By Mallory Cheng
The Chicago City Council passed an anti-deconversion, anti-displacement ordinance for Pilsen at its January meeting.
Developers have been deconverting multiple unit buildings into single-family homes in Pilsen, causing the continued displacement of working-class residents. The Pilsen anti-deconversion zoning ordinance covers the majority of the neighborhood, and aims to protect affordable housing units. The ordinance also will eliminate construction of single-family homes and two-flats in Pilsen, unless a majority of the lots on the block already contain single-family homes or two-flats.
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The City Council approved the Resurrection Project’s plan to develop a 14-unit affordable housing complex at 2008 S. Ashland Ave.
Alderman Byron Sigcho-Lopez (25th Ward) estimated development has displaced 14,000 residents over the last decade and said his office has prioritized protecting longtime residents from being displaced by developers.
In the 25th Ward, all development proposals must go through the 25th Ward Zoning Board community representatives, an independent group of 25th Ward residents. The board makes recommendations on new developments based on residents’ interest. If the board deems a proposal a high-impact development, the developer must hold public meetings for further community input. The board’s meetings are open to the public.
The Pilsen Alliance, a social justice organization committed to developing grassroots leadership in Pilsen and neighboring working-class and immigrant communities, has vocally supported tenants’ organized efforts.
Moises Moreno, executive director of the Pilsen Alliance, said that, in any development, “tenant rights and relations need to be a key component. Tenants need to have the right to organize without the fear of retaliation and need to be treated with respect.”
Moreno believes the anti-deconversion ordinance is “a step in the right direction” and “any tool against displacement is beneficial.” He stressed the importance of creating longterm solutions such as lifting the statewide ban on rent control and preserving affordable housing stock.
Sigcho-Lopez is working on additional legislation to support the anti-deconversion ordinance. A proposed Demolition Fee Ordinance would increase fees for demolishing buildings as a disincentive to big developers. The proposed Just Cause for Eviction ordinance would streamline the eviction process to prevent landlords from kicking out tenants wrongfully and allow time for the tenant to relocate.
Resurrection Project plan OKd
The City Council also approved the Resurrection Project’s (TRP) plan to develop a 14-unit affordable housing complex at 2008 S. Ashland Ave., affiliated with TRP’s 37-unit affordable housing development at 1850 S. Racine Ave.
Cory Schenn, a TRP real estate development manager, said developing these underused sites “would help alleviate the pressures on families to find affordable housing caused by gentrification in the area.”
TRP is a Pilsen-based non-profit committed to creating community ownership and wealth in Chicago’s Southwest Side neighborhoods. The majority of the organization’s affordable housing units are located in Pilsen.
In April 2020, the City also approved $28.7 million to help the non-profit rehabilitate 155 units across 15 buildings TRP manages and owns in Pilsen, Little Village, and Back of the Yards. With this funding, the non-profit is improving the buildings and maintaining affordable rents. For example, at Casa Colima at 1712 W. 17th Street, rent for a four-bedroom remains $705 a month. Officials expect this project to conclude in July 2021.
Schenn stated TRPprovides affordable housing units for families making 30% to 60% of the area median income; generally, affordable housing units are available to those earning $27,000 to $54,000 in yearly income.
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The anti-deconversion ordinance will prevent developers from turning multi-unit buildings in to single family homes.
TRP earlier hosted a series of community meetings with Pilsen residents about the 1850 S. Racine development. Residents voiced the need for additional family-sized units, concern over the original building design being too tall, and the lack of sufficient parking spots, which helped the organization make some changes.
Schenn acknowledged mixed reactions from Pilsen residents around TRP’s affordable housing developments. “We’re certainly not perfect,” he said. “Some folks feel we’re a part of what’s driving gentrification. Others get that the Resurrection Project is trying to utilize this momentum to create affordable housing and allow tenants to stay in the neighborhood.”
Community organizing against displacement
Sigcho-Lopez noted he is committed to prioritizing community voice and input to any major development plans. The alderman especially saw the community come together to organize against the proposed Pilsen Landmark Ordinance, through which proponents planned to designate a stretch of Baroque-style buildings along 18th Street and Blue Island Avenue a historical landmark district. The proposed plan was extremely unpopular with longtime residents, who argued the designation would expedite displacement by burdening low and middle income homeowners and small business owners with additional costs to maintain the stricter guidelines for building repairs.
Pilsen Alliance organized against the Landmark Ordinance. Most notably, Pilsen Alliance members protested outside of the home and restaurant of the chair of the City Council’s Zoning Committee, Alderman Tom Tunney (44th Ward), to speak out against the ordinance.
Moreno said organizing against the ordinance “brought together different voices of the community.” He saw the huge push come from longtime homeowners who helped go door-to-door, gathered affidavits, and made their voice heard.
“This wasn’t just the Pilsen Alliance; this was a community effort,” Moreno said. “The City needs to listen to the community.” Ultimately, the City Council’s Zoning Committee did not pass the landmark ordinance.
Future developments
Sigcho-Lopez said that, when it comes to Pilsen residents, “the community at large has been clear: they want to see conscious development; they want to see development without displacement. They want to be a part of the decision making process.” He emphasized that “the community did not vote for aldermanic prerogative, the community did not vote for mayoral prerogative—they voted for community prerogative.”
Residents are pushing to hold private developers accountable. Sigcho-Lopez said, “We want to see a community for everyone, not only for those who can afford it.”
Pilsen Alliance’s website is www.thepilsenalliance.org. For more on the Resurrection Project, log on to resurrectionproject.org. For Sigcho-Lopez’s office and the 25th Ward Zoning Board, call (773) 523-4100 or log on to www.25thward.org.