Agenda - Planning Commission - 06/04/2009

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All of the lessons learned about density come into play in the city's most popular neighborhoods. However, the popularity of neighborhoods changes over time. To suc- cessfully plan for neighborhood change, we argue that you must monitor how neighbor- hoods are changing and try to anticipate the next "hot" neighborhood. If you ca'1 anticipate neighborhood change, then you can direct growth to locations that db not completely disrupt the existing neighbor- hood context. We recommend monitoring potential change~using a quick and dirty metric we cal.l the "fun index." Chicago has a large population of young people who are highly mobile. This population is ready to move to neW neighborhoods as rents change and as other neighborhClods become known as "hip." The index is simply defined as the estimated square footage of all bars and restaurants in the neighborhood divided by the total number of neighborhood resi- dents. This equation calculates a square footage of bar and restaurant floor space per neighborhood resident-the higher the . ratio, the higher the fun index. To illustrate the fun index let's look at Chicago's Wicker Park neighborhood and Lakeview community. " Wicker Park Wicker Park is a compact area (0.78 square miles) bounded by Churchill Street on the l'!orth, A~hland Avenue on the east, Division Avenue on the south, and Western Avenue on the west. Wicker Park is part of the much larger WestTown Community Area. Piecing to- gether the different census tracts, Wicker Park has a year 2000 population of ap- proximately'lS,OOO people. Nearly half of all residents in WickerPark are aged 20 to 34, while this age group makes up only 27 percent of the population citywide. Within the Dound'a'ries ofthe Wicker Park neigh. borhood, a Google maps search identified more than 90 restaurants, bars, delis, 88 sandwich shops, take-out restaurants, and coffee shops. Using the fun index formula: Ninety bars and eating spots multiplied by 3,000 square feet(estimated aver- age amount of floor space) divided by 15,000 people equals a fun index of 18 square feet of fun per resident. The index underestimates Wicker Park's fun characteristics because it does not incorporate a'measure of art gallery and artist studio space. Each fall studios in the neighborhood are opened to the public for the Around the Coyote art festival. o Lakeview Community Area Lakeview is a much larger area. The com- munity area contains 12 different neighbor- hoods, and the highest density is on the east side where all, neighborhoods abut Lake Michigan. Lakeview has a youthful look. The 2000 census reported that approximately 50,000 of the nearly 95,000 Lakeview residents were between the ages of 22 and 34. Ac~ording to the census, the median age for the neighborhood was 30 and the average hou.sehold size was 1.65 persons,' among the lowest in the city. In 2004 the various chambers of com- merce conducted a detailed survey of busi- nesses within the community. The survey identified 167 dining locations including restaurants, coffee shops, delicatessens, take-out restaurants, and specialty food shops. In addition, the survey identified 89 bars, induding bars that served food. Us- ing the fun index formula: Two hundred fifty-six bars and eating spots multiplied by 4,000 square feet (Lakeview bars and restaurants' are estimated to be larger than those in Wicker Park because of the influence of Wrigley Field and the lakefront park) divided by 94,815 people equals a fun index'oh1 square feet of fun per resident. The Lakeview's index also underesti- mates the neighborhood's fun. Lakeview is home to many of the city's small live the- aters"which are a major neighborhood draw. projects generate instant appeal and renown. Locals appreciate the extra effort expended to save beloved and threatened -neighborhood buildings that might not technically be worthy of landmark designation but that function as such in the community. The people who move in value the unique features and prized loca- tion oftheir new homes. The influx of resi- dents grows the market for local businesses. Opposition to such projects on the basis of too much density is generally ni!. Unlike larger structures, many single- lot-wide storefronts have been successfully converted to residential use by persons hav- ing no prior experience in rehabilitation. Taking note of a trend among smaller historic commercial buildings and wishing to promote it further, Chicago's planning department produced Converting Storefronts to Housing in 1996 (republished as PAS 472). Though it Historic structures help promote tourism, and historic preservation is one of the ultimate expressions of sustainable design. addresses buildings of all sizes, its focus is on how to adapt the storefront for living space. ' To streamline the zoning proc,"ss, in 2004 Chicago created a new B2 classification which allowed ground floor residential use as-of- right. Prior to that, storefront housing required a special use permit from the Zoning Board of Appeals. The advantages of living (and working at home) in a converted storefront, department store,. or factory are legion for those who pre- fer lots of light, high ceilings, solid construc- tion, and adaptability. For the neighbors and even for those just passing through, the reuse of a ~tructure helps preserve the collective memories of a community and hands them on to the next generation. The ornate detailing and materials of the past are not likely to be recaptured in new construction. Historic .structures help promote tour- ism, and historic preservation is one of the ZONING PRACTICE 5.09 AMERICAN PUlNNING ASSOCIATION Ipage 6