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Meeting reports and minutes of the Hyde Park 53rd Street TIF Advisory CouncilA service of the Hyde Park-Kenwood Community Conference, its Preservation and Development Committee, and the HPKCC website, www.hydepark.org. Help support our work: Join the Conference! |
To
Earlier meetings (2002-September
2003). To
receive e-mail notice of TIF meetings and agendas, go to www.hydeparkchicago.org.That
site (South East Chicago Commission) also has the cached TIF minutes from 2004
forward If you cannot access, call 773 324-6926 for appointment. The earliest
minutes are likely in paper file at SECC, 4 th Ward Office, and Chicago Department
of Planning at City Hall.
See July 2006 meeting report
by Gary Ossewaarde, in its own page.
Here:
Note: There
are still open positions on the Streetscape and Parking Committees: Call the
4th Ward Office, 773 536-8103.
Next TIF meeting is scheduled for Monday, May 12, 2008, 7 pm at the Hyde Park Neighborhood Club. Agenda includes Harper Court (major) and 53rd Cornell, possibly Harper Theater.
Next visioning workshop Nov. 15. Report on that of December 8 is in http://www.vision53.org. That of May 3 will be on web.
_________________
Next Parking Committee meeting will be announced. The most recent was on June 25- see Parking District page. Chair Ilene Jo Reizner.
The Neighborhood Business and Environment Committee. Co chairs: Andre Brumfield and Jane Comiskey. Now active in planning the next 53rd and beyond workshop and Harper Court RFP process.
The Planning and Development Committee vets developer proposals and strategic initiatives. Chair Chuck Thurow.
(Note that weekly progress and issues discussion is held with contractors on the Lake Park viaducts et al project Thursdays, 1 pm, at the Arts Deco Bldg./Bank Financial, 15--E. 55th St.)
Official minutes
Members Present: Steve Soble, Laurel Stradford, Jo Reizner, Howard Males, Rod Sawyer, Jane Comiskey, Chuck Thurow, Andre Brumfield, Charles Newsome.
Meeting called to order at 7:04 p.m., with a quorum present.
Remarks by the Chair: Welcomed all in attendance and orally presented tonight's meeting agenda. He also described makeup of the TIF committee, and its standing committees. Some in the audience noted that the Hyde Park Neighborhood Club (HPNC) did not have all the information when meetings were to take place. Chairman Males stated that all meetings would be given ample and appropriate notice, and that all TDIF meeting notices are done in the spirit of transparency. Chairman Males noted that the committee is looking to bring in presenters to future meetings to speak on topics concerning the 53rd Street Visioning process and its progress.
Approval of Minutes: Minutes were read by the committee. J. Reizner made a motion to approve th minutes as presented, which was seconded by J. Comiskey. The motion was passed unanimously.
Alderman's Report: Alderman Preckwinkle encouraged attendees to be involved with th TIF/Hyde Park-Kenwood Community Conference (HPLCC survey process concerning Harper Court, and to participate in the follow-up on the 53rd Street Visioning Process, tentatively scheduled for May 3rd. She also commented on tonight's presentation on Transportation.
55th Street Shopping Center Update: Joe Reizner, U of C Real Estate Operations: Thanked the audience and community for its patience and endurance, and announced that Treasure Island Grocery Store opens officially on March 12th @ 7 a.m. The parking lot will be re-striped. Treasure Island interviewed approximately 85-90 former Co-Op employees, and hired over 60 across their multiple store locations. They also hired 12 Kenwood High School students, and Hyde Park Produce hired approximately 6 former Co-Op employees.
Hyde Park Kenwood Community Conference: George Rumsey, President of HPKCC, presented preliminary results of the Harper Court/parking lot survey. He thanked th e core group (P. Mo[rse], G. Ossewaarde, C. Newsome, and J. Comiskey). He stated that as of Feb. 20, 1474 responses had been recorded. The survey will run until Mar. 20. He discussed various outreach efforts to increase participation, such as creating a page on the social networking website Facebook, and discussed highlights of preliminary survey results.
53rd Street Vision Workshop: Irene Sherr passed around 53rd street Vision workshop summary of the December, 2008 meeting. She identified several themes that came from the results of the workshop, to be developed further at the next workshop to be held May 3rd, 2008 at a location to be announced. Chairman Males thanked partners and sponsors of the December, 2008 workshop.
Center for Neighborhood Technology, Linda Young: Linda Young discussed Transit Oriented Design (TOD), its definition and its benefits and trends. More information can be found on its website, www.cnt.org.
Motion to adjourn was made by R. Sawyer, and seconded by J. Comiskey. The meeting ended at 8:33 p.m.
Submitted Respectfully,
Rod Sawyer
Hyde Park Herald, March 19, 2008. By Sam Cholke
53rd ST. dominates TIF meeting
The 3rd Street TIF advisory council meeting on March 10 proved anticlimactic for those who anticipated a breakthrough on redevelopment of Harper Court.
George Rumsey, president of the Hyde Park Kenwood community Conference, presented the initial results of a survey about how people want to see Harper Court redeveloped. The survey is a joint effort of the TIF council and HPKCC. Rumsey said the council has been getting about 00 responses a day and that slightly more since it put a link up on the social networking Web sit Facebook.com. There were more than 1,600 responses to the survey as of March 10, he said. The survey will be available until Thursday at hydepark.org/survey.
"Passing out results of the survey now could skew it" said Irene Sherr of Community Counsel, a local planning and development consulting firm. Rumsey contended that the results compiled so far were too general to dramatically alter the final data.
Half of the responses were from people ages 19 to 39, with ages 19-29 and 30-39 each accounting for about 25 percent of the total. Seventy percent identified themselves as white. "African American results doubled in the last week," Rumsey said. Eighteen percent of respondents identified themselves as African American or Black, according to Rumsey's preliminary results.
"People are really making use of the comment box," Rumsey said. Rumsey said he has 56 single-spaced pages of comments so far to go through. A lot of people say they want more businesses in the neighborhood that are open ate 9 p.m.--and that's not just coming from the younger respondents, it's across the board, he said.
Sherr next presented the draft report analyzing the poll results at the Dec. 8 53rd Street Vision Workshop. There was a tremendous amount of consensus in the results, Sherr said. Diversity of the community ranked very high, she said. "The element is something that comes up all the time when we talk about development," Sherr said. "What does that really mean if we want to have more retail and housing?"
Sherr said another obvious trend that arose in the polling was the desire to see 53rd Street treated like the main street of t he community. The draft report is available online at vision53.org.
A follow-up workshop will attempt to address the questions raised by the draft report. The workshop will be held from 9 a.m. to noon May 3 at Kenwood Academy, 5015 E. Blackstone Ave., Sherr confirmed Friday.
The final presentation of the evening was from Linda Young of the Center for Neighborhood Technology who spoke on "transit oriented design" principles used to guide neighborhood development. Young emphasized that the concept focuses on development that utilizes public transportation methods into and out of the neighborhood. "It's not just for commuters," she said. "It's a destination --- people are coming here to experience your neighborhood."
Young said Hyde Park residents could leverage the possibility of the Olympics coming to Chicago in 2016 to advocate for better transportation in the neighborhood. A streetcar could work well in Hyde Park," she said. The infrastructure is not expensive and has a permanence that makes investors looking at the neighborhood more comfortable. More information is available online at cnt.org.
By Gary Ossewaarde
Agenda: TIFormation (hard copy distributed along with TIF Annual Report), Alderman's report, Cleanslate, Canter, 53rd Vision, reports of committees, old business.
Present: all except J. Reizner and T. Wilkins.
Chair Howard Males announced (later reinforced by Ald. Preckwinkle) that the TIF Business and Environment Committee and Hyde Park-Kenwood Community Conference will work together on a on open community planning process for Harper Court RFP. She would not state any preclusions on the type of development or degree of change.
The minutes of the November meeting were approved with a minor correction.
Chair Howard Males thanked the council members and committees for their work, including on the December workshop, noting that the committees, which do much of the work, are open to all residents. He also thanked Irene Sherr and the Alderman for their work including on the workshop, and the residents who turned out in December.
Alderman's Report: Toni Preckwinkle. She thanked the council members. She read highlights from TIFormation, stressing the vision workshop- and those who collaborated to produce it- and said there will be at least one more broad-focus meeting: "only a beginning."
She summarized funds available at the start of 2007: $2.54 million with an additional $200,000 left expected at the end of 2007. Expenditures to Small Business Improvement Fund were $300,000 (Kimbark Laundry and Chant Restaurant), $150,000 for Cleanslate, and $150,000 for Canter School improvements (matched by CPS). She thanked the committees for their support. Those who received funds- SBIF, Canter Principal, and Cleanslate- in turn thanked the Alderman and the TIF council and said that the help was critical to their success. The Alderman said a key objective of the TIF was an addition to Canter; Chair Males suggested the school prepare a school physical improvement plan for the council.
Lake Park Corridor. Work will resume on 53rd and 55th in spring- lighting, frames, art. Planning is underway for 51st and 57th. In response to a question she said that some of th murals would be restored, including that on the north side of 55th. Money is being raised for the restorations, with Chicago Public Art Group.
Harper Court. HPKCC and the TIF Committee will work on an open process. At the March meeting the Dept. of Planning will present on Harper RFP. She anticipated that after a request is vetted for review, then sent to developers, it will take up to 90 days to receive resumes, and more time to review and winnow in committee, and be about a year before an award is made.
The Alderman called for one or two additional general and broad workshops on 53rd then site focus.
Cleanslate representatives briefly described success with their program, noting that Hyde Park was the most welcoming community in the program and that several interns had already moved on to regular employment. Audience members gave testimonials in support of Cleanslate. Motion was made to appropriate $157,000 to Cleanslate for the year starting May. Approved unanimously.
Report on the 53rd Visioning Workshop December 8. The next phase would explore themes such density and achieving cohesive planning as opposed to piecemeal or reactive planning. A full report will be issued once all the comments and votes from the table were studied--Irene Sherr said many important ideas came out of these that were suppressed in favor of big themes in the room-wide voting.
Hubert Morgan of Chicago Metropolitan Agency for Planning (CMAP) discussed the major findings and distributed a set of pie charts. He said the overall agency goal for Hyde Park in the years up to 2040 is that Hyde Park be a "destination of choice." Morgan praised the residents for coming out in force, clearly people here feel strongly. The methods included both small table interaction with facilitators and room-wide voting on options derived from the tables.
Their first task in such exercises is to learn "who is in the room," Morgan said. The audience didn't wholly reflect demographics, but most demographics were there. Disproportionately represented were older (25% aged 5-59, 20% 60-69), whites (54%), and females (59%). In housing types the audience was very diverse. Most walked to the workshop (on a cold day) (53%, 31% in personal car- 6% were from outside Hyde Park). What type of housing? (35% single-family home, 27% high rise apartment, 24% multi-family home, 11% two- or three-flat). How long did they live here? (43% over 20 years, another 18% 11-20 years, and the rest closely divided among 6-10, 2-5, and under 2).
The sense of what the street should look like was gauged: Given first place in value were mixed use buildings (24%), variety of retail (23%), Green with trees and landscaped (16%), visually attractive (13%). Receiving single-digit priority were Sidewalk cafes, Off-street parking in the rear, stores close to the curb, upper floors residential, buildings in good repair, and green all year.
What should go in the buildings? 52% selected mixed use retail and residential. 18% 24-hour activities and late night options, 5% Trader Joe's, and lesser numbers small-scale entertainment, clothing stores, higher density retail, mixed income housing, restaurants, and mix of national chains--most really specifications within the first two categories.
What should the buildings look like? 45 percent said a mixture of historical and well designed modern buildings, echoed by those who specified continued use of traditional buildings (7%) and mixed use (17%). Others called for height limitations (8%) or 3-4 story tall buildings (6%- together 14%) or specified patios and balconies, rooftop gardens, underground and off street parking (7%), or no visible security gates.
What activities will people engage in? 39% opted ford shopping, the next highest was night life including bars, dancing, movies (12%). Lesser numbers chose interactive entertainment, recreational entertainment which reinforced the second option. Others selected personal use such as walking or sitting or churches (7%) or interacting (5%- together 12%), youth programs and activities (6%) or residential living.
Noting that the energy level was high at the workshop, Morgan said that attendees valued for the street diversity-- proud of it and valued it, followed by physical good look, pedestrian friendliness, environmentally sensitive, and providing options. An audience member commented on the small number of usage responses for such obvious uses as office, or what might be overabundant now. Irene Sherr said such were in the table answers below top rank and would be given use weight when these are counted up. Services such as doctors, for example, were highly rated as an activity on 53rd Street. Parking concern was another. She suggested that such be explored more in the follow up workshop on what would it actually look like (a comment she had heard from many). She stressed the strongest expressions were for shopping, variety, outdoor activities.
Questions/comments. One said community groups should have been asked to co-design the questions and study them in advance. Sherr said the choices were not prepared in advance but from what was tops in the table sheets. Another said another big question could have been where you eat or buy food and what role should 53rd have in those activities. Sherr said the table responses did reflect this, especially in giving food (as well as entertainment) as top things people have to leave Hyde Park to get.
Another person said the presenters "pushed" diversity but didn't explain or distinguish well within the concept and noted concern with the last question on a mid rise somewhere. Assurances were given that the last question will not be used to legitimize a particular design. Males said the TIF and its committees only pass on specific proposals, with general guidelines in mind, and do not ask a developer to come with this or that design.
In response to another question, Males said the purpose of this exercise is not to engage in social science research, pay for market surveys, or hold a "referendum."
Other business, announcements .Thomas Kidwell gave a testimonial to SBIF funding. Susan Campbell announced that a lease was signed for the Co-Op space. Shut in shopping help was coming and other grocers are stocking up. A jazz funeral was planned at the Co-Op on its closing day. The Coalition for Equitable Development would soon call its organizational meeting. The Older women's League meets 1st Saturdays at 1 pm at First Unitarian--next month it will have a round two discussion of a senior-friendly community.
Adjournment
Formal minutes, by Rod Sawyer
Members Present: Steve soble, Antoinette McAllister, Jo Reizner, Tony Wilkins, Howard Males, Rod Sawyer, Jane Comiskey, Chuck Thurow, Trushar Patel, Charles Newsome
Meeting called to order at 7:03 p.m. with a quorum present.
Remarks by the Chair: Welcomed all in attendance and orally presented tonight's meeting agenda.
Approval of Minutes: Minutes were read by the committee. C. Thurow mad a motion to approve th e minutes as presented, which was seconded by T. Wilkins. The motion passed unanimously.
Meeting Notables: Vice-chair assumes meeting duties at 8:15 p.m.
Alderman's Report: No report.
Cleanslate Update: John Rush, of the CARA Corporation, gave an update on Cleanslate. A Business Survey summary and results were briefly presented, a brief video of the Cleanslate program was shown, and remarks were made by Yvette Clark, crew chief for Cleanslate's Hyde Park's TIF area. Chair Males made note that despite the pressure on TIF funding and the press it has endured in light of the city's budgeting process, cleanslate is an excellent example of how Hyde Park's TIF funds are used.
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.
University od Chicago 2007 Retail Market study: Susan campbell, of UC, presented the results of a retail survey conducted by the University. 12,000 of t he University's students were surveyed, with a 12% response rate, as well as 300 area residents in a phone survey. Among items discussed were- the core area boundaries (47th Street to the Woodlawn neighborhood, and from Washington Park to the Lakefront). The survey results also reported on an expanded boundary, called a Trade area, defined by 31st to 87th Streets, and from the Dan Ryan Expressway (I 90-94) to the Lakefront, and a subset, defined by Pershing Rd. to 67th street, and from King Drive to the Lakefront. She spoke to the point that these areas are what retailers look at when determining store location,s as well as population and income levels within these boundaries. The area also The areas also represent drive times to locations, expressed in time periods up to 15 minutes. she commented that the results were not as strong as retailers usually like to see when making decisions to locate stores within the trade area.
53rd Street Vision Workshop: Irene Sher[r] discussed the upcoming workshop to be held on 12/8/07 from 8:30 a.m. to Noon. She noted that this is a valuable opportunity for the community to come out and help determine the direction of development to be proposed in the area, and she encouraged as much participation as possible. This invitation was reiterated by the Vice-Chair as an opportunity for broad community input.
Motion to adjourn was made by the Vice Chair, and seconded by T. Wilkins. The meeting ended at 8:30 p.m.
By Gary Ossewaarde:
Minutes were approved.
The Cara Program/Cleanslate presented on their program and showed business survey reports showing that perceptions had completely turned around from "nearly always dirty" to 79% "nearly always clean." The Council was proactively receptive to renewed funding next year. Chairman Males wore a cleanslate tee shirt.
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.
Susan Campbell, UC assistant vice president, discussed results of a retail needs and potential study of the larger area of draw and a neighborhood survey. Demographics shown on maps, spread out nature of the business corridors, lack of big spaces and uneven to sparse offerings are among the difficulties to attracting new retail. Parking was said not to be a respondent concern. Shoppers complaints were about the look and feel, lack of selection and variety and of basics as well as entertainment. Facilities were considered outdated and not comporting to modern size requirements and business plans that renew the look every five years. It appears we need to stress advantages business site searches don't look at, such as the students, rebuild our ability to supply basics, and re grow population with spendable income. Objections were made this that leaves out the large number in Hyde Park and around that have some money to spend if the selection were there but cannot support or afford high end retailers, and that there would have to be lots of new people (as Campbell said) when we are landlocked by the Lake and Washington Park and Jackson Park.
This was an entry for Irene Sherr to encourage attendance at the December 8 53rd Vision Workshop. Chairman Males stressed that the question needs lots of voices--neither the TIF nor any one organization should decide these issues. Sherr urged registration because electronic voting devices and lunches have to be ordered.
Adjourned. Top
Members Present: Andre Brumfield, Jane Comiskey, Howard Males, Antoinette McAllister, Charles Newsome, Trushar Patel, Rod Sawyer, Steve Soble, Chuck Thurow, Ginny Vaske, Tony Wilkins.
Remarks by the Chair: Howard Males welcomed community members and encouraged them to visit the American Express/National Trust for Historic Preservation site at partnersinpreservation.com to vote for which site would receive preservation dollars.
Approval of Minutes: Moved, seconded, passed to approve the minutes of July 7, 2007 with date correction.
Alderman's Report: Alderman Preckwinkle introduced James Wilson of the Department of Planning who shared information on the development process for Harper Court. Mr. Wilson explained that the department had asked for and accepted as fair an appraisal of the parking lot and Harper Court parcels. In October or early November a Request for Qualifications (RFQ) will be issued. This will determine who might be interested in developing the site. Applications will be examined, and 3 to 5 developers will be asked to submit a detailed plan. Mr. Wilson will return to the TIF Council meeting in November to inform the community of progress to date. In response to a question from the audience, Alderman Preckwinkle reminded those present that the bonds issued to originally establish Harper Court have been repaid and that the Harper Court Arts Foundation, who owns the property, will sell the property. The Foundation has stated its intent to use that money to support art projects in the community. The existing zoning for the site is planned development which was created when Harper Court was built originally.
Proposed Arts and Recreation Center at 35th and Cottage Grove: Bernita Johnson-Gabriel, Executive Director of QCDC, and Gabriella DiFilippo, Illinois Facilities Fund, shared a power point about the background and future plans to build an arts and recreation center at 35th and Cottage. QCDC's Quality of Life Survey indicated the community's desire for and value of arts and recreation. This led to a more detailed survey that identified specific arts and recreation needs, including issues of safety, accessibility, availability to all income, and activities such as swimming, teen programs, adult fitness, and music lessons. An artist's rendering of the 85,000 [sq. ft.] included 50,000 square feet for recreation, 25,000 for music, arts, dance, and theater activities, and 1o,000 for retail space needs related to the facility. Care is being given to ensure that duplication of arts programs and institutions does not occur, e.g., Muntu, Little Black Pearl, Hyde Park Art Center, etc. At present, Community Builders is taking the lead on developing the site. The Chicago Park District and Chicago Public Schools own the land. It is estimated that $25 to $30 million dollars will be needed; financing is hoped for by this fall.
53rd and 55th Street Mural Project Update: John Pounds, Director of the Chicago Public Art Group, Chuck Thurow, Hyde Park Arts Center, and Faheem Majeed, South Side Community Art Center are "curators" for the panels and murals at these sites. Four artists have been selected--Calvin Jones, Margaret Burroughs, John Himmelfarb, and Terry Evans--whose works lend themselves to art panels for the site. Lighting and a protective coating are also part of the project. In addition, part of the mural on the south side of 55th - Alewives and Victory Fish- will be preserved.
Small Business Improvement Fund Update: Derek Walvoord, SomerCor, updated those present on the grants that have been issued to 53rd Street businesses. Over $150,000 has been given out, with a ceiling of $350,000 available. Derek cited the transformation of the Far East Kitchen into Chant.
Announcements. The Coop Book Sale will be held on October 6, 7, 8; books can be dropped off at the Coop. On September 20th th Hyde Park Jazz Concert will take place. September 30th is the date for the Hyde Park Book Fair from noon to 5:00. [sic: 57th St. Children's Book Fair, 1-6 p.m.]
Adjournment: Moved, seconded, passed to adjourn the meeting at 8:15 p.m. The next TIF Advisory council meeting will be held on Monday, November 12, 2007 at the Hyde Park Neighborhood Club.
Respectfully submitted,
Ginny Vaske, Secretary
Official minutes by Ginny Vaske
Members Present: Jane Comiskey, Howard Males, Antoinette McAllister, Charles Newsome, Jo Reizner, Rod Sawyer, Laurel Stradford, Chuck Thurow, Ginny Vaske, Tony Wilkins.
Approval of Minutes: Moved, seconded, passed to approve the minutes of the May 14, 2007 as submitted.
Alderman's Report: Alderman Preckwinkle gave the community an update on several potential developments in the TIF area.
Parking Committee report: Howard Males and Irene Sherr presented the results of DePaul Professor Kim's parking study. (Parking committee meeting minutes of June 24, 2007 are attached.) His students looked at parking on 53rd St. between Lake Park and Dorchester to determine whether or not a parking problem exists. They interviewed approximately 40 people and reached the following conclusions:
This information will be useful in pursuing a Transportation Enhancement District (TED) for 53rd Street.
Chair Report: Howard Males reported that due to a change in by-laws, no TIF members would be rotating off the Council. Membership will remain the same for another year.
Corridor Housing Initiative: Irene Sherr showed a video from the Corridor Housing Initiative which works with city and community partners to field a team that reaches out into the neighborhoods ahead of project design and development so participants begin to understand the economics of development.
Irene distributed a seven question quiz on density: "How Dense Can You Be?" She reviewed the questions and answers with the Council and audience as a segue into a video about the Corridor Housing initiative. Irene also reported that she has been exploring the application of CHI, or something like that, in Hyde Park with Pat Wilcoxen of the Interfaith Open Housing Committee.
Adjournment: Moved, seconded, passed to adjourn at 8:10 p.m.
Notes on the meeting, by Trish Morse, HPKCC board member
Alderman Preckwinkle reported on several development issues:
The chairman reported on a study done by a DePaul undergraduate class comparing parking on 53rd Street an in Lakeview. Professor Kim had gotten interested because of the TED. They found that 88% of the metered spaces were full in the morning and 93% were full in the afternoon. More Hyde Parkers are dependent on cars and insist on driving than residents of Lakeview. Lakeview discourages reliance on cars through no parking zones, permit parking, parking enforcement, and higher rates. There are also structural differences. The double meter spaces (one meter for two spaces) pace off at 27 paces on 53rd and 21 paces in Lakeview. Pay & Display would solve tha. Employees park in front of the store at a much higher create on 53rd. And the viaducts create a cognitive distance from the stores for the parking east of the tracks, even though the spots are no further than similar parking spots to the west.
Irene Sherr responded that the Pay & Display would be from Woodlawn to Cornell. She didn't know if there had been any thought given to handicap parking but said they'd take that into consideration when they go to the level of details.
Irene Sherr then made a presentation on Density. She handed out a quiz from the website of the Lincoln Land Policy Institute (www.lincolninst.edu/index-high.asp) that showed that assumptions of what density looked like weren't accurate and also how density and use of public transit were related. Irene Sherr and Pat Wilcoxen had been looking at a not-for-profit program in Minneapolis called the Corridor Housing Initiative (www.center4neighborhoods.org/corridor_housing.htm), which has developed a series of workshops that train participants to think about economically viable land use that balances density and affordability. It's a bottom-up planning process. The CHI website has a "cookbook" on how to go about the process. She sees this as something that builds on the generic guidelines developed by Skidmore, Owings, and Merrill nine years ago.
The September agenda will be so packed at there might be two meetings: Leal will discuss his two developments, the U of C will discuss Harper, and Susan Campbell of the U of C will present the marketing study. They might have the U of C at the regular September meeting and Leal at a separate meeting in perhaps October..
At the May 14, 2007 meeting $150,000 was appropriated for improvements at Canter Middle School, there was a major update on the Lake Park and Viaducts project from the Department of Transportation, Ald. Preckwinkle reported on development, and Ferando Leal will come in July on his plans for the 53rd Kenwood site, problems and delays having arisen for 53rd and Cornell.
TIF gift gives Canter Middle School a makeover
Herald, May 23 2007. By Nykeya Woods
As the school year ends, Canter Middle School, 959 S. blackstone Ave., its beginning its $150,000 makeover, courtesy of funds approved at the May 14 53rd street Tax Increment Financing (TIF) Advisory Council meeting.
Principal Carolyn Epps said that she wants to create a welcoming environment for junior high school students with new doors, landscaping and and exterior cleaning of the school's two-story building. The allocation is the first for canter. "Ideally we would fix up everything but the exterior is so drab," Epps said. Epps wants to install an electrical sign to replace th e old one. "We want to look like a school you want to go to and not [like] a storage facility," E[[s said. "That is kind of what it looks like now from the the street.
During the meeting, TIF Chairman Howard Males read an e-mail about his concerns for funds to the school. "The Canter representatives have been patient. They've been gracious in waiting for redevelopment to fund a larger scale improvement to their school," Males said.
Males, along with other TIF members Virginia Vaske and Mae Wilson, formed a special committee to talk with Epps. In meetings, the group talked [about] what the school needs and how TIF. funds would be used.
At the March 12, 2007 meeting:
The Small Business Improvement Fund was explained to be TIF appropriation (only
13 of the TIF districts in Chicago, including 53rd are in the program). While
eligibility rules are so strict that few businesses qualify, no criteria
or oversight for choosing recipients has yet been drawn up- this is to be done
by the TIF N&B Env. Comm. Proposals must have the Alderman's approval. Applications
can be picked up at the Chamber or SECC and submitted (although deadline has
passed?). (The guidelines for renovation are up in our website in the Small
Business Fund page.)
The University of Chicago has contracted for a retail preference survey. An
audience member called for a look at current zoning vs use, need and appropriateness.
Herald May 23 report- By Nikeya woods and Yvette Presberry (abbreviated)
Construction began last week to improve the viaducts at 53rd and 55h street an Lake Park Avenue as lane closures caused minor traffic jams. The Chicago Department of Transportation (CDOT) is spending $3.8 million to reconstruct the drab and leaking viaducts.
"We all know the structures are all leaking and there's a lot of water that sits there, and there's only so much we can do about that," said Janet Attarian, project director for CDOT. Attarian made a presentation at the May 14 53rd Street Tax Increment Financing Meeting and said that the pedestrians and drivers should expect to encounter reduced sidewalk space and single lanes under the viaducts.
The improvements will take place in four phases, with the first phase occurring at the north side of 53rd Street and the south side of 55th Street. Later in the summer, as decorative concrete railings are hoisted into place, 53rd and 55th streets will be temporarily closed and traffic will be rerouted.
Attarian said that when the first phase is completed by the end of summer, CDOT will begin work on the flip side of 53rd and 55th Streets. Future work includes improvement to the viaducts at 7th, 51st, 57th and 60th streets.
Chicago Transit Authority bus stops will be moved across the street. Metra stations and businesses like Istria Cafe on 57th Street will remain during construction.
residents and commuters were excited about the improvements. " If it's advantageous for people who have disabilities and it's more accessible for ladies in the evening and well lit, then I'm all for it," said Hyde Parker John Volpi. ..Jeremy Inbinet said, "Right now when you walk down here it seems dark, And you think, 'Should I cross the street here or should I keep walking."
The agency will install new lighting, a decorative arch walkway, ADA compliant sidewalks, a guardrail and a new ceiling and new gutters. A system to collect rain water from leaking down the walls will be installed to help restore murals and new artwork.
Meetings about the improvements will be held every Thursday at 1:30 pm at [Bank Financial Lake Park/55th].
Minutes of the March 12 Meeting
(spelling errors corrected- GO)
Members Present: Andre Brumfield, Jane Comiskey, Howard Males, Antoinette McAllister, Charles Newsome, Trushar Patel, Jo Reizner, Steve Sobel, Ginny Vaske, Tony Wilkens
The meeting was called to order at 7:05 p.m. by Chair Howard Males. He thanked the Hyde Park Neighborhood Club for its hospitality and graciousness over the years and introduced the new Executive Director, Peter Cassel. Mr. Cassel highlighted a few HPNC programs, announced the pancake breakfast/raffle on April 1st from 8:00 to 2:00, and introduced the Board President, Debbie Franczek.
Howard congratulated Alderman Preckwinkle on her re-election, asked the council members to introduce themselves, acknowledged those TIF committee members who were in the audience, and encouraged those present to contact him if they wish to serve on a TIF committee.
Approval of Minutes: Moved, seconded, passed to approve the TIF Council minutes of Jan. 7, 2007 as amended, taken by Tony Wilkens. Howard then clarified a statement made by Mr.Leal at the January meeting when giving a brief background of his presentations to the Council. Howard noted that the TIF Advisory Council gave its approval in November 2005, but wanted to hear the results of the traffic and shadow studies as soon as they were completed. Mr. Leal had stated that TIF Council approval came in October of 2006.
Presentations:
University of Chicago Office of Community and Government Affairs: Ms. susan Campbell announced that in response to emails from community members about the overall lack of retail in Hyde Park, the University has hired Location Strategies to conduct a resident survey about shopping habits. The survey should begin the first or second week in April. In response to questions about sampling and reliability, Ms. Campbell assured those present that these concerns would be addressed.
Alderman Preckwinkle's Report: The Alderman had three announcements:
Small Business Improvement Fund: Howard Males and Irene Sherr presented information about the SBIF which gives assistance to small businesses in TIF districts through a grant process. The program reimburses small business owners, dollar for dollar up to $50,000, for expenses incurred on permanent/capital improvements. Applications will be accepted after March 20, 2007. If there is an overwhelming response, a lottery will be held to determine who is funded. The SBIF can only be used in TIF districts, and it is TIF money which funds these projects. Every application must have the Alderman's support.
After many questions from the Council and audience, it was agreed that the TIF Council could approve the SBIF, "in principle" but that the Neighborhood and Small business Environment Committee, chaired by Jane Comiskey, would need to make a recommendation to the full Council regarding a process and dollar amount. The rationale for spending TIF money on small business improvement is to enhance local businesses, thereby generating even more TIF funds in the future so the parking garage and Canter addition can be completed sooner.
Moved, seconded, passed that the Hyde Park TIF Advisory Council approve, in principle, support for the Small Business Improvement Fund program and ask the Neighborhood and Business Environment Committee to recommend to the Alderman and TIF Council funding limits, time guidelines, and other processes determined by the committee.
Adjournment: Moved, seconded, passed to adjourn the meeting at 8:20 p.m.
The next TIF Council meeting is scheduled for Monday, May 14, 2007 at 7:00 p.m., Hyde Park Neighborhood Club.
Respectfully, submitted. Ginny Vaske
Alderman Preckwinkle gave her annual report on the state of the TIF. The annual brochure "TIFormation" can be picked up at SECC, 1511 E. 53rd St. It can be read in this site at TIFormation.
The Council approved expenditure of $150,000 to start up the Cara-based CleanSlate street cleaning program. (See details of the program.)
L3 Developers said the start up of the 53rd Cornell development is delayed due to large increases in construction costs over the past two years. They are committed to the project (17 stories), including 15% affordable units (off site, location not yet determined but discussions being held) but it might take longer. Demolition of the current structures could start this spring. Air rights were already finalized in October with the only neighbor who would sell theirs, Jack McGarry of K & G Building Management. Demolition permits being obtained, downtown public hearings will be scheduled for the near future, Ald. Preckwinkle told the meeting.
Hyde Park TIF Advisory Board Meeting Minutes,
January 8 2007, Hyde Park Neighborhood Club
Attendees: Howard Males, Tony Wilkins, Jane Comiskey, Antoinette McAllister, Steve Soble, Chuck Thurow, Jo Reizner, Laurel Stradford, Roderick Sawyer, Andre Brumfield.Meeting opened at 7:05 by Chairman Males with a request for amendments to the prior meeting minutes. Two changes submitted:
1. Correction to the spelling of Hank Webber’s name.
2. Correction that Andre Brumfield did not accompany Ms. Comiskey on a recent tour reported in the minutes.Motion to approve made by Antoinette McAllister. Seconded by Jane Comiskey. Passed unanimously.
Alderman Preckwinkle was introduced and reviewed the history of the TIF formation and indicated her hope that the TIF Advisory Board would authorize the release of $150,000 to fund CleanSlate, a job training and neighborhood beautification program targeted at teh53rd street business district. She also summarized the current TIF cash position as approximately $2,000,000 based on $1,700,000 at the end of 2006 as reported at the end of the fiscal year in June 2006.
Chuck Thurow asked that the Alderman review the Advisory Board’s priorities. She obliged explaining that they are the same today as they were in 2001 when the TIF was established:
1. Fund structured parking for Hyde Park
2. Build an addition to the Miriam Canter Middle school
3. Support for Nichols Park and the Spruce Play lotChairman Males added that the CleanSlate program is an initiative t hat replaces a previously approve, but never implemented, program entitled Clean Street. He reminded the Board that consideration and approval of this proposal would not undermine or affect the TIF’s priorities.
At this pint, Alderman Preckwinkle introduced Fernando Leal, owner of the L3 development corporation to update t he audience on the progress of his project at 53rd and Cornell.
Mr. Leal noted that he project was approved in October ’06 and t hat air rights were also approved. Bids solicited in November from subcontractors came in surprisingly (35%) higher than he had received two years earlier, a reflection of the demand for subcontractor work throughout the city. Mr. Leal reported that he advised t he Alderman of the situation. He reported that the cost increase would slow, but not stop the project.
Mr. Leal pointed out that he current slowdown in the housing market is expected to improve the response time from subcontractors and that since L3 has no outside investors that they are beholden to, they are free to act in an open, transparent fashion and intend to secure, demolish or manage the building according to the best interest of the committee as communicated to the Alderman. Finally, he pointed out that he will have a better feel for the start date timing of the project, scheduled to complete within 24 months after breaking ground, in the next six months.
The Alderman asked that Mr. Leal return the July meeting for an update.
Considerable time was give to the discussion of air rights and the risk that the permits might expires before construction starts. The Alderman replied that she sees no risk that permits will expire at this time. Asked about the price of the project, Mr. Leal responded that total costs are expected to be $7,000,000. The height of the building is planned to be 17 stories. In response to concerns about traffic disruption and noise associated with the demolition of the building, Mr. Leal responded that L3 will comply with the city statute requiring a meeting with neighbors 10 days in advance of commencement of demolition to address concerns.
At 751 pm, Mr. Leal concluded his remarks.
Chairman Males then asked the Alderman to submit her request that the TIF Advisory Board approve funding for the first year of CleanSlate. She did and advised that the intent of the City is that the TIF fund the first year of the program with successively smaller commitments coming from alternate sources to provide for ongoing support.
Discussion ensued and it was learned that CleanSlate interns are charged with speaking with 100 people per day as ambassadors for the business district as they pick up trash and clean the area. They are required to maintain “contact card[s]” to document their interaction with the community.
There will be 8 interns (employees) working 5 days per week cleaning up Hyde Park wherever the community needs them. This group promotes and participates in recycling, hiring locally where possible and are supervised by Cara, the parent organization through the Mayor’s Office of Workforce Development.
Tony Wilkins moved and Rod Sawyer seconded a motion to approve funding which, by show of hands, passed unanimously. Chairman Males delivered Virginia Vaske’s vote by proxy.
Chairman Males then asked for a vote to adjourn. Same was made by Jo Reizner, seconded by Rod sawyer and approved unanimously and the meeting concluded at 8:05 pm. Meeting minutes submitted by Tony Wilkins.
Hyde Park Herald January 31, 2007. By Nykeya Woods
A Tax Increment Financing (DTIF) Advisory Council approved $150,000 to use for a neighborhood cleaning crew along 53rd street at its Jan. 8 meeting.
Cleanslate, a neighborhood beautification program, will be funded for one year beginning in March through early 2008. The city's department of Planning and the Mayor's Office of Workforce Development will facilitate the fund transfer. The TIF Council is using part of its nearly $1.7 million reserves to pay for the program. "The city has agreed that we could use TIF resources to fund the first year. In subsequent years, the DTIF subsidy would be reduced." said Ald. Toni Preckwinkle (4th) at the meeting.
Preckwinkle also introduced the Transportation Enhancement District (TED), formerly the Parking Improvement district (PID), which will help to fund the Cleanslate after the first year.
This is the second time that the neighborhood has invested in a clean up crew. When the TIF District was put together, one of its first initiatives was a different clean program. The program, Clean streets, was funded by neighborhood business, but the program eventually fizzled out. "It proved progressively harder to get the business community to support this on a voluntary basis," Preckwinkle said. "And then we tried to get a clean streets program approval from the city Department of Planning."
Cleanslate employees will clean sidewalks, curbs and parks, empty garbage cans and promote recycling in the 53rd street TIF District. All employees are required to communicate with a minimum of 100 people per day.
Reports/summaries of the November 13, 2006 meeting including decision on Harper Theater
Minutes of the September meeting were approved. Announcements included The Co-op Annual Meeting on the 19th, Hyde Park Art Center "Fun Day" on the 19th, a seminar on condo issues sponsored by HPKCC on the 20th and a book signing for Rick Kogan in December at What the Traveler Saw.
Bank of America modifications. The bank, soon to open at 1439 E. 53rd Street, will have reduced, front lit (gooseneck) only signage, will be very user friendly and compliant and have see-through windows that will shed some light on the sidewalk at night. The Bank (which supports the National Trust) is very aware that it is using a historic structure. The bank is seeking to work with the landlord to rehab the vacant upper stories as affordable rental housing and intends to be involved in the community (in response
Alderman Preckwinkle's
report. She met with the Mayor's Commission on Workforce Development
about Cleanslate cleaning plus. It appears that TIF funding will be allowed,
but this has to be worked out.
53rd and Cornell: The planned development application was filed and demolition
permits obtained. She expects to resolve the affordable housing component in
January and for construction to start in spring (demolition).
The 4th Ward Holiday party will be held December 11 at King High. Please bring
a canned good and or wrapped gift for kids.
Harold Washington boat basin has a quality pool sealer now. The work will be
finished and the Ferrari sculpture installed and dedicated in the spring.
Harper Court is being appraised by the Department of Planning and Development.
The RFP as approved will define the project; no zoning change will be needed.
The RFP will be vetted in the TIF before it goes to developers.
Neighborhood and Business Environment Committee report. Jane Comiskey. A community walk along 53rd St. was held October 3. The many participating individuals and organizations were thanked by Jane, the TIF and the Alderman. Next step is to do some things one-on-one that do not require money, with businesses and the city. Report copies will be sent to organizations.
Report on the November 13 TIF meeting-- decision on Harper Theatre. By Gary Ossewaarde
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 the site redeveloped. 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 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. 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. (The 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 book ended by towers that will recreate many of the features and brickwork and trim of the theater. 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.
The 15,000 square feet limit the kinds of retail that are possible (such as not furniture or Gap-sized stores). 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.
A Conference version
Theater, 53rd classic storefronts morph into bold retail plan highlight busy TIF meeting November 13
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 height and decorative element 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 mostly 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.
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.
In other business, Bank of America showed accommodations to public concerns
about its signage and layout (friendlier to persons of all abilities) at its
new branch at 1439 E. 53rd St. 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 prepare an RFP draft that will be brought before the TIF. It’s
a planned development not needing zoning changes, she said.
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 th 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 to the project and prides itself on partnering with minority and women-owned businesses.
"I firmly be live 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 than 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."
At the September 11 2006 Advisory Council meeting.
July 10 2006 meeting report by Gary Ossewaarde has its own page.
Minutes of the May 8, 2006 meeting
Members Present: Jane Comiskey, Howard Males, Antoinette McAllister, Charles Newsome, Trushar Patel, Rod Sawyer, Chuck Thurow, Ginny Vaske
Members absent: Andre Brumfield, Alex du Buclet, Lou Conforti, Steve Soble
Approval of Minutes: Moved, seconded, passed to approve the minutes of March 13, 2006 as submitted.
Howard Males reminded those present to be respectful of all presenter/speakers. Each speaker would b given ten minutes, followed by ten minutes for questions.
Hank Webber Update on 53rd Harper and Harper Property: Hank summarized the process to date, noting that in February about 80 groups were sent the RFP. The University received 7 proposals (all of which met the basic guidelines) and a letter of inquiry. In a week or two the Board of Trustees will narrow the field to one or two finalists. Hank will return to the TIF in July with the finalist proposal(s).
Harper Court Property:
Alderman Preckwinkle explained that during the past two months the Harper Court Arts Court Arts Council has been working on suggestion from the Attorney General regarding some changes in form and function. As a result, the draft Request for Proposal, scheduled to be presented at this meeting, will be presented a the July TIF Council meeting.Mary Anton represented the HCAC and reiterated that the Council is working with the Attorney general t improve the Council so it becomes a better organization, not because of compliance issues. The Council, she stated, in full compliance. She presented priorities of a work plan that include:
- The Council's work with the City of Chicago on the RFP
- The Council's interest in the purchase of the property by some current tenants
- The desire to enhance the management of the Arts Council
- The desire to improve the management of Harper Court itself and possibly hire a real estate management firm
The Council is still interested in getting comments and is willing to set up small group or individual meeting to discuss the property. info@harpercourt.com.
Questions from the community were entertained for about ten minutes.
George Rumsey, Hyde Park/Kenwood Community Conference , presented ideas contained in several handouts from the Conference about the Harper Court property. In general, they called for an open process for the property's development that considered several ares:
- The original mission of Harper Court
- Assistance so the current tenants can stay in business
- An appeal to the broad spectrum of the neighborhood
- Height to be no more than four stories
- Parking and open space
Affordable Housing Presentation: Nancy Rosenbocker, Interfaith Open Communities, Hyde Park Cluster:
Ms. Rosenbocker's major point was the desire of the organization to stem the tide of gentrification in Hyde Park so that economic diversity will continue to be a reality. She noted the opportunities for a 15% set aside within the developments proposed for future Hyde Park projects and the urgency to ensure the availability of low cost rental units in Hyde Park.
Adjourned: Moved, seconded, passed to adjourn the meting at 8:35 p.m.
July meeting: The next TIF Council meeting is scheduled for Monday, July 20, 2006 at 7:00 p.m. at the Hyde Park Neighborhood Club.
Respectfully submitted,
Ginny Vaske, Secretary
May 8 2006 meeting (by Gary Ossewaarde)
Hank Webber reported and answered questions on the Harper Theater RFP.
7 proposals plus a letter of inquiry from a theater operator have been received. None indicated control of the building to the north, so it is likely only the Herald and Theater will be involved. Some wanted to preserve the 53rd facade, some the Theater facade, none both and some neither. They are all (except the theater letter) call for mixed development, retail or other active uses on the ground floor--even including a hotel. Muster included passing a few hoops such as no subsidy wanted. The process is one of iteration-"a proposes to do x, can you do that?" kinds of discussion. He noted that the limit is 50 feet (4-5 stories) without zoning change.
Hank said he expected that after 4-8 weeks the applicants will have been winnowed down and he can come to the July meeting with a "lead contender" to show the community. Asked about waiting for Harper Court to settle down or combining rfps, Hank said it is better to be able to show that something is moving forward on 53rd Street and to have a project that can move ahead quickly.
Harper Court- Mary Anton for Harper Court Arts Council, George Rumsey for Hyde Park-Kenwood Community Conference
Alderman Preckwinkle noted that the Arts Council is required to make changes in its form and function by the Attorney General 's office. The city is handling preparation of the RFP and the city lot is included. Due to these and other factors beyond the Arts Council's control, a draft RFP will not be ready until the July 10 meeting.
Mary Anton reported for Harper Court Arts Council. HCAC has been busy looking at the RFP process and considering changes to make the Council better. They are in full compliance with the AG although changes have been suggested. They learned much from the Donors' Forum. HCAC also will be talking with tenants, particularly those who want to buy, and working on improving management of the Court--and promoting it. It remains their intent to sell Harper Court. They have received very few responses to their request for input into the RFP and future of the court.
Asked by Ms. Des Jardins whether HCAC believes it represents and speaks for the community, Anton replied it represents the Court, but would rather not say it represents the community. She also saw no consensus on the future of Harper Court, 53rd Street, and retail. Asked about relationship with banks, Anton said there is a long-standing loan from a local bank, but the assets would be managed by an institution that offered the best real estate financing services, which the local banks don't.
Anton said the court is willing to meet with small groups of residents or representatives from organizations. There will be a city planning consultant for Harper Court. Later she said a deliberate choice was made to stay away from the HPKCC forums.
Some in the audience said the whole process should be started over.
George Rumsey reported for Hyde Park-Kenwood Community Conference, particularly any consensus or arresting ideas from its public discussions and work groups on Harper Court. He distributed a special edition of the Conference Reporter, with summary and key points, reports on the March 28, April 11, and April 25 meetings, results of questionnaire taken at the April 25 meeting, excerpts from the 2000 Vision for Hyde Park Retail District, and from the Theater RFP. He also distributed"board member contributions" by Gary Ossewaarde and by M.L. Rantala and George Davis. (See HPKCC and Harper Court and Harper Court Ideas and RFP Principles for most of these.)
Rumsey said the discussions organized chiefly by the Conference formed a complementary, not parallel process that gave the community ways to speak to the Arts Council. The meeting showed that the community certainly does care. He described the circumstances and tenure of the three meetings.
The three questions April 25--What should Harper Court do for the neighborhood?, what should an improved Harper Court look like?, and how can the process ensure that both the neighborhood and the mission of the Arts Council will be benefited?--showed a diversity of opinions and great ideas, but also several constants. This was especially evident in the evaluations.
- The original mission is still needed, helping small businesses and artisans,
- Current tenants should be helped especially during construction,
- Development must be appropriate to the neighborhood, appeal to a broad spectrum, be exciting and vibrant, with a gateway feature a plus, and connecting to 53rd
- Scale must be low and consistent with 53rd Street,
- Adequate parking must be provided,
- Public space must be provided, with chess and farmers' market a must.
- Finally, the process must be open and transparent.
Rumsey said the HPKCC board wanted to see the RFP draft before deciding what it wants to see in the court, but voted 12-1 that the original mission to help small business must in some degree be continued.
TIF Chair Howard Males asked how the TIF could help. Rumsey replied, input, and added that he would like further discussion of ways to work together. Males noted that Chuck Thurow, chair of TIF Planning and Development, was taking RFP suggestions, as well as the Court at info@harpercourt.com. A Harper Court delegation and a HPKCC committee are to meet.
Cal Audrain said an obstacle is getting beyond an old, hunker-down attitude of Harper Court.
Ms. Raceme of HCAC board said Harper Court has been visiting the tenants.
Tom Wake, veterinarian tenant of HC, thanked Mary Anton for coming.
Linda Thisted of Interfaith Open Communities spoke on the April 29 Affordable Housing Forum.
Thisted said economic diversity in our community is going away. It is helpful to consider separately issues facing owners and renters. For owners, if you don't make $40,000 for a family of 4 you can't buy the "affordable" 2 bedroom for the $155,000 that costs--and there haven't been any here that cost that little in quite a while.
She noted properties in the TIF district that are planned or ripe for redevelopment, that could have at least some affordable. She said that her preference is to have affordable owned units onsite so rental property isn't sacrificed to accommodate offsite affordable buyers. She is aware that affordable units pump up both prices and height/density.
As for rental, the 20-year timeframe for project-based Section 8 is fast running out, putting a squeeze on both renters and landlords. Rental median in HP is $900 a month--far over the recommended 30% spent on housing for most.
Rod Sawyer reiterated trade-off effects of trying to include affordable in a tight, high priced market like Hyde Park and noted that nothing is being built for families or SRO folks.
Thisted said a major goal is to buy a building for senior assisted living for seniors in Hyde Park.
March 2006 meeting. (There
is a Herald report, presented in the Harper
Court Sale page, with additional details.)
The March meeting was primarily report by and public questions/comments on Harper
Court Foundation and Harper Court Arts Council plans to sell Harper Court and
use the proceeds to fund arts in the neighborhood, including an RFP principles
document to be developed with the city. The parking committee reported 3 pay
and display machines will replace meters in the City Lot 44 at Lake Park and
the committee is investigating and education and survey program and a parking
improvement district. Ald. Preckwinkle announced funding for improvement of
Lake Park Ave. 47th to 55th and the viaducts at 53rd and 55th.
From the Official Minutes of the March 13, 2006 meeting
Members present: Howard Males, Antoinette McAllister, Trushar Patel, Charles Newsome, Rod Sawyer, Ginny Vaske. Members absent: Andre Brumfield, Alex du Buclet, Jane Comiskey, Lou Conforti, Jo Reizner, Steve Soble, Chuck Thurow.
Minutes- approved with corrections.
Hyde Park Art Center: Celebrations for the opening of the new Hyde Park Art Center are scheduled for Sat., Apr. 22 (Opening Gala) and a 36 hour "Creative Move" from 9 a.m. on Sat, Apr. 29 through 9 p.m. Sun. April 30th. (Postcard/flyer on file)
TIF Parking Committee: Irene Sherr gave an update on the TIF Parking Committee which has been working with the City Dept. of Revenue to improve the public lot on Lake Park. The City will pay for and install three pay an display machines in the lot. (A subsequent email has identified April 3rd as the installation date.) The committee will present a detailed proposal of its recommendations for a "Parking Improve[ment] District for 53rd Street" at the May TIF Council meeting.
Alderman Preckwinkle: The Alderman announced funding for the 53rd/55th St. Metra embankment and viaduct to begin this summer. She thanked Harper Court representatives for their willingness to discuss plans and solicit input for the center and asked those present to respectfully ask their questions.
Harper Court: Ken Grant introduced other Board members in attendance and read a statement apologizing for its past non-transparent process, pledging a public process via t he TIF Council meetings, and asking for comments and suggestions from the community for the RFP process for Harper Court.
TIF Council members had no questions, so th e Chair gave the community an opportunity to ask questions until 8:30 p.m.
The community asked numerous questions about the difference between the Harper Court Foundation Board and the Harper Court Arts Council Board, reasons for wanting to sell the Harper Court property, and its willingness for community representation/input in the planning process.
Mr. Grant noted that the Harper Court Arts [Council] is working with the Attorney General's office to ensure that all legalities are in place for the Arts [Council] and with the City's Department of Planning to prepare a Request for Proposal. The goal is to use a process similar to that used by Hank Webber for t he Theater building wherein community preferences were solicited and incorporated into the RFP with frequent progress reports via representatives at the TIF Council meetings. Mr. Grant asked those present to email suggestions/comments to the Harper Court Foundation.
Alderman Preckwinkle suggested that the Foundation [Arts Council] develop a draft of guiding principles for the RFP to be presented at the May TIF meeting for public comments and suggestions.
Adjornment..8:30 p.m.
January 2006 meeting. The University was not yet clear about what it wants at the Theater site, but presented on a RFP prospectus, now up in the Theater RFP page and on http://www.hydeparksecc.com. The Leal project was given clearance on its traffic and shadow studies; audience members from faith-based groups offered a compromise on affordable units onsite which was strongly ruled out by Ald. Preckwinkle. The alderman gave the annual report, reflected in a brochure called TIFormation.
Nov. 14 TIF Mtg. No deal on the Theater with a respected historic redeveloper and theater operator. Instead the University will put out requests for proposals and report later. The University will not do the design or development and will work to save the facade at least of the Herald Bldg., which is Orange.
The 53 Cornell project was given an OK voted, but may be refined for further vote in January. For now, it's 17 stories with the affordable units put to a building off site (not deter. or announced), fewer and larger units, entry to incr. pkg. is off Cornell and trash/delivery off 53rd. There was opposition from neighbors, mainly to the north.
Minutes of the September 12 2005 TIF Advisory Council Meeting
Present: Andre Brumfield, Jane Comiskey, Howard Males, Antoinette McAllister, Charles Newsome, Trushar Patel, Rod Sawyer, Steve Sobel, Chuck Thurow, Ginny Vaske. Absent: Louis Conforti, Alex Du Buclet, Jo Reizner.
Remarks from the Chair: Howard announced that the TIF Council members currently serving two year terms...due to expire have all agreed to continue to serve. He expressed gratitude to Alderman Preckwinkle for an open process that allows the commercial and residential plans to move forward. He noted that we are, in fact, building, in contrast to those on the Gulf Coast who are faced with rebuilding in the wake of Hurricane Katrina.
Approval of the minutes: Minutes were approved as amended.
Alderman Preckwinkle's Remarks: The Alderman thanked the TIF volunteers for t heir work and noted that the L3 presentation would be a bit different than the ones discussed at prior community forums.
Planning and Development Committee Report: Chuck Thurow presented a detailed report of his committee's meeting along with their recommendation. The recommendations are:
Presentation and discussion of 53rd Street and Cornell development by Fernando Leal of L3 Development and Joe Antunovich, architect: Mr. Leal and Mr. Antunovich unveiled new drawings of the project and changes from the previous design. Among these is the change in parking entrance/exit to Cornell Avenue; an increase in the number of residential floors to 14 with 3 1/2 floors of parking for a total of 17 1/2 floors; 12 units of affordable housing at approximately $210,000. Mr. Leal stated he is still working with the Department of Housing to determine exactly what "affordable housing" would be. In progress are a traffic study and a height/shadow/paring/space study regarding the project's effect on Bloomsbury neighbors.
Council and audience members asked questions and made statements regarding the feasibility and desirability of the project. Numerous Bloomsbury residents expressed continuing concerns about the impact of this development on their quality of life. Mr. Leal will continue meeting with them.
Before the TIF Council voted on accepting this project, Alderman Preckwinkle asked for additional time to consider more fully the increased number of units and the modest number of affordable housing units in the new design. She asked for a special meeting in October after the PD committee had time to look at the parking and shadow studies. She tanked Mr. Leal and Mr. Antunovich for their work and for their sensitivity to community concerns. The TIF Council then voted to hold the requested special meeting in October, assuming the studies have been completed.
Parking Committee Report: Irene Sherr reported on the Parking Committee meeting in the absence of Chair, Jo Reizner. She noted t he committee's aim to improve existing parking in the city lot and neighborhood sites and the cooperation of the City Dept. of Revenue. A proposal will be brought to the council and ten to the Dept. of Revenue. Proposed improvements include a pay an display mechanism, fewer monthly rentals in the city lot, housekeeping and clean-up o the city lot, and a revised price structure for street parking. While a new parking lot is the ultimate goal, available TIF funds are currently under $1,000,000 which is not enough to fund such a project.
Streetscape Committee. Jane Comiskey reported on the 53rd to 55th Street Lake Park corridor, noting that there is no maintenance money for the trees on 53rd. She asked for additional volunteers for the committee which is working to make Hyde Park a m