The Adaptive Reuse and Historic Preservation of Fisk Generating Station, Chicago

The Adaptive Reuse of Fisk Generating Station
A Preliminary Analysis for Recycling Chicagos Historic Coal-Fired Power Plant
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Bethany Salmon
University of Illinois at Chicago, College of Urban Planning and Public Affairs
May 2012 1
Historic American Engineering
CONTENTS
Reusing Chicagos Historic Power Plant The History of Fisk Station Perspectives on Fisk Stations Impact Historic Buildings Onsite Key Considerations And Barriers For Adaptive Reuse Pilsen: A Neighborhood Analysis Potential Funding Mechanisms Recommendations for the Future Use Of Fisk Station Toward A Future In Historic Preservation and Adaptive Reuse Case Studies: The Adaptive Reuse of Power Plants 2 4 9 11 22 32 36 39 50 51
Image Credit, Front Cover: Steven Vance, Pilsen industrial and the loop. Flickr, March 14, 2009.
Historic American Engineering
B. Salmon
Reusing Chicagos Historic Power Plant

Today, Fisk Generating Station, located in Chicagos Pilsen neighborhood, is commonly known for the community protests against the power plants pollution and environmental injustices. However, less people know of Fisk Stations remarkable, historic role in the electric industry. In the 19th century, the conventional reciprocating steam engine had reached its capacity in power production. Despite these limitations in generation technology, households, the elevated train system, and businesses continued to demand electricity. Samuel Insull, president of Chicago Edison, then only a small utility company, was forced to nd an answer to increase energy production while maintaining low customer rates. Thus, Fisk Station provided the solution and became the foundation for which the electric industry would build upon in the future. Built in 1903, Fisk Station became the largest steam generating plant in the world, holding the rst 5 megawatt (MW) steam turbine. The power plant stood as a daring innovation for its day, as there was no guarantee that the 5 MW turbine would become commercially successful. But the decision to build the largest turbine for its time exceeded cautious experimentation beyond traditional electric generating design. As a result, the turbines installed at Fisk Station largely inuenced Chicago Edisons growth, the expansion of electricity within Chicago, and the technologic improvements at large in the electric industry. Only years after Fisk Stations initial success, turbines continued to generate greater electricity outputs. Chicago Edison was renamed to Commonwealth Edison Company, which still survives today. Today, Fisk Generating Station occupies approximately 44 acres and is owned by Midwest Generation, a subsidiary company of Edison International. On February 28, 2012, Midwest Generation announced that it would close Fisk Station by the end of 2012. Under current regulations and the agreement to retire Fisk, Midwest Generation is required to dismantle the power plants equipment to ensure that it cannot be restarted. The company is not obligated to sell the site, but instead, must secure the property. Because Midwest Generation has yet to publicly announce any plans for selling Fisk Station, it is uncertain whether it will remain a contaminated, unused, and fenced-off property. However, Midwest Generations spokesman, Doug McFarlan, has commented that the company does
Environmental Law and Policy Center
not want to own the site for a long period of time and is committed to facilitate future uses of both properties for the public benet or the private development acceptable for the community.1 Unfortunately, the retirement of Fisk Station will generate signicant economic consequences in terms of employment and tax revenue. According to a Midwest Generation fact sheet released in 2005, Fisk Station provided approximately $1 million in property taxes.2 Retirement will also incur a loss in annual payroll taxes and local contributions from Midwest Generation.3 The site currently provides approximately 68 jobs, the majority of which are union workers.4 While the number of jobs lost is signicant in itself, many of Fisk Stations employees have been working at the site over 20 years. The closure of the power plant will have profound economic impacts in terms of tax revenue, employment, and public funding. Thus, it is imperative that future land provide similar or greater employment opportunities and sources of revenue to benet Pilsen. However, after the initial announcement to close Fisk Station, support for the sites remediation and transformation into a safe, productive community asset remains strong. Mayor Emanuel and the City of Chicago recently has formed a task force, which involves local organizations, aldermen, city ofcials, and Midwest Generation. The task force has just begun to analyze how to proceed with redevelopment in order to promote future economic development and employment opportunities. But, given the short timeframe until retirement, it is imperative that historic preservation and adaptive reuse are considered in the sites redevelopment as Fisk Station greatly contributed to Chicagos history and is vital in commemorating the citys growth in the early 20th century. Although the power plant will no longer serve its original purpose, the historic buildings onsite can be modied to house new functions. Fisk Stations unique architecture, historic signicance, close proximity to downtown Chicago, and waterfront access deem the site an ideal candidate for redevelopment and encourage project feasibility.
Although the power plant faces a number of barriers related to site ownership, short timeframe until it is retired, remediation, and redevelopment costs, repurposing Fisk Stations historic buildings offers a unique opportunity to strengthen the sites underlying value as well as to encourage additional social, economic, and environmental growth in Pilsen. Of Chicagos earliest central power stations, today, Fisk Station is one of the only to survive. Because the power plant symbolizes both the growth of electricity and turbine technology in Chicago and the United States, it is a historic site worth preserving. A number of Fisk Stations buildings, which feature ornate, classical revival architecture, remain on the site today. The demolition of Fisk Stations historic buildings would cause the loss of many magnicent and irreplaceable buildings, which symbolize the sites rich history. Fisk Station offers valuable redevelopment opportunities that can drive employment and preserve community identity while improving public and environmental health. Transforming Fisk Station from an old, polluting generating station into a vital neighborhood landmark would showcase positive community investment, celebrate the current cultural values, and promote a healthy, sustainable future. What was once the largest steam generating plant in the world could one day again serve future generations. The overall goal of this document is to identify Fisk Stations meaningful use and contributions over time, up the the present, where Midwest Generation announced the power plants closure. The provided history and key considerations for redevelopment are intended to highlight the urgency for preserving the power plant. The prospects for the adaptive reuse of Fisk Station are yet to be fully explored, but may be magnicent in themselves. As the site prepares to close by the end of 2012, the City of Chicago, potential developers, community organizations, and Pilsen residents should identify the range of possibilities for Fisk Station, including preservation, and take appropriate steps in making this site a memorable and benecial resource for the future.
The History of Fisk Station

THE GROWTH OF ELECTRICITY IN CHICAGO Chicagos demand for electricity began as early as 1878, as manufacturing, the new rapid street transit system, and residences increasingly required power. 5 But, as Chicago became a ourishing industrial center and railroad hub, electricity service was limited. Chicagos transformation into an electric city depended heavily on Samuel Insull, Thomas Edisons former apprentice. In 1892, Insull became president of Chicago Edison Company, a small utility company that eventually grew into Commonwealth Edison. During Insulls rst years as president of Chicago Edison, the company possessed limited generating power, which only served about 5,000 lighting customers.6 However, Insull envisioned an electricity market that provided universal, affordable service for all Chicagoans, which totaled approximately 1 million people.7 In order to achieve his goals in expanding service, Chicago Edison needed to increase sales and power generation, lower rates, and consolidate the citys sprawling electric industry.8 Thus, Chicago Edison gradually became a monopoly by purchasing its competitor companies, consolidating franchise rights, building central service power plants, introducing aggressive sales campaigns to entice new customers, and built transmission lines extending service to suburban areas.9 TURBINE TECHNOLOGY: BARRIERS AND INNOVATION As electricity consumption and popularity rapidly increased, Chicago Edison struggled with supplying consistent power during peak hours. 10 By 1901, the company had exceed the capacity of their generators. 11 Electric growth was limited by the conventional reciprocating steam engine, the current generating technology. But Chicagos increasing demand for electricity forced Insull to nd a solution in new technological innovations. Additional generating stations would not be enough to increase power supply while maintaining low customer rates. In order to promote the mass consumption of electricity, turbines would have to generate more power. Chicago Edison teamed with General Electric to develop a more efcient steam turbine, the turbogenerator, which unied once separate machine components into a more powerful, efcient system. Cheaper, less resource and space-intensive turbines would allow Chicago Edison to expand its electric service. The next step was to actually build a fully-functional power plant run by turbogenerators in Chicago. In 1900, General Electric built a half-MW (megawatt) prototype, about what was being readied abroad, but Insull decided that prime movers of 5 MW each were necessary for a 14-unit, 70 MW station. This was a grand leap from what had come before, and Insull wanted the rst three units now in order to meet Chicago's growing demand.12 A turbine that could produce 5 MW was more than twice as large as what Westinghouse, the leader in AC turbines, had in operation at the time. 13 Although General Electric and the engineers working on the project considered the 5 MW turbine a huge manufacturing risk, Insull insisted on building a machine that would exceed the limits of existing technology. Insull recalled his daring decision to build the largest 5 MW turbogenerator yet, as to make a steam turbine a fth that size would be a step backward. 14 General Electric accepted the manufacturing risk,
but only because Insull agreed that Chicago Edison would assume all the expenses if the technology failed.15 Even with his business reputation at stake, Insull rejected conservative advice. Because he intended to supply a large amount of power to Chicagos elevated transit system, only untested turbine size and technology would be sufcient.16 Such a large customer would require a generator that did not exist in the engineers minds. Insull would not be denied as he envisioned his company supplying power for the entire metropolitan area, something no producer had done before. That was (Thomas) Edisons dream, although the wizard never had FASTEST FIRST & the means nor the technology to make that dream come true. Insull did.17 constant financial trouble, and I do not know
why people ever invested in them. It would be crazy to expect that they would pay a dividend. We may have to make a financial investment in FISK STATIONS TECHNOLOGIC those companies. We are working on a consolSUCCESS idation plan as we speak. The Lake Street company is a challenging situation. It looks like I may In December of 1901, Insull placed the have to get personally involved. The street railway companies were a bigger MW turbine order for the untested 5 financial mess, and Arnold has his hands full over and, at thehe put it, Arnoldgreat experiment there as BOSE. (Bion the is the Chairman of 18 The same year, a site, located began. the Board of Supervising Engineers, Chicago TractionSee Wire on a a quiet street in an industrial disReport.) While we have great interest in seeing these street railway operations succeed, I do not Pilsen, was trict in an area known as want to get involved as there is more than purchased to house the turbogenerator enough for me to do in the electric business. Arnold is doing a good job, and to will be technology. 19 Due he its location on the involved with a reorganization of all those comSouth Branch of the Chicago River, the panies under a common operating company. powerhouse was a farm About two years ago, I purchased equipped with a nearsteady supply of and Chappie Libertyville. Mrs. Insull water and fuel access spend a lot of time there. However, I am conprovided by coal last summer, sumed with my work. A year agobarges. while Chappie and his mother were traveling in Europe, I bought one of those new machines (automobile). When I bought the farm, there was no electricity, so I ran a line for the six miles from Lake Bluff to Libertyville. While out driving around in that very peaceful countryside, I began thinking, why not link up
On October 2, 1903, Fisk Street Generating Station opened, containing the 5 MW, 11,000-horsepower coal-red turbine.20 Powered from water boiled by burning coal, Fisk Stations turbine was the largest turbogenerator in the world. Each unit measured 29' in height and 16'-6"in diameter. Although the original plant designs intended to place 14 generator units inside the powerhouse, in the end only 3 of the turbines were installed.21 Fisk Stations mechanical success was instantly apparent, as the new unit produced twice as much power as any steam engine ever built.22 Not only did the turbines achieved 80% energy efciency, double that of Chicago Edisons previous reciprocating unit technology, but they also spun ten times faster than the reciprocating predecessors, were one-tenth the weight, and required less maintenance.23 The turbine proved to be an engineering wonder since its blades were the rst human-made devices to travel faster than the speed of sound. 24 This new power production was signicant in that it allowed Chicago Edison to supply power to the transit system, the largest electrical customer at the time. But even more important, Fisk Stations turbines were the rst step in improving the efciency of generator technology.
Below: Fisk Station SPECIAL REPORT during construction in 1903.
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Fisk Street Station as it appeared while under construction in 1903. The general construction is of steel covered with red pressed brick and ornamented with heavy cut Bedford stone. Photo from The Sargent & Lundy Story
engineers at General Electric used their slide rules to prove that everything was impossible. Even Fred Sargent told me it couldnt be done.
a huge risk building the worlds largest turbine plant. Huge amounts of water would be needed as each turbine would be served by eight boil-
Shore Line Interurban Historical Society
Fisk Street Generating Station marked a historic departure from the current standards of the industry.25 According to Insull, Fisk Stations success was the greatest thing which has happened in our business. In the months of November and December, we produced power at Fisk at a lower cost than any plant I have ever heard of using coal as a basis of power production. 26 From simultaneously achieving an increase in power output and a decrease production costs, Chicago Edison was now capable of selling power to more customers. The improved efciency certainly aided the citys subsequent electric revolution and the continual growth of Chicago Edison. Because the site represented monumental engineering accomplishments, it was no surprise that visitors from the European electric industry traveled rst to Chicago and to
Fisk to view the technology.27 Fisk became a tourist attraction as notable people, such as Thomas Edison and Britains King George and Queen Mary, visited the power plant.28 Fisk Station also held a number of garden parties to showcase its technology in which, hundreds of visitors...wandered all over the place, admiring something new at every turn.29 Today, the original guestbook, lled with the signatures of countless visitors, remains at the site. The original turbine would be one of many because it was not all that efcient and the technology would be rened. Yet what had happened that day was the equivalent of taking a space program from orbiting around the earth to orbiting around the moon...From that point on, Chicago was on its way to becoming the most energy-intensive place in the world.30
McGraw-Publishing Company
Far Left: Thomas Edison and others standing in front of the 5 MW turbine in Schenectady, New York, 1922. Left: The Original Powerhouse, circa 1908.
Zink
IMPROVING FISK STATIONS TECHNOLOGY Because the turbines at Fisk Station were so successful, three more 5 MW turbines were installed by 1905.31 However, the development of turbine engines was so great that within six years not one of the original four was still being used.32 Fisk Stations steam turbine technology was continually improved upon. By 1907, the turbine units were retrotted to an increased size of 12 MW, with a 140% boost in output.33 By 1910, the powerhouse contained 14 turbines and a total output of 168 MW.34 Even though the 5 MW turbines were quickly replaced at Fisk Station due to rapid technologic growth, the power plant continued to greatly inuenced the evolution of the electric industry. The site continued to be a central part of Chicago Edisons generating power even after the sites initial success. In 1949, Fisk Station again became Commonwealth Edisons largest generating station of the 10 in operation with the installation of a new 150 MW unit.35 In 1959, a 305 MW unit was installed, which produced enough electricity to serve a city of nearly half a million population.36 This technologic improvement increased the total net generating capability to 613 MW, a staggering comparison to Fisk Stations rst operational capacity of 5 MW. Due to continual upgrades, none of the original generators are located at Fisk Station today. However, the original 5 MW turbine was returned to the headquarters of General Electric, the original manufacturer, in Schenectady, New York, where is stands today as a monument to engineering genius.37 According to one author, when viewing the original turbines, you can get a feel for what an awesome process power production is, even in this age.38 The original 5 MW Curtis turbine generator unit was designated a national engineering landmark by the American Society of Mechanical Engineers in 1975.39 FISK STATIONS CONTRIBUTION IN THE ELECTRICITY INDUSTRY AND CHICAGO The 5 MW steam turbine helped introduce the turbine to America; within a year after Fisk Street began operation, General Electric and Westinghouse received orders for 540,000 KW (540 MW) of turbo-
generator capacity. 40 Alongside inuencing Chicagos electric revolution, the new steam turbogenerators also represent an industry-wide triumph of when the the future of primary power arrived. 41 Today, after extensive decades of renement, the advanced steam turbine technology remains a dominant power generator, representing more than 60% of all power generated.42 Although the steam turbine would not evolve into its more modern design for another decade, Fisks technology was crucial for creating the pathway to improve utility companies central power stations. The groundbreaking 5 MW units subsequently triggered an era of rapid technological advances in energy production and led to relentless competition toward the goal of cheap electricity. As turbo-generating technology became more cost effective, Chicago Edison continued to build new powerhouses with greater generating capacities. For example, Quarry Street Station, located across the Chicago River from Fisk Station, opened in 1908, housing six 24 MW turbines.43 Quarry Street Station and Fisk Station were once connected with large electric lines to assist each plant according to varying peak loads and to add reliability to their operations.44 While the stations remained independent plants in order to ensure that a breakdown in one would not affect the other, their location near each other provided an economic, convenient advantage for combined operation. In addition, the two stations shared a chief engineer and a ferry service.45 The integrated system showcased innovation beyond just the single turbine. The large supply of power and lower costs increased electricitys role in Chicagos growing entertainment, transit, and residential appliance industries. Commonwealth Edison continued to expand service into the outlying suburbs to create a united network of power. As a result, Chicago was transforming into the electric city that Insull had envisioned. 46
Top: 5 MW turbines located in the Original Powerhouse. Bottom Left: 20 MW and 25 MW turbines, installed in 1914. Bottom Right: Unit No. 18, circa 1980.
Insull
Historic American Engineering Record
Perspectives on Fisk Stations Impact

Fisk Street Generating Station marked a historic departure from the current standards of the industry.47 The turbine proved to be an engineering wonder since its blades were the rst human-made devices to travel faster than the speed of sound. The turbines hardened metal also maintained its shape despite being blasted by high-temperature steam, and the unit operated under these red-hot conditioned consistently for twenty-four hours a day.48 The turbine would be one of many because it was not all that efcient and the technology would be rened. Yet what had happened that day was the equivalent of taking a space program from orbiting around the earth to orbiting around the moon...From that point on, Chicago was on its way to becoming the most energy-intensive place in the world.49 After Fisk Station became operational, Insull stated the power plants success was the greatest thing which has happened in our business. In the months of November and December, we produced power at Fisk at a lower cost than any plant I have ever heard of using coal as a basis of power production. 50 In 1908, ve years after Fisk Station rst began operating, an editorial from the magazine Electrical World, commented on the sites persisting signicance. Although the magazine wrote of Fisk Station in previous issues, the editorial stated, no article can do justice to the care and thought bestowed on it, or to the completeness and beauty of the whole. It is a great cathedral, devoted to the religion of power, and a feeling of worship is inspired by the gigantic machines, the towering walls, the long-drawn aisles.51 In 1915, Commonwealth Edisons advertisement called Fisk Station A Mecca as it revolutionized the methods of making electricity.52 It alluded to the power plants inuence on the high reputation that Chicago enjoys in the electrical industry is due in large part to the enterprise, the boldness of initiative, the recognition of the economic fundamentals on which this business is based, and the desire to play fair, which this company has exhibited.53 At the 25th anniversary commemorating the installation of Fisk Stations rst 5 MW steam turbine engine, Insull commented that the great experiment at the plant marks the beginning of modern day development of the production of electric energy from steam and its distribution over large areas, such as we now haveThe Fisk street station, as long as it stands, will be a monument to that departure.54 According to Insull, the power plant stood as a monument to one of the greatest developments that has taken place in connection with our industry. The ability to mass very large amounts of energy production, the ability to do that at a very low investment cost, and to produce the energy from such machinery at an operating cost never heard of with reciprocating engines and at an efciency never heard of with reciprocating engines, has, to my mind, had a greater inuence on the development of our business during the last decade than any other one thing...The history of the last decade, bringing us directly up to today or yesterday, has been one of marvelous progress in our industry, but, to my mind, it is but the start of what we can expect may come in the future.55 It was no surprise that visitors from the European electricity industry traveled rst to Chicago and to Fisk to view the technology.
y Tribune (1872-1922); Apr 12, 1912; orical Newspapers Chicago Tribune (1849 - 1987)
11 -- No Title
Left, Right: Commonwealth Edison advertisements for Fisk Generating Station, published in the Chicago Daily Tribune, 1912.
Reproduced with permission of the copyright owner. Further reproduction prohibited without permission.10
Historic Buildings Onsite

While Fisk Station symbolically represents a turning point in both Chicago and the electric industrys evolution, its buildings contain their own architectural sign i c a n c e . C o m p a re d t o modern power plants, Fisk Stations various buildings are unique and surprisingly ornate, as they feature elements of classical revival architecture. The historic structures onsite include the Original Powerhouse, the Administration Building, Switch House No. 1, Switch House No. 2 and Transmission Terminal, and the Maintenance Building.56 The following descriptions are largely based on outdated information, either from the early 1900s or the mid 1980s, as well as from the authors personal site tour in March 2012. Therefore, the present conditions and status need to be further analyzed for their structural integrity and preservation potential. Although the buildings will be described by their historic characteristics, it should be noted that the descriptions may not be an accurate representation given the possibility of renovations or natural deterioration. Nevertheless, the following images and descriptions still serve as a introduction to Fisk Stations unique architectural characteristics. Many of these buildings are worth preserving in Fisk Stations redevelopment to commemorate the sites historic significance, architectural uniqueness, and contribution in revolutionizing the electric industry.
Below: Aerial view of Fisk Stations layout, showing historic and honhistoric01structures, looking south. 00 02 03 04
10 05 06 07 08 09 10 11
Historic(Buildings
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1.##Original#Powerhouse 2.##Administra7on#Building 3.##Switch#House#No.#1 4.##Switch#House#No.#2 5.##Maintenance#Shop 6.##Frequency#Changer# House
Cermak Road
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Non0Historic(Structures
7.##1959#Powerhouse 8.##Transmission#Sta7on 9.##Peaker#Units 10.##Old#Transmission#Terminal#
4 10 9 8 5
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7 1
03
2 6
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01
Chicago River
00 00 01 02 03 04 05 06 07 08 09 10
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1 7 2
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Historic(Buildings
1. 2. 3. 4. 5. 6. Original*Powerhouse Administra7on*Building Switch*House*No.*1 Switch*House*No.*2 Maintenance*Shop Frequency*Changer*House
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Right: Site layout of Fisk Generating Stations Historic and Non-Historic Structures, looking south.
B. Salmon
7.**1959*Powerhouse 8.**Transmission*Sta7on 9.**Peaker*Units 10.**Old*Transmission*Terminal*
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THE ORIGINAL POWERHOUSE Built in 1903, the Original Powerhouse once contained the most advanced and powerful 5 MW turbogenerators for its time.57 When it was rst operational, the building itself was ornate for a power station, featuring graceful three story mullioned arched windows and terra cotta ornamentation. Inside the generator room, streetlights lit the cavernous space. The turbine generator itself was a steel octopus, with pipes coming out of the bottom. Looking like something out of a Jules Verne novel, brass railings ringed the top and lower section of the unit. Oval-shaped openings on the turbine made it look like a strange nautical vessel landlocked in the middle of a cathedral of power. 58 The powerhouse is adorned with large arched windows that measure 25 wide and 32 high, decorative red bricks, and white Bedford stone. 59 The exterior of the power house features a pedimented gable above the entrance...This building has slightly canted corners, and contains such decorative elements as rusticated quoins and pilasters, and embellished pendrils.60
Top Left: The Original Powerhouse, circa 1908. Bottom Left: The architectural details of the northern facade of the Original Powerhouse, circa 1908. Right: View on the oor of the Original Powerhouse turbine-room circa 1909.
Gebhardt
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Interior Views of the Original Power House

Historic American Engineering Record B. Salmon B. Salmon
Top Left: Circa 1908. Bottom Left: Circa 1909. Top RIght: Circa 1980 Bottom Right: March 2012
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Various sources disagree on the building designer. The Historic American Engineering Record claims the Original Powerhouse was designed by Shepley, Butan, & Coolidge
Only the turbine-generator room located in west end of the building remains today. The demolition of the original boiler room is due to construction upgrades in 1959, discussed in the following section.
The interior of the original powerhouse also contains unique features rare in contemporary power plant construction such as the walls white enameled tile adorned with decorative brass lamps. 61 The concrete oors in the turbine room were once covered with two-inch hexagonal terracotta tile, but today the original ooring seems to have been removed or covered, as it now is concrete.62
whereas the Commission on Chicago Landmarks cites Burnham, D.H., & Co. as the responsible architect.63 Today, there is a small memorial garden along the western section of the powerhouse that commemorates people that have perished in past res and accidents at the site.
Exterior Views of the Original Power House Far Right and Bottom Right: West facade in 2012 and circa 1980. Top RIght: The north entrance to the Original Powerhouse turbine room, circa 1908. 15
B. Salmon
1959 TURBINE-GENERATOR ROOM ADDITION TO THE ORIGINAL POWERHOUSE In 1959, a large, red metal clad boiler and turbine-generator room was constructed and attached to the existing original 1903 powerhouse, replacing the original boiler house. 64 The original smokestacks were removed and replaced with a single, 550-foot smokestack, which is also visible from many distant parts of the city.65 Today, the new turbine-generator building is the most visually prominent building seen from Fisk Stations entrance on Cermak Road.
While the building is still functional, the southern portion of the 1959 Powerhouse facing toward the Chicago River was destroyed during a re in November 1976.66 The southern facade of the 1903 Original Powerhouse was also damaged during the re.67 Due to its more recent date of construction, this building may hold less historic and architectural value compared to the other buildings onsite. However, the 1959 turbine-generator building visually defines the site by symbolizing Fisk Station due to its size, prominent red color, and outward facing position, which could be considered for preservation purposes.
Far Right: Turbine Unit No. 19 circa 1980 (top) and May 2012 (bottom). Right: Fisk Stations single smokestack and red, metal clad 1959 addition.
E.A. Rogers
B. Salmon
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THE ADMINISTRATION BUILDING The Administration Building, which measures 300 by 80, is located directly to the west of the Original Powerhouse and features similar ornate architectural qualities. The building stands three stories tall, anked on both sides by one-story attachments that lead to subterranean storage halls. The detailing on the administration building includes rusticated quoins, small two-over-two
light paired windows, and a large, segmental arch door with concrete keystones on the north facade. There are concrete belt courses at the foundation and two parallel belts at the architrave, with a gabled facade and a at roof.68 Unfortunately, based on information provided on a site tour, today the Administration Building is closed off to Fisk employees due to asbestos contamination. The extent of contamination and interior conditions of the building are unknown.
Right: The north and west facade of the Administration Building, looking southwest.
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SWITCH HOUSE NO. 1 Switch House No. 1 is located to the west of the Administration Building. Built in 1920, Switch House No. 1 is similar to the other classical revival architecture featured onsite. A rusticated base is dened by the concrete belt course. The facade is broken by segmental arch windows. Four of the arched windows have a concrete keystone. Windows from the top of the base rise in slender vertical columns to the top of the structure; a feature similar to the nearby maintenance building. The top one-third of the building is dened by a wide steel beam which appears as a wide window transom. A thin concrete course is set across the brick facade on the base of the top story. 69 The Historic American Engineering Record, when published in the mid-1980s, noted that the switch house contained some of the original switching boxes that converted power for use in Chicagos electric street railways. A walkway, which connects the second oor of Switch House No. 1 to the Administration Building, remains today.
Ofces for the chief engineer and clerks, living quarters for turbineroom and electrical workers, and showers with individual lockers were located on second oor.72 The building also housed large dining rooms, which served meals some-what below cost to all working men at the plant. An elaborately equipped kitchen and 200pound refrigerating plant adjoin the main dining room and electrically cooked meals are served every day.73 Amenities such as the dining rooms and sleeping quarters were even more necessary at the Fisk Street station than it would be in some other locations, because the station is in a district surrounded by railroad yards, factories, lumber yards, and a poor class of dwell-
B. Salmon
Originally, Switch House No. 1 offered special facilities for Fisk Stations employees. These provided conveniences meant keep the highest grade of faithful employees.70 In 1908, an article in Electrical World, went as far to write, The provisions for the comfort and welfare of employees around the Fisk Street station are even more notable than the engineering features of the station. 71
Below: The eastern facade of Switch House No. 1 circa 1980 and 2012.
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ings, so that restaurants and other facilities for the men are not to be found in the neighborhood. 74 Although the employee accommodations were divided according to occupation, most were far superior to those usually provided to lowerranking laborers, which was undoubtedly a paying policy to care for the employees in this manner.75 Switch House No. 1 also included an assembly and reading room, where all important engineering periodicals are on les, together with
many books of reference.76 The original added accommodations at Fisk Station offered almost the facilities of a club for its occupants, and in emergencies men can live there in comfort for days at a time.77 Unfortunately, based on information provided on a site tour, today Switch House No. 1 is closed off to Fisk employees due to asbestos contamination. The extent of contamination and interior condition of the building are unknown.
Left:The western facade of Switch House No. 1, 2012. Below: One of the dining rooms located in the Switch House
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William H. Hodge
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SWITCH HOUSE NO. 2 AND THE TRANSMISSION TERMINAL Switch House No. 2 and the Transmission Terminal are situated on the northernmost portion of the Fisk Station site. Built in 1940, the onestory building contains rusticated red-brick walls resting on a concrete foundation. Two oversized concrete entrances also have rusticated concrete pilasters. The ornamentation is stylized Classical motifs and exaggerated size. Of reinforced concrete construction, this building is symmetrical in plan with a slightly projecting central section. Its concrete cornice has a row of roof drains in square concrete orices. An imposing metal double door marks the entrance to the building.78 Shaw, Naess, & Murphy are credited as the architects for Switch House No. 2.79
MAINTENANCE BUILDING The three-story Maintenance Building is located south of Switch House No. 2 and the Transmission Terminal. The building measures 200 by 80. Although a date is not given for when the building was constructed, the Maintenance Building features similar architecture to the other buildings onsite and has a rusticated, one-story base with a concrete belt course above the base. There is also a concrete cornice above the main block of windows. The main massing has tall arched vertical lights. All windows are broken by a wide concrete band.80
Top: East facade of Switch House No. 2, looking west. Bottom: South and east facade of the Maintenance Shop, looking northwest.
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FREQUENCY CHANGER HOUSE The Frequency Changer House is located on the southeast corner of the site, west of Switch House No. 1. Although the original construction date is not known, It was here that 60cycle AC power was converted to 25cycle DC power for use by Chicago's electric street railways...The building is
in excellent condition, although no longer used. 81 According to the Historic American Engineering Record, circa 1980, the building was used for storage. The current uses and ownership of the building are unknown.
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Right: East facade of the Frequency Changer House, looking west circa 1980 (top) and 2012 (bottom)
Key Considerations and Barriers For Adaptive Reuse

INDUSTRIAL STRUCTURES In addition to Fisk Stations historic buildings, other structures and industrial equipment are located on the site. Known structures include a water treatment system that extends along the Chicago River, eight peaker plants located to the west of Switch House No. 2 and the Maintenance Building, conveyor belts, an auxiliary boiler, coal handling and processing units, turbines red with diesel and natural gas, and a gasoline storage tank.82 Many times, adaptive reuse projects have preserved the original equipment to honor the industrial history of the site. In the case of coal-red power plants, turbines, conveyor belts, coal hoppers, and overhead cranes have been restored to showcase past coal operations. Some of Fisk Stations industrial equipment could potentially be preserved to symbolize the sites past and role within the electric industry.
Left: Water treatment equipment located on the southern portion of the site, along the Chicago River. 22
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OTHER HISTORIC FEATURES Fisk Station also possesses various unique, non-industrial features. A memorial garden, which commemorates the workers and reghters that have lost their lives in these industrial accidents, is located between the Original Powerhouse and the Administration building. Large metal plagues that celebrated various site anniversaries are located outside the Original Powerhouse and inside other buildings. The original guestbook, which was signed by hundreds of visitors, such as Thomas Edison and Britains King George and Queen Mary, also remains onsite.
Below: Plague commemorating Fisk Stations 100-year anniversary, located at the north entrance to the Original Powerhouse.
quency Changer House is also closed due to contamination or who owns the building. The current structural and interior conditions of these buildings are unknown, as well as if other hazardous materials, such as lead paint, industrial equipment, or storage is present inside. If preserved, remediated would be necessary due to asbestos contamination or for other hazardous materials. Based on a visible examination of the exterior of the buildings, some windows are broken and would need to be repaired or replaced. In some cases, such as that with the Frequency Changer House and Maintenance Building, no original construction date is known and should be identied to determine the extent of signicance. However, based on the images provided, these structures seems to contain similar historic and architectural signicance compared to the other buildings located at Fisk Station. Despite some uncertainties in information, each historic buildings provides a unique opportunity for adaptive reuse. Of the historic buildings, the Original Powerhouse, the Administrative Building, Switch House No. 1 and 2, the Maintenance Building, and the Frequency Changer House need to be further examined for their historic qualities, unique architectural features, structural integrity, and current conditions.
Just as Fisk Stations historic buildings should be preserved, so should these original historic relics to commemorate each aspect of the sites role in the electric industry. STRUCTURAL INTEGRITY AND CURRENT CONDITIONS OF THE HISTORIC BUILDINGS Analyzing building integrity is of high importance as natural deterioration or a lack of maintenance over the past decades could have harmed site structures. As previously noted, the Administration Building and Switch House No. 1 are both closed due to asbestos contamination. It was unclear whether the Fre-
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REMEDIATION Typically, industrial or historic sites from the given era require remediation efforts, which can entail removing industrial equipment, underground storage tanks, or hazardous materials, such as asbestos or lead paint.83 In order to prepare Fisk Stations property and buildings for an adaptive reuse project, the site will undoubtedly require remediation as the century of coal operations and adjacent industrial activities have polluted the property. Site contamination may be sizable due to the lack of strict regulations in the early twentieth century on pollution controls and industrial activities. Fisk Station most likely has cumulative levels of contamination. The water in the Chicago River and soil should be tested to ensure proper remediation. According to Midwest Generation, today, Fisk has no ground storage and receives its coal on a just in time basis. 84 However, while coal is not currently stored on site, the sites abundant land was once used to hold coal for power generation needs, which may have polluted soil and water.85 Fisk Station is also located on the South Branch of the Chicago River,
which has been historically polluted from waste, sewage, and heavy industrial activities.86 Fisk Station has previously been cited for dumping debris in the Chicago River. For example, in 1968, Commonwealth Edison received a ticket by the Chicago Sanitary District and was required to remove and clean some debris deposited in the river.87 Although the river has been cleaned, some polluting remnants from Fisk Stations past most likely remain. In addition to soil and water hazards, some of the original historic buildings, such as the Administration Building and Switch House No. 1, will need to be remediated due to asbestos. Lead paint or other hazardous substances may also be present. A more detailed and comprehensive site analysis, involving soil, water, and building tests, needs to be conducted in order to determine the full extent and costs for cleaning and restoring the site. However, the removal of hazardous contaminants and equipment on site provides the chance to enhance the local environment, once plagued by pollution. Remediated and restored building and land uses may provided new spaces for the community to benet from.
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Top Left: Transmission line located to the south of Switch House No. 1. Bottom Left: Eight peaker units, located at the northwestern portion of the site.
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OWNERSHIP One of the most prominent redevelopment issues facing Fisk Station is the complicated ownership of the site. Midwest Generation and the electric utility company, Commonwealth Edison (ComEd), coordinate in their regular business activities through electricity transmission and generation.88 As a result, ComEd owns a number of structures and electric lines located on or which directly travel through the site. Specically, ComEd owns a transmission station located on the western portion of the property as well as an unused concrete metal structure that once housed electricity-related operations located to the west of Switch House No. 2. Because of this haphazard ownership, dividing Fisk Stations land for redevelopment could prove to be difcult as both ComEd and Midwest Generation would have to agree to sell the property and electric lines may need to be redirected. In addition, the ComEd transmission station would remain during and after redevelopment. This may be problematic for certain future land uses at Fisk Station, as the transmission station remains visually unattractive and could potentially be unsafe with an increase in pedestrian activity. Additionally, 8 peaker units, owned by Midwest Generation, are under contract until at least 2015.89
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Left: ComEd substation, looking north west. 25
POTENTIAL FOR HISTORIC DESIGNATION Fisk Stations buildings are worth preserving to commemorate the sites historic signicance, architectural uniqueness, contribution in revolutionizing the electric industry, and countless employees. Thus, Fisk Station may be eligible for either listing under the National Register of Historic Places or Chicago Landmark status. Historic designation under either of these preservation programs may be vital in protecting the sites buildings from demolition and to fund rehabilitation projects. National Register of Historic Places Fisk Station could qualify for the National Register as the site may meet some of the eligibility criteria, as it is or does: associated with events that have made a signicant contribution to the broad patterns of our history; associated with the lives of signicant persons in or past; embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a signicant and distinguishable entity whose components may lack individual distinction; yielded or may be likely to yield, information important in history or prehistory.90 Historic integrity, whether the property has retained its original features that convey its signicance, is also a crucial part of designation eligibility. In order for a building to become listed under the National Register, structures should not be signicantly modied or deteriorated to assure the property can convey its historical afliation or attribute. However, given that Fisk Station has remained operational for over a century, some of the buildings have been largely altered. The 1959 turbine-generator room addition to the Original Powerhouse is the most prominent example of changes onsite. This is unfortunate as the Original Powerhouse, which contained the 5 MW turbines and thus largely represents the sites historic signicance, has been the most altered. Changes such as this may have compromised some of the sites original integrity. Exceptions for a buildings integrity apply depending on the reasons for designating a site. The National Registers Criteria for Evaluation states, while the essential physical features that enable it to convey its historic identity must be maintained, it is not necessary for a property to retain all its historic physical features or characteristics. 91 A property that has lost some historic materials or details can be eligible if it retains the majority of the features that illustrate its style in terms of the massing, spatial relationships, proportion, pattern of windows and doors, texture of materials, and ornamentation. The property is not eligible, however, if it retains some basic features conveying massing but has lost the majority of the features that once characterized its style. 92 Even though the original turbines, smokestacks, and some interior features have been removed, a great deal of historic interior and exterior features remain onsite. In order to determine if the historic integrity of Switch House No. 1 and 2, the Administrative Building, the Maintenance Building, and the Frequency Changer House has been weakened, the site will need to be further evaluated. Although the discussed conditions and site changes at Fisk Station conict with the select National Register criteria, the
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power plant may still be eligible for historic designation due to a number of exceptions. Because Fisk Station contains more than one historic building, there is the potential for listing selected eligible buildings that have not been signicantly altered on the National Register. However, the historic buildings should be collectively preserved as they all once contributed to the sites overall operations and signicance. Many of the historic buildings still possess their essential physical features and distinct architectural qualities that convey their meaning within the entire power plant. Chicago Landmark Some of Fisk Stations historic buildings also could be designated as a Chicago Landmark. The Original Powerhouse as well as Switch House No. 1 and 2 are currently classied as orange rated buildings, which indicate they possess potentially signicant architectural or historical features. 93 Under the Demolition-Delay Ordinance, this rating may aid the preservation of these buildings as it is intended to ensure that no important historic resource can be demolished without consideration as to whether it should and can be preserved. 94 According to the City of Chicago, the ordinance, establishes a hold of up to 90 days in the issuance of any demolition permit for certain historic buildings in order that the Department of Housing and Economic Development can explore options, as appropriate, to preserve the building, including but not limited to landmark designation. 95 The delay period begins when the demolition permit is submitted to the Historic Preservation Division of the Department of Housing and Economic Development. This period can also be extended past 90 days if mutual agreement with the applicant is present.
However, the Demolition-Delay Ordinance only provides limited preservation protection against the demolition of Fisk Stations historic buildings. Further measures should be taken to ensure that the sites redevelopment plans include preservation. In addition, only three buildings have orange rated classications, which neglects the historic and architectural signicance of the Administration Building, the Maintenance Shop, and the Frequency Changer House. The Demolition-Delay Ordinance should be extended to all buildings onsite to increase the possibility of preserving the entire power plant site.
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ZONING Fisk Station is currently zoned within a Planned Manufacturing District (PMD), a special zoning classication that seeks to preserve existing manufacturing areas and foster the citys industrial base.96 Under the PMD classication, only certain land uses compatible with industrial growth are permitted. For example, residential uses are not permitted. The site is specically located in PMD 11 Subdistrict A, which has its own set of allowed land use regulations. In general, the decision to amend existing zoning is to be done in the best interests of the public health, safety and general welfare, while also recognizing the rights of individual property owners. 97 While the permitted and prohibited uses are typically strict within PMDs, special uses may be allowed after being reviewed and approved by the Zoning Board of Appeals and City Council.98 Proposed zoning changes should be consistent with adopted area plans and are appropriate based on changes in the areas character due to public facility capacity, other rezonings, or growth and development trends. 99 PMD zoning changes considers the districts size, the number of existing rms and employees, public and private investments, potential to support additional industrial uses and increased manufacturing employment, proportion of land currently devoted to industrial uses and non-manufacturing uses, and the areas importance to the city as an industrial district.100 Fisk Station is also located within the Pilsen Industrial Corridor. Similar to PMD designation, Chicago industrial corridor districts are intended to promote industrial development, thus typically rezoning should be avoided.101 However, in some cases rezoning may be appropriate.
In general, an industrial corridor property can be rezoned if: 1. the physical characteristics of the site make it intrinsically unsuitable for industrial development. Physical constraints include irregular site conguration, access barriers and other site-specic issues that, taken together, limit development; or substantial change in the character of the immediately surrounding area makes industrial redevelopment of the site impractical. Such change would be indicated by adopted plans, pattern of rezoning or the establishment of signicant adjoining non-industrial uses; or the proposed non-industrial development lls an unmet need for a neighborhood service or public facility; and 2. the proposed non-industrial development will not result in burdensome zoning or other regulatory restrictions on neighboring industries; and 3. trafc to be generated by the development will not exceed existing street capacity (or otherwise be accommodated through specic measures to be taken by the applicant).102 The process to change PMD or industrial corridor zoning rst includes ling an application with the Zoning Administrator, who then reviews and forwards a recommendation to the City Council Committee on Zoning.103 Afterwards, a hearing is held by the by the City Council Committee on Zoning, where further recommendations are made. The nal rezoning decision is determined by a vote by the City Council. In addition to this traditional rezoning process, for industrial corridors, additional approval is needed by the Chicago Plan Commission. Before a hearing is held by the City Council Committee on Zoning, the Plan Commission must also hold a hearing to make recommendations on the proposed changes.104
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Fisk Stations redevelopment must consider these land use restrictions. The sites current designation as a PMD may prohibit a variety of desired future uses, such as residential development, but zoning can potentially be changed. Given that Fisk Stations PMD and industrial corridor zoning classications are intended to retain manufacturing within the city, the continuation of select industrial activity, which emphasize environmentallyfriendly designs, would be practical. The sites location is ideal for housing new green manufacturing facilities that generate new revenue sources and promote job development. However, given Fisk Stations history of pollution and attributed harm to residents public health, the sites new land uses should feature cleaner operations that promote community wellness. Special use approval could be granted for parks and recreation, urban farms, entertainment venues, medical services, or other services that would benet Pilsen residents. If manufacturing operations are chosen for the sites redevelopment, it is possible that only a portion of Fisk Stations property could be rezoned. This scenario could combine new industrial uses with other services or open space to most benet the community. ADJACENT LAND USES Although Fisk Station is located close to other industrial properties, the site is surrounded by a variety of land uses to north of Cermak Road. Future land uses at the site should be compatible with the adjacent community and existing land uses. Currently, a mix of parks, residential, commercial, business, and manufacturing parcels surround the Fisk site. Based on the surrounding amenities, Fisk Stations walk score is calculated at 85 out of 100, meaning the site is very walkable and most errands can be accomplished on foot.105 Walkable amenities include a number of restaurants, coffee shops, grocery stores, small stores, schools, parks, book stores, bars, and banks. In terms of the public transportation assessment, Fisk Stations has a good transit score, rating 62 out of 100, with many
nearby public transportation options.106 In terms of buses, Bus Route 21 is the closest, stopping .05 miles away from Fisk Station at Cermak Road and Carpenter Street. In addition, Bus Route 60, Route 8, Route 9, Route 18 are located within a mile. Trains are also located within a mile of the site and include the CTA Pink Line 18th Street Station, the CTA Orange Line Halsted Station, and the Metra Burlington Norther Santa Fe (BNSF) Halsted Station. Nearby highways include the Dan Ryan and Stevenson Expressways. In addition, two Planned Development (PD) parcels are located along the Chicago River to the east of Fisk Station. PD zoning is a special classication for larger development projects. It is intended to ensure adequate public review of proposals, encourage unied planning, promote economically benecial development patterns that are compatible with the character of existing neighborhoods, ensure a level of amenities appropriate to the nature and scale of the project, and encourage protection and conservation of natural resources. 107 While the PD zoning classication includes a variety of regulations, land adjacent to waterways must meet specic development criteria to enhance and protect the beauty, amenity, economic potential, recreation value and environmental quality of Chicagos waterways.108 A few of the requirements for PD waterfront parcels include providing public paths, landscaping, a setback from the water while complying with goals set forth in the citys waterway design guidelines. The PD parcels include a small vegetated river trail. Fisk Stations close proximity to downtown, access to numerous roads, rail and bus transportation routes, and waterfront access on the South Branch of the Chicago River make the site an attractive location for redevelopment. The PD parcels also provide an opportunity to connect public river walks and natural, open space to Fisk Station.
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Pilsen: A Neighborhood Analysis

While Fisk Station itself is a historic site, its surrounding neighborhood, Pilsen, also possesses a notable and vibrant past. Pilsen, located only 3 miles southwest of Chicagos downtown, is bounded by 16th Street to the north, Western Avenue to the west, and the south branch of the Chicago River to the east and south. Pilsen has been historically known as a port of entry for working-class immigrants, housing Polish, Czechoslovakians, Lithuanians, and Mexicans throughout its past.109 The diverse immigrant populations have transformed Pilsen into a dynamic, unique neighborhood unlike any in Chicago. In the late 1800s and early 1900s, Pilsens close proximity to industrial factories and affordable housing attracted Polish, Czechoslovakians and Lithuanians immigrants to the neighborhood. 110 Bohemians transformed Pilsen into a self-sufcient enclave, with an usually high degree of functional eclecticism. 111 Densely placed activities as well as mixed-use buildings were designed to enhance the efcient use of space and provide an environment where all the immigrants basic needs could be met. Thus, the Bohemians created a crazy quilt, mixed-use, urbanism that stands in sharp contrast to the carefully zoned and delimited neighborhoods that were subsequently added to Chicago in the course of the twentieth century. 112 The original European immigrants selfsufcient land use design helped shape Pilsens current density and vitality. Today, compared with other neighborhoods in Chicago, Pilsens land use is unusually mixed as residential, commercial, and industrial buildings are all located on the same blocks. Although Pilsens Planned Manufacturing District (PMD), which contains the majority of industrial activities, is positioned at the south end of the neighborhood, manufacturing and warehouse buildings still operate in the heart of Pilsen in close proximity to parks, schools, and businesses. Pilsen remains dense, with a population density almost twice that of Chicago, and contains few vacant lots.113
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The Bohemians, many of which were craftsmen or artisans, built ornate European-inspired buildings in the area that enthusiastically expressed their national identity in architectural terms, constructing many buildings based on the forms and styles of in their homeland. 114 A large portion of the neighborhoods historic structures, constructed between the 1850s and 1920s, have been preserved.115 Not only does Pilsen contain a high proportion of historic buildings, but the community possesses some of the oldest preserved housing in the entire City of Chicago.116 Pilsen was designated an historic district in the National Register of Historic Places in 2006 due its existing late nineteenth and early twentieth century properties.117
Pilsens unique neighborhood characteristics have also been strongly inuenced by the inux of Mexican immigrants beginning in the 1950s.118 Pilsens Bohemian builders were so successful in shaping an environment suited to their needs as newly arrived immigrants that the neighborhood continues to be dominated by immigrants and their American-born children a century later. 119 The mixed-use landscape provided an ideal setting for new Latino immigrants to retain their cultural identity and connection to their homeland by taking advantage of the existing dense land uses and spaces for cultural gatherings. Mexican immigrants preserved the urban fabric created by their Bohemian predecessors and adapted neighborhood space to meet their own distinct needs.
Chicago Apartment Finder
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The ethnic shift from Eastern Europeans to Latinos is still highly visible in the neighborhoods physical form as historic European architecture that once celebrated the Bohemians heritage now coexists alongside countless Latino-inspired murals honoring South and Central American culture. Pilsens 19th Century persona...has been overlain by a Mexican American sensibility, expressed in the numerous murals, mosaics, and pastel painted cottages on every block. 120 Today, Pilsen remains one of Chicagos largest Latino communities and boasts a sense of Mexican heritage unparalleled to any other Chicago neighborhood. The community hosts well-known festivals, adorns buildings with murals, and plays host to numerous ethnic businesses catering to Latinos. 121 Various amenities, affordable housing stock, churches, restaurants, and unique shops reect Latino residents culture, lifestyle, and identity. Pilsens major commercial arteries are located along 18th Street, Halsted Street, Western Avenue, Cermak Road, Ashland Avenue, and Blue Island Avenue. These main commercial strips feature a wide variety of stores that attract tourists and customers from across the city, and a bustle of sidewalk vendors and other entrepreneurs.122 Many of these local stores and restaurants have been owned and operated by the same families for generations.123 According to 2000 census data, Pilsen still contains a strong working-class community, with a median household income of $27,763, more than $10,000 below Chicagos income of
$38,625.124 In 2000, Pilsens population was comprised of 88.9% Hispanics, with 49.1% of the population foreign-born.125 GENTRIFICATION Pilsens unique character, which originated from its Bohemian and Mexican residents, still remains a prominent feature in the neighborhood. However, within the past few decades, Pilsen has been targeted for urban renewal, designated as a desirable location for upscale redevelopment.126 Beginning in 1985, Pilsen began slowly shifting from a predominately working-class to higher-income area. As a result, the renewal and rebuilding of the neighborhood to accommodate higherincome populations runs the risk of displacing former residents that can no longer afford rising property values or taxes. Many of Pilsens neighborhood characteristics are conducive to gentrication. The close proximity to Chicagos downtown area and the University of Illinois at Chicago, access to numerous transportation routes, relatively low rents and property values, and unique character have deemed Pilsen an attractive place to live.127 Tax-increment nancing (TIF), the rise of the Chicago Arts District in East Pilsen, continual exceptions to zoning laws, political actions, and the decrease in manufacturing have also aided gentrication processes, making Pilsen increasingly attractive to artists and middle-class professionals.128 Because Pilsens manufacturing facilities are no longer central to the areas economy, developers and
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builders have specically focused on the conversion of abundant industrial properties into upscale residential lofts. 129 With the increase in urban renewal processes, Pilsens property values and taxes as well as rents have all increased making the neighborhood less affordable to its existing Latino residents.130 Between 1990 and 200, housing prices rose on average by 68%, while between 1995 and 2002, average rents increased by 44%.131 Increases in rental prices are a notable concern, as approximately 74% of all housing units are renter occupied, with almost 60% of residents spending more than 30% of their income on rent.132 Thus, long-time residents, particularly renters, are vulnerable to displacement as increasing property values demand higher paying customers. Businesses are also threatened as higher income tenants...shopping habits and demands cut on their business and, in the event of total gentrication, tend to ride them out of business.133 It is inevitable that Pilsen will contribute to change and grow with time. However, future redevelopment projects should be mindful of Pilsens existing residents and its ethnic heritage. Historic designation is vital in that it has helped protect the area against some gentrication processes by balancing upscale, new development projects alongside preservation. Rather than demolishing and replacing historic buildings with new construction, Pilsens original architecture and character that commemorates historic development and different
working-class immigrant groups can be protected. LACK OF PARKS AND OPEN SPACE Due to the neighborhoods high density, Pilsen lacks green, open spaces.134 In addition, public access to open space along the South Branch of the Chicago River is practically non-existent as the area is closed off by industrial business. 135 The main green spaces are city parks, but beyond these parks: the eastern portion of the neighborhood includes few trees and little grass. Because the residential lots are so densely built, yard space is minimal. There are few public street lawns along the streets. Some houses that are not pushed up to the edge of their lots have small front and/ or back yards, occasionally planted with decorative or vegetable gardens. The western section of the district is less densely built and has considerably more trees, street lawns, and yard space.136 In order to enhance the neighborhood quality of life, encourage recreation, and promote additional social interactions, Pilsen should have greater access to parks and open spaces. Fisk Station may be an ideal location to build a park and river walk, as the site contains a substantial amount of land situated along the South Branch of the Chicago River.
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Potential Funding Mechanisms

Rehabilitation costs, particularly if they include sustainable design plans, can become a prominent barrier that limits the initiation or continuation of adaptive reuse projects. Adaptive reuse costs are inuenced by a number of factors that vary according to different building and site conditions, including time, potential remediation levels, extent of structural or construction activity, ownership, and project size. Because renovation projects face a larger probability for unintended costs, separate funds should be set aside to ensure rehabilitation is completed. In many cases, there is a perception that the costs will be greater than the future benets. However, to offset various rehabilitation costs and avoid cost overruns, successful projects leverage multiple sources of investment and nancing mechanisms. Although certain funding sources vary depending on the intended land use outcomes, mobilizing a mix of public and private funds at each stage of the project can minimize costs. Public funding includes grants, tax credits, or tax-increment nancing. Private funds can derive from businesses, developers, or other organizations to aid the initial equity investments, loans, or grants. In order to offset remediation and renovation costs, the redevelopment and rehabilitation of Fisk Generating Stations historic structures can nanced through a variety of sources. Adaptive reuse projects similar to Fisk Station have utilized:137 1. Browneld and Remediation Grants administered by the U.S. Environmental Protection Agency. Specic types consist of: Assessment Grants: provide funding to inventory, characterize, assess, and conduct planning and community involvement related to browneld sites. Revolving Loan Fund Program: funding for a grant recipient to capitalize a revolving loan fund and to provide sub-grants to carry out cleanup activities at browneld sites. When loans are repaid, the loan amount is returned into the fund and relent to other borrowers, providing an ongoing source of capital within a community. Recipients must generally cover a share of costs amounting to 20% of total funds awarded. Cleanup Grants: provide funds to carry out cleanup activities at browneld sites. An eligible entity may apply for up to $200,000 per site. Cleanup grants require a 20% cost share, which may be in the form of a contribution of money, labor, material, or services, and must be for eligible, allowable costs.
2. The Economic Development Assistance Program administered by the Economic Development Administration: Funds are typically allotted to provide decent affordable housing and create economic opportunities, primarily for low and moderate income people. Grant criteria includes assisting economically distressed or underserved communities and addressing national strategic priorities such as technology-led development, global competitiveness and innovation, and sustainable development. Grant recipients generally bear 50% of project costs. 3. Community Development Block Grants administered by the U.S. Department of Housing and Urban Development: Grants are used to provide decent housing, a suitable living environment, and ex-
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panded economic opportunities principally for low and moderate income people. Funds must be applied for by local government entities and may be used for housing development purposes. Projects must use at least 70% of the funding to benet low and moderate income individuals. 4. Historical Preservation tax credits, grants, or other incentives administered by the National Park Service or from State Historic Preservation Ofces. After a property is listed in the National Register, owners can take advantage of the Federal Historic Preservation Tax Incentives program, federal preservation grants for planning and rehabilitation, preservation easements to nonprot organizations, and possibly International Building Code re and life safety code alternatives.138 Other nancial aid for rehabilitating historic properties includes charitable contributions, state tax incentives, tax credits for lowincome housing, and preservation easements. However, when federal funding is involved, rehabilitation projects must comply with The Secretary of the Interiors Standards for Rehabilitation. Administered through the National Park Service, Internal Revenue Service (IRS), and State preservation ofces, the Federal Historic Preservation Tax Incentives program offers either a 20% or 10% rehabilitation tax credit equal to the amount spend to rehabilitate a property. Although both lower the amount of tax owed on the property, the programs differ in terms of eligibility requirements.139 The 20% rehabilitation tax credit applies to a certied rehabilitation of a certied historic structure.140 A certied historic structure is a building listed in the National Register or located within a registered historic district. The tax credit is available for the rehabilitation of income-producing buildings, specically, commercial, industrial, agricultural, or rental residential purposes, but it is not available for properties used exclusively as the owners private residence.141 A certied rehabilitation must be approved the National Park Service in order to prevent damaging or destroying the interior or exterior
features that dene a buildings historic character. Finally, to be eligible for the 20% tax credit, the rehabilitation project must meet IRS requirements, which are stipulated in the National Park Service, Technical Preservation Servicess report Historic Preservation Tax Incentives. After completing a rehabilitation project, certication paperwork is sent to the State preservation ofce and the National Park Service to be evaluated.142 The tax credit is claimed through an IRS tax form, which is led with the National Park Service certication for the project. Finally, the property owner must possess the building for 5 years after rehabilitation is completed, or pay back the credit in varying amounts depending on the length of ownership.143 The 10% tax credit differs in that it can be applied to the rehabilitation of non-historic buildings placed in service before 1936.144 Rehabilitation must be for non-residential use only and cannot be used on certied historic structures. In addition, the project costs must exceed either $5,000 or the adjusted value of the property, whichever is greater. While there is no formal review process for the 10% rehabilitation tax credit, the credit must be claimed through the IRS. Finally, projects must meet three criteria: at least 50% of the external walls existing at the time rehabilitation began must remain in place at the projects conclusion, at least 75% of the existing external walls must remain in place as either external or internal walls, and at least 75% of the internal structural framework must remain in place.145 Additional funding for the rehabilitation of a historic property is available through the state preservation ofces. The Illinois state preservation ofce, Illinois Historic Preservation Agency, provide other types of nancial aid. For example, historic properties owned by non-prot organizations or public entities can qualify for the Illinois Heritage Grant Program, which is matches the funds used in rehabilitation.146
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5. Listing as a Chicago Landmark can qualify a property for a number of funding incentives. For example, the rehabilitation of a building in a commercial or industrial use may be qualied for Class-L Property Tax Incentives, which reduces the property tax rate for 12 years if the building upholds to the Cook Countys land assessment requirements and the project includes a minimum investment of 50% of the buildings assessed value.147 Commercial, industrial, hotel, or ofce buildings can also qualify for the Facade Easement Donation, the Facade Rebate Program, or a Permit Fee Waiver for City Building Permits.148 Other buildings may qualify for nancial aid through Enterprise Zone Programs, the Vintage Homes Program, and Retail Chicago Business Assistance programs. Finally, landmark status at the city-level in Chicago can also provide building or zoning code exceptions and technical assistance from city preservation specialists. 149 6. New Markets Tax Credits (NMTC): Individuals and corporate investors receive a federal income tax credit for making qualied equity investments in designated Community Development Entities. NMTC are intended to attracts investment capital to low-income communities. A 39% credit of the investment is provided and is claimed over a seven-year period. In each of the rst three years, a credit equal to 5% of the amount paid for stock or capital interest at the time of purchase is allotted to the investor. In the nal four years, the credit increases to 6% annually. 7. Tax Increment Financing (TIF): A tool used to nance a project using the steam of revenue created by the project or other projects within a TIF district. Typically, when a TIF district is created, the amount of tax revenue that the area is currently generating is set as a baseline level held over a period of time. The additional property tax growth spurred by community improvements and TIF funding can then be used to fund new redevelopment projects or pay back bonds issued to pay upfront costs. Fisk Station is located within Pilsens Industrial TIF Corridor, a 907acre district intended to preserve manufacturing within Chicago.150 According to the City of Chicago, funds within the 907-acre district
are targeted for the assembly and preparation of land for new construction projects, to foster rehabilitation projects where feasible, and to assist with private and public investment projects that support local institutional uses. Additional priorities include improvements to seawalls along the Chicago River and assistance for job training and readiness programs.151 In the past, Pilsen TIF district funds has been allocated for redevelopment projects including a Target store, the Chicago International Produce Market, Steiner Linen Corporation, Benito Juarez High School, and road and infrastructure improvements. 152 8. Fisk Station is also located in Enterprise Zone 1, a specic area intended to foster and create employment opportunities through incentives such as sales tax exemption, property tax reduction, nance assistance, real estate tax exemption, investment tax credit, state jobs creation credit, machinery and equipment sales tax exemption, and utility tax exemption.153 9. Other sources include: tax abatement for a specied time period, energy efciency incentives, private or non-prot grants or loans, or other sources can also contribute funding to an project. Fisk Stations redevelopment could utilize these discussed nancial mechanisms to minimize costs and reinvest money back into Pilsen. The total project costs will depend on a variety of factors such as the extent of environmental contamination, the nal land and building uses, or the buildings structural issues. The majority of cases involving the successful adaptive reuse of coal-red power plants have leveraged a mix of public and private funding sources at each stage of the redevelopment project. Because recycling power plants can prove to be costly, these nancing tools may help minimize costs and push adaptive reuse forward.
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Recommendations for the Future Use Of Fisk Station

The future of Fisk Station is yet to be uncovered given the recent announcement to close Fisk Station. Site ownership, remediation, zoning, and project funding represent only a few of the difcult hurdles ahead. Within the coming months and years, new information and plans regarding the sites future will be unveiled, especially as Mayor Emanuels task force has recently begun to further investigate the redevelopment potential. City ofcials, private developers, community members, local organizations, and other interested stakeholders must rst consider preserving Fisk Stations various buildings. Fisk Station possesses a remarkable place in history, serving as a tangible representation of Chicagos development and the growth of the electric industry. The power plants recent history is also worth remembering and preserving. For over a decade, environmental and community organizations campaigned against the pollution and environmental injustices caused by Fisk Station. The struggles, embodied within the site, should be remembered by the community and Chicago at large. Even though Fisk Station will no longer serve its original function in generating electricity, the soon-to-be obsolete facility holds enormous opportunities in regenerating economic activity and providing valuable services to Pilsen residents. Given its rich history, large acreage, and waterfront access, Fisk Station possesses a strong reuse potential to once again house new economically viable functions and serve as a community anchor. While the closure of Fisk Station has been deemed a historic victory in itself, efforts should now turn toward preserving the site and assigning its existing buildings new, positive identities with benecial functions. The demolition of Fisk Station would mean the loss of architecturally district structures that symbolize the modernization of electricity in the twentieth century and community activism. The ornate buildings and their signicance cannot be replaced once demolished. Even if demolition was deemed more cost effective than preservation, it is not a recommended option for redevelopment as it would remove invaluable and priceless structures from Pilsen. Instead, these build-
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Environmental Law and Policy Center
ings should be allowed to continue to thrive and serve the surrounding community. There is also the potential for the site to remain unoccupied, fenced-off, and unused. Similar to demolition, vacancy would eliminate the opportunity to transform Fisk Station into a space to meet the needs of Pilsen residents, the community, and serve future generations. Given the current economic environment, redevelopment may become a lengthy, extensive process, which could leave the 44-acre site vacant for an indenite period of time. Prolonged vacancy would hamper community development and adversely affect the local economy. But, ideally, remediating, beautifying, and revitalizing Fisk Station can help recapture economic investment and allow people to utilize the once polluted land. Given its rich historic and architectural signicance, it is clear that Fisk Stations buildings should be protected in order to become a permanent feature in Pilsen to contribute to the neighborhood's dynamic fabric. However, the prominent issue remaining is how to transform Fisk Station into a purposeful place that creates jobs, fosters business growth, and enhances residents quality of life. In order to ensure Fisk Station is preserved and assigned new viable functions, the site needs to be further examined for the extent of remediation necessary, building integrity, and structural issues. In addition, feasibility studies, which would include a nancial and economic assessment for future reuse, should be conducted along with an extensive dialogue process involving Pilsen residents, local organizations, representatives from community business, historical preservation organizations, and redevelopment stakeholders. The following recommendations for the site have been determined through site specic research and from utilizing the lessons presented in the case studies featuring the adaptive reuse of power plants, discussed later. These recommendations are by no means meant to be denitive. Instead, they stand as suggestions which hopefully will inspire other creative reuse ideas within and without the Pilsen community.
However, regardless of specic future land uses, Fisk Stations buildings, unique character, dening architectural features should be preserved and restored. In addition, new functions should retain Pilsens cultural, ethnic, and historic values, while also encouraging positive community development and economic growth. The recommendations are as follows: 1. Attain Historic Designation Status to Preserve Fisk Stations Buildings As discussed earlier, Fisk Station may be eligible for listing under the National Register of Historic Places or Chicago Landmark status due to its distinct architecture and historic value. Historic designation under either of these preservation programs may be vital in protecting Fisk Stations buildings from demolition and to fund rehabilitation projects. Fisk Station offers a variety of unique industrial and architectural features that have repeatedly preserved in the adaptive reuse of other power plants across the United States. While industrial equipment once used for generating electricity, such as the turbines, smokestacks, steam pipes, or coal hoppers, may seem unfavorable for redevelopment, other adaptive reuse projects have restored selected features to maintain the power plants identity. Projects have even taken advantage of these characteristics and used them as unique marketing tools. Dening features onsite could be preserved. One dening characteristic of older power plants is their spacious turbine-generator halls, which provide a large open space to house creative new functions. Fisk Station actually possesses two generator rooms due to the 1959 addition. Select industrial equipment or other invaluable pieces, such as the various plaques commemorating the site anniversaries, could be restored to showcase the sites past in electricity generation. Since it rst began operating in 1903, Fisk Stations buildings have been repeatedly altered. The 1959 turbine-generator room addition to the Original Powerhouse, which contained the original 5 MW turbine
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and thus largely represents the sites historic signicance, is the most prominent example of all the site renovations. The construction of the large, red metal clad turbinegenerator building led to changes in interior features, the deconstruction of the original boiler room, and removal of several smokestacks, which has compromised the historic integrity of the existing buildings. The sites original integrity is crucial for listing the site in the National Register of Historic Places and as a Chicago Landmark. However, many of Fisk Stations historic and architectural features remain on the site today. Though the 1959 addition drastically changed the Original Powerhouses initial form, the turbine room has been preserved and continues to exhibit unique interior and exterior features dating back to its construction in 1903. Other buildings onsite seem to have undergone less renovations. The fact that Fisk Station has continued to operate since 1903 should be considered in designating the site historic. From its need to continually generate greater electricity, the power plant required numerous technologic upgrades. Stylistically different than the other historic buildings onsite, the minimal, modern design
featured in the 1959 addition to the Original Powerhouse architecturally reects the time it was constructed. However, this building alongside the loss of other characteristics due to renovations are symbolic of Fisk Stations ongoing functions that lasted for over a century. Due to its more recent date of construction, the 1959 addition does not necessarily represent the sites architecture or signicance in history. Although some of the existing industrial equipment may hold a degree of signicance and could be showcased in an adaptive reuse project, the overall structure may not be worth saving. Demolition may be favorable in order to increase open space along the Chicago River, house new activities onsite, or place further emphasis on other historic buildings. While accommodating new functions, removing this structure would also not compromise the overall integrity of the site and its separate buildings. However, the removal of the 1959 addition may be difcult if the Original Powerhouse is preserved because the two buildings are physically connected and may share structural features. Yet, despite its lack of historic or architectural signicance, the removal of the 1959 addition would be to se-
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lectively edit Fisk Stations chronological development. The 1959 turbine-generator building has become the visual representation for identifying Fisk Station due to its size, prominent red color, outward facing position, and smokestack that is visible from distant parts of the city. If preserved, the 1959 addition could commemorate Fisk Stations distinct identity, operations, and events. The building could also pay tribute to the decade of activism by environmental and community organizations against Fisk Stations pollution, to the continual technological upgrades that occurred after the original 5 MW turbines initial success, and to the countless employees who worked at the site. If the redevelopment plans for Fisk Station intend to preserve the buildings more recent industrial past, the red metal clad structure provides a unique visual connection and memory to the site. The preservation of Fisk Station is vital in preserving Pilsens historic architecture and heritage. Without historic status, Fisk Station remains unprotected and cannot receive necessary nancial aid for rehabilitation. The power plant is located just a block outside the Pilsen Historic District boundaries and, thus, is not a recognized as a historic landmark. In addition, a few of the buildings on site are rated orange on the City of Chicagos Historic Resources Survey. Under Chicagos DemolitionDelay Ordinance, these buildings would be subject for review during a 90-day hold before demolition, but only provides limited protection against being torn down. Because historic designation listing relies heavily on local
political support, Fisk Stations preservation must also seek to obtain aldermanic and ofcials support. In order to advocate for the historic preservation of Fisk Station, residents, community organizations, preservation groups, and city ofcials should be involved to understand the sites historical and architectural signicance and ensure it is protected in the future. If necessary, methods to advocate for preservation could include a letter writing petition, gaining support by elected ofcials and city ofcials, meeting with the current owner Midwest Generation to discuss preservation, directing preservation groups and community organizations to lead campaign, or holding public events. Although the discussed renovations and alterations may pose a challenge in designating the site historic, Fisk Stations buildings may still be eligible. Because Fisk Station contains numerous buildings, it is possible that only selected buildings could be listed. However, these historic buildings should be collectively preserved as they all once contributed to the sites operations and signicance. Many of the historic buildings still possess their essential physical features and distinct architectural qualities that convey their signicance within the entire power plant. Even though building features have been stripped over the power plants lifetime, historic designation will help ensure the unique characteristics will not be lost in the future.
E.A. Rogers
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2. Subdivide the Property for Mixed Land Uses Fisk Stations large site size and various historic buildings allows for a range of new, creative land use options. Mixed-uses may be the most benecial option rather than a single purpose as it would take advantage of the sites unique layout and could serve all stakeholders involved, particularly residents. Each historic building onsite could one day hold different purposes. The diversity in each buildings attributes, such as square footages, layout, or location on the site, should be studied further for decision making. The unique buildings features should be utilized to assign the best new uses, that realistically t into the spaces, and to attract potential tenants. For example, the Original Powerhouse contains a large turbinegenerator room with tall ceilings and ornate interior details. The potential uses of the Original Powerhouse would no doubt differ from the Frequency Changer House, which is much smaller in size and located closer to the remaining substation and Chicago River. Overall, redevelopment should take full advantage of the potential create uses of Fisk Stations unique buildings and layout. Rehabilitating Fisk Stations historic structures into market uses should be a priority in terms of restoring the loss in employment and tax revenues. In order to continue to support the citys tax base and surrounding community, there is substantial pressure for the redevelopment project to create an equal or larger amount of revenue and employment opportunities than those offset by Fisk Stations retirement. Remediation, rehabilitation, and construction on the site can generate diverse types of temporary jobs while the nal redevelopment project will require permanent employment positions. Attractions geared toward tourists may also be a considerable option to create permanent, year-round jobs and expand the local economy. The new land and building uses should also be considered in regards to larger economic development goals and local issues in Pilsen. Understanding the local context and public role is vital in creating new, valuable, and economically viable building functions. To ensure Fisk Stations reuse support Pilsens future prosperity, residents input, unmet
needs, and Pilsens long-term goals should be examined. The market for potential tenants and an assessment of the future prices for services in relation to residents need and affordability should also be evaluated. Regardless of the specic future functions, general redevelopment goals for Fisk Station should include preserving and strengthening Pilsens cultural and historic character, incorporating environmentallyfriendly uses for residents to enjoy, providing affordable services to be used by residents, encouraging positive community investment, and triggering economic growth. Overall, Fisk Station should play a supportive role in Pilsens future and avoid magnifying gentrication in the area. The gentrication processes occurring in Pilsen, specically upscale development projects and the conversion of industrial spaces into artist work spaces or residential lofts, places Fisk Station in a precarious situation. The sites large acreage and waterfront access deems it an attractive, valuable property for private real estate developers. Given that the planning process for redevelopment has only just begun, it is difcult to chart a course for Fisk Stations future role in the community. But Fisk Station should not become part of the current trend in demolition or the conversion of industrial spaces oriented toward higher-income populations. Instead, Fisk Stations new land uses could be allotted to both public and private purposes. Mixed-use development also may be crucial in dispersing project costs over time and in enhancing project feasibility. Because Fisk Station possesses a large site size, a unique layout, and separate buildings, redevelopment could occur in phases. Remediating or rehabilitating one building or land parcel at a time may lessen the nancial risk due to continually monitoring changes in the marketplace and ensuring funding will be available over the long-run. In addition, a coordinated, staged process could also help avoid the vacancy of all buildings for prolonged periods and provide additional time to deal with other site problems. For example, the site is divided in a complicated manner in terms of ownership. ComEd owns transmission and electric lines, a substation, and others structures located
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throughout the site. Thus, if the site is developed, electric lines may need to be rerouted. Phased development could allow for some portions of the site to operate, while simultaneously addressing other problems or planning aspects in different areas or buildings. However, the question remains in how to make Fisk Station a purposeful place for all to benet and learn from. Specic land use options could include new light industrial activity, small businesses, waterfront access and parks, or a museum or cultural center. Based on its current zoning and location, Fisk Station is ideal for housing new industrial activities. But zoning changes to allow other civic uses may also prove benecial to the community. Collectively, the potential new land and building uses discussed below could provide different types of jobs and various amenities to Pilsen residents. These recommended purposes are explained in greater detail below. Industrial and Small Business Development With an Emphasis on Sustainability Fisk Stations future land uses need to be considered in terms of zoning restrictions. Due its current location within Pilsens Planned Manufacturing District (PMD) and its surrounding industrial operations, industrial operations remain an ideal future use. Fisk Station could potentially be transformed into a sustainable manufacturing facility in order to create green jobs and foster Pilsens economic growth. Because it is surrounded by a variety of industrial businesses, the site could also potentially work with nearby industrial businesses in terms of materials, division of labor, or the like. A green manufacturing facility is a feasible option as this type of land use is permitted under the current PMD status and some of the existing industrial equipment could potentially be reused. In addition, because Fisk is currently connected to the electric grid through its existing infrastructure, renewable energy generation could more easily be integrated into redevelopment designs.
Finally, Fisk Station could also serve as a location for sustainable workforce, technology, or business development in order to support green job training, entrepreneurship, and manufacturing growth. Large buildings, such as the Administration Building or Switch House No. 1 could serve as a business incubator, which would house new businesses with modest means. Parks and Open Space: Waterfront Redevelopment Pilsen has historically lacked parks and open spaces due to its density and development patterns. In addition, much of the Chicago River is closed off and inaccessible due to industrial operations. Today, Many locals have a contradictory or complicated attitude toward the river. They see it as polluted, dirty, smellymany local residents steer clear of the river or dont even know exactly where it is or how to access it. This confusion is certainly justied. Winding through industrial areas and city eet management vehicle depots, the stretch of waterway on either side of the Racine Avenue Pumping Station in Bridgeport is elusive, its banks mostly blocked and obscured by chain-link fencing, thick vegetation, and imposing old brick buildings. 154 Similarly, Fisk Station has been closed off to residents for decades. However, a portion of the site could potentially be transformed into a publicly accessible park, which features green space and trails. Because Fisk is located on the South Branch of the Chicago River, it remains a valuable property that could provide future waterfront access, open space, and recreational activities to residents. Two properties, zoned as Planned Developments (PD), are located to the east of Fisk Station and feature a short, vegetated public trail along the South Branch of the Chicago River. However, the trail is very short and most residents are not aware of its existence. The only entry point is located at the back of the distribution warehouse at 929 W. Cermak Road. The riverside path on the PD parcels to the east offer the potential to extend the trail and green space to Fisks waterfront. Building a contiguous natural open space would welcome pedestrian trafc, further enhance the areas environmental quality, and benet the commu-
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nity. Because Pilsen lacks parks and natural open spaces, adding a public river walk is essential. Fisk Station could also prove important in changing the perception and nature of the Chicago River in Pilsen. The site could help improve upon the health and well-being of residents by providing recreational outdoor activities, such as sports elds, canoeing, kayaking, picnic areas, or shing. Instead of polluting Pilsen and restricting access to the river, Fisk Station could one day provide a place for families to enjoy nature, learn about native plants and urban wildlife, and spend time together. Fisk Station could potentially connect to Chicagos water transportation system, making the site an new entry point for Pilsen. This may include extending river taxis, architectural boat tours, kayaking, and canoeing from the Loop. Although bringing river taxis and boat tours to Pilsen may seem costly or unlikely, waterway transit already extends to the nearby neighborhood of Chinatown and also has provoked an interest in involved stakeholders. Lynn Osmond, the Chicago Architecture Foundation President and CEO, has discussed extending the organizations boat tours to Pilsen.155 The Foundations architectural boat tour is used by 200,000 people per year, producing $5 million in revenue for the company, not including the additional indirect impacts related to tourism. Osmond states: Right now, the majority of the activity around the river is contained downtown, but that could be addressedThe plan is to continue that, ideally all the way to Pilsen, so that you end up with a continuous ow across the cityWith Pilsen, if you had something to show along the river, people would start to see the area as an asset...It would be fabulous to go out to Pilsen regularlyif, every Sunday morning for instance, there was this extended river tour that really went up to the North and South Branches. The changes in the river have had a lot to do with the buildings. If you look at the number of new buildings in the last 20 years, a major proportion around the river has been built since then. Their success is clearly connected.156
Connecting Pilsen to Chicagos transportation and tourist system at Fisk Station could spur additional economic development in the neighborhood, draw more visitors to tour the Pilsen Historic District, and also provide a new transit route for residents. With new green spaces and a water transit system, Fisk Station could become a distinguished site for both Pilsen and Chicago. It has the potential to become a destination, that draws in both community residents and tourist, while also providing an exciting place to visit and enjoy. Museum or Education Center One of Fisk Stations historic buildings could potentially house a museum or educational center to celebrate the history of Fisk Station or Pilsens ethnic or cultural past. A museum or education center is ideal as it could create year-round jobs and provide a learning environment for both residents and tourists. One potential option would include creating a museum dedicated to the sites industrial history and the growth of electricity, perhaps afliated with Chicagos Museum of Science and Industry. In addition to creating a place for all people to learn about electricitys development and technologic innovations, Fisk Station would also service as a memorial to the power plants role within the industry. Besides the historic buildings, a number of historic artifacts remain at the site today. For example, industrial equipment related to past coal operations, the memorial garden which commemorates past employees and reghters that have lost their lives in accidents, historic photographs, and large metal plagues that celebrated various site anniversaries could be preserved and restored within a museum. The original guestbook signed by hundreds of visitors, including Thomas Edison and Britains King George and Queen Mary, remains at the site. These original historic pieces are vital in honoring and remembering the importance of Fisk Station, but also in educating the public on the sites past. Although the original 5 MW turbine has been removed from the site, it has been preserved and remains at General Electrics headquarters in New York. The 5 MW turbine was a daring innovation for its day and led
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to Fisk Stations success. As a result, the turbine has been designated national engineering landmark by the American Society of Mechanical Engineers. General Electric could return the 5 MW turbine to Fisk Station for public display and to commemorate the power plants past. Preserving both the industrial and non-industrial artifacts in Fisk Station would provide a unique educational experience for Pilsen residents and visitors. Additionally, a museum could also be geared toward honoring Pilsens various cultures and immigrant, working-class groups that have greatly inuenced the neighborhoods development. A facility of this type could also adopt a broader historic focus in related to Pilsens Historic District and provide walking tours to nearby historic landmarks and shops. A museum dedicated to Pilsens culture and history will help promote additional business opportunities and heritage tourism. The creation of a museum in one of Fisk Stations buildings would welcome pedestrian activity. Thus, additional amenities, such as cafes, artist galleries, small stores, or performance spaces, could be built into the site to serve the needs of residents and visitors. However, if one of Fisk Stations buildings were to be reused as a museum, the space should also be utilized to house neighborhood activities and support. Although tourism is important in strengthening Pilsens economic growth,
Tourist initiatives can be damaging to communities, such as Pilsen, where lowincome residents are struggling for resources; these resources are instead being funneled to support people who enter the community for a brief period of time, consume and absorb certain aspects of it, and then leave it to its own self-preservation and the often polluting effects of this tourism....Tourism, however, as a primary local development tactic may carry the danger of solely providing an experience to the tourist while ignoring factors inuencing quality of life for its residents. 157 Thus, tourism should not be prioritized over existing residents, but instead alongside community support. A cultural center could house meetings, public events, festivals, and exhibitions. In addition, other community resources and services, such as job training or placement, could be provided. Fisk Station presents a rare opportunity in promoting an understanding and education of electricity, immigrant populations, and Pilsens historic aspects. Industrial equipment that once helped in the power plants operations along with other historic artifacts that remain at the site today. These unique features are vital in conveying information on Fisk Stations rich legacy and paying tribute to its past. At the same time, Fisk Station can also house valuable community spaces that support Pilsen residents and their cultural activities.
Below: Thomas Edison and others standing in front of the 5 MW turbine in 1922. The turbine could potentially be returned to Fisk Station. Far Below: Plaque commemorating Fisk Stations 100-year anniversary, which could be preserved.
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B. Salmon
Zink
Moving Toward a Mixed-Use Future These proposed uses demonstrate the extraordinary possibilities in assigning Fisk Station diverse and creative land options. After a detailed site analysis, feasibility studies should be conducted to identify the sites true market potential and ensure that the land use options adhere to the communitys needs.
1 7 2
5 9 8
Historic(Buildings
1. 2. 3. 4. 5. 6. Original*Powerhouse Administra7on*Building Switch*House*No.*1 Switch*House*No.*2 Maintenance*Shop Frequency*Changer*House
10
7.**1959*Powerhouse 8.**Transmission*Sta7on 9.**Peaker*Units 10.**Old*Transmission*Terminal*
Right: Site layout of Fisk Station, which could be subdivided for mixed-use purposes.
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B. Salmon
3. Integrate Sustainable Elements And Uses Fisk Stations historic preservation should be implemented alongside sustainable design. Fisk Station should follow in the footsteps of other adaptive reuse cases that have successfully restored a power plants original features, while also retrotting the building to increase energy efciency and lessen the sites environmental impacts. Some power plants, which once polluted the surrounding neighborhood, are now LEED-certied structures. Additionally, these facilities have even integrated sustainability into their new building functions, such as in the case of a charter schools curriculum. Green infrastructure and design could include energy production via a geothermal system or solar panels, retrotted historic windows, storm water management, energy efcient heating and cooling systems, green roods, or onsite urban agriculture. These sustainable elements should be used to showcase innovative solutions in reutilizing industrial power plants and how contaminated sites can be repurposed for a cleaner future. In addition, because the site is zoned for industrial activity, the site could also potentially house businesses that manufacture sustainable-based products or technology. Given the sites history of pollution, sustainable aspects should be incorporated into Fisk Stations future land uses to improve upon residents quality of health and the existing environment. Fisk Station should become a city attraction that demonstrates how a dirty power plant can be successfully transformed into an environmentally-friendly, vibrant space that engages public activity. 4. Multi-Stakeholder Involvement Multi-stakeholder involvement is key in redeveloping Fisk Station, regardless of who is directing or funding the project. The city, elected ofcials, private developers, preservation rms, Midwest Generation, engineers, architects, neighborhood organizations, residents, or any other local stakeholders should be involved in the planning process for the sites future uses. These partnerships are necessary in order to provide
various expertise and perspectives, as well as to gain community, political, or nancial support for redevelopment. However, each of these stakeholders will have different goals and objectives for future use. For example, a real estate developer would be most interested in obtaining the best return on an investment, a preservation group would aim to save the original integrity of buildings, whereas Pilsen residents may want to focus on services they need most in the community. Fisk Stations nal use should try to satisfy most, if not all, interests involved, but should also place additional emphasis for Pilsen residents and community organizations as the nal land reuse would affect them most. Thus, public engagement is crucial for the sites success and the process must be opened to all residents for their input on the future land uses. Fisk Station played an important role in Pilsens local history and economy, through providing employment, revenue, and other nancial assistance. In addition, the pollution generated by the power plant has been a major concern for residents and community organizations, triggered over a decade of protests. The redevelopment project within Pilsen should strive to preserve historic and cultural identity while also meeting the communitys needs. 5. Competitive Project Proposals Because Fisk Station will no longer generate electricity by the end of 2012, new creative uses must be assigned to the property. As stated in the previous recommendation, a variety of participants should be included in the redevelopment process. Specically, community organizations, students and departments from nearby Chicago universities, local architectural design companies, and engineering rms should be encouraged to engage in the process through designing site proposals or providing expertise on various topics. Specially, a contest for the future land uses or architectural designs could be opened to the public, community organizations, and potential businesses. These types of proposals are vital in identifying unseen creative and innovative ideas to be used for nding unique future reuse
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options. A competitive contest would help create a vision for the sites future and allow the public to participate in the planning process. 6. Creative Designs for the Existing Substation While the redevelopment of Fisk Station would entail removing various industrial equipment that once aided electricity generation, the electrical substation, owned by ComEd, is to remain on the site after the power plant retires. The substation presents aesthetic and safety challenges for certain future land uses at Fisk Station. High voltage substations also need to be secured to ensure the public is protected from harm or possible malfunctions. However, creative solutions can help merge electrical operations with a future increase in pedestrian or economic activity. For example, in Austin, Texas, the substation at Seaholm Power Plant will be concealed with a wall. Additional information on the adaptive reuse of this site is discussed later. Instead of a conventional barrier, the wall will showcase public art and various designs, which may include wood, concrete panels, perforated metal, and even rainbowcolored lights at night.158 Austin City Hall has approved the construction
of a 12 to 25 foot wall at an estimated cost of $800,000. The costs will be primarily funded by the property owner, Austin Energy. The remaining costs will come from Austins Art in Public Places program, which requires designated funds for city art projects. Seaholm Power Plants redevelopment is to include new stores, a hotel, residences, and an event space, which will increase overall activity in the area. As a result, the wall is important in creating a pedestrian friendly environment for enhanced safety, while also serving as an attraction. Rather than remaining visually unattractive or dangerous, the wall benets both visitors and those who live or work near Seaholm Power Plant. Fisk Station could potentially follow a solution like the one provided by Seaholm Power Plant that transformed an ordinary chain-linked fence into an artistic, unique wall. Additionally, a substation wall surrounding the substation at Fisk Station could take advantage of Pilsens artistic resources and contribute to Pilsens ethnic heritage. The wall could complement the neighborhoods Latino-inspired murals and mosaics, that have long reected the values of Pilsen residents.
Below: Preliminary designs for the substation wall at Seaholm Power Plant in Austin, Texas. Substation Art Wall
Substation Art Wall
Southeast Corner at Shoal Creek and the planned 2nd Street Bridge
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Substation Art Wall
NIGHT. Southwest Wall at planned 2nd Street and West Avenue, across the street from the Seaholm Power Plant.
17 17
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Toward A Future In Historic Preservation and Adaptive Reuse

In 1903, Fisk Station became a monument to the electric engineering world. When built, the power plant was the largest, most efcient steam generating plant in the world of its kind. Its original 5 MW turbines triumphed against the technologic limits of the reciprocating engine. As a result, Fisk Station aided the growth of electricity in Chicago as well as the electric industry at large through spurring rapid technologic improvements throughout the 20th century. Of Chicago Edisons earliest central power stations, today Fisk Station is one of the only to survive. Thus, its historic buildings should be preserved to honor its innovative, inuential role and ornate architecture. The closure of Fisk Station by the end of 2012 will have profound economic impacts on both Pilsen and Chicago. Although the site faces a number of redevelopment challenges, the newly formed task force created by the City of Chicago has begun to plan for the sites future. However, the prospects for the adaptive reuse of Fisk Station are yet to be fully explored. It is uncertain whether it will remain a contaminated, unused, and fenced-off property or become a memorable, benecial resource for the community. Many power plants across the United States today have been converted into valuable community spaces and remain impressive educational resources on the history of electricity. The redevelopment of Fisk Station should follow similar footsteps of past successful examples by showcasing the future civic, economic, and recreational value of repurposing power plants. It is imperative that historic preservation and reuse are considered for Fisk Stations redevelopment. Although the power plant will no longer serve its original purpose, the buildings can be modied to house new functions. Fisk Stations unique assets, classical revival architecture, historic signicance, close proximity to downtown Chicago, and waterfront access deem the site an ideal candidate for redevelopment and encourage project feasibility. The site offers valuable redevelopment opportunities that can drive employment and preserve community identity while improving public and environmental health. Transforming Fisk Station from an old, polluting coal-red power plant into a vital neighborhood landmark would showcase positive community investment, celebrate current cultural values, and promote a healthy, sustainable future for Chicago. The featured recommendations highlight the immense possibilities for Fisk Station, but are no means intended to dene the sites future. The extraordinary opportunities remain to be seen for Pilsen and for Chicago at large. However, if preserved and reused for positive purposes, Fisk Stations historic buildings can become a valuable asset to Chicago, illustrating creative outcomes alongside historic preservation. The site should continue to honor the ingenuity and modernization in the electric industry while also providing new economic benets and an exciting place to visit. What was once the largest steam generating plant in the world should one day serve future generations without erasing the past.
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Case Studies: The Adaptive Reuse of Power Plants

The following cases studies highlight successful adaptive reuse projects, which have been completed or are currently in the process of being redeveloped. In general, the examples demonstrate the extraordinary opportunities for power plants along with the best methods and different approaches for effectively recycling old, obsolete generating stations. Power plants have been repurposed in other countries, which acknowledges these sites international signicance in redevelopment projects. However, for the purpose of this preservation plan, only examples located in the United States will be included. By only focusing on national case studies, these examples intend to present more realistic, practical project comparisons based on similar regulatory requirements, political structures, and funding options. Many older coal-red power plants possess inherent building characteristics that warrant these sites ideal for redevelopment. In addition, due to the economic factors associated with the use of coal for energy generation amidst stricter environmental regulations and competitive alternatives, a large number of existing power plants in the United States are planned or are looking to retire within the next few years or decade. As a result, coal-red power plants have become attractive candidates for adaptive reuse due to their industrial features, unique architecture, size, and proximity to the waterfront or dense urban centers. As more old facilities close and no longer serve their originally intended purpose, they can be assigned a new, unrelated uses that incorporates both sustainable design and historic preservation. Power plants have been converted into a diverse range of new building and land uses for both public and private purposes. In past examples, these sites were transformed into ofces, community spaces, museums, schools, shopping centers, entertainment districts, condominiums and apartments, or mix-use developments projects. However, regardless of the nal building use, one of the most important aspects to be gained from the collection of examples is that, even though reusing power plants can be one of the most challenging types of adaptive reuse, projects are feasible and have been successful. The cases studies from across the United States strongly illustrate that, many times, redevelopment is worth the challenge. Collectively, these case studies create a compelling case for remediating and repurposing other valuable retiring or decommissioned power plants. While the physical transformations are visually impressive, these projects symbolize the coexistence of historic preservation and sustainability through preserving the original industrial history while simultaneously assigning a more environmentally-friendly purpose to benet the surrounding communities. The adaptive reuse of coal-red power plants is not limited to the six case studies presented below. For example, in Portland, Oregon, Station L Power Plant was converted into the Oregon Museum of Science and Industry, which features sustainable design elements and cost a total of $40 million.159 The South Street Power Station, located in Providence, Rhode Island, will be soon
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house a restaurant, museum, ofce space, and luxury hotel at a cost estimated to total over $150 million.160 In 2013, PG&E Power Station B, in Sacramento, California, will be reopened as the Powerhouse Science Center, a high-tech education facility that is estimated to cost $50 million.161 Other repurposed power plants, or those that are in the process of being redeveloped, include: Salem Harbor Power Station, in Salem Massachusetts; Chester Power Station in Chester, Pennsylvania, IRT Powerhouse in New York City, New York; Pennsylvania Railroad Powerhouse in Queens, New York; Mission Road Power Plant in San Antonio, Texas; and Ottawa Street Power Station in Lansing, Michigan. The growing number of projects featuring the adaptive reuse of power plants indicate that these buildings and sites are an attractive and popular redevelopment option for cities and developers. Lessons Learned Each case study highlights the different approaches in preserving historic, architectural characteristics and assigning a new purpose to an obsolete power plant. Although each adaptive reuse example is unique, collectively they illustrate a variety of lessons in regards to recycling coal-red power plants. The valuable lessons gained from examining these case studies include:
Many power plants have been left vacant for years or decades
after they have been decommissioned, which can contribute to the erosion of a neighborhoods character and harm the local economy. Instead of remaining derelict or vacant, sites have become attractive, integral parts of the surrounding neighborhood by generating new jobs, tax revenue, and business opportunities. spurred further economic development in the surrounding area or has been implemented in conjunction with larger redevelopment plans. tural features that have repeatedly been preserved in the nal reuse. Industrial equipment once used for generating electricity, such as the turbines, smokestacks, steam pipes, or coal hoppers, may seem unfavorable for redevelopment. However, the original features have been preserved in many buildings in order to maintain the power houses identity and have even been used as a unique marketing tools. vast open space to house new building uses. These turbinegenerator halls are an appealing building feature due to the versatility in implementing new functions or purposes. recting or funding the project. The city, private developers, neighborhood organizations, and residents should be involved in the planning process. These partnerships are necessary in order to gain social, political, or nancial support to move the redevelopment process forward. adaptive reuse. For example, in some cases, the power plant may still be owned by the utility company, who may refuse to sell the site to pursue their own objectives or, conversely, place the building on the market to earn a prot. However, many power plants have been repurposed due to strong ex-
In some cases, the adaptive reuse of a specic project has
Power plants offer a variety of unique industrial and architec-
Older power plants large turbine-generator halls provide a
A power plants close proximity to an urban center or location

along the waterfront has aided redevelopment through spurring private investment and attracting City attention. Even though these buildings have outlived their original use, they are typically located on properties that have an underlying value. This may be due to the existing infrastructure, transportation access, or other nearby services. building or land use, as power plants have been repurposed for a variety of new public or private functions. However, the surrounding area should be examined in order to determine what is the best t for reuse.
Multi-stakeholder involvement is key regardless of who is di-
The success of a project is not necessary based on the nal
Who currently owns the site may determine the future for
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ternal support outside the utility company, by community organizations or the local government.
Because power plants are or once were a vital part of a neigh-
borhoods local history and economy, residents and community organizations play a strong role in the redevelopment process. In some cases, citizens have been the driving force behind adaptive reuse and have helped determine the nal land use options. Understanding the local context and public role is vital in creating a new, valuable, and economically viable building function. cally entails dismantling industrial equipment as well as removing asbestos, lead paint, underground tanks, or any other hazardous materials. The extent of remediation depends on a variety of factors, such as the buildings age. case to case, recycling power plants can become more expensive due to environmental clean up efforts or the nal building use. A few projects were primarily funded by private investments. However, most adaptive reuse examples utilized a variety of nancial mechanisms from both public and private sources to minimize the total costs and help pay for each stage of redevelopment. mented alongside sustainable design. These projects highlight the ability to successfully restore a power plants original characteristics, while also retrotting features to increase energy efciency and lessen the environmental impacts caused by the building. Some power plants, which once polluted the surrounding neighborhood, are now LEED-certied structures. In one case, sustainability was even integrated into a charter schools curriculum. number of circumstances, including the building characteristics and future site use. Many times a reuse design reects the
communitys goals or civic pride. In some examples, only the exterior of the original power plant has been preserved. However, in other cases, the industrial equipment has either been reutilized for new manufacturing purposes or has been restored as a showcase piece to pay tribute to buildings history in power generation. Regardless of the nal reuse, repurposing power plants provides a unique opportunity to preserve and repurpose a buildings distinctive architecture and structural features. The highlighted case studies display diverse and ambitious nal building and land options for power plants. These industrial relics, many of which remained vacant for decades before redevelopment, today serve as an impressive, educational resource on the history of electricity. The lessons learned are crucial in understanding the different strategies and factors related to the reuse of power plants. They have demonstrated the methods used to preserve a powerhouses original character and assign these spaces new functions. In addition, these examples emphasize the future civic, economic, and recreational value of repurposing power plants, especially as they have helped foster community revitalization in the past. These case studies are valuable in considering the adaptive reuse of Chicagos Fisk Generating Station. Analyzing how similar structures have been reused may be worthwhile in determining the sites nal outcome. Placing the location and other local redevelopment challenges aside, each example is relevant for comparing and determining Fisk Stations adaptive reuse potential. The information and insight yielded from these examples shed light into how Fisk Station could similarly benet from adaptive reuse and helps visualize the creative possibilities for the sites future.
Most coal-red power plants require remediation, which typi-
Although the total costs for an adaptive reuse project varies
In some examples, historic preservation has been imple-
In general, the best adaptive reuse design depends on a
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Pratt Street Power Plant

Baltimore, Maryland! !
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Original Use: Pratt Street Power Plant, 1900-1973 Current Use: Mixed-use entertainment, retail, and ofce space Redevelopment Dates: 1995-1999 Project Costs: $50 million Major Funding Mechanisms: Private funding from Cordish Companies Key Project Features and Results: After sitting vacant for many years, the City of Baltimore bought the site in 1977. However, after a number of failed attempts to reuse and renovate the power plant, the City allowed Cordish Co. to convert the site into an entertainment hub. Thus, this example highlights adaptive reuse success through public-private partnerships and large private investments. The sites new uses include ESPN Zone, the Hard Rock Cafe, Barnes and Noble, and a variety of restaurant. Today, the Pratt Street Power Plant is a tourist destination, which attracts about 10 million visitors and generates millions of dollars in taxes to the public sector. Key Project Features and Results: The building is architecturally signicant, featuring Neo-Classical details, and also played an important role in the development of Baltimore City, as it
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Cordish Co.
Redevelopment Issues: During the 1980s, Six Flags Theme Parks attempted to convert the power plant into an indoor amusement park. The amusement park failed and was closed in 1989, leaving the site vacant. During redevelopment, Cordish Co. wanted to increase the openness of the buildings interior by removing the original coal chutes and smokestacks. However, Marylands historic preservation agency vetoed the idea, forcing the company to adapt its reuse plans. Today, the coal chutes at the base of the smokestacks are used as reading rooms in Barnes and Noble.
Maryland Historic Trust
provided power to the citys trolley system. It was placed on the National Register in 1987. The adaptive reuse project is an excellent example of visually preserving the past industrial uses of the site. Cordish Co. preserved many original building features, including the four smokestacks, coal chutes, and large open oor plan. Due to the Power Plants success, Cordish Co. invested an additional $35 million in the adjacent pier, creating a continuous entertainment district. Opened in 2001 and 2002, Power Plant Live! features an outdoor live-music venue, restaurants, bars, and clubs.
Moran Plant
Burlington, Vermont! !
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Original Use: Moran Plant, 1953-1986 Current Use: To be converted into a LEED certied, community-owned recreation center Site Size: Approximately 4 acres Redevelopment Dates: 1990Project Costs: $16-20 million Major Funding Mechanisms: City of Burlington Vermont Department of Environmental Conservation Grants Federal Historic Rehabilitation Tax Credits Tax Increment Financing New Market Tax Credits U.S. Department of Housing and Urban Development: Brownelds Economic Development Initiative Grant, Section 108 Loan, Community Development Block Grant U.S. Environmental Protection Agency: Brownelds Assessment Grants and Brownelds Sustainability Program Grant Key Project Features and Results: The previous building owner, Burlington Electric, had properly decommissioned Moran Plant by removing most major equipment and hazardous materials. Although additional remediation was
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Shay To?en
Waymarking
needed to prepare Moran for reuse, these previous efforts served as a redevelopment advantage. In order to nance the project without increasing property taxes, the City of Burlington utilized multiple funding sources for all stages of the redevelopment process, including site analysis, remediation, and rehabilitation. Redevelopment is also intended to be selfsupporting, as future tenants renting the space will generate revenue for the City to cover expenditures. The project is anticipated to trigger economic growth for the city by creating 500 construction and 80 permanent jobs. Moran Plant sat vacant and contaminated for many years, but will soon serve as a new recreation center, or family adventure center, intended to benet the community. An indoor ice skating rink, rocking climbing, sailing center, as well as restaurants and cafes will be built at Moran. The site is also part of a larger waterfront park redevelopment plan, that includes new bike paths, green space, and a skate park. Sustainable elements are to be incorporated into Moran Plants new design.
Moran Plant
Burlington, Vermont! !
Redevelopment Issues: Over the course of planning, two potential tenants, the Lake Champlain Maritime Museum and the Vermont Childrens Museum, withdrew their offers to rent spaces onsite. Their offers were withdrawn due to construction delays caused by the postponement of the development agreement and nancial negotiations between the
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City and the developer, which needed City Council approval. Although the adaptive reuse of Moran Plant has been funded by a variety of sources, future tenants are vital in nancing the projects debt.
Jane Lindholm
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SDG&E Station B
San Diego, California

Original Use: SDG&E Station B, 1911-1983 Current Use: Electra Condos, luxury residential high rise Redevelopment Dates: 2005-2008 Project Costs: $248 million Major Funding Mechanisms: Private by Bosa Development Co. Key Project Features and Results:
lounge, business center, 24-hour concierge and security service, fitness center, roof-deck, swimming pool, and garden. In order to construct the 43-story residential building within its landmark status, Bosa Development Co. only preserved Station Bs original facade and built the high-rise tower on top. Although the original turbine hall was demolished, it was rebuilt in the nal design to match the original and now functions as a conservatory. Station B is an interesting example of adaptive reuse in that only the facade has been preserved.
Dannecker & Associates
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Lew Breeze
Station B once powered San Diegos streetcar system. The original building featured both Neoclassical and Art Deco architecture. Due to its aesthetic and historic signicance, the building Projects with large redevelopment was designated a City Landmark costs, like the $248 million proin 1998, despite the fact that the vided Bosa Development Co., are smokestacks were removed in typically endured by private in1994. vestments. After remaining vacant for 20 years, Bosa Development Co. converted Station B into San Diegos tallest residential building at 43-stories tall. The units were originally priced between $500,000 and $2.5 million. Today, Electra Condos features luxury amenities such as an open
San Diego State University
Comal Power Plant

New Braunfels, Texas
Original Use: Comal Power Plant, 1925-1973 Current Use: Landmark Lofts, residential lofts and apartments Site Size: 28 acres Redevelopment Dates: 2005-2008 Project Costs: Approximately $35.5 million Major Funding Mechanisms: Private: $20 million for building renovation by the Larry Peel Company Public, quasi-governmental utility company: $11.5 million for the environmental clean up by the buildings previous owner and operator, Lower Colorado River Authority (LCRA) Key Project Features and Results: After standing vacant for almost 30 years, the previous owner and operator of the site, LCRA, began remediation. LCRA was not required to clean up Comal Power Plant, and instead could have demolished or continued to leave the site vacant. However, remediation, which was completed in 1999, entailed dismantling generating equipment, stripping lead paint, repairing the Comal Dam, as well as removing asbestos and other hazardous materials. After remediation, private funding largely paid for the rehabilitation of Comal Power Plant. Larry Peel Company converted the site into 110 lofts and also built 178 separate apartments on the surrounding property. Although primarily residential, the site also houses vacation rentals, ofces, and retail space. When built in 1926, the site was the largest power plant west of the Mississippi River. The power plant originally carried out President Roosevelts initiative to spread power to rural areas and farms and also played an important role in supplying electricity to military bases during World War II. In 2004, the building was listed in the National Register of Historic Places and received Recorded Texas Historic Landmark designation. Due to its National Register status, tax credits were used for rehabilitation. Many of the buildings original features were preserved, including a 100-ton crane inside. The exterior also retained the same basic appearance, with the preservation of two smokestacks and the original LCRA roof-top sign. Comal Power Plants redevelopment was enhanced given the fact that the site is located adjacent to the Comal River and Landa Park, both popular recreation areas and tourist attractions.
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Larry Peel Company
Larry Peel Company
Seaholm Power Plant

Austin, Texas
Original Use: Seaholm Power Plant, 1950-1989 Current Use: To be converted into a mixed-use retail, ofce, condominiums, hotel, event, and more than 3 acres of open green space Site Size: 7.8 acres Redevelopment Dates: 2005Project Costs: $150-180 million Major Funding Mechanisms: Publicprivate partnership Key Project Features and Results: Seaholm Power Plant features Art Deco Moderne style architecture, which will be preserved in the nal reuse project. While the site was deemed eligible to be listed in the National Register of Historic Places, it has yet to be ofcially designated as historic. The original driving force behind the sites redevelopment was due to the local citizens group, Friends of Seaholm. In 1996, Friends of Seaholm began campaigning to save the site and convert it for new public uses. The groups collective action led the Austin City Council to examine Seaholm Power Plants adaptive reuse potential and form a planning committee. As a result, the City directed the public utility, Austin Energy, to decommission the site. The redevelopment process has continued to heavily involve the public. In 2004, the City and Austin Energy completed site remediation processes. The 9-year, $15 million environmental cleanup effort entailed removing industrial equipment, asbestos, metal-based paints, mercury, and polychlorinated biphenyls. After the power plant was deemed ready for reuse, the City considered bids from developers, eventually accepting $117.2 million from Seaholm Power Plant, LLP. The nal site uses includes a concert and event space, a 160-room boutique hotel, 800 condominiums, ofces, retail shops, and open green space. The project is expected to create over 200 jobs and generate $2 million in tax revenue annually.
Friends of Seaholm
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Seaholm Power Plant

Austin, Texas
Key Project Features and Results: Seaholm Power Plant showcases a successful example of a publicprivate partnership. While the majority funds are from private sources, the City contributed over $18 million to the total project costs, to be used for street and utility projects, public parks, and a parking garage. The City also initiated remediation, began planning for the sites reuse by forming a redevelopment team, and created a Tax-Increment Financing zone. Seaholm Power Plants success is largely due to the Citys strong involvement and close collaboration with the site developer, Seaholm Power Plant, LLC. Like most adaptive reuse projects featuring power plants, an electrical substation typically remains on the site. However, these substations present aesthetic and safety challenges. Seaholm Power Plants redevelopment included a unique way to merge electrical operations with the future increase in pedestrian, residential, and economic activity. Austin City Hall approved the construction of a wall, estimated at $800,000, which will conne the electrical substation. In addition, instead of building a conventional barrier, the substation wall will feature public art, making the project Austins most expensive public art project to date. The majority of funding will be provided by Austin Energy, with the Citys Art in Public Places program paying the rest.
Seaholm Power, LLC
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Seaholm Power, LLC
Sears, Roebuck, & Co. Power House

Chicago, Illinois
Original Use: Sears, Roebuck, & Co. Power House, 1905-1973 Current Use: Power House High (Public Charter High School) and Charles H. Shaw Technology and Learning Center Site Size: 90,000 sq. ft. building on a 55acre site Redevelopment Dates: 2005-2009 Project Costs: $48 million Major Funding Mechanisms: Approximately 50% of funding derived from private contributions: capital campaign, loans, and the Homan Arthington Foundation Federal Historic Tax Credits New Market Tax Credits City of Chicago, Chicago Development Fund Grants, from organizations such as the Illinois Clean Energy Community Foundation and the Bill and Melinda Gates Foundation Key Project Features and Results: The Sears Power House once provided electricity to the entire 55-acre Sears complex, the largest mail order and merchandise facility of its time. The complex closed in 1973 when Sears moved its headquarters to downtown Chicago. Many buildings on site were designated a National Historic Landmark in 1978. However, the Sears Power House sat vacant for over 30 years. In the late 1980s, Sears executives, developer Charlie Shaw, and the City began to plan the redevelopment of the entire Sears complex, today known as Homan Square. Before it was suggested to convert the building into a school, the developers spent approximately $2 million on remediation to remove asbestos and lead paint. The Power House was converted into a public charter high school and a community meeting center. Rather than remain vacant, the building now provides a valuable space and educational resources to benet the neighborhood and its residents. As part of a larger neighborhood redevelopment plan, the adaptive reuse of the Sears Power House has helped revitalize Homan Square. Today, Homan Square has expanded through providing new neighborhood services, mixedincome housing units, shops, grocery stores, a movie theater, a police station, recreation and health centers, and schools.
Homan Square Power House
John Chuckman
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Chicago, Illinois
Key Project Features and Results: The project highlights multi-stakeholder involvement. Planning for Power House Highs reuse incorporated public, private, and community partnerships with The City of Chicago, Homan Arthington Foundation, Henry Ford Learning Institute, MacRostie Historic Advisors, architects from Farr Associates, community leaders, and businesses representatives. Although almost 50% of the total project costs were funded by private investments, the City played an important role by contributing millions of dollars in road, sewer, and infrastructure improvements and also committed $15 million to building a new Park District site. The Sears Power House is an excellent of merging historic preservation with sustainable, green design. The project preserved many of the buildings historic and industrial features such as the original windows, terra cotta floor tiles, a turbine, 40-ton gantry crane, the smokestack, coal hoppers, coal ash conveyor belt, and steam piping. In addition to restoring the powerhouses original characteristics, Power House High also achieved LEED-Platinum status with from installing a geo-thermal heating and cooling system, retrofitted historic windows, energy efficient lighting system, and low-flow toilet features. The turbine room, in which an original turbine has been preserved, now serves as a cafeteria, school assembly hall, and community event space. Power House High also showcases the successful integration of historic preservation and sustainable development in power plants, especially for educational purposes. The schools curriculum at Power House High incorporates themes associated with environmental sustainability and green technology.
FoundaOon for Homan Square
Darris Lee Harris
Darris Lee Harris
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Chicago, Illinois
Darris Lee Harris
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Case Studies: Section References Pratt Street Power Plant Columbia University, Department of Historic Preservation of the Graduate School of Architecture, Planning & Historic Preservation. Preserving the Former IRT Powerhouse: A Preservation Plan, Columbia University, 2009, 68-69. Cordish Companies. Featured Developments. The Cordish Companies, 2008. http://www.cordish.com/sub.cfm?section=newdev Hequet, Marc. Power Plants. Retail Trafc, November 1, 2006. http://retailtrafcmag.com/development/retail_power_plants/ Maryland Historical Trust's National Register.,Pratt Street Power Plant, Maryland Historical Trust. Accessed March 10, 2012, http://mht.maryland.gov/nr/NRDetail.aspx?HDID=978&FROM=NRM apFR.html Scadden, Richard A. Adaptive Reuse of Obsolete Power Plants. Presentation at the Air & Waste Management Association (A&WMA) 94th Annual Conference, Orlando, FL, June 2001, 5. Moran Plant City of Burlington, Vermont, Community and Economic Development Ofce. Moran Plant: Overview. Burlington Community and Economic Development Ofce. Accessed March 1, 2012. http://burlingtonvt.gov/CEDO/Waterfront/Moran/Overview/ City of Burlington, Vermont, Community and Economic Development Ofce. Moran Plant: History and Past Ideas. Burlington Community and Economic Development Ofce. Accessed March 1, 2012. http://burlingtonvt.gov/CEDO/Waterfront/Moran/History-and-Past-Id eas/ City of Burlington, Vermont, Community and Economic Development Ofce. Moran Plant: Financing Plan. Burlington Community and Economic Development Ofce. Accessed March 1, 2012. http://burlingtonvt.gov/CEDO/Waterfront/Moran/Financing-Plan/ City of Burlington, Vermont, Community and Economic Development Ofce. Moran Plant: Site Data. Burlington Community and Economic Development Ofce. Accessed March 1, 2012. http://burlingtonvt.gov/CEDO/Waterfront/Moran/Site-Data/ De Sousa, Christopher. Moran Center, Burlington, Vermont: A U.S. EPA Brownelds Sustainability Pilot. University of Illinois at Chicago, Institute for Environmental Science and Policy, June 2011.
www.uic.edu/orgs/brownelds/research-results/documents/MoranC enter.pdf Engineering Ventures. Moran Plant Renovation. Engineering Ventures. Accessed March 1, 2012. http://www.engineeringventures.com/projects/structural-engineering /recreational/moran-plant-renovation ENPRO Services, Inc., From EPA Brownelds Site to Community Center, ENPRO Services, Inc., 2010, www.enpro.com/testimonials/MoranPowerPlant.pdf Lindholm, Jane. Bob Kiss on IRV, Burlington Telecom And The Moran Plant. Vermont Public Radio, March 4, 2010. http://www.vpr.net/news_detail/87395/bob-kiss-on-irv-burlington-tel ecom-moran-plant Moran Municipal Generation Station - Burlington, Vermont. Waymarking, accessed March 12, 2012. http://www.waymarking.com/gallery/image.aspx?f=1&guid=737a54 63-edf6-44b2-bcc0-bb94e967b175 Totten, Shay. Burlington May Finally Give the Old Moran Plant a New Life. Seven Days, September 23, 2009. http://www.7dvt.com/2009burlington-may-nally-give-old-moran-pl ant-new-life Totten, Shay. Maritime Museum Withdraws from Moran Redevelopment. Seven Days, September 28, 2011. http://7d.blogs.com/blurt/2010/09/maritime-museum-withdraws-fro m-moran-redevelopment.html. U.S. Environmental Protection Agency. Burlington Reaps $25K EPA Grant for Brownelds Sustainability Project, U.S. Environmental Protection Agency, Re-development of Former Coal Plant. News Releases from Region 1, September 4, 2008. http://yosemite.epa.gov/opa/admpress.nsf/6d651d23f5a91b768525 735900400c28/8ace26d5891e188b852574ba006bc828!OpenDocu ment U.S. Environmental Protection Agency. Green Design Options for the Moran Center at Waterfront Park Revitalization Project. U.S. Environmental Protection Agency. Accessed March 2, 2012. epa.gov/brownelds/sustain_plts/factsheets/burlington_susfs.pdf SDG&E Station B Bosa Development. Electra. Bosa Development. Accessed March 1, 2012. http://electra.bosadev.com/
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Breeze, Lew. San Diego's Comprehensive Source for Downtown Living: Electra. Lew Breeze. Accessed March 1, 2012. http://www.sdcondo.com/electra.html Columbia University, Department of Historic Preservation of the Graduate School of Architecture, Planning & Historic Preservation. Preserving the Former IRT Powerhouse: A Preservation Plan. Columbia University, 2009, 77. Dannecker and Associates. Electra San Diego Condos. Dannercker and Associates. Accessed March 2, 2012. http://www.welcometosandiego.com/san-diego-neighborhoods/con dos-for-sale-downtown-san-diego/columbia-the-waterfront/electrasan-diego/#img0 San Diego State University, College of Professional Studies and Fine Arts. New SDSU Gallery. San Diego State University, March 2, 2012. http://downtowngallery.sdsu.edu/index.php/gallery/about/ Save Our Heritage Organization. SDG&E Station B. Reections Newsletter 35, no. 3, 2004. http://sohosandiego.org/reections/2004-3/2004-11_sdge.htm Showley, Roger M. Second Time Around: Three Old Kids on the Block Come to Life for a New Generation. San Diego Union-Tribune, September 18, 2005. http://www.signonsandiego.com/uniontrib/20050918/news_mz1h18 second.html Comal Power Plant Comal County Government. Comal Power Plant. Comal County Government. Accessed March 3, 2012. http://www.co.comal.tx.us/Historical/Properties/Comal_Power_Plant .htm Dupuy, Richard, Robert Ashworth, and Lydia Frenzel. Turning a Liability into an Asset! The Story of an Old Power Plant. Ultra High Pressure (UHP) Projects, Inc. Accessed March 3, 2012. http://www.uhpprojects.com/services/comal2.htm Larry Peel Company, The Landmark, New Braunfels, TX. Larry Peel Company. Accessed March 3, 2012. http://landmarklofts.com/history/ McLeod, Gerald E. Day Trips. The Austin Chronicle, April 11, 2003. http://www.austinchronicle.com/columns/2003-04-11/154443/ McLeod, Gerald E. Day Trips: The Defunct Comal Power Plant in New Braunfels Finds New Life as a hotel. The Austin Chronicle, June 2, 2010. http://www.austinchronicle.com/columns/2000-06-02/77427/
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Curran, Winifred and Euan Hague. The Pilsen Building Inventory Project. DePaul University Department of Geography, Chicago: 2006. http://steans.depaul.edu/aboutus/partnerships/geography.asp Dannecker and Associates. Electra San Diego Condos. Dannercker and Associates. Accessed March 2, 2012. http://www.welcometosandiego.com/san-diego-neighborhoods/con dos-for-sale-downtown-san-diego/columbia-the-waterfront/electrasan-diego/#img0 De Sousa, Christopher. Moran Center, Burlington, Vermont: A U.S. EPA Brownelds Sustainability Pilot. University of Illinois at Chicago, Institute for Environmental Science and Policy, June 2011. www.uic.edu/orgs/brownelds/research-results/documents/MoranC enter.pdf Duffrin, Elizabeth. Tax Freeze Helps Preserve Pilsen. ChicagoTalks. November 17, 2008. http://www.chicagotalks.org/2008/11/17/tax-freeze-helps-preservepilsen/ Dunbar, Wells. Will an Art Wall Determine the Future of Downtown's Seaholm Redevelopment? KUT News, Fenruaru 9, 2012. http://kutnews.org/post/will-art-wall-determine-future-downtowns-s eaholm-redevelopment Dupuy, Richard, Robert Ashworth, and Lydia Frenzel. Turning a Liability into an Asset! The Story of an Old Power Plant. Ultra High Pressure (UHP) Projects, Inc. Accessed March 3, 2012. http://www.uhpprojects.com/services/comal2.htm Emanuel says coal-plant sites will be redeveloped. 13 WREX, WorldNow, March 8, 2012. http://www.wrex.com/story/17114159/emanuel-says-coal-plant-site s-will-be-redeveloped Engineering Ventures. Moran Plant Renovation. Engineering Ventures. Accessed March 1, 2012. http://www.engineeringventures.com/projects/structural-engineering /recreational/moran-plant-renovation ENPRO Services, Inc., From EPA Brownelds Site to Community Center, ENPRO Services, Inc., 2010, www.enpro.com/testimonials/MoranPowerPlant.pdf Environmental Law and Policy Center. sk.jpg. In Print Quality Photos, February 29, 2012, http://elpc.org/wp-content/uploads/2012/Fisk%20Photos.zip
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Endnotes
Alejandro Escalona, After Pilsen, Little Village plants close, will lofty ambitions mesh? Chicago Sun-Times, April 10, 2012. http://www.suntimes.com/news/escalona/11124939-452/after-pilsen-little-village-pla nts-close-will-lofty-ambitions-mesh.html 2 Midwest Generation, Fisk Station Fact Sheet. 3 Midwest Generation,Financial Benets to the Community. 4 Midwest Generation,Financial Benets to the Community, Fisk & Crawford Fact Sheets, September 7, 2011, http://www.skandcrawford.com/assets/content/pdf/MWG_FiskCrawford_FinancialB enets.pdf 5 Harold Platt, Gas and Electricity, In Encyclopedia of Chicago, edited by Janice L. Reiff, Ann Durkin Keating, and James R. Grossman, (Chicago Historical Society, 2005), accessed January 27, 2012, http://encyclopedia.chicagohistory.org/pages/504.html. 6 Ibid., 69. 7 Ibid. 8 Ibid., 71. 9 Ibid., 72-73. 10 Bradley, Edison to Enron: Energy Markets and Political Strategies, 92. 11 Platt, The Electric City: Energy and the Growth of the Chicago Area, 1880-1930, 109. 12 Bradley, Edison to Enron: Energy Markets and Political Strategies, 92-93. 13 Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Creation of the Modern Metropolis, 84. 14 Samuel Insull, Central Station Electric Service: Its Commercial Development and Economic Signicance as Set forth in the Public Addresses (1897-1914) of Samuel Insull (Chicago: Private Print, 1915), 354. 15 Thomas P. Hughes, The Electrication of America: The System Builders, Technology and Culture 20, no 1. (January 1979): 145. 16 Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Creation of the Modern Metropolis, 84. 17 Ibid. 18 Bradley, Edison to Enron: Energy Markets and Political Strategies, 93; Hughes, The Electrication of America: The System Builders, 145. 19 Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Creation of the Modern Metropolis, 84. 20 Bradley, Edison to Enron: Energy Markets and Political Strategies, 93.
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21 Library
of Congress, Prints & Photographs Division, Historic American Engineering Record, Commonwealth Electric Company, Fisk Street Electrical Generating Station, 1111 West Cermak Avenue, Chicago, Cook County, IL, Library of Congress. [survey number HAER ILL, 16-CHIG, 140-; accessed February 14, 2012], 3, http://www.loc.gov/pictures/collection/hh/item/il0671/ 22 Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Creation of the Modern Metropolis, 86. 23 Bradley, Edison to Enron: Energy Markets and Political Strategies, 94. 24 Munson, From Edison to Enron: The Business of Power and What it Means for the Future of Electricity, 53. 25 Platt, The Electric City: Energy and the Growth of the Chicago Area, 1880-1930, 114. 26 Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Creation of the Modern Metropolis, 91-92. 27 Bradley, Edison to Enron: Energy Markets and Political Strategies, 112. 28 Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Creation of the Modern Metropolis, 87. 29 McGraw-Publishing Company, "Chicago Convention National Electric Light Association," Electrical World 51, no. 22 (1908): 1150. 30 Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Creation of the Modern Metropolis, 86. 31 Hughes, The Electrication of America: The System Builders, 146. 32 Hampson, Edison Plans Fete for Old Turbine Plant, C7. 33 Platt, The Electric City: Energy and the Growth of the Chicago Area, 1880-1930, 114. 34 Bradley, Edison to Enron: Energy Markets and Political Strategies, 112. 35 New Edison Turbo-Unit in Service, Chicago Daily Tribune, July 21, 1949, A7. 36 Giant Edison Turbine Unit Put In Service, Chicago Daily Tribune, April 4, 1959, E5. 37 Platt, The Electric City: Energy and the Growth of the Chicago Area, 1880-1930, 114. 38 Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Creation of the Modern Metropolis, 263. 39 Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Commonwealth Electric Company, Fisk Street Electrical Generating Station, 1111 West Cermak Avenue, Chicago, Cook County, IL, 1. 40 Ibid. 41 Bradley, Edison to Enron: Energy Markets and Political Strategies, 94. 42 Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Creation of the Modern Metropolis, 87. 43 Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Creation of the Modern Metropolis, 88.
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William Keily, "Quarry Street Station of the Commonwealth Edison Company, Chicago," Electrical World 53, no. 1 (1909): 18 45 Ibid., 19. 46 Platt, The Electric City: Energy and the Growth of the Chicago Area, 1880-1930, 139. 47 Platt, The Electric City: Energy and the Growth of the Chicago Area, 1880-1930, 114. 48 Munson, From Edison to Enron: The Business of Power and What it Means for the Future of Electricity, 53. 49 Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Creation of the Modern Metropolis, 86. 50 Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Creation of the Modern Metropolis, 91-92. 51 McGraw-Publishing Company, "Chicago Convention National Electric Light Association," 1150. 52 Commonwealth Edison Company, Fisk Street a Mecca: No. 2 of a Series of Advertisements on Electric Service in Chicago, Chicago Daily Tribune, October 7, 1915, 9. 53 Ibid. 54 Insull Unveils Tablet at Fisk Edison Station, Chicago Daily Tribune, November 15, 1928, 13. 55 Insull, Central Station Electric Service: Its Commercial Development and Economic Signicance as Set forth in the Public Addresses (1897-1914) of Samuel Insull, 354355. 56 Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Commonwealth Electric Company, Fisk Street Electrical Generating Station, 1111 West Cermak Avenue, Chicago, Cook County, IL, 4-5. 57 Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Commonwealth Electric Company, Fisk Street Electrical Generating Station, 1111 West Cermak Avenue, Chicago, Cook County, IL, 1. 58 Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Creation of the Modern Metropolis, 85. 59 Hodge, The Commonwealth Edison Company, 140. 60 Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Commonwealth Electric Company, Fisk Street Electrical Generating Station, 1111 West Cermak Avenue, Chicago, Cook County, IL, 3-4. 61 Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Commonwealth Electric Company, Fisk Street Electrical Generating Station, 1111 West Cermak Avenue, Chicago, Cook County, IL, 3-4. 62 George Frederick Gebhardt, Steam Power Plant Engineering (New York: John Wiley & Sons, 1908), 744.
44
63 City
of Chicago, The Commission on Chicago Landmarks, Historic Survey: Details for building at (1029-1179) W CERMAK RD, Chicago Landmarks, accessed January 27, 2012, http://webapps.cityofchicago.org/landmarksweb/search/searchdetail.htm?pin=1729 200002&formNumber=310107001; City of Chicago, The Commission on Chicago Landmarks, Historic Survey: Details for building at (1029-1179) W CERMAK RD, Chicago Landmarks, accessed January 27, 2012, http://webapps.cityofchicago.org/landmarksweb/search/searchdetail.htm?pin=1729 200007&formNumber=310107003; City of Chicago, The Commission on Chicago Landmarks, Historic Survey: Details for building at (1029-1179) W CERMAK RD, Chicago Landmarks, accessed January 27, 2012, http://webapps.cityofchicago.org/landmarksweb/search/searchdetail.htm?pin=1729 200002&formNumber=310107004; Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Commonwealth Electric Company, Fisk Street Electrical Generating Station, 1111 West Cermak Avenue, Chicago, Cook County, IL, 3. 64 Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Commonwealth Electric Company, Fisk Street Electrical Generating Station, 1111 West Cermak Avenue, Chicago, Cook County, IL, 3. 65 Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Creation of the Modern Metropolis, 87. 66 Philip Wattley, Plant at Half Capacity: Edison Fire Estimate: $2 million, Chicago Tribune, November 24, 1976, 6. 67 Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Commonwealth Electric Company, Fisk Street Electrical Generating Station, 1111 West Cermak Avenue, Chicago, Cook County, IL, 4. 68 Ibid. 69 Ibid., 4-5. 70 McGraw-Publishing Company, "The System and Operating Practice of the Commonwealth Edison Company, Chicago," Electrical World 51, no. 20 (1908): 1030. 71 McGraw-Publishing Company, "The System and Operating Practice of the Commonwealth Edison Company, Chicago," Electrical World 51, no. 20 (1908): 1030. 72 Hodge, The Commonwealth Edison Company,144. 73 Ibid. 74 McGraw-Publishing Company, "The System and Operating Practice of the Commonwealth Edison Company, Chicago," Electrical World 51, no. 20 (1908): 1030. 75 Frank Koester, Steam-Electric Power Plants: A Practical Treatise on the Design of Central Light and Power Stations and their Economical Construction and Operation (New York: D. Van Nostrand Company, 1908), 381. 76 Koester, Steam-Electric Power Plants: A Practical Treatise on the Design of Central Light and Power Stations and their Economical Construction and Operation, 381. 77 McGraw-Publishing Company, "The System and Operating Practice of the Commonwealth Edison Company, Chicago," Electrical World 51, no. 20 (1908): 1030.
79
78 Library
of Congress, Prints & Photographs Division, Historic American Engineering Record, Commonwealth Electric Company, Fisk Street Electrical Generating Station, 1111 West Cermak Avenue, Chicago, Cook County, IL, 4. 79 City of Chicago, The Commission on Chicago Landmarks, Historic Survey: Details for building at (1029-1179) W CERMAK RD, Chicago Landmarks, accessed January 27, 2012, http://webapps.cityofchicago.org/landmarksweb/search/searchdetail.htm?pin=1729 200007&formNumber=310107003 80 Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Commonwealth Electric Company, Fisk Street Electrical Generating Station, 1111 West Cermak Avenue, Chicago, Cook County, IL, 4. 81 Ibid., 5. 82 Illinois Environmental Protection Agency, In The Matter of Midwest Generation, LLC Fisk Generating Station and Crawford Generation Station: Order Responding to Petitioners Request that the Administrator Object to Issuance of a State Operating Permit. Petition number V-2005-1, CAAPP No. 95090081 and 95090076, March 25, 2005, 1. http://yosemite.epa.gov/r5/r5ard.nsf/8a853ab744d510c68625745800533fd5/4da3fd d18eece3a8862574c8006fd26b/$le/order.midwestgen.skcrawford.pdf 83 Scadden, Adaptive Reuse of Obsolete Power Plants, 2. 84 Midwest Generation, Fisk Station Fact Sheet. 85 McGraw-Publishing Company. "The System and Operating Practice of the Commonwealth Edison Company, Chicago, 1027. 86Jeanne Gang, Reverse Effect: Renewing Chicago's Waterways (Chicago: Studio Gang Architects, 2011), 9-18. 87 Casey, Bukro. Edison Will Remove, Truck Away Debris, Chicago Tribune, October 23, 1968, 5. 88 Citizens Against Ruining the Environment, The Environmental Law and Policy Center, Natural Resources Defense Council, Inc., Respiratory Health Association of Metropolitan Chicago, Sierra Club v. Midwest Generation. No. 09-cv-05277, (N.D. IL May, 14, 2010), 24. 89 Ben Meyerson, Powering Forward: What Happens After Pilsen's Fisk Power Plant Unplugs in December, Chicago Journal, March 14, 2012. http://www.chicagojournal.com/News/03-14-2012/Powering_forward 90 Ibid. 91 Ibid. 92 Ibid. 93 City of Chicago, The Commission on Chicago Landmarks, Historic Survey: Details for building at (1029-1179) W CERMAK RD. 94 City of Chicago, Demolition Delay. 95 Ibid.
96 City
of Chicago, Chicago Zoning Ordinance and Land Use Ordinance (City of Chicago: American Legal Publishing Corporation, 2011), 17-6-0400 PMD, Planned Manufacturing Districts, http://www.amlegal.com/nxt/gateway.dll/Illinois/chicagozoning/chicagozoningordina nceandlanduseordinanc?f=templates$fn=default.htm$3.0$vid=amlegal:chicagozonin g_il 97 City of Chicago, Chicago Zoning Ordinance and Land Use Ordinance (City of Chicago: American Legal Publishing Corporation, 2011), 17-13-0308 Review and Decision-Making Criteria. 98 City of Chicago, Chicago Zoning Ordinance and Land Use Ordinance (City of Chicago: American Legal Publishing Corporation, 2011), 17-13-0905 Approval Criteria. 99 Ibid. 100 City of Chicago, Chicago Zoning Ordinance and Land Use Ordinance (City of Chicago: American Legal Publishing Corporation, 2011), 17-13-0403 Review and Decision-Making Criteria. 101 City of Chicago, Corridors Of Industrial Opportunity: A Plan For Industry In Chicago (Chicago, 2004), 1. 102 City of Chicago, Corridors Of Industrial Opportunity: A Plan For Industry In Chicago, 3-4. 103 Ibid. 104 City of Chicago, Chicago Zoning Ordinance and Land Use Ordinance (City of Chicago: American Legal Publishing Corporation, 2011), 17-13-0400 Zoning map amendments within industrial corridors. 105 Walk Score, Walk Score for 1111 W Cermak Rd Chicago, IL, Walk Score, accessed February 23, 2012, http://www.walkscore.com/score/1111-w-cermak-rd-chicago-il. 106 Ibid. 107 City of Chicago, Chicago Zoning Ordinance and Land Use Ordinance (City of Chicago: American Legal Publishing Corporation, 2011), 17-8-0100 Planned Development, Purpose. 108 City of Chicago, Chicago Zoning Ordinance and Land Use Ordinance (City of Chicago: American Legal Publishing Corporation, 2011), 17-8-0509 Development Along Waterways, 17-8-0912 Waterways. 109 Gabriela F. Arredondo, Lower West Side, In Encyclopedia of Chicago, edited by Janice L. Reiff, Ann Durkin Keating, and James R. Grossman (Chicago Historical Society, 2005), http://encyclopedia.chicagohistory.org/pages/765.html 110 John Betancur, Gentrication before Gentrication? The Plight of Pilsen in Chicago (Chicago: Nathalie P. Vorhees Center for Neighborhood and Community Improvement, 2005), 6, http://www.uic.edu/cuppa/voorheesctr/Publications/Gentrication%20before%20Ge ntrication.pdf
80
Preservation Program, University of Virginia. National Register of Historic Places: Registration Form, Pilsen Historic District, Section 8, 11. 112 Ibid., Section 8, 11-12. 113 Betancur, Gentrication before Gentrication? The Plight of Pilsen in Chicago, 15; Great Cities Institute, Pilsen (Lower West). 114 Historic Preservation Program, University of Virginia. National Register of Historic Places: Registration Form, Pilsen Historic District, Section 8, 11. 115 Preservation Chicago. Chicagos Seven Most Threatened Buildings: Pilsen, 1. 116 Great Cities Institute, Pilsen (Lower West), Great Cities Institute, Neighborhoods Initiative, accessed March 14, 2012, http://www.uicni.org/page.php?section=neighborhoods&subsection=pilsen. 117 Elizabeth Duffrin, Tax Freeze Helps Preserve Pilsen, ChicagoTalks, November 17, 2008, http://www.chicagotalks.org/2008/11/17/tax-freeze-helps-preserve-pilsen/ 118 Betancur, Gentrication before Gentrication? The Plight of Pilsen in Chicago, 6; Preservation Chicago. Chicagos Seven Most Threatened Buildings: Pilsen, 1. 119 Historic Preservation Program, University of Virginia. National Register of Historic Places: Registration Form, Pilsen Historic District, Section 8, 11. 120 Preservation Chicago. Chicagos Seven Most Threatened Buildings: Pilsen, 2. 121 Betancur, Gentrication before Gentrication? The Plight of Pilsen in Chicago, 23. 122 Great Cities Institute, Pilsen (Lower West). 123 Susan F. Grossman et al., Pilsen and The Resurrection Project: Community Organization in a Latino Community. Journal of Poverty 4, no. 1-2 (2000): 137. 124 Yue Zhang, Boundaries of Power: Politics of Urban Preservation in Two Chicago Neighborhoods,Urban Affairs Review 47, no 4 (2011): 526, http://uar.sagepub.com/content/47/4/511. 125 Betancur, Gentrication before Gentrication? The Plight of Pilsen in Chicago, 7. 126 Yue Zhang, Boundaries of Power: Politics of Urban Preservation in Two Chicago Neighborhoods,Urban Affairs Review 47, no 4 (2011): 526; David Wilson, Jared Wouters, and Dennis Grammenos. Successful protect-community discourse: spatiality and politics in Chicago's Pilsen neighborhood. Environment and Planning 36, (2004): 1182. 127 Kaaren Fehsenfeld, "Zoning in on Pilsen: As Development Moves in, Old-Timers Move Out," Chicagotalks, May 26, 2010, http://www.chicagotalks.org/2010/05/26/zoning-in-on-pilsen-as-development-move s-in-old-timers-move-out/ 128 Yue Zhang, Boundaries of Power: Politics of Urban Preservation in Two Chicago Neighborhoods,Urban Affairs Review 47, no 4 (2011): 526; David Wilson, Jared Wouters, and Dennis Grammenos. Successful protect-community discourse: spatiality and politics in Chicago's Pilsen neighborhood. Environment and Planning 36, (2004): 1182; Fehsenfeld, "Zoning in on Pilsen: As Development Moves in, OldTimers Move Out.
111 Historic
Winifred Curran and Euan Hague. The Pilsen Building Inventory Project (DePaul University Department of Geography, Chicago: 2006), 4, http://steans.depaul.edu/aboutus/partnerships/geography.asp 130 Betancur, Gentrication before Gentrication? The Plight of Pilsen in Chicago, 11. 131 Yue Zhang, Boundaries of Power: Politics of Urban Preservation in Two Chicago Neighborhoods,Urban Affairs Review 47, no 4 (2011): 528. 132 Yue Zhang, Boundaries of Power: Politics of Urban Preservation in Two Chicago Neighborhoods,Urban Affairs Review 47, no 4 (2011): 527; Winifred Curran and Euan Hague. The Pilsen Building Inventory Project (DePaul University Department of Geography, Chicago: 2006), 3. 133 Betancur, Gentrication before Gentrication? The Plight of Pilsen in Chicago, 12. 134 Preservation Chicago. Chicagos Seven Most Threatened Buildings: Pilsen, 2; Field Museum, Department of Environment, Culture, and Conservation (ECCo), Engaging Chicagos Diverse Communities in the Chicago Climate Action Plan. Community #4: Pilsens Mexican Community: Findings and Recommendations At-A-Glance (Field Museum, Chicago: December 2010), 3; Historic Preservation Program, University of Virginia. National Register of Historic Places: Registration Form, Pilsen Historic District, Section 7, 3. 135 Tom McCann, Riverfront Renewal Not Reaching Pilsen, Chicago Tribune, July 02, 2000,
129 http://articles.chicagotribune.com/2000-07-02/news/0007020100_1_parks-chicago-river-navy-pier
Preservation Program, University of Virginia. National Register of Historic Places: Registration Form, Pilsen Historic District, Section 7, 3. 137 Richard A. Scadden, Adaptive Reuse of Obsolete Power Plants, (paper presented, Air & Waste Management Association (A&WMA) 94th Annual Conference, Orlando, FL, June 2001);Gregory C. Staple and Matthew I. Slavin, Repurposed Coal Plant Sites Empower and Revive Communities, The Public Manager, Spring 2012, 45-47, www.cleanskies.org/wp-content/uploads/2012/03/43-47_featureStapleSlavin-1-1.pdf ; Northcountry Cooperative Foundation, Jeff Allman, Allman & Associates, Too Good to Throw Away: The Adaptive Reuse of Underused Buildings; Illinois Historic Preservation Agency, Benets and Protections Offered by National Register Listing; Scadden, Facility Decommissioning and Adaptive Reuse; American Clean Skies Foundation, Repurposing Legacy Power Plants: Lessons For the Future (American Clean Skies Foundation, August 2011). 138 Illinois Historic Preservation Agency, Benets and Protections Offered by National Register Listing. Illinois Historic Preservation Agency, accessed February 11, 2012, http://www.illinoishistory.gov/PS/benetsnr.htm; U.S. Department of the Interior, National Park Service. National Register of Historic Places Program: Frequently Asked Questions, U.S. Department of the Interior, National Park Service, June 13, 2011, http://www.nps.gov/nr/faq.htm.
136 Historic
81
139 U.S.
Department of the Interior, National Park Service, Technical Preservation Services, Historic Preservation Tax Incentives, (U.S. Department of the Interior, National Park Service: 2009), http://www.nps.gov/tps/tax-incentives/taxdocs/about-tax-incentives.pdf 140 Ibid., 4. 141 Ibid. 142 Ibid., 8. 143 Ibid., 12-13. 144 Ibid., 16. 145 Ibid., 17. 146 Illinois Historic Preservation Agency, Benets and Protections Offered by National Register Listing. 147 City of Chicago, Department of Housing and Economic Development, Economic Incentives for the Repair and Rehabilitation of Historic Buildings. City of Chicago, accessed March 23, 2012, 1, http://www.cityofchicago.org/content/dam/city/depts/zlup/Historic_Preservation/Pub lications/Incentives_Flyer.pdf 148 Ibid. 149 City of Chicago, Department of Housing and Economic Development. Preservation Incentives. City of Chicago, Chicago Landmarks, accessed February 14, 2012, http://webapps.cityofchicago.org/landmarksweb/web/preservation.htm 150 Ibid. 151 Ibid. 152 Ibid. 153 City of Chicago. Enterprise Zone Program. City of Chicago. Accessed February 13, 2012. http://www.cityofchicago.org/city/en/depts/dcd/supp_info/enterprise_zone_program. html 154 Jeanne Gang, Reverse Effect: Renewing Chicago's Waterways (Chicago: Studio Gang Architects, 2011), 99. 155 Jeanne Gang, Reverse Effect: Renewing Chicago's Waterways (Chicago: Studio Gang Architects, 2011), 35. 156 Ibid. 157 Ibid., 28-29. 158 Kayla Jonsson, Austin Energy nances wall art for Seaholm Power Plant, The Daily Texan, February 15, 2012. http://www.dailytexanonline.com/news/2012/02/15/austin-energy-nances-wall-art-s eaholm-power-plant
159 American Clean Skies FoundaOon, Repurposing Legacy Power Plants: Lessons For
161 Ibid., 14.
the Future, 12. 160 Ibid., 24-25.
82

The Adaptive Reuse and Historic Preservation of Fisk Generating Station, Chicago

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The Adaptive Reuse and Historic Preservation of Fisk Generating Station, Chicago

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The Adaptive Reuse of Fisk Generating Station

A Preliminary Analysis for Recycling Chicagos Historic Coal-Fired Power Plant

Historic American Engineering

Historic American Engineering

Reusing Chicagos Historic Power Plant

Environmental Law and Policy Center

The History of Fisk Station

Below: Fisk Station SPECIAL REPORT during construction in 1903.

Shore Line Interurban Historical Society

Historic American Engineering Record

Perspectives on Fisk Stations Impact

Historic Buildings Onsite

1.##Original#Powerhouse 2.##Administra7on#Building 3.##Switch#House#No.#1 4.##Switch#House#No.#2 5.##Maintenance#Shop 6.##Frequency#Changer# House

7.**1959*Powerhouse 8.**Transmission*Sta7on 9.**Peaker*Units 10.**Old*Transmission*Terminal*

Interior Views of the Original Power House

Historic American Engineering Record

Historic American Engineering Record

Historic American Engineering Record

Historic American Engineering Record

Historic American Engineering Record

Historic American Engineering Record

Historic American Engineering Record

Key Considerations and Barriers For Adaptive Reuse

Left: ComEd substation, looking north west. 25

Right: Fisk Station within the 05 PMD.

Top Right: Surrounding06Industrial Activity

Fisk Generating Station

Zoning and Land Uses Surrounding Fisk Station

ustrial corridor Pilsen d use

DAN RYAN EXPY

Chicago Sustainable Industries

ailable SF able SF r land

Chicago Sustainable Industries

DAN RYAN EXPY

Pilsen: A Neighborhood Analysis

Chicago Apartment Finder

My Life in Pilsen Blog

My Life in Pilsen Blog

Potential Funding Mechanisms

Recommendations for the Future Use Of Fisk Station

Environmental Law and Policy Center

Historic American Engineering Record

Substation Art Wall

Substation Art Wall

Toward A Future In Historic Preservation and Adaptive Reuse

Case Studies: The Adaptive Reuse of Power Plants

In some cases, the adaptive reuse of a specic project has

Power plants offer a variety of unique industrial and architec-

Older power plants large turbine-generator halls provide a

A power plants close proximity to an urban center or location

Multi-stakeholder involvement is key regardless of who is di-

The success of a project is not necessary based on the nal

Because power plants are or once were a vital part of a neigh-

Most coal-red power plants require remediation, which typi-

Although the total costs for an adaptive reuse project varies

In some examples, historic preservation has been imple-

In general, the best adaptive reuse design depends on a

Pratt Street Power Plant

Maryland Historic Trust

Dannecker & Associates

San Diego State University

Comal Power Plant

Larry Peel Company

Larry Peel Company

7.**1959*Powerhouse 8.**Transmission*Sta7on 9.**Peaker*Units 10.**OldTransmissionTerminal*