal like all the other young toughs around Bucktown”



It's that Bucktown that a machinist and putter maker in Schiller Park named Louis Malik talked about in 1969 when he says he came from the old Bucktown area of Chicago, around Milwaukee and Augusta.


And it's probably that Bucktown that the story about the residents keeping dairy goats comes from.

The area around Armitage wasn't called Bucktown until the 1920's. My mother lived above her father's (Vincent Bielanski) bakery at 2059 N. Oakley at that time. To her, Bucktown's boundaries were Damen, Western, Armitage and Fullerton. She also thought the dairy goat thing was the funniest thing she ever heard. “Milk was cheap as dirt” she said, “the only goats around there were in back of Roman Bruszkiewicz's butcher shop, next to St. Hedwig's.” She used to play with them when she went over there to trade bread and kolacz for smoked sausage.

These boundaries remained the same for the next fifty years.

In October of '76 the Trib writes:

In May of '79 it reiterates:
 


So when did it start to expand?

 In the summer of 1971 a group of citizens formerly called the St Hedwig's-Pulaski Community Organization met at Holstein Park and renamed themselves the Triangle Community Organization. This was the forerunner of the Bucktown Community Organization. At this stage Bucktown was just part of the area they represented. It wasn't until 1983 that the notion of branding the larger area as Bucktown crossed their minds.

In 1983 they published a pamphlet called “The Triangle Community Organization welcomes you to Bucktown” in which they declare, 

Bucktown is three miles northwest of Chicago's Loop. Between Fullerton, Armitage, the Kennedy Expressway and Western...”


They even included this convenient map.

This branding paid off. The name was picked up by realtors looking for someplace to hawk and it was soon applied to every thing down to the Milwaukee road tracks at Bloomingdale

Bucktown, went from a place never advertised before 1978 to the hot neighborhood DuJour.





But still, Bucktown never crossed the Logan Square/West Town divide. 

But in 1988 a real estate developer by the name of Ron Gan bought a tract of land at Wabansia and Paulina from the Archdiocese. It had been the Church of the Annunciation and its school. At one time it was the Irish church in the neighborhood but it had been closed for a decade.

Ben Joravsky interviewed Gan for a Reader article that year. Ben writes: 

Gan is the creative type. He's an exuberant optimist, a master salesman. You say the land is actually in West Town; he says, well, boundaries are subjective, and at the very least it's close to Bucktown--which he believes has a more upscale ring to it.” 

That was the day Bucktown crossed the Logan Square/West Town divide. At least as far as the realtors were concerned. 

But back then, even the Bucktown Community Organization wasn't buying it. Their own web page said: 

the Bucktown area is bounded roughly by Fullerton on the north, on the east by the Kennedy Expressway, the Milwaukee Road railroad tracks on the south, and on the west by Milwaukee Avenue to Western, and Western north to Fullerton.“ 

At least until 2010 when in a fit of expansionism they rewrote history and changed it to: 

“the Bucktown area is bounded roughly by Fullerton on the north, on the east by the Chicago River, North Ave. to the south, and on the west by Western." 

And started hanging Bucktown signs south of the Logan Square border.

Why did they do this?

Who knows. Maybe they have dreams of manifest destiny. Perhaps their own lackluster commercial areas on Armitage and on Milwaukee north of Bloomingdale were proving to be an embarrassment.



But, If I was Noble Square, I'd keep my back gate locked.

Paul K. Dickman