Stucco Bungalows on Arthur, 1915

Fifty-One Stucco Bungalows on Arthur Avenue

Republishing this with a new historic image I just found!

I've written a number of posts about collections of homes planned, designed and built by early developers in the neighborhood.  These range from a few identical cottages to more complex arrangements of alternating designs.   These small scale developments are found throughout Chicago and their quiet existence probably accounts for most of the city's small-scale speculative residential development.
On the block of Arthur Avenue with Clark Street on the east and the Union Pacific Railroad embankment on the west, there's an impressive collection of modest stucco bungalows constructed in 1915. Permit records shows that these homes were designed by Edgewater architect and developer Niels Buck, who was active in the area from the 1890s through the 1920s.  Two permits were issued, the first covering the homes on the north side of the block in April of 1915, and the second on the south side in October.

According to an article in the Chicago Tribune Niels Buck, in partnership with Herman Becker, bought 12 1/2 acres in the area for $60,000 from Jacob Rehm. The cost of construction was estimated to be $230,000, which puts the cost per bungalow around $5,600.  In today's value this would be about $134,000.  Typically a developer would work with a bank to issue bonds in the value of the loan. Investors buying the bonds received a guaranteed rate of return.  But partnering with Becker may have allowed Buck to bypass this process, making the development more profitable for both.

View from the west looking towards Clark Street, 1921

This is a great photograph of the street in 1921, before any substantial changes were made. The image is available on Wikipedia, which considers it too old to be subject to copyright.  Still, I wouldn't mind knowing where it originated...

This was a high quality development, with poured concrete curbs, walkways, sidewalks and electric streetlights.  The stucco cladding addressed building code requirements for fire resistance.

Real estate developers in the city were responsible for tying their development into the street grid of the city and extending the utilities.  Quality construction was profitable to the developer, who wanted homes to sell briskly so they could move on to their next opportunity.  And in 1915 affordable homes in Rogers Park, with its strong transit ties and proximity to the lake, probably went like hotcakes.

I've identified at least seven separate types of bungalow on the block.  Although perhaps "type" is too strong a work.  Basically these are all stucco boxes with slight variations in roofline and porch design. Originally they were all about the same in size and square footage, but the changes in massing makes the repetition of designs nearly unnoticeable.  This was an advantage of having a developer who also functioned as an architect. For those who look closely the block creates an almost perfect illustration of architectural variations on a theme.

Type I Bungalow with boulder cladding

Many of the homes on the block have since departed from the original design intent.  Enclosing open porches was common, especially after the introduction of affordable air conditioning.  Rear additions and detached garages are also common. I'm guessing garages weren't included in the original development in order to keep prices low.  Sometimes homes were expanded upward, losing the shape of the original roof but adding substantial square footage.

Stucco is a surface treatment that required maintenance, repair and sometimes replacement.  It wasn't such a stretch to replace one surface treatment with another.  The bungalow above incorporates a formstone cladding.  This was popular for home repair as early as the 1930s and probably a bit cheaper than new stucco, which required specialized skills for installation.

Type II Bungalow with renovations

This home has been altered just as much as the one above, losing the open porch and extending a new covered entrance porch.  But in this case the renovations observed some of the established patterns on the block, retaining the stucco and eave brackets and incorporating more traditional window details.

This block of Arthur represents the most extensive contiguous development I've found in the neighborhood. But I know there are many more out there.

Ad for Atlas Portland Cement Company from American Builder, May-1918.  Accessed through Google Books.

Somehow I keep finding more information about this street!  Below is page from a booklet found on Archive.org.  It even includes a fuzzy floor plan and some more detail about the construction method.  And I was wrong about the cost of the homes, which are noted to be less than $3,000, which is around $54,000 converted to 2018. Wow.

Industrial Housing, National Fireproofing Company-  published 1918.

Some Chicago Bungalows in West Ridge

Bungalows are one of the most recognizable types of housing in Chicago.  Out of some perverse desire to focus on overlooked buildings I've avoided writing about them.  But it only takes a walk through West Ridge to find that the bungalow is a richer and more varied type of building than I expected.

These are what I think of when I hear "bungalow".  Basically, 1 1/2 stories with hipped roofs, offset entrances, polygonal projecting bays, and art-glass windows.  Developers would often build a string of these together.  They're recognizably related, but with varying details and treatments-- like siblings.  These three were built between 1926 and 1928 and cost between $8,000 and $10,000.  The National Register Nomination for Rogers Park Manor lists Dewey & Pavlich as the architects for 2542 W. Coyle, which leads me to believe they probably provided designs for all three.

But just  one street over there are examles of bungalows with completely different types of styling.  These two were designed by W. B. Wright and completed in 1926.    The architect experimented with the form of the bungalow to create more eclectic, somewhat Mediterranean, versions. 

These two are my favorite examples of atypical bungalow styles.  They're basically small cottages with boxes on the front dividing the main entrance from a small patio area.  I especially like the battered walls on the front facade. These were built in 1925 for $7,500. The one on the right lost its French doors, but at least it still has the tile roof.

If you're looking for an interesting walk through West Ridge I'm inserting the district map.  There's another bungalow district to the south, but that will have to wait for a future post.

Rogers Park Manor National Register Historic District

Mid-Century Multi-Family Buildings in West Ridge- Part 1

There's been some interesting discussion in Chicago about how residents perceive their neighborhood and how that shapes their response to new development. For a great introduction read this piece by Daniel Kay Hertz, "How Bungalow-y is the Bungalow Belt?" 

3001-3330 W. Granville, 1956.

To summarize, if you live on a block of predominantly single family homes it's easy to overlook scattered multi-family buildings nearby, which easily outnumber single family homes in regard to unit counts.  So when new multi-family housing is proposed it's seen as uncharacteristic by a comparatively small proportion of neighborhood residents who are guided more by their intuitive understanding of the area rather than actual demographics.

2250 Single-Family Homes and 946 Multi-Family Homes (1945-1965)

Those who see new development as threatening to the character of their neighborhood may be successful in opposing and blocking these projects, particularly if they require a zoning change, which is subject to  review through the local alderman. These opponents often appropriate the language of planning to justify that opposition--  not enough parking, too much density, incompatible in scale... Although these may be valid concerns they often stem from a qualitative understanding of the neighborhood and don't acknowledge the complex interweaving of different types of land use.

So I thought it might be interesting to look at multi-family housing in the West Ridge neighborhood.  In particular I'm focusing on  mid-century development which is often overlooked by housing advocates and architectural historians. What exactly are the proportions of multi-family buildings to single family during this period?  How did development change over time?  To answer some of these questions I used the Building Footprints data provided by the City of Chicago.  This is the information the city uses in their Geographic Information System, and includes construction date, unit counts and number of floors.  Full disclosure--  I have no idea if this information is accurate.  I assume much of it was taken from the Cook County Tax Assessor.  But it was the best building-level information I could identify, so I'm going with it.

2250 Single Family Units and 4653 Multi Family Units

Between 1945 and 1965 there were 2550 single family homes constructed in West Ridge. Not surprising, since much of the neighborhood participated in the post-war building boom.   In the same time period there were 946 multi-family homes built.  In comparison the  total number of single family households remain at 2550 but the multi-family buildings contain 4653 households-- nearly twice as many.  (My crummy graphs are meant to represent this visually, although you'll have to click on them before they become legible.) So the real weight of opinion in the neighborhood should really be with the residents of the multi-family buildings.

6158 N. Richmond, 1959

In the next few weeks I'll be taking a closer look at some of these mid-century multi-family buildings.  I find this era to be a very creative period in housing history, and one that hasn't really received enough attention from a developmental or architectural standpoint.  The West Ridge neighborhood is practically an encyclopedia of mid-century design, and I hope to plot out a small part of it.





I also want to talk a bit about what's becoming known as the "missing middle" of the housing market- developments which are similar in scale to single family homes but create a denser neighborhood, permitting greater diversity, walkability and affordability.  I believe these mid-century buildings are good examples and can provide some lessons on adding density in established urban neighborhoods.

1-Story Cottages at Foster and Claremont

It's good to know this type of 1-story cottage isn't limited entirely to the south side.  Below are three brick homes on Foster, east of Western.  Special thanks to a blog comment that pointed these out.  I can't find these all by myself, and I know there must be alot of them out in the neighborhoods.  


These are a bit older than the ones in K-Town, built in 1896.  The two on the left are listed at 748 sq.ft., while the one to the right is listed at 1,346 sq.ft., which may mean that the basement is a separate legal living unit.  All of them appear to have below grade access to the basement from the front of the house.  Which would be great if you have a teenager you'd rather not see frequently.

2317, 2319, and 2321 W. Foster



All three would have had the decorative triangular pediments with dentils, although the one to the right just has a remnant.  

Interestingly, if the pediment actually defined the shape of the roof these would look alot like bungalows.  I've been reading Joseph Bigott's book, "From Cottage to Bungalow," which illustrates the transition between the two forms. When Bigott looks at cottages he's generally referring to wood-frame structures with a gable roof that originally evolved as a form of rural housing.  I probably use the word "cottage" more indiscriminately. But what if these homes represent another transitional form in Chicago?  Worth investigating.