Yesterday the Tribune’s Mary Wisniewski further explored a topic Streetsblog’s John Greenfield covered two weeks ago for the Reader. Virtually all of Chicago’s new transit-oriented development projects are upscale buildings in affluent or gentrifying neighborhoods. TOD advocates argue that adding housing in these communities will take pressure off the rental market. But some Logan Square residents say soon-to-open TOD towers in the neighborhood will encourage other landlords to jack up rents.
The rents at the Twin Towers and “The L” developments near the California Blue Line station will start at $1,400 for a studio. Activist groups like Somos (“We Are”) Logan Square and Lifted Voices recently blockaded Milwaukee Avenue in front of the Twin Towers to make the argument that the buildings will speed the pace of gentrification and displacement.
The city’s TOD ordinance, first passed in 2013 and beefed up in 2015, has fueled the city’s recent building boom by reducing and then eliminating parking requirements for new buildings near rapid transit, as well as allowing for more density. For example, Rob Buono, the developer of the two towers in Logan Square, told John that he probably wouldn’t have built the apartments if the ordinance hadn’t passed.
The towers are big, conspicuous buildings, so it’s understandable that some people blame them for rising rents elsewhere in the neighborhood. But the TOD ordinance and the resulting increase in the number of housing units near the Blue Line isn’t to blame for the community’s displacement problem. Rather, prior to the ordinance’s passage, the number of allowable units near train stations was constrained by politics and growth-inhibiting policy.
TOD experts Wisniewski interviewed said that the trend towards dense housing near stations is a return to sensible pre-1950s city planning. A 2013 study by the Center for Neighborhood Technology found that Chicago actually lags behind peer cities like New York, Philadelphia, Boston and San Francisco when it comes to development near transit. The article also noted that the Chicago Housing Authority demolished 6,000 affordable housing units that were near transit stations.