Category Archives: Places

When Naperville property switches from proposed church to proposed mosque, opposition emerges

Posted on by

I’ve thought about this scenario before: in an American community, would a proposed church and proposed mosque of roughly the same sizes and impact on the neighborhood encounter the same amount of opposition from neighbors and community members? Here is a case in Naperville that fits this scenario:

For years, HOPE United Church of Christ advertised on its front lawn plans to build a church on 14 acres it owned just southwest of Naperville, and the minister there says he never heard so much as a peep of displeasure.

But those plans fell through, and now that the church wants to sell the property to another religious group, protests have erupted at the Naperville Planning and Zoning Commission. Handmade signs critical of the deal have sprouted on utility poles…

In DuPage County, the Islamic Center is asking Naperville’s Planning and Zoning Commission to recommend annexing the unincorporated Will County land into Naperville. The city surrounds the parcel, and desirable Naperville subdivisions — Tall Grass and Pencross Knoll — are on three sides of the property.

The Islamic Center says it wants to hold gatherings on the property and use the home located there as an office — just as HOPE United has done in the past.

None of the people who publicly addressed the commission about the center’s proposal at Wednesday night’s meeting specifically objected to a mosque.

But more than a dozen said they opposed the annexation and long-term plan to place a religious center on the site.

Fascinating. The complaints from neighbors sound like a lot of typical NIMBY complaints: concerns about traffic, safety due to more kids being in the neighborhood, whether the mosque will be used late at night or at odd times, and the implicit idea that property values might be negatively influenced by this construction.

At the same time, it seems like there is more going on here. One resident would really rather have a trailer park? In Naperville? So a mosque is more problematic than a trailer park? And there are signs being put up to oppose the mosque? This sounds unusual – but also hints at the real reasons mosques are opposed by suburban residents.

I’ll keep watching the situation.

(I’ve been keeping track of several other mosque proposals in the Chicago region. Here are several posts on a proposed mosque in unincorporated Lombard: 9/13/11, 6/29/11, and 1/28/11. In the Lombard case, it appeared the neighborhood was much more welcoming. One survey suggests Americans would be open to a large Buddhist temple nearby but I would guess this question has some social desirability bias and opinions would change if the proposed temple was right near the respondent’s home.)

Tysons Corner: is the protoypical edge city evolving into a “real city”?

Posted on by

One commentator argues that Tysons Corner, the prototypical edge city located west of Washington D.C., is changing into a “real city”:

The expansion of Metro through Tysons Corner to Dulles airport on a new Silver Line will be key to making Tysons much more accessible to DC residents. Currently there is no real downtown and few pedestrians. In a cover story for the Washington Post Sunday business section, staff writer Jonathan O’Connell detailed how Tysons is changing…

Almost under the public radar, Tysons has quietly become a major destination for corporate offices and has 26.7 million square feet of office space, which is why tens of thousands of people drive into Tysons every morning for work. Five Fortune 500 companies have headquarters there.

One major question facing developers and urban planners is how to properly create walkable streets out of what currently exists in Tysons…

Visiting Tysons this spring was for me an odd experience as I felt the place didn’t have much character and seemed rather sterile. As I headed from one mall to the next, I was one of the few people walking along the highway as a never-ending stream of cars whizzed by. If all goes well, hopefully in a few years, Tysons will be more inviting to visitors looking to wander around a new downtown.

So sidewalks will transform this into a real city? I wonder if there is a lot more that would be needed included more housing spread out between the shopping centers and corporate offices. Sidewalks may help in the creation of a downtown but without many mixed-use developments, people will still have to drive from home to these places.

Additionally, simply adding places for pedestrians to walk doesn’t necessarily mean that it would be pedestrian-friendly – the commentator suggests the sidewalks now are sterile and located along highways. As the post suggests, there needs to be a shift toward a “walkable community,” a New Urbanist principle where shops, restaurants, and housing would line these streets and sidewalks so that there becomes a streetscape rather than simply a sidewalk. Plus, “authenticity” doesn’t simply come from a pleasant streetscape – you can find these at “lifestyle centers.” It requires a dedicated population of people, a shared history, and a municipal character that can pull these pieces of infrastructure into a cohesive community.

How much demand is there for such changes in Tysons Corner? On one hand, I could see envision that if things are going well (business is thriving, people are moving in, etc.), most people would say why both messing with the formula. On the other hand, if the shiny facade of the community is showing some cracks, changes might be desirable.

This highlights one issue I have with suburban types like edge cities: the suburbs themselves don’t necessarily stay within one category. Does Garreau’s criteria allow for a walkable edge city or would a transformed Tysons Corner have to be slotted into a different category?

President Obama and Republicans fighting over the votes of the “monied burbs”

Posted on by

President Obama’s campaign is looking to target voters in the “monied burbs” as part of their broader election strategy:

In his 2008 victory, Mr. Obama broke through among several important voter groups. Exit polls showed that he carried suburbanites, college graduates and those earning more than $200,000.

Mr. Obama won handily in areas that the research organization Patchwork Nation calls “Monied ’Burbs.” Residents of these high-income suburbs, which add up to roughly a quarter of the United States population, tend to be less religious and more tolerant of homosexuality and abortion rights, said Dante Chinni, Patchwork Nation’s director.

They narrowly backed Republicans in the 2010 House elections. Their disappointment over the economy cloud Mr. Obama’s 2012 re-election prospects.

But their distance from the Republican right on social issues gives Mr. Obama a tool for fighting back…

Republicans have their own strong economic arguments for upscale suburbanites, including Mr. Obama’s proposals to raise taxes on households earning more than $250,000. Those will echo Democrats’ 2004 warnings to working-class voters — that social issues obscured how Mr. Bush had hurt their pocketbooks.

The idea of the “monied burbs” was covered in more detail in Our Patchwork Nation. The description in this particular NYT article sounds suspiciously like David Brook’s Bobos, educated suburbanites who are attracted by the suburb’s good schools, single-family homes, and emphasis on family but are more liberal on a number of social issues.

I wonder if we could go so far as to suggest that the suburbs will decide the 2012 elections: will the independent voters in “monied burbs” and inner-ring suburbs vote for President Obama or a Republican challenger? We have some evidence (also here) that these voters helped decide the most recent elections. Does this mean we will have an uptick in rhetoric about the American Dream and homeownership?

Where Americans desire McMansions the most

Posted on by

Amidst a story about the declining future fortunes of the McMansion, this story has a fascinating graphic based on a recent Trulia survey:

Desire for McMansions by metropolitan area

At a quick glance, it looks like people in the biggest three metro areas desire McMansions more than other places. What are the reasons for this? These are relatively wealthier areas yet they are also places where we might expect that city people would look down on McMansions. Bostonians are the most modest in their dreaming and are closer to the national averages. Does this mean people in Boston are more average in their home searches and purchases?

However, there are some caveats to these findings:

1. According to Trulia, the data is based on web searches for homes. So perhaps people in these cities simply dream bigger than people in smaller metro areas. Or there are more bigger homes in these larger metro areas?

2. Why exactly these eight cities? In particular, why don’t we have any findings from a classic Sunbelt city, like Atlanta, Dallas, Phoenix, or Houston, where people are known for having larger (and relatively cheaper compared to the big three metro areas) homes?

2a. Is there not enough search data from these places?

2b. Does Trulia not offer the same level of services/features in these Sunbelt cities?

3. Are the users of Trulia representative of metro populations? I would guess they skew toward the younger, more educated, and wealthier.

A reminder that all politics is local (and cultural): avoid the barbecue third rail in North Carolina

Posted on by

National political candidates or officials often have to make sure that they can adapt to many different cultural contexts. Witness this example of Rick Perry and North Carolina barbecue:

And now Perry’s in hot water in North Carolina for a remark he made all the way back in 1992, when he was Texas agriculture commissioner and Houston was hosting the Republican National Convention.

Last week, in the Raleigh News & Observer’s “Under the Dome” politics blog, staffers Rob Christensen and Craig Jarvis wrote:

According to “Holy Smoke: The Big Book of North Carolina Barbecue,” in 1992 when Perry was a promising Texas politician but not yet governor, he tried some Eastern North Carolina barbecue from King’s of Kinston, which was served at the Republican National Convention in Houston.  “I’ve had road kill that tasted better than that,” Perry was quoted as saying…

“Holy Smoke” co-author John Shelton Reed, a retired University of North Carolina sociology professor, said Monday that people in his state do not mess around with this form of cooking. “Barbecue,” he said, “is the third rail of North Carolina politics.”

I don’t envy the task of politicians who have to continually switch gears on the campaign trail to keep up with all of the local cultural quirks. However, I wonder if these politicians have some sort of database or chart that alerts them to these local “third-rail” issues to avoid. What would an outsider have to avoid in coming to Chicago or the Chicago suburbs?

If anything, this story illustrates some basic sociological concepts. Residents of North Carolina rally around barbecue, among other things, and see it as a critical part of their state identity. When an outsider comes along and makes the comment that their prized food tastes worse than roadkill, they band together to defend their barbecue, reassert their group identity, and reestablish the symbolic boundaries that separate the group from other groups. It is not that different from sports fans reacting to perceived attacks from the outside, such as the reaction of a number of Chicago Bears fans to a new biography of Walter Payton that reveals his more human side. Even an outsider who might be telling the truth (though I’m willing to bet the barbecue was better than roadkill) still will have difficulty “attacking” one of the sacred features of the group.

Chicago couple moves into trendy West Loop area, mad when it attracts new developments and changes

Posted on by

This could be the cynical alternative headline one might apply to the front-page story of Friday’s Chicago Tribune Business section. Here is a quick overview of this story titled “West Loop project building discontent“:

In recent years, the West Loop has become a magnet for young professionals like Dore who like a balance between urban convenience and peaceful suburbs. But as Dore reached an empty parking lot on the southeast corner of Madison and Green streets, he glared at what he and his neighbors fear will be the end of their peaceful lifestyle — a parking lot that soon could be the site of a 22-story hotel.

“I’m just disappointed,” said Dore, who earlier this year became the reluctant leader of a group of neighbors who fought a losing battle against the high-rise. The first phase of the project, a three-story retail building anchored by a Mariano’s Fresh Market grocery store, is expected to break ground next month.

Their arguments that the project will block views, increase traffic and change the neighborhood’s dynamic have been made by residents in up-and-coming locations for years. As neighborhoods like the West Loop, the South Loop or the Near North Side grow, residents can be at odds with business owners, developers and city officials over the kind of development they want in their communities…

Dore and his wife, who moved to their three-bedroom condo in May 2009, say they are disappointed. Two years ago, they thought they had found a neighborhood close to the Loop that was also an ideal place to raise a family. Five weeks ago, their daughter, Anna, was born. But they are not sure they will stay in the West Loop.

The general argument here is not unusual: residents move into a neighborhood, whether in the city or suburb, the neighborhood starts changing, and residents are unhappy and start making NIMBY arguments. But several things struck me about this article:

1. I’m always somewhat surprised when residents act like the neighborhood can’t change. Particularly in this case, they moved into a trendy West Loop area. They like what this gentrified area has become. But other people and businesses want to move there as well. City neighborhoods often change rapidly and not only is this one trendy, it is relatively close to the Loop. Proponents of the new development suggest that the retail stores are needed and could be profitable. Did the residents really think that the neighborhood was going to be frozen in time?

1a. The site in question was formerly a parking lot. This unattractive use is preferable in a neighborhood? In many cities, parking lots are simply holding spaces until the owners can find a more profitable use. The money in parking lots is not the daily parking but rather waiting for the land to become really valuable and then selling the lot for big money.

2. The residents followed a typical path: form a community group, show up at public hearings, and let your local politicians know about your opinions. Just because their opinions were not followed doesn’t mean the system is broken.

3. At the same time, the article sounds like a classic example of the political economy model of growth. The neighborhood has succeeded to the point where bigger businesses now want to make money in the neighborhood. Politicians like these projects because they bring in more money in terms of jobs and property and sales tax revenues. I don’t know that there is much that the residents could have done to slow this down.

4. This really is written more as a human interest story rather than an overview of the development process. The perspective the newspaper readers get is that these residents have a legitimate grievance. Only later in the story do we hear the reasons why some want the new development to happen. Are we supposed to think that these city residents should be pitied because their West Loop paradise has been lost? The story could have been told in a completely different way that wouldn’t have made this one couple out to be victims. I’m kind of surprised this leads off the Business section because it really is a negative story when it could have highlighted how this neighborhood continues to thrive and attract development.

Fermilab closes Tevatron; what’s the effect on nearby suburbs and the Chicago region?

Posted on by

The need for the Tevatron, a particle accelerator, at the Fermi National Accelerator Laboratory, known commonly as Fermilab, has been drastically reduced after the construction of the Large Hadron Collidor in Europe. Therefore, the Tevatron is being shut down and Fermilab is looking to transition to new areas of physics research. My question is this: what effect this will have on the nearby suburbs and the Chicago region?

The article says that several local politicians want to keep research at Fermilab going:

Fermilab will still have star quality, and the estimated 2,300 scientists there will continue playing a critical role in particle physics. The lab could even re-emerge a few decades from now as the leader, officials say.

However, one daunting hurdle remains: obtaining what may be hundreds of billions of dollars in federal funding that officials say is needed to guide the lab’s work into the next generation of research via two projects, known as Long-Baseline Neutrino Experiment and Project X…

Over the decades, the cost of upgrades at Fermi could reach hundreds of billions of dollars, a frightening prospect in this troubled economy. But U.S. Reps. Randy Hultgren of Winfield and Judy Biggert of Hinsdale said the funding is crucial. On Wednesday, the two Republican congressmen held a round table on the underground particle-physics program at Fermi.

“I think basic science is the most important thing that will help us to compete in the global economy,” Biggert said. “We have to realize that basic science really drives industry and creates the jobs our children and grandchildren will enjoy.”

I assume most places would want to get federal money and remain competitive globally. The Chicago region, as a global city, needs research facilities like these.

But what about the local jobs and the greater impact on nearby suburbs? Several researchers, including Michael Ebner, have suggested that Fermilab played a crucial role in the development of the area. This 2006 overview of Naperville in Chicago sums up this perspective:

With the creation in 1946 of Argonne National Laboratory (near Lemont, about 15 miles southeast of Naperville) and the establishment, in 1967, of the National Accelerator Laboratory-now called Fermilab-in Batavia (about 15 miles northwest of town), Naperville was on its way to becoming “Chicago’s Technoburb,” as Lake Forest College history professor Michael Ebner later dubbed it. Bell Labs, Amoco, Nalco Chemical, NI-Gas, and Miles Laboratories were among the corporations that set up facilities in Naperville during the 1960s, ’70s, and ’80s.

In particular, Ebner argues that this facility plus Argonne National Laboratory meant that scientists and other staff moved to Naperville and then pushed for better schools. While Naperville was still relatively small in the 1950s and 1960s, this influx of educated residents gave the city a world-class educational system, helping to contribute to Naperville’s later growth. Here is one of the outcomes that could be tied to this from the Naperville District #203 website:

In the Third International Mathematics and Science Study-Repeat (1999 TIMSS-R), District 203 eighth graders achieved the highest score in science and sixth highest in mathematics among the 38 participating nations and consortiums worldwide.

I am somewhat skeptical of this argument. One, I’ve never seen hard figures that show how many Fermilab or Argonne researchers actually settled in Naperville. If these researchers also lived in other communities, did their school districts experience the same changes? Two, I haven’t seen evidence that these people directly influenced school changes in the community. Third, I would argue that the 1964 announcement that Bell Laboratories was locating a facility just north of Naperville was much more consequential in understanding Naperville’s growth.

Additionally, Fermilab has often been included in promotional materials as part of the Illinois Technology Research Corridor, providing the research and development foundation to the many notable corporations that have located along I-88 between Oak Brook and Aurora. This article from summer 2011 briefly recognized the impact of the corridor:

While the top-five states were unchanged from 2010, rankings 6 to 10 saw a few surprise movers. Illinois gained 8 spots (14/6) from last year, bumping Pennsylvania down to 7th place. What happened?

As it turns out, Illinois’ improvement is the result of the amount of scientific grant money awarded to the state — $185 million to be exact — from the National Science Foundation to the University of Illinois at Urbana/Champaign.

While many know the state for politics and sports, Illinois’ Technology and Research Corridor is a major scientific hub in northeastern Illinois, linking intellectual capital and corporate innovation.

Big name companies such as Motorola Solutions and Mobility, Boeing, and Telephone and Data Systems spacer among others are headquartered in Illinois in large part to benefit from the concentration of technical expertise.

I assume the state of Illinois, the city of Chicago, DuPage County, and nearby suburbs would like Fermilab to continue to be scientifically relevant as this brings in federal money, jobs, businesses, and educated residents. Whether the transition Fermilab makes to new research areas also includes these benefits for nearby communities remains to be seen.

Does the failure of urban renewal necessarily mean that the free market could solve the problems of poor neighborhoods?

Posted on by

Reason looks at what happened to one New York City neighborhood in the name of urban renewal:

In 1949, President Harry Truman signed the Housing Act, which gave federal, state, and local governments unprecedented power to shape residential life. One of the Housing Act’s main initiatives – “urban renewal” –  destroyed about 2,000 communities in the 1950s and ’60s and forced more than 300,000 families from their homes. Overall, about half of urban renewal’s victims were black, a reality that led to James Baldwin’s famous quip that “urban renewal means Negro removal.”

New York City’s Manhattantown (1951) was one of the first projects authorized under urban renewal and it set the model not only for hundreds of urban renewal projects but for the next 60 years of eminent domain abuse at places such as Poletown, New London, and Atlantic Yards. The Manhattantown project destroyed six blocks on New York City’s Upper West Side, including an African-American community that dated to the turn of the century. The city sold the land for a token sum to a group of well-connected Democratic pols to build a middle-class housing development. Then came the often repeated bulldoze-and-abandon phenomenon: With little financial skin in the game, the developers let the demolished land sit vacant for years.

The community destroyed at Manhattantown was a model for the tight-knit, interconnected neighborhoods later celebrated by Jane Jacobs and other critics of top-down redevelopment. In the early 20th century, Manhattantown was briefly the center of New York’s black music scene. A startling roster of musicians, writers, and artists resided there: the composer Will Marion Cook, vaudeville star Bert Williams, opera singer Abbie Mitchell, James Weldon Johnson and his brother Rosemond, muralist Charles Alston, writer and historian Arturo Schomburg, Billie Holiday (whose mother also owned a restaurant on 99th Street), Butterfly McQueen of “Gone with the Wind” fame, and the actor Robert Earl Jones.

Designating West 99th and 98th Streets a “slum” was bitterly ironic. The community was founded when the great black real estate entrepreneur Philip Payton Jr. broke the color line on 99th Street in 1905. Payton, also credited with first bringing African Americans to Harlem, wanted to make it possible for a black man to rent an apartment, in his words, “wherever his means will permit him to live.”

While Reason is a conservative website, there are plenty of others on the other side of the political aisle that also agree that urban renewal had a negative impact on many neighborhoods. Ultimately, this policy was used to clear “slums” and to use that land for more profitable development, typically for wealthier residents and businesses. Additionally, what actually counted as “blight” or as a “slum” was contentious as it tended to frown upon cheaper, ethnic or non-white neighborhoods. Blacks weren’t the only ones displaced; Herbert Gan’s classic work Urban Villagers looked at the fate of an Italian-American neighborhood which was ripped apart by urban renewal.

Since this comes from Reason, I assume that this is a critique of liberal policy and of eminent domain: you can’t trust the government with these kinds of powers as they will use it to trample people they don’t like. But can we swing all the way in the opposite direction and suggest that the free market will eventually get rid of the issues that poorer neighborhoods face and that lead them to be ripe for urban renewal?

I would argue no. Left to its own devices, the free market can also result in harmful policies that hurt less than wealthy neighborhoods. Here are a few examples:

1. Redlining. This was based on the practice of marking urban neighborhoods in terms of the security of their real estate by the Home Owners’ Loan Corporation which arose out of the New Deal. But this practice really took off when private lenders and institutions adopted the government agency’s markings and then only made loans to the better neighborhoods, effectively shutting out poor neighborhoods from mortgages.

2. Exclusionary zoning. After the Fair Housing Act of 1968 ruled out discrimination in the sale or rental of housing, exclusionary zoning became a hot topic in the 1970s. A number of court cases looked at how the zoning guidelines of communities and counties effectively kept poor people out of suburban locations. By only allowing higher priced housing or certain kinds of housing (like single-family homes on a minimum of 2 acres), these zoning guidelines were very effective in maintaining the exclusivity of certain areas.

3. Still existing discrimination in obtaining mortgages and other loans. There have been plenty of studies that show when equally matched whites and blacks apply for a mortgage or a car loan or another loan, blacks are rejected at higher rates. Similar research has shown this also applies to jobs. Read an overview of this research in a 2008 Annual Review of Sociology article.

4. The ongoing presence of residential segregation in the United States. Many of our major cities, particularly in the Northeast and Midwest, are still very segregated. View maps of some of these cities here.

5. Gentrification. While the influx of residents may “improve” a neighborhood, it often has the effect of pushing the poorer residents into other poor neighborhoods because of increased housing prices and property taxes.

So urban renewal was not the answer. But it is unlikely that a completely unfettered free market is as well. So perhaps the real question to address is how to craft effective public policy that provides aid to neighborhoods and their residents so that these neighborhoods truly improve, add jobs, and experience revitalization. The key here is “effective,” policy that does not become cost prohibitive, works with local residents and organizations rather than just applies a top-down approach, and achieves attainable and worthy objectives while minimizing unintended consequences. This is likely a difficult task but swinging the pendulum all the way to the free market side isn’t the solution.

Was the popularity of the Kennedy mystique a rejection of 1950s American suburbs?

Posted on by

The Kennedy mystique has been well established in American culture: John F. and Jackie Kennedy swept into the White House, bringing in the television age, the space age, and jumpstarting the 1960s. But I hadn’t connected this mystique to what critics saw as the bland American suburbs of the 1950s:

In the normal course of the apparat’s work, elevating the Kennedys requires the denigration of the Eisenhowers, the 1950s, and the supposed dullness of the country that the Kennedys rescued us from—“our country of suburbs and Ozzie and Harriet, poodle skirts and one kind of cheese,” as Diane Sawyer oddly put it, while the screen showed a golden brick of Velveeta. Jackie by contrast wore clothes by designers who would have gone into a dead faint at the sight of a poodle skirt. When the Kennedys moved in, added the court historian Michael Beschloss, “we had a White House that looked like a bad convention hotel.” The Kennedys brought French cuisine to the White House, Diane Sawyer added. “No more Eisenhower cheese sauce and cole slaw. .??.??. In our middle-class nation, it wasn’t easy for us to fathom this first lady.” Jackie herself is heard complaining about the marks that Ike’s golf shoes left in the flooring. Dwight Eisenhower, lumbering ox.

This view of the suburbs fits well with a set of suburban critiques that began in the 1950s: the suburbs were bland, about conformity, and were populated by people who couldn’t really act like those nice suburban families on TV and who had popular tastes. In comparison to the Eisenhowers and Ozzie and Harriet on TV, the Kennedys were the cultural elite, the fashionable who had refined tastes and opinions. This same argument can be heard today and still pits two sets of people against each other: the urban intellectuals versus the middle class suburbanites, progressives versus conservatives, fashionable and novel versus bland and predictable, novel versus boring, upscale shoppers versus Walmart (or maybe Target on the slightly higher end) patrons. Perhaps it all goes back to those arguments in the early years of America when Thomas Jefferson advocated for a more rural America and Alexander Hamilton pushed for the capital to be in New York City.

Chicago looks at 63 ways to raise revenue

Posted on by

Following up on a report this week that says American cities are facing falling revenues, a new report for the City of Chicago looks at 63 different ways to raise revenue. According to the powers that be, some of the ideas have merit while other are “non-starters”:

In a statement Tuesday afternoon, Emanuel — who must present his budget plan next month — said several of Ferguson’s ideas are “promising” and will be given serious consideration. But the mayor said “raising property taxes, income taxes or the sales taxes is off the table. And asking drivers on Lake Shore Drive to pay a toll is also a non-starter.”…

Ferguson’s report also suggests imposing a $5 London-style congestion fee on for driving in the downtown area during rush hours. The fee would be collected in an area bounded roughly from North Avenue south to the Stevenson Expressway, and from Halsted Street east to Lake Michigan, although it extends as far west as Ashland Avenue between Lake Street and the Eisenhower Expressway…

In addition, Ferguson also suggests creating a 1 percent Chicago city income tax, much as New York City imposes, for new revenues of $500 million per year. In suggesting the tax, Ferguson’s report points out that the State of Illinois increased its income tax to 5 percent last year, but froze the amount distributed to municipal governments, thus effectively reducing the percentage of the tax that cities receive…

Ferguson also suggests eliminating the city’s more than 160 Tax Increment Financing Districts, where property tax dollars for schools, parks, and other taxing districts are frozen for at least 23 years, so that all property tax increases afterward to go into a fund to improve struggling neighborhoods. Although TIF districts generate about $500 million a year, Ferguson says $100 million in new revenues could actually be generated by eliminating them and returning all property tax revenues to the city and other taxing bodies.

It would be interesting to see look at this document to see how many of the proposed options are already in place in other cities. Additionally, how many current revenue generating schemes in Chicago are used elsewhere? Why not learn from the “best practices” (or “necessary practices”) in place elsewhere?

A number of these ideas would generate significant conversations/controversies. There a number of people who have suggested congestion pricing for big cities but actually putting this into practice and selling it to the car-hungry American public is a difficult task. The smaller options, like changing the garbage system, would probably prove more popular or at least easier to implement but they probably wouldn’t have the kind of financial impact necessary to help the city fight a $635.7 million budget shortfall.

Mayor Rahm Emanuel may have impressed people so far but can he survive this upcoming budget battle?