Based on community feedback and interviews with local politicians, we distilled these challenges into an 8-point plan to reduce gentrification in Logan Square.

The focus of the first point was to implement policies that required developers to set aside a percentage of new residential developments for affordable housing units. These policies would specify the percentage of units that must be affordable based on area median income (AMI), ensuring economic diversity in new houses.

We began by researching neighborhood data using publicly available GIS datasets and city records, specific trends and patterns across Palmer Square, Humboldt Park, and Avondale. Through this spatial analysis, pinpointed several pockets where housing was predominantly unaffordable relative to AMI, particularly along major transit corridors and near recent redevelopment zones.

Our research highlighted an alarming trend: Pockets near transit hubs, such as the Logan Square Blue Line station area, had a greater displacement risk due to influxes of market-rate developments, confirming a direct correlation between new development densities and rising housing costs in targeted areas. For example, we found that the area surrounding Humboldt Park Avenue and West Bloomingdale Avenue saw a 30% increase in median rent prices over three years, directly impacting affordability for middle-income families.

Based on our findings, we validated that implementing targeted zoning reforms in high-risk areas like the Palmer Square Triangle to mandate a percentage of new developments as affordable housing by including affordable units in projects along West Armitaeg Ave. and N. Kedzie Ave. and establish community land trusts was a viable strategy to combat gentrification through inclusive zoning policies.

The focus of the second point was to validate the degree to which offering density bonuses to developers who include affordable housing units beyond the minimum requirements would allow developers to build more units or increase building height in exchange for providing a greater percentage of affordable housing, thus maximizing the use of available land for housing while maintaining affordability.

To conduct a study on the impact of density bonuses for affordable housing, we combined spatial analysis and simulations, using Milwaukee Avenue and its surroundings as our area of focus.

Next, we simulated various scenarios using zoning regulations and hypothetical density bonus policies. For instance, we modeled the potential increase in housing units if developers were granted a 20% density bonus in exchange for allocating 25% of units to affordable housing by calculating the maximum allowable floor area ratio (FAR) and building heights under current zoning laws versus the proposed bonus scenario.

This included determining the existing FAR and height restrictions along N. Milwaukee Avenue under current zoning regulations, applying the proposed 20% bonus policy to designated parcels of land, calculating the additional FAR and increase in building height developers could achieve by providing 25% affordable housing units, and estimating the number of additional affordable housing units that could be created under the bonus scenario compared to the baseline. This calculation factored in both the increased density and potential changes in building design that the bonus might incentivize. We used these data to conduct sensitivity tests to assess how varying the parameters of the density bonus (e.g., bonus percentage, affordability percentage) would affect the outcomes.

We concluded that granting a 20% density bonus to developers in exchange for allocating 25% of units to affordable housing along N. Milwaukee Avenue could potentially increase the total number of affordable housing units by 30% compared to current zoning regulations.

The focus of the third point was to evaluate the degree to which mixed-use zoning that integrated residential and commercial spaces while prioritizing zoning near public transit hubs for easier access to jobs and amenities for residents would improve access to affordable living conditions.

To investigate the impact of promoting mixed-use zoning near public transit hubs along Milwaukee Avenue, we used GIS to delineate transit hub zones and surrounding residential and commercial areas along Milwaukee Avenue. This included mapping existing land use designations, such as residential, commercial, and mixed-use zones.

We then analyzed current zoning ordinances and restrictions governing Logan Square, specifically analyzing restrictions on land use types, building heights, FAR, and setback requirements near transit hubs. This step involved compiling municipal zoning codes and urban development plans to identify potential barriers to mixed-use development.

We then simulated various hypothetical scenarios, including adjustments to zoning laws to permit higher densities and greater flexibility for mixed-use developments within specified distances from transit hubs. We quantified the potential increase in residential and commercial floor area that could be accommodated under these revised zoning policies.

Using these data, we calculated accessibility metrics such as travel times by different modes of transportation (e.g., walking, biking, public transit) from residential areas to employment centers, retail locations, and recreational facilities. We then compared these metrics under current zoning conditions versus the proposed mixed-use zoning scenarios to gauge improvements in access to essential services.

We concluded that by relaxing zoning restrictions to allow higher residential and commercial densities within walking distance of transit, adjusting zoning codes to incentivize mixed-use developments, and integrating a higher degree of transportation multimodality, we could reduce vehicle dependency and improve access to jobs and amenities in Logan Square.

The focus of the fourth point was to evaluate the extent to which establishing zoning protections and incentives for the preservation of existing affordable housing stock, including rent-controlled units and buildings with affordable rents (e.g. tax incentives, grants, or regulatory relief for property owners) would maintain affordability long-term.

We collected detailed data on Logan Square's existing affordable housing stock, including rent-controlled units and buildings with affordable rents. This involved compiling publicly available property records, tax assessments, and rental housing databases to create a comprehensive inventory.

We then conducted a thorough review of existing zoning ordinances and housing policies related to affordable housing preservation in the area, including current tax incentives, grants, and regulatory relief mechanisms available to property owners for maintaining affordability.

Using simulations, we projected the potential impact of enhanced zoning protections and incentives. We simulated scenarios where additional tax incentives or regulatory relief were provided to property owners who maintained affordable rents or preserved existing affordable housing units.

We used results to analyze affordability metrics such as median rent trends, rent burden ratios, and housing cost trends in the Logan Square area, comparing these metrics under current zoning and policy conditions versus hypothetical scenarios with strengthened zoning protections and incentives.

Through a sensitivity analysis, we also assessed the long-term viability of preserved affordable housing units. This involved estimating potential cost savings for property owners through tax incentives and grants, as well as projecting the economic benefits of maintaining housing affordability for residents and the broader community.

We concluded that establishing robust zoning protections and incentives for the preservation of existing affordable housing stock was crucial for maintaining long-term affordability and community stability. By enhancing tax incentives, grants, and regulatory relief for property owners who maintain affordable rents or preserve rent-controlled units, we could mitigate displacement pressures.

The focus of the fifth point was to evaluate the extent to which allowing for flexible zoning regulations that support adaptive reuse of existing buildings for affordable housing purposes would contribute to affordable housing.

First, we compiled a comprehensive inventory of existing commercial and industrial properties in Logan Square suitable for adaptive reuse into affordable housing units by analyzing property records, building assessments, and zoning maps to identify underused or vacant structures.

We then reviewed current zoning regulations and permitting processes governing adaptive reuse projects in the area by assessing barriers such as zoning restrictions, building code requirements, and permitting timelines that could hinder the conversion of properties into affordable housing.

Next, we conducted a financial analysis to evaluate the feasibility of adaptive reuse projects for affordable housing. This involved estimating conversion costs, potential rental income from affordable housing units, and identifying financial incentives available, such as tax credits, grants, or low-interest loans for developers.

We also examined case studies from other cities or regions where flexible zoning regulations and financial incentives have successfully supported adaptive reuse projects for affordable housing.

Using our findings, we estimated the number of new affordable housing units that could be created through adaptive reuse projects over a specified period.

We concluded that updating zoning codes to streamline permitting and offering financial incentives such as tax credits and grants can significantly reduce barriers to conversion. This emphasized the need to prioritize properties near transit hubs and employment centers, where adaptive reuse can create urban vitality while meeting housing demand.

The focus of the sixth point was to evaluate the extent to which establishing CLTs through zoning policies that prioritize the transfer of publicly owned or vacant land to community-led organizations would acquire land at below-market rates and develop permanently affordable housing.

We first compiled an inventory of publicly owned and vacant lands along Milwaukee Avenue suitable for CLT acquisition using GIS to analyze property ownership records and assess the physical characteristics and zoning designations of each parcel.

We then reviewed existing zoning policies and land use regulations governing the transfer of publicly owned or vacant land to community-led organizations like CLTs. This included examining mechanisms such as land banking initiatives, surplus land ordinances, and zoning incentives designed to facilitate affordable housing development on publicly held properties.

Finally, we conducted financial feasibility assessments to evaluate the economic viability of CLT acquisitions and affordable housing development on identified parcels. This included estimating acquisition costs at below-market rates, projected development costs for affordable housing units, and potential revenue streams from rental income or subsidies.

We concluded that prioritizing the transfer of publicly owned or vacant land to CLTs at below-market rates can significantly lower development costs and ensure long-term affordability. We recommended amending zoning codes to facilitate land transfers to CLTs and providing financial incentives such as tax breaks and grants to support CLT operations to stabilize housing costs and promote equitable development.

The focus of the seventh point was to evaluate the extent to which introducing zoning policies that mitigated displacement risks by limiting demolitions of existing affordable housing, restricting condominium conversions, and implementing strict oversight of speculative real estate practices would prevent displacement. These policies would include tenant protections, such as right-to-counsel programs and relocation assistance for displaced residents.

We began by creating a database of existing affordable housing units along Milwaukee Avenue by gathering data from property records, housing databases, and local government sources to identify units at risk of demolition, condominium conversion, and speculative real estate practices.

We then reviewed current zoning regulations, focusing on policies related to demolitions, condominium conversions, and speculative real estate practices by analyzing municipal codes, planning documents, and relevant legal frameworks to understand existing protections and identify gaps.

Additionally, we looked at existing tenant protection programs such as right-to-counsel initiatives and relocation assistance for displaced residents to assess scope, funding, and effectiveness of these programs in safeguarding tenants' rights and minimizing displacement impacts.

Using economic modeling, we were able to estimate the potential reduction in demolitions, condominium conversions, and speculative real estate activities by analyzing demographic data to understand the potential impacts on vulnerable populations, such as low-income families and long-term residents.

We simulated the outcomes of these scenarios to evaluate their effectiveness in preventing displacement and maintaining affordable housing stock.

We concluded that limiting demolitions, restricting condominium conversions, and implementing stringent oversight of speculative real estate practices significantly reduce displacement pressures. By strengthening zoning codes to prevent demolitions of affordable housing, enforcing restrictions on condominium conversions, expanding tenant protections like right-to-counsel programs, and providing relocation assistance for displaced residents, it will be easier to legally safeguard affordable housing.

Currently, Visionary Chicago is using the results of their studies to try and implement a comprehensive policy to combat gentrification in Logan Square. They're working closely with the Logan Square Neighborhood Association (LSNA) and the Chicago Housing Initiative (CHI) to lobby Alderman Daniel La Spata for amendments to local zoning codes that enforce strict limits on demolitions of existing affordable housing and restrict condominium conversions.

We're also advocating for the establishment of a Logan Square Community Oversight Board to monitor and regulate speculative real estate practices.

Additionally, we're collaborating with the Metropolitan Tenants Organization (MTO) to expand tenant protections, including the introduction of a right-to-counsel program for tenants facing eviction and providing relocation assistance for those displaced. In the future, we hope to work with the Chicago Community Trust to establish a Community Land Trust (CLT) aimed at acquiring and developing land for permanently affordable housing.