53rd-Harper (Harper Theater and Herald bldg.) "Heart of Hyde Park" RFP Guidelines for redevelopment, The University of Chicago- and the final development decision

This page is a product and community service of the Hyde Park-Kenwood Community Conference, its Preservation-Development-Zoning Committee, and its website, www.hydepark.org. The Conference, since 1949, has tended to the civic needs of the community and facilitates resident and business participation in building a caring, diverse, attractive and secure community. You can reach us at hpkcc@aol.com. Join HPKCC and help support our work.

Harper Theater page. History and Preservation home. Development home. Business Climate. Zoning home. TIF News home. TIF District maps. TIF Adv. Council meetings.
Links on preserving/adapting theaters: http://www.lib.umd.edu/NTLA/theaters.html#history, Also American Film Institute.
In this page:

Rendering of Harper Theater/53rd Street "Heart of Hyde Park" redevelopment. Brinshore, Baum and Baum, University of Chiicago. From Hyde Park Herald, November 25, 2006

Latest and overview

The rendering above has been superseded (Nov 2007, per presentation at TIF meeting) by decision to keep the present walls and theater facade and not use awnings. There will be new floors and look to the old theater entry and this remains an adaptive renovation rather than either new construction or historic restoration. The corner will a dining facility most likely. The exact nature of use of the other space is unclear by likely high end apparel. Most of the interior and 2nd story will be offices. It's expected to go to permit at the end of 2007 and start construction spring 2008.

Rumors are about that the sale and project is in abeyance or rescinced due to problems with finding retail tenants. Perhaps there will be news at the May 12, 2008 TIF meeting, 7 pm, Hyde Park Neighborhood Club.

As of April 2008 rumor or word is that the developers are studying a complete restoration of the theater facade in addition to restoration of the 53rd facade, due to relative costs and possible eligibility for preservation incentives.

From official minutes

Harper and 53rd Street (Theater Building): Susan Campbell, of UC, began discussion with remarks and history for the 53rd street Theater building redevelopment. She introduced David Brint and Rich Sciortino, of Brinshore Development, who made a formal presentation of the project's progress. In their presentation, they proposed renovation of the property due to the expense of demolition (over $1M), restated development objectives and reviewed historic preservation plans. They revealed that they were 60-90 days from revealing their tentative retail tenant mix and design concept. In commenting on construction they stated that the roof will be raised, but the building exterior will be largely maintained. Just fewer than 40k sq. ft. of retail space will be created in the renovated structure. Construction is projected to begin in Spring, 2008, with occupancy expected in Spring, 2009.

By Gary Ossewaarde

Brinshore and Susan Campbell of the University presented on its design work and retail contacts for the 53rd/Harper Theater project. The building shell will remain, with new floors and new treatment of the first floor retail and theater entrance. Practically this is preservation, although in category and standards adaptive renovation. The corner space will almost certainly be dining. They hope the west part of the 53rd first floor front and theater will be upscale apparel and related shops--many have shown interest. The upper floor of both buildings will be offices (53rd is already committed to a therapy group). Developers expect to submit for permits and closings at the end of the year and for construction to start late winter or early spring. They were asked to put up signs showing this is the site of new development instead of everyone seeing just "closed" signs. Response was favorable, with reservations about the success of high end shops.

Jack Spicer comment December 2007

The University's handling of the Harper Theater Building project was close to perfect. With thorough community input they created an excellent Request For Proposal and threw it into the free market ring for developers to wrestle with. Then they sold the property to the winner. The winning proposal is outstanding on every dimension, all the better for the competition and the lack of backroom interference.

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Report on the November 15 2006 TIF meeting-- decision on Harper Theatre. By Gary Ossewaarde
Another version

The "winner" was announced at the November 13 TIF meeting. Hank Webber, UC Vice President for Community and Government Affairs, and selected Brinshore Developers and Baum Brothers LLC will be recommended to the University Board of Trustees. Design and permits will take about 6 months, after which the theater section will be demolished and its site redeveloped as an extension with rehabilitation and partial restoration of the 53rd storefronts. Webber will return to report on progress in March or May and the final plan will be presented at a summer TIF meeting before going out to bid. Webber also said they will help existing tenants (which appear quite valuable and one of which is historic) to find new space--Hyde Park Barber Shop as historically and culturally significant is owed a special obligation, Webber said, and is already enthusiastic about new space identified by the University. However, there is not a place likely for existing businesses in the new development and concern that they may not find any affordable space in Hyde Park (compounded by city business restrictions). At request of TIF Chair Howard Males, the developer will work with the TIF Planning and Development Committee before presenting a final plan in the summer. (This committee's meetings are open and chaired by Chuck Thurow.)

The retail "Herald" building along 53rd will be retained and upgraded for a (ground floor 15,000 square feet) mix of local and national higher end fashion and apparel retailers. The line and style of the restored Herald building will be extended along Harper the length of the to-be-demolished theater, the line interrupted and bookended by towers that will recreate many of the features and brickwork and trim of the theater and use existing materials to the extent possible. The retail will be deepened through the former theater, and the north end will likely have one or more upscale restaurants. The second (and possibly a third story) will be office and possibly some creative-use space. In no case will the height exceed that of the old theater.

HPKCC's position in resolutions and formal letters of comment on the Harper Theater complex were largely followed in the RFP process and outcome- keeping the 53rd storefronts and as much or close to the theater facade as possible, low and pedestrian friendly scale, destination high quality retail, high quality of construction, and a serious effort to keep a theater. We commend the University, developers, and Chicago Consultants Studio.

The 15,000 square feet limit the kinds of retail that are possible ( furniture or Gap-sized stores requirement starts at 20,000 sq. ft.). One Hyde Parker who has a fashion store in Bucktown has already signed on. The developer and University are confident this can work and spur redevelopment, even with no parking provided. (The development's parking requirement is met by the expected tax increment the development will bring to the TIF district, which is expected to use increment to back a garage.)

Rejected bids included a hotel (said by Webber to be dubious at that location and in conflict with plans for such a complex elsewhere), a health spa, artists' lofts, various mixed use and residential, and condos or rental housing, and the Music Box Theater bid despite strong community backing. (Webber said that bid would have required a subsidy from both the University and the TIF for an $8 million rehabilitation: given the University's mission is teaching-research-patient care, that the University wanted to realize a return and had set a priority for 53rd to start by filling in retail types we don't have and spur lagging retail values and venues, loss from the theater bid vs. the return from the Brinshore/Baum bid could not be ignored (even though the University was not receiving as much as it had hoped). And there were grave doubts about the success of a cinema.) Webber said that the selected project is "a big, positive step in the right direction- but other steps will have to be taken."

Each of the University's criteria were superbly met by the bidder, Webber said:

· High quality and experience of the developer (which has done extensive redevelopment in many parts of the city including all around Hyde Park, brokered one in four retail deals in the Loop, and rebirth of Bucktown Milwaukee Ave. retail.)

· Experience with historic preservation and adaptive reuse (which this firm specializes in and has won Driehaus awards) with preference for keeping the 53rd facade

· Proven ability and commitment to fund and complete the job in a short timeframe

· A plan and strategy that will result in a high quality redevelopment, upscale, and in accord with the University and community preferences and expectations for what's to be there. These priorities were: Fashion and apparel, and fine dining (although some want a 24 hour or a bistro)

· Historic preservation and adaptive reuse

· Destination shopping that would stimulate development and generate street traffic including at night

· Green and sustainable design (has LEEDs architect on staff)

· Minority and women business participation commitment and track record

· Ability to provide a return to the University

· Willingness to work with the community.

David Brinshore stressed the commitment to preservation and reuse, green, minority and women participation, and a mix of nationals and local retailers. Anchor will be Ms. Catwalk, owned by Hyde Parker Michon Stuttley, who asked why Hyde Parkers should have to drive to Bucktown to shop for her goods.

Questions:
· Liquor license--have talked with city, it is possible, although the development doesn’t depend on it.
· There would be 3-4 shops on the 53rd side.
· A new utility corridor will be created off Harper.
· The building north of the theater is not involved in the project.
· Space has been identified for the barbershop, which is owed special help beyond that pledged to all the current tenants.
· The University rejected hooking up with Harper Court development to get
something unique and appropriate to the theater/Herald building going quickly.

Several expressed thanks to the University and the developers for their responsible reuse of the building, historic and green considerations, listening to community input on scale, context, pedestrian friendliness and retail needs, and for engaging with the community.
There was an appeal to be very careful given the number of historic structures that have burned down during renovation in recent years.

Pamela Haley, leader of the group to preserve the theater as a Music Box cinema expressed disappointment and said the University did not pursue the bid in good faith or listen to the community. Webber said that there will be more opportunities and places for cinema, including the Music Box to come in, as is true of all the other possible uses proposed for the theater building.

 

Conference Reporter 2006 Issue 4 report.

by Gary Ossewaarde

Theater, 53rd classic storefronts morph into bold retail plan [plus other business of the November 13 2006 TIF meeting]

In a bold risk, the University of Chicago announced at the November 13 2006 Tax Increment Financing (TIF) Advisory Council meeting that it has turned on its head redevelopment of the Theater and former Herald buildings. While many assumed the 53rd side was doomed as developers would seek elbow room for a new development, or else focused on keeping the theater or at least its façade, it is the 53rd St. shops façade, not that of the theater, that will be preserved in adaptive reuse and extended into the heart of the former theater and down the Harper side of the site, with tower and decorative element semi-replication of the theater façade. The risk is that the upscale apparel, etc. stores may not be persuaded come or be supported by the community and destination shoppers.

Keeping the 53rd shop building was, however, a solution urged by many preservationists, persons concerned with keeping the scale and pedestrian-friendly character of 53rd Street, and those who want to jump start rehabilitation of 53rd Street and a lagging retail sector by seeking the kinds of stores that are missing from the community—hopefully bringing back fleeing and attracting new customers. All of these desires are in accord with what the Conference found in several community forums, including that on the Future of Hyde Park, in 2005, and which the Conference included in its comments to the university on the draft Request for Proposals for the complex.

The Conference—and about 2,000 Hyde Parkers who signed petitions—also asked the University to look harder at accommodating a theater reuse (movie and/or live). Hank Webber, University Vice President of Community and Government Affairs, told the November 13 audience at the Neighborhood Club that a theater use could not be found. The single theater bidder that remained, the Music Box, wanted about $8 million in subsidies from the University and the TIF, which the University could not afford in light of its core mission, an alternative proposal by highly experienced and sensitive reuse developers that in the University’s view was superior and satisfied broadest goals and more likely to succeed, and because a theater use would require immediate additional parking. (Actually, the accepted proposal’s sole contribution to parking will be its tax increment toward TIF-backed new parking years down the road.) Among bids not selected were a health spa, a conference hotel, artists’ lofts, residential, and mixed use.

Specifics of the proposal, presented by David Brinshore and David Baum of the selected development team, will involve an attempt to bring four or more destination apparel and other boutique shops (one of which was identified)—a mix of locally owned and chains, and on Harper and the rear likely an upscale restaurant on the ground level and office space and maybe conference space on the second and a possible third story. (A liquor license was called attainable.) Green and sustainable features will be incorporated. Webber called the proposal “a big, positive step in the right direction” toward creating a heart for Hyde Park retail—but that additional steps are highly necessary.

Most attending apparently agreed, as shown in generally favorable comments and detailed questions. Several praised the opportunities for public input into the site’s future as a good example for others to follow—a good process leading to a good result, and the university’s willingness to heed voices of the community in most regards.

[Not published: More troubling concerns, only alluded to at the meeting, are whether such developments in general drive smaller local businesses out of the community. Contributing to such problems are high rents, governmental zoning and other business restrictions, and unwanted consequences of agendas to bring needed types or retail--including upscale and deep-pockets chain businesses--into the community. Some think our largest landlord, the University in various ways also contributes to the downside as well as the upside of business district change.]

Webber will return regularly with updates and by early summer 2007 present plans to the TIF Planning and Development Committee for careful review, then a public TIF meeting before new construction starts, maybe in fall 2007.

[Published instead as part of the article: other TIF meeting business:] In other business, Bank of America showed accommodation to public concerns about its signage and layout (friendlier to persons of all abilities) at its new branch at 1439 E 53rd Street. Jane Comiskey, co-chair of the Environment Committee, reported on follow up to a walk-through along 53rd Street. Alderman Preckwinkle reported and answered questions. She said the city is completing appraisal of Harper Court and will prepare an RFP draft to be brought before the TIF. It is a planned development not needing zoning changes, she said.

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Herald coverage, November 15 2006

Exit theater, enter fashion: U. of C., Baum Brothers plan to demolish theater, bring retail/office mix to 53rd Street. By Nikeya Woods

The Harper Theater building, 5238 S. Harper ave., will likely be demolished by the fall of 2007, the University of Chicago's Hank Webber told the 53rd Street Tax Increment Financing Advisory Council Nov. 13.

Webber is recommending to the U. of C. Board of Trustees that Brinshore Developers and Baum Brothers LLC rehab the 1453-56 [sic] E. 53rd ST. building for retail and office uses and replace the 91-year-old theater with additional retail and office space. Current tenants on the property are being asked to move* elsewhere. [*Webber said "helped."]

Representatives of Brinshore and Baum said they want to transform Hyde Park into a retail destination and increase foot traffic along 53d Street. Their plan is to invite high-end fashion retailers and possibly an upscale restaurant to the site.

"The vision that we presented the last few years is that this area is the heart of Hyde Park retail an entertainment activity," said webber, the university's vice president of Community and Government Affairs. "This is a big, positive step in the right direction."

Developer David Brinshore said four to five retailers will fill a combined 15,000 square feet of space on the first floor. The second floor is set aside for office space. Brinshore proposed adding a third floor to the new building on the theater's site. Baum Brothers LLC, which specializes in retail and historic preservation, works with national clients like Starbucks, Urban Outfitters and Jimmy Johns. They have worked with local boutiques like Ms. Catwalk [in Bucktown], owned by Hyde Parker Michon Stuttley. the firm wants to bring a combination of local businesses and national chains t the project and prides itself on partnering with minority and women-owned businesses.

"I firmly believe that this can work here," said David L. Baum, Baum Brothers LLC founder. "The area is underrepresented by these types of tenants and there is an unmet demand." Types of restaurants have yet to be determined. developers have heard that residents are looking for something that could be open open 24 hour a day or a bistro. "We're looking for restaurants that are a little bit more upscale that what is existing now," said Baum. He said obtaining a liquor license is no out of the question.

The university purchased the theater building and its attachments, 5240 S. Harper Ave. and 1453-77 E. 53rd St., for $2.275 million in 2002. Since, Webber contacted 40 live-action and movie theaters, to no avail. He said the economics, building size and lack of parking were reasons why a theater could not reopen there.

In the spring the university received one last proposal from the Music Box Theatre looking to restore both the theater and adjacent building that several residents had expressed enthusiasm about.

Other proposals included a hotel, health club, retail/condo mixed use, rental apartment and artists' lofts. Webber said he will return to the TIF council in six months with an update of the project.

"This is an example that a good process gets good result," said Jack Spicer, a Hyde Park resident."

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Herald asks, Will they stay or will they go? U. of C. plan for Harper Theater and 53rd building doesn't include tenants who are there now. [Concerns that UC biases matters against small, home-grown non-upscale business and doesn't do much for displaced.]

Herald, November 22, 2006. By Nykeya Woods

After the University of Chicago announced its recommended developer for the northwest corner of 53rd Street and Harper avenue last week, current tenants have expressed mixed emotions.

The University is recommending that Brinshore Developers and Baum Brothers LLC rehab the53rd St. building for retail and office uses and replace the 91-year-old theater with additional retail and office space. Current tenants on the property are being asked to move elsewhere.

Abdul Kareem, owner of Hyde Park Hair Salon and Barber Shop*, said he decided to look at this as an opportunity for his 400-square-foot shop to increase in size. "I don't like that we have to move, but change is inevitable, Kareem said. "The direction that the neighborhood is going through, I think that this development here is probably a necessary procedure."

[In addition to being by far the longest surviving tenant of the complex and third oldest in the neighborhood 1926--80 years, Hyde Park Barber Shop was the first to start serving and catering to African Americans when they moved in during the 1950s and has many historic connections to, for example, the jazz and blues world, sometimes hosting live performance. Barack Obama has his hair cut there.]

Since 1926, a barbershop has been at 1464 E. 53rd st. Kareem took over as owner in 2002 and has seen 75 to 100 people come into the shop on the weekends.

Despite the change, Kareem says he wants to stay in the neighborhood but has encountered a city zoning ordinance barrier. The zoning ordinance requires new shops to be 1,000 fee from any existing hair salon, barbershop or nail salon, which makes staying in Hyde Park difficult. He would also be required to purchase a special usage permit. He recently began looking in Bronzeville.

Sister Rose Garrett, owner of Kilimanjaro International art and Design, has been looking at vacant storefronts in Bronzeville, but for a different reason. "I don't know where we are going to go because the rent is too high [in Hyde Park]," Garrett said. "I guess they don't want us here." Garrett also said that the university is overlooking the fact that she is an artist with a small store and cannot generate a lot of money for high rent.

For Shelby Li has operated his computer repair store at 1466 E. 53rrd St. The U.S. Computech owner said he has been looking along 53rd Street for vacant storefronts to ensure keep[s] his clientele. Li said the university is no longer looking out for small businesses and the community should be outrage that businesses are being pushed out. "It's not fair," Li said.

Michael Timble is saddened at the thought of moving his store, Propaganda T-shirt Printing, out of the neighborhood. With two others, one in Wicker Park and one in Lakeview, Timple said his main concern is to try to stay in the area. "I am sad that we have to leave the spot," Timple said. "And I am concerned that it will be hard to find comparable spaces in the neighborhood.

Timble, whose store has been at 1426 E. 53rd St. for three years, said that he believes the university is interested in small business. But "when you see businesses like Starbucks and others move in, you can kind of see the writing's on the wall," he said.

"The university will work with the tenants to identify options for relocation," Hank Webber, the university's vice president of Community and Government Affairs, told the Herald. ...Tenants will be required to move by June of 2007.

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Herald says Nov. 25, A good process gets a good result--except for historic tenants

After almost five years of staring at the enormous hole in [the] heart of Hyde Park's business and entertainment district, the Herald was pleased last week to report that Brinshore Developers and Baum Brothers LLC has taken on the task of redeveloping the northwest corner of 53rd Street and Harper Avenue.

Brinshore and Baum plan to rehabilitate the 1453-56 [sic] E. 53rd St. building while the vacant Harper Theater, 5238 S. Harper Ave., is slated to be demolished by fall of 2007 and replaced with a two-story building, with possibly a third story added sometime in the future. Renderings show that the new building will resemble the one being rehabbed. A three-story tower designed in the terra cotta style that Horatio Wilson used to build the theater and 53rd street building in 1913 will connect the two buildings.

Developers say they will lure both locally-owned and national chain stores to fill approximately 15,000 square feet on the first floor. The second floor is set aside for office space. There are hopes of attracting a bistro-syle restaurant to the site. Morton's steakhouse, which started in Hyde Park, is one of the Baums's clients, but Baum has made no official plans to bring Morton's back to the neighborhood.

The announcement was made at the recent 53rd STreet Tax Increment Financing Advisory council meeting at the Neighborhood Club. University of Chicago's Hank Webber told the council that this is a positive step in the right direction. He's right.

The University of Chicago has owned the property since 2002 and has been criticize for sitting on a vacant, four-screen cinema during this time without definitive plans to rehab or rebuild. But this was a process that needed time, not premature decisions. When a year ago webber said he had contacted 40 movie theater operators about reopening the Harper, the Herald praised the university for giving the search a good try, a good college try. So the Music Box Theatre may have submitted a nice idea after the fact, but, indeed, it was after the fact.

Meanwhile, the university sent out a request for proposals, found respected developers in Brinshore and Baum, and kept the community informed and even solicited community input each step of the way. If only every major development project in Hyde Park could be handled this way. So the Herald agreed when one resident at the meeting said, "This is an example that a good process gets a good result."

So they don't reopen the theater. The economics and the current parking situation in the neighborhood worked against that . It doesn't mean Hyde Park will never have a theater. Webber said the city-owned parking lot at 53rd and Lake Park Avenue could be ripe for a theater on day, referring to models in downtown Chicago and Evanston that have movie theaters above first-floor retail and are near city transit stations.

What was so important about the intersection of 53rd and Harper was preserving the classic, main street ambiance of at least three of the four corners, notably Wilson's architecture. Brinshore and Baum may revitalize the area with this project, but they are also keeping a portal to an old fashioned downtown in Hyde Park.

And Baum Brothers is right for this project. The City of Chicago honored Baum Brothers with a 2004 Chicago Landmark Award for Preservation Excellence for its work on the Marmon Building, 2232 S. M Michigan ave., in the Motor Row District. The Spanish Revival-style building was constructed in 1922 and designed by architect Alfred Alschuler.

But the Herald cannot totally endorse the project unless some commitment is made by the university to invite the current tenants of the 1435-56 E. 53rd st. building to negotiate their lease agreements and remain in the building if they wish. The Hyde Park Hair Salon and Barbershop has been there for 80 years, occupying the space that used to be the 53d street lobby in the theater. It is the third oldest business in Hyde Park.

Developers prided themselves on partnering with locally-owned businesses in other neighborhoods, like Ms. Catwalk in Bucktown, which is owned by Hyde Parker Michon Stutley. But they made no commitment to keeping the barbershop or the other tenants in the 53rd street building. They only committed to offering tenants some sort of undefined assistance to move elsewhere, possibly out of the neighborhood. It would be unfortunate if the barbershop, for one, had to leave Hyde Park. Where would U.S. Sen. Barack Obama get his hair cut?

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Pamela Haley, Andrew Mine say University is not a benevolent neighbor in this "company town"--didn't collaborate with, listen to majority in community or negotiate with Music Box Theater.

Suzanne Erfurth wrote in the December 6 2006 Herald that the theater facade, including the blue and gold and high wall, should stay.

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Further overview:

The University reviewed what Susan Campbell, U of C Asst. VP Comm. Affairs, told the Herald were 7 (turned out to be 10, then 9 when one dropped out) well-thought out, interesting proposals received by deadline March 24 2006. However, as confirmed by Hank Webber at a meeting congruent to the spring conclave of the Board of Trustees, The University considered whether to associate with the joint Harper Court and City Lot RFP process and rejected it The University also considered a late entrant, the owner of the Music Box Theater (see Music Box below). The others do not include a theater and range from 53rd Street facade restoration to complete reconstruction. All included retail or active uses on the ground floor. Some went as high as 14 stories, the height of the Bank. The Music Box proposal included keeping the 53rd businesses as well as the exterior and basic interior of the theater.

For background, context and viewpoints, letters et al visit our Harper Theater page and its links.

At the January 9, 2006 53rd Street TIF (tax increment finance district) Advisory Council meeting, Henry S. Webber, University of Chicago Vice President for Community and Government Affairs, presented background and draft guidelines for redevelopment of the Harper Theater/Herald building on the west side of Harper Avenue and 53rd Street. The University owned the properties for the past three years and concludes that a developer cannot be found to preserve and reopen a live or cinema theater under reasonable conditions and that it will put out a request for proposals for a mixed-use development in line with the character and standards of the community and the University. Proposals may be for lease or purchase--although the University clearly prefers sale and Webber has clearly said the University has no wish to be a retail landlord on 53rd Street.

On the RFP process and formal input

We are presenting here text (without photos and maps) of the public principles and guidelines, not the full RFP boiler plate and all. The final document has been released by the consulting firm (Chicago Consultants Studio) and made available upon reasonable request for CD-Rom and or hard copy. Print off of Guidelines distributed at the TIF meeting is here, below. We have the full pdf version- hard copy, CD-ROM and in downloaded pdf on our office computer where the text comes up fast, but it is over 2.5 mb (39 pages text plus graphics) so not in the website. The South East Commission Website, hydeparksecc.com has approximately the same version as below.

Hyde Park-Kenwood Community Conference sent comments praising the diligence of the University and suggesting 1) a stronger requirement for facade preservation (at least) and 2) public viewing and comment on the top contenders. We received no favorable remarks on these in acknowledgements of receipt but do believed there will be serious public meetings as well as consideration by the 53rd Street TIF Planning and Development Committee, chaired by Chuck Thurow. We encourage all community residents and businesses to send in comments even though the formal period is over and at least 10 serious proposals have been received by the owner. We welcome being cc'd at hpkcc@aol.com.

January 31 2006 the 53rd St. TIF Advisory Council Planning and Development Committee, Chair Chuck Thurow, met to discuss and receive comments on the RFP. Formal letters were received from the Hyde Park Historical Society and Hyde Park-Kenwood Community Conference (see below).

The Committee went through the Guidelines and then considered likely outcomes. Noted was that most developers will want to have a major residential component as well as retail, so will likely want to go higher than the current zoning limits, using a planned development. Currently restricted to about 50' or 5 stories and about 19 residential units with restrictions on dimensions, the developer will likely want to go to more stories--but not over 80' after which heavy fire restrictions kick in.

Further any project, its parking, and willingness to consider even facade preservation will be extremely tight unless the development both goes higher and the second half of the one-story (laundromat and Gold City Inn) building is bought and added (UC already owns one half). Such purchase and perhaps air-rights cantilever setback over United Church property as well as the 53rd retail space might be needed, for example, to include facade preservations.

Currently at least 15% must be "retail" by zoning, so modifications may well also be proposed to that also. And while the RFP cautiously warns that liquor licenses are ruled out, this is a matter of definition of measurement; the Committee asked that clarification be sought from city regulators.

Parking options and recommendations were considered but not acted upon, such as asking for not more than the zoned 1.2 spaces per unit (vs 1.5 the alderman has been putting in new residential developments). Some wanted the project to try to absorb some of the general parking deficit, but it was recognized that in any case access adjustments, or major changes such as punching Harper through will be necessary.

Members preferred the Design Criteria point 1 (Preference for facade preservation...) specify starting from least to most intrusive change. Members also thought the target timetable overly ambitious. (Despite the seeming weakness to some of the preservation preference in the draft guidelines, the final RFP language on p.12 is stronger.)

One dozen to three dozen or more proposals are expected to be submitted. The RFP addresses include about 40 preservation experienced area developers furnished by the National Trust.

February 7 was scheduled as the first official developer showing and walk-through of the site. March 21 was set as the deadline for submissions. About 33 developers, contractors, preservationists have toured the complex. The University has clarified that it will consider proposals that include even. the section of the building to the north, 5230 Harper, that it does not own, although naturally the developer will have to show it does or can control the entire property. (The University is not accepting any tenants for its half of the building.) LaunderKoin would add 6,000 sq ft to the University's 3800 sf and the 36,000 sf of the Herald-Theater building for a total of 45,800. Jo Reizner of University Realty told the Herald she is encouraged by the large number of responses to the RFP--none of which, incidentally, include the laundromat building. Priority continues for those proposals intending to preserve the Theater's facade.

At least 10 proposals were received, said by Susan Campbell of the U of C Community Affairs office to be serious and very interesting.

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Contacts and Commenting

Who developed the Guidelines:

The Chicago Consultants Studio, Inc.
19 South La Salle Street, Suite 803
Chicago, IL, 60603

Phone: 312 357-0988. Email ccs@ccstudio.com Attn: Tim Brangle

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Request for Proposals to redevelop properties at 53rd and Harper Avenues

Overview

Project Orientation (graphics, maps)

Project Framework:

RFP Development Objectives- Guidelines and parameters to ensure success

- Adaptive Reuse vs. New Construction
- Design Components
- Signature Quality Uses

RFP Design Criteria

With prime frontage along 53rd Street, the property is a key anchor parcel and signature development for the district as well as an important entry into the Harper Court area. The existing build[ings] serve as good precedent....for the massing, quality materials and architectural detail/character. Designs that propose a new development are encouraged to refer to this precedent with respect to the overall composition. The following are some general design criteria for the redevelopment of the property.


Program and Use Guidelines...a list of preferred program uses and components to help ensure that the Proposed Development becomes part of a vibrant neighborhood district...

Architectural Objectives

In conjunction with the design criteria, a number of architectural guidelines have been outlined to preserve the strong architectural character and quality of the Hyde Park community. whether applicable for adaptive reuse or new development, these objectives are as follows"

RFP process- Realizing the best possible project for Hyde Park

Selection criteria: The University will select a preferred developer based on the following:

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Excerpts from the RFP of interest to the general community

Most of the RFP, except for portions that repeat or expand upon the above, is site-descriptive, technical or normal rfp material of interest mainly to developers and professionals and is confidential.

A few more general paragraphs clarify what the owner wishes to see in proposals, of a nature that affects the community.

SF 34,000 approx.

On preservation/reuse preference and landmark status

The theater section is designated "Orange" meaning that it "possesses architectural features or a historical association that makes it potentially significant in the context of the surrounding community. Developers are encouraged to investigate the adaptive reuse of t he building or incorporate the features of the building that make it a significant structure. Each proposal will have to take into account the historic status of the building and the requirements of redevelopment as outlined by the City of Chicago Landmarks Division.

"There is no historic designation for the retail/office building on 53rd Street." p 12

On development framework-design criteria

"With prime frontage along 53rd Street, the property is a key anchor parcel and signature development for the district as well as and important entry into the Harper Court area. The existing buildings serve as good precedent 53rd Street structures for the massing, quality materials and architectural detail/character. Designs that propose a new development are encouraged to refer to this precedent with respect to the overall composition..."

"Developers are encouraged to explore reuse and/or redevelopment options for the site that are responsive to the historic character and quality of construction in the surrounding community. The project should be innovative in response to programmatic needs and be of high quality with respect to all aspects of design including site plan, architecture, and interior and exterior finishes." pp. 12, 13

On program and use

High quality retail cites the opportunity to "secure a national retail anchor or signature store not currently in the area and possibly smaller local or specialty "home grown" retailers that offer unique, boutique shops or one-of stores." In short a "'destination' draw for the district." Pointed out also is opportunity for "quality 'chic' restaurants that appeal to a broader metropolitan market [or 24 hour non-fast food service]. Live or cinema theater use is still considered desirable.

Residential suggested consideration of nontraditional, UC related populations and styles such as "soft loft", stacked townhouse.

Materials are to be as in present area. Massing and scale and stratification are to match existing along streets. The Hyde Park Bank Building serves as the outside limit. pp. 13-14

Community Planning Process

"As part of the RFP Process, the University-selected developer will be required to give a public presentation(s) to the 53rd Street TIF Advisory Council, its committees and working groups. The developer will present its proposed development concepts and designs to the community as part of the overall planning process.

MBWE proposal is firm, as is 15% affordable housing.

pp. 16-19.

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Formal and informal comments on the RFP

(See also the Harper Theater page for more views on what should be done with the property.)

From the Hyde Park-Kenwood Community Conference to the TIF Planning Committee and the Consultant (Tim Brangle at Chicago Consultants Studio), cc Hank Webber, Susan Campbell, Ald. Preckwinkle

 

Hyde Park-Kenwood Community Conference expresses its deep appreciation to the University of Chicago and its consultants for their work exploring future uses for the property at 53rd and Harper known as the Harper Theater and Herald Building and for preparing a Request for Proposal shared for comment with the community.

The Conference finds that the RFP purposes, objectives, design outline, process, and selection criteria express due diligence, detail and consideration for the needs and character of our neighborhood.

We have two suggestions for improvement:

1) Preservation of at least the façade of both the Theater and the Herald/retail building is a necessity and priority.
2) Rather than calling for a quick presentation of one proposal by a developer that the University will have already selected, we propose that an announced design competition be followed by a public view and comment period for the two or three most promising proposals.
The competitions or public viewings for the Harold Washington Public Library, the Joseph Regenstein Library west addition, and the Lake Shore Drive pedestrian overpasses greatly stimulated public ownership and involvement in those projects as well as thought about design for public and highly visible private spaces. Since the 53rd Harper RFP invites proposals that include a community center component useful to the neighborhood, University, and South Side, a means of public input would be a useful addition to the process that may well help gel the project into one that has the features, panache and quality to be expected of one of the most important recent developments in Hyde Park.

George W. Rumsey, President


From the Hyde Park Historical Society to the TIF Planning Committee and Consultant. As in Hyde Park Herald

Dear Mr. Brangle:

I am writing in response to your invitation to comment on the "Heart of Hyde Park: 53rd & Harper Property Redevelopment Briefing." This Society considers the Harper Theater building an important part of our community's history and we hope it will be a valuable part of our future as well. The University of Chicago's "Request for Proposal" is a step forward on the path to preserve this important building.

Our sense is that in view of the historic value of the building and its strong, positive effect on the streetscape, the 53rd Street retail/office portion of the building ought to be preserved, retaining the external structure with its original materials, roof line and scale. Internal rehabilitation to create viable, modern commercial space would not threaten its historic value.

We are aware that, despite great diligence, the university has been unable o find a suitable operator for the theater portion of the building and that adaptive reuse of theater buildings is especially difficult. Nonetheless, we strongly encourage the university and future developer to continue to explore these two options.

If the theater portion of the building cannot be maintained as a theater or an alternative use cannot be found, then certainly the facade must be preserved. Both portions of the Harper Theater building are important because of its distinguished architect (Horatio Wilson), its age (1913), its "Prairie School" design, and its elaborate terra cotta detailing.

The Chicago Historic Resources Survey rated the theater "ORANGE" because of these qualities.

The National Trust for Historic Preservation maintains a directory of preservation-minded developers from the Chicago area who have learned how to preserve historic buildings and make money. We've introduced the trust and the university to one another and we understand that the RFP will be distributed to this list of preservation-oriented developers.

We appreciate both the historic importance of this building and the hard work that has already been devoted to bringing it with us into the future. Thank you for the opportunity for community members to contribute to this important project.

Carol Bradford, President

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More about the Music Box Theater bid (rejected) and a community view. About the Baum bid

The Herald on July 26 reported that William Schopf, the owner of the Music Box recently reiterated that he wants to restore the theaters for first-run art and foreign films as well as keep the businesses on 53rd Street. Schopf said he did hear from the University about his bid in June. Hank Webber told the Herald he expects a decision on the successful developer in time for the September 11 TIF meeting.

Schopf has owned the Music Box at 3733 N. Southport for nearly 20 years. He told the Herald he is ready at any time to restore the building. "The design and operating teams and the money are all in place. we can move as quickly as the city permit process will allow to begin construction," estimating restoration itself would take a year.

Initially, the theater would have three screens, with the fourth a possibility, especially for live acts. The exterior would be restored with a new marquee and large vertical neon sign at the 53rd St. side. He wants more of the 53rd businesses to be open til 10 pm. Films would not be those offered by DOC Films, DOC generally having second-hand and thematic in series. the new theater would show first-run but not mainstream movies.

Schopf knows he is taking a risk and is unlikely to make a profit, although the real estate investment could grow. His Program Director Brian Andreotti told the Herald that the keys to survival are location and programming.

Schopf told the Herald he thinks the University trustees are an impressive group capable of making a good decision and that "Communities are as good as the people who care about them and are willing to work on their behalf. Hyde Park is lucky to have Ms. Haley."

Hans Morsbach writes Herald that parties should bend over backwards to accommodate the Music Box. August 9.

I am very excited to hear that the Music Box is considering moving to Hyde Park. I think this is a wonderful possibility as it is a sympathetic theatre that philosophically fits well into Hyde Park.

The fact that the theatre would be interested in maintaining parts of the adjoining 53rd street building is also positive as the store front facade on 53rd Street is architecturally attractive and I would be upset if it were replaced by a boring, new structure.

I realize that the University of Chicago has been trying to preserve the character of Hyde Park and attract exciting new tenants. Unfortunately, the results are not impressive, no matter how intense the effort.

I hope that the university has enough moxie to make the Music Box an offer they cannot refuse. It is an opportunity that would significantly alter the ambiance of Hyde Park and should be taken advantage of. It would constitute the most exciting commercial development opportunity in years and should not be passed up.


And Pamela Haley says "Hyde Park needs a theater." Herald, Aug. 16, 2006

Dear Mr. Webber:

The news that the Music Box Theatre is seriously, and formally interested in opening a movie theatre in the Harper move theatre location has thrilled many Hyde Parkers. Not only are the owners prepared to bring wonderful movies to our parched neighborhood, they will also take responsibility for restoring the theater itself.

I can't think of andy other commercial development which would be so embraced by most, if not all, Hyde Parkers.

Other businesses would surely benefit from the presence of a first class theater. I do hope that the university plans on taking into account the very strong wishes of the community and offers the Music Box Theatre owners an attractive deal.

In order to help the university understand how many of us believe this would have a transformative effect on the community we plan to circulate petitions urging the university to grasp this rare opportunity.


Second letter, end of October: A movie theater will enrich Hyde Park's cultural life.

Dear Mr. Webber:

I want to thank you for your responsiveness to the Hyde Park Herald's queries about the options for the Hyde Park movie theater space. It is helpful to know that the university trustees will make the final decision.

However, I am sure they rely upon your research and evaluation of how best the university may contribute to the larger community as well as to its own students, faculty, an staff. You are quoted as saying "private entities rarely inform the public about who makes offers to purchase their property or rent their space."

We are not asking for the financial details of all the proposals as much as the goals you are pursuing and how each proposal meets those goals.

The university is not an ordinary "private entity" which operates independently of the larger community except for market dynamics. This larger community consists of residents, many of whom are alumni, other institutions and businesses.

It is hard to imagine any segment of the university or larger community that would not be enriched by the excellent Music Box Theater. We are all--the University of Chicago and Hyde Park--in desperate need of a more vibrant cultural life.

If indeed it is more appropriate to address these concerns to the trustees themselves, I would be glad to do so. I do not quite share your conviction that the university has, as you say, "Gone well beyond standard practice in getting our community involved in the plans for the reuse of the theater building."

I look forward to a meaningful exchange of ideas before the decision is made.

Pamela Haley, Ad-hoc committee to promote the reopening of the Harper Theater

 


Corrine and Rob Borja second Haley, saying that corner deserves some good news.

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Speculation on the bid by Baum Realty, which finds spaces for class restaurants

Hyde Park Herald August 9 discussed the Baum Realty bid for the theater. Baum, of River West, specializes in locating and leasing prime retail and restaurant venues, including Morton's and Pompeii Bakery. Noted was that Arne Morton's empire started in Hyde Park, first on Lake Park at 55th, then after the area was cleared for urban renewal, as part of a motel that stood at the present site of Montgomery Place, 56th and South Shore. (This writer remembers it fondly for treating the customer with class at less than break the bank prices--popular for dates or a group of students on Sunday.)

Three observations: 1) It is not clear that a liquor license could be had at any part of the complex (unless the former Gold City Inn spot were included) because of proximity to the United Church of Hyde Park. 2) Since restaurants like Morton's generally like sites of about 8,000 square feet, there would be plenty of room for other things as well in the 18,000 square foot site. Baum's website does list Hyde Park as a "desired location" for a Morton's, they are opening a new restaurant on the north side this year.


Costs, parking prevent theater from reopening. Herald, Oct. 11 2006. By Nykeya Woods

Community emotions run high when discussions of opening he shuttered Harper Theater, 5238 S. Harper Ave., begin. But the reality is that its location, without visible parking, its size and the economics of reopening it do not support the community's desire for another movie theater.

After an exhaustive search the University of Chicago, which purchased the building in 2002 for $2.274 million, is still entertaining the notion of opening a theater. U. of C. Vice President of Community and Government Affairs Hank Webber said that over the summer the university was taking seriously a proposal from the Music Box Theater that had been submitted in the spring. The company, he said, produced an attractive offer to rehab the theater and keep open the storefronts on 53rd Street. Webber said there is also a lot of community support for a theater, as shown by a recent petition and letters to the Herald.

But past experience is weighing against reopening a theater. The University had solicited rehab plans from more than 30 movie theater operators. None of them worked, officials said, because most asked for a hefty subsidy from the university. Even the Downers Grove-based Tivoli company, which has restored several older movie theaters, could not reach an agreement with the University. In 1999, owners of the Tivoli wanted to purchase and open the four-screen Harper Theater for first-run films. Talks fizzled in 2005 when the Tivoli company, which has restored several older movie houses, realized that opening the Harper was not feasible.

"It got to a situation where the physical building was going to be constrained by the footprint. So we would have a hard time fitting the theater in there without getting the additional space." said Tivoli Theater Vice President Chris Johnson. In order for the theater to be successful, Johnson said there would need to be space for eight screens and room for a concession stand. He said the size of the lobby is one of the theaters' biggest disadvantages.

"It wasn't really a cohesive layout. So reconfiguring the facility and being able to do so and comply with the latest ADA would be very difficult," he said. Johnson said he talked with the university about acquiring the adjoining property and expanding. The problem Johnson encountered was that the university owns property two doors down Harper Avenue but not adjacent to the theater building. The next problem was building a parking garage for 350 spaces close to the theater, Johnson said. There needs to be one parking space for five customers, he said.

The building and its interior also need extensive repair and renovation. "Typically even when you have an existing shell, a rough number is about $1 million per screen," Johnson said. In 2002, renovation cost estimates for the 1,200-seat theater building and its attachments were approximately $10 million. The theater alone was estimated to cost $5.2 million. Since then, there have been increases in costs for labor and materials, said urban planning consultant Irene Sherr. "The theater now has deteriorated even further. They felt it was in terrible shape then and basically you had to rebuild the theater behind keeping the facade," said Sherr.

Sherr has been working with the university to attract movie vendors, including Tivoli, to the space... "What brought [the Tivoli] to our attention was the way they had turned around the Lake Theater in Oak Park," Sherr said.

 

Counterpoint by Pamela Haley, Ad Hoc Committee in Support of the Music Box Theatre. Herald, October 25, 2006. Theater assumptions must be questioned.

An article in last week's Herald (10/11/06) was headlined "costs, parking prevent theatre from reopening." Such a statement is either an editorial opinion, which should have been identified as such an editorial, or a University of Chicago judgment channeled through a news article.

The reasons for this judgment, presumably the university's, are identified. The major assumptions from which this conclusion is drawn seems to be about the scale of things. The university quotes one theater businessman as saying, "In order to be successful, there needs to be space for eight screens and room for a concession stand and a parking garage for 350 spaces close to th theater, one space for every five customers."

If such assumptions are not questioned, then of course a structure resembling a suburban megatheatre and garage would logically follow. How about the idea of walking to the movies, stopping for a drink or supper, or shopping along the way, and generally making for livelier and safer streets? Or if moviegoers come from other communities and want to drive, surely a parking garage could be built on one of several existing parking lots nearby.

Other reasons, such as theater owners expecting a subsidy from the university, are not clear, e.g. does this mean an initial offering price was less than the university wanted and that no further negotiations were considered?

Why not rethink all these assumptions about what contributes to a thriving community?

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