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An Analysis of Diverse Gentrification Processes and Their Relationship to Historic Preservation Activity in Three Chicago Neighborhoods

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An Analysis of Diverse Gentrification Processes and Their Relationship to Historic Preservation Activity in Three Chicago Neighborhoods AN ANALYSIS OF DIVERSE GENTRIFICATION PROCESSES AND THEIR RELATIONSHIP TO HISTORIC PRESERVATION ACTIVITY IN THREE CHICAGO NEIGHBORHOODS By Ted Grevstad-Nordbrock A DISSERTATION Submitted to Michigan State University in partial fulfillment of the requirements for the degree of Geography – Doctor of Philosophy 2015 ABSTRACT AN ANALYSIS OF DIVERSE GENTRIFICATION PROCESSES AND THEIR RELATIONSHIP TO HISTORIC PRESERVATION ACTIVITY IN THREE CHICAGO NEIGHBORHOODS By Ted Grevstad-Nordbrock This dissertation explores the relationship between historic preservation and gentrification and how these forces have differentially shaped neighborhoods in Chicago over the period 1970-2000. It asks the two primary questions. First, to what extent is there evidence of diversity and complexity in the gentrification processes in Chicago where there have also been high levels of historic preservation activity? Second, what are some of the fundamental characteristics of these gentrification processes? This dissertation assesses whether public preservation programs have been facilitating gentrification in Chicago and helps clarify the long-debated relationship between preservation and gentrification. To explore these topics, principal component analysis and K-means cluster analysis are used to identify three suitable neighborhoods as case studies; each of these neighborhoods is then subjected to an in-depth, qualitative analysis. The findings of this research suggest that neighborhoods with different histories, populations, and urban morphologies use preservation programs in different ways to achieve different gentrification outcomes. Copyright by TED GREVSTAD-NORDBROCK 2015 For Anne, Fritz, and Karin iv ACKNOWLEDGEMENTS Many thanks to my dissertation committee (Joe Darden, Zenia Kotval, Joe Messina, Bruce Pigozzi, Igor Vojnovic), to the staff and faculty of the geography department at MSU, and to my longtime colleagues at the Michigan State Historic Preservation Office and the erstwhile Office of the State Archaeologist. I’m especially indebted to the following people: first, to Igor Vojnovic, for being the best dissertation advisor imaginable, as well as a good friend; to Cristina Leuca Benton and Minting Ye, for their willingness to field innumerable questions over the years; to Todd Walsh, for the hours of thoughtful discussion at work; to Laura Ashlee and Dean Anderson, for years of enthusiastic support and friendship; to Heidi Nordbrock and Rima Krutulis, for (among other things!) ferrying me around Chicago; to Bill and Carol Nordbrock, my parents, for over four decades of unflagging encouragement; to Connie Saum Grevstad, my mother- in-law, for recounting her personal experiences in Old Town; and last but not least, to my family—to Anne, Fritz, and Karin, the three best things in my life. v TABLE OF CONTENTS LIST OF TABLES ........................................................................................................... ix LIST OF FIGURES ........................................................................................................ xv Chapter 1: Introduction .................................................................................................... 1 1.1 Exploring the Relationship between Gentrification and Historic Preservation ........ 5 1.2 The Context of Chicago ........................................................................................ 8 1.3 Overview of Chapters ......................................................................................... 17 Chapter 2: Gentrification Literature Review ................................................................... 21 2.1 Introduction ......................................................................................................... 21 2.2 Gentrification Defined ......................................................................................... 22 2.3 The Geography of Gentrification Research ......................................................... 23 2.4 Gentrification as Social and Physical Upgrading ................................................. 25 Class Change/Social Upgrading ................................................................................ 27 Capital Improvements/Physical Upgrading ................................................................ 32 2.5 Traditional Explanations and Ideological Camps ................................................. 35 Supply-Side (Production) Explanations ...................................................................... 35 Demand-Side (Consumption) Explanations ............................................................... 39 2.6 Evolving Explanations ......................................................................................... 45 2.7 Gentrification’s Diversity and Consistencies ....................................................... 46 2.8 Concluding Remarks .......................................................................................... 49 Chapter 3: Research Design, Data, and Quantitative Analysis ...................................... 51 3.1 Introduction ......................................................................................................... 51 3.2 Research Questions ........................................................................................... 53 3.3 Research Hypotheses ........................................................................................ 53 3.4 Overview of Methods .......................................................................................... 54 3.5 Research Data .................................................................................................... 55 3.6 Gentrification Data .............................................................................................. 56 Data Transformations ................................................................................................ 58 Census Tract Boundary Data ..................................................................................... 63 Standardization of Tract Polygons ............................................................................. 67 Omitted Census Tracts .............................................................................................. 73 3.7 Upgrading in Post-Industrial Chicago, 1970-2000: An Overview ......................... 75 3.8 Quantitative Analysis: Overview.......................................................................... 89 3.9 PCA Results ....................................................................................................... 93 3.10 K-Means Clustering Results ............................................................................... 96 3.11 Qualitative Analysis and Case Study Neighborhoods ....................................... 101 3.12 Conclusion and Next Steps ............................................................................... 108 Chapter 4: Historic Preservation .................................................................................. 110 vi 4.1 Introduction ....................................................................................................... 110 4.2 Historic Preservation and the Typology of Historic Resources ............................... 112 4.3 Historic Preservation: Programs and Incentives ................................................ 119 Federal Programs .................................................................................................... 121 City of Chicago Programs ........................................................................................ 123 Financial Incentives ................................................................................................. 127 4.4 Preservation’s Changing Focus ........................................................................ 132 4.5 Historic Preservation Data ................................................................................ 139 Spatial Distribution of Historic Preservation Data ..................................................... 145 Selection of Case Study Neighborhoods .................................................................. 168 Historic Preservation Data Limitations ..................................................................... 170 4.6 Conclusion ........................................................................................................ 172 Chapter 5: Case Study #1: Lincoln Park ...................................................................... 177 5.1 Introduction ....................................................................................................... 177 5.2 Lincoln Park CCA ............................................................................................. 180 5.3 Population and Housing Changes ..................................................................... 191 5.4 Lincoln Park Case Study .................................................................................. 197 5.5 Historic Preservation, Gentrification, and Redevelopment in Lincoln Park ........ 205 5.6 Conclusion ........................................................................................................ 232 Chapter 6: Case Study #2: Sheridan Park (Uptown) ................................................... 235 6.1 Introduction ....................................................................................................... 235 6.2 Uptown CCA ....................................................................................................
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