NorthLawndale-asurveyofconditions

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North

LawNdaLe:a Survey o exiStiNg CoNditioNSauguSt 2005

Speci l cknowledgements to Chic go Metropolit n agency for Pl nning,al m n C n l n 24 fc , L n l C s nd l pm n C p n, L n l N b o n z n,

n L n l C mm n ac n m n ss s nc .

This work was funded by the Steans Family Foundation and Harris Bank.


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PurPoSeNorth Lawndale, a community located on

Chicagos West Side, has long aced seriousredevelopment challenges. Fortunately today, as a result o tremendous community initiative and public investment, long overdue

neighborhood revitalization is underway. Toaid these e orts, the Metropolitan PlanningCouncil (MPC) conducted a comprehensiveinventory o : land use, structure types, buildingheights, roo types, and vacancy o each parcelin a de ned area o North Lawndale (see map1). Local community groups and residentsreceived training on the undamentals o zoning and development which they thenemployed while conducting the inventory.Community groups and residents collaborated

with the Chicago Metropolitan Agency orPlannings Full Circle Project and MPC or 2

years to complete the comprehensive inventory.This inventory has created a tool or assessingcurrent zoning and advancing community-based planning e orts that will encouragedesirable development opportunities. Thisreport details the ndings or each o the traitscollected or the parcels in the study area.

The Metropolitan Planning Council believesthat city residents, especially those con rontingredevelopment challenges should understand

how zoning impacts their community.Outdated zoning that ails to refect market realities can have deleterious impacts oncommunities like North Lawndale that aretrying to advance redevelopment e orts. Forexample, a community may su er rom vacant store ronts because a market or retail in that area no longer exists. Zoning mandates that such areas remain as a business or commercialuse rather than allowing alternate uses that the market demands, like housing. NorthLawndales residents took a proactive approachto zoning by identi ying community assetsand challenges during the inventory process.

Throughout the inventory process residentsidenti ed issues that illustrated a need orredevelopment rather than challenges that

would mandate an immediate need or zoningchanges in North LawndaleThe goal o promoting redevelopment was

repeated in North Lawndales Quality o Li ePlan, Faith Rewarded , which was completed in2005. Through this planning e ort, Lawndaleresidents identi ed the strengthening o Ogden Avenue as Lawndales main commercialstreet a primary objective towards improvingNorth Lawndales uture. The comprehensiveinventory can be used to support thiscommunity identi ed redevelopment e ort,and many others, by providing residents,local o cials and planners with the data

needed or the planning process to strengthenOgden Avenue. Currently, the City o Chicagois conducting a tax increment nancing

(TIF) eligibility study. This analysis will helpdetermine whether designating portions o Ogden Avenue as a TIF district would beadvantageous to the community. Critical tothis analysis is parcel level data which willhelp determine i the implementation o aTIF would advance development. Because o the North Lawndale communitys engagedresidents who participated in the inventory process, residents now have a tool orcommunicating with their Alderman about the assets they would like preserved or thechallenges they would like addressed in theredevelopment o Ogden Avenue.

N o r

t h L a

w N d a L e In order to develop a comprehensive inventory, parcel level data was collected in a de ned study area. Ac

current data provided by the Cook County Assessor, there are 9,998 parcels in the entire North Lawndalecommunity. In order to have e ective, reliable data, and given the resources available, MPC identi ed a sstudy area. The study area consists o the parcels located in census tracts 290900, 291000, 291100, 2912291300, 291800, 291900, 292000, 292100, 292200, 292300, 292400, 292500, 292600, and 292700. The

study area contains 7,295parcels. Approximately7 percent or 511 parcelslocated in the study areawere not logged dueto difculties matchingthe physical on-streetaddress with CookCounty Assessors address

listings. Thus, the datacontained in this report is representative

o 6,724 parcels located in an area approximatelybound by Roosevelt Road to the North, Kedzie Avenue to the east,

Cermak Road to the South, and Kostner Avenue to the west.

PROJECT PARAMETERS


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REPORT OF FINDINGS

LaNd uSe Within these boundaries, researchers

identi ed land use as one o the ollowing:education, government, healthcare, industrial,

mixed use (commercial and residential),open/green space, parking lot or deck,religious, residential multi amily, residentialsingle amily, vacant lot, or other. Residentsare empowered by knowing the existing landuses which provides them with the in ormationneeded to pursue community based initiatives.O the 6,724 logged parcels over 2,000multi amily dwellings were located within thestudy area making it the most requent landuse in the study area. Vacant lots accounted

or 2,317 parcels and the second most requent land use, while single amily dwellings

accounted or 1,091 parcels making it thethird most requent land use (see the land usedistribution chart at right and map on page 4).

A signi cantly smaller proportion o land uses ound in the study area includedcommercial (158), mixed use (149), parking(128), industrial (76), other (70), religious(64), open space (41), education (30),government (4) and healthcare (5) in rankorder. See the drilldown view o the land use

chart at right.POTENTIal bENEFITS OF laND USE

DaTa: Land use can be help ul whenconsidering zoning changes. Prior to changinga properties zoning, planners must assess

whether an unacceptable amount o non-con orming uses would be created. One key

variable in de ning non-con ormity is land use.Land use can also guide redevelopment e ortsby identi ying vacant parcels more readily available or redevelopment opportunities. Forexample, several adjacent vacant parcels canmark the site or a new housing development.

LAND USE

3000

2500

2000

1500

1000

500

0 Unloggedparcels

Commercial EducationGovernment Healthcare Industrial Open/greenspace

Other Parking lotor deck

Religious Residentialmulti-family

Residential

single-family

Vacant lot

LAND USE driLLdowN view, outLierS oMitted

Unloggedparcels

Commercial EducationGovernment Healthcare Industrial Mixedcommercial

andresidential

Open/greenspace

Other Parking lotor deck

Religious

300

250

200

150

100

50

0

N o r t h L a w N d a L e

Mixedcommercial

andresidential


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1 6 th S t

O g d e n A

v e

P u

l a s

k i R d

K o s t n e r A v e

C e rma k R d

Dou gla s Blvd

C e n

t r a

l P a r k

B l v d

R o o se ve lt R d

H o m a n A v e

K e d z

i e A v e

Do ug las Blvd

K e d z

i e A v e

O g d e n A

v e

K e d z

i e A v e

F0 0.1 0.20.05 Miles

Legend

Lawndale StudyArea

studyarearoads

Land UseNot Logged or Not applicable

ParcelsLogged_Cca29.LANDUSE

Unknown or Other

Education

Other Institutional

Arts & Cultural

Heallth & Social Service

Non-profit

Religious

Comercial

Mixed Commercial & Residential

Industrial

Open Space

Parking Lot

Residential Multi-family

Residential Single-family

Transportation

Vacant

Lawndale StudyArea

Created on: June 17th, 2006

LaNd uSe


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roo tyPeRoo types are

identi ed as fat orsloped and contributeto the character o thebuild environment o a community. Much o the study area containsstructures with fat roo s. According to thedata collected thereare 3,041 fat roo s and1,141 sloped roo s inthe North Lawndalestudy area. The chart at right illustratesthis data and mapattachment 3 spatially

depicts the distributiono roo types.

POTENTIal

bENEFITS OF ROOF

TyPE DaTa: TheNorth Lawndale community is in the processo dra ting redevelopment design guidelines.Design guidelines are used to infuence theshape and character o new development.Being able to identi y the location o particularroo designs will better allow community groups to tailor their guidelines.

Structure types located within the study areaboundaries are characterized as brick, rame

with other siding, rame with stucco, rame with wood lap, greystone, and other basicstructure. According to the data collected,

brick is the most requently used structurematerial (2,589), ollowed by greystone(1,100), rame with other siding (338), otherbasic structure (37), rame with stucco (14),and rame with wood lap (5). This data isillustrated in the chart at right and in a map onpage 6.

POTENTIal bENEFITS OF STRUcTURE

TyPE DaTa: Structure type is a signi cant characteristic because it communicates thecharacter o the built environment. Thisdata can be used as a guide to infuence the

character redevelopment e orts and as atool or preservation measures. The recently introduced Greystone Initiative demonstratesthe value o knowing structure type within thecommunity.

N o r t h L a w N d a L e STRUCTURE TYPE

Brick Frame w/other siding

Frame w/stucco

Frame w/wood lap

Greystone Other basicstructure

3000

2500

2000

1500

1000

500

0

ROOF TYPE

Flat Sloped

3500

3000

2500

2000

1500

1000

500

0

StruCture tyPe

Neighborhood Housing Services o Chicago (NHS) recently announced a new Initiative designed to helphomeowners in Chicagos North Lawndale community afordably rehab and preserve their 100-year-old greystones.

North Lawndale is home to nearly 2,000 greystones (includes larger community area), more than any other Chicagocommunity. The Historic Chicago Greystone Initiative will build community pride in place, stimulate reinvestment,increase homeownership, and promote property improvement throughout North Lawndale.

GREYSTONE INITIATIVE


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1 6t h S t

O g d e n A

v e

P u

l a s

k i R d

K o s t n e r A v e

C e rm a k R d

Douglas Blvd

C e n

t r a

l P a r k

B l v d

R o o s e v e lt R d

H o m a n A v e

K e d z

i e A v e

Dou gla s Blvd

K e d z

i e A v e

O g d e

n A v e

K e d z

i e A v e

F

0 0.1 0.20.05 Miles

Legend

Lawndale StudyArea

Vacant Lot (2228)

Structure Type

Not Logged or Not applicable

Brick (2589)

Farme with other siding (338)

Frame with stucco (14)

Frame with wood lap (5)

Greystone (1100)

Other Basic Structure (37)


StruCture tyPe


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vaCaNCy StatuSHigh commercial and residential vacancies

are traditional indicators o a community acingeconomic development challenges. The vacancy status o structures in the study area was recorded asoccupied, partially

occupied, vacant at ground level, or vacant building.Out o the 6,724parcels surveyed,4,332 have arecorded vacancy status. The study area contained84 parcels

with structuresthat had anundetermined

vacancy status. O the determined

vacancies 3,945structures werereported asoccupied, 226

were reportedas vacant, 41structures were

vacant at theground level, and 36 were reported as partially

vacant/partially occupied. See the chart above andthe map on page 9 or a detailed representation o this data.

POTENTIal bENEFITS OF VacaNcy

DaTa: Vacancy data can be used by community development organizations to identi y areas totarget or new commercial development or potentialchange o uses. For example, I a large portiono ground foor retail is vacant along a particularstreet, the Alderman and community groups couldconsider a zoning change to allow residential in that

area.

Traditionally, the estimatedheight o a building iscalculated rom the numbero stories. For residentialstructures, each story isequivalent to10 eet and orground foor retail, the rst level is generally equivalent to 12 eet. An overwhelmingmajority o the structures arebetween 1 and 4.5 stories tallor 10 to 47 eet tall. Accordingto the data, 2,253 structureslocated within the study areaboundaries are 2 stories highor 20 to 22 eet tall. 2,023structures are 2.5 stories or 25

to 27 eet tall, 507 structuresare 1 story tall or 10 to 12 eet tall, 491 structures are 1.5 or15 to 17 eet tall, 255 structuresare 3 stories tall or 30 to 32

eet tall, 251 structures are 3.5or 35 to 37 eet tall, 184 structures are 4stories or 40 to 42 eet tall, and 4 structuresare 4.5 stories or 45 to 47 eet tall. The mapon page 8 and the building height chart above illustrate the distribution o this dataspatially and graphically.

POTENTIal bENEFITS OF bUIlDINGHEIGHT DaTa: Building height is another

signi cant variable or two reasons. First, orthe same reason land use helps to avoid non-con orming uses when undertaking a zoningchange, building height is also one o thesigni cant variables to consider in that calculation. Second, height is an important

actor when determining the appropriatescale o new development and assisting inthe dra ting o redevelopment guidelines.

N o r t h L a w N d a L e NUMBER OF STORIES

1 story 1.5 stories 2 stories 2.5 stories 3 stories 3.5 stories

2500

2000

1500

1000

500

04 stories 4.5 stories

BuiLdiNg height

VACANCY STATUS

Vacantbuildings

Occupiedbuildings

Mixed use-vacant atgroundlevel

Partiallyvacant,partiallyoccupied

4500

4000

3500

3000

2500

2000

1500

1000

500

0


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N o r t h L a w N d a L e BuiLdiNg height

1 6 th S t

O g d e n A

v e

P u

l a s

k i R d

K o s t n e r A v e

C er m a k R d

Douglas Blvd

C e n

t r a

l P a r k

B l v d

R o o se ve lt R d

H o m a n A v e

K e d z

i e A v e

Doug las Blvd

K e d z

i e A v e

O g d e n

A v e

K e d

z i e A v e

F

0 0.1 0.20.05 Miles

Legend

Lawndale StudyArea

Vacant Lot (2228)

Number of StoriesNot Logged or Not applicable

1

1 1/2

2

2 1/2

3

3 1/2

4

4 1/2

5-10

11 or more



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N o r t h L a w N d a L e vaCaNCy StatuS

1 6 th S t

O g d e n A

v e

P u

l a s

k i R d

K o s t n e r A v e

C e rm a k R d

Douglas Blvd

C e n

t r a

l P a r k

B l v d

R oo se ve lt Rd

H o m a n A v e

K e d z

i e A v e

Do ugla s Blvd

K e d z

i e A v e

O g d e

n A v e

K e d z

i e A v e

F

0 0.1 0.20.05 Miles

Legend

Lawndale StudyArea

Vacancy StatusNot Logged or Not applicable

Vacant Lot (2228)

Vacant Building (220)

Vacant at the ground level (41)

Partially Occupied (35)

Cannot Determine (87)

Occupied (3890)



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The data collected and the maps presentedare available through CMAPs Full Circledatabase; they can be accessed at www. ulcir.net/FC/Index.htm (Please contact CMAP

or login and user name). This database canbe viewed and updated as needed providingin ormation on current realities and aid theredevelopment process; it can continue toaid the direction o development as long

as residents remain engaged in renewingcommunity li e in North Lawndale. Whetherthere is a need to update zoning or promotea community based planning e ort, thecomprehensive inventory provides a power ulliving document that enables the NorthLawndale community to collaborate withlocal o cials and infuence the shape o theircommunity or years to come.


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uture oPPortuNitieS

The Metropolitan Planning Council (MPC)

was ounded in 1934 as the MetropolitanHousing Council, an association o businessand civic leaders committed to developingquality a ordable housing and revitalizingChicagos poorest neighborhoods. Seventy-one years later, MPC continues to be anonpro t, nonpartisan group o business andcivic leaders committed to serving the publicinterest, but its mission has expanded toinclude the promotion and implementationo sensible planning and development policies

necessary or a world-class Chicago region.MPC conducts policy analysis, outreach, andadvocacy in partnership with public o cialsand community leaders to improve economic

vitality, equity o opportunity and quality o li ethroughout metropolitan Chicago. MPC worksin several interrelated areas o community development: housing, sensible growth, urbanredevelopment, education and tax policy, andtransportation. Visit www.metroplanning.org

or more in ormation.

aBout MPC

The Chicago Metropolitan Agency orPlanning (CMAP) was created recently to integrate planning or land use andtransportation in the seven counties o northeastern Illinois. Metropolitan Chicago

will have an additional 2 million residents

and 1.2 million jobs by 2030, and CMAP isdeveloping strategies to address this growths

serious implications or transportation,housing, economic development, openspace, the environment, and natural

resources. See www.cmap.illinois.gov ormore in ormation.

aBout CMaP

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NorthLawndale-asurveyofconditions