Category: Uncategorized

My idea for the Chicago prize: Build 1,000 ADUs collectively

I probably won’t actually submit my idea to the Chicago Prize, a $10 million grant competition to revitalize neighborhoods, so I’m posting it here for everyone to read.

Basically, I want to use the $10 million as seed money to start a small organization that does design, construction administration, and property management to help homeowners build 1,000 accessory dwelling units in the form of new construction detached rear houses, attached rear houses, and renovated basement and attic units. $10 million won’t build that many, so there will be a small finance team to assemble additional grants as well as collect money through a crowdfunding initiative so anyone with $50 or more (up to $1,000) can invest in the program.

Read my full idea to crowdfund 1,000 ADUs (it’s about 5 pages long).

The Plús Hús, a backyard cottage, designed and made in Los Angeles.

Pick the lowest and highest numbers in an array of numbers in PostgreSQL

I thought solving this problem took longer than it should have. I thought there would have been an integrated function in PostgreSQL to pick the lowest (smallest or minimum) and highest (largest or maximum) numbers in an ARRAY of numbers.

LEAST and GREATEST didn’t work, since those work on expressions, not arrays.

MIN and MAX don’t work because they are aggregating functions, and I didn’t want that.

Of course I found the solution on StackOverflow, but not after a lot of searching and trying other potential solutions.

Here it is!

Given an array of numbers, pick the lowest and highest ones using two custom functions.

CREATE OR REPLACE FUNCTION small(anyarray, int)

 RETURNS anyelement AS $$

  SELECT (ARRAY(SELECT unnest($1) ORDER BY 1 asc))[$2]

 $$ LANGUAGE sql;

The second argument in this function is to extract the Nth smallest number. In my case I want the smallest number so I set “1” for the second argument.

Example array in PostgreSQL:

{45.04,124.90,45.04,124.90}

Example query:

SELECT small(‘{45.04,124.90,45.04,124.90}’::numeric[], 1)

Output: 45.04

You can rewrite the query to select the Nth largest number by changing the “ORDER BY 1 asc” to “ORDER BY 1 desc” (reversing the order of the array’s unnesting.)

CREATE OR REPLACE FUNCTION small(anyarray, int)

RETURNS anyelement AS $$

SELECT (ARRAY(SELECT unnest($1) ORDER BY 1 asc))[$2]

$$ LANGUAGE sql;

Example array in PostgreSQL:

{45.04,124.90,45.04,124.90}

Example query:

SELECT large(‘{45.04,124.90,45.04,124.90}’::numeric[], 1)

Output: 124.9

Lock off apartments: Does zoning allow them?

These are also known as Junior Accessory Dwelling Units (JADU) in the California ADU laws. Many bungalows in Chicago were built with basement ADUs that have an exterior entrance as well as an interior entrance that can be locked off. 

At the YIMBYtown conference in Boston, Massachusetts, last week, I heard from a panel comprising a developer, an architect, and a manager of special housing projects at the City of Boston. I forget who described this novel (sort of) multi-family housing configuration, but I noted it because it has benefits similar to Chicago’s coach & rear houses.

Here’s how it works.

There would be a residential building full of condos. Each condo would have a few bedrooms. One of the bedrooms would have its own kitchen or kitchenette, bathroom, and direct entry to the building’s corridor. The bedroom would be “locked off” from the rest of the condo. 

The condo owner would rent the bedroom to a tenant, providing them housing that would most likely be less costly than an equivalent (new construction) apartment.

As the condo owner’s household changes – perhaps the family has another child – the tenant can move out and the owner can remove the kitchen to create another bedroom or closet. 

Lock offs are heavily also present in time shares. 

The zoning question is whether this condo is treated as one unit or two.

If you’re trying to increase affordable housing in your municipality, it’s necessary to classify this condo configuration as a single unit. Anything more and it wouldn’t be possible to build any of these, as the building developer would run into minimum lot area per unit and FAR limitations. 

My friend Jacob Peters quickly drew a floor plan for what a lockoff condo would look like.  

According to the speaker, the project didn’t get off the ground because the developer couldn’t get lending because of lenders who don’t understand the model. Said the speaker, “We need spaces that can evolve as our lives change. And we don’t have that flexibility in our housing stock.”

Benefits of accessory dwelling units (ADUs) like coach & rear houses

  1. Increase the supply of affordable housing
  2. Increase income for homeowners
  3. Support aging in place – ADUs give families flexibility to share property and living spaces with extended family members
  4. Increase work for small and local architects and contractors
  5. Boost local business support by restoring a neighborhood’s historical density

Update: I’m happy to see that Lennar, one of the most prolific home builders in the United States, has included the lock-off apartment in their “Next Gen” house design. A sample floor plan is below. 

Sample floor plans of Lennar’s Next Gen suburban single-family house with lock-off apartment.

#Space4Cycling: Chicago needs intuitive bike lanes and other street markings

Two bicyclists take different routes around this driver blocking the bike lane with their car

In this case at Milwaukee and Green, space was made and well-marked for cycling but no space was outlined for driving. The driver of the black car must pull up this far to see beyond the parked silver car. In the Netherlands they’ve come up with a solution that would work here: shift the green bike lane toward the crosswalk so that the motorist crosses the crosswalk and bike lane at the same time and has space to wait to turn left between the bike lane and the travel lane.

What does an intuitive bike lane or other street marking mean?

It means that the street user can reasonably (yeah) guess, and guess right, what they’re supposed to do.

For bicyclists in Chicago, the lack of bike lane markings that continue to the edge of an intersection (often demarcated at the stop bar) creates an unintuitive bike lane design.

At intersections, an intuitive bike lane design would mean that the bicyclist and the motorist know where and how to position their vehicles in respect to the other, even if there isn’t a car there yet, or there’s not a bike there yet. Many intersections in Chicago that have protected bike lanes do this; especially the ones with separate signal phases. And these intersections work really well for bicyclists: they stand safely away from motorists, and motorists don’t attempt to occupy these spaces.

Inverted sharrow

The “sharrow before and after the intersection because the city dropped the bike lane” is the most common “didn’t make space for cycling” problem. There was plenty of space to make for cycling here, and nearly every other “sharrow…” situation: it’s along the curb and it’s subsidized, curbside parking for drivers.

But currently at dozens, if not hundreds, of Chicago intersections where the bike lane drops before the intersection, you’ll see bicyclists behave and maneuver in several ways, none of which are accommodated by the street’s design.

Some people will bike between two lanes of cars to the front of the line, and when they get there, lacking a bike box or advanced stop line, they’ll stand with their bike in the area between the crosswalk and the stop bar. If the first car is over the stop bar, then people will usually stand with their bike on the crosswalk.

Riding north on Damen towards Fullerton-Elston

The sharrow painted on the pavement, and an accompanying sign saying, “shared lane – yield to bikes” are unintuitive because no one can occupy the same space at the same time, and the symbols don’t communicate who gets first right to a specific part of the road space. In the end, though, in a situation like this, I’ve never seen someone wait back this far on their bike, and many will consider riding on the sidewalk to get to the front. When they get there, though, they won’t find any #space4cycling.

Others will bike between a lane of cars and the curb to get to the front of the line.

New buffered bike lane on Halsted just ends

This is another version of the “sharrow before and after the intersection because the city dropped the bike lane”. Why’d they drop it in this instance? To make space for Halsted Street drivers turning right, and to push more drivers northward through its intersection with Clybourn Avenue.

Others will wait to the side of drivers, and other still will wait behind a line of cars, putting themselves at a major time disadvantage as the people who biked up to the front. Not to mention they’ll choke on more fumes.

Then, when the light turns green, motorists behave differently. Some will follow behind the first bicyclist, while others will try to pass but closely because they’re essentially sharing a lane side-by-side – this exerts a lot of mental stress on the bicyclist.

Where the city has built space that’s absolutely not to be shared (meaning it’s for the exclusive use by people bicycling), then the designs are substandard because they still allow or seem open to driving. Otherwise, though, space for cycling that’s “part time” is only usable space for those holding the most power and not for the people riding bikes who need it.

frankling at washington bike lane (composite image)

In this new design that built a “protected intersection” for bicyclists going north on Franklin and east on Washington Street, the bike space is still a drivable area. (Top photo by Kevin Zolkiewicz; bottom photo by Skip Montanaro)

These deficiencies in Chicago’s bike lane network are often the result of failing to make, or make well, space for cycling from space used for parking or turn lanes.

Bicycling on the Dearborn Street bike lane

Three years after the City of Chicago built the novel and well-used two-way cycle track on one-way Dearborn, this situation north of the track still exists. And somehow they expect drivers on a 4-lane road to travel at 20 MPH.

This is 2015 and we continue to “not make space for cycling” despite every policy that calls for making bicycling in Chicago safe and convenient so that more people will do it. It’s just that in the unwritten policies it says that you can implement that policy if it doesn’t impede driving*.

* The City of Chicago has built many road diets (a reduction in the number of travel lanes) in the last four years, and some before that. A few of these have worked well for bicyclists, like on 55th and Vincennes where they built protected and buffered bike lanes, respectively (and Dearborn through the Loop).

I put road diets in a note after “impede driving” because they’re only done where they also won’t make local traffic more congested on that street or an intersecting streets.

On the face of it, that’s exactly what many people believe they’ll do because a road diet removes or converts lanes and that’s seen as the same as reducing car capacity which will shift that car traffic to other streets. That pretty much doesn’t happen and the city only implements road diets on streets that have MORE capacity than is used.

The City of Chicago should implement filtered permeability immediately at Green Street and Milwaukee Avenue

This is not a bikeable block

The multiple threats to bicyclists, to pedestrians, and to motorists, are pervasive in the depicted scene. There is low visibility for turning motorists which in turn causes them to encroach on the right of way of other street users, including other motorists, bicyclists, and pedestrians.

This single image shows everything that is inefficient and dangerous to bicyclists and motorists about the intersection between north-south Green Street and diagonal Milwaukee Avenue in River West. Motorists should be physically blocked from entering or exiting Green Street at this point because of the danger inherent in the current intersection design. The block of Green Street south of Milwaukee Avenue is so insignificant to the driving network that no other design intervention should be implemented.

The situation depicted in this photograph demonstrates why the City should implement filtered permeability and close this entrance of the Green Street/Milwaukee Avenue intersection to motor vehicle movement. While motorists would be barred from entering or exiting Green Street here bicyclists would still have access to Green Street as part of the low-stress bicycling network of which Green Street is a part, between Milwaukee and Van Buren Street in Greektown.

I first wrote about this problematic intersection in June on Streetsblog Chicago and it remains an issue. One of the two motor vehicles ahead is blocking part of the bike lane while the second threatens to enter it. The bus on the left prevents the bicyclist in the bike lane from maneuvering around either vehicle. The photo below shows the situation from a different angle, that of the motorist wanting to turn left.

The vehicle operator on the left – a bus driver, in this case – has stopped the vehicle because they can occupy the intersection with the vehicle, or leave it open. Essentially, the bus driver has stopped to “let” the motorists on Green Street proceed across Milwaukee and further north into Green Street or turn left onto Milwaukee. Their movements would, again, put the bicyclist in danger, and put themselves and other motorists in danger because they are making nearly-blind turns into faster moving traffic.

The threats to the motorist are as limitless as the ones to the bicyclist (although the bicyclist will experience much greater injury if the threat is realized). As the motorist is paying attention to other motor vehicle traffic the bicyclist is coming down this bike lane – yep, I took the photograph – and is additionally obscured by the line of parked cars on the bicyclist’s right, and is in the shadow of the bus and the buildings. It’s like there’s a perfect storm of blind spots.

The quickest way to implement a system of filtered permeability and raise the significance and safety of the Green Street and intersecting Milwaukee Avenue blocks within the low-stress bicycling network would be to install a series of large planter boxes that prevent motorists from entering or exiting Green Street but allow bicyclists to filter through the planters.

And skip any traffic impact study. Not a single parking space will be lost or be made inaccessible with the implementation. A traffic study is not an experiment, but has practically been a foreboding document that has only ever said “things will be different”. (A good plenty of them have also suggested adding multiple $300,000 traffic signals.)

I read on Streetsblog USA recently about Pittsburgh’s new protected bike lanes:

“Instead of asking people to judge the unknown, the city’s leaders built something new and have proceded to let the public vet the idea once it’s already on the ground.”

Chicago maintains a Silver bike-friendly commenting ranking, yet my initial analysis shows that our metrics are below average among other Silver communities after which I’m led to believe we’re undeserving of the medal. Safety is a citizen’s number one concern when considering to use a bicycle for transportation and it will take an expansion of the low-stress bicycling network – currently not a priority – to deserve the current ranking or achieve anything higher.

Two bicyclists take different routes around this driver blocking the bike lane with their car

This photograph depicts a nearly identical situation but from the perspective of the motorist on Green Street approaching Milwaukee Avenue. Two bicyclists have taken two routes around the motorist blocking the bike lane with their vehicle.