HPKCC Hot Topics- Development, Harper and more

Development Hot Topics
Projects including Harper Court, Community Planning, Growth Management and Preservation issues

Presented by Hyde Park-Kenwood Community Conference, a Chicago neighborhood association since 1949,
Hyde Park's premier website hydepark.org, and the Development, Preservation and Zoning Committee (Chair and writer Gary Ossewaarde).
We work toward an attractive, secure, diverse, caring, and participatory, connected community.
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Return links: Home. Hot Topics home. Site contents.
The other Hot Topics Community Issues sections: Accessibility. Affordability. Development General Discussions. Quality. Schools. University of Chicago

Chicago Theological Seminary- see Preservation Hot.
Harper Court- see below (1) and below (2) and 53rd TIF Meetings page. $23.4 MILLION VOTED BY TIF COUNCIL. TIF planning comm. looks at design next. Sept. 20.
The July 12 Developer presentation in PDF is found in http://www.hpherald.com.
Also hot again: A high rise north of the Narragansett.
Next 53rd TIF Sept. 13- devel. in terms of heft in events and programs. Sept. 20 6:30 HP Art Ctr.- input on Harper Court design. October tba special meeting.

Our Development homepage has the links to the big and small stories, analysis, vision studies and reports (including the VISION exercises and reports), and the work of the HPKCC Development, Preservation and Zoning Committee and also links to the work of Southside Preservation Action Committee (for which HPKCC is fiscal agent), Coalition for Equitable Community (of which HPKCC is a part), and other allies.
History and Preservation homepage has material on relationships between development and preservation or restoration or zoning. Find also there links to the Urban Renewal years and a development timeline from the 1950s to the present.
Find more material and links in our Zoning homepage and our 53rd St. TIF District News homepage. TIF budgets-city Dept. Comm. Planning website, but see also our TIF Annual Reports/Budgets page.

NOTICE TO INTERESTED PARTIES REGARDING THE AVAILABILITY OF THE 2009 TIF ANNUAL REPORT OF THE CITY OF CHICAGO

" NOTICE is hereby given, pursuant to Section 5/11-74,4-5(d)(9) of the Illinois Tax Increment Allocation Redevelopment Act, as amended (65 ILCS 5/11-74.4-1 et seq.) (the "Act"), that discs of the 2009 TIF Annual Reports of the City of Chicago will be available Monday through Friday between the hours of 9:00 a.m. and 4:00 p.m. beginning Wednesday, July 7, 2010 at City Hall, 121 North LaSalle Street, chicagho, Ilinois in the Departmment of Community Development ("DCD"), Room 1006. Pdfs for individual districts will also be available. Annual reports are online at cityofchicago.org beginning Thursday July 1, 2001. "

[TIFs in the list in our area: 43rd Street/Cottage Grove Redevelopment Project Area
53rd Street Redevelopment Project Area]

Christine Raguso, Acting Commissiner, Department of Community Development, City of Chicago

July 7, 10 am City Hall 2nd fl Council chambers, there was a hearing on requiring 20% of TIF funds to be spent on affordable housing annually. Here are some details and one set of suggested alterations. Local groups such as Coalition for Equitable Community Development are examining the proposal. The proposal was sent back to the committee.

The July 6 Sun-Times carries an editorial on the use of 20% of TIF funds for affordable housing. The editorial strongly endorses and gives reasons to recommend, but suggests a number of changes.

Note that the proposed ordinance is for 20% of total TIF money, NOT 20% in every TIF. Not said here is whether this is retroactive to all money in tifs when it goes into effect but it appears the transfers and requirement would be annual. Not said here is whether such units would have to be inside a TIF district. It would not be just for building new housing, but could also be for preserving or rehabbing existing housing for affordable or converting foreclosed properties into affordable housing.

Recommended changes by Sun-Times:

Reporting requirements said to be weak, esp. that the developers alone would verify family eligibility.

For rental half of aparments in each development would be for families earning 50 percent or less of area median (+$38,000 for family of 54) with 40% for families earning under 23% Sun-Times fears this would derail development or lead to projects that don't enhance property values (which is a main source of increment in the first place). ST would change the percentages to 30% and a bit under 40%.

Homeownership rules: Proposed is that 50 percent of for-sale units be for families making under $60,000. But this is the group that most heavily took the now mortgages in the bubble and then lost them. It might also raise costs to the point that financing could not be obtained. S-T does not suggest an alternative.

The proposal lacks a means to prevent the city form concentrating affordable developments in certain (challenged?) neighborhoods. At least some affordable development should go into TIFs in neighborhoods that are not "challenged" (read Hyde Park 53rd and Cottage Grove TIFs?)

Gary Ossewaarde

January 14, July 26 2010: Harper Ct/53rd Lake Park developer selected, given funding. See below incl. meetings. The TIF planning committee will meet from time to time, including July 19. Report on the July 12, 2010 presentation and request for TIF funding.

The UC has bought the Mobil-former McDonalds site- eyes graduate housing. Antheus moves ahead with Shoreland and Del Prado, buying Sutherland
UC unveil sLab School plans, poss. incl. Dr. Hospital
HPKCC and its committee affiliate SPAF release report on Harper Theater structural soundness and adaptability. See Theater RFP page.

March 30, 2010, the firm of Klein and Hoffman, hired by the University, began simple facade repairs and evaluation of need for further facade work for the Herald and Theater buildings. It the latter is not too extensive and expensive, they will proceed to further work then remove the scaffolding, which was generally considered an eyesore. Scaffolding was removed from the 53rd side April 20. No further news on whether and what will be done on the Harper side or future plans.

Here are shorts on the specific development hot topics with links to their pages in this website.
For the big picture and residents' global concerns (Development General), click here.

Here are the main developments currently on the public's radar and some (only linked here) just simmering or emerging. (Revised from a survey by George Rumsey, past HPKCC president. ()= owner.) If one were to rank how "hot" each is, one would guess HARPER COURT, SHORELAND, DOCTORS, HARPER THEATER although any one could shoot to the top at any moment. Next for announcement of certainty? probably LAB SCHOOL EXPANSION. Next for bidding? Probably Village Center.
At the end is a brief summary of University of Chicago development and the UC's role in development neighborhood wide.
IF YOU SEE ^^^^ IT MEANS THIS ONE IS MOVING UP THE LADDER!

1. Harper Court Projected to be 150,000 sq. ft. of office space (for UC), 150+ room hotel, 105,000 sq. ft. retail, 200+ condos/rental, 333 public parking plus dedicated, large interior streets that can have events.(Phase II has rental and condo housing and more retail.
Initial presentation of updated plans was presented by Vermilion July 12. July 26 Vermilion was voted $23.4 million of $114 m Phase I costs from the TIF (with proviso for continuing consultation).
Report on the July 12, 2010 presentation and request for TIF funding. Follow ups July 19 and 20, 26 (coming) see the Harper Court homepage.
Sept. 20 6:30 at HP Art Ctr 5020 S. Cornell- presentation of design to the TIF planning committee (open session).

Applications to start the city process were to go in late July. A key element is response to application for a federal Empowerment Zone designation, which allows tax-free bonds and is a green light to financing-- must be by end of 2010- in turn city approvals are necessary to closing on that. These in turn depended on TIF council and aldermanic approval.

HPKCC published a letter in the Hyde Park Herald February 3, congratulatory but setting forth things that we will be watching for as plans evolve: communication and public input, how and for what TIF money is used in the project, how public access and other needs will be met in the plan, and accommodation during construction. HPKCC holds that it is essential that the developer visit the HPKCC board. HPKCC and other organizations submitted questions in the months before and at the money ask.

2. Harper Theater/Herald Building (U of C)- on hold until Harper Court is decided. A structural study was commissioned under HPKCCC, Southside Preservation Action Fund that is reported to affirm structural soundness. SPAF has sought the University keeping options for reuse open, facade repairs and removal of scaffolding. A joint announcement is possible this spring. Study commissioned by HPKCC shows structure sound and adaptable; UC hired exterior repairs, removed 53rd scaffolding, made further improvements ahead of the July 25 festival, and will have art in the windows and limited studio space in September and October.

3. 53rd and Cornell (linked here directly to its own page) (F. Leal)- on hold, due to finances. Projected to be 20+ stories of rental apartments and retail on ground level. Track the controversies, changes, conversion into a vacant lot (formerly a low rise that houses such loved spots as House of Tiki, Cornell Lounge and later Cedars and Thai Twee restaurants). As as concept, the latest design iteration was well received, though economic feasibility of what would be Hyde Park's first rental tower in a long time, was widely questioned. The developer went bankrupt; the land was sold in summer 2010.

4.^^^^ McMobil (53rd and Kenwood) (linked here directly to its own page) (was F. Leal, who had only an option)- on hold, due to finances. Feasibility studies showed it would have to be in the 8 story range, which raised strong opposition by neighbors and others who think this is not the place for a transit-linked high development. Others disagree.
The University of Chicago has in 2010 acquired the Mobil Station and the former McDonalds location. Spokesman Steve Kloehn said they have no specific plans but "try to support local business and catalyze a robust retail environment." The University is looking at this as a site for graduate housing with ground floor and a bridge between campus and new 53rd redevelopment.

Lot north of the Narragansett (1640 E. 50th). Owner had put this parking lot out for parking lease. A corporation with a majority of the spaces is in foreclosure and the ultimate owner is reviving plans for a high rise. Neighbor residents are very disturbed at this in an area with little off street parking. The present alderman indicated this would be an issue for the next alderman.

5.^^^^ Village Foods Center (also in Antheus)- projected start next summer or thereafter, This has promise to move forward And hopes to be ready to file with the plan commission and city as early as spring 2010. Tenants are being sought or identified. Village Foods apparently will move when and if construction begins. One 24-story condo tower, one 10-story rental tower, 3 levels of retail. Exciting design by Gang Studio that includes ways to engage the streets and nearby transit and have space for both a fairly large retailer and small, less unaffordable boutique shops was received well at its TIF meeting and endorsed by the TIF Planning Committee at a well attended meeting.
Some modifications were set forth at the March 8, 2010 TIF meeting, including putting parking underground and doing it in one phase with the nw condo tower being the possible held back part. Still, it will be 2-5 years before demolition starts and five before things open.
August 19 2010 the Chicago Plan Commission approved the project (next: Zoning Committee) according to Chicago Talks.

Highlights: 179 condos in 2 buildings- 22 stories and 9 stories, 1-3 bedroom. Affordable component 15% set by market and income (according to quote of principals). There will also be 2-level retail, to be as much as possible a mixture of sizes and types, if possible filling in what is missing in Hyde Park, and said to have accessible, user-friendly features incl. for seniors. 400 parking spaces. A drive through delivery passage for Village Foods during the expected phased construction. Cost is $100m. Antheus and Silliman stressed the number of jobs. Drawings are expected to take 2 months and construction to start in 18-24 months.

6. Del Prado (Antheus)- in process. Projected to be medium to high-end ($1-1.5K/mo) rental, with restaurants and other amenities. Plans and options for tenants are far from complete although demolition is well underway toward reopening in 2011.

7. Shoreland (Antheus)- after undergoing community review and neighbor negotiation that produced additional constructive changes. Part will be historic restoration. Ald. Hairston has recommended the proposed amended planned development, and the developer has filed the papers, to get things started even though they are far from settled. Projected to be 325-350 high-end ($1.5K/mo) rental, plus restaurant. The plan will continue to evolve in discussion with the city and with neighbors.
June 21 2010 public meeting heard of latest tweaks to maximize parking while ensuring restorations. Next goes to Landmarks Commission in July 2010 then to Planning and Plan Commission. Passed Commission on Landmarks, Chicago Plan Commission, and City Council Zoning Committee, and its application for amended PD in July 2010. Next City Council for final landmark status.

Antheus purchase of the deteriorated Sutherland for reabilitation for 1/3 affordable and 2/3 market rate precipitated a row (mainly with KOCO) over forced move of tenants (despite considerable concessions).

8. Solstice on the Park (Antheus)- on hold, use to finances. Projected to be 26-story high-end ($400K+) condos.

Sutherland (47th-Drexel) bought by Antheus. Deteriorated, lightly occupied building to be renovated, 30%-1/3 affordable til 2018-- tenants granted longer, more help, easier priority to return. Reveals much about complexities of affordability, zoning barriers to policy. Visit Antheus and click Sutherland. Famed ballroom just restored.

9. ^^^^Doctors Hospital (U of C)- slated for Lab School unit preschool-2nd grade. NOTE THAT THE HOTEL PLAN HAS NOW SHIFTED TO HARPER COURT (and is smaller).

Lot lnorth of the Narragansett (1640 E. 50th ) in Indian Village- with a significant part of the parking lot spaces in foreclosure, plans for a high rise at this spot is again in play. Many neighbors are not pleased. Teh cureent alderman is reported as saying this is an issue for the next alderman.

10. St. Stephen's Church (Western Springs Bank)- unknown. Once proposed to be multi-floor condos but dead due to foreclosure ruling and bank ownership. It seems unlikely that another owner would inherit the unique agreement with neighbors - already adamantly blocked by one neighbor. Condition is very bad, but demolition would be risky. This one was more a bemused conversation starter than a hot topics, except for among neighbors who have to put up with the site.

11. Chicago Theological Seminary (see in Preservation Hot page, a little below in UC). Will be documented, but much may be changed. Public meeting is promised.
Seminary Co-op Books will move to McGiffert House on Woodlawn, being renovted and paid for by U of C.
Meadville School (Meadville Theological School is in substantial agreement on partnership with Andover Newton Theological School, with intent to stay in Chicago or Hyde Park with the institutions combined organizationally and in partnership with other seminaries. The Hyde Park property remains for sale but no buyer has yet been found.)
McCormick Seminary is selling its facilities.

12. Future and operation of the 53rd TIF District and the new TIF and SSAs along Cottage Grove and Stony Island.
Concerns about the TIF (overstated here?) are largely that 1) It has not accomplished the objectives that the community bought into, such as a parking garage and separately addition to Canter and that its accomplishments have been modest-- in part because the revenue growth has been smaller than anticipated partly because the other objective, bringing in major new retail development, largely didn't happen on a large scale. 2) The advisory council has largely been a tool of the Alderman, perhaps being a reason residents have only attended the "town halls" when there was something controversial or exciting on the agenda. 3) The council's continuance and strength is dependent on the will of whoever is alderman at the time. The current alderman is running for another office. 4) The city makes noises that it would like to take TIF money for other uses and it also is unclear whether money that now can be transferred only to another touching TIF.
More, including TIF council meeting records, maps- start with TIF News homepage.
THE COUNCIL TOOK AN EXPONENTIAL LEAP JULY 26 WHEN IT APPROVED $23.4 OVER THE LIFE OF THE TIF FOR HARPER COURT REDEVELOPMENT. This was with proviso for continued consultation. The council is confident there will remain enough to do its nondevelopment projects and that additional jum-started development will fund larger things.

The 43rd Cottage TIF (which extends south to about 51st) and its council have been active and in late 2009 committed funds, including millions it does not yet have to a redevelopment and developer at sw Cottage Grove and 47th St. that has controversial aspects and connections. A new, at least partially co terminus SSA taxing body has been making improvements in its area. These hold bi-monthly or quarterly public meetings tba.
The new SSA for 71st St. and extending up Stoney Island to 56th Street could have importance should the University use part of the Doctors Hospital site for a commercial venture, or similarly for what is now a commuting parking lot at 60th and Stony Island.

(12 Lillie House at 58th Kenwood is apparently safe.

Others to watch: 47th and Cottage Grove proposed development (including demo of the Booker Bldg), whether Muntu Dance gets built at 47th and Greenwood, Windermere, Narraganset, friend center, UC warehouse on Stony at 56th, Boarders on 53rd, Dorchester Commons (53rd), Cottage Grove, Washington Park neighborhood, Quad Club and adjacent houses, Meadville-Lombard Seminary (57th), Chicago Theological Seminary including Seminary Co-op Bookstore.
Watch for a public meeting this winter on Lab School expansion projects.

And there are infrastructure concerns-- from its aging and sufficiency to broadband wiring to the rail embankments and viaducts-- in some respects falling apart.

In development in a broader sense, the University of Chicago has indicated it seeks pathway and illumination changes for Nichols Park (53rd to 55th at Kenwood Ave.). Nichols is in the TIF district. This interest has been made known to the Chicago Park District. Nichols, like most of the parks in the area has a Framework Plan-- most framework plans have had few of their recommendations implemented. A continuing question re Nichols and TIF objectives is the height and suggestions for at least partial removal of "barrier" lilacs along 53rd St. Some pocket parks like Elm have been fingers as breeders of undesirable behaviors and changes or elimination suggested.

Harper Court. (The web hub of our substantial reports and tracking on this subject starts with Harper Court Sale homepage and February 2010 Vermilion Presentation, July 12 presentation. .)
Harper Court, in the 5200 block of S. Harper and now stretching to Lake Park and in the 53rd St. TIF District, is the longest going topic, and the one generating the most long term heat, since Promontory Point. Joint owners University of Chicago and City of Chicago selected from an initial 11 responders to their RFP (2008) in February 2010 Vermilion Developers and team. After hearing little over several months, on July 12 2010 a full revised site plan was presented and request of $23.4 million of the 114 million cost of phase I. Decision needed to be fast, they said, because federal opportunities for interest-free bonds would expire at the end of the year. At the alderman's direction, at a subcommittee meeting July 19 full financial projections were set forth. Another presentation and Q & A were held for Coalition for Equitable Community Development July 20. The TIF met in special session July 26 and after an abreviated presenttion, mainly on objectives met since the TIF and planning strted about 2000 and the financials, the full TIF council voted to approve the $23 million for Harper with proviso of continued consultation. City timetable for approvals will be in Harper Ct. home.
Report on the July 12, 2010 presentation and request for TIF funding. See also Harper Sale homepage.

On Vermilion: Their site: http://www.vermiliondevelopment.com. One article about: http://www.chicagorealestatedaily.com/gci-bin/news.pl?id=36747.

Harper Court was originally set up in the mid 1960s to house small businesses, especially arts related following elimination of much business space during Urban Renewal, and was paid for with government loan, U of C, and public subscription and governed by a non-profit board. A combination of stray from purpose in the business mix and increasing structure obsolescence and decay led the Foundation to decide to sell the center. When news of negotiations finally came out, there was an eruption of hostility based on perceptions of process and property transfer, abandonment of a public purpose, and for some desire to rehabilitate the structures. A string of workshops was held by HPKCC and others. Eventually the University of Chicago bought the complex and at the request of the Alderman, the site was combined with the obsolete city of Chicago parking lot and later a structure on 53rd Street and an RFP later put out for public review then issued. Further workshops including three professionally run 53rd Street Vision (collaboratively under the TIF District) and a very successful online survey conducted by HPKCC produced much public input on how a great retail and mixed use development could revitalize the 53rd business district, Lake Park Avenue, the Court, and the 53rd-Lake Park intersection gateway. HPKCC issued a condensed set of principles for guiding Harper Court Area Redevelopment and sent numerous reports and position letters to the TIF, the previous foundation owner, the University, the alderman and the city. These included insistence that affordable replacement space be found in the community for businesses displaced from Harper Court (and Harper Theater/Herald buildings-- these are linked in the Harper Court Sale homepage.)

Start with Harper Court Sale homepage portal to catch the latest, find the links to history, studies, reports, the RFP, archives of the controversy, and viewpoint and UC news websites. See there also HPKCC's letter to the Herald on what it expects and what it will be watching for in the project.

Harper Theater and Herald Building. Study commissioned by HPKCC shows structure sound and adaptable; UC hiring exterior repairs, plans to remove scaffolding, seeking tenants. See in Theater RFP page or Southside Preservation Action Fund page.
March 30, 2010, the firm of Klein and Hoffman, hired by the University, began simple facade repairs and evaluation of need for further facade work for the Herald and Theater buildings. If the latter is not too extensive and expensive, they will proceed to further work then remove the scaffolding, which was generally considered an eyesore. Fix up was done ahead of the July 25 53rd St. festival, and the facade and some space on 53rd will hold art in September and October.
Part of this gateway anchor facility at 53rd and Harper in the 53rd TIF District is on the Chicago Commission on Landmark's Orange list as of historic significance. Locally active architect Horatio Wilson designed it in 1913. At various times it served as a live and movie venue, although before it closed in 1999 it often drew a not-so-nice crowd and was not kept up well kept. After the University of Chicago bought it, lengthy study led to an RFP for a vibrant mixed use development. The firm chosen found it was cheaper to do historic restoration to the facade and redevelop the interior. The plan was rejected and the developer fired in a controversy over whether sustainable retailers of the kind the University envisioned could be signed. The property was emptied of tenants and has sat shrouded in scaffolding since mid 2008. A recent structural engineer evaluation concluded the complex is structurally sound and could be adaptively reused. The University has said its decision on the complex will wait at least for sorting out nearby Harper Court. At least one finalist for the latter has suggested adaptive reuse for the complex. 5
TheaterRFPguidelines has the story and the RFP and link to the history and architecture of the Theater/Herald complex, plus material on adaptive reuse or restoration of theaters. There is strong feeling by a part of the community that we need a movie house and or live theater in that area; others point to problems with other theaters and business facts.

Lot north of the Narragansett (1640 E. 50th). Owner had put this parking lot out for parking lease. A corporation with a majority of the spaces is in foreclosure and the ultimate owner is reviving plans for a high rise. Neighbor residents are very disturbed at this in an area with little off street parking. The present alderman indicated this would be an issue for the next alderman.

Del Prado. At 5307 S. Hyde Park Blvd. (not in the 53rd TIF), this was one of our large resort hotels from the 1910s, located at a key corner, 53rd and South Hyde Park Blvd., once closer to the lake shore. It once attracted many notables due in part to its proximity to the Sisson (Hampton House) and Chicago Beach Hotels and the latter's 2nd life as Fifth Army Headquarters. Later it was neglected but at least had affordable housing. The original thought (and expectation apparently by the Alderman) of Antheus/MAC Properties was to rehab it friendly to seniors and others of medium income. The plan became a gut rehab into high-end rental apartments with restored and adapted common areas and former ballrooms into restaurant and retail, for which purpose the owner went to zoning to allow restaurants serving alcohol and with more intense uses. A controversy arose with the city over rehabilitation with modest height increase of an addition on the roof that once housed the famed House of Eng restaurant and lounge. HPKCC was one of many groups that supported the changes, which were granted. Work goes forward, but there are questions about sufficient parking, which is not provided for the Del Prado or the East Park View building across the street, which MAC is also rehabbing for middle and high-end rental. Whether the last word has been said is unknown.
Find feature in the Antheus page. See also Local Option Zoning for Liquor and Other spot and re-zoning.

The Shoreland. One of Chicago's grand. legendary hotels from the early 1920s. Many celebrities lived there, and common spaces including the lobby and two ballrooms were amazing and historic. Rescued by the University in the 1920s and used as a rather high-density dormitory. The University restored the facade before selling to a developer. The vetted adn approved planned use development would have demolished much of the historic space for parking and condo units. Financial vagaries et al led to two sales of the property even before the dormitory closed. Antheus Capital gave long thought to redevelopment and various options, settling upon restoration of the common spaces with historic credits, which requires less parking than many of the neighbors want, and rental units- considerably fewer than either the dorm or the approved plan but likely with restaurants and meeting and event spaces. Therefore, the owner will have to go back to the the city for amendment of the Planned Development, with support of the alderman. Antheus (Silliman division) held many stakeholder and small group meetings, then a large public meeting at which the plan met with general approval except from near neighbors. Hyde Park-Kenwood Community Conference was one of several organizations that supported the process and the redevelopment concept. The owner is now negotiating with the 5490 South Shore apartments to try to reach an agreement, particularly on parking provision. The length of this process was, at the end of 2009, irritating several. Having made changes to parking and traffic movement that apparently satisfied neighbors and did satisfy Ald. Hairston, the developer got the needed recommendation from the alderman and filed papers in January 2010 for a revised PUD with the city. June 21 2010 public meeting heard of latest tweaks to maximize parking while ensuring restorations. Next goes to Landmarks Commission in July 2010 then to Planning and Plan Commission. Passed Commission on Landmarks, Chicago Plan Commission, and City Council Zoning Committee in July 2010. Next City Council.
Shoreland page, Antheus/MAC page.

Solstice on the Park. Antheus and Jeannie Gang (Gang Studios) made quite a splash a few years back with this innovative, seriously green design 26-story proposal for the parking lot of Windermere House (which Antheus had just acquired). While some neighbors opposed it as changing the character of especially Cornell Ave. (the designers convincingly showed it was well within the park-fringing buildings along 56th St.), after major public meetings and real efforts to take account of input and work with surrounding neighbors including Bret Harte School, most including HPKCC resoundingly endorsed the proposal. The structure will handle its own parking. A portion of the condo units have sold (at very high prices), but movement forward awaits improvement of the economy and market and more sales.
Antheus/MAC page.

Doctors Hospital. The University is vetting with small groups and its faculty, and will soon hold a public meeting on the option of locating the Lab School's early learning through 2nd grade facility, and possibly a second building on the Doctors Hospital site. (See in Doctors Hospital development.) Below is the 2007-2008 controversy over a hotel proposal for the site (to more archived).

Update on the April 15 2010 meeting. By Jane Ciacci, HPKCC Vice President.

Attendance at Lab School meeting last week was ... less than 10 people. However, we had a chance to ask questions. The plan includes renovations to the “historic” Lab School buildings [including a new arts wing partway into Scammon Garden] as well as building the ECC where Doctors’ is. The Wilder and Lillie houses will not be affected. I think that the design concept for the new school is terrific, but I am still not satisfied that they have the parking and pickup-dropoff issues worked out. Also, the University is still reserving a strip of land right next to the Vista as they did with the hotel plan, and I am certain they have some idea of building something there later.

Jane Ciacci, who attended the public meeting on February 11 2010, comments: The audience seemed to be mainly Lab School parents, with a few neighbors thrown in. The main bone of contention in the audience seemed to be the pick-up and drop-off issue, how the separation of the campuses would affect that, and the fact that the Lab School has such a car-centric culture. Plans for both sites were presented, but the school and the architects clearly favor the Stony Island site, and it does give them more options.

The proposed hotel for this site at 5800 S. Stony Island vied in 2007 and 2008 with Harper Court as Hot Topic of the Year. In fact, it culminated in a hard-fought and close vote to dry the precinct and hence kill the project. The disagreement both brought together the most sensitive worries and values of many and split the community (pro and anti change/development/density folk and second fault line of pro and anti University, or better yes-or-no on whether the University was (some said again) becoming a bad neighbor.

The project started with the University's acquisition of this closed and increasingly derelict huge structure, which served as at first innovative Illinois Central Hospital for decades after its design c. 1913 by a very noted architectural firm and then an increasingly troubled medical facility. A University Board of Trustees member who builds and owns a large chain of hotels suggested (for whatever reasons and in whatever manner) that the University contract with his firm to build on the site two much needed hotels (short and somewhat longer term) that would serve needs of the medical center, University staff and families, Museum of Science and Industry, and the neighborhood. Conference and dining facilities would also be included. A plan was quickly announced and despite public and small meetings, it became apparent that there would not be a long period of public input and adjustment as in other recent University off-campus development projects. Vociferous opposition developed on grounds that the facility would be out of character with the residential area and street and bring noise and congestion (despite the former hospital being non-residential and probably at times noisy), was too large and out of scale, would strain already burdened infrastructure such as sewers, and as a consequence would hurt property values in the high end condominium neighboring building. Also cited/alleged were fears of insufficient parking, blocked views, that the present structure is historic (Orange rated) with its necessarily messy teardown and new construction materials being anti-green, that the architecture was not distinguished, that the proposed managing hotel firms are non union or had bad labor records, that far more hotel space was being provided than any market study could show was needed-- and what happens if the business model is wrong, and that the development is too far from business districts to help them.

While some changes were proposed, the University and developer stood firm that this is the only location (including its prestige frontage on the park and despite similar sites two blocks north and two blocks south and elsewhere in the neighborhood), the only kind of project that would work, and that the current building was unsuitable and uneconomic for adapting, in poor shape, and undistinguished. Local and statewide preservation groups commissioned an architectural firm to develop an alternative plan within University guidelines that would adapt at least part of the current structure, but this was rejected. Residents and other opponents then had a referendum placed on the ballot of the precinct that would dry the precinct for four years, in effect killing the deal. A battle royal ensued, with many outraged that near neighbors would have the power to stop a private project and an amenity others (near and further away in the neighborhood) thought needed. It also brought to a head differing visions for the future of the neighborhood. The referendum squeaked through by eight votes in November 2009.

The matter sat dormant while the University considered options for the site, ultimately deciding to bet on a much smaller boutique hotel (150 rooms) that would be a component in the proposed Harper Court Area redevelopment. For Doctors Hospital, word is that at least part of the site is likely to be proposed in early 2010 for a new early learning and primary grades for the University of Chicago Laboratory Schools. Will neighbors think traffic and noise of children being dropped off and being picked up is any more acceptable than a hotel might have been? O the other hand, the University may well think that given the economy and devaluation of sale value (inability to use the space in a way that includes alcohol consumption), the University might as well use the site for one of its own facilities. Although the University has started conferring with small groups on the lower school concept and says it will start a public process early in 2020, it appears likely that if this will be at the Doctors Hospital site, the University will proceed with demolition and construction despite opposition.
Doctors Hospital page.

Zoning- is there too much spot zoning? Some think sections,' if not the whole neighborhood's zoning should be reviewed. Others say that if this leads to pro-active rezoning of all that "should" be (i.e. so they will be ready for a more intense, say restaurant, use, then control over each spot will be more difficult since the zoning categories are quite coarse.

University of Chicago developments and role in development. Some tall and large new University structures have opened in 2009 or shortly before, mainly at the edges of its planned development area. Center for Integral Center Science, Center for Biomedical Discovery, Comer Children's I and II, and the newly started mammoth New Hospital Pavilion have changed the center of gravity and usage on the west edge of campus and for southwest Hyde Park--a new dense research complex. And more structures are planned (including on 56th to Ellis) once the economy and endowments recover. (Gifts continue to rise, though). This sector southeast of Cottage Grove and 55th St. have been envisioned for UC buildings for 50 years, and now leave only a small slice residential-- pushing many staff and students into the larger neighborhood. The University recognizes that this sector is weak in retail and public uses and amenities, and is looking at how that and increased parking need pressure can be addressed. The University takes such needs into the mix in providing alternative transportation, although the main consideration for the latter is student safety and convenience.

Chicago Theological Seminary. Meanwhile, dispute over the replacement of Chicago Theological Seminary replacement with and renovation for Milton Friedman Institute have flared up again, including 1) gutting much of the structure likely under future plans from newly-appointed architect Ann Beha of Boston, including removal of at least part of the stained glass to (as naturally desired) the chapel of the under-construction CTS building south of the Midway negating the historic and classy religious character of the structure (Coolidge firm?) 2) alleged corporatization of the University and distortion of mission and funding in favor of those departments that bring in money, 3) governance and accountability issues. Other questions might be lack of public meetings etc. to a project adjacent to the university but (presumably) outside its planned development area, such non-communication possibly setting a new precedent.
Meanwhile, Seminary Co-op Bookstores is looking at its likely move to the current dorm and office building of CTS north of Robie House as an opportunity to redesign and become ADA accessible.
Updates in Preservation Hot page. A complete documentation and historic assessment will be undertaken before any work is done.

Also on the edge, South Campus has gained in density and importance with a parking-office-police structure at Drexel, the huge new dormitory at 61st and Ellis, several remodeling's that increase usable space, the soon to start Chicago Theological Seminary on the hitherto sparely used east land, and --construction to start spring 2010--the immense Logan Center for Creative and Performing Arts. The University still says it will not develop south of 61st Street (including new commercial development that some in Woodlawn seek), but is decidedly interacting more with Woodlawn (including with some retail components) even if, ironically, the new dorm turns its back on 61st St.

On the main campus, the Library addition is well underway, there have been many building remodeling's, and once Chicago Theological Seminary's new building is built, there will be a major reconfiguration of the area north of 58th and east of University with the Milton Friedman Center. Gravity was already shifted there with the new Booth School Harper Center, and will move more with Lab School expansion. The future of both sides of Woodlawn 57th to 58th is up for grabs as the University decides what to do with houses and McGiffert Hall there and whether to buy Meadville Schools (and what to do with Meadville's houses. The University has also assumed direct operation of the Quadrangle Club and may decide to replace houses south of that. Not looming but likely at some time are more dense configurations of the arts and theater complex north of 56th Street and replacement of Pierce dormitory. Speculation remains on what the University may do north of 55th street, including at the Friend Center at Cottage Grove, which has low land usage, and at Stagg Field south of 55th.

In May 2010 the University chose the Boston firm of Ann Beha Architects for conversion of Chicago Theological Seminary (repurposing adn expansion). The current historic structures will be a point of departure. the firm says it does contemporary design within historic context and has a large portfolio of East coast preservation projects. Future of the chapels and stained glass (some at least moves to the new CTS) as well as Seminary Co-op Books remains unknown.

Observers are concerned at other proposed or potential leapfrogging out of traditional University footprint-- part of the new Harper Court is being proposed as large University office space, possibly in a dedicated structure. Doctors Hospital on Stony Island may become home to part of the Lab School. All of this would add to the already considerable UC ownership throughout the neighborhood-- dormitories, rental residential structures, and much of the retail space, especially on parts of 53rd, 55th , and 57th Streets. Some say this presence distorts rents and prices and that the University is not a good or sagacious property manager. In addition, the University recently bought a major block of land west of Washington Park, for retail development or possibly also for University use.

There is also concern that the University seems to have trouble developing clear vision and purpose for proposed developments (not the same as having "master plans") or for managing its assets, especially far from campus, as with Harper Court. Also that University aims may be too narrowly focused on what it thinks will appeal to students and their parents or high paid faculty (who do increasingly shun living in Hyde Park as unattractive and lacking in amenities while junior faculty say they can't AFFORD to live here). Long time residents often have ideas of what they want to see in development or neighborhood character different than those of the University as an institution or than University constituencies. But the University may be the only party able muster the resources, attract good developers, and throw the weight (especially in concert with the city) to get things done.

Stay tuned!

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