The seven counties and 283 municipalities of Northeastern Illinois are all experiencing the impacts of 3 recent phenomena: decreasing real incomes, increasing housing costs and subprime lending. All of these phenomena have left the region a surplus of newly built, high-cost, ownership housing stock.
This report has shown how housing preservation strategies can reduce housing costs and maintain the uniqueness of our communities. Strategies that maximize the utility of the region's existing housing stock can also have positive environmental benefits, including reducing stormwater runoff, mitigating demolition waste and preserving embodied energy. Finally, investments in preservation have greater returns for the region's economy than demolition and new construction in terms of units and jobs created.
In a region of seven counties and 283 municipalities, it is likely that a combination of the strategies described in this report will need to be implemented in order to realize maximum benefits. A one-size-fits-all approach is unlikely to be plausible or effective, considering the diversity of these jurisdictions in terms of housing stock, reliance on different revenue streams and constituent preferences. However, CMAP believes this report will provide necessary space for inter-jurisdictional dialogue to advance the preservation of our region's housing stock for future generations.
| CMAP has no regulatory authority over issues like preservation, but can give advisory recommendations and promote best practices. What should CMAP's role be in regional housing preservation strategies? |
What would be the overall effect of preserving the existing housing stock in your neighborhood? What positives and negatives would come from this? What regulations or incentives, if any, would be most appropriate?
If municipalities across the region chose to preserve their existing housing stock, what would be the regional positive or negative effects of such a policy?
CMAP would like to thank all of the participants listed below who assisted by providing data, serving as an interviewee, and/or gave useful insight on the topic of housing preservation. This contents and recommendations contained herein do not necessarily reflect their opinions or the policies of the organizations they represent.
Matt Cole, Neighborhood Housing Services
Adam Dontz, Gladstone Homes
Bruce Gottschall, Neighborhood Housing Services
King Harris, Chicago Metropolis 2020
Kevin Jackson, Chicago Rehab Network
Jack Markowski, Community Investment Corporation
Erica Poethig, John D. and Catherine T. MacArthur Foundation
Lee Smith, City of Highland Park
Janet Smith, Nathalie P. Voorhees Center, University of Illinois at Chicago
Marc Smith, Real Estate Center, DePaul University (Preservation Compact)
Joanna Trotter, Metropolitan Planning Council
Marva Williams, Local Initiatives Support Corporation
Stacy Young, Real Estate Center, DePaul University (Preservation Compact)
Business and Professional People for the Public Interest. August 2003. "Eliminating Barriers: Letting the Market Help Meet Illinois Housing Needs."
Center for Housing Policy. "Lorington Apartments." Retrieved November 6, 2008, From: http://www.housingpolicy.org/gallery/entries/Lorington_Apartments.html
Center for Neighborhood Technology, Virginia Tech, and the University of California-Berkeley. 2006. A Heavy Load: The Combined Housing and Transportation Burdens of Working Families. Washington: Center for Housing Policy.
Ceraso, Karen. July/August 1999. Eyesore to Community Asset: Historic preservation creates affordable housing and livable neighborhoods. Shelterforce Online, Retrieved December 1, 2008, from http://www.nhi.org/online/issues/106/ceraso.html
Chicago Bungalow Association, Retrieved December 1, 2008, Web site: http://www.chicagobungalow.org/
Chicago Metropolis 2020. 2002. Recommendations for Developing AttainableWorkforce Housing in the Chicago Region. Chicago: Chicago Metropolis 2020.
Chicago Metropolis 2020 and Metropolitan Mayors Council. 2005. Homes for aChanging Region. Chicago: Chicago Metropolis 2020 and Metropolitan Mayors Council.
Chicago Rehab Network. 2008a. Analysis of the DOH Quarterly Report, FourthQuarter, 2007 Chicago: Chicago Rehab Network.
-----. 2008b. Federal policy - Chicago Rehab Network. Retrieved December 1, 2008, from: http://www.chicagorehab.org/policy/Federalpolicy.htm
City of Chicago, Department of Housing. 2007 Department of Housing Quarterly Reports. Retrieved December 1, 2008, from City of Chicago Quarterly Reports
-----, Tax-Increment Finance-Neighborhood Improvement Program. Retrieved December 1, 2008, from: TIF Program
City of Evanston, Community Development Department. Housing Rehabilitation: One- and Two-Family Rehabilitation Loan Programs. Retrieved December 1, 2008, from http://www.cityofevanston.org/departments/communitydevelopment/housing/program_one.shtml
Community Builders, Inc., The. "Our Projects: Lorington Apartments." Retrieved November 7, 2008, from http://www.tcbinc.org/what_we_do/projects/fp_lorington.htm
DePaul University Real Estate Center. 2006. The State of Rental Housing inCook County: Current Conditions and Forecast Chicago: DePaul University.
Farfel, Mark R., Anna O. Orlova, Peter S.J. Lees, Charles Rohde, Peter J. Ashley and J. Julian Chisolm. "A study of urban housing demolition as a source of lead in ambient dust on sidewalks, streets, and alleys." Environmental Research 99, no. 2 (2005): 204-213.
Illinois Housing Development Authority. 2007. Affordable Housing Planning andAppeal Act, 2007 Owner-Occupied and Rental Affordability Charts Chicago: Illinois Housing Development Authority.
-----. 2008a. Affordable Housing Dimensions: Illinois' 2007 Annual Comprehensive Housing Plan. Retrieved December 1, 2008, from http://www.ihda.org/admin/Upload/Files/90d38d16-d090-41c5-ae2c-4d1ac56f47b6.PDF
-----. 2008b. Illinois Affordable Housing Tax Credits. Retrieved December 1, 2008, from: http://www.ihda.org/ViewPage.aspx?PageID=45
Institution Recycling Network. 2004. Recycling Construction and DemolitionWastes: A Guide for Architects and Contractors [DRAFT]. Concord, NH: Institution Recycling Network.
Jackson, Mike (2005). Embodied energy and historic preservation: A needed reassessment. Journal of Preservation Technology. 36:4, 47-52.
Logan Square Neighborhood Association. "Lorington apartments stay home to 54families." Retrieved November 7, 2008, from http://www.lsna.net/display.aspx?pointer=3224
MacArthur Foundation. 2007. "MacArthur Commits $150 Million to Preserve Affordable Rental Housing." MacArthur Foundation, November 7, 2001, Retrieved December 1, 2008, from: MacArthur Foundation
Metropolitan Planning Council. 2006a. Home Grown: Chicago Troubled BuildingsInitiative. Chicago: Metropolitan Planning Council.
-----. 2006b. Home Grown: Oak Park Housing Bonds. Chicago: Metropolitan Planning Council.
-----. 2007. Home Grown: Local Housing Strategies in Action. Chicago: Metropolitan Planning Council.
Metrostudy. 2008. Chicago Executive Summary, Second Quarter.
National Housing Trust/Enterprise Preservation Corporation. 51st and King Drive Apartments. Retrieved November 7, 2008, from: http://www.nhtinc.org/documents/51st_and_king_final_9-06.pdf
National Housing Trust. Updated Spring 2007. State and Local HousingPreservation Initiatives. Washington, DC: National Housing Trust.
-----. Updated Summer 2007. Green Resources Relevant to Preservation of AffordableMulti-family Properties. Washington, DC: National Housing Trust.
National Association of Home Builders, NAHB: April Is New Homes Month. Retrieved December 1, 2008, from: http://www.nahb.org/generic.aspx?sectionID=204&genericContentID=5323
National Park Service, Technical Preservation Services. TPS Tax Incentives. Retrieved December 1, 2008, from: http://www.nps.gov/history/hps/tps/tax/brochure1.htm#PTI
Neighborhood Housing Services of Chicago. 2008a. Retrieved December 1, 2008, from: http://www.nhschicago.org/content/news.php?news_id=14
-----. 2008b. Retrieved December 1, 2008, from: http://www.nhschicago.org/downloads/6744MenuofServicesforNHSFV,updated%206.13.2008.doc
Office of Cook County Assessor James M. Houlihan. Class S Eligibility Bulletin. Chicago: Cook County Assessor's Office.
Rypkema, Donovan. 2002. Historic Preservation and Affordable Housing: TheMissed Connection. Washington, DC: National Trust for Historic Preservation.
State of Colorado, Department of Local Affairs, Division of Housing. "Affordable Housing Regulatory Barriers Impact Report." November 1, 2000. Retrieved November 7, 2008, from: http://dola.colorado.gov/cdh/researchers/documents/RegBarriers00.pdf
Urban Land Institute and the MacArthur Foundation. 2007a. The PreservationCompact -- Preserve, Renew, Rebuild: A Rental Housing Action Plan for Cook County. Chicago: Urban Land Institute.
-----. 2007b. The Preservation Compact E-Update, November 2007. Retrieved November 7, 2008. from: http://www.ulichicago.org/PC_newsletter/200711/keystone.html
-----. 2008a. The Preservation Compact E-Update, February 2008. Retrieved November 7, 2008, from: http://www.ulichicago.org/PC_newsletter/200802/keystone.html#preservation
-----. 2008b. The Preservation Compact E-Update, June 2008. Retrieved November 7, 2008, from: http://www.ulichicago.org/PC_newsletter/200806/keystone.html
-----. 2008c. The Preservation Compact – Case Studies. Courtesy of Valerie Denney Communications. Retrieved November 7, 2008, from: http://www.vdcom.com/articles/uploads/Casestudy-FINAL_READER.pdf
-----. 2008d. The Preservation Compact – Resources for Owners of HUD-AssistedProperties.. Retrieved November 7, 2008, from:http://bit.ly/72yZYV
Urban Land Institute, Chicago. 2007. The Preservation Compact. Initiatives, Retrieved December 1, 2008, from: http://chicago.uli.org/Content/NavigationMenu12/Initiatives/ThePreservationCompact/default.htm
U.S. Department of Housing and Urban Development, Community Planning and Development. 2003. HOME Program Rehabilitation Tune-up Kit. Washington, DC: U.S. Department of Housing and Urban Development.
Wilson, Adele, and Gary Petri. "Trash or Treasure." American School & University, July 2007, pp. 14-16. Retrieved November 7, 2008, from http://asumag.com/Furniture/university_trash_treasure/
Woodstock Institute. 2008. Foreclosures in the Chicago Region Continue toGrow at an Alarming Rate. Chicago: Woodstock Institute.