Quote:
Originally Posted by glowrock
While I'm not necessarily doubting that overall apartment construction is down in those specific areas, LVDW, the article itself reads as an extremely self-serving piece by a realty group(s) that specifically put this out to get the incoming mayor to listen, and hopefully acquiesce, to their demands. Besides, the article talks about not enough luxury apartments being built, which doesn't exactly seem to be the true problem.
Everything involving affordable housing is a complicated situation, and I don't doubt that the realty/development groups are speaking some kernels of truth. But I don't really blame the city for requiring either affordable units, either.
Aaron (Glowrock)
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Yes, it's definitely not a neutral source.
However, there
definitely is a problem of not enough luxury housing going up. Let's look at this logically for a second:
A. Chicago's poor population is not rising, it is falling.
B. Chicago's middle class population is not rising, it is falling.
C. Chicago's upper class population is skyrocketing.
Given A-C, does it really make sense to suppose that the "affordable housing crisis" is occurring because there is suddenly a ton of demand for affordable housing that wasn't there before?
OR
Does it logically follow that the needs of the large waves of upper or upper middle class people pouring into the city are not being met, causing them to move into formerly "affordable" apartments? Does it not follow that the issue is rich people are buying older, more affordable, buildings, renovating them into luxury units or SFH's, and then jacking the rents up? Isn't that the process we call gentrification?
So given those facts, it would seem that we do, in fact, have a luxury housing shortage and that, since rich people have more money than poor people, that shortage is simply being met by the people with more money simply bidding the people with less money out of their homes? If that's the case, doesn't it make sense that the solution would be to build even nicer housing on empty lots so that the beat up, broken in, older buildings don't seem so appealing to those with the money to push out their current inhabitants?
The fact is Chicago has no affordable housing shortage. There are dozens of square miles of very very affordable cityscape. What Chicago has is a huge surge in demand for downtown-proximate luxury housing which, due to stupid and restrictive policies, is being met not by wave after wave of new construction, but by downtown, transit oriented, neighborhoods that were previously affordable middle class or working class areas, being gutted (literally) wholesale and rehabbed into luxury housing districts.
The result of the recent wave of DSA aldermen who have promised to basically end new construction on the NW side and in Pilsen proper will be a rapid intensification of gentrification in these areas and across the city. Think of how many people now live in TOD buildings along Milwaukee Ave, what 1000+ units built over the past 5 years? So that's probably 2000-2500 people? How many two flats or three flats does that equate to? Where would those people be living now if those buildings had not been built? The answer is simple, the would have gobbled up another 500-1000 vintage neighborhood buildings that provide the bulk of affordable units in this city. Without the TOD boom along Milwaukee ave, you have thousands more hipsters eviscerating the surrounding side streets instead of a shiny new glass building built on a vacant lot where it displaces no one.
Now imagine what is going to happen if suddenly the spigot is turned off on that kind of high density new construction? It's not like people are going to suddenly be like "well they stopped building TOD in Logan Square, it's not worth moving there anymore". No, those people are all going to pile into the surrounding neighborhoods. If they can't find housing there, then they will pile into Little Village or East Garfield Park or McKinnley Park. They will go to the 30th ward where Reboyras is the last remaining voice of reason and loves to had out upzonings. So now the new construction will push further up Milwaukee and draw people even further into the last remaining bastion of affordable neighborhood streets on the NW side. These polices do not work as intended and unfortunately the very people who were sold this snake oil remedy will pay the price, not the rich people who are moving wherever they want no matter what anyone has to say about it.