One of the foremost complaints about the proposed 15- and 11-story towers around the California Blue Line stop – a proposal that I briefly mentioned in an earlier post – is that they’re too dense for the neighborhood. What people mean by this, and sometimes what they just come out and say, is that they’re much denser than existing buildings.
For the record, I don’t think that “denser than existing buildings” and “too dense” are the same thing, but let’s put that aside for the moment. Are these towers actually much denser than existing buildings in Logan Square? In one sense – a visual sense – the answer is obviously yes. People associate density with height, and these buildings would be much taller than anything else around them. (As I mentioned in the previous post, the tallest building currently in Logan Square is a seven-story residential building a few blocks away; otherwise, the vast majority of the neighborhood is built at between two and four floors.)
But although visuals absolutely matter, I think people generally believe that visual density is a decent proxy for actual density, which we usually measure in people or housing units per a given amount of space. At the public meeting for this proposal, both kinds of density were brought up many times: the aesthetic density of the streetscape, as well as the number of people who would be “crammed” into a relatively small area.
The problem with this is that visual density is not actually a great proxy for actual density. This concept has been covered elsewhere by smart people in a general way, but it’s also important in ways that are specific to Chicago. Part of the issue is that, because Chicago’s buildings heights tend to be so uniform everywhere outside of downtown and the lakefront, we are extremely sensitive to anything that falls outside that range – again, typically two to four stories – but we fail to perceive the massive differences in density among different kinds of three-story buildings.
Let’s take three (and a half) examples.
Here is a typical three-flat. It has three housing units, or probably between five and eight people, on one standard 25′ by 125′ lot.
Here’s a three-story corner building. (I made up the word “corner building” because they tend to be on corners, like this one, and also because I’m not aware of any other commonly used word for them.) It’s three floors, on the same standard 25′ by 125′ lot, but now it has at least six units, housing between 10 and 15 people or so. In other words, it’s literally twice as dense as the three-flat, despite being the same number of stories.
Now, to be fair, this particular corner building has a sort of basement half-story. So maybe it’s three and a half floors. But just to drive the point home, let’s take a building that’s unambiguously shorter than our three-flat:
Here’s a two-story (or, if we’re being generous, two-and-a-half) corner building on the same standard lot with four units, or between six and eight-ish people. This scans to the average person as less dense – because less tall – than the three-flat we began with, but is actually 33% denser in terms of how many housing units it has, and how many people are likely to live in it.
I’m cheating slightly here, but in a way that actually helps my case. This is, obviously, pretty much a four-story building – 3.75 stories, at the least – but I wanted to keep all of my examples in Logan Square, and it turns out that there aren’t very many courtyard buildings below four stories there.
But let’s compensate by just hacking off a floor’s worth of density. In reality, this building has about 32 units, but if it only had three floors, it would have 24. The building takes up just about three standard lots, meaning that it adds about 10.7 units per standard lot – or, in its imaginary three-story version, eight units. In other words, a three-story courtyard building has nearly three times the density of a three-flat of exactly the same height.
There’s a lot more to say about this, and its implications for planning and zoning in Chicago – incidentally, while we’ve allowed buildings to continue to be built up to three (or even four) floors in much of the city, we have outlawed corner building and courtyard building density virtually everywhere, meaning that the only way for us to get practical density is by adding lots more visual density than we’re used to.
But in this case, I want to address the particular case of the California/Milwaukee towers. For the sake of simplicity, I like turning everything into the number of units allowed per standard city lot; that way, we can directly compare new buildings to three-flats, corner buildings, courtyard buildings, and so on. The California/Milwaukee proposal contains 254 units on about 70,000 square feet of lot space. That lot space represents about 22.4 standard lots of 3,125 square feet (or 25 times 125). Doing the math, that means that there are about 11.3 units per standard lot.
- Three-flat: 3 units per standard lot
- Three-story corner building: 6 units per standard lot
- Three-story courtyard building: 8 units per standard lot
- Four-story courtyard building: 10.7 units per standard lot
- 15- and 11-story towers: 11.3 units per standard lot
In other words, this project would be denser than almost everything in Logan Square, but not by much. Less than a unit per lot separates it from four-story courtyard buildings, which are found all over the neighborhood, especially near Milwaukee Avenue. Rather than being four times denser than any common neighborhood building – which is a figure I’ve heard people use based on its height – it’s actually less than 10% denser.
And note, please, that I said “denser than almost everything.” Because there is, in fact, a much denser building that’s been around since early in the last century.
That seven-story building on the Square has, according to a well-placed source who opposes the California/Milwaukee towers, about 50 units. It’s on a slightly larger than normal double lot, with about 7,500 square feet. That works out to more than 20 units per standard lot – or nearly twice as dense as the proposed towers.
To be clear, none of this means that the California/Milwaukee proposal has to go through as is. It does mean, however, that we need to be clear about what kinds of precedent these towers would actually break if allowed: not a precedent of density in terms of people or housing units, but rather a precedent of density in terms of appearance. They would, in fact, be much taller than anything else in the area. Would it be possible to bring them more in line with the neighborhood’s look – if, as seems to be the case, that’s what neighbors want – without actually reducing the density of units? I don’t know what kind of engineering or economics problems that might create for the developer, but it’s worth asking.