Endangered by Poverty and Wealth

March 7, 2006 Economics, Historic Districts, Vision and Style Comments Off on Endangered by Poverty and Wealth 661

Landmarks Preservation Council of Illinois released its 10 Most list last Wednesday in Springfield. That is, Ten Most Endangered Buildings in the state. The ones in Chicago are particularly evocative because of what they share: deteriorating inner-city neighborhoods. In the west side’s North Lawndale neighborhood, the “most endangered” was not a building but a bunch of buildings stretching along Douglas Boulevard, massive former synagogues and schools. The threat is basically the weight of poverty and disinvestment multiplied by years.

North Lawndale was featured in a 1987 Chicago Tribune series as the most impoverished neighborhood in the city. My wife Felicity Rich photographed the buildings for the AIA Guide to Chicago in 1992 because most of the photographers didn’t want to go there. Continue Reading

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A Deal Falls Through

February 16, 2006 Chicago Buildings, Economics Comments Off on A Deal Falls Through 676

Strange things always happen in the People’s Republic of Oak Park, a tenacious, opinionated and privileged suburb just west of Chicago – the only suburb with two CTA rapid transit lines.

The other shoe has finally fallen in the Downtown Oak Park development saga, some of which is visible at www.oakpark.us.

Oak Park was embarrassed last year when they adopted a whack plan by Portland firm Crandall-Arambula. I happened to be one of the random telephone interviews during the summer of 2004, so I know how bad their methodology was. The questioner kept asking me to choose between historic preservation and economic development. DUH! Historic preservation IS economic development I tried to say, but their script did not allow this. 250 grand wasted. Continue Reading

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The Expense of Preservation

February 9, 2006 Chicago Buildings, Economics Comments Off on The Expense of Preservation 680

Preservation is often characterized as expensive. Why? Because it is a good excuse, even for the richest.

One of the preservation tragedies we have been awaiting these last few years is the demolition of Bertrand Goldeberg’s Prentice Women’s Hospital in Chicago, a mighty and evocative design from the 1960s, the last era of optimism. A Quatrefoil in plan, it took the stem-and-petals constructional idiom of Goldberg’s signature Marina City and evolved a powerful flower of a building, four cylindrical lobes of beautiful 60s concrete studded with rounded windows – for a guy Goldberg was pretty good at channelling the lost feminine tradition in Modernism and he was certainly an intellectual leader in recapturing that tradition from the Miesian hegemony.
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Lazy Money

January 30, 2006 Economics, Historic Districts Comments (0) 896

My student Dorothy Bobco wrote me a marvelous note the other day about “lazy money”. Here is a quote:

“I think I have figured out why people get so upset when they think their property values are going down. They are losing free money, lazy money. You can buy a house and do nothing and the value will probably go up. If anything happens that changes that, they lose money that they did not have to work for. That is what makes them mad, losing money they did not have to work for. It is laziness and greed that drives the real estate market. ” Continue Reading

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Historic Districts

January 29, 2006 Economics, Historic Districts Comments (0) 727

We are starting a class on Historic Districts tomorrow – looking at how they evolved and what motivates people to designate their community as an historic district. Historic districts are a fascinating combination of two postwar movements – the broadened historic preservation movement, which was inching beyond associative and architectural history to start looking at the state of cities, towns and rural places in a bigger way; and the community planning movement, which was trying to wrest control over development decision-making from the urban experts who began to radically refashion cities after World War II.

We will be looking at a lot of different cities and districts and I hope that the students help me to understand the whys of the historic district, especially why people choose it – or fight it. For those ideological free market types, historic districts are a bit more fair than traditional individual landmarks, because they put a whole area – or “market” – under the same set of rules, as opposed to individual landmarks, which are seen to be at a development disadvantage from their neighbors. Yet historic districts are also mechanisms for community empowerment, allowing a group to control the form of its environment in a manner more precise – and perhaps less predictable – than zoning, which regulates use and density. Continue Reading

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Sprawl

November 9, 2005 Economics, Historic Districts, Sustainability Comments Off on Sprawl 773

UIC Professor Robert Bruegmann’s new book: Sprawl: A Compact History (U of C Press) is out, and it is a stunner. Jonathan Fine of Preservation Chicago alerted me to its imminent appearance, although having worked with Bruegmann as my dissertation advisor over the last few years I knew it was on the way.

The National Trust for Historic Preservation has made sprawl a celebrated cause for preservationists for the last decade. Sprawl hurts historic communities and must be stopped. It is something everyone seems to agree on.

Bruegmann’s new book has his typically contrarian take on popular progressive issues: He seems to like sprawl and believes that most people like it in practice, even if they dislike the idea of it.

Heresy! How can I read such filth! Continue Reading

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Landmarks Can Kill You

October 17, 2005 Chicago Buildings, Economics Comments Off on Landmarks Can Kill You 723

There was a Commission on Chicago Landmarks hearing last week on the designation of the East Village district, and I heard one of the best ones yet. In over two decades of landmarks hearings at the Commission and before the City Council I have heard some amazing arguments against landmark designation. People claim they need 2,000 square foot additions to their rowhouse in order to raise children without hardship and if the Commission denies it they are all but abusing the children (sometimes as yet unconceived) and hindering their education. I heard a woman argue against designation of her old house because it was too close to the street and the buses, a fact which she then implicated in the deaths of both of her parents. Don’t designate this house – it is a killer.

The aldermen always get the best lines. I will never forget the 1987 City Council hearing on the possible designation of the Chicago Building when one alderman asked “Haven’t we already designated a building with Chicago windows?” My internal reply was “Isn’t there already one pyramid at Giza?” They voted designation down that day, but it made it a few years later and now the Chicago Building is an SAIC dorm! Continue Reading

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When Charities Demolish

October 7, 2005 Blog, Economics Comments Off on When Charities Demolish 643

Directing the Historic Preservation program at SAIC can be awkward – like when the School or the Museum run afoul of the historic preservation community. When Don Kalec started our degree program in 1993 AIC vetoed City landmark designation of the Sharp Building. The building was later landmarked, but only after an exterior cleaning (very good) and window replacement (bad) that our faculty failed to influence. More recently, I have been called to answer for the Museum’s demolition of the Goodman Theatre (Howard van Doren Shaw, 1925) and the School’s interest in Mesa development’s new highrise atop the Kroch’s building on Wabash.

People always are astonished that institutions whose mission is to protect and promote artistic things could propose the destruction of artistic things like landmarks. I am not astonished. This is normal in the post-1980 world. Continue Reading

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Property Rights and Values

September 26, 2005 Chicago Buildings, Economics, Historic Districts Comments (0) 844

Historic Preservation advocates are always banging heads with “property rights” advocates who shun all landmark regulation as a “taking” or private property. The more principled and ideological of these opponents not only oppose landmarking, they also oppose zoning and almost any form of environmental regulation. Indeed, it is environmental laws that really chafe the drawers of property rights types.

Preservation gets thrown into this stew, even though preservation laws are remarkably more flexible than most other types of land use regulation. But most people don’t know that and think preservation is an arcane design police led by pointy-headed architectural historians who don’t know that plastic windows save you thousands in heating bills. Continue Reading

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What does time tell

August 30, 2005 Chicago Buildings, Economics, History, Interpretation, Vision and Style Comments (0) 834

Time tells. That also means time counts. It means you should preserve your history and when I say it I mean the messy history of what happened not the neat history of whatever today’s ideologues need or “heritage” which is a shorthand for freebased history, an identity narcotic extracted crushed refined and distilled from real history. Real history is what happens in time and over time and that never works for systems like ideology or politics because systems are static and history is dynamic. Continue Reading

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