Upzoned Podcast Episode Summary
Title: How To Reform Chicago Zoning: The Western Avenue Project
Host: Abby Newsham
Guests: Aldermen Matt Martin and Andre Vasquez
Release Date: February 12, 2025
Podcast: Upzoned by Strong Towns
Introduction
In the February 12, 2025 episode of Upzoned, hosted by Abby Newsham, the conversation centers around a transformative urban planning initiative in Chicago—the Western Avenue Corridor Study. The episode features insightful discussions with two Chicago aldermen, Matt Martin and Andre Vasquez, who provide an in-depth look into the ambitious zoning reforms aimed at revitalizing Western Avenue.
Overview of the Western Avenue Corridor Study
Abby Newsham introduces the episode by highlighting the Chicago Tribune article by Aaron Feldman, titled "Let's Fix Western Avenue and Make Chicago Stronger." The Western Avenue Corridor Study is lauded as one of Chicago’s most ambitious planning efforts in decades, focusing on comprehensive zoning reform, affordable housing, economic vitality, and transit efficiency.
Key Points:
- Scope: The study addresses widespread rezoning and aims to support 6,800 new housing units.
- Goals: Enhance affordable housing, improve transit, invigorate the local economy, and ensure sustainable development.
Housing and Zoning Reform
The discussion delves into the critical housing component of the study, emphasizing the balance between increasing housing density and maintaining affordability.
Andre Vasquez explains his motivation, drawing from personal experiences with displacement due to gentrification:
“I was someone who was displaced through gentrification every couple years growing up.” ([02:55])
He highlights the shift from a control-oriented zoning approach to an opportunity-focused one, aiming to increase housing stock while safeguarding affordability through measures like the affordable requirements ordinance.
Matt Martin elaborates on the practical aspects of zoning reforms, such as:
“Legalizing basement units and coach houses… it's not a one size fits all approach.” ([08:17])
He underscores the necessity of diverse housing solutions to address the complex housing crisis in Chicago.
Community Engagement Process
Effective community engagement emerged as a cornerstone of the Western Avenue project. Both aldermen emphasized the importance of inclusive and transparent processes.
Andre Vasquez recounts:
“We were able to articulate what could happen and the fact that what is happening isn't happening overnight.” ([19:19])
He details how community meetings were segmented by neighborhood stretches to gather diverse feedback, fostering buy-in and trust among residents.
Matt Martin adds to the discussion by outlining the proactive outreach strategies:
“We reached out to neighbors associations, chambers of commerce, and utilized newsletters and social media to engage as many stakeholders as possible.” ([21:47])
This comprehensive engagement ensured that the rezoning proposals were well-received and supported by the community.
Business and Mixed-Use Development
The transformation of Western Avenue also focuses on developing a vibrant commercial landscape to support the new residential units.
Matt Martin discusses the integration of businesses:
“Ensuring there's not a duplicate grocery store but a variety of complementary businesses is key.” ([15:58])
He envisions a mix of restaurants, daycares, office spaces, and retail establishments tailored to the needs of current and future residents. This approach aims to create a balanced commercial ecosystem that supports community sustainability.
Funding and Transit Sustainability
A significant portion of the conversation addresses the sustainability of Chicago’s transit systems and the financial strategies to support them amidst development.
Andre Vasquez touches upon the challenges faced by transit agencies:
“Growing the base of customers and people living in the city is going to help increase the revenue that sustain these systems.” ([29:56])
He emphasizes the linkage between increased housing density and transit usage as a symbiotic relationship essential for sustaining public transportation.
Matt Martin explores potential funding strategies, advocating for partnerships with state officials and encouraging higher transit ridership to generate revenue:
“Encouraging more people to take the train… is crucial for supporting our transit backbone.” ([32:54])
He highlights the need for collaborative efforts between planning departments and transit authorities to ensure the long-term viability of public transportation.
Blueprint for Other Corridors
The success of the Western Avenue project is positioned as a potential model for other Chicago corridors, such as Ashland Avenue.
Andre Vasquez explains the replication potential:
“We've accomplished this for the first time in the city's history… it allows us to move forward in a way that alleviates concerns about trying to do something similar on a different street.” ([24:21])
He envisions extending the principles and processes of the Western Avenue study to other parts of the city, adapting strategies to fit the unique characteristics of each corridor.
Matt Martin shares optimism about similar initiatives gaining traction:
“We're looking to do something quite similar along Broadway… it’s an exciting opportunity to breathe new life into underutilized areas.” ([26:18])
This replication could lead to a network of revitalized, transit-oriented corridors across Chicago, each fostering their own economic and social growth.
Vision for the Future
Looking ahead ten years, both aldermen outline their visions for success, focusing on sustainable growth, increased transit usage, and vibrant communities.
Andre Vasquez envisions:
“Higher buildings, mixed-use spaces, and safer, more pedestrian-friendly streets.” ([36:33])
He anticipates a transformed Western Avenue marked by increased density and diverse, affordable housing options integrated with functional public spaces.
Matt Martin emphasizes the creation of "15-minute communities" where residents can live, work, and play within a short distance:
“Nodes where someone can live, work and play all within walking distance… more bus ridership and faster bus times would be good indicators of success.” ([38:14])
This vision aims to foster vibrant, self-sufficient neighborhoods that enhance the quality of life for all residents.
Conclusion
The episode of Upzoned provides a comprehensive look into the Western Avenue Corridor Study, illustrating how strategic zoning reforms and community-focused planning can drive urban revitalization. Through the insights of Aldermen Matt Martin and Andre Vasquez, listeners gain an understanding of the multifaceted approach required to balance housing, economic development, and transit sustainability. The Western Avenue project stands as a promising blueprint for future urban planning endeavors in Chicago, promising a stronger, more inclusive, and vibrant city.
Notable Quotes:
- Andre Vasquez [02:55]: “I was someone who was displaced through gentrification every couple years growing up.”
- Matt Martin [08:17]: “Legalizing basement units and coach houses… it's not a one size fits all approach.”
- Andre Vasquez [19:19]: “We were able to articulate what could happen and the fact that what is happening isn't happening overnight.”
- Matt Martin [15:58]: “Ensuring there's not a duplicate grocery store but a variety of complementary businesses is key.”
- Andre Vasquez [29:56]: “Growing the base of customers and people living in the city is going to help increase the revenue that sustain these systems.”
- Matt Martin [32:54]: “Encouraging more people to take the train… is crucial for supporting our transit backbone.”
- Andre Vasquez [24:21]: “We've accomplished this for the first time in the city's history… it allows us to move forward in a way that alleviates concerns about trying to do something similar on a different street.”
- Matt Martin [26:18]: “We're looking to do something quite similar along Broadway… it’s an exciting opportunity to breathe new life into underutilized areas.”
- Andre Vasquez [36:33]: “Higher buildings, mixed-use spaces, and safer, more pedestrian-friendly streets.”
- Matt Martin [38:14]: “Nodes where someone can live, work and play all within walking distance… more bus ridership and faster bus times would be good indicators of success.”
This detailed summary encapsulates the essence of the podcast episode, providing listeners and readers with a clear understanding of the Western Avenue project, the strategic planning involved, and the envisioned future of Chicago’s urban landscape.