Development in Hyde Park-Kenwood.
HPKCC Development, Preservation and Zoning policy Committee report and discussion homepage

Return to the Development and Development-Preservation-Zoning Navigator page. Newer material is in the 53rd St. Vision-News-Process page.
To current navigator and home for History and Preservation pages.
To Neighborhood, our general topic and subject navigator. Doctors Hospital. 53rd Mobil and Cornell (L3). Lake Village Center. 56th Cornell. Antheus/MAC.
Tell us what you think-hpkcc@aol.com. December 2007 Reporter reports. Final Dec. 8 '07 reports (complete in www.vision53.org.) Notes on May 3 53rd Vision Workshop II.

Here:

[See the summary of the Cultural Uses Survey. Coming this fall: U C funded survey of retail needs.] Op Eds from Dec. 06, Aug. 07 Reporters.

Meetings, opportunities

May 27, Tuesday 6:30 pm. TIF Planning and Development Committee meets at Hyde Park Art Center to collect and review comments on Harper Court-city lot RFP (Harper now owned by UC). 5020 S. Cornell.

May 3, Saturday 53rd St. TIF, Ald. Preckwinkle and community organizers with the City of Chicago Dept. Plg. and Development and CMAP presented Part II 53rd St. Vision Workshop. Presenters included Andre Brumfeld (EDAW firm),G. Benjamin Ranney (Terra Firma mixed use projects), Barry Schain (Next Realty incl. movie theater), Dept. of Planning, Dept. of Transportation.) Kenwood Academy, 5015 S. Blackstone. Updates, December 8 report in vision53.org. In this site May 3 Notes page.

On plans for May 3 2008 53rd Vision Workshop II May 3 2008 (Next Nov. 15). Presenters gave key realities; breakout sessions preceded and followed led-team walk through with cameras, then plenary summarized.

Hyde Park Herald, April 16, 2008. by Kate Hawley

Participants in a May 3 workshop on the future of the 53rd Street commercial corridor will take to Hyde Park's streets, cameras in hand to document its built environment. "It might help creates kind of a portrait of53rd Street," said Irene Sherr, a local planning consultant who is one of the event's organizers. "Hopefully, it'll give people a chance to see things differently."

The evolution of the street's shopping strip is the focus of the 53rd Street Vision Workshop, to be held from 9 a.m. to noon at Kenwood Academy, 5015 S. Blackstone Ave. Registration begins at 8:30 a.m.

It is the second in a series of three workshops meant to determining what kind of development the community likes, so that developers interested in building along 53rd Street can proposes projects that are likely to get local approval. "It facilitates progress, in a way," Sherr said. "It also gives city and elected officials a better way to respond, because these issues have been looked at broadly."

The workshop will begin with brief presentations from four to five experts in architecture or urban development, Sherr said. The speakers haven't yet been finalized. Breakout sessions will follow that will allow smaller groups to discuss specific issues in more depth. These groups will then take cameras out into the neighborhood, to gather visual evidence of some o the topics they've discussed.

The images, along with responses from attendees, will eventually appear online, according to Sherr. Those who have digital cameras are encouraged to brig them, and those who don't will get disposable cameras to use during the workshop, she said.

The event is the second of its kind organized by Ald. Toni Preckwinkle (4th) in conjunction with a broad array of community groups, including the South East Chicago Commission, the 53rd Street TIF Advisory Council, the University of Chicago, the Chicago Metropolitan Agency for Planning, or CMAP, and Community Counsel, Sherr's consulting firm.

At the first Vision Workshop, held Dec. 8 a Canter Middle School, 4959 S. Blackstone ave., almost 200 people used handheld devices distributed by CMAP to share their responses to a series of questions about how 53rd Street should be redeveloped.

Sherr said that certain issues surfaced again and again in people's responses: diversity, density, urban design and aesthetics-- and the accessibility of the neighborhood by car, train or on foot. "People just want more," Sherr said. "People just want an active community with lots of choices."

The purpose of the May 3 workshop is "to clarify and define the themes that emerged from Dec. 8," Sherr said.

It's also meant to lay the groundwork for a third workshop in the fall, which will use techniques developed at the Corridor Housing Initiative in Minneapolis, she said. These community workshops allowed participants to model developments with their own hands using blocks and aerial maps. Computers instantly tabulated the financial viability of their ideas.

Next TIF Advisory Council meeting is Monday, May 12, 2008, 7 pm, Hyde Park Neighborhood Club, 5480 S. Kenwood. Includes reports on 53rd Cornell, Harper Court, 53rd Vision, and likely Harper Theater/53rd.

Between 150 and 200 attended a 53rd Vision Workshop December 8 at Canter School. The spirit was amicable as tables heard talks, voted, did exercises, and gave their preferences and design standards. Many clearly were unfamiliar with or opposed the arguments for increasing (mainly residential) density to support retail. Next Workshop May 3 at Kenwood Academy. See 53rd Visioning and News page. Or our December 8 2007 report page.

February 26 HPKCC Development Committee, other community groups, the TIF, and Ald. Preckwinkle had James Wilson of the city present the process for a TIF for Harper Court and answer the many questions.

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Latest briefs

53rd Cornell planned development to go higher, rental- discussion at May 12 TIF mtg. Leal 53rd plans page.

Harper Court RFQ/RFP to be rolled out for comment period May 12 TIF mtg. Harper Court page.

University says still no decision on IC Hospital site or location for hotel/conference center- see Doctors Hospital page.

Alderman Hairston and the city seek resident view on downzoning all of East Hyde Park from 53rd to 56th, Metra to the Lake to RM5 (no more than 5 stories) for new construction.

Herald/Harper Theater complex may become complete facade historic restoration project- or deal may have been set aside or on hold?

John Kretchmar pushes plan for c30 story high rise on Indian Village parking lot despite lot space owner and neighbor opposition, aldermanic distancing. Note- no one knows if such a large project would sell in today's market.

30 more stories for East Hyde Park? Indian Village parking lot owners object to high-rise proposal. Hyde Park Herald, May 7, 2008, by Kate Hawley

Neighbors have balked at a developer's plan to build a high-rise on the site of the Indian Village parking lot at 4941 S. East End Ave. John Kretchmar, the developer of the lot, hopes to sell the land to another developer, who wants to build a high-rise, according to Ald. Toni Preckwinkle (4th).

The proposed tower would be at least 30 stories and contain 110 condominium residences and 260 parking spaces, according to documents furnished to the Herald by several people who own parking spaces in the lot. Preckwinkle declined to name the purchasing the site. According to the documents, the developer is Indian Village Development Corp., headed by Bill Seene.

Kretchmar developed the parking lot, manages it and owns some of the spaces. For his plan to proceed, he needs to secure air rights over the other spaces from the owners. They would get deeded garage spaces in the new building, the documents show.

At this stage, the alderman is withholding her support for the proposed high-rise. "I've made it clear to the prospective developer that he needs to prove that he has the financing in place, and that he has permission from the owners," Preckwinkle said. "I haven't seen either of those things."

Kretchmar held an informational meeting for the owners of the parking spaces-- which are owned as condominiums-- on April 23 a the Ramada Lake Shore Chicago, 4900 S. Lake Shore Drive, the documents show.

According to Preckwinkle, the owners deposed him as president of the condominium association and stated their opposition to the high-rise plan. A letter signed by six of the owners, distributed to the others in advance of the April 23 meeting, contends that the high-rise would obstruct views at The Powhatan, 4950 S. Chicago Beach Drive; The Narragansett, 1640 E. 50th St.; and The Barclay, 4940 S. East End Ave. That would bring property values down, the letter states.

The letter also argues that construction would inconvenience the parking space owners and that overall traffic congestion would get worse. "I think the community is intensely interested in this," said Alfred Baker, who signed the letter along with Dorothy Clark Baker, Marian Jacobson, Fruman Jacobson, Linda Tuggle and Olive Whitley.

At the meeting, Kretchmar showed renderings and a scale model of the proposed high-rise, Baker said. Renderings provided to the Herald show a glassy modern tower designed by Lucien Lagrange Architects, a high-profile Chicago firm know for both contemporary and neoclassical buildings. Kretchmar declined to make any comment.

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St. Stephens developer back? ((5600 bl. Blackstone). Herald, May 7, 2008. By Kate Hawley

A long-dormant proposal to redevelop the vacant, increasingly rundown St. Stephens church building is showing signs of progress, according to a spokeswoman for Ald. Leslie Hairston (5th).

Developer Gus Antoniou bought the property, located in the 5600 block of South Blackstone Avenue, about a decade ago. He has tried numerous times to redevelop it since then, but hit roadblocks when neighbors objected. "We are on our fourth set of complete plans," Antoniou said. He as lately formed the development group Tekna Group LLC to revive the project after a five-year hiatus. He said an aldermanic hold is being released on his demolition and building permits.

The last plan floated by Antoniou called for preserving the church's facade and building condos behind it. He still intends to preserve the facade, but some other elements of the plan have shifted. Antoniou said he now plans to build a seven-story structure with parking located on the ground level. An earlier plan called for an additional level of underground parking, he said. And the condos will now be larger and more expensive. Instead of the 20 units called for in the previous plan, the new building will have 12 homes with the kind of luxury amenities not uncommon in downtown high-rises.

Each unit will have its own private elevator entrance, and the parking level will include an indoor car wash for residents, for example. The 3,600-square-foot spaces will be completely customized except for the plumbing, Antoniou said. Prices start at $1.7 million, according to the 5th Ward office. "That's what the market demands," Antoniou said, adding that high-end homes are the safest bet for developers in the midst of a housing slump. "The people who buy these units don't have the financial restrictions others do."

Securing enough pre-sales to begin construction is his biggest obstacle to going forward with the project, according to Antoniou. No zoning changes are required, he said. Three units have sold so far through word of mouth, he said. Pamela Holt of AtProperties will be marketing the condos.

Antoniou has been in communication with the neighbors immediately surrounding the church about the latest iteration of the plans, and larger public meetings will be scheduled in the coming months, the 5th Ward spokeswoman said. Linda Neal, a resident of the 5600 block of South Blackstone Avenue who has long been involved with the St. Stephens plans, said she and a good number of her neighbors generally approve of Antoniou's latest proposal. "I happen to think it's a very, very good one," she said, adding "It's premature to say too much."

"They've been demanding," Antoniou said of the building's neighbors. During his last attempt to build on the site, they even put together legal agreement that required him to get approval from two parties before making any changes, he said. "I've never seen this before, that a community controlled what a developer is going to build," he said. "They've created their own product for me to sell to them." Top

 

Hank Webber leaves UC. Spark of redevelopment

From: Robert J. Zimmer [mailto:president@uchicago.edu]
Sent: Friday, November 02, 2007 10:28 AM
To: Faculty and Staff
Subject: Announcement

To: Faculty and Staff
From: Robert J. Zimmer, President
Re: Hank Webber Announcement
I am writing to inform you that Hank Webber, our Vice President for Community and Government Affairs, has accepted a position as Executive Vice Chancellor for Administration at Washington University in St. Louis, effective March 1, 2008. Hank has given extraordinary service to the University of Chicago during his 21 years as an administrator and instructor, and we will be sorry to lose him. But his new position at Washington University is a wonderful opportunity, and we wish him well in this new phase of his career.

The University of Chicago has a deep and longstanding connection to the City of Chicago and to our surrounding communities on the South Side. We embrace our role as citizens of the South Side community and our role in contributing to its development. A key feature of this citizenship is a rich engagement as partners with City and South Side community leaders and organizations. These partnerships have increased significantly in number and level of engagement over the past decade, and Hank’s leadership has provided an essential component of these efforts.

Hank will remain in his position at the University until mid-February, giving us time to implement a smooth transition and to launch a search for his replacement. Filling this position is a very high priority for the University. We plan to conduct that process thoroughly and expeditiously and hope to name a successor by the time he departs.

Hank joined the University in 1986 as the deputy director of financial planning and budget and as a lecturer in the School of Social Services Administration. He has held a number of administrative positions, most recently being appointed vice president for community affairs in 1997 and adding government affairs to his responsibilities in 2001. During that time, he has represented the University with great dedication in every facet of our interactions with the community and has overseen a wide array of functions including University Police, Real Estate Operations, Court Theatre, International House, and Government Relations.

Hank and his colleagues in Community and Government Affairs have built new and stronger relationships between the University and community, religious, and civic organizations and political leaders on the South Side of Chicago, contributing to community revitalization in North Kenwood, Oakland, and Woodlawn and a new spirit of partnership between the University and our surrounding communities.

Most notably, he was instrumental in the creation of what has grown into the Urban Education Initiative. He is the founding and current chair of the Governing Board of the University of Chicago Charter Schools Corporations and chairs the Administrative Oversight Board of the Consortium on Chicago School Research. In addition, he played an essential role in the development of the Collegiate Scholars Program.

He also led the steering committee and a joint effort by the University, community, and Chicago Park District to revitalize the Midway, including the development of a permanent skating rink, new gardens, and new playing fields. He was a key part of the University team that worked to secure the current contracts to manage Argonne and Fermi national laboratories.
Hank has made these and many other administrative contributions while teaching regularly in SSA and maintaining a research program.

In his new role at Washington University, Hank will be the university’s chief administrative officer and will oversee facilities, campus planning, capital projects, campus security, and off-campus real estate acquisition and development. Please join me in wishing him well in his new endeavors.

Herald: Hank Webber bids university farewell. November 7, 2007. By Sam Cholke

March 1 will mark the end of a 21-year engagement between Hank Webber and the University of Chicago. Webber has accepted a position as executive vice chancellor for administration at Washington University in St. Louis and will leave his post as vice president for community and government affairs at the University of Chicago (U. of C.)

"It's extraordinarily difficult to leave," Webber said. "This has our home, this has been where we raised our children, this has been our set of networks--a set of extraordinarily confident, thoughtful, dedicated people who I've come to have great respect for. It's very hard."

Webber was a key player in Community and Development Affairs and worked with his colleagues and the community to build stronger relationships between the university and community, religious and civic organizations on the South Side of Chicago. "I think Hyde Park, South Kenwood and the mid-South Side is in the midst of one of the great stories of revitalization in the United States," Webber said. "I'm proud that I've played a role in making that happen, and I'm also very confident that it will continue."

Webber said he looks forward to new challenges at Washington University. In his new position, Webber will be the chief administrative officer overseeing facilities, campus planning, capital projects, campus security and of-campus real estate acquisition and development. "I think the challenges of helping contribute to making Washington University--which is a first rate institution--an even stronger institution and help it work with the city of St. Louis and the St. Louis region --to make that an even stronger place to live are the challenges that I hope I can contribute to," Webber said.

The senior leadership at Washington University is excited to have Webber tackle these challenges. "Hank has been an impressive leader for more than two decades at the University of Chicago, one of America's premier research institutions," said Washington University Chancellor Mark S. Wrighton in a prepared statement. "He brings a wealth of knowledge to our community--knowledge about how great universities an have a positive impact in their local communities."

Webber said the opportunity to continue teaching was an important factor in is decision and said he would have been reluctant to consider a position that would not allow him to continue his research projects. "It is the opportunity for me to be both a practitioner but also to reflect on what I'm doing as a practitioner in a broader context," Webber said. "It's something I've found enormously appealing and want to continue."

The prospect of new challenges on the horizon has lured Webber to St. Louis, but he hopes to carry the lesson instilled in him while serving the U. of C. and the South Side. "What I'm going to miss most about the University of Chicago is the relentless commitment to thinking hard about important issues--the commitment to reflection, but not reflection for reflection's sake," Webber said. "It's the extraordinary commitment to the notion that ideas matter and by thinking hard, by making the right initiatives, you can make a difference. It's not ideas just for ideas sake. It's ideas to change t he world."

Webber said he hopes to find a sense of civic responsibility similar to what he found in Hyde Park. "What I'll miss most about Hyde Park, South Kenwood is really two things: One is the extraordinary diversity of the community," Webber said, "and the second part of this... is the engagement, the level of civic engagement, about the future of this neighborhood that people have." Webber said that he hopes his work has left his neighborhood a better place. "I hope what I leave is a community that is stronger " Webber said. "And if I've left it even a very little bit stronger, I feel good about what I've done."


Maroon November 6 2007, Webber to leave U of C; VP built town-gown relations. By Rhema Hokama

In the past two decades he has spent living and working in Hyde Park, Hank webber has witnessed the transformation of the University from an isolated, inward looking institution into an active player in the development of surrounding neighborhoods. Last Thursday, Webber, vice president for community and government affairs at the University, announced his departure for Washington University in St. Louis...

Two overarching factors influenced Webber's decision during the long months of negotiation and soul-searching. "I have to say first that it's an extraordinarily attractive position in a very exciting city that's redeveloping. It's a chance to have a broader impact on [Washington] University an its community than at the institution I'm currently at. It's simply a terrific job as a job," he said..

Webber said that less concrete factors also influenced his decision to leave the University. "It did seem to me time. I've been here [at Chicago] for 21 years and I've had this [current] job for just about 11 years," he said. "I do believe that change can be really invigorating and it's not just good for the individual but also for the institution. I don't think it would be food for Chicago if I stayed with my job for another 15 years until I retired," he added.

"I feel like I've been enormously blessed to have been able to do this wok for the last 11 years. There were many times I said to myself, 'I can't believe they actually pay me to do this.' I love my job so much. If I've contributed, I've contributed, but I've probably taken so much more."

Webber added that the recent change in University administrations with the inauguration of President Robert Zimmer last summer was not a contributing factor to his departure for Washington University. "I think that over the past 10 years and under the last three presidents of the University...ther's been a strong commitment by the University to redevelopment of the South Side of Chicago and the health of he city," he said. "If anything, I think Bob [Zimmer] is committed to increasing the depth of our involvement,"

Developments in improving public education on the South Side have been one of the University's central community concerns through the last three administrations, Webber said. Under President Hugo Sonnenschein, the University launched the Urban Education Initiative, which oversees Chicago-area charter school campuses. The program expanded to include the Urban Teachers Education masters program during President Don Michael Randel's administration and added its third charter school under President Zimmer.

"I definitely think there is continuity in terms of commitment to these issues," Webber said. Webber also identified community redevelopment and integration as other areas of focus during his time in Hyde Park. "In the 11 years I've had this job I think the challenge has been to support the redevelopment of the neighborhoods north and south of Hyde Park. When I first moved here 21 years ago, Hyde Park was very much an island. Very few faculty members went of 47th or south of 64th[Streets]," he said.

Webber added that as community-relations issues develop over time, he projects that affordable housing and gentrification will become key issues for the South Side, particularly in the Washington Park neighborhoods west of the University. Further development of public education, improvement in public safety, expanding commercial and retail options for consumers, and "finding out ways to make the University a bigger employer of South Side residents" are all issues that will continue to take center stage in Hyde Park town-gown negotiations, he said.

And although Webber envisions the University as an integral player in future campus-community dialogues, he also believes that the University must continue its open exchange with surrounding neighborhoods and residents. "I think one of my main responsibilities has been helping the University play a role in that redevelopment and helping the University recognize that we are a player and that we cannot nor should be a senior partner in [community] issues," he said. "We're one of the most important institutions in the city and it is my belief that institutions are most effective when they combine a sense of the right thing to do with their own interest." "I can't tell you that every bit of controversy is a good thing when you're the largest institution," he said.

Yet the good news, he added, is that Hyde Park is distinguished by its community and civic involvement. "People care about these issues. This is not a place of apathy. Chicago has a strong mayor, a strong non-profit sector, a set of great community leaders and political leaders. I think the challenge is to continue finding ways to work with these people productively and I have every confidence that the University will continue to do this," he said. "I have every confidence that he University will continue this work under President Zimmer, under the Provost...so I'm not leaving with worry. Top

Transit Oriented development featured at March 10, 2008 TIF meeting

53rd Street meeting to feature transit talk- Herald March 5, by Kate Hawley

An expert on transit-oriented development will speak in Hyde Park next week, as part of ongoing public discussions about how to redevelop Hyde Park's 53rd Street commercial corridor. Linda Young, a researcher with the Center for Neighborhood Technology, will give the talk at the March 10 meeting of the 53rd street TIF Council. The meeting will be held at 7 p.m. at the Hyde Park Neighborhood Club, 5480 S. Kenwood Ave.

The goal of transit-oriented development (TOD) is to cut down on the ill effects of sprawl by reducing dependence on cars. Its best-known precept is to locate new development near mass-transit hubs. But, as Young explained, it also aims to reduce auto traffic and congestion in other ways, by calling for compact, mixed-use developments that are friendly to pedestrians and bicycles. Residents in these mixed-use buildings support the businesses in them, thereby creating vibrant street life, Young said. And residents rarely need their cars to go shopping.

TOD often requires less parking, she added, which bucks the conventional wisdom that denser development inevitably leaves traffic hassles in its wake. "Density is a term some people are afraid of because of a lot of misconceptions," Young said. She noted that density can mean high-rises surrounded by seas of parking lots; it can also mean mid-rise buildings with shops on the ground floor and residences above, surrounded by inviting sidewalks.

Hyde Park residents would do well to consider these ideas, said Irene Sherr, a local planning consultant who invited Young to speak. She pointed out that 53rd and 51st street intersect with a Metra station and a handful of bus routes.

Sherr emphasized that several sites proposed for redevelopment sit near this transit hub, including Harper Court, the larger 53rd Street commercial corridor and Village Center, the shopping center on the southwest corner of Hyde Park Boulevard and Lake Park Avenue. "All of these development opportunities that are there could be viewed through the lens of TOD," said Sherr. "It's something all of us should think about."

The Center for Neighborhood Technology is a Chicago nonprofit that has worked on a national level to build sustainable communities, including research and advocacy for TOD.

Should zoning remap be part of the visioning mix?

Jack Spicer to Feb. 13, 2008 Herald:

The aldermanic zoning abuses revealed in the recent and ongoing Tribune series are shocking and discouraging. Fortunately neither of our aldermen have been implicated. But this scandal may be the perfect opportunity for our alderman to lead the community through a comprehensive remapping process for Hyde Park under the new and genuinely improved Chicago Zoning Ordinance.

MAC acquires big property block, potentially affecting neighborhood housing, quality directions. (for update visit the Antheus/MAC page)

MAC Properties (assoc. Antheus Capital of N.J.) added 43 K& G and 4 other buildings in area, tripling its holdings and becoming one of the largest owners in Hyde Park. It's known for rehabbing housing into quality rental; but there questions about affordable components of the neighborhood--K & G was a major renter to students, though upkeep, service were at times questioned. Down the line some buildings could be sold or go condo.

In spring 2007, Antheus Capital took out a $123 million 10-year loan to complete its purchase of 43 buildings (5 on Drexel/ 5600 block since sold to U of C) including rehab. A resident asserted that rehab of all the remaining buildings would drive up rents threatening affordability.

The Hyde Park Herald and the Chicago Maroon reported during the week of April 1 2007 on the March 29 closure of sale of the 43 K & G residential buildings, and 4 other residential buildings, in Hyde Park-Kenwood. Counting its 23 or so buildings already bought in the previous five years (since 2002), MAC now has more than 70 buildings in the area (2800 units), making it one of the largest (non- U of C) owners in the neighborhood. MAC's previous properties, shown previously by the company at public meetings, ran in two wide swaths, south southeast from 51st and Lake Park (Village Center) along Cornell and S. Hyde Park to the Windermere at 56th and Cornell, where it plans to build a 26 story condo building on the parking lot and another swath approximately along 53rd southwestward. Locations and concentrations of John McGarry's K & G properties were not disclosed in the media articles. The other buildings bought were two on Woodlawn, one on Greenwood and one on Kimbark, which will remain rental.

Eli Ungar, a lead manager and investor for MAC, said they are keeping the rental buildings rental. Nothing was said about how many and how much buildings would be upgraded or rehabbed, but that K & G had a discerning eye and acquired a portfolio of good, "quintessential Chicago" graystone buildings, mainly 3 and 4 flat, and had preserved many (from deterioration and tear down?). MAC would have to take time to decide what to do with each building; some down the line could be sold or turned into condos. Meanwhile, as is Antheus practice, each building will be owned by a separate LLC and managed by MAC, which is moving its office and staff of 60 (at least one from K and G) to the former Day and Nite store in the 1600 block of E. 55th Street.

Asked why the heavy investment in Hyde Park, Ungar told the Herald he studied the area's demographics and though Hyde Park is a strong market for investing in apartments but not as strong for condominiums as some other parts of Chicago and has little new construction.

Alderman Hairston told the Herald she is pleased MAC will be holding this large block of housing as rental; that there are not enough rental units in Hyde Park, and that the commitment to keep the units rental addresses gentrification fears. [Editor--the latter depends on whether and how many of the units are substantially rehabbed into middle high or high end rental vs fixing up as affordable and mixed income rental and managing well.] Gary Ossewaarde, of HPKCC and reflecting discussion with Mr. Ungar at a HPKCC Board meting earlier this year, but speaking for himself, was quoted in the Maroon, "Clearly, they remake the buildings and charge higher rents...Ont he one hand, it renews the stock; on the other hand, it narrows the affordability in those buildings and the neighborhood."

On the other hand, vacancies (retail and residential) in many of the MAC buildings as will as others particularly in East Hyde Park, was cited (rightly or wrongly) as contributing to as well as reflecting a sense that the neighborhood is on the skids rather than on the verge of a gentrification convulsion such as some others fear.

Students of the University had lots of questions for the new manager after they received their notices of change in management and payout of interest on security deposits. The Maroon reported that students interviewed said their K & G apartments are in poor physical condition. Some said service was poor, others that service had been good.

Letter of Mary Rose Shaughnessy. Herald, July 25 2007 [For contrary views or more discussion, see letter of Edward Perovic, following. See also the 56th Cornell and Village Center pages and High Rises and Conversions.]

Whoa--is this a Mac Management invasion?

Whoa! What's going on in our Hyde Park? Have you noticed all the Mac Management signs around Hyde Park? Have you heard of Antheus Capital LLC? You should know that this corporation owns over 80 properties in Hyde Park, managed by Mac Management. Take a look at the website of their holdings in Hyde Park: [http://www.]macapartments.com/mac/a_ch_hp_overview.html.

Be sure to click on the Property List by Address link to see the specific buildings. Chances are you live in or nest door to one of his properties. I do.

Does this look like it's getting to be a monopoly? O, yes, now you remember. Isn't Antheus Capital the one who has big plans for the Village Center? And the Windermere? And isn't it the one planning to put up that tower next to Bret Harte School?

If Antheus Capital continues unchecked--it may end up owning more of Hyde Park than the University of Chicago.

What's wrong with this, you ask? Do we want one man, Eli Ungar of Englewood, New Jersey to have a monopoly in Hyde Park?

We wonder what plans has he got for us? Well, to begin with, he thinks we need more expensive condos. "There are very few options for people interested in a highly amenitized, well-located condo building in Hyde Park," he said about the new tower at 56th Street and Cornell Avenue. "There's been very little new construction of residential buildings in Hyde Park," he claims.

Apparently he missed the highly amenitized new residential developments that have gradually filled every inch of Hyde Park before he arrived in 2002.

Can higher real estate taxes be far behind? And judging from the steel and glass tower he plans for the parking lot next to Bret Harte, he has no idea of what architecture is appropriate to Hyde Park.

Ungar also does not seem to understand the character of the community. Hyde Park has never been a bedroom community of short-termers who come for a few years to work and then move on. Yet that is what Hyde Park could become if the middle-income renters have to move out because they can't afford the new rents after he upgrades his rental properties, as he is doing with the Algonquin Apartments. "Stainless steel appliances, including a dishwasher, are surrounded by granite counter, granite backsplashes and white laminate cabinets. Translucent doors that match the hall closet enclose one pair of cabinets. White subway tiles line the kitchen's far wall, and dark beige ceramic tiles cover the floor," according to Janice Rosenberg in a "Special to the Tribune" March 18.

Stainless steel and granite counters will mean middle-class residents and seniors who are already paying almost half of their income to live in the Algonquin will have to leave. Does he plan to "amenitize" all the 80+ buildings Antheus owns in Hyde Park?

Do we want upgraded buildings at the expense of our long term neighbors? Do we want Hyde Park to become Evanston-on-the-Midway? Do we want to drive out the middle class from Hyde Park? Do we want our real-estate taxes going through the roof?

Is Mr. Ungar interested in us, or is he only interested in the profit that can be made from hot properties for his corporation?


Joseph Samuelson says we can live with Mac Mgt. invasion, says it offers much improvement over previous owner's neglect.

Without even looking in the White Pages, it was clear that Mary Rose Shaughnessy does not live in a previously owned K&G Building now owned by MAC. Having visited many such buildings in my search for a home in Hyde Park, I was disgusted by the way they were kept. In typical Hyde Park fashion, any time there is a change for the better, people kick and scream.

Thankfully we live in a free society. Clearly the owner of K&G saw a lucrative deal when he sold his properties to Mr. Eli Ungar and so did Mr. Ungar. If Ms. Shaughnessy does not approve of people owning all this property, perhaps she should rethink the values of living in this country. Besides, instead of instead of screaming about Mr. Ungar, why doesn't she address her complaints to the owner of K&G who sold them to him? How is it that she doesn't question his motives or interests?

I have had enough of people in this neighborhood trying to prevent Hyde Park from coming out of the Middle Ages. Of course we need a hotel in Hyde Park We have only one badly run facility and everyone else stays downtown. And then we cry when stores and businesses are leaving the neighborhood.

And of course we need a new supermarket. Why on earth do we need a Cooperative? We do not live in the '50s anymore and we are all worse off clinging to this old mismanaged institution that hasn't paid dividends or lowered its prices in years. Of course the big guys can do it better than a small operation like the Coop. It is time to bring in a Dominick's or Jewel that can bring a pleasant shopping experience and decent prices. Notice I did not write Wal-Mart, although that would be amazing.)

And finally, Hyde Parkers tend to forget that we border very poor neighborhoods, and of course we need the Olympics in Washington Park as a chance to revitalize the South Side. It is about time we got on board and thought about ways to assist and benefit from these developments instead of kicking and screaming. They will happen anyway, and it is up to us to be proud of our assistance and input or be humiliated by their success.

 

Edward Perovic says Some development needs to happen in Hyde Park, community input becoming community roadblock. Herald, July 25, 2007

The front page of the Hyde Park Herald on July 18 would be comical if it didn't reflect a sad truth about our community. The three front page stories carried the following texts "Residents reject high-rise proposal for Mobil-McDonald's site;" JPAC says no to Olympics;" "Open meeting to be held for Doctors Hospital" and "Whether public approval will be given to demolish." Letters to the Editor offered more of the same.

"Community input" in Hyde Park is becoming "Community roadblock."Every time a developer or the university proposes a new project, there is immediate outcry. for decades, all these outcries have produced is more vacant lots and boarded-up buildings. Meanwhile, we Hyde Parkers continue to do our shopping, eating and movie-going outside the neighborhood.

While the South Loop and practically every other community in Chicago has seen a dramatic increase in retail and entertainment offerings, we have seen an increase in empty storefronts. Hyde Park's reputation has become one of anti-development and anti-retail. The lack of restaurants and basic necessity retailers speaks volumes. You can create all the TIFs in the world but if retailers are chased away by "community input," the TIFs become useless. It's difficult to raise property taxes on vacant storefronts.

I have spoken to several friends (all Hyde Parkers) after the Herald broke the news about the Doctors Hospital being replaced by a hotel. The consensus was that it's a wonderful idea. Makes perfect sense to have a hotel so close to the museum as well as to serve the visitors to the university and hospitals. The idea of a possible "quality restaurant" within the hotel was exciting (not so much for yet another Starbucks, however!)

My point being that there are many Hyde Parkers who are tired of driving by vacant lots and boarded-up buildings on our way to the north side to watch a movie and do our shopping.

Should the university or developers be given carte blanche when it comes to their projects? Of course not. The first and foremost concern should be parking. Developers should be given notice that Hyde Park welcomes development as long a your development can facilitate the parking needs of your project without creating a parking burden to existing neighbors. Anything beyond that is trivial. Not everyone in a community can be satisfied with any given project.

Surely we can create win-win situations with developers that will bring Hyde Park into the 21st century without sacrificing our academic and cultural traditions. a high-rise or two may be the price we need to pay but it is in all of our interests to set aside the roadblocks and create real community input that will revitalize our wonderful and unique neighborhood. Top

Does HP have a perceptual land use dilemma- perceptions of density vs bus. development?

Sylvia Telser writes the August 1 Herald:

Hyde Parkers want successful stores offering a range of products at reasonable prices. Hyde Parkers do not want high-rise development built on currently empty lots and boarded up buildings.

Go to the South Loop and points north and what does one see? Many successful stores bustling with customers. Whence come these paying customers? From the high density high-rise developments surrounding the retailers. It takes a critical mass of population to support purveyors of goods profitably. Will Hyde Parkers ever resolve this dilemma? Top

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Herald says too many bank branches (see details of criticism in Business Climate), too little of Harper Court's mission to support needed small businesses. December 6, 13, 2006.

Herald asks, December 16 2006, Where is Harper Court's plan to continue their mission in Hyde Park?

There is huge competition among banks for the retail business. This competition has led to a remarkable shift in store space in Hyde Park. This competition as noted in last week's Herald has resulted in seven branch banks in prime retail space in our community.

We've become short of awnings for convenience stores, restaurants, and gift shops. Seven locally-owned businesses including a popular clothing store lost their storefront spaces. One relocated in Hyde Park, but six of them left.

If anything is needed to demonstrate why Harper court could play a role in our community, this is it. Its mission was to pay attention to the needs of the community. Its original group of tenants were and continue to be good businesses. Harper Court has restaurants, services we need like the veterinarian, and businesses we wanted to attract like Artisans 21.

Commercial landlords are going to look for the best economic deal. And banks demonstrate that. But this was not the intent of Harper Court when it opened in 1965.

Where is Harper Court's plan to continue their mission in Hyde Park?

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A negative counterpoint: Sharonjoy Jackson says community wishes ignored in development.

She points to

David L. Hoyt gives a tongue-in-cheek reaction to negative comments on the 56th Cornell development in "Save the parking lot."

I would like to announce the formation of a "Committee to save the Parking Lot" at the northwest intersection of 56th Street and Cornell Avenue This parking lot, a precious relic of urban renewal, may be destroyed forever if plans for a 26-story residential high-rise on the site go through.

The committee stand on the principle that the auto-oriented nature of our city should be preserved, and that plentiful parking lots are the best way to do this. Parking lots reduce congestion by getting cars off the street. A tall building near bus lines and a Metra station would only mean more people would use public transportation. The bus and trains are too crowded anyway, so we don't need more people using them.

The Committee also feels that the proposed structure would attract relatively high-income households. Because these are the types of people who tend to have disposable income, they would probably spend it in our neighborhood. This would only reinvigorate local business, leading to a further reduction in the charming variety of vacant storefronts and marginal retail services we have worked so hard to preserve.

Most importantly, studies show that school children have more fun when they have recess on a playground next to a nice clean parking lot than when they play beside a tall building.

Organizations such as the Congress for New Urbanism and the American Planning Association would have us believe that cities prosper most when they are dense and not like suburbs; that higher residential densities shift traffic from cars to public transportation thereby reducing congestion; and that "transit-oriented development" stimulates local business, makes neighborhoods safer, and gives cities a vibrant, "urban" feeling.

The Committee finds his ridiculous and objects to all of it. Please act now to save our parking lot heritage.

 

 

Conference Reporter December 2006 issue

Development: New directions require a broader look—will public input be both sufficient and wise?
By Gary Ossewaarde

Development in Hyde Park, at least as gauged by proposals, will proceed at a much faster pace in coming years, although still limited compared to that in surrounding neighborhoods. Concerns include whether there will be open, ample community process and whether potential local and wider impacts will be effectively addressed without giving carte blanche veto to neighbors with a real or perceived adverse effect. The Conference has facilitated discussion on the Future of Hyde Park, 53rd Street and our retail options. It’s my view that we need a format or vehicle to take a global and long-term look at development in Hyde Park, perhaps leading to a quality of life blueprint. There are many planning organizations and agencies that offer such help.

The proposal for the former theater and retail complex at 53rd and Harper, presented by the University of Chicago and principals of the Brinshore and Baum firms at the November 13 Tax Increment financing (TIF) council meeting, appear to represent a “good result from a good process.” Community groups and residents were afforded unprecedented opportunities for input over an extended time into a Request for Proposals, considering that the University is a completely private-sector owner, albeit the neighborhood’s lead retail owner and institution.

The result honors the historic structures and the context, scale and pedestrian-friendly character of 53rd Street. The permanent loss of a theater (live and movie) there is a disappointment, but can visited for another site when additional parking comes into view. The specific program—for high-end apparel and other small stores to provide the retail missing in the neighborhood—is certainly a bold risk, but should be tried if 53rd Street is to be turned around and retail choices and heft in general are to catch up. In mid-2007, plans will be vetted by the TIF Planning Committee and at TIF meetings, a process that appears to be sufficient for this specific and type of project.

Such cannot be said for a much large project, Harper Court, which was founded on a public purpose, is managed by a nonprofit board, and includes a large municipal parking lot. (The city is currently conducting appraisal and study and will produce a draft Request for Proposals.) The TIF and its committees are significantly inadequate and inappropriate to be the only community vehicle for evaluation and public input into redevelopment of Harper Court and the City Lot.

The stakes are now higher: A program for the Harper and 53rd complex, including its modest scale, puts added pressures on Harper Court redevelopment—either by example to keep the scale small, or to instead have a higher, more dense development—choices in which the public must be involved.

Density and height, as well as parking, traffic and congestion in general, are among the principal concerns about proposed and potential developments, but are sometimes addressed rather than worsened by the right developments. Some proposed developments are: 53rd and Cornell (work to start in the spring on a 17-story condo building), 56th and Cornell (a 25-story condo building in the current Windermere parking lot next to Bret Harte School), Doctors Hospital on Stony Island (which the University may develop with a conference hotel and graduate housing but apparently not a condo high rise), or the Mobil/former McDonald’s site across from Nichols Park.

These concerns, as well as the right streets and locations for access, shadows cast, and not providing opportunities for birds to impale themselves, should be sensitively addressed and serious public input sought from neighbors and the larger community. But we need a way to think about these and other projects in terms of larger community objectives and needs, and not give a “NIMBY” veto over well-thought-out projects that may be context-appropriate, environmentally proactive, are convenient to transit, and provide new options for residents or businesses. A good case can be made that the 56th/Cornell building, for example, meets these standards well.

One concern about new development—paucity of new affordable housing options—clearly calls for a new look. As the Reporter has noted, a Task Force is being organized by the Interfaith Open Communities, Older Women’s League and others who are looking for small or larger sites that could become affordable senior and general housing. There is also a group in west Hyde Park working with the Metropolitan Tenants Organization and city government to address in some way hot spots of rental-to-condominium conversion. Some realtors have found a niche in renewing rental properties—conversion not being the only way to renew existing housing stock, but the price is literally less affordability. But it may not be easy to convince owners of, for example the upper floors above the new Bank of America branch on 53rd, to build out for affordable rental. Now, can anyone find a way to build new rental buildings in or near Hyde Park?

It is my hope that the Conference and others can identify a vehicle to examine and address globally the strains and directions of development in Hyde Park, perhaps as part of a neighborhood quality of life plan.

 

Conference Reporter August 2007, No. 2.

Development: Where is It Going? Where Would We Like It to Go?

by Gary Ossewaarde, with contributions of Trish Morse

With the many proposals set forth, set aside, revived or thought about the past two years, and the current churning realty market, it may be time to step back and take a good look at what kinds of development we want, especially retail, and what makes good land use and good development. Such a process should be informed by the subtleties and effects of "density" and what make a development or area "viable," "friendly," or "affordable."

At the July 2007 TIF Advisory Council meeting, TIF counsel Irene Sherr described an outreach of the University of Minnesota, Corridor Housing Initiative, that tries to do just that. Read about it: www.center4neighborhoods.org/corridor_housing.htm, or take a quiz on density from the Lincoln Land Policy Institute at www.lincolninst.edu/index-high.asp.

Under consideration is using TIF funds bringing them, or a locally based organization or firm, for a workshop in Hyde Park. This could be an opportunity to use Harper Court, as a test case--it's fairly large, it has a strong history of public goals, this could build upon the last two year's HPKCC workshops and on the 2000 Vision for Hyde Park Retail. Also, Harper Court and the city lot redevelopment appears to be on hold and re-leasing although still held to hold a key to TIF growth and revitalization of 53rd Street. The rehab of the separate north building into Checkerboard Lounge and Jerry Kleiner's soon to open Hyde Park Grill has revived interest in Harper Court rehab or redevelopment with similar scale and at least in part continuing to serve as a home to small businesses and artisans.

Regarding other proposed developments:

  • Harper Theater tenants are moving to new locations, almost all in Hyde Park, and redevelopment is soon to begin. The University is expected to report at the September 10 TIF meeting, 7 pm at the Neighborhood Club.
  • Doctors Hospital, 5800 S. Stony Island, involved plan for replacement of the current Orange-rated historic structure with a hotel and conference center. Many have expressed various serious concerns. These include preservation, high quality architecture, scale, change of street character, University of Chicago's developer and the latter's perceived policies, and adverse effects including on parking. There was one public meeting (and will be more), and parking and other consultants have been hired. It is unclear whether there will or can be substantial modification and a serious public process in light of what the university sees as its clear need for the facility.
  • The 53rd and Cornell L3 development was placed on hold by the owner , who will present concepts for redevelopment of the Mobil and former McDonald's site at 53rd near Kenwood Ave. at the September TIF meeting or a special meeting to be scheduled.
  • Antheus Capital continues planning its 260story condominium high-rise at 56th and Cornell. Neighbors are asking modifications, being investigated by Ald. Hairston. There are also concerns that the project needs to work well for Bret Harte School.
  • Meanwhile, we find perplexing reports and rumors about Antheus' desire to redesign and expand the important Village Center at Lake Pak and East Hyde Park Boulevard.

With all the uncertainty about markets, what the community wants, and the Olympics wild card, we seem in for a contentious ride. But how much change we will actually see on the ground remains murky.

An Open Letter from HPKCC (from the August 2007 Reporter)

June 1, 2007

Mr. Hank Webber
Vice-President for Community and Government Affairs
The University of Chicago
5801 S. Ellis Avenue
Chicago, IL 60737

Dear Mr. Webber:

I was very excited to hear about the University's plans to develop the Illinois Central Community Hospital building on Stony Island Avenue and 58th Street.

The ICCH building is an important asset to the community, both visually and historically. The Conference hopes you will find a way to execute your project while keeping the historic building (possibly by using the empty space between the existing building and the Metra tracks).

By keeping the classic older building (which certainly would be perceived as a gesture of good will by the neighbors) coupled with the addition pf a vibrant new structure, this development could create an architecturally exciting project at an exceptional location here on the south side.

Most of us in the community were impressed by the University's unrushed, carefully thought-out, and open process for the development of the Hyde Park Theatre and adjoining building. I sincerely hope that you will follow a similar plan, with ample opportunity for broad community input and comment.

As always, thank you for your time and attention; we a the Conference are always happy to hear from you.

Sincerely,
George W. Rumsey, President

CC:
Leslie Hairston, Alderman, 5th Ward
Brian Goeken, Deputy Commissioner, Commission on Chicago Landmarks
Carol Bradford, President, Hyde Park Historical Society

 

From the August 2007 Conference Reporter

One Member's Perspective by James Withrow

"Import Substitution" Is a Poor Retail Strategy for Hyde Park

Discussions about the state of retail in Hyde Park sooner or later include the observation that millions of retail dollars flow out of our neighborhood due to the lack of choice and/or quality. This article will quickly concede that fact and t hen aim to convince you that focusing on the money that goes elsewhere actually contributes to money going elsewhere.

Hyde Park is a wealthy neighborhood compared to the rest of Chicago and the rest of the world. It's a natural inclination to wonder why we can't have a broader selection of retail here. However, the idea that we can substitute trips outside Hyde Park for clothing, for example, by bringing in a large retailer of clothing has a number of problems.

First, there's not a single apparel retailer that could possibly appeal to all Hyde Parkers. We're an especially diverse neighborhood and to satiate our tastes we would still buy the vast, vast majority of our clothing elsewhere. We face that issue at the Co-op, too. While the Co-op needs to improve its consistency on the basics--friendly service, well-stocked shelves, appealing produce--the notion that one grocery store could satisfy all Hyde Parkers is far-fetched. Even with a much better run store, we'd still see Hyde Parkers spending grocery dollars elsewhere. A single large clothing outlet will probably make some Hyde Parkers happier but couldn't possibly come close to solving the perceived problem.

In any case, the focus on bringing in a broad array of retailers to capture more types of neighborhood retail spending may well be counterproductive. Consider as a rough analogy the Third World development strategy that's pretty much been discarded--"import substitution." The thinking behind import substitution was that a nation would try to decrease imports by developing an array of local industries which could then replace imports by producing domestically. Some large countries like Argentina, Brazil, and Mexico had limited success, but smaller nations like the Dominican Republic and Honduras found it counterproductive.

What went wrong? Let's say a country the size of Honduras decided to reduce auto imports by subsidizing an auto factory and raising tariffs against auto imports. It's very possible that Honduras could indeed decrease auto imports, but at what price? The likely scenario would find only one major auto company in that small nation. The company's financial well-being would not depend on the perceived quality of its products, but rather on the political connections it developed in a quest for subsidies and protection. Besides swallowing up national resources, that manufacturer would attempt to further monopolize the market. Honduras would likely have a national auto company with lousy cars and high prices. (Analogies to perception of the Co-op abound here, don't they?) Competition is the best way of keeping businesses on the ball.

So, what choice do we have for Hyde Park retail besides "import substitution?" I think we can look to East Asia for another rough analogy, for a better model. Rather than subsidizing manufacturers who replace imports, East Asian economies like Taiwan and South Korea instead began subsidizing factories which exported goods. And when that's been done smartly, it's worked pretty well, well enough that western nations have fought back with trade agreements aimed at subsidy reduction.

How might that analogy shape our thinking about retail in Hyde Park? Well, if we're going to try to guide market forces to improve retail in our neighborhood, the better strategy would be to focus instead on businesses that are likely to bring shoppers to Hyde Park from elsewhere. This translates into subsidizing retail competition, especially in niches where Hyde Park has an inherent advantage.

We often complain about the state of retail in our neighborhood, but rarely does anyone mention that we actually have the best neighborhood in the Midwest for one retail segment: books. The better approach here would be to think of ways to build on that success and think about how we could promote Hyde Park as a destination for book-buying.

One of the problems with bookstores as a shopping magnet here is that besides O'Gara's and Powell's being located across the street from each other, our bookstores are spread out. The two chain stores--Borders and Barnes & Noble--are relatively far away from each other, which is atypical. The Seminary Co-op, possibly the best store for academic titles in country, is well-hidden far away from any other retail.

If these stores were along one easily walkable strip, what would happen? Folks from other neighborhoods would think of Hyde Park as a book-shopping destination. Plus, bushiness that do especially well with bookish people would want to be on that strip. Would those bookish-friendly businesses also appeal to a lot of Hyde Parkers? I bet they would.

What retailers do especially well with bookish people? I can't say I know, but I bet the answer will be surprising and that they generally tend to coincide with what Hyde Parkers buy disproportionately. For example, I'd guess that bookish people probably buy more wine than average consumers. If there were a strip of bookstores attracting shoppers from outside t he neighborhood, a specialty wine retailer would probably be attracted to that same strip.

Now here's the key to my argument. Which retailer would tend to run the better store? One who felt she just needed to e good enough that Hyde Parkers wouldn't leave the neighborhood for wine or one who recognized that her customers were mostly coming from outside the neighborhood and therefore she was really competing with wine merchants around the city? That's roughly analogous to the difference between subsidizing for import substitution and subsidizing for export.

I'm not saying this one example presents an easy solution. Relocating all the booksellers in Hyde Park to a half-mile strip would be an expensive undertaking. I bring it up because that approach should guide how we think about retail here. Could a couple booksellers be relocated in Hyde Park at a reasonable expense? Is there some other segment of retail or services that Hyde Park could become a destination for if they grouped together?

When we look at other retail segments, are we planning to have one dominant player who just has to be good enough not to anger the neighborhood, or do we want a couple players who at least have to compete with each other? And, better yet is to have retailers in Hyde Park competing for dollars from outside Hyde Park.

Providing goods and services for people outside our neighborhood will increase choices and retail quality for Hyde Parkers. That's the better alternative to an "import substitution' strategy which will tend to leave us with unsatisfying monopoly retailers.

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HPKCC Development, Preservation, Zoning Committee reports from the December 2007 Conference Reporter.

Development, Preservation, Zoning Committee Reports on HP Activities [October 22, 2007 meeting]

Gary Ossewaarde chaired the meeting. Attendees: George Davis, Trish Morse, George Rumsey, Jack Spicer, and Vicki Suchovsky.

The committee discussed development proposals in the neighborhood and topics for follow up.

Doctors Hospital. Jack Spicer showed us that architects engaged by the Historical Society and Landmarks Illinois drew up two alternatives that meet all the requirements and needs of the University and their developer using the existing building. It’s 10 stories at its highest; plan two keeps the 170 feet of green space the University (although not necessarily neighbors) insists upon keeping for its future development, and is about 20 percent cheaper. Members shared what they have been hearing about the University being not as keen on its plans as it had been. Doctors Hospital was said to be a good test or demonstration experiment as to whether community input not only gets listened to but gives a better result.

53rd Street. The University was reported to be considering seriously how a large part of 53rd Street might be remade. The TIF will hold a workshop on 53rd Street development December 8. The committee will recommend that the Conference will encourage attendance but not otherwise participate (but the board would have to consider should we be asked.) Members said they would like to see an independent community-based planning process with professionals undertake planning for 53rd Street. This will be brought to the board for discussion and some members will touch bases with groups such as National Trust’s Main Street that have conducted such processes well and with respect for the individuality of communities. In general, members felt that no one local organization—and clearly not the TIF Council-- can speak exclusively for the neighborhood on major development issues. We can encourage their coming together, hold workshops etc. The problem, it was said, is getting any study paid attention to (witness the 2000 Vision for Hyde Park Retail).

Harper Court. No new news, but it will move. Members asked how we can encourage carrying out the old purposes, and maybe find another vehicle other than the current board.

Mobil McDonalds. Alderman Preckwinkle told a small meeting that she intends to see a planned development zoning variance for a building higher than 50 feet—this may well come up at the November 19 TIF. Jack Spicer circulated a paper setting forth problems with this plan form both 53rd character and history and general principles of not giving public value to private persons through special piecemeal up-zoning that not part of larger planning and contrary to historic planning for 53rd St.

Members said we need to be focusing and listening on the whole set of proposals cropping up and see how the committee might evolve into a larger role in community input and planning.
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53rd Street Workshop in December Catches Development at the Crossroads

By Gary Ossewaarde

As development and retail questions reach a critical juncture in our neighborhood, the HPKCC Board and Development, Preservation, and Zoning committee have been discussing how we can contribute to the ongoing debate. A leader in Hyde Park and mid-South repositioning, Hank Webber, is leaving and will be sorely missed. Harper Court is about to issue its Request for Qualifications to developers. Members of the Hyde Park Co-op are asked to take the most serious vote in its history. The next TIF meeting could have a crowded agenda, and at the least has as backdrop Harper Court, 53rd/Kenwood (Mobil site), 53rd/Cornell, and updates on the Harper Theatre redevelopment. Outside the TIF are 56th/Cornell, Doctors Hospital, and more. And there is the market and economy.

There is the tug of war between those anxious for more development (retail or residential) and those who want less or none and over differing visions about the kind of neighborhood we want to live in. Others point out that Hyde Park development, despite a recent city Zoning Ordinance that invites community-wide planning, proceeds piecemeal and by exception, in reality holding it back. And the city also turns its back on strategic planning and deep-sixes revenue sharing by raising parking costs and property taxes steeply--to get revenue rather than to manage or tailor growth.

Our board and committee take into account findings from the workshops and forums HPKCC has held over the past five years, current proposals and rebuttals to them, residents’ fruitful letters and redevelopment schemes sent to the Herald and to us, and principles from the Chicago Department of Planning and Development, Chicago Metropolitan Agency for Planning, and private foundations: principles, sometimes competing, that include transit oriented development, pedestrian-friendly scale and streetscape, incubating new and small businesses, adaptive reuse, inspiring architecture, green and sustainable structures, a mix of incomes, maintaining affordability. And we ponder what we can salvage from the shelved 2000 Vision for Hyde Park Retail District prepared by Skidmore, Owings and Merrill and the city.

One of our conclusions is that no one organization but rather the whole community and its many organizations together must advance to the next step. In fact, at the July 2007 TIF meeting an exercise in commercial street and development planning involving an outreach by the University of Minnesota’s Corridor Housing Initiative was discussed. The potential of such a workshop was described in the October Conference Reporter along with warnings against retail development for misguided objectives. Such a convened “vision workshop” is now at hand and the Conference is among its sponsors.

We urge our members to attend the Come Vote: 53rd St. Vision Workshop December 8, 8:30 a.m. to 1:00 p.m. at Canter Middle School, 4959 S. Blackstone Ave. Browse our Development-related pages in hydepark.org for background articles and an array of neighbor’s ideas and reactions—and come prepared to think outside the box.

Be aware that the workshop follows close upon the inaugural open meeting of the new Coalition for Equitable Development (December 5, 7 pm at the Neighborhood Club), likely disclosure of new plans for the Mobil Site (based upon intent of Alderman Preckwinkle to seek lifting of current height restrictions there), Village Center at 51st and Lake Park, and 53rd and Cornell, and possible consideration of alternatives for the Hotel project at Doctors Hospital. Keep in mind also projects that seem to be moving toward successful ends—the Theater redevelopment, 56thCornell (if the school is accommodated), and prospectively, just maybe, Doctors Hospital. Then plug in your thoughts, hopes, ideals for Harper Court and 53rd Street.

 

Coming next, and soon? See below on the current "nexts."

Harper Court's sale home and sub pages. Proposal for redevelopment (in an rfp process with the city lot although on hold) has been the big issue. The March 13 2006. TIF meeting heard from the owner-Harper Court Arts Council, but HPKCC thinks they didn't hear from the community, so they set up their own public planning meetings. Both sides presented May 8 2006 at the TIF meeting. Th