Chicago’s Clybourn Place Redevelopment Highlights Policy Failures in Urban Land Use

A proposed redevelopment of the Clybourn Place retail complex in Chicago has ignited public debate, with critics arguing that current city policies favour the construction of car-dependent retail centres over the creation of much-needed housing and fine-grained urban neighbourhoods. The project, which would replace an aging retail complex with new retail structures and ample parking, highlights a systemic issue where valuable urban land is being underutilised due to restrictive zoning laws and a preference for large-scale, coarse-grained development.

The controversy gained traction following a social media post that juxtaposed an image of a desirable, compact, and walkable mixed-use neighbourhood with the architectural rendering of the proposed Clybourn Place redevelopment. The former depicted multi-story buildings with ground-floor retail and housing above, featuring active street fronts, trees, and diverse architectural elements. In stark contrast, the latter showcased new retail buildings surrounded by vast surface parking lots, a model described as an “architectural rendering mocking us with the monstrosity of our drive-everywhere lifestyle.” This visual disparity underscored the central argument: the outcomes of urban development are driven by policy, not solely by market demand.

Why it matters

The specific site in question, Clybourn Place at 1800 N. Clybourn, is slated for demolition and replacement with approximately 43,900 square feet of new retail space and around 200 surface parking spaces. While the new development may be cleaner and easier to lease, it represents a significant missed opportunity in a neighbourhood with high demand for housing. Located in a prime North Side area, proximate to established neighbourhoods like Lincoln Park, Old Town, Bucktown, and Wicker Park, as well as jobs, transit, schools, and amenities, the site is presented as an ideal location for housing integrated with retail services. The article notes that four-bedroom housing in the vicinity can command prices between $1.5 million and $5 million or more, underscoring the significant development potential for residential units.

The core of the problem, according to the analysis, lies in Chicago’s land-use regulations. These include laws that, in certain commercial zones, may forbid residential construction or mandate excessive parking requirements. Furthermore, existing large parcel sizes make it difficult to subdivict land for smaller, more traditional neighbourhood-scale developments. This forces developers to build large projects such as towers, podiums, lifestyle centres, or retail boxes with accompanying parking, rather than the fine-grained, mixed-use buildings that characterize beloved and valuable urban neighbourhoods.

Contexto

The article argues that to transform obsolete commercial corridors into vibrant neighbourhoods, Chicago needs a dual approach: implementing mixed-use zoning that permits residential units above shops and services, and introducing small-parcel zoning reforms. The latter would allow large sites to be broken down into many smaller parcels, fostering a diversity of buildings, ownerships, unit types, and the inclusion of private outdoor spaces like yards.

The history of the Clybourn Place site is emblematic of a broader trend in American cities. Many such sites are former industrial areas that, as industry declined, were redeveloped not into integrated neighbourhoods but into car-oriented retail formats. These developments often occupy large parcels, which are fundamentally incompatible with the fine-grained urban fabric that defines successful, desirable neighbourhoods.

Fine-grained neighbourhoods, the article explains, are typically built on a grid system where blocks are divided into numerous small parcels. This fragmentation is the result of many owners, builders, and architects making individual decisions over time, leading to a rich tapestry of buildings, front doors, unit types, price points, and architectural styles. Crucially, this pattern also facilitates the creation of private outdoor spaces, such as rear yards, courtyards, balconies, and roof terraces, which are essential for a high quality of urban living, even in dense environments. These spaces balance public street life with private domestic life, fostering social connections and providing essential amenities.

In contrast, coarse-grained development, often seen in contemporary projects, struggles to achieve this balance. Large parcels tend to result in monolithic buildings, expansive retail boxes, or vast parking lots. While these projects might offer internal amenities, they often fail to foster the same intimate connection between the street, building, home, and private outdoor space that characterises older, successful urban districts. They also limit the diversity of ownership and architectural expression.

The article identifies Planned Development No. 399, a commercial planned development governing the 1800 North Clybourn site, as a key factor in its current land-use condition. This specific zoning designation, established in an era favouring large-scale commercial uses, appears to be a significant barrier to alternative development models.

The path forward, as suggested by the article, involves a fundamental shift in policy and zoning. By embracing mixed-use zoning and enabling the subdivision of large parcels, cities like Chicago can begin to reverse the trend of coarse-grained development. This would allow for the creation of more diverse, walkable, and livable neighbourhoods that better serve the needs and desires of residents, particularly in areas experiencing high demand for housing. The article advocates for a collaborative effort involving city governments, planners, developers, and citizens to make such a transition possible.

Key facts

The redevelopment of Clybourn Place presents a critical case study for urban planners and policymakers. It highlights how outdated zoning and development regulations can actively prevent the creation of desirable urban environments, even in areas with strong market demand for housing. The shift from coarse-grained, car-dependent retail to fine-grained, mixed-use neighbourhoods requires deliberate policy interventions that encourage diversity in building scale, ownership, and use. The outcome at Clybourn Place will depend on the city’s willingness to reform its planning policies to align with the creation of more livable, equitable, and sustainable urban communities.

Source: Strong Towns – The Policy We Need / The Policy We Have (https://www.strongtowns.org/journal/the-policy-we-need-the-policy-we-have)