Olive-Harvey College One of the City Colleges of Chicago ENGLISH & SPEECH DEPARTMENT

Who will suffer from the Rebirth of Woodlawn?

Today Woodlawn is a big construction site. Property is a hot commodity in Woodlawn. Buildings that were once abandoned are now condominiums. Those who have owned property for over thirty years are being offered a nice penny to sell. Those who do not sell are finding that the taxes have risen to unbearable cost.

Reality offices and private developers are sending information to the residents of Woodlawn, trying to encourage the owners to sell their property (bulk mail). The entire city is under reconstruction, supplying limited areas in which to move, unless in senior public housing. How will these seniors adjust to a new living area? Where will they relocate in the city? 38.5 % of the community lives on fixed incomes (Woodlawn). This community has been their home for most of their lives. With their income, they would have to live in areas like Englewood or Ford Heights. These townships, infested with gangs and drugs, would not replace home sweet home. ² Seniors would struggle even to live in Roseland according to their income. How will the seniors ever feel safe to walk in these communities? Many of the residents of Woodlawn are looking for these answers.

If they move farther south, they can no longer catch CTA; they would have to depend on the PACE bus line. Buses run every thirty minutes to an hour and a half depending on the community (Pace Bus). Then Pace stops service between the hours of 9:00 pm to 10:00 pm on weekdays and on weekends between 7:00 pm to 8:00 pm (Pace Bus).

I’m not moving anywhere that I have to be afraid to walk to the store. No amount of money can pay for all the time and dedication I have put into this community. get mail all the time from companies who would like to purchase my buildings, just throw the mail in the garbage because I’m not interested in selling. (Maloy)

Mrs. Maloy, who is also my grandmother, has in lived in Woodlawn for over forty-nine years. She was the director of the Woodlawn Early Child Care Center for The Woodlawn Organization, after twenty- eight years she retired. Mrs. Maloy believed in children being taught properly. She often told me that a "child’s foundation for education was the path to their success or destruction." Her goal was to point them in the right direction. Child Care was not her only contribution to the Woodlawn community, she fought for affordable housing for economically disadvantage families as well (Maloy). Today T.W.O. is trying to better their community with middle to upper class residents (Maloy).

Development has caused property taxes to go up almost 50% (Maloy’s taxes), making it hard to maintain property in Woodlawn. Mrs. Maloy last year’s taxes were $1,407.00 this year her taxes are $ 2,600.00 (Maloy’s taxes). How will the property owners who are on a fixed income and their tenants, who are also on fixed incomes, survive (Woodlawn)? The owners cannot increase the rent too high to pay the taxes; they would lose the tenants (Maloy). So, what should they do? It is a well-known fact that when a community is rebuilt the value of the property will go up, causing another increase in the taxes (Reedy).

The renters who are on fixed incomes are really in a bad situation; there have been many property owners who have sold their property, causing these renters to have to hurry and find a place to live. By not having the time to save money or even the time to find an area suitable to live in, forces them to them to stay in areas worst than Woodlawn (Allen). Although there have been a few low income apartments rehabbed for residents in Woodlawn, there are not enough to accommodate the number needed for residents (Allen).

In my search I found that there is a population of 25,780 people in Woodlawn (McAllister). There are only 622 low-income apartments in Woodlawn (Illinois Housing). That will give only 4% of housing for the needed residents. 149 of the low-income apartments are stated to be for special needs, 213 apartments are for the elderly and 260 apartments would be for families (Illinois Housing). There is about 37.2% of the residents who are working and 38.5 % who are on fixed incomes (Woodlawn Details). So, I ask you who will benefit from the rebirth?

The Woodlawn Organization is mostly responsible for the redevelopment in Woodlawn. Dr. Leon Finney, chairman of T.W.O. since 1967, plans to build 140 new single-family homes in the community. Finney states, "Middle-income people will be coming back to the neighborhood" (Handley). Bishop Brazier is also apart of the new development (Handley). Although Leon Finney states, "20% of the home in Woodlawn will be subsidized under the New Homes for Chicago program (Handley). Yet, there is 80% going to the middle and upper- class. Finney feels that this is housing for mixed incomes, I beg to differ (Handley). These developers are receiving some type of federal funds for this development, although not stated in any of the material I’ve read. In order to receive those funds they have to offer subsidies to that community (The Supply). The 20% fits the qualifications to continue to receive the funds.

T.W.O. has done many things for Woodlawn, such as childcare programs, support services for HIV/AID, family counseling, and substance abuse / rehabilitation counseling (History). So, why is there this big change within their organization? I do understand that a community can only survive if the residents in that area are economically diverse (McAllister). Nevertheless, why push out so many of the residents? Yes, Woodlawn needs to be clear of the riffraff that depreciate the neighbors yet, not all who live in Woodlawn are apart of the riffraff. There are many hard working, dedicated and community caring residents in Woodlawn’s area. Let those residents also enjoy the good from the rebirth as well.

People love the attention that Woodlawn is getting. Mrs. Porter whose mother is a resident in Woodlawn says, "The area is becoming beautiful, I’m glad that someone is investing money back into this area" (Porter). I agree, Woodlawn is coming along rather nicely. 63rd street looks totally different from last year; abandoned buildings have been torn down, new homes have been built, new streetlights, sod and trees are planted along the sidewalks. The old apartments have been tuck-pointed as well as rehabbed. There is more policing within the community; the University of Chicago in October 2001 extended their patrolling area as far as 65 street and as wide as Cottage Grove to Stony Island (Officer Woods). This is a great improvement for Woodlawn, but at what cost?

This won’t be the first time for residents who have lived Woodlawn for over 30 year to see how beautiful their community can become. My grandmother always talks about how Woodlawn has changed.

In the late 50’s, Woodlawn was a community that was flourishing with clothing stores, theaters, bowling allies, restaurants, and lounges. A place where you could party until you could not walk. You did not need a car, you could walk to where you wanted to go, and no one would bother you. The people in the community were like a big family, who watched out for one another. The neighborhoods consisted of doctors, lawyers, and teachers. Professional people who cared about their community, making sure that their property was kept up. The neighborhoods were neat and clean; the lawns well manicured giving the block a picture perfect appearance. (Maloy)

In the late 60’s, Woodlawn started to deteriorate. Professional residents moved out of the community to the suburbs (Maloy). Gangs became strong in the area and started harassing the merchants on Sixty- Third Street. Merchants, who were selling cheap products at inflated prices (History of Woodlawn), had to pay a protection fee to the gang to keep the gang members from destroying their stores (Maloy). The residents of the community also pressured merchants as well. Residents were tired of paying outrageous prices for merchandise that wasn’t worth the cost (History of Woodlawn). Many businesses left the area because of residents boycotting their stores. There was no money circulating in Woodlawn and the slumlords stop taking care of the property, causing the community to deteriorate (History of Woodlawn).

In 1960 a groups of block clubs leaders, neighbor associations and religious institutions developed an organization to fight against the deterioration within their community (History of Woodlawn). Lead by Reverend Dr. Arthur M. Brazier [Apostolic Church of God] with the assistance of Saul Alinsky organized the Temporary Woodlawn Organization (T.W.O., later The Woodlawn Organization) began to lead unified movement for self-determination. Residents of Woodlawn went to the suburban homes of the slumlords and forced them to repair their buildings within Woodlawn (History of Woodlawn).

The next battle was getting property in Woodlawn; University of Chicago was planning on using the land to expand their South campus, developing an urban renewal project into Woodlawn (History of Woodlawn). The Woodlawn Organization was against this plan because it called for residents to be relocated, and the University of Chicago had no place for housing (History of Woodlawn). Achieving a victory over the university, The Woodlawn Organization negotiated a compromise with the university, with the university agreeing to pay the relocation of the displaced residents to new low-income housing (History of Woodlawn). In 1960, The Woodlawn Organization and the Kate Maremont Foundation developed a moderate low-income housing unit called Woodlawn Gardens (Bowly). These units were designed to help give the disadvantaged families a pleasant community in which to live. The rents were as low as $93.00 to as high as $160.00 for a three-bedroom apartment (Bowly).

Although T.W.O reached a compromise with the university, it did not stop the area’s dilapidation (Schuler). Woodlawn Gardens was taken over by the Department of Housing and Urban Development. In 1980, Bishop Arthur Brazier of Apostolic Church of God, founding president of the Woodlawn Organization (Apostolic), and Victor Knight, organized the Woodlawn Preservation and Investment Committee (Schuler). This organization was formed to invest back into Woodlawn (Schuler). Bishop Brazier asked his congregation who lived in Woodlawn to invest in the rebuilding of Woodlawn, thus forming WPIC (Schuler). In 1988, WPIC purchased partially vacant Grove Parc Plaza, formerly Woodlawn Gardens for a $1 from HUD (McAllister). Now the complex is a renovated Section 8 low-income unit (McAllister).

In 1990 WPIC purposed to Alderman Troutman to work with them (McAllister). Troutman was about to give six building for low-income rental units to the Chicago Housing Authority. After listening to the proposal she decided to join WPIC, developing Neighborhood Reinvestment Resource (NRR) (McAllister). Troutman stated that " We already have a lot of poor people in our ward, and now we are going to attract more? That’s not how you build a community " (McAllister).

The six one, two, three and four bedroom buildings were developed into the Renaissance Apartments with the help of the Development of Housing (McAllister). Locations are on Ingleside, Ellis, Kimbark, University, Greenwood and Kenwood (McAllister). There are apartments designed for the working poor (McAllister). There are three different types of programs to qualified applicants to help lower the rents (McAllister). The rents for non-subsidized apartment are going for $440.00 to $700.00 (McAllister). Qualified applicants showing need can rent the mid-level apartment, starting at $ 350 to $ 500 and the lowest level of subsidy is only offered for the three and four bed-room apartments, in conjunction with Chicago’s Low Income Housing Trust Fund and the Affordable Rents for Chicago program (McAllister). In order to qualify for these two-funded programs, the tenant must earn no more than 60 % of the median income in that area (Small Rental). If you don’t make the median income you cannot live in these " low-income buildings."

The housing cost for the new developed home are unbelievable. Developers have purchased the land for no more than $ 20,000 per lot (Reedy). Yet, they are asking a selling price of $ 99,000 for low-income homes, mid-level income homes start at $185,000 to as much as $345,000 (Adler). Who are to live in these homes? In order to live in a $345,000 your income has to be over a $100,000 a year, to live in a $99,000 home you have to earn $33,000 a year. With the median income of $26,853, tells the resident this community is no longer for you. What makes the situation so bad is that Woodlawn Organization has admitted that some residents will have to relocate (History of Woodlawn). Yet, they say it like oh well, you’ll be all right. It’s not fair how people of an upper economical class can determine the faith of other who are less fortunate and not think twice on how those people will hurt in the long run or for the short run in this case.

I’m glad that Woodlawn is getting a facelift; I hope the people of the community will not have to suffer from something so wonderful. Yet, we must look at why the development is taking place? Who will benefit from the rebirth? Many resident will have to relocate because living cost will be too high. Leaving behind friends and a community that has been a comfort zone to them. Moving to areas that are dangerous as well as lonely. Woodlawn has been the baby that now has grown up to residents who have lived in the community for most of their life. Being forced to leave is like their grown child putting them in a home and never coming to visit.

Works Cited

Adler, Jane. Trail blazers: As vacant lots give way to new homes, middle-class buyers begin the trek back to Woodlawn. 13 Feb. 2000. Chicago Tribune. 14 Oct 2001 http://yacgi.chicagotribune.com/home/redirect.cgi. 

American Planning Association. The Supply of Public and Subsidized Housing. Recent Addition. 25 Nov.2001 http://www.planning.org/govt/house.htm. 

Allen, John. Personal interview. 21 Nov.2001. 

Bowly, Devereux, Jr. Poor house: Subsidized Housing in Chicago 1895 – 1976.Carbondale: Southern Illinois University Press, 1978.

"Illinois Housing Development Authority: Development in Cook County." Illinois Housing Development Authority. 16 Nov. 2001 http//idha.org/cgi-bin/display.pl.

"Maloy, Sylvia Personal Real Estate Tax." Cook County Collectors. 2001

Handley, John."140 houses to rise at Woodlawn’s Columbia Point. Chicago Tribune. From T.W.O.[copy undated]. Housing section: 1+ .

" History of the Woodlawn Organization: 2001." Chicago. The Woodlawn Organization.

"Jesus Christ is Lord:ACOG’s Church Mission Statement." Apostolic Church of God. 2001. Chicago. 25 Nov.2001

Johnson, Gloria. Broker Associate, Washington Mutual. Personal interview.9 Dec. 2001.

Maloy, Sylvia. Personal interview. 23 Oct. 2001.

McAllister,Cal." At home in Woodlawn Archival Snapshot: 15 April, 1995. 14 October 2001 http://yacgi.chicagotribune.com/homes/redirect.cgi?commcode=942&action=commview&template=snapshot. 

Officer Woods. University of Chicago Police Department. Personal interview. 4 Dec. 2001.

Porter, Harriet. Personal interview. 4 Dec. 2001.

Reedy, Jean. Broker Associate, Re/Max. Personal interview. 5 Dec. 2001.

Rumble, Bill. New Housing sprouts in Woodlawn. Chicago Tribune.13 July 2001.

Schuler, Peter "Residents of Woodlawn seeing improvements, as a 40-year rebuilding effort starts to pay off" Chronicle.2 November, 2000: 14 October 2001 http://chronicle.uchicago.edu/001102/cohousing.shtml. 

"Small Rental Properties Program (SRPP)." Illinois Housing Development Authority Board Press Release. 16 Nov.2001. 9 Dec.2001. http//www.ihda.org/pressr/11162001.

" The Woodlawn Organization Woodlawn Community Development Corporation Directory of Programs. Chicago. The Woodlawn Organization.

"Woodlawn details." Chicago Tribune Internet Ed. 30 may. 2001. 14 Oct, 2001 http://yacgi.chicagotribu…/redect.cgi?commview&template-indept.