Revitalizing West Humboldt Park A Vision for Chicago Avenue UIC Master of City Design | Urban Edge Studio | Fall 2021
Professor: Sanjeev Vidyarthi By: Prayag Bagde, Rajani Chowdary, Yi Zhou, Katanya Raby, Aakash Basantani, Chuck Klutho & Bridget Barnes
Table of Contents 01 Site Context and Analysis Introduction.......................................01 Existing Conditions Demographics.....................05 Economics............................09 Built Environment...............15 Transportation.....................29 Food........................................27 Assets & Gaps.................................33
02 Design Process & Proposal Guiding Principles...........................37 Housing..............................................39 Streets................................................51 Pubic Realm.....................................65
03 Outcome
Phasing..............................................75 Implementation...............................80 Outcome............................................81
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Site Context & Analysis
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Introduction Chicago Mayor Lori Lightfoot commissioned the Invest South West Initiative in October of 2019 which has identified 12 corridors across 10 neighborhoods on the south and west sides of the city for future development. The initiative has a budget of $750 million in public funding that will be distributed across a series of RFPs in which developers will work with local and national prequalified architects to support improved programming, infrastructure, and policies that will create a lasting impact in key commercial corridors. A wide array of design teams are exploring interventions across each of the selected corridors. The Chicago Avenue Corridor of Humboldt Park was selected for the present study given its proximity to the University of Illinois, Chicago and the generous partnership of the Neighborhood SSA.
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The Study Area What surrounds this place? Chicago Avenue does not exist in a vacuum. The surrounding neighborhood, approximately defined by a half-mile radius surrounding the corridor, is key to determining the future of the corridor. To ensure a more expansive understanding of the neighborhood context in which Chicago Avenue resides, the
design team decided to analyze a broader area surrounding the corridor. Our precise study area is bound by Division Street. to the North, Kedzie Avenue to the East, the Union Pacific Railroad to the South, and Pulaski Rd. to the West.
0.5 Mile
Chicago Avenue
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An Historic Community What has happened here? Established in 1869, West Humboldt Park is situated within the greater Humboldt Park community area. Humboldt Park’s Chicago Avenue holds historic significance for the community, as it has been identified as one of the northernmost boundaries of the Great Migration, in which Black Southerners migrated north between 1916-1970. West Humboldt park retains a strong ethnic identity for Black Culture, and also has roots in Puerto Rican Culture. . The neighborhood was designed for a working class population and has retained this demographic. The residential, family-oriented community boasts an eclectic mix of bungalows, two-, threeand flour-flat houses. Neglect from planning efforts in recent decades has contributed to crime and vacancies across the Chicago Avenue corridor.
Humboldt Park, 1930
The Great Migration
Puerto Rican Parade
Historic Chicago Avenue
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Previous Planning Efforts and Community Input What are the hopes here? Learning from the Past Several previous planning studies were reviewed to inform the present study. Most recently, the LISC Quality of Life Plan from May 2005 and the Humboldt Park Smart Communities Plan from March 2010 engaged the community, in which residents called for the following:
Key Community Groups and Stakeholders West Humboldt Park is fortunate to have the support of numerous community groups and stakeholders actively making a difference in the neighborhood. Below is a non-exhaustive list of key community member organizations that should be tapped for public input in any future development.
• • • • • • • • • •
• • • • • •
Children are cared for and educated Adults can find adequate jobs All residents can enjoy safe streets Attractive open space After school and summer programs Affordable, safe housing Excellent city services Health in mind, body and spirit Decreased crime and gang activity Accessibility for seniors and individuals living with disabilities
SSA Blocks Together The Bloc The Greater Humboldt Park Community of Wellness United Blocks of West Humboldt Park Historic Humboldt Park Stables and the Institute of Puerto Rican Arts and Cultures • Bickerdike • LUCHA • Hispanic Housing
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Demographics The city of Chicago has a long and distinguished history of being one of the most diverse and culturally vibrant cities in all of the US. This ethnic and cultural variety has permeated nearly every part of the city in the expression of the built environment. West Humboldt Park and Chicago Avenue are no different and the spectrum of diversity can be seen in the demographic information available today.
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A Diverse Spectrum of Socioeconomics The peak population of Humboldt Park was reached around the 1930’s with about 22,000 people living in the Chicago Avenue study area specifically. However, a variety of government policies, social shifts, and economic factors have contributed to a fairly substantial decrease in population in the last several decades.
The present population of Chicago avenue rests at around 15,500 according to 2019 American Community Survey 5-Year Estimates. From the time of the peak population in the 1930’s through 1960, more than 99% of Humboldt Park residents were white. However, by 1990 nearly 80% of population was non-white, primarily
consisting of Black residents. In more recent times, the racial and ethnic makeup of Humboldt Park has shifted once again and is presently about 58 percent Hispanic/ Latinx, 32 percent Black, and 8 percent White with the remaining 2 percent being composed of other groups in the neighborhood as a whole.
Population 55,364 Humboldt Park Chicago
27.2%
40.7%
18
18-44
20.9%
22.5%
44-64
43.8%
22.9%
9.6%
65+ 12.4%
Race and Ethnicity Humboldt Park Chicago
7.7%
White
58.4%
32%
African American 33.3%
Hispanic or Latino 43.8%
28.8%
1.3%
Others 6.5% 06
The distribution of these varied lived experiences is not uniform across the study area and there is an immense amount of granularity along the corridor. The figures below illustrate some of the variables examined and analyzed during the design process. Each of these factors demonstrates a unique and complex socioeconomic pattern within the study area. The distribution of wealth, ages, and mobility trends across the whole of West Humboldt Park has created a series of systems that are interconnected and interdependent upon one another. Median Age median age of residents by census block group
26 - 30 30 - 35 35 - 40
40 - 43 45 - 54
Mobility % of residents living at the same residence as the year prior
< 60% 60 - 70% 70 - 80%
80 - 90% 90 - 100%
Education % of residents with a high school diploma, GED or higher
Below 60% 60 - 70% 70 - 80%
80 - 90% 90 - 100%
Population Density population density by census block group
7 - 13 13 - 20 20 - 27
27 - 36 36 - 59
Income median household income by census block group
< $30k $30k - $40k 40k - $50k
$50k - $60k $60k and up N/A
Poverty % of residents below poverty level in previous 12 months
0 - 7% 7 - 22% 23 - 30%
30 - 50% 50 - 71%
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These demographic distributions of people within the community are atypical when compared to Chicago overall as well. In addition to the tremendous racial and ethnic diversity of the area, within our study area there is also diversity amongst ages with more than 27 percent of the population being under the age of 18. This is substantially higher than the average for Chicago as a whole and reflects the abundance of schools in the area as well. 08
Economics The success and prosperity of localized communities and municipal societies has long been directly tied to the economic prospects present for both residents and businesses alike. Understanding what the current economic situation is along Chicago Avenue and within West Humboldt Park overall is imperative to understanding the existing form of the area and the community climate present. But capitalist economics does not operate in a vacuum and economic disparities can vary greatly depending on the spatial location you are evaluating - conditions are always relative to the success or failure of precedent communities. For this reason, the project team decided to do several cross-corridor comparisons to evaluate how Chicago Avenue has fared compared to other areas with similar demographics, histories, and geographic sizes.
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The Approach Comparative Analysis: Milwaukee Avenue After much deliberation, the team selected Milwaukee Avenue in Logan Square as an applicable economic comparison to Chicago Avenue. Specifically, an approximately 1.5 mile stretch of Milwaukee Avenue from Fullerton Avenue to to North Avenue. This area was selected after analyzing several areas across the city of Chicago in search of an apt comparable community. Specifically, the design team noticed that nearly three decades ago, some areas in Logan Square were extremely similar to West Humboldt Park - racially and ethnically diverse, with strong culture, and near identical employment rates, median household incomes, and poverty levels.
Fullerton Ave.
M
ilw
au
ke e
Av e.
North Ave.
This common baseline enabled comparative analyses to be carried out across decades as the city overall and each community area shifted.
Humboldt Park
Milwaukee Avenue
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Employment & Poverty Levels
Chicago Avenue's growth in poverty and employment levels has stagnated over the years compared to neighboring Milwaukee Avenue.
Employment Levels
200% 180%
350%
160%
300%
140%
250%
120%
200%
100%
100%
80%
150%
60%
60%
40%
100%
20%
50%
0%
employed
unemployed
employed unemployed
Chicago Avenue 1960
Milwaukee Avenue 1980
2000
Poverty Levels
400%
0%
above poverty below poverty
above poverty below poverty
Chicago Avenue 1980
Milwaukee Avenue 2000
2019
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Median Household Income
Median household income comparisons across Chicago Avenue, Milwaukee Avenue, and the City of Chicago show the potential for Chicago Avenue to grow.
$120,000
Median Household Income
$112,000 $104,000 $96,000 $88,000 $80,000
$140,000
$72,000
$120,000
$64,000
$100,000
$56,000
$80,000
$48,000
$60,000
$40,000
$40,000
$32,000
$20,000 $0
$24,000
Median Household Income by Race $122,283 $113,877
$77,500
$77,989
$70,664
$64,943
$50,496
$48,290 $30,917
White
$33,301
$37,967
$33,205
Black/African American
Some Other Race
Hispanic/Latino
$16,000 Humboldt Park
$8,000 $0
1970
1980 1990 2000
2010 2020
Logan Square
Chicago Humboldt Park (Pulaski to Kedzie) Logan Square (Milwaukee Ave)
Chicago
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Existing Businesses
Chicago Avenue has a high concentration of institutional organizations. Despite the young population, the corridor lacks youth services.
Medical Services Institutional Organizations Civic & Social Services Food & Dining Everyday Services Beauty & Cosmetics Construction Youth Services Professional Services Grocery Stores Entertainment Convenience Stores Fitness, Health & Wellness Research & Development Arts Nature Parks & Services
5
10
15
20
25
30
35
40
45
50
55
60
65
70
75
80
85
90
95 100
100+
Number of existing businesses Chicago Avenue Milwaukee Avenue
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Built Environment Understanding the breadth of lived experiences within a community is crucial to help inform and shape any design interventions that may be undertaken in the future. But in addition to the existing social, demographic, and economic situations present along the corridor, when considering recommendations for designs altering the built form it is equally important to understand the existing urban fabric that stands along the corridor and in the surrounding neighborhood. To develop a comprehensive knowledge base on both the built environment within the Chicago Avenue study area and how it fits into the larger urban context of the city, a number of spatial and data intensive analyses were carried out as a part of the design process.
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Understanding the Corridor Morphological Analysis Shifting focus from larger sectors of the city to the Chicago Avenue corridor neighborhood identified in the Invest South West Initiative, analysis of the existing building stock was carried out to understand the quantity and quality of structures present. Utilizing data inventories collected and maintained by the City of Chicago related to existing structures, it was determined that the average year of construction for a building within the study area was about 1922, making most of the structures nearly 100 years old. However, despite this age, the building stock appears to be robust and in good condition with close to 93% of structures not requiring any extensive renovations or repairs. Changes in the built form come from many sources at a variety of points in time meaning that the shape of a place and of a community can change dramatically. Sanborn maps, created for fire insurance purposes following the Great Chicago Fire of 1871, allow for meticulously detailed accounts of the build environment present across the city from the late 1800’s onward. Using these maps the design team was able to observe and take note of major changes that have occurred within the designated study area. Careful examination of these maps, coupled with additional structure-specific data sets yielded one major conclusion: that the urban fabric has not seen many major interventions or alterations over the past several decades.
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Understanding the Corridor Transect Analysis Examining Chicago Avenue in a vacuum, blind to the historic, ongoing, or future developments surrounding the study area could lead to interventions or alterations that do not follow the urban rhythm of the region and could do great harm to the community. To combat this risk, a more comprehensive approach was undertaken for this design process to ensure context-sensitive solutions could be developed and can ultimately be deployed. To generate this understanding of the larger urban context, our design team began by looking at the city from a broad, farreaching perspective and analyzing how the urban morphology shifts from the city center westward along Chicago Avenue. This type of site study is characterized as a transect analysis. Transect analyses consist of assessing community form and searching for patterns in the built environment that can are typically categorized into any one of seven categories This process demonstrated that development radiating outwards from the urban core shifts to an urban center with concentrated industrial uses and then into a general urban configuration present in the study area. These findings shaped an understanding of building scales and styles that would integrate well with current construction or would be out of character with the existing form.
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Residential Commercial Instituional Vacant 19
Understanding the Corridor Blockface Analysis Upon developing an enhanced understanding of the larger urban landscape through transect analysis, the next step was to not only study the broader size and scale of development patterns along Chicago Avenue, but to also understand what those structures are being used for. To do this, a thorough examination of the buildings directly on Chicago Avenue needed to be conducted. This type of analysis is traditionally referred to as a “block face” analysis because it involves studying the faces of buildings along a given block. In the case of this analysis, a 3.5 mile stretch of Chicago Avenue was analyzed, stretching from the I-90 Kennedy Expressway westward through the one mile of the corridor specifically identified by Chicago’s Invest South West initiative. While moving along the corridor detailed notes were collected on the number of activity levels present along each block and within each building. Activity levels refers to the number of stories present in a building or at a site that offer accommodations for specific uses. Specifically, this analysis broke these land uses into 5 broad categories: • • • • •
Residential Commercial Institutional Recreation Vacant
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Understanding the Corridor Blockface Analysis Along with evaluation of the uses present at each site along the 3.5 mile corridor, the design team also evaluated the condition of each structure or parcel. This study of condition consisted of general evaluations of structural integrity, aesthetic appeal, and liveliness relative to surrounding buildings and facilities. There were two broad conclusions drawn from this analysis. The first of these was that the farther west one travels along the corridor, the scale of structures and the number of activity levels each diminish in near direct correlation with increasing age and building condition. These conclusions were supported upon closer inspection of data available at the city scale. Building permit data for the corridor indicated that, over the past 10 years, each of the five half-mile stretches preceding the West Humboldt Park segment of Chicago Avenue experienced an average of one new construction permit being issued annually for properties directly facing the corridor. However, over the same time frame, Chicago Avenue from Pulaski Road to Kedzie Avenue only saw one new construction permit issued every five years. The second conclusion drawn was that there is a much more diverse mix of building uses along Chicago Avenue in West Humboldt Park. While the number of overall activity levels does decrease, the share of uses dispersed across each use grows, particularly among institutions. However, the diversity of uses also includes areas that entirely lack uses - vacancies. The number of vacant parcels, structures, and storefronts becomes ever apparent as focus shifts from the eastern reaches of Chicago towards West Humboldt Park.
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Understanding the Corridor Vibrancy Analysis Taking analysis beyond the purely built form and to help gain an even more granular understanding of the built environment along our corridor, a vibrancy analysis was conducted. Utilizing the lessons learned from the transect and blockface analyses to conduct a vibrancy analysis. This was done to determine the strongest blocks within West Humboldt Park, identify those that may benefit from intervention, and help to inform the design process moving forward based on the results of the analysis. The analysis process involved a collective, collaborative tour of the site evaluating blocks based on three key factors: soundness and typology of structures, social and aesthetic vibrancy of spaces, and the diversity of uses throughout the avenue. Each member of the design team then assigned a score to each half block based on the three categories. These numbers were then totaled and averaged for the length of the corridor providing a visual representation of overall vibrancy and revealing pockets of extreme activity or inactivity. This information was then overlaid with vacant parcels to gain a better understanding of potential sites where interventions could be recommended in the future for either public or private development.
3-5
3-5
Privately owned vacant parcels
6-7
6-7
City owned vacant parcels
8-9
8-9
City owned vacant parcels with a structure
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Pulaski Road
Kedzie Ave. Chicago Ave.
North Vacancy 11.6% 25
Kedzie Ave.
Pulaski Road
South Vacancy 23.7%
Chicago Ave.
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Food Systems Food is fuel that powers communities. Restaurants offer outlets for communities to cultivate and promote their culture while grocery stores enable families to cook dishes and enjoy each other’s company. Adequate access and options when it comes to food is vital to create healthy and vibrant neighborhoods that serve the needs of all that live there.
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As of the time of this report, there is just one fullservice grocery store present within the entire square-mile segment of West Humboldt Park. This store, an ALDI, is situated on the farthest eastern edge of the study area at the intersection of Chicago Avenue and Kedzie Avenue. This location makes access difficult for many on the western half of the corridor. This is especially true when considering that nearly 1 in 5 workers in the study area do not have access to a personal vehicle.
Chicago & Avers Foods
Chicago Avenue
Central Park Food Market
ALDI
Quik Mart
Kedzie Avenue
Those living within the Chicago Avenue study area face some challenges to healthy food accessibility that can make them vulnerable to health and quality of life issues. Nearly one-third of the population lives beyond half a mile from a grocery store or supermarket. Of that population more than 2,500 residents are below the poverty line or are considered low-income individuals. Additionally, more than 1,400 children live outside of a half mile of food stores which is crucial to note in an area that has a higher concentration of young people than most of the city. Given these factors, the US Department of Agriculture has flagged three of the five census tracts within the Chicago Avenue study area for being at high risk for food insecurity due to higher rates of poverty, proximity to grocery stores, and more limited access to personal vehicles.
Pulaski Road
Challenges around Access to Food Food Deserts
Existing Food Desert Existing Access to Food Existing Green Spaces 0.5 Mile Radius 28
Transportation Serving as a major thoroughfare stretching from downtown to western suburban developments, Chicago Avenue sees more than 7 million trips a year, an average of about 20,000 per day. This amount of traffic volume means it is imperative to understand the complex relationships between transportation modes, transportation safety, streetscaping, and various other factors that present themselves along the roadway. This comes in many forms from the quality of the built infrastructure, to the facilities hosted, to the ways in which the general populace engages with and utilizes the public right-of-way at their disposal.
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Exploring the Street Existing Conditions & Analysis Transportation Infrastructure The existing roadway configuration is wholly auto-centric in its design. It offers two-travel lanes in each direction with parking accommodations along the length of both edges of the street only giving way at intersections to accommodate a center leftturn lane. The road appears to be in fairly good condition with only minimal cracking and buckling visible within the study area and a general lack of intrusive potholes as well. With that being said, there does appear to be early signs of deterioration and reconstruction, repaving, or treatment of the driving surface via a capital improvement project may be warranted in the next decade. Streetscaping Along the corridor there have been minimal beautification efforts or streetscaping endeavors introduced to help create a more lively and welcoming atmosphere. There are some trees in the pedestrian walkways, typically between 4-8 per block. However, many of them are underdeveloped and many locations that seem designated to contain a tree or greenery of any kind are left empty. The corridor also lacks parklets, planters, and seating opportunities that could be utilized by residents to activate the space. Conversations with local residents and community leaders have indicated that the lack of greenery and access to amenities has created a drab and dull environment that can feel isolating and alien for pedestrian use. This creates an opportunity for activation of the public realm through aesthetic cohesion and neighborhood branding that can foster a sense of community identity that is currently absent in many respects.
Alternative Transportation Due to constraints imposed by existing roadway configuration and additional concerns created by the existing built environment, traveling by way of anything other than a car can be difficult, but there are options available. Chicago Transit Authority (CTA) does run the 66 Chicago bus line that extends as far west as the city limits and as far east as the Loop downtown where the route then redirects in the opposite direction from whence it came. While there is bus service along the corridor, there are no CTA rail stations present within the whole of the study area. One increasingly popular and attractive alternative transportation option both in Chicago and around the US is cycling. This offers an affordable, healthy, and sustainable form of transportation for individuals. A place like West Humboldt Park could be an excellent bikeable community given that it is home to a key arterial roadway that leads directly to the heart of the city and that nearly 20 percent of residents do not have access to a personal vehicle. However, due in part to unsafe road conditions and the lack of dedicated bicycle facilities along Chicago Avenue, biking is not currently a mode of transport commonly utilized within the corridor. There are four Divvy bike share stations available for use within the study area at the moment. However, they appear to be underutilized by the general populace, likely for reasons similar to those addressing the general lack of biking along Chicago Avenue.
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Exploring the Street Existing Conditions & Analysis Transportation Safety Ensuring residents can safely navigate a transportation system to move to and from hubs of recreation, entertainment, employment, and housing is one of the top priorities for any road. Unfortunately, Chicago Avenue, especially from Pulaski Road to Kedzie Avenue, has historically not always provided a safe environment for residents and visitors alike to travel through. Between January 2019 and October 2021 there were more than 1100 crashes between Pulaski and Kedzie, along Chicago Avenue. This has resulted in hundreds of injuries and multiple fatalities. As a result, the Chicago Department of Transportation has identified this exact stretch of Chicago Avenue as a High Crash Corridor in their Vision Zero plan to eliminate traffic fatalities by 2026.
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Assets & Gaps Assets
• Robust, diverse housing stock • Strong Institutional Corridor: • Community Partnerships: West Humboldt Park Community Development Council/ SSA, Neighborhood Housing Service • Schools: Rowe and Clark Math and Science Academy, Orr Academy, Westinghouse College Prep, Laura Ward Elementary, Polaris Charter Academy; • Churches/Nonprofit Organizations: Salvation Army, Nia Family Center, Mission of Our Lady of Angels; • Community Spaces: Daley Library, Central Playground Park, Park No 432, Kelly Hall YMCA • Transit: 66 CTA Bus • Strong planning initiatives: ISW, LISC QLP, etc • Access to vacant land
Gaps • • • • • • •
Depopulation of Black residents High Crime High Unemployment Lack of capital investment Lack of ample greenspace Homeless encampment just east of the study area Fracturing of urban fabric created by vacant lots
Institutional Commercial Existing Green Spaces Vacant Parcels
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02
Design Process & Proposal
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Design Process & Proposal Introduction Armed with a robust and comprehensive understanding of the assets, opportunities, and areas of concern present within the neighborhood, the question becomes how this knowledge can be utilized to inform designs for the future of West Humboldt Park.
Guiding Principles
Before exploring any potential changes to the composition of the built environment present within the community, it is important to establish principles that can direct design decisions. These fundamental truths serve to ensure consistency in prioritizing the needs of the community above aesthetic stylings or the vanity of any one designer. The six core guiding principles established for West Humboldt Park were created utilizing feedback from previous public engagement efforts, conversations with community organizations, and a thorough analysis of the study area.
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The Vision Guiding Principles
Community
Culture
Equity
Open Space
Accessibility
Sustainability
The UIC design team sought to reinforce existing community systems while introducing new amenities to the area through the creation of ‘third places’ without disrupting the existing community framework.
Access to green space improves quality of life. We plan to find ways to incorporate dedicated open spaces when considering new developments and activating existing spaces.
West Humboldt Park has strong roots in Black and Latinx culture. Keeping this in mind throughout the design process will protect existing culture while providing the services necessary to ensure it can thrive in the future.
The neighborhood has diminished access to many essential facilities and services. The vision will increase accessibility to these amenities to everyone.
It is critical that any intervention or future design proposal ensures equitable access and opportunities for success and does not adversely affect any individuals in the community.
To ensure the long-term success of the community socially, economically, and environmentally it is imperative that green alternatives are explored and implemented.
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Housing Affordable and equitable access to quality housing stock is one of the hallmarks of a great community. Homes are the places where people eat, sleep, work, play, and where many people spend a majority of their time. Houses, apartments, etc. act as personal safe spaces that keep families and individuals secure and grounded as they grow and progress through life. It is imperative that neighborhoods strive to produce, protect, and maintain an adequate, appropriate amount of housing to support both current and future generations. Understanding housing trends in an area can assist in the determination of a number of factors relevant to the populace present in a given place and what needs they may have as it relates to housing stock. Within the Chicago Avenue study area of West Humboldt Park, approximately 35 percent of units are owneroccupied while about 65 percent are renter-occupied. Given the prevalence of 2-4 unit apartment buildings, more than 50 percent of the housing stock, it makes sense that the share of renters would be markedly higher than that of owners.
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Existing Conditions 10 Dwelling Units/Acre | Population: 15,500 Throughout the development process for creating a fresh vision for the future of West Humboldt Park, the questions of how to best utilize vacant land and what population the neighborhood should plan to accommodate were frequently discussed with various stakeholders
and partners. To determine how density should be balanced with practicality and ambition, a number of experiments were conducted to analyze what impact various levels of development would have on the physical fabric of the neighborhood.
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Experiment 1 12 Dwelling Units/Acre Population: 18,500 Utilizing vacant parcels and vacant city-owned structures as a baseline for development potential, experiment one saw the creation of 1,000 new dwelling units within the neighborhood. These developments were primarily targeted towards 2-4 unit developments on the south side of Chicago Avenue and resulted in a fairly consistent and unchanged urban fabric. Overall, this intervention would mean an increase in dwelling unit density from the existing 10.1 units per acre to 11.6 units per acre.
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Experiment 2 14 Dwelling Units/Acre Population: 24,500 Using the same basic baseline for development potential as Experiment 1, the second experiment saw the number of hypothetical units being introduced to the neighborhood rise to 3,000. This development was more evenly distributed across the neighborhood with new units of both single-family and multi-family residential housing types. Development on this scale would result in a housing density of 14.7 units per acre for a projected population of approximately 24,000 residents.
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Experiment 3 17 Dwelling Units/Acre Population: 28,100 The third and final fully fleshed out housing alternative explored sought to push past the current limitations imposed on the neighborhood by exploring potential opportunities to revise or modify existing municipal codes. This was done in order to investigate the impact that greater intensity in the height of structures might have on the community, while still remaining cognisant of the existing skyline and local building characteristics. This experiment involved targeted development of more substantial massing within structures along Chicago Avenue that could serve as larger, mixed use developments. This was then paired with more strategic interventions on both the northern and southern sides of the study area where increases in scale were more measured, in accordance with the existing context present throughout each block. Ultimately, this experiment resulted in the hypothetical addition of about 4,200 units for a density of approximately 16.6 units per acre which is in-line with some of the more prosperous adjacent neighborhoods that were evaluated during analysis of surrounding community areas. Following much discussion surrounding the feasibility of different development levels and what would benefit, it was decided that a growth pattern similar to the third experiment would be the preferred scenario. Given what is known about the existing neighborhood and surrounding areas, there is a belief that West Humboldt Park could accommodate this increase in development and population. Additionally, this growth would ultimately benefit the community overall with proper oversight and the proactive institution of measures aimed at preventing displacement.
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Missing Middle A key finding upon analyzing the existing housing stock of the Chicago Avenue neighborhood in West Humboldt Park was the prevalence of housing traditionally categorized as being in the “missing middle”. This term refers to the housing units that lie between the scale of single-family detached homes and mid- to high-rise apartment complexes. These duplexes, townhomes, and multiplexes are traditionally difficult to find but are important as they enable densification while retaining affordability in the housing market. More than half of the existing housing options in the study area could be classified as being a part of the missing middle. But while traditional missing middle housing options are plentiful within the neighborhood, there are still housing types that are absent that could be addressed in future developments. These construction styles may not be conventionally defined as “middle” but they have been identified as a key element in facilitating future population growth and economic development in the area. Examples of these types include mixed-use mid-rise structures, lowrise multi-family, and loft-style housing which could be implemented through targeted directives throughout the neighborhood. Knowing what housing options are available and which may need to be promoted in the future helped to inform the experimentation process undertaken to forecast potential futures for the communities housing stock.
Low Rise Multi-family
Single Family Detached
k boldt Par West Hum ” le d id M g “Missin
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Mid-Rise
Soft Lofts Multi-family Row Houses
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Ensuring Retention of Population & Community Culture Affrodable vs. Market Rate Whenever discussing or considering the population of community reinvestment and revitalization, it is inevitable that the question of gentrification is bound to arise. Gentrification is the gradual process by which the character of poorer urban communities is corroded and replaced as wealthier individuals flow in and generate investment that can effectively expel existing residents. This has been seen on numerous occasions across the country and even some neighborhoods within Chicago itself, like Wicker Park and Logan Square. This means that many with deeply entrenched roots in the community may never be able to reap the benefits of increased investment and renewed invigoration in their former neighborhoods. In parts of eastern Humboldt Park some of these price increases and elevated investment levels are already having an impact. To ensure these concerns are properly acknowledged and accounted for prior to their potential spread within the West Humboldt Park area, a number of proactive measures that could be instituted have been identified.
Firstly, for select, larger multi-unit residential complexes, the following guidelines are recommended: • a minimum of 50% of the units must be dedicated to affordable housing; • a minimum of 30% of the units must be available at market rate; and • a maximum of 20% of units are allowed to be luxury. Additionally, the neighborhood should establish affordable rent policies per the City’s Affordable Requirements Ordinance for new and existing residents, there should be a blanket 10 year tax freeze for area’s existing homeowners, and home repair grants for area’s existing homeowners should be pursued and funded. Seeking out opportunities like these, amongst many others, can help to prevent the displacement of existing residents while still enabling economic growth and increased investment to improve facilities across the study area.
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Streets The core component of Chicago Avenue is its function as a roadway. Acting as a minor arterial roadway, as classified by both the Illinois Department of Transportation and Chicago Department of Transportation, the roadway sees an average daily traffic count of 20,000 vehicles. The road acts to help move people to and from the downtown district towards western Chicagoland suburbs while also providing local businesses and amenities excellent exposure to passersby. However, in recent years the Humboldt Park neighborhood has experienced economic hardships and transportation safety issues that have led to it becoming an unwelcoming site for vehicles, cyclists, and pedestrians to visit. To change perceptions and reinvigorate the corridor, alternative designs and configurations have been developed that aim to safely rejuvenate and empower the municipal artery.
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Existing Conditions Unsafe Roadway Conditions
80’ Right of Way Unsafe Driving & Pedestrian Conditons Chicago Ave.
Lack of Streetscaping High Crash Corridor
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Experiment 1 Re-organizing the Streets Given what is known to be true about the street from reports and analyses by various municipal, neighborhood, and outside organizations there are a few core issues that can be addressed in a reorganization of the existing road footprint, as it currently exists.
Next, the lack of dedicated-space for multi-modal transportation can be addressed through the implementation of bike lanes along the corridor going both east and west. These could be accommodated through utilization of the extra real estate freed up by removing the two travel lanes. Due to the concerns about transportation safety for vulnerable users, these bike lanes would be parking-protected.
Firstly, because of frequent issues controlling vehicle speed and aggressive driving behaviors, a road diet could be undertaken to limit the number of travel lanes on either side of the street from two lanes Lastly, select crosswalks would be reoriented to ensure the most efficient to a single lane. To ensure a smooth flow of traffic, part of the reclaimed crossing distance possible. This would be accompanied by elevating space would be utilized for a shared center turn lane. crosswalks to the same level as sidewalks. This would make it easier to traverse roadways feeding into the corridor while also introducing a physical obstacle that would force vehicles to slow down and engage with the driving experience in a more thoughtful, cautious manner. Parking Protected
Bike Lanes
Street Parking
Reduced Traffic Lanes
Improved Streetscaping
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Re-organizing the Street Before
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Experiment 2 Re-imagining the Streets To push the boundary of what Chicago Avenue could become in the future, the design team explored more radical design changes that could provide a transformative effect on urban form along the corridor and across the neighborhood. Similar to roadway scheme 1, dedicated space along each side of the street is accommodated through the introduction of five foot wide bike lanes. Additionally, the number of continuous travel lanes is reduced from two in each direction to one in each direction with a shared center turn-lane.
Where scheme two introduces more revolutionary ideas for the roadway is in the introduction of pedestrian plazas that reclaim a sizable portion of the road right-of-way for public use by residents. At these junctions, street parking and the center turn lane were removed and travel lanes for cars and cyclists were shifted together. Next, the sidewalk space on the side opposite of traffic flow was expanded from its existing 12 foot footprint to 38 feet. Finally, in the western plaza, two local roads were closed to create a continuous plaza along the corridor that could allow for safe continuous use by pedestrians, local businesses, and community organizations alike.
High Crash Intersection Rowe-Clark Academy
Active Social Hub
Invest SW RFP Site
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The first of these plazas is located near the middle of the corridor and stretches nearly four blocks from just west of Hamlin Avenue to Central Park Avenue. This specific stretch of Chicago Avenue was chosen for multiple reasons. Firstly, from heat map analysis of the crashes along the corridor, it was determined that the intersection of Chicago Avenue and Hamlin Avenue had a higher concentration of crashes than other locations along the roadway. The intended effect of narrowing the roadway is that it will force vehicles to slow down by physically changing the driving landscape while also shortening crossings being made. Next, the intersection of Ridgeway Avenue and Chicago Avenue has been noted for its social vibrancy by both the design team and residents in the area. Despite there not being any dedicated space for local markets or gathering places, people congregate in vacant lots present in the area to socialize and sell goods from informal booths. The intended impact of creating a larger, dedicated space in the public realm is that it can help to provide structure and stability to the community. Just east of that vibrant social node is a lively institutional hub located at the Rowe-Clark Math & Science Academy. Given the increased populace of children and interaction of younger people, allowing for enhanced space just outside the main entrance seems key to ensure safety and bolster socialization. Lastly, on the far east end of the expanded sidewalk pedestrian plaza
is the RFP site identified for committed funding as a part of the Invest South West Initiative. The proposed development approved by the city will become a mixed-use, mixed-income complex that includes 40 residential units, multiple commercial and retail spaces. This promises to greatly activate the economic and social prospects of the node and attract scores of pedestrians to the space. The second pedestrian plaza is smaller and less active at the moment but offers tremendous opportunities to initiate growth in activity. The second plaza stretches two blocks from Homan Avenue to Spaulding Avenue. The site was selected for its proximity to our gateway entrance landmark bridge into the neighborhood known as The Portal along with access to a block of solid, consistently utilized businesses. Additionally Kells Park sits across the street to the site and bordering the proposed plaza is the landscape designed entryway to Park 432. This park has not been programmed with any facilities and resembles a vacant lot more than a park. Perhaps as a result, the park has served as a location for parts of the homeless population to pitch tents. Activating the space may help to increase utilization of the park for more recreational purposes and liven the eastern end of the corridor in conjunction with the Portal.
Chicago Ave.
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Pedestrian Plaza Improved Streetscaping
Bike Lanes
Reduced Traffic Lanes
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Re-imagining the Street Before
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Proposed Community Gardens & Green Streets Addressing Food Insecurity Combining the knowledge ascertained regarding both a lack of activated, utilized green space and the gaps that are present in the availability and accessibility of clean food options, some alternatives have been developed to address both concerns at the same time. Developing specific vacant parcels as neighborhood gardens and community urban agriculture spaces would empower local residents to both grow and consume clean, healthy foods while also providing them access to open space. The preliminary sites identified in this design plan were chosen due to the proximity to the public they allow and the community coverage they provide. Each site is within an eighth of a mile walk to every resident that resides within a Census Tract that has been flagged as being at a higher risk for food insecurity by the USDA. In the future, there is even potential that the food grown here could be sold at farmer’s markets and other events that may occur at the pedestrian plaza presented in the reimagined vision for Chicago Avenue. It is possible that with support from local organizations and the city government, a program like this could survive and thrive in West Humboldt Park.
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Kedzie Ave.
Pulaski Road Chicago Ave.
Exisisting Green Space Proposed Community Gardens Proposed Bike Lanes Proposed Green Streets 64
Nodes Community gathering places have long been locations of pride and a source of local identity for cities and neighborhoods around the world. Without them places can be unwelcoming and unattractive to outside parties or even nearby residents. It is for this reason that so many neighborhoods in Chicago invest money into creating places that define the character of their community and invite socializing with the space. In an attempt to forge such a space from the elements present along Chicago Avenue already, the UIC design team explored representative interventions that could galvanize the corridor and spawn investment throughout the neighborhood.
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The Portal A Community Gateway One of the most common points of discussion in conversations with local organization leaders during the design process was a desire for Chicago Avenue’s intersection with Kedzie Avenue to act as a gateway to West Humboldt Park. In support of this goal, one recommendation put forth by the design team has been the creation of a grand entrance spanning over the length width of Chicago Avenue and adorned with community branding to convey a sense of place. However, rather than merely make an empty aesthetic gesture with no practical purpose aside from basic wayfinding, an attempt to create a more activated and usable space would be recommended. In the design team’s representative illustration of what an intervention of this type could look like, the gateway landmark also serves as both a pedestrian bridge, a communal space, and a location for occasional
commercial activity. The elevated walkway would be adorned with flowers and foliage to incorporate the natural elements present within Kells Park where the foundation of the site rests. The circular ramp within Kells is surrounded by terraced levels of step seating to provide places to rest and take in any events that may be taking place inside the park. Also within the steps of the site are a series of half-a-dozen inset booths that can either act as private areas to picnic with protection from the sun and elements, or allow for occasional pop-up markets for local vendors during local events. Ultimately, whatever form the final node may take when it is eventually deployed at the site, it should galvanize and magnetize the site in order to attract activity to the commercial and recreational spaces located at the introduction to the corridor.
High Crash Intersection
The Portal Site
Kedzie Ave.
Chicago Ave.
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The Portal Before
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The Boldt A Community Gathering Spot Strong, stable, sustainable communities with long-term success are nearly always anchored by some combination of businesses, landmarks, institutions, and other settled elements in the urban landscape. These anchors help to provide balance between security and new opportunity as cities and neighborhoods withstand the turbulent times and troubles that all areas inevitably encounter at one time or another. Ensuring that West Humboldt Park has access to such facilities can help them to weather the storms to come and support a successful future.
The site identified for such a potential landmark was selected due to its proximity to active and vibrant social hubs, the Rowe-Clark Math & Science Academy, and the large pedestrian plaza introduced by reimagining the streetscape of Chicago Avenue. Access to these amenities provides a prime opportunity to construct a space that supports local businesses, creates a third place where local residents can congregate and socialize, and acts as a pillar and beacon of hope in the community.
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In the representative illustration of what an intervention of this type could look like, the design team’s portrayal depicts a radical and unique structure that incorporates the use of indoor and outdoor spaces across multiple levels to create a sense of osmosis with the outside area. The building is comprised of multiple pods that can play host to local start-up entrepreneurs, established retailers from across the city or the country, and flex spaces that can be utilized by members of the community for gatherings, youth services and tutoring, organizational meetings, and innumerable other activities.
While this illustration is merely meant to act as a representative depiction and is not a formal proposal, the intent and knowledge informing the design should most definitely be considered whenever developers may consider developing the site. The West Humboldt hub should build upon the existing assets and vibrancy present along the corridor to generate a dramatic and impactful beacon of health, hope, and happiness that can serve as a focal point for activity and local business for decades to come.
Active Social Hub
The Boldt Site
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Re-imagining the Street Before
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Outcome
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Phasing Transformation on the neighborhood scale is not something that can happen overnight or even in a year or two. The revitalization and metamorphosis of West Humboldt Park from its current state to that of a community hub is likely to take hold over the course of several years, even decades. This will be done through a strategic staggered phasing of the various elements outlined in the vision of this site.
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Phase 1 Streets & Corridor Adjacent The first of these phases involves incentivizing development of mixed-use housing stock along Chicago Avenue that has commercial businesses on the ground-level and residential in conjunction with construction of reimagined streets to reinvigorate the corridor. These two steps are recommended at the beginning of the implementation
process to strengthen the economic viability of the neighborhood and enhance the infrastructure of the backbone of the neighborhood. Each vertebrae must be tended to in order to ensure a solid foundation upon which the muscles and ligaments that extend into the community can be built upon.
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Phase 2 The Portal Next would come construction of The Portal to act as a gateway to the neighborhood with commercial and recreational spaces activated as a result of its introduction to the corridor. From the transect and block face analyses carried out, it is known that investment and new construction is moving westward along the corridor towards West
Humboldt Park. As a result the hope is that this intervention can act as a magnet, pulling and attracting investors and eventually residents into the community while also creating a strong symbol for community identity through branding.
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Phase 3 The Boldt Upon creating a gateway that captivates and transports people into the neighborhood, the next phase involves the creation and curation of a community anchor that builds upon existing assets and vibrancy
present along the corridor. This comes in the form of The Boldt, a dramatic and galvanizing beacon of health, hope, and happiness that can serve as a focal point for activity and local business.
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Phase 4 Housing Lastly, as these developments take root and further investments are made in the community, a corresponding increase in interest from the outside populace could lead to a rise in the population of the neighborhood. This will lead to growth in the housing stock and redevelopment of existing structures to help eventually drive the area
to a more prosperous future. Aspects of this final phase may occur throughout the phasing process and is not restricted to only taking place after completion of The Boldt or an alternative development proposal serving the same purpose.
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Implementation Strategies Making it Happen Establishing a vision for the future is important and vital to thoroughly and comprehensively develop ideas for a community. However, vision is worthless without considering the tools and mechanisms that could be utilized to breathe lives into ideas and make them a reality. For this reason it is crucial to the success of any project that approaches that can be employed in support of plans be incorporated into the design process. Having now established a vision for what the future of West Humboldt Park could be, the question then becomes, “how can this vision be realized? And what tools can be utilized to help it come to fruition?” Through research into precedent projects and communications with local organizational leaders there are a number of primary plans of action that can be utilized to assist in the implementation of new vision for what West Humboldt Park could be. Some of these key items that can be used to guide the community towards realizing the potential of their neighborhood include:
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the strategic implementation of supportive policy changes; design guidelines + review; utilization of the RFP process; public-private-partnerships; zoning overlay districts; calculated use of land trusts; traditional community engagement and development practices; and monitoring success through community-driven metrics.
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Outcome West Humboldt as a Hub The tides of time are unpredictable and ever changing. Over the last half century the waves have washed over West Humboldt Park leaving behind a community without many of the core components that made it a bustling, thriving neighborhood in the first part of the twentieth century. In more recent times the tides have begun to shift and reinvestment has begun to radiate westward towards the neighborhood. This renewed private interest in investment, bolstered by public programs like Invest South/West provide an incredible opportunity to breathe new life into West Humboldt Park. However, this opportunity comes with great risks as well. Years of inequality and disinvestment have damaged parts of the community. The prospect of new investments could bring a wave of development and change that forces out many who have called the neighborhood their home for decades. Ensuring that new investments are strategically directed towards assets and amenities that will provide the most benefit, while doing the least harm is vital for the future success of the community. The ideas and alternatives explored and analyzed within this document provide a vision for what West Humboldt Park has the potential to become. But as specific projects are identified for improvement and implementation by both public and private parties, it is imperative that research, public engagement, and detailed analysis is carried out on a continuous basis to guarantee that the most optimal future for Chicago Avenue and the community as a whole can be realized. If these goals can be achieved, then the sun is only just rising upon the horizon for West Humboldt Park
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