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Former Doctors Hospital (Illinois Central Hospital) redevelopment and a UC backed hotel project for Hyde Park This page is presented by Hyde Park-Kenwood Community Conference, its Development, Preservation and Zoning Committee, and its website hydepark.org. Join the Conference and its committees. |
To Development page. High Rises and Condo Conversion page. Business Climate page.
Web discussions. An
opponent's discussion page:
http://www.pavethelake.com.
We suggest searching at KOV Architects site and the University of Chicago
website (home http://uchicago.edu
(try docs).
The next will be scheduled for early fall 2008.
After what some called a long delay, a public meeting was held Monday, July 23, 2007.
Hyde Park Herald, July 18, 2007. By Yvette Presberry (This site does not necessarily endorse interpretations.)
The University of Chicago has given into public pressure to discuss the future of Doctors Hospital during an open meeting of 6:30 p.m. Monday, July 23, at the International House, 1414 E. 59th St.
Ald. Leslie Hairston (5th) and Hank webber, the U. of C.'s vice president of community and government affairs, have both confirmed that they will attend the public session.
The crux of the meeting will be whether public approval will be given to the university to demolish 91-year-old Doctors Hospital, 800 S. stony Island Ave., in order to build two hotels and a Starbucks. The University unveiled plans last month to create a 250-unit Marriott and a 130-unit Fairfield Inn and Suites in place of the hospital. If approved by the City Council, construction could start by next spring. The hotels and Starbucks are estimated to open by February 2010.
The hotel proposal was first confirmed by U. of C. at a meeting on June 5 at Vista Homes, a residence next door to Doctor's Hospital. Visitors from Vista, as well as residents living behind the hospital on Harper Avenue, complained that the 15-story Marriott would block their views of the lakefront, eliminate parking for residents and contribute to noise pollution in a residential neighborhood.
Webber said the university needs a hotel near the campus to serve visiting students, professors and special speakers. The university has hired Indiana-based White Lodging to manage the hotels. Walker Johnson, an architecture preservation consultant, previously said the construction of Doctors Hospital could no be reused with the proposed hotel because its floor plans and design do not fit modern hotel standards.
The university intended the meeting to be attended by just vista residents, but after more people learned of the meeting, the activity room that held the meeting reached capacity. Several people were turned away from the crowded session. webber said then that another meeting would be held soon after that, but it was nearly two months before the meeting was announced.
Doctors Hospital was formerly known as the Illinois Central Hospital after it was built in 1916. Architect Richard E. Schmidt, whose architectural firm designed several Chicago buildings including Michael Reese Hospital, designed Doctors Hospital.
The Hospital was sold in 1960 and renamed the Hyde Park Community Hospital. It operated until 2000 before filing for bankruptcy and closing its doors. the U. of C. purchased the building last September for $10 million.
At the August 5 2008 community meeting held at Bret Harte School, White Lodging, the University and Alderman Hairston presented no specific concept and said the long-suspended talks were now reopened; they would take back the public's ideas. However, it was clear that White would pursue a plan quite close to the July 2007 2-hotels plan, without keeping the old building, expensive design or architecture, or signing a neutrality agreement re: union representation. They said they have no experience with urban or in-communities hotels and the project is financially marginal, only being pursued because of the owner's relationship with the University of Chicago. They also reiterated that they are a private firm of one family; there is no opportunity for investors or residents to buy a stake or involvement in the project. Some in the community see the problem being in part that the university tied themselves to a single player with its own agenda instead of setting forth what they want and asking various firms for their ideas on how to achieve the vision. White, (vice pres. for development Scott Travis) did agree to release any impact studies done or to be done as the project progresses and to meet, for example, with the preservation or other stakeholder groups. Travis noted some adjustments made, for example to provide added shared parking.
There was a long stream of public comments, for the most part constructive, and expressing serious matter with the project, its financing, impacts and prospects. It seemed that the majority of comments were from people who did not want this project or where proposed or wanted it substantially changed, for a variety of reasons. But several enthusiastically endorsed it, though often with caveats. Alderman Hairston said there will be likely two, certainly one more meeting, the first to be scheduled in a few weeks when requested information and consideration of the comments was ready.
Herald coverage,
August 13 2008. Drs. Hospital, take 2- Developer wants community input for new
plan.
By Kate
Hawley
After tabling plans to redevelop the former Doctors Hospital for nearly a year, Ald. Leslie Hairston (5th) told a packed meeting Tuesday Tuesday, Aug. 5 that developer White Lodging Services Corp. has agreed to restart the project, this time taking more of the community's wishes into account. "We're talking about putting together a whole package that says, 'This is how we do it in Hyde Park,'" Hairston told Scott Travis. vice president of development for White Lodging, at the meeting at Bret Harte Elementary School, 1556 E. 56th St.
"This is a learning opportunity for us," said Travis, who conceded that the Merrillville, Ind.-based White Lodging, which owns and operates 130 hotels nationwide, has little experience working with urban communities. "Hyde Park is a unique place, an people here want to be heard," he said.
White Lodging has previously clashed with some Hyde Park denizens, who expressed concern about a plan the company presented last summer to raze the Doctors Hospital building and build two hotels on the site at 5800 S. Stony Island Ave. Among the loudest objectors were preservationists, who wanted White Lodging to save the 1914 building, and a service workers union, which charged that the company has a spotty labor record.
Hairston withdrew her support last year but said that she's since held several meetings that persuaded the developer to approach the community again. The basic provisions of the original proposal remain, Travis told the crowd. White Lodging still wants to develop, own and operate two hotels. The company has a lease agreement with the University of Chicago, which bought the vacant building at auction for $10.1 million in October 2006.
Under White Lodging's plan, a Marriott Hotel and a Fairfield Inn and Suites would together include 390 rooms, a full-service restaurant and 15,000 square feet of meeting and banquet space - about a $70-million investment, Travis said. But the glass-and-steel designs presented last summer by HOK Architects have been apparently scrapped, and White Lodging hasn't yet presented new designs. "They come to you with a blank slate," Hairston said, opening the floor to comments from the roughly 200 people who crowded into the school's sweltering gym.
The majority favored development on the land, with a good number of people voicing strong support for a hotel. Others asked for jobs and other community benefits as part of the deal. In a shift from the neighborhood meetings held last year, many favored tearing down the building to make way for something new. "It's the ugliest building I've ever seen," said one local woman," said one local woman. "I personally would be happy to have a nice, modern hotel there." "That building is not reusable," argued another resident, March Schlessinger, who serves on the executive committee of the South East Chicago Commission, which is funded by the university, determined in a 2002 study that the building couldn't be adapted for modern purposes, she said.
Preservationist Jim Peters, executive director of Landmarks Illinois, maintained that the Colonial Revival building is not only salvageable, but that federal tax credits for historic preservation would make a hotel conversion cost-effective. He pointed out that preservationists have hired their own architect with a substantial portfolio of historic hotel conversions, who has shown how White Lodging's plan could include the existing structure. That plan "absolutely was not feasible," Travis said, adding that the building, though designed by notable architects Richard E. Schmidt, Hugh M. Garden and Edgar D. Martin, was not one of the better examples of their work.
And he tossed another, previously unheard into the mix: the hospital has an ugly history of discrimination against African Americans, he said. Rev. Dr. Leon Finney Jr., a longtime activist and president of the Woodlawn Community Development Corp., agreed, and put his hotel behind the hotel project. "If not a hotel, then what?" he said.
Others who attended the meeting renewed their earlier complaints about White Lodging's plan. Members of the union UNITE HERE Local 1 insisted on a meeting with Travis to discuss the company's labor policies, to which he agreed.
Neighbors contended that parking, light, airflow and views would be altered with the addition of the hotel buildings. Jim Mann, a resident of the 5800 block of South Harper Avenue, said that given the commercial activity of a new hotel would bring to the area, the city and the university should undertake a comprehensive planning process covering the area stretching from the west side of Stony Island Avenue to the Metra tracks and rom 56th to 59th Streets. "It's a good idea," said Susan Campbell, associate vice president for community and government affairs at the university.
Other neighbors, including several from the nearby Vista Homes, 5834 S. Stony Island Ave., asked why White Lodging hasn't yet provided traffic and environmental studies.
Hairston asked Travis to bring these* to the next community meeting about Doctors Hospital, which she said will likely be in mid-September. Farther down the road, White Lodging will show new renderings.
*We understand no detailed studies of the environmental side had been done as of that time, except the university's survey showing likely demolition and structural complexities.
Prelude to supposed return to square one? In a letter of July 17 to the Hyde Park Historical Society and Landmarks Illinois, White Lodging rejected their alternative plan, although not necessarily all possibility of compromise. Both sides strongly stated reasons for their positions and Alderman Hairston said her options were open pending the August 5 meeting.
The rejection by Ald. Hairston
in autumn 2007 had led the University to put the project on the back burner,
saying the decision was "up to White Lodging." See Maroon
January coverage for greater depth.
As of April 2008, the University's position was that no decisions have been
made over use of the site or location for the hotel project.
Herald article July 30 2008: White Lodging rejects alt. hotel plan, Developer to give update at August meeting. By Kate Hawley
White Lodging Services Corp., the developer planning to raze the former Doctors Hospital building to make way for two hotels, has written to preservationists, saying their proposal to save the 1914 structure isn't practical or cost- effective.
Preservationists, who want White Lodging to convert the existing building into a hotel, dispute that claim. Converting historic structures for hotel use "is done every day," said Lisa DiChiera of Landmarks Illinois. "It is not rocket science."
A year ago, discussions heated up between the Merrillville, Ind.- based White Lodging, which owns and operates 30 hotels nationwide, and preservation advocates Landmarks Illinois and the Hyde Park Historical Society. White Lodging proposed tearing down the Colonial Revival-style building at 5800 S. Stony Island to make way for a pair of glass-and-steel buildings designed by HOK Architects to house a Marriott Hotel and a Fairfield Inn and Suites.
The preservationists countered by hiring their own architect, Denver-based JG Johnson Architects, which presented plans in November aiming to show how, with the addition of new construction at the rear, the Doctor's Hospital building could be converted to hotel with 380 rooms, the same number proposed by White Lodging.
In a letter dated July 17, White Lodging responded for the first time to Johnson's design. "After careful review of Johnson's alternative proposal... we have come to the conclusion that adaptive re-use of the structure is not feasible," wrote Scott A. Travis, vice president of development for the company. Travis argued that the building isn't ideally suited for accessibility for the disabled, and tha rehabbing will be too expansive compared to building from scratch. The hotel rooms and lobby are "below the brand standards required" by hotel franchises that will occupy the space, he wrote. Also, he contended that a third of the site needs to remain available for the University of Chicago "for future use"- a plan he argued is best served by White Lodging's use of the land.
Jim Johnson, principal of JG Johnson Architects, said each of these items are successfully addressed in his proposal. "We showed viable solutions for all of that," he said, adding that White Lodging made the same objections last fall. Franchise hotels, including several in JG Johnson's portfolio, are often enthusiastic about using historic buildings, according to Johnson. "They lend so much character to a hotel," he said. He also argued that reusing historic buildings is more sustainable and that federal tax credits for preservation can offset costs.
Both Johnson and Travis said they hoped to move forward in the spirit of compromise.
The project will be overseen by Ald. Leslie Hairston, who backed off endorsing White Lodging's first proposal but has since remained noncommittal about the project. She claimed not to know what saying she won't know until Tuesday, Aug. 5, when the developer makes a presentation to the community. "We'll all get to see it at the same time," she said. ....
Jack Spicer urges community to come, speak up in July 30 Herald letter.
I encourage as many community members as possible to attend Ald. Hairston's (5th) public meeting in the Doctors Hospital/White Lodging Hotel issue next Tuesday evening, Aug. 5. This is an important community decision that will affect the neighborhood far into the future.
The important concerns expressed by the community more than a year ago still remain:
1. Diminished street parking and increased congestion at the southeast corner of the neighborhood
2. Excessive height and bulk of the new building that would block sunlight, views and fresh air movement
3. Mediocre architectural quality of the proposed White Lodging building
4. Questionable labor relations record of White Lodging
5. Unnecessary demolition of the historic Doctors Hospital building
6. Lack of comprehensive long-range planning for the important Stony Island/56th Street edge of the neighborhood that faces Jackson Park and the Museum of Science and Industry.Whether one is for (I am) or against a new hotel in Hyde Park these issues need to be resolved in favor of both the community's traditional character and its future best interests.
On Nov. 8, 2007 Landmarks Illinois presented to the University, White Lodging, and Ald. Hairston an adaptive reuse plan to develop the Doctors Hospital building into a new, high-quality hotel. This was an alternative to the plan that had been presented to the public by White Lodging. The reuse plan was created by JG Johnson Architects from Denver, known world-wide for converting historic buildings into outstanding, successful hotels. By adding mid-rise new construction behind the existing building the plan was able to offer the same number of rooms and amount of meeting space while providing ample parking, containing most of the hotel activity within the hotel complex, and reducing the blockage of views and sunlight for neighbors. By preserving the historic building the developer could take advantage of a 20 percent federal tax credit against construction costs, a hefty financial incentive. and by adding high-quality new architecture to the historic building's existing presence the new hotel could be something we could be proud of. I believe the adaptive reuse plan best addresses the many important concerns of the community.
Whatever White Lodging and the University of Chicago wish to do with this property they must obtain a zoning change and be given planned development status by the city of Chicago. This process is entirely at the discretion of Ald. Hairston. She has the power to exercise leadership in controlling this project on behalf of the community.
A Chicago Maroon May 9 2008 in-depth. By Aviva Rosman. [Ed. Note- Jack Spicer of HPHist. Soc. Pres. Comm. met with the Maroon editorial board on this and other topics prior to the article and, upon learning from University responsible persons say a response to the JGJohnson alternative plan is unlikely, released graphics of the alternate plan to the public domain. Alderman Hairston has since met with the University and White Lodging and says she will meet with the HP Historical Society before making any decisions.]
Doctors Hospital in question as site for Hyde Park hotel
While rumors continue to circulate that developers are considering moving the planned construction of a hotel in Hyde Park from the Hyde Park Doctors Hospital to a site south of the Midway, White Lodging, the construction company, has yet to announce it plans. "At this point, the University is waiting to hear from White Lodging services," said Susan Campbell, the associate vice president for community affairs, who would not confirm reports that the company was investigating other sites. "There has been some activity in the back of the building installing additional security sensors and lighting to keep the site more secure. But the final decision is up to White Lodging."
White Lodging's original development plan called for demolishing the 93-year-old building at 5800 South Stony Island Avenue and building a new complex to house a Marriott Hotel and Fairfield Inn and Suites. alderman Leslie Hairston rejected the plan, and in November, Hairston, University officials, and representatives from the Hyde Park Historical Society met with White Lodging to discuss the proposed construction. Members of the historical society, working with Landmark Illinois, an architectural preservation organization, presented an alternate design that would maintain White Lodging's plan for 380 rooms while keeping the existing structure intact.
"The plan was quite good, although White Lodging was kind of huffy about it," said Jack Spicer, chairman of the Hyde Park Historical Society's preservation committee. "Finally, the alderman intervened and said she was very upset because she felt as though the University and White Lodging were not listening to her concerns for some time. She said the community was quite fond of the old building and didn't want it torn down. It's a residential street, and so she wanted most of the action from the hotel to be discreet and take place inside the hotel. She also said it was important to her and the community that the labor situation be taken seriously," he said.
According to Spicer, "the understanding was that White Lodging would review the plan and get back to the preservation organizations who had paid for this plan, as soon as possible, by the middle of January."
The preservation organizations are now encouraging Hairston and the Commission on Chicago Landmarks to designate the hospital a historic building, Spicer said. The alderman must recommend a building to the commission to initiate the landmarking process, which can take more than a year. "It's a fairly serious, very methodical process," Spicer said. "We have an understanding that he commission would be receptive. But they wont act without the alderman unless it is a real emergency."
Carol Parks, a spokesperson for Hairston said the alderman expressed concerns about landmark designation because "there are a lot of stings attached o it." "once you have landmark status, it affects what people can do with the building," Parks said. "There's a potential that the building could go unused and sit there vacant for even longer than if the alderman works to maintain the building without making it a historic landmark." The alderman is not ruling out the possibility, but did have reservations about the process, Parks said.
In April, Hairston met with Bruce White, the CEO of White Lodgings and a U of C alumnus, to reiterate the concerns of the community. According to Parks, Hairston said she considered it a "very good discussion." "I can't say whether there will be development in the near future, but as long as there is open dialogue, we are better off than we were a couple of months ago," Hairston said.
Herald May 7 2008. By Sam Cholke
Progress reported at Drs. Hospital
Ald. Leslie Hairston (5th) confirmed last week that discussions on the development of the University of Chicago-owned Doctor's Hospital continue. "I met with Bruce White [chairman and CEO of developer white Lodging], I reiterated the concerns of the community and we discussed that," Hairston said.
"We talked about the general labor issues and we talked about historic preservation and we talked about how it would impact the community -- we talked about al of those things," Hairston said. "It was a very good discussion." "I think that as long as t here is and open dialogue, we are better off than we were a couple months ago."
Susan Campbell, associate vice president and director of the university Office of Community Affairs, said the university is in the same position as the community: watching and waiting for developments in the alderman's ongoing discussions with White Lodging.
The university will be doing some small improvements in the coming weeks, Campbell said. The work will consist of installing lighting and securing access to the building to improve safety at the site until development can begin, she said.
No deadlines have been imposed on the discussions and the university will continue to be patient while the dialogue continues, Campbell said. Hairston said the university has continued to be patient with the process.
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Doctors Hospital placed on landmark watch list by Landmarks Illinois, alternative plan to be rolled out by LI, architect in early October. Hyde Park Herald, September 26, 2007. By Georgia Geis. Doctor's Hospital, 5800 S. Stony Island Ave., is among 13 sites on Landmarks Illinois' sixth annual Chicagoland Watch List. David Bahlman, president of Landmarks Illinois (LI), announced the watch list, which indicates their current advocacy efforts to save historically significant buildings throughout Chicago, last Thursday. The proposed demolition of Doctor's Hospital, formerly the Illinois Central Hospital, has sparked a community debate since the University of Chicago (U. of C.) and the hospitality company White Lodging recently announced they planned to tear down the 93-year-old structure to build a 250-unit Marriott and a 130-unit Fairfield Inn. "This [announcement] ups the ante against demolition," said Hyde Park Historical society (HPHS) President Carol Bradford. "It affirms our opinion [Doctors Hospital] should be saved." LI an HPHS have secured a preservation-oriented architect to draft plans for a hotel using the existing building. The plans will be revealed during the first week in October and will provide for the same number of rooms and parking spaces as White Lodging's existing plans, which Bahlman called "mundane and pedestrian.""Doctor's Hospital is a really remarkable structure," said Bahlman. Bahlman said it would be environmentally responsible for the university to reuse the building for new use, taking advantage of the "wonderful" materials and craftsmanship of the building. Hank Webber, vice-president of the university's Department of Community and Government Affairs, said, although the university and the preservation groups have distinctly different opinions about the historical importance of the hospital building, they were anticipating seeing the alternative plans.""I think it is clear the preservation community is concerned about the future of this building," said Webber. "We look forward to seeing [the alternative plans]." Another hospital built by Schmidt, Garden and Martin in the early 190s, Michael Reese Hospital, also made the watch list. This Prairie Style building at 29th Street and Ellis Avenue is threatened by the sale and consolidation of the entire hospital complex a part of Chicago's bid to host the 2016 Olympics. Also in the Fifth Ward, St. Laurence Church and Rectory made the watch list. The church at 7148 S. Dorchester Ave. was build in 1911 and was closed by the Archdiocese of Chicago in 2002.
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Hyde Park Herald, November 21, 2007. By Yvette Presberry
The University of Chicago (U. of C.) and hospitality company White Lodging's plan first introduced in July to replace the 93-year-0ld Doctors Hospital, 5800 S. stony Island Ave., with two large-scale hotels is virtually at a standstill with Ald. Leslie Hairston (5th) rejecting the current rendering.
"There is no need for a public meeting when there is not even a physical structure that can be agreed upon," said Hairston.
Last week, the architect secured by the preservation advocacy group Landmarks Illinois and the Hyde Park Historical Society presented an alternative plan that would save the orange-rated building and provide for the same number of hotel guests and businesses, Hairston, who saw the presentation along with representatives from the U. of C. and White Lodging, said the plan demonstrated that there were more viable options than the one White Lodging has provided.
"It is a structure that should be built with the community in mind and with preservation in mind," said Hairston, who said she felt White Lodging was not listening to Hyde Parkers.
Susan Campbell, associate vice President of the U. of C.'s Office of Community and Government Affairs, agreed that community input was important to move forward. "We are committed to bringing all parties together to address their interests and concerns and to reach a resolution that will be beneficial to all," Campbell said in a statement.
Hairston also questioned White Lodging's labor practices and said, "If White Lodging decided to leave, it would not necessarily be a bad thing."
Hyde Park Historical Society nominates the Hospital for landmark status in June 2008
Jack Spicer says the CCL Program Committee was very favorable to proposed designation, but it will not advance without the alderman's support.
Hyde Park Herald, June 18, 2008. By Kate Hawley
A preservationist group has made a formal request to designate Doctor's Hospital a city landmark. Jack Spicer, representing the Hyde Park Historical Society, made the pitch Thursday, June 5 before the Program Committee of the Commission on Chicago Landmarks.
The committee considers landmark requests from the public twice a year, in June and December. It forwards the requests to the Department of Planning and Development, which decides whether or not to act on them. Preservationists have long sought to save Doctor's Hospital, located at 800 S. Stony Island Ave. The building is rated orange in the city's Historic Resources survey, which puts a hold on demolition for 90 days after the request for a permit.
The University of Chicago bought the Doctors Hospital site for $10.1 million in October 2006, with a plan to tear down the vacant building to make way for a hotel and conference center. It hired developer White Lodging Services to build a Marriott Hotel and Fairfield Inn and Suites.
Ald. Leslie Hairston (5th) rejected the plan, saying she had concerns about White Lodging's labor record and preserving the historic structure. In the meantime, the Hyde Park Historical Society and the preservation group Landmarks Illinois developed their own plan, retaining Denver-based architect J. G. Johnson to design a hotel that preserved much of the original building while accommodating 380 rooms -- the same number called for under White Lodging's plan.
Since Johnson's plans were presented in November, discussions on the redevelopment of Doctor's Hospital have come to a standstill. However, Hairston said she has met in recent weeks with Bruce White, head of White Lodging. "I have expressed to him my desire to have th front portion [of the building] preserved in some way," she said. "I think there are historically significant portions of Doctor's Hospital that should be considered."
However, she stopped short of giving her support for landmark designation, saying she has not yet met with members of the Hyde Park Historical Society. "I haven't had an opportunity to sit down with them," she said. Hairston's spokeswoman, Carol Parks, told the Chicago Maroon, the university's student newspaper, "Once you have landmark status, it effects what people can do with the building. There's a potential that the building could go unused and sit there for even longer than if the alderman works to maintain the building without making it a historic landmark."
Jack Spicer to HPKCC Development Committee December 2007
Doctors Hospital, [University's process was] not so good. Instead of creating an RFP based on the recognized need for a hotel and the realities of the existing building, the site and the surrounding neighborhood, they started with a chosen developer. Bad process, bad result. The neighborhood needs a hotel, probably 2 or 3 of them, and the Doctors Hospital site would be just fine if it were a good hotel project being proposed. The White Lodging/HOK concept was too tall, too busy, too boring and demolishes the existing hospital building to absolutely no advantage. Landmarks Illinois has commissioned an award-winning hotel architecture firm to develop a plan that uses the existing building, has high-quality new construction added, is quiet on the street, and is shorter - all this using the White Lodging's own specifications and with up to 20% of the construction costs being offset by preservation credits. The University is reviewing the alternate proposal and other hotel developers have expressed interest in taking over the project using the preservation architects' approach.
Maroon
coverage of where it's at in January 2008.
January 15, By Aviva Rosman. (Note, in an editorial the paper says
that the alternative plan should be fully considered but Ald. Hairston should
withdraw her objection to a nonunion shop.)
After a meeting last November regarding plans to replace the Hyde Park Doctors Hospital with a hotel and conference center, the University is awaiting the evaluation of the site's developer, White Lodging Services, of an alternative plan proposed by community activists that would preserve the 93-year-old building.
White's original plan for t he site at 5800 South Stony Island Avenue called for the company to demolish the current structure and build a brand new complex that would house a Marriott Hotel and Fairfield Inn and Suites, but Alderman Leslie Hairston rejected th e plan, expressing concerns about the historical significance of the building and the development company's history of not allowing employee union organization. The University paid $10.1 million for the site in October 2006 with the intention of bringing a hotel and conference center to Hyde Park, which lacks either type of facility.
At the November meeting, representatives from the Hyde Park Historical Society, working in conjunction with Landmark[s] Illinois, an architectural preservation organization, presented their alternative. The proposal was developed by Denver-based architect J. G. Johnson and maintains White's initial specification of 380 rooms while keeping the original structure intact.
"(The Doctors Hospital) is a structure that should be built with the community in mind and with preservation in mind," Hairston said in the Hyde Park Herald.
Susan Campbell, associate vice president for community affairs, said that t he University's role is to "facilitate as many conversations as necessary." "We're interested in making sure that White Lodging and the preservationists can get together, but the final decision is up to White Lodging," she said.
White Lodging was granted development rights to the site last September partly, administrators have said, because it is one of the only hotel operators to risk a development in Hyde Park. Because of this, the decision of whether to adopt the alternative proposal rests in the hands of the development company, although Hairston ultimately must approve the project because of the building's historic status and the possibility that it will require zoning changes. But a decision cannot be made until White indicates its intentions. "We need to hear their decision before we decide on the next step," Campbell said.
Last September, vice president for community and government affairs Hank Webber said in an e-mail interview that "we have been approached by many hotel operators, but no [other] deal has ever come to fruition primarily due to perceptions of the weakness of the market."
Still, there are close financial ties between White Lodging and the University. Billionaire Dean White and his son, Bruce White, the owners of White Lodging, are considered "Friends of the University" by the Alumni House. Bruce white has been a trustee of the University of Chicago Hospitals and served as both co-chairman of the U of C Children's Hospital and a member of the Hospital's executive committee. According to the hospitals' 2004 annual report, White Lodging donated between $250,000 and $999,999 to the University.
Campbell said that the University ultimately want to see a project that can be successful. "A hotel is definitely needed in Hyde Park," she said. "We're anxious to see how this might pan out, but unfortunately we're not in a position to drive the process."
Jack Spicer, chairman of the Hyde Park Historical Society's preservation committee, said the Society also submitted a study by a consultant showing that by saving the existing structure, the University might receive grants and tax advantages that could cover up to 20 percent of the project. "The building is important to local residents- it's part of their lives," he said. "Working to keep the Doctors Hospital is a gesture of respect to the community. It says this is your building, let's work with it."
"I think the main issue for us is not whether or not there is a hotel in Hyde Park, but what eh working conditions, salaries, and benefits of all workers in the hotel are," said Jack Lesniewski, a volunteer from Unite Her Local 1, a Hyde Park-based union group. "White Lodging has consistently worked to undermine the quality of life, right to free association, and right to free exercise of religion of its workers in its hotels. It would be a shame if they were rewarded for that behavior with a lucrative hotel lease in Hyde Park," he added. [Alderman Hairston seemed to be coming around to a similar position.]
Although Campbell did not comment on the allegations against White Lodging, she said that the company is working to "put together a response" to the community's concerns. She added that after the University addresses the labor issues, it will then determine "if there is a project there." "Then we will speak with the alderman and all of these different parties to talk through different ideas," Campbell said. Top
At a meeting between neighbors and the University after the July 23 meeting, the University indicated it is serious about studying and resolving the parking and traffic issues and is that there may be modifications to the building. The University is adamant that the green space to the south is only temporary and will almost certainly be built upon- thus dashing the apparent hopes of some neighbors that putting a long term hold on its development could point to a resolution.
Sets of neighbors
organized on several fronts re Doctors Hospital; some may commission an engineering
study and or take other actions.
Hyde Park Historical Society sent a public letter calling
for preservation reuse and a high quality for any new buildings.
Hyde Park-Kenwood Community Conference sent a letter (before announcement of
plans) seeking preservation and open process.
Landmarks Illinois is hiring a preservation architectural team to come up with
viable alternatives; HPHS is supporting.
The
Commission on Chicago Landmarks is said to taking a very close look at the proposal
to demolish an Orange-rated building and may oppose it.
June 5: Residents of Vista Homes and other neighbors got a look at plans for hotel and dining/entertainment complex the University of Chicago plans to build at 5800 S. Stony Island. Presenters: Hank Webber, UC Vice President Community and Government Affairs; Susan Campbell, Asst. VP; Scott Travis, White Lodging Inc.; Jack George, Daley and George, atty's for guiding planned development through Chicago Plan Commission including under Lakefront Protection Ordinance; Walker Johnson of Johnson Lasky Architects supporting demolition; Todd Halamka, HOK Architects.
This complex would be part of an explicit change in the character of the street and corridor the University says it hopes to see. (The commercial complex would also be part of a Special Service Tax district set up by Ald. Hairston.) The University plans to tear down the entire present complex (their preservation architect saying it is not a distinguished representation of Schmidt, Garden work and is expendable despite its Orange designation by the city structure survey. Walker Johnson, consultant, said it was not possible to use the old building due to masonry construction, ceiling heights, and floorplans--it does not fit modern hotel standards: "I's only as good as an early 20th century hospital." The Marriott chain is known for not using or building behind other structures, preferring to erect new structures, self contained, according to a template. 170 feet of length to the south will be landscaped and banked for future use by the University.
[The rendering below has been modified since, but not dramatically. Ed, GO]
The University will build two classes of hotel with three dining facilities and a ballroom, including a 15-story Marriott tower for 250 units (the height of Vista Homes, 5544 S. Stony Island), a shorter 130-unit Fairfield Inn tower, to the north (both close to the street) and low rise sections between including a Starbucks. In addition, two restaurants are included. The complex would be run by White Lodgings Services. (Bruce White is a major donor to the University and has served on the Hospitals board. The company has been involved in controversy elsewhere over its labor record.) Entry and exit for the facility and underground parking would be close together on Stony Island; one would drive around a square formed by the complex. The southern two thirds of the site will remain vacant and landscaped for now, one guesses eventually to be graduate housing). The main complex will be set back just 40 feet from the sidewalk. Only 230 parking spaces will be provided. Construction is slated to begin spring 2008 and opening in February 2010. The plans seemed quite developed and unlikely to be significantly altered, especially since the Daley firm has been brought in.
Hank Webber is reported in the Herald as saying the complex "will enliven a street that has value." architect Todd Halamka said, "We're bringing the building back, down to the sidewalk and let people, in a porous way, come in and out. It's going to have a neighborhood feel." They also said no preference will be given to those with U of C affiliation.
We hear that more parking is being added.
Neighbors were reported to be quite upset, some apparently with these plans described by some as boring-with the Fairfield shown with protruding window a/cs-- and a diminution compared to the present structure). However, the Marriott in rendering in the paper, while generic seems to have clean and lines, be muted, and contextual with vista Homes. Others opposed any redevelopment of the site, or loss of views, potential for noise, traffic, activity and less than one-for-one parking parking. The other concern was with change of character of the street--some said later that the University should do something else here (residential with graduate student housing?) and put the hotel/conference center back where it planned to, 60th and Stony Island, a gateway where it would help revitalize that part of Stony Island. Former Ald. Leon Despres, a Vista Homes resident, opposed the hotel concept. He is quoted by the Herald as saying "It seems to me it not only overcrowds the site but it also commercializes the street." Neighbors do want some development behind Doctors Hospital as it is a crime site.
A summarization of key concerns or reservations this site has heard:
By Gary Ossewaarde
Alderman Hairston says the plan is not yet fleshed out enough for her to take a position on it. A knowledgeable source told this site that the key deciding factor, if there is anything to be decided, is the position of the alderman. Indeed the city department and commissions do generally defer to the position of the relevant alderman.
Larger meetings will be scheduled in the near future.
Also important is the question
of sustainability in demolishing vs recycling buildings. See:
http://www.alternativesjournal.ca/index.php?option=com_content&task=view&id=295&Itemid=1
The Conference has written
to the University stating our interest in seeing the older building preserved
if possible, and calling for extensive community input before any decisions
are set in concrete. We ask them to follow a similar, inclusive process as they
used with the Harper Court Theater.
Open Letter from HPKCC
June 1, 2007
Mr. Hank Webber
Vice-President for Community and Government Affairs
The University of Chicago
5801 S. Ellis Avenue
Chicago, IL 60737Dear 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, PresidentCC:
Leslie Hairston, Alderman, 5th Ward
Brian Goeken, Deputy Commissioner, Commission on Chicago Landmarks
Carol Bradford, President, Hyde Park Historical Society
Hyde Park Historical Society
5529 South Lake Park Avenue
Chicago, IL 60637
773 493-1893
June 26, 2007
Alderman Leslie Hairston
1900 E. 71st Street
Chicago, IL 60649
Dear Alderman Hairston:
At its monthly meeting last week, the Board of Directors of the Society directed me to write you a letter expressing our strong hope that you would not allow the Illinois Central Hospital to be demolished.
The ICH building (1916, Richard Schmidt) is of high architectural quality and is rated "orange" in the Chicago Historic Resources Survey. Schmidt is an important figure in both the development of the "Chicago School" of architecture and of the "Prairie School." His use of reinforced concrete (Montgomery Ward Warehouse) and simplified ornamentation (the Madlener House) are emblematic of Chicago architecture. The Illinois Central Hospital building was a pioneer effort in the evolution of the "progressive" hospital design movement, emphasizing private rooms, fresh air circulation, abundant natural light, and close professional contact. In addition, it is part of an ensemble of vintage buildings (including the Museum of Science and Industry, the Windermere Hotel, Vista Homes and Jackson Towers) that addresses Jackson Park in exactly the way Daniel Burnham envisioned in his Plan of 1090. It is a strong visual feature of Hyde Park and established itself as an important social feature of our history, having well-served the medical needs of generations of Illinois Central Railroad employees and of Hyde Park residents. The building is in good condition and does not pose a threat to public safety. Therefore, we request that you not allow the Illinois Central Hospital building to be demolished.
We would not object to a reasonable redevelopment of the site that includes the reuse of the historic hospital building, but we request that you insist that any new building be of a high architectural quality in keeping with t he standards already set by Hyde Park's historic and modern architecture.
Sincerely,
Carol Bradford, President
CC: Robert Zimmer, University
of Chicago
Hank Webber, University of Chicago
Brian Goeken, Commission on Chicago Landmarks
George Rumsey, Hyde Park Kenwood Community Conference
Roger Fross and John Clement, Rosalie Villas Association
Thomas G. Urban, Vista Homes Association
Jonathan Fine, Preservation Chicago
David Bahlman, Landmarks Illinois
Royce Yeater, National Trust for Historic Preservation
THE ILLINOIS CENTRAL HOSPITAL / HOTEL DEVELOPMENT
The Hyde Park Historical
Society and Landmarks Illinois are concerned about the
potential demolition of the historic Illinois Central Hospital building. Although
we preservationists are primarily focused on finding an appropriate
re-use of the historic hospital building, we are also firmly committed
to two other things as well:
-- high quality of architecture for any new building on the site and a thoughtful aesthetic relationship between the old building and any new construction
-- minimal impact on the immediately surrounding neighborhood, especially parking, congestion and noise.
In order to play a useful role in the discussions with the University we felt
it was important to accept their stated program needs for the hotel project
and then to demonstrate that their needs could be met and combined with preservation,
high quality architecture and low impact. We take seriously the many other questions
that have been raised -- whether a hotel should be built in Hyde Park at all,
if so then what site it should be built on, what would be the best project for
the hospital site next to Vista Homes, labor relations, etc -- but we felt that
we should, for the moment at least, confine our attention to those three immediate
concerns surrounding the University's hotel proposal. We've attempted to address
those issues by engaging an architectural firm to do an alternative plan for
a hotel development on the hospital site incorporating the existing historic
building.
A little background:
Many times historic buildings are threatened with demolition when developers
don't understand the full potential for re-use. A recent case in point: the
Cook County Hospital building on the near west side. When the County wanted
to tear down the historic hospital building they said preservation and re-use
would be impractical and too expensive. Landmarks Illinois did a study that
showed the building could be re-used as medical offices and would in fact be
cheaper than the new construction proposed for that purpose. The County is now
going to do just that. This is the sort of information and imagination we would
like to add to the discussion of the University's hospital/hotel project.
The architectural firm we've engaged to do the alternative plan has wide experience
working with major national hotel chains that have re-used historic buildings
as hotels. The architects are evaluating the site, the existing building and
the University's requirements, and will present their plan as soon as possible.
We hope this study will broaden the community discussion of the hotel development
and help address the issues of preservation, quality architecture, and low impact.
(We would like to add that both Hank Webber and Susan Campbell from the University
have supplied our architects with all the information and specifications they
have asked for. Without the University's generous cooperation our architects'
job would have been almost impossible.)
Although we understand that many in the community do not have a primary interest
in preservation of the historic hospital building, we do think that preservation
is in the best interest of the community and of the immediate neighbors, including
the residents of Vista Homes. The architecture of the old building is in harmony
with the other buildings that face the park, including Jackson Towers, the Windermere,
the Museum of Science and Industry, and Vista Homes. Its set-back softens its
impact on the street and ensures that any new, larger building added to the
site would be even further west and away from the street, causing less urban
claustrophobia and blocking fewer views. And the waste of energy and materials
lost in the demolition of a viable building can never be recovered.
We would be happy to meet with any community group or residents' organization
to discuss the issues surrounding the Illinois Central Hospital/hotel development.
On behalf of the Hyde Park Historical Society and Landmarks Illinois,
-- Jack Spicer
773-324-5476 <jackspicer@earthlink.net>
Coverage on above. Hyde Park Herald September 5, 2007. By Nykeya Woods
The Hyde Park Historical Society and Landmarks Illinois announced last week that they are drafting a redevelopment plan for Doctors Hospital, 5800 S. Stony Island Ave., which is an alternative to the University of Chicago's planned demolition of the building. Representatives of the group also said that 80 percent of th parcel's structure could be preserved with their plan.
"We feel the building is important, and it needs to be saved. We don't think the developer has sufficiently investigated the possibility of saving the building in conjunction with the new building or buildings, said Landmarks Illinois President David Bahlman. "There's a way one can manipulate the site in order to save the building and still have the number of rooms and number of parking spaces."
the University of Chicago proposed earlier this summer replacing the former Illinois Central Hospital building with two large-scale hotels-- a 250-unit Marriott and a 230-unit Fairfield Inn and Suites. The proposed 15-story Marriott would house a Starbucks and a restaurant.
Bahlman said that two architects are working on alternative hotel plans for the 93-year-old building that calls for developers to preserve the facade. He did not real who the architects are, but said that the first group is Chicago based and that a second set would finalize the plans. Bahlman said adaptive reuse of the hospital was simple compared to other historic building preservation efforts. "It's not [that] difficult. A lot of projects where we try to create alternative solutions, they're just impossible. ...But this one seems to be relatively easy," Bahlman said.
Preservationist and Hyde Parker Jack Spicer was in attendance at a recent Fifth Ward meeting where the two groups announced their plans and said that this new plan combines the university's goals with preservation . "We decided hat we wanted to not say 'You could do this instead," We wanted to show that you could do what you want to do, university people, and still use that old building," Spicer said.
Hyde Park Historical Society President CArol Bradford said that the 18-member board has always opposed demolition. "Our board feels strongly that the demolition of the existing [building] would be a mistake.," Bradford said. "our concern primarily is to prevent the demolition of the existing building and to prevent the construction of the building as proposed." ...
Below is coverage in the Hyde Park Herald, July 25, 2007. This site's reports follow. GMO
By Yvette Presberry and Georgia Geis
In a hot, humid room at th e International House of Chicago, 114 E. 59th St., more than 250 people, including union activists, preservationists and residents, gathered Monday to voice concerns regarding the possible demolition of Doctors Hospital and development of two hotels in its place.
The University of Chicago held its first public meeting on July 23 to present their plans to build a Marriott and Fairfield Inn and Suites where Doctors Hospital currently stand at 5800 S. Stony Island Ave. Principal among concerns at the packed meeting were preservation of the hospital building and questionable labor practices.
"White has a long history of anti-worker behavior and is known to go to extreme lengths to avoid union admissions. Therefore, we're against this project as it is now," said Alexis Canalos, representative of Unite Here Local 1. Canalos and a handful of local union members wearing red buttons with the words Unite Here Local 1" attended the meeting to protest allegations of White Lodging Service Corporation's hostility to unions. Union members of various industries stood in in opposition of the development.
Preservationists were equally concerned. David Bahlman, president of statewide preservation agency Landmarks Illinois, said he opposed the replacement of the 93-year-old building with two hotels. "That's not Hyde Park, that's a convention center," Bahlman said.
Hyde Park Historical Society president Carol Bradford said that the hospital was part of t he significant network of buildings in Hyde Park. "It is part of an ensemble of vintage buildings ...that addresses Jackson Park in exactly the way [architect and urban planner] Daniel Burnham envisioned in his Plan of 1909," Bradford said.
If given City Council approval, a 25-unit Marriott an a 130-unit Fairfield Inn and Suites will replace the hospital. Underground parking will accommodate up to 230 vehicles, according tot he development's plans. Renderings of the hotel development show that a Starbucks is proposed for the first floor of the 15-story Marriott and an unnamed restaurant would be placed between the two hotels. Green space between Vista Home, a 13-story condominium structure, and the proposed hotel could be used for future development.
University of Chicago Vice President of Community and government Affairs Hank Webber defended the choice of location. "It's the best spot for a hotel in the community," said Webber. "It's visible."
When resident Madeline Frost asked why the hotel development could not be built south of Doctors Hospital, Webber said that developers that the university spoke with were not interested in the area. "It's a little too far from the center of activity," Webber said, noting that Doctors Hospital is surrounded by the lakefront, the college campus and various businesses.
Some of the other concerns raised by residents were parking, traffic congestion, loss of view and commercialization of Stony Island Avenue. After conducting a recent environmental study, Todd Halamka, design principal and director of design for the proposed development, concluded that parking would not be affected by the development.
When one audience member asked if employment and benefits would be given to local job seekers, Scott Travis, White Lodging's Director of Development and pre-construction, said that White has a good record with employee retention and plans to bring 130 new employees to the hotel.
Walker Johnson, a preservation consultant of Johnson Lasky hired by the university, said that historically many hotels line Stony Island Avenue and Lake Shore Drive, making it an ideal location for this new hotel project. Johnson said the facade of the building could not be reworked into the new development, citing that it was not indicative of Chicago style. "[Doctors Hospital building] has been ignored by any maps," Johnson said. "It was designed by a significant firm," he added.
Notable Chicago architects Richard E. Schmidt (1865-1958, Hugh M. Garden (1871-1951) and Edgar D. Marin (171-1951) designed the colonial revival-styled Doctors Hospital building, originally the Illinois Central Hospital building, in 1914. The building, with notable Georgian and Classical details, was one of the more than 300 hospitals designed by Schmidt. . "Richard Schmidt had become an expert in hospital design," Bahlman said. "He was on the cutting edge."
Doctors Hospital was sold in 1960 and renamed Hyde Park Community Hospital. From 1970 until its closure in 2000, the hospital underwent financial difficulties and eventually filed for bankruptcy. The university bought the vacant building last September for $10 million.
The university has protected an preserved some historical Hyde Park sites such as the International House, the Illinois Bell building and Law School Quadrangle buildings. Hyde Parker and preservationist Jack spicer said he hoped this building will be added to that list. "It is my belief that a good architect and developer could reuse the historic building as part of a larger development that would be architecturally beautiful, respectful of the community and valuable to Hyde Park's economic future," said Spicer.
Construction of the hotel could start by next spring, according to the U. of C. The hotels and coffee house are expected to open by February 2010.
by Gary Ossewaarde
The meeting was convened
at International House at 6:30 pm. About 250 were in attendance, by Herald count.
Alderman Leslie A. Hairston (5th) welcomed the audience to
the “first” community meeting and promised there will be more meetings
and community input, with participation being important. She noted that smaller
meetings were held with Vista Homes and neighbors, South East Chicago Commission,
and the 57th Street Business Group.
Hank Webber,
University of Chicago Vice President for Community and Government Affairs, introduced
the project. He said there has been a consistent call for a business hotel and
conference center. The call comes from the community, the University and the
Hospitals. No idea for realizing this hope has worked out, he said. White Lodging
approached the University. This proposal was not business-driven but by the
principals’ relationship to the University (including being a patient)
and perception that this is “something the University could use.”
White would build and operate the facility, leasing the land from the University,
using two-thirds of the site for now.
Webber said this is the best site for a hotel. It is large, close to the University
and the Museum of Science and Industry, accessible to downtown, and visible.
A survey was done of every other available site including 60th and Stony as
to whether it would or would not support the project. This was the best and
the only site acceptable to White. There will need to be a zoning change and
approval by both the Chicago Plan Commission and City Council, since the Lakefront
is impacted. No documents have been filed yet, but will be, at the earliest
in September.
Webber said they will take comments and questions tonight, review them, and
return with answers. This is not the end.
Harvey Golomb, Chief Medical Officer of the University of Chicago Hospitals said that up to 300 cancer patients need a nearby place to stay each year. Lack of a short and long-term stay facility hurts the Hospitals ability to draw patients from around the world, the U.S. and Illinois, and to service them at the world-class facility.
Later Ann Rashford, a representative of the Museum of Science and Industry said they have to put up lots of people downtown, and many visitors come great distances and have to stay. It would be nice if they could stay nearby and also money into the community.
Scott Travis,
Director, Development and Pre-construction, White Lodging Services described
the company and the project. White Lodging operates 110 facilities with 14,000
rooms in 7 states, and has 5,500 employees. White works with Marriott, which,
he said, is a premium brand operated at above industry standard, including in
wage rates. Two hotels are needed at this site because it is blended market
and needs also to serve patrons needing more extended stays—so there will
be a toward-the-higher-tier Marriott and a Fairfield Inn and Suites (also a
Marriott brand). Travis stressed the pay and benefits and high retention rate
of their employees.
Walker Johnson, Principal of Johnson Lasky Architects, said
he was asked to evaluate the hospital for preservation. The railroad hospital
started in the West, where there were few hospitals to serve a dangerous business.
The Illinois Central did not build its own hospitals until 1912, starting with
New Orleans, then Chicago (1914) and finally one in Paducah, KY, in the middle
of its service area. Hospitals including those of the IC contributed to trauma
techniques used in World War I. A prime objective was always to control medical
costs to the railroads--he said at the expense of families. IC Hospital was
sold in the 1950s, underwent various managements, and went bankrupt in 2000.
Architect Richard Schmidt was a specialist and expert in hospital design (he
was from a medical family), which was the backbone of its moneymaking business,
enabling it, as with most firms, to also do the great works for which they are
best known. Schmidt, in his hospital work used accepted styles, which Johnson
called “starved classicism” or Georgian, a style not otherwise popular
in Chicago, he said. Johnson called the hospitals produced “not significant”
in design, versus other Schmidt, Garden, Martin works which were mainly Art
Deco including the Board of Trade and Palmolive buildings.
Johnson noted that the hospital is rated Orange in the Chicago Survey of significant
buildings, probably because Schmidt designed it, he said, and is ignored by
maps and guides.
Johnson said certain Hyde Park characteristics: large buildings, lots of hotels,
lakefront drives, dominated East Hyde Park after World War I. Vista Homes is
built as it is because more were expected on either side, but the Depression
intervened, and this part of east Hyde Park remains uncompleted. Maybe this
project can help the area and all Hyde Park take off again, he said.
He ended with a caution against facade-ism, which he said devalues both the
older and the newer work and prevents a sense of whole.
Todd Halamka,
Design Principal and Director of Design, HOK Architects. He discussed the sections,
floor plans, and elevation of the project. Demonstrated why, in his view, the
existing hospital could not be made to work with any modern hotel floor plan.
For example, the rooms would be way too short and their ceiling too low in any
orientation. The current structure also has load-bearing walls, so building
a new outer shell would be impossible.
The architect said he made a real attempt to make the lines, materials, massing
and streetscape blend with the park. The spaces between buildings were especially
important. Ways were sought to save money, such as shared service cores for
the Marriott and Fairfield. The hotels and restaurants are spectacular and on
the street, practically on the sidewalk, and with curves, and there will be
a real streetscape like the other side of Stony Island. The conference center,
ballroom, and parking will be closer to the back. The complex will be integrated
but not monolithic, with different heights, and green stretches. Parking is
below. All is below the height of Vista Homes.
Michael Wertherman, Principal, KLOA Parking and Traffic Consultant. KLOA was recently hired in response to concerns and comments on the project. There were no results yet, but he said the parking meets code. However, the consultants and principals are very aware that code may not be sufficient here, including because several uses will be served at once. Each use needs its own evaluation, he said.
Questions and comments
Carol Bradford, president
of Hyde Park Historical Society, led off by reading the Society’s letter,
published in the Hyde Park Herald. It called for preservation, citing the history,
architect, design, and that it fits into an ensemble that follows Daniel Burnham’s
principles in the Plan of Chicago. The letter said that any new components must
be of the high standards we expect in Hyde Park’s architecture, older
and modern.
David Bahlman, Director of Landmarks Illinois and former resident, disagreed
with Johnson, saying Georgian is a significant style in Chicago. He said the
building would certainly not fall down in a rehab. Because of the scale and
the windows, the existing structure could have an adaptive reuse—and his
organization is hiring an architect to develop an alternative design. He said
only the standard Marriott could not be accommodated with the present structure—Hyatt
and other chains use older buildings frequently. He said his organization did
not oppose demolition of Woodward Court because it was to be replaced by a great
building. But what is proposed is not good architecture—in fact, it “is
not Hyde Park, it’s a convention center!”
Jonathan Fine, President of Preservation Chicago, decried a disrespect of architecture
and specifically Doctors Hospital he heard and is also expressing in an approach
that wastes resources and energy by just tearing down the old (and putting it
in a landfill) and building whole new structures. This, he said, is un-environmental.
The University should take responsibility in that regard. He said preservation
is not sentimental, but takes the practical viewpoint that a proposed replacement
has to be superior to justify replacement. He said he asks his class what stood
at the site of the Inland Steel Building—who cares: Inland Steel is a
great building. He asked for a redevelopment plan.
S. Dockery? asked if White Lodging will live up to the Chicago labor standard
and whether there will be jobs for residents. Mr. Travis talked of 130 employees
and said Marriott’s labor rate is above the industry standard.
A Rosalie Villa resident
(57-58 block of Harper across the railroad from the site) said hers is a residential
street—why not put the complex at 60th and Stony, like the Ronald McDonald
House, for adults. Travis said the Fairfield’s charges would be cheap.
Webber reiterated they peddled the 60th site, it was too little too far—this
site is stronger.
Another asked on parking and what about residents being able to park in the
site. Or if there is a charge for parking, patrons will go into the neighborhood
to park.
Jack Spicer praised the University of responsibility on preservation of its
buildings and process on projects, and asked for the same with this.
A resident of Hyde Park was concerned about haz-mat material. Remediation must
be total and thoughtful.
A Unite Here Local 1 spokes lady expressed strong concerns about White and said
they had persons present who would testify, including after the meeting, on
how White treats its employees. A Sheraton worker said hospitality workers deserve
better and need the union.
A resident near the project asked why there was no mention of the residential
buildings to the north—how will they be impacted? The project reps said
there would be more space and the replacement structure that interfaces (part
of the Fairfield) will be lower. This interface will be fine-tuned.
Marcy Schlessinger said she was involved with SECC studies that said there were
not other sites and recommended not saving the present structure. She was thrilled
by the plans. But, she said a parking solution is priority. She also asked about
making the building LEEDS. Halamka said they are looking into what they can
do and plan on seeking the financial benefits, but could not promise the building
would be a certified one.
A Vista Homes resident asked, what is your business plan—many hotels have
folded here, and it’s said other sites are not viable as hotels. Why will
one succeed here? 300 patients are not enough to sustain a hotel. He also worried
about environmental and infrastructure impact—including to aging sewers
and electricity. Travis cited White’s and Marriott’s track record
on developments. They will succeed all codes and improve matters. Webber said
there was a third party review before the University went ahead.
A housing and development person was disturbed about not considering preservation
and called for a redevelopment plan. She also said it took too long to get contacts
and information to ask questions.
A Harper Avenue resident said his street would lose views of and be cut off
from the lakefront.
Another: What can residents do to convince you not to make the street commercial?
Webber said it already is and used to have a hospital.
A Vista Homes resident asked why a ballroom, and would that not bring both noise
and lots of people flocking in looking for parking? And for alcohol, not far
from an elementary school. Developers said it would be used for lots of things—there
are not enough meeting rooms in the area; we had to scramble and settle for
this hot room for this meeting.
Harper resident, directly behind. Will you pay property taxes? Yes. The ballroom
and soundproofing? It will be in the center and surrounded by building and we
will make sure the sound doesn’t get outside.
STOP (Student Tenants Organizing Project). We would rather see affordable housing,
a mixed-use development here. And what other plans do you have for the south
part? Others with the group talked about process, and these plans seem like
a done deal. The buildings to the north should be involved too, in a comprehensive
plan. Webber reiterated they are taking input, will look at the alternatives,
will come back, and have to satisfy the Plan Commission and City Council.
A new resident said the whole 57th Street corridor needs parking. The hotel
needs increased parking, including using the back area for it and putting the
ballroom up in the structure.
A Harper resident said a convention center is not a suitable neighbor for them—go
south of the Midway.
A Vista Homes resident asked about the different Marriott quality levels, and
which would be here. The developers replied that Marriott has high design standards
that every level has. In amenities, “Marriott” is the benchmark,
although it is not a “Renaissance.”
Hans Morsbach, of Harper. Asked questions about the parking and parking study,
including how parking demand will be kept from snowballing. Developers said
they hired a consultant because of Vista residents’ concerns about parking.
If the study shows more parking is needed, they will provide it. They generally
sue 1-1 ratio in suburbs and add 30% in cities. Underground parking would be
too expensive.
Greg Lane, Harper Avenue also feared a domino effect of parking. He asked several
questions that the study needs to address. Developers said there would be parking
for employees. Lane said the aesthetics of the plan are terrible and asked why
the University could not insist on a great design, like for the chiller plant
across the Midway. Your problem is the brand you have chosen, he said.
A Harper resident said the parking study has to be done during the school year
and in conjunction with Metra commuters.
Another resident said the parkers would take the free spaces in front of their
houses.
Asked what happens if White or Marriott plans change later or it closes? The
university has control over choice of a successor.
The developers said they would be hiring a noise consultant.
Following the meeting,
Unite One held a briefing for the Alderman and others interested that included
testimony from a White Lodging employee on her experiences.
Hyde Park Herald, August 1. By Yvette Presberry
Even as the University of Chicago continues to push its plan to demolish the historic Doctors Hospital, 5800 S. Stony Island Ave., and replace it with a pair of hotel high rise, preservationists and union advocates are stepping up their efforts to oppose the plan. Local preservationists are teaming up with statewide advocates, while a coalition of trade groups is pressuring the alderman to oppose the project.
The flurry of activity follows on the heels of a July 23 meeting in which more than 250 residents poured into International House, 1414 E. 59th St., to register their complaints about the plan. A number of people spoke in support of preservation of the hospital while others questioned labor practices of the planned manager of the hotels, Indiana-based White Lodging Service Corp. "There were a number of good points raised," said Hank Webber, U. of C. Vice President of Government and Community Affairs.
Meanwhile, Alexis Canalos, a representative of Unite Here Local 1, a coalition of trade workers, introduced Fifth ward Ald. Leslie Hairston at the International House meeting t an unnamed custodian who works at one of White's hotels. Local 1 oppose the hotel proposal, claiming that White has a history of "anti-worker behavior." The custodian reportedly spoke to Hairston about questionable labor practices under white Lodging's management, but Hairston is not budging on her claim it is too soon to discuss these matters. "They're talking about workers, we don't even have a [hotel] structure yet," Hairston said.
When asked how th U. of C. will address the allegations against White Lodging, Webber said that White would be responsible for tackling those issues. Webber also said that residents who live around the hospital have invited the U. of C. to present information on the U. of C. plan to build a Marriott and Fairfield Inn and Suites in place of the 93-year-old hospital. "We're also reaching out," Webber said.
Additionally, David Bahlman, president of Landmarks Illinois, said tha the preservation agency and the Hyde Park Historical Society plan to conduct an alternative rehabilitation proposal as a rebuttal to the architect consultant the U. of C. used. Bahlman disagreed with the consultant who said Doctors Hospital's architecture could not be used in the new hotels.
Doctors Hospital was designed by noted architects Richard E. Schmidt, Hugh M. Garden and Edgar D. Martin in 1914. The building is one of more than 300 hospitals designed by Schmidt.
Webber said that the next public meeting might be held in four-to-six weeks, after the U. of C. can answer questions and statements made at last week's public meeting. The meeting might also be held again at the International House.....
An online community listserve to discuss the hotel proposal can be found at pavethelake.com.
A public letter from Quentin Young, M.D. Health Care Activist; David Moberg, Author; Leon M. Despres, Former Alderman, 5th Ward; Sara Paretsky, Author
September 11, 2007
Dear Neighbor,
As you probably know, the University of Chicago has proposed tearing down Doctors Hospital and replacing it with a fifteen story, 380 room Marriott hotel.
Local residents have raised serious concerns about the impact of the hotel's traffic, noise and inadequate parking. Preservationists are disappointed by the lack of effort put into keeping the historic structure of Doctors Hospital. The extensive plans laid out in June showed a disregard for transparency and community input that we expect on public projects in our area.
And, while the hotel could bring quality jobs to our neighborhood, the University has chosen a corporation to rn the hotel whose track record raises manor questions about the way they will treat their employees. White Lodging is being sued by the federal government for alleged religious discrimination. Worker in their South Side hotels report earning much less than the standard that other Chicago hotels pay, which is $13.20 an hour with free individual health insurance - and now some White Lodging workers claim they are made to work through the breaks to which they are legally entitled.
Whom does this project benefit if a hotel in our community destroys a neighborhood landmark, negatively affects nearby residents and depends on jobs that keep workers in poverty? Are these the neighbors that we want in our community?
Our message is simple: Respect our neighborhood, respect our values, respect the workers.
Please call Alderman Leslie Hairston at (773) 324-5555 and ask her to not approve a hotel development that doesn't respect our neighborhood, respect our values and respect the workers.
Sincerely [as in title]
Attached flyer: Will White Lodging Be a Good Neighbor?
Respect for our neighborhood. Serious concerns about the impact of a hotel on Stony Island haven't been addressed. Neighbors say that the hotel doesn't have enough parking and that the giant hotel doesn't fit the community. Doctors Hospital - a historic building - will be torn down for the hotel. White Lodging and the University of Chicago should address concerns like parking, traffic, and preserving Doctors Hospital.
Respect for our values. The University of Chicago insists on using White Lodging - a company being sued for alleged religious discrimination - to manage the hotel. White Lodging employees in Chicago claim they are made to work through the breaks that they are legally entitled to. this community prides itself on its religious tolerance and its values. The University of Chicago should choose a hotel operator that lives up to our values.
Respect for workers. A hotel in the 5th Ward could bring over 100 much needed, quality jobs to our community, but White Lodging employees at their south side hotels [earn] much less than Chicago's standard union contract, which includes a living wage of $13 an hour and low cost family health care. Any hotel built in our community should have good union jobs.
It Takes Good Neighbors to Have a Good Neighborhood. Don't Let White Lodging Be a Bad Neighbor.
Doctors (Illinois Central) Hospital, 5800 S. Stony, was sold at auction for c 10.1 million to U of C in September, 2006. Preservationists want the main body of this Orange structure (on the Chicago Survey of Historic and Architectural Resources) kept, with any high rise (opposed by neighbors) kept in the back. Ald. Hairston is said to have made no commitments on what kind of development will go there. The University bought the complex, is likely to demolish at least most of it for a hotel-convention center and housing for business school students. Once a plan has been developed within a few months, it will be revealed to the community, but the process will be a closed one. Preservationists could fight on this one if a good part is not kept, especially since architect Richard Schmidt wrote a text on modern, commercial hospitals based partly on this structure, one of the first. The story of this 1915 structure has been thoroughly researched and, say Preservation Chicago and Preservation Illinois (LPCI) its facade at least is worth saving. Preservationists have talked with university officers about how much room there is and wiggle room to keep the shell of most of the old structure. It is the facade that is on the Chicago Survey Orange-rated list.
Word is that the
University may be leaning toward teardown, having seriously worked with a preservation/rehab
architect. Likely operator of the convention center will be White Lodgings--which
has had some controversy over union policy.
Another question: The University can easily and does trump all other offers
for property in the neighborhood. How does this affect prices and pricing; how
does it tie up land and land uses? Another example: Chicago Theological
Seminary's dorm McGiffert House will be remodeled for office space for the University's
Biological Sciences Division. Affordable groups had been exploring partial conversion
to middle income rental.
Another: The HPKCC Board was apprised of a meeting of Steven Donald of Local 1, UniteHere union, which represents hotel workers (organized almost exclusively downtown and by O'Hare), and Hank Webber about students and others concerns about likely hire of White Lodging management to run the complex. The Whites are heavy and steady contributors to the University and also vigorously anti-union, experiencing difficulties and law suits in Indianapolis over this. Such arrangements for big donors are not uncommon (cf. Allen Center at Northwestern). In this case the concern was over the strident anti-worker and anti-union stance by the White company. Mr. Donald indicated little flexibility by the University, even though the University often places stringent restrictions on its builders and vendors--cf. the campus expansion projects and Harper Theater. Donald said Webber indicated the process will be strictly in the hands of the University, even though neighbors have expressed concerns about development that could well increase density-- and especially traffic as hotels generally do, as well as the concerns for at least facade preservation. About the Whites.
Rumor by mid May
was that the University is leaning towards demolition. This was true.
Doctor's Hospital at 5800 S. Stony Island was bought by the University of Chicago at Sept. 6 auction for 10 million. The University (vice president Hank Webber) said at the time it will have a public process on plans, starting within a few months. However, word is that at least most will be torn down to make way for a hotel conference complex and apartments for GSB students and that the plan will be shown after it has been developed. Degree of preservation likely was uncertain for the Schmidt, Garden and Martin originally Illinois Central Hospital, one of the first corporate hospitals in the country and source of a significant book on hospitals and institutional architecture by Richard Schmidt. Indeed, it included a number of innovations such as partial departure from the old common ward system of patient housing and inclusion surgical suite viewing. An important part of its clientele was University faculty and upper middle class Hyde Parkers--the U of C did not start constructing its own hospitals until the late 1920s. Before then, the IC Hospital was the de facto medical arm and school of U of C. Currently its interior was said after studies to be quite unsound and would have to include extensive haz-mat remediation.
One concept mentioned was a university-affiliated hotel for part of the site. The university analyzed the environmental conditions, Webber said, and the site will require some remediation. Zoning changes would also be needed as the current zoning is "institutional." There is plenty of room to build. Preservationists are likely to protest and fight a plan that does not preserve the main building or at least the facade. It is an "Orange" building, of significance, on the Chicago Survey of Historic and Architectural Resources. The Hyde Park Historical Society, while not taking a formal stand on the future of Doctor's Hospital, provisionally agreed that it is a potential candidate for a major concentration or consideration by the Society.
Some residents such as Hannah Hayes have laid out ideas for reuse that would include a motel, convention center, community space, a grocery and sundries store, nursery school, and housing for seniors who cannot afford Montgomery Place.
By Andrew Alecander
The University is considering plans to build a hotel and conference center on the site of the former Doctor's Hospital of Hyde Park after the U of C's $10.1 million purchase of the 5800 South Stony Island site at a September 6 auction.
A full plan for the site will likely be released in three to six months, said Hank Webber, vice president for community and government affairs. It is likely that part of the site may be used for other purposes besides the hotel. The U of C has been interested in acquiring the Doctor's Hospital site since the former hospital went bankrupt in 2000, Webber said. [Indeed, tried to buy it ahead of last owners in the early 1990s-Ed.]
"It's within a couple blocks of campus, it's a large vacant parcel, and it provides a place for future University needs without displacing current residents," he said. The 2004 U of C Master Plan identifies a need for a hotel near the U of C--the closest major hotel is the Ramada Inn at at 49th Street and South Lake Shore Drive--and recommends that a hotel be built at East 60th Street and South Stony Island Avenue by 2020.
Luxury condominiums are "not the highest and best use" of the site, Webber said. The 3.5 acre site was assessed in 2005 at $413,293, according to the Cook County Assessor's office. It is bordered to the north by apartments and to the south by a senior housing building [?].
Several other developers had been interested in the site, Webber said, but the "very long process"--plans to auction off the Doctor's Hospital site have taken several years--probably dissuaded them. Three or four other developers came to the auction, but only the U of C and the original owner placed bids, Webber said.
The Doctor's Hospital operated from 1992 to 2000 before filing for bankruptcy after a Medicare/Medicaid overbilling scandal for which two senior officers at the hospital were convicted on felony charges.
It was built in 1915 as the Illinois Central Hospital, and is one of the Chicago Historic Resources Survey's 9,600 citywide properties considered significant to the surrounding community.
The University will probably renovate the site. "In no case are we likely to maintain more than the facade of the building," Webber said. "It's not in great shape, and it's also a building designed as a hospital," he said.
Some Hyde Park residents believe the University should consider the building's historical significance in crafting future plans. "It's a solid, well built, beautiful building," said Jonathan Fine, president of the historic preservation group Preservation Chicago, which has researched the building. " I doubt that the interiors would be very historic," he said. "We would encourage the University to retain as much of the exterior as they can."
Jack Spicer, chairman of the Hyde Park Historical Society's Preservation Committee, said the building has considerable architectural and historical significance. It was built at the beginning of the development of modern hospitals, Spicer said, and the architect, Richard Schmidt, was an influential Chicago architect of the early 20th century who wrote a textbook on hospital design. "It wouldn't be difficult to take of the back wings and preserve the facade," he said.
Due to the building's historical status, applications to demolish or significantly renovate the former hospital are subject to 90 days of public comment. Any reuse of the building would also probably require a change in zoning.
Note, a Maroon editorial October 24 supported conversion of Doctors' Hospital to a hotel in terms that it could be said went on a tangent about families, prospective students etc. staying downtown and trying to get to campus via transit lines that take them through "grimy" neighborhoods. Letter writer Matt Johnston October 27 pointed out a long history, including Cottage Grove as a University-enforced barrier, that should make us all more careful of assumptions we let get into our writing.