S Vi ncen nes Ave
E 35th St
S Cottage Grove Ave
E Pershing Rd
E 47th St
North Kenwood-Oakland 1940-2010:
Seven Decades of Change Prepared for: Kenwood-Oakland Community Organization Prepared by: Jackson Morsey Concentration: Community Development – Advisor: Janet Smith
Spring 2014
1 2-3 4-5 6-7 8-9 10-11 12-13 14-15 16 16 17-25
Table of Contents
Location/Area Examined Population Housing Transportation Economic Education Built Environment Institutions Summary of Findings Bibliography Appendix
Executive Summary The North Kenwood-Oakland community areas have seen a lot of change over the past seven decades. This study examines the area from 35th street to the north, to 47th street to the south, between Cottage Grove Avenue and the lakefront. The neighborhoods are examined in terms of population characteristics, housing, transportation, economic situation, education opportunities, the built environment, and the institutions influencing the neighborhoods. In the 1940s the neighborhoods were majority White in population, but as the great migration of Black populations from the South came looking for opportunities, the neighborhoods demographics quickly changed. The population peaked in the 1960s, as homes became overcrowded and were subdivided to house the influx of people in search of jobs in the industrial Chicago. By the 1970s economic opportunities in Chicago had begun to change as manufacturing moved away from the city, and the neighborhoods saw a loss of population as those who were better off moved for greener pastures. Education opportunities became worse as neighborhood schools closed, preventing many youth from the opportunity to attend college. The built environment deteriorated as public housing became neglected and the loss of population took its toll on the once grand houses along the boulevards of Bronzeville. Once vibrant public housing developments were torn down in the early 2000s in favor of replacing them with mixed-income communities, displacing residents that had come to call them home over the decades. Today, the neighborhood is on the verge of change again, as development pressures begin to take advantage of the empty lots and City incentives. Several community development corporations have emerged to try and develop affordable housing in the community, as well as pursue a larger revitalization goal. The neighborhoods history as a jazz destination and arts hub are being used to promote the area to middle-class families, but the results remain to be seen with the recent recession and downturn in the real estate market. This study mainly takes a look at official U.S. Census Bureau data in attempt to quantify the changes over the past seven decades. Other historical sources have been looked at as well for more concrete evidence of the physical and policy changes over the years, but this study merely presents a sampling of the rich history of the North Kenwood-Oakland communities.
Location
Area Examined
S V in ce
nnes
Ave
E 35th St
3602
8365 E
O
d
oo
w ak
vd
Bl
S Cottage Grove Ave
8364
Right: North Kenwood-Oakland is located to the Southeast of Chicago’s downtown along the shoreline of Lake Michigan.
3903
Oakland is the community area between 35th Street to the North and 43rd Street to the South, and North Kenwood is the community area between 43rd street to the North and 47th Street to the South. Far Right: The data in this book is from six census tracts. The census tracts are numbered, left to right, top to bottom: 3602, 8365, 8364, 3903, 3902, and 3901.
E 43rd St
3902
3901 E
4
h 7t
St
N 1
50000
Population 1940-2010
1940
1950
1960
1970
Total Pop.: 29,388 Black: 3,310 White: 25,923 Other: 155
Total Pop.: 43,686 Black: 21,172 White: 19,594 Other: 2,920
Total Pop.: 46,669 Black: 45,490 White: 874 Other: 305
Total Pop.: 32,712 Black: 32,199 White: 458 Other: 55
People per Sq. Mile by Census Tract
45000 40000 35000 30000 25000 20000 15000 10000 5000 1950
Population
White
1960
1970 Black
1980 Other
1990
2000
2010
Total
Population has changed drastically in North KenwoodOakland over the past seven decades, not only in racial composition, but in total population as well. The population peaked in 1960, reaching 46,669 residents. Compared to the 2010 census, at 11,769 residents, the population of the community has dropped by 396 percent. Racial composition changed dramatically between 19401960 due to white flight out of the city. By 1960 homes had been divided into smaller kitchenettes by landlords in order to take advantage of migrants from the south. Between 2000-2010 the neighborhood stabilized in total population, but increased in diversity as developers continue to brand the area as “Bronzeville”.
2
Percent Black by Census Tract
1940
Percent White by Census Tract
0
1980
1990
2000
2010
Percent Change in Population 1940-2010: -60%
Population
Percent Change in Black Population 1940-2010: +229%
Percent Change in White Population 1940-2010: -98%
Total Pop.: 24,543 Black: 24,295 White: 161 Other: 87
Total Pop.: 13,847 Black: 13,692 White: 113 Other: 42
Total Pop.: 11,670 Black: 11,377 White: 132 Other: 161
Total Pop.: 11,769 Black: 10,897 White: 416 Other: 456
3
90% 80% 70% 60% 50% 40% 30% 20% 10% 1940
1950
1960
Housing
Owner Occupied
1970
1980
1990
Renter Occupied
2000
2010
1960
1970
Total Units: 11,160 Vacant Units: 1,208 Median House Value: $3,703 Median Rent: $32
Total Units: 14,652 Vacant Units: 384 Median House Value: $11,138 Median Rent: $47
Total Units: 15,856 Vacant Units: 956 Median House Value: N/A Median Rent: N/A
Total Units: 11,191 Vacant Units: 1,253 Median House Value: $14,469 Median Rent: $100
Vacant
North Kenwood-Oakland has always been a predominantly renter-occupied community. with renter-occupied units remaining above 90% of the housing units until the past two decades, 2000-2010. Homeownership in the community has more than trippled since the 1990s, particularly in the census tracts closest to Hyde Park. Vacancies in the community reach a high point in 1990 with over 32.3% of the available units sitting vacant. Current vacancies as of 2010 are at 14%, which is still high for the 6-7% vacancy that is considered healthy. Total units have declined from their peak in 1960 at 15,856 habitable units. The number of units reached a low point in 1990, but 510 units have since been added by 2010.
4
1950
Percent Renter Occupied by Census Tract
0%
1940 Percent Owner Occupied by Census Tract
Housing Tenure 1940-2010
Percent Vacant by Census Tract
100%
1980
1990
2000
2010
Percent Change in Owner Occupied 1940-2010: +272%
Percent Change in Vacant 1940-2010: +30%
No Data Available
Total Units: 9,046 Vacant Units: 1,096 Median House Value: N/A Median Rent: $148
Housing
Percent Change in Renter Occupied 1940-2010: -22%
Total Units: 7,350 Vacant Units: 2,364 Median House Value: $84,666 Median Rent: $434
Total Units: 5,616 Total Units: 6,126 Vacant Units: 1,197 Vacant Units: 836 Median House Value: $207,042 Median House Value: $280,924 Median Rent: $351 Median Rent: $698
5
1940
1950
Public Transit Use by Census Tract
No Data Available
No Data Available
Private Auto Use by Census Tract
No Data Available
No Data Available
Public Transit: N/A Private Auto: N/A Bicycle: N/A Walked: N/A
Public Transit: N/A Private Auto: N/A Bicycle: N/A Walked: N/A
Travel Time to Work 1990-2010 30.0%
25.0%
20.0%
15.0%
10.0%
5.0%
Transportation
0.0%
1970
Public Transit: 55.3% Private Auto: 27% Bicycle: N/A Walked: 3%
Public Transit: 57.9% Private Auto: 34.1% Bicycle: N/A Walked: 4.2%
1 to 9 10 to 19 20 to 29 30 to 39 40 to 59 60 to 89 90+ minutes minutes minutes minutes minutes minutes minutes 1990
2000
2010
In 1940, streetcar lines existed on Cottage Grove going North/South, and on 35th, 43rd, and 47th going East/ West. An “L” line branch connected to the larger system between 40th and 41st Streets all the way to the lakefront. Transit use started to decline when the streetcar lines were converted to bus lines. The Kenwood “L” branch was converted to a shuttle service, requiring riders to transfer to the current Green Line branch to get to the Loop. In 1957, rail access to the area was completely cut off as the Kenwood “L” branch was closed permanently. In 1969 the Dan Ryan “L” line opened, but requires a bus and a transfer to access. In the 1990s, transit ridership continues to decrease as weekend and overnight bus services are cut.
6
1960
1943 – State Street subway opens in the Loop, allowing through-routing of the Kenwood Elevated branch to the Loop elevated structure. 1947 – Chicago Transit Authority takes over assets of Chicago Rapid Transit Company and assumes operation of Kenwood “L” branch.
1948 – 39th streetcar converted to buses.
1955 – Cottage Grove streetcar converted to buses.
1949 – Kenwood branch is converted to a shuttle 1957 – Kenwood “L” branch service, with transfers permanently closed due required at Indianna station. to low ridership and unreasonable rent demanded 1951 – 47th streetcar by the track owners. converted to buses. 1969 – Dan Ryan segment of 1953 – 43rd streetcar current Red Line opens. converted to buses. Source: ChicagoStreetcar.com
1980
1990
2000
2010
Percent Change in Public Transit Use 1960-2010: -30%
Public Transit: 47.9% Private Auto: 44.1% Bicycle: N/A Walked: 6%
Public Transit: 45.2% Private Auto: 47% Bicycle: 0% Walked: 6.6% 1992 – Owl service discontinued on 43rd Street buses.
Source: Chicago-L.org
Above: The Kenwood “L” line in relation to the current Green line. The Kenwood branch was permanently closed in 1957. Left: Streetcar map from 1924, showing connections between North Kenwood-Oakland and surrounding communities.
Public Transit: 39.5% Private Auto: 52% Bicycle: 0.3% Walked: 4.8% 1997 – Weekend service discontinued on 39th Street buses.
1993 – Dan Ryan branch 1998 – Owl service connected to State Street discontinued on 47th Street subway, Red Line established. buses.
Public Transit: 38.9% Private Auto: 51.7% Bicycle: 0.3% Walked: 2.8%
Transportation
Percent Change in Private Auto Use 1960-2010: +91%
Present – Three East/West bus lines (39, 43, 47) and one North/South bus line (4) provide transit to North Kenwood-Oakland
1996 – Extensive Green Line 2003 – 28 bus route revised rehab completed after 2 years to operate express into of closure. downtown via Lake Shore Drive. Source: TransitChicago.com
7
1940
Median Income 1950-2010 $35,000
1950
1960
1970
$32,500 $30,000
Unemployment by Census Tract
$27,500 $25,000 $22,500 $20,000 $17,500 $15,000 $12,500 $10,000 $7,500 $5,000 $2,500 1950
1960
1970
Economic
Median Household Income
1980
1990
2000
2010
Adjusted to 2010 dollars
Unemployment is at its worst in the current decade than it ever has been before. Nearly 1 in 4 people are unemployed in the North Kenwood-Oakland community area. Poverty reached an all time high in 1990 with some census tracts reaching over 75% of residents living in poverty, but has since lessened. The buying power of the median income in the community area has dropped since the 1970s, with median income in 1980 and 1990 dropping below the 1970 level. Since 2010, incomes have risen, but continue to be lower than the Chicago median. With the influx of the Black population, manufacturing became the most dominant employer in 1950, but drops off significantly by 1990. Office and professional jobs are the highest employers currently and continue to increase in total employment.
8
*Persons making less than $1,500 annually
Below Poverty Level by Census Tract
$0
*Persons making less than $2,000 annually
No Data Available
Median HH Income: N/A Male Unemployment: 13.1% Female Unemployment: 12.8% Public Sector Emp.: N/A
Median HH Income: $2,487 Male Unemployment: 9.2% Female Unemployment: 8.8% Public Sector Emp.: 7.4%
Median HH Income: $4,500 Male Unemployment: 13.2% Female Unemployment: 15% Public Sector Emp.: N/A
Median HH Income: $6,125 Male Unemployment: 10.6% Female Unemployment: 9.2% Public Sector Emp.: 16.8%
1980
1990
2000
2010
Percent Change in Unemployment 1940-2010: +203%
Median HH Income: $4,904 Male Unemployment: 25.1% Female Unemployment: 26.2% Public Sector Emp.: 29.3%
Median HH Income: $6,019 Male Unemployment: 43.5% Female Unemployment: 29.9% Public Sector Emp.: 32.5%
Median HH Income: $13,735 Male Unemployment: 34.5% Female Unemployment: 21.1% Public Sector Emp.: 28.9%
Economic
Percent Change in Poverty Level 1970-2010: +6%
Median HH Income: $26,733 Combined Unemployment: 26.7% (Gender Break-down N/A) Public Sector Emp.: 20.2%
9
1940
Education Levels 1940-2010 90% 80% 70% 60% 50% 40% 30% 20% 10% 0%
1940
1950
1960
1970
1980
1990
2000
Less Than High School
High School Graduate
Some college
Bachelor's degree
2010
1950
1960 *High School or More -Less Not Available-
Less Than High School by Census Tract
100%
1970 *High School or More -Less Not Available-
North Kenwood-Oakland’s residents are becoming increasingly college educated, with a significant percentage earning masters degrees or higher. Compared to 1940, college graduates have more than tripled. School enrollment has declined as the population of the neighborhood has declined, but has remained steady for the past three decades with only minor fluctuations. The high school dropout rate in 2010 was reported at 0%, a significant improvement from the ~30% seen in prior decades.
10
College or More by Census Tract
The amount of residents with less than a high school education has decreased steadily, with only a slight increase in 1990.
Masters or More by Census Tract
Education
Master's degree or more
No Data Available
No Data Available
No Data Available
No Data Available
Enrolled in School: N/A 16-19yo, Dropped Out: N/A High School Graduate: 20.9% College Graduate: 6.2%
Enrolled in School: N/A 16-19yo, Dropped Out: N/A High School Graduate: 22.1% College Graduate: 7.7%
Enrolled in School: 10,875 16-19yo, Dropped Out: N/A High School Graduate: 16.7% College Graduate: 1.8%
Enrolled in School: 11,830 16-19yo, Dropped Out: 31% High School Graduate: 21.2% College Graduate: 0.8%
1980
1990
2000
2010
Percent Change in Less than High School 1940-2010: -65%
Percent Change in Masters or More 1990-2010: +376%
No Data Available
Enrolled in School: 9,067 16-19yo, Dropped Out: 28.6% High School Graduate: 25.9% College Graduate: 3.7%
Education
Percent Change in College or More 1940-2010: +361%
Enrolled in School: 4,478 16-19yo, Dropped Out: 28.2% High School Graduate: 24.7% College Graduate: 3.3%
Enrolled in School: 4,077 16-19yo, Dropped Out: 12.4% High School Graduate: 24.4% College Graduate: 7.8%
Enrolled in School: 4,048 16-19yo, Dropped Out: 0% High School Graduate: 21.7% College Graduate: 16.7%
11
Built Environment
1950
1980
1990
Since the 1940s, North Kenwood-Oakland has seen a lot of redevelopment. In the 1940s & 1950s whole sections of the neighborhood were demolished for the construction of public housing. The Ida B. Wells and Clarence Darrows homes were constructed on cleared land between 35th Street and Pershing Road on both sides of Vincennes Avenue. Sections of the neighborhood along Lake Park Avenue were cleared in the late 1950s for the construction of the Lake Park Crescent homes. In the early 2000s, these sites were again cleared to be redeveloped as mixed-income housing with a variety of lowrise and townhome/condo type buildings. Smaller lots throughout the neighborhood have been cleared through the past four decades and remain to be redeveloped.
12
1940
1970
2000
2010
Above: The Ida B. Wells and Clarence Darrow homes were constructed between 1940-1960 and provided over 1,662 housing units Below: In the early 2000s the homes were torn down and have slowly been replaced with a new mixed-income development called Oakwood Shores
Built Environment
1960
13
Institutions
University of Chicago
Institutions have impacted the development and changes in the North Kenwood-Oakland community areas over the past seventy years. This is only a sampling of institutions’ policies, developments, and actions taken since the 1940s. Today, some of the most infulential forces in the neighborhood are the CPS school closings, development pressures being pushed by community development corporations, and the redevelopment of public housing complexes into mixedincome communities.
14
Chicago Public Schools
1939 - Conducted neighborhood studies and established a $500,000 revolving fund for “area protection” through rehabilitation.
1999 - CPS closes Einstein Elementary School.
1940s - Driving force behind the creation of the OaklandKenwood Property Owners’ Association (OKPOA), a real estate organization that actively defended restrictive covenants in the neighborhoods.
2003 - CPS closes Donoghue Elementary School.
2002 - King College Prep converted to “selectiveenrollment” school.
City Hall/Government
Aldermanic Power
1941 - Amended the “Neighborhood Redevelopment Corporation Act of 1941” with UofC as lead author, which allowed residents to organize a private corporation to carry out redevelopment plans under the supervision of the Neighborhood Redevelopment Commision.
1951 - Hyde Park’s alderman, Robert E. Merrriam is appointed to the chairmanship of the Chicago City Council’s Housing Committee, and given control of public housing development decisions.
2004 - CPS partially closes Doolittle Elementary School. 1947 - Illinois passes “Blighted Areas 2013 - CPS closes Miriam Redevelopment Act of 1947” G. Canter Middle School, which allows for the Anthony Overton Elementary clearance and reconstruction 1998 - Opened North Kenwood/ School, Mayo Elementary of existing slum areas. Oakland Campus charter School and Pershing West school serving grades PreK- Middle School, all of which 1952 - Metropolitan Housing 8. Currently serves grades received students from the and Planning Council selects prek-5. Kenwood-Oakland communities. Hyde Park-Kenwood as the pilot area for testing fresh 2008 - Opened Carter G. techniques and devices for Woodson Campus charter renewal. school serving grades 6-8. 1953 - Urban Community Conservation Act of 1953 requires formation of a comprehensive plan once a community’s “renewal” is already under way.
2003 - 4th Ward Alderman Toni Preckwinkle forms Quad Communities Development Corporation with other community, institutional and pubilc housing partners.
Quad Communities Development Corporation
2004 - Planning Task Force assembled, consisting of 88 residents, institutional leaders, business owners, public safety officers and other representatives. 2005 - LISC Quality-of-Life Plan is developed with QCDC as the lead agency.
2009 - Bronzeville Alliance asks Metropolitan Planning Council to assist in the development of a targeted retail plan for the Bronzeville area.
Chicago Housing Authority
1940s - Cleared whole sections between 35th Street and Pershing Avenue for construction of over 1,662 public housing units.
Arts, Music & Culture
2004 - Harold Washington Cultural Center opens with the goal of drawing people to the neighborhood for entertainment and cultural activites and providing youth programming.
1950-1960 - Constructed Ida 2010 - Urban Partnership B. Wells and Clarence Darrow Bank is established in homes. 2007 - Milton Mizenburg, a Kenwood when ShoreBank fails longtime Oakland resident as a full-service community 1960s - Cleared land and establishes the “Oakland development bank. constructed Lake Park Museum of Contemporary Art”, Crescent homes. and installation of locally 2013 - The Shops and Lofts created art pieces on open at 47 receives TIF funding 2000s - Demolished Ida B. lots. to develop a mixed-use Wells, Clarence Darrow, and project, including a Walmart Lake Park Crescent homes 2013 - Bronzeville developer Neighborhood Market. for redevelopment as mixed- Bernard Loyd announces plans income housing. to restore the Forum, a historic music venue. 2006 - Worked with Heartland Alliance to develop Jazz on 2013 - The See Potential the Boulevard development project installs large-scale with 39 housing units along historical photographs and Drexel Boulevard. engages the community to encourage community-driven development plans.
Institutions
2003 - QCDC is formed “to convene residents, organizations, businesses, and institutions within the Quad Communities to plan, guide, support, and monitor human infrastructure and community development activities that will create a sustainable, healthy, mixed-income neighborhood.”
Real Estate Interests
15
Summary of Findings In summary, the changes reflected on these pages are not independent of one another. They reflect a definite cause and effect relationship of decisions made upon the neighborhood by policy makers, institutions, and society atlarge.
Bibliography “Chicago TIF Strategy Brings First Mixed-Use Development to Bronzeville in 50 Years.” Next City. N.p., n.d. Web. 24 Mar. 2014. “Kenwood Branch.” Chicago ‘’L’’.org. N.p., n.d. Web. 06 Mar. 2014. <http://www. chicago-l.org/>. “Oakwood Shores.” Chicago Housing Authority. N.p., n.d. Web. 24 Mar. 2014.
The overcrowding and subsequent abandonment of housing reflects the population growth and drop in the neighborhood, which was in turn partially a result of the changing economic opportunities of the area. The population boomed when jobs were aplenty, and dropped as industries left and education opportunities became scarce. The neighborhood has made small gains in population and education levels as families with more stable financial situations and access to cars and jobs further away have trickled into the neighborhood, but also through redevelopment of public housing which has contributed to the loss of lower income families who are replaced by higher income ones.
“Quad Communities Development Corporation.” Quad Communities Development Corporation. N.p., n.d. Web. 29 Mar. 2014. <http://www.qcdc.org/>.
The changing economy has affected the purchasing power of the dollar for people all over the country, but this has a much more significant effect when income has stagnated as it has in the North Kenwood-Oakland communities. The development of large concentrations of public housing in one area put a strain on neighborhood services, and made it difficult for families to rise above the poverty level. School closures in the neighborhood exacerbated this problem, by limiting the education opportunities for residents.
Social Explorer Dataset (SE), Census 1990, Social Explorer; U.S. Census Bureau
Few transportation improvements have been made to the communities, unlike its neighbor to the south, Hyde Park, which now has several express bus routes to the Loop, a major job center. The university to the south has tried to implement plans to control the neighborhoods on multiple occasions, with a great ability to influence the city council and other government actors. Charter schools have been established in the neighborhoods and undermine the ability to keep enrollment in the public schools, which serve as important anchors for the communities. At the same time, public schools and public housing have been closed, creating new challenges and opportunities. This is a small sample of the history of changes in the North KenwoodOakland communities and the visual correlations between them. The intent is to inspire critical thought about the causes and effects of decision making for neighborhood actors. Hopefully it does.
“Razing Of First Darrow Building Brings Down Walls And `Stigma’” Chicago Tribune. N.p., 26 July 1996. Web. 26 Mar. 2014. “School Board Votes to Close 49 Schools.” CPS School Building Closings. Chicago Tribune, 2013. Web. 26 Mar. 2014. Developing Vibrant Retail in Bronzeville. Rep. Chicago: Metropolitan Planning Council, 2012. Print.
Social Explorer Tables (SE), Census 1940 Census Tract Only, Digitally transcribed by Inter-university Consortium for Political and Social Research. Edited, verified by Michael Haines. Compiled, edited, verified and additional data entered by Social Explorer. Social Explorer Tables (SE), Census 1950 Census Tract Only, Digitally transcribed by Inter-university Consortium for Political and Social Research. Edited, verified by Michael Haines. Compiled, edited, verified and additional data entered by Social Explorer. Social Explorer Tables (SE), Census 1960 Tracts Only Set, Social Explorer &amp; U.S. Census Bureau – DUALabs Social Explorer Tables (SE), Census 1970, Social Explorer &amp; U.S. Census Bureau Social Explorer Tables (SE), Census 1980, U.S. Census Bureau and Social Explorer Social Explorer Tables (SE), Census 2000, U.S. Census Bureau and Social Explorer Social Explorer Tables (SE), Census 2010, Census Bureau; Social Explorer Social Explorer Tables: ACS 2008 to 2012 (5-Year Estimates) (SE), ACS 2008 -- 2012 (5-Year Estimates), Social Explorer; U.S. Census Bureau U.S.G.S. Historical Aerial Imagery. Digital image. Maps, Imagery, and Publications. N.p., n.d. Web. 18 Feb. 2014. <http://www.usgs.gov/pubprod/aerial.html>.
16
1940 Data
Appendix 17
Appendix
1950 Data
18
1960 Data
1960 Data
1970 Data
Appendix 19
Appendix
1970 Data
20
1980 Data
1980 Data
Appendix 21
Appendix
1990 Data
22
1990 Data
2000 Data
Appendix 23
Appendix
2000 Data
24
2010 Data
ACS 2008-2012 5-Year Est. Data
Appendix 25