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Meeting reports and minutes of the Hyde Park 53rd Street TIF Advisory CouncilA service of the Hyde Park-Kenwood Community Conference, its Preservation and Development Committee, and the HPKCC website, www.hydepark.org. Help support our work: Join the Conference! |
To
Earlier meetings (2002-September
2003). To
receive e-mail notice of TIF meetings and agendas, go to www.hydeparkchicago.org.That
site (South East Chicago Commission) should also has the cached TIF minutes
from 2004 forward If you cannot access, call 773 324-6926 for appointment or
contact Irene Sherr at Community Council. The earliest minutes are likely in
paper file at SECC, 4th Ward Office, and Chicago Department of Planning at City
Hall.
See July 2006 meeting report
by Gary Ossewaarde, in its own page.
Here:
Note: There
are still open positions on the Committees, whose meetings are open: Call the
4th Ward Office, 773 536-8103.
Next TIF meeting is scheduled for Monday, September 8, 7 pm at Kenwood Academy Little Theater, 5015 S. Blackstone. Ave.
Next visioning workshop Nov. 15 2008. Report on that of December 8 is in http://www.vision53.org. That of May 3 will be on web.
_________________
Next Parking Committee meeting will be announced. The most recent was on June 25- see Parking District page. Chair Ilene Jo Reizner.
The Neighborhood Business and Environment Committee. Co chairs: Andre Brumfield and Jane Comiskey. Now active in planning the next 53rd and beyond workshop and Harper Court RFP process.
The Planning and Development Committee vets developer proposals and strategic initiatives. Chair Chuck Thurow. Next meets August 18, Monday, 6:30 pm, to review the Village Center proposal. Hyde Park Art Center, 5020 S. Cornell.
(Note that weekly progress and issues discussion is held with contractors on the Lake Park viaducts et al project Thursdays, 1 pm, at the Arts Deco Bldg./Bank Financial, 15--E. 55th St.)
More will be coming.
July 14
2008 TIF
meeting saw much-
1. Roll out of Village Center proposal to enthusiasm(see Antheus
page-open Committee to review August 18);
2. Reports on Harper Court Area updates:
| At the July 14 TIF meeting, TIF Plg. and Dev. Chair Chuck Thurow expanded upon and pushed his committee's strengthening revisions (after a May meeting) to the draft guidelines for Harper Court Area RFQ/RFP. There was general approval from the audience. Tim Brangle of Chicago Consultants Studio echoed these high standards and Hyde Park-consistent principles-- as did also presentation from the UC Student Committee on Retail. Timetable indicated below continues on track. |
3. Reports on other
developments/upgrades (Giordano's to keep historic facade on Blackstone s. of
53rd while remodeling and going up a floor-looked attractive; new cafe planned
for old HP Produce)
No report on 53rd Theater/Herald (Susan Campbell of UC had a death in the family)
4. UC Student Retail Committee reported on needs and structural, other barriers
to drawing students to business districts, esp. 53rd.
Antheus Properties' Eli Ungar and team including Studio Gang Architects and Graham Grady of Bell, Boyd and Lloyd presented a large redevelopment plan for the shopping center, consisting of a mid rise of mixed retail (national and local) and residential on Lake Park, extending along Hyde Park 4 stories including a glass, open-view (including to view from Metra) passage to a 24 story tower at the northwest corner, and a hidden 519 story lower and third level garage and a line of smaller shops along Harper. Whether the project is done at once depends on willingness of Village Foods to vacate its lease; also on rate and pace of leasing. Ungar expected good luck at enticing several retailer to come to this larger, 2.5 acre site--indeed, retail publications are speculating on growing likelihood of retail redevelopment in Hyde Park. Ungar also addressed to general satisfaction of the meeting the growing community consensus on standards, desires and expectations in a development.
Next: August 18 consideration of the plan by the TIF Planning and Development Subcommittee, 6:30 pm at Hyde Park Art Center, then approval by the full TIF in September and submission to the Chicago Plan Commission et al.
July 16 Herald Report, Antheus reveals plans for Village Center site- Studio Gang design calls for four levels of shops, 170 condos. By Kate Hawley
Developer Eli Ungar, head of Antheus Capital, unveiled plans Monday to redevelop the aging Village Center mall into a glassy modern complex that will house commercial space, condominiums and parking.
Creating vibrant street space after dark is one of the project's main goals, Ungar told a crowd of about 100 at a meeting of the 53d Street TIF Advisory Council, held at the Hyde Park Neighborhood Club, 5480 S. Kenwood Ave. "If everything that happens at this development closes after 5 o'clock, we will have failed," he said.
Margaret Cavanagh, an architect with Studio Gang Architects, laid out the details of the proposed building, a steel-and-glass structure with masonry accents that rises to 24 stories at its tallest point. The four-story base will contain about 116,000 square-feet of commercial space, including a glass-walled storefront that will be visible from the Metra tracks across Lake Park Avenue.
Unlike the existing Village Center mall, 1525 E. Hyde Park Blvd., which is fronted by a surface parking lot, the new building will line Harper Avenue, Hyde Park Boulevard and Lake Park Avenue with shops. Parking in the new building will be masked, with 519 parking spaces tucked out of sight in one underground parking level and on the third and fourth floors. Condos will occupy a 24-story tower that soars upward from the northwestern corner of the building and a 10-story section--which Cavanagh called "the bar"--running along Lake Park Avenue. The 170 condos will have one to four bedrooms.
Sustainable elements include a green roof and plans to seek LEED certification. LEED, or Leadership in Energy and Environmental Design, is a national environmental rating system set by the U.S. Green Building Council, a Washington-based nonprofit.
Reaction from the TIF council members and the assembled crowd was generally positive, although questions arose about the viability of such a large development in the midst of a slump in the housing market. Ungar expressed confidence that "the numbers work" for the project, in part because the 2.5-acre parcel, which Antheus bought a little more than two years ago, is a large enough space to attract multiple retailers. Businesses hesitant to foray into Hyde Park on their own are more willing to come s part of a group, he said.
He declined to give specifics about what kind of tenants the company is seeking, but he did say that the popular Original Pancake House, 1517 E Hyde Park Blvd., will be part of the new development, and it will stay open later to bolster the project's nightlife.
The council will ultimately vote on whether or not to approve the project, but first community members will be allowed to comment on the redevelopment through its Planning and Development Committee, to meet at 6:30 p.m. on Aug. 18 at the Hyde Park Art Center, 5020 S. Cornell Ave. The council will reconvene in September, said its president, Howard Males.
With local support secured, the developers will seek approval to rezone the land as a Planned Development, said Graham Grady, the zoning attorney for the project. Demolition of the existing buildings would begin at the earliest in December 2009, with groundbreaking tentatively planned for that spring, according to Peter cassel, director of community development for MAC Property Management, which oversees Antheus's more than 70 Hyde Park buildings.
With the exception of village Foods, 1521 E. Hyde Park Blvd., all of the retailers at Village Center have agreed to break their leases in order to make way for the redevelopment, according to Cassel. If Village Foods decides to stay for the duration of its lease, construction will take place in two phases. Otherwise the building will be reconstructed in one phase.
Presented here are very informal notes and conclusions by Gary Ossewaarde, some press coverage, and a list of distributed documents and where to find them online. A one-page summary of top choices in the Harper Court Survey is included.
Agenda:
Location of meetings- approved to move to Kenwood Academy starting in September
L3 Cornell-53rd project
53rd Street Visioning Workshop II
Local retailer accomplishments, changes
Harper Court Priorities Survey Report
Alderman Preckwinkle et al- the now City of Chicago-University of Chicago Harper
Court Area Redevelopment Project, including presentation of guidelines for RFP
open for public comment through June 30. Q and A.
Official minutes.
Members Present: Jane Comiskey, Howard Males, Charles Newsome, Jo Reizner, Rod Sawyer, Laurel Stradford, Chuck Thurow, Ginny Vaske, Tony Wilkins
Meeting called to order at 7:12 with a quorum present.
Approval of Minutes: Moved, seconded, passed unanimously to approve the minutes of March 10, 2008
Agenda: The Chair reviewed the agenda and announce the likelihood that, beginning in September 2008, the TIF Council would hold its meeting at Kenwood Academy 5015 S. Blackstone. A motion was made and seconded to do so. Motion passed with one "no" vote from Jane Comiskey based on geographical preferences.
53d and Cornell Property Report: John [Roberson], of L3 developers, presented a modified proposal for the building design of this property. It is 2.5 stories higher and is a rental rather than a condominium building with 15% affordable units on site. The architect discussed details such as 206 units (40% 2 BR, 30% 1 BR) of approx. 1000 square feet average with a rooftop garden above the parking lot, 7500 feet of retail, 13 units per floor , 246 parking spots (1.19 ratio), 208 fet high, ADA compliant. Mr. [Roberson] explained the change in type as a result of market forces that made the condominium design financially impossible. Questions about finances led to assurances by Mr. [Roberson] that L3 intends to be responsible to shareholders in building a quality project they will maintain and not sell to another developer. Clark Morris, an owner from the townhomes just north of the site expressed concerns about the parking lot height of 50 feet negatively impacting the west view (originally design had th height at 30 ft.) and about the amount of space between his building and his unit. Mr. Males suggested that Mr. [Roberson] and Mr. Morris get together after the meeting to discuss these concerns in greater detail.
Moved, seconded, and passed to approve the new design.
53rd Street Visioning Report: Irene Sherr shared the process and results of the May 3rd Visioning Workshop in which participants further explored Dec. 8th workshop emergent themes with "experts" from around the city. Participants self-selected workshops led by a commercial real estate expert, urban planner, Dept. of Planning rep, pedestrian program coordinator, a movie/cinema group, etc. After the workshops, members walked the area, took photos, and returned to discuss their observations: 1) need for continuity/current lack of continuity; 2) transportation and the need to respect all modes; 3) need for quality merchants, 4) need for more facade work; 5) need to establish well done parking; 6) desire to create 53rd as a visual, aesthetic center of Hyde Park; 7) need to increase "friendliness" of amenities such as Nichols Park; 8) caution to avoid mistakes of the past. Next steps include uploading 35 photo disks taken by participants and plan for the November 15, 2008 workshop which will feature a "model block" exercise. Check the website at vision53.org.
Alderman's Report: Alderman Preckwinkle introduced Jonathan Swain, the new owner of Kimbark Liquors. She praised Giordano's decision to preserve the facade of their building as they make renovations. Welcome to the retail community were Tim Schau who will open a neighborhood market at 1126 E. 47th at the end of June.
Hyde Park/Kenwood Community Conference: George Rumsey offered a summary report and overview of survey results regarding recommendations for the Harper court Development. (Official copy submitted to the TIF secretary). The survey queried respondents on the relative importance of specific "themes" such as level and type of activity, environmental friendliness, easy access, and need for community review.
Harper Court Property: Alderman Preckwinkle introduced Tim Goluska of Chicago Consultants, Tim Brangle of Chicago Consultants, and Susan Campbell of the University of Chicago to discuss the redevelopment process for Harper Court and the city of Chicago parking lot. Alderman Preckwinkle announce that the University of Chicago has purchased Harper Court and will work with the city of Chicago to develop an RFQ/P for the Harper Court property and the city of Chicago parking lot.
Tim Brangle then reviewed a RFP/Q process that would involve the community. Outlined redevelopment objectives include: 1) the combined parcel of both the Harper Court building and the city parking lot--a vibrant, mixed use development that would leverage the historic character of the area in a commercial/residential site with high quality architecture and convenient parking; 2) urban design components--a gateway to 53rd that would enhance a town center space possibly by reopening Harper Ave.; 3) program criteria--retail, entertainment, residential, commercial, specialty, open space and high quality urban design; 4) community input--using the 53rd St. visioning workshop and survey results in the plans as well as providing opportunites for continued community input; 5 precedents--look at similar developments i St. Louis, Philadelphia, an Oak-Park-River Forest. The RFQ process has already begun with RFPs to be announced in fall of 2008 and due in early winter of 2009. Community review will be part of the process with an anticipated developer selection in spring of 2009. The public is invited to comment on the proposed objectives and process until June 30, 2008.
After numerous questions from the audience, Howard Males thanked the presenters and encouraged everyone to attend th TIF Planning and Development Committee meeting on May 27th, 6:30 p.m. at the Hyde Park Neighborhood Club.
Adjournment: Moved, seconded, and passed to adjourn the meeting at 9:02 p.m.
The next meeting of the TIF Council will be on Monday, July 14, 7:00 p.m. at the Hyde Park Neighborhood Club.
Respectfully submitted,
Ginny Vaske, Secretary
By Gary Ossewaarde:
L3 Cornell and 53rd proposal
A shortened presentation based on that at a public meeting April 23 was made by the development team (including Antunovich Architects) and Q and A taken. Highlights include increased height to accommodate 15% affordable units now onsite, switch to rental from condo proposal, some building modifications. Objectives include continuation and contribution to the 53rd Street retail district. It will take at least 12 months to develop plans and permits and assess the market. The building will have a level of LEEDS certification, be ADA compliant and have 20% of units capable of conversion to fully handicapped accessible. In answer to skepticism, they said the numbers now look better, they are committed to include quality retail that serves both its residents and the community/53rd Street and are committed to local businesses and to returning restaurants. The team was instructed by the TIF chair to work with the next door resident who would be deprived of light by changes to the parking and roof garden. (For details of the proposal see the L3 53rd Street sites page.)
Irene Sherr distributed a summary document on the December Workshop II (available in http://www.vision53.org and our December 2008 page) and gave what happened at the May 3 Workshop (see our May 3 page for details) and chief preliminary conclusions by panelists and the four topic breakout groups including as they presented to the whole. These will be on line at http://www.vision53.org and the pictures of 53rd, and environs taken by participants of the four groups are be up in http://picasaweb.google.com/crcrumsey/53rdStreetVisionWorkshop.
Major themes explored: mainstreet, density/land use, walkability and access, design and character. Stressed were need to restore continuity; that it isn't easy to get businesses to come- they don't pioneer, they look for unique experiences and a large, complete package that will draw customers. Groups said the low, newer buildings weren't bearing their weight, mixed uses are needed as well as friendliness for bikes and improvements to and more consistency in signage and facades. The next step will be a November 15 block-building exercise with planners and developers crunching numbers and advising what is doable.
Kimbark Liquors is being transferred to the owner's sister, which is why the license is up for review. Giordano's will have its facade preserved and the main floor remodeled with a second story. The owners of the new specialty market on 47th street will open the store within a few weeks.
George Rumsey summarized and distributed print reports on the survey conducted by the TIF Business and Environment Committee and HPKCC's Development Committee. Print copies of the full report (with all the comments) were given to appropriate parties, and all are on line in http://www.hydepark.org/survey. The various kinds of rankings and breakouts were described, including by age, race, and gender. Some differences include that African-Americans see a need for more office space while people in their 20s see that the least; older people are much more concerned about parking; women really do seem more caring, including for current tenants and start-up businesses. Keyword search on the comments show support for restaurants and for Dr. Wake the veterinarian, farmer's market, and chess benches. Community input including presentation and review of proposals was strongly supported.
Alderman Preckwinkle announced that Harper Court was bought by the University and all the parties would work together, with Chicago Consultants Studio, which did the Harper Theater RFP, to develop Harper Court and the city parking lot as a town center through the already announced RFP process with community input, starting with proposed guidelines that went up for comment now through June 12. She thanked the many organizations that compiled materials and sought out community ideas, including through surveys and workshops. She said she regretted someone higher in the UC administration did not come, but introduced Susan Campbell, Assoc. VP for Community Affairs, and Ilene Jo Reizner, Assoc. VP Real Estate.
The presentation is in http://www.vision53.org/12.html and the bullet points summarized in our Harper Court Sale homepage. Timetable goals included issuance of full RFP after the November 15 Vision Workshop III and presentation of winnowed developers' proposals spring 2009. Comments on the initial guidelines for RFP can be made to ccs@ccstudio.com. Or at the May 27 meeting of the TIF Planning and Development subcommittee, 6:30 pm at Hyde Park Art Center. (University of Chicago releases and coverage are in the Harper Court Sale page.)
Public comments: It was said that sale of Harper Court was of questionable legality for a number of reasons. Sale amount was given as $6.5 million. Plea was made to help the current tenants relocated (assured) and to provide startup space. A community center that included meeting space was asked for. Presenters said in response to extend the time for Guidelines comments, time is critical because the clock starts running on property values and costs as soon as the appraisal (due soon) comes in for the parking lot part. The agreement between the city and U of C also has to be prepared quickly and work started on RFQ/RFP working and Planned Development amendment..
Questions were asked about intervening/adjoining spaces, at which point Susan Campbell revealed that there is a stop on Harper Theater/Herald building redevelopers due to inability of the developer to meet agreed upon deadlines including getting leases (She said the University was disappointed.)
Adjournment
One month comment period for Guidelines for Harper Court-city lot went online May 12-June 12 at . http://www.vision53.org/12.html. Comments may be sent to ccs@ccstudioinc.org. TIF Planning and Development subcommittee will also meet to take and review comments May 27, Tuesday 6:30- pm at Hyde Park Art Center, 5020 S. Cornell.
Next steps: UC, city, consultants get appraisal for city lot part, prepare RFQ/RFP in accord with previous input such as 53 Vision, Survey, more and comments on Guidelines (post June 12) for issuance in late fall (after Nov. 15 vision workshop III). After receipt and narrowing of proposals, the leaders will present and selection made in spring 2009.
It came as quite a surprise to many at the May 12, 2008 TIF meeting that the University had closed with Harper Court Arts Council for $6.5 million (city appraised value), perhaps more than a month before. The University and city department of planning and development were now working with Chicago Consultants Studio, Inc. to get the necessary appraisals, create an inter party agreement, and start the process of preparing RFQ/RFP text. They said because the clock starts ticking on land values, it was necessary to complete public review and comments on general guidelines for what should be the RFP quickly, between May 12 and June 12. The presentation summarized below and online was given, with means to make comments. In looking at them, some felt privately that the objectives were (necessarily?) general and even buzz-word--(in fact they were largely from the Harper Theater RFP and The SOM 2000 Vision for the Hyde Park Retail District), but most thought that what is there is good--some saying after that they would have to be carefully parsed.
A couple of items were thought not included despite frequent mention at public meetings and in the Survey, namely keeping a part of the original mission re: incubating start-up small businesses and artisans, need for a community center, including intervening and opportunity parcels, as well as concern over tightness of parts of the timetable and that decisions will be set before the November 15 block-building exercise. It also looks as if the full emphasis is on upscale retail while the housing component is to be for diverse income levels.
It was noted by one that it is unclear that HCAC has a right to to hold or sell the public-purpose shopping center est. c. 1965 to further an original purpose, to shelter artisans and incubate small businesses and the arts. (The University was mentioned in the charter as a possible successor to the Foundation; on the other hand it had members on the Arts Council Board and is a different kind of nonprofit. The University said it would its new position to facilitate new spaces for current tenants.)
Noted after or since the meeting: Some are uncomfortable with the models for redevelopment held up for redevelopment of Harper Court and 53rd Street: Delmar at Washington University in St. Louis, redevelopment at the University of Pennsylvania, and Lake Street at the Oak Park/River Forest Illinois transit interchange (some saying the redevelopment to the east of the latter is more in line and scale.)
Herald coverage, May 14, 2008 By Sam Cholke
The University of Chicago announced Monday it has acquired the Harper Court for $6.5 million, close to two years after the university made its first attempt to purchase the 53rd Street shopping center. "The deal is done," said Bob Rosenberg, a spokesman for the university. Rosenberg said he did not know how long the purchase had been in the works but it had begun over a month ago.
The purchase was announced Monday night at the 53rd state Tax Increment Finance (TIF) District advisory council meeting. James Wilson from the Chicago Planning and Development Department said the parcel would include the adjoining parking lot, but the coupling of the tow lots was not yet finalized and the city was awaiting an appraisal of the parking lot parcel.
The University has no plans for the shopping center in the immediate future beyond preparing for the city-mandated development process, Rosenberg said. The university has had individual discussions with current business owners at Harper Court and plan to extend what are for most month-to-month leases through 2008, he said.
Alderman Toni Preckwinkle (4gh) characterized the sale as a "positive development." she said she had been in dialogue with the university for some time concerning their intention to purchase Harper Court. "The Arts council, made up of our friends and neighbors, was having difficulty figuring out what to do with the property," Preckwinkle said. The previous owner of Harper Court, the Harper Court Arts Council, had delayed the sale of the property after the Illinois Attorney General's office became inclined to look into the legality of the transfer of the 40-year-old shopping center from the Harper Court Foundation to the arts Council in December 2005. The Attorney General's office has said it will not pursue criminal charges in the transfer, but has suggested organizational changes. Most recently, lawyer Jorge Sanchez expressed concern that the 501(c)3 nonprofit Harper Court Foundation did not follow accepted practices for dissolving its board when it transferred ownership of the property to the arts Council, a board helmed by many of the same board members as the Harper Court Foundation.
The alderman said after the meeting that she thought more people would be upset by the surprise transfer. I'm still letting it sink in, said George Rumsey, president of the Hyde Park-Kenwood Community Conference (HPKCC).
The university has contracted with the Chicago Consultants Studio to develop the request for qualifications and requests for proposals (RFP) from developers with the city's Planning and Development Department. The university worked with the downtown firm on the RFP for Harper Theatre, at the corner of Harper Avenue and 53rd Street.
Tim Brangle with Chicago Consultants Studio presented initial guidelines compiled from the Dec. 8 53rd Street Vision Workshop, the HP-K CC survey and other sources at the TIF meeting. Brangle said expectations for the development included retail space in mixed-use buildings and a height limit comparable to the Hyde Park Bank across 53rd Street. The initial briefing used to guide drafting the RFP is available on the Website hydeparkchicago.org and will be made available on vision 53.org in coming days. The public comment period on the document will be from May 12 to June 12. Chuck Thurow will be collecting comments at the f5:30 p.m. May 27 meeting of the 53rd Street Planning and Development committee at the Hyde Park Art Center. Comments can also be e-mailed to ccs@ccstudioinc.com.
Susan Campbell, vice president of community affair at the university, said they hope to issue the request for qualifications in the fall. Campbell assured attendees at the TIF meeting that public comment periods would come at every turn in the in the development process.
Rosenberg said it as "not entirely clear" what the university's expectations would be on a return for their $6.5 million investment. The university's priority is to facilitate a vibrant and livable environment for its students, faculty and neighbors, he said. "Ideally, this project can create something that is reflective of the distinctive nature of Hyde Park and something that represents the best of Chicago's mid-South Side," university President Robert Zimmer said in a prepared statement.
Full Summary Report of the Harper Court Priorities Survey 2008 (includes all comments submitted)
Neighborhood and Business Environment Committee of the 53rd Street TIF Advisory Council and The Planning, Zoning, and Development Committee of the Hyde Park-Kenwood Community Conference.
To Alderman Preckwinkle, the TIF Chair Howard Males and to the Department of Planning and Development/Chicago Consultants Studio teams. And online and printable at http://www.hydepark.org/survey.Summary Report and overview (6 pages) Online in pdf and printable at http://www.hydepark.org/survey.
Follow-up to December 53rd Street Vision Workshop Irene Sherr of Community Counsel. Below and in http://www.hydepark.org/survey. Note that these essentially correspond to list of key conclusions from the December 8 Vision Workshop voting prepared by Irene Sherr of Community Counsel.
[Guidelines for Harper Court Area RFQ/RFP] Heart of Hyde Park. TIF Advisory Council. Harper Court Area Redevelopment Briefing, City of Chicago-University of Chicago. Prepared by the Chicago Consultants Studio, Inc. May 12, 2008. Summarized below; online in pdf at http://www.hydeparkchicago.org and http://www.vision53.org.
Follow-up to December 53rd Street Vision Workshop: numbers = top ten vote-getters in the Harper Court Priorities Survey. Can be viewed and printed from http://www.hydepark.org/survey.
Busy and active, with lots of shopping, dining, entertainment choices
1. Well-lit night-time ambiance
2. Restaurants
Attractive and inviting
4. Welcoming landscaping
5. Destination, appeal to diversity
Green
10. Environmentally friendly
Convenient and easy to get around
3. Stronger pedestrian character
9. Day and night access
Community input
6. Public presentations by developers
7. Community review and feedback
Official minutes
Members Present: Steve Soble, Laurel Stradford, Jo Reizner, Howard Males, Rod Sawyer, Jane Comiskey, Chuck Thurow, Andre Brumfield, Charles Newsome.
Meeting called to order at 7:04 p.m., with a quorum present.
Remarks by the Chair: Welcomed all in attendance and orally presented tonight's meeting agenda. He also described makeup of the TIF committee, and its standing committees. Some in the audience noted that the Hyde Park Neighborhood Club (HPNC) did not have all the information when meetings were to take place. Chairman Males stated that all meetings would be given ample and appropriate notice, and that all TDIF meeting notices are done in the spirit of transparency. Chairman Males noted that the committee is looking to bring in presenters to future meetings to speak on topics concerning the 53rd Street Visioning process and its progress.
Approval of Minutes: Minutes were read by the committee. J. Reizner made a motion to approve th minutes as presented, which was seconded by J. Comiskey. The motion was passed unanimously.
Alderman's Report: Alderman Preckwinkle encouraged attendees to be involved with th TIF/Hyde Park-Kenwood Community Conference (HPLCC survey process concerning Harper Court, and to participate in the follow-up on the 53rd Street Visioning Process, tentatively scheduled for May 3rd. She also commented on tonight's presentation on Transportation.
55th Street Shopping Center Update: Joe Reizner, U of C Real Estate Operations: Thanked the audience and community for its patience and endurance, and announced that Treasure Island Grocery Store opens officially on March 12th @ 7 a.m. The parking lot will be re-striped. Treasure Island interviewed approximately 85-90 former Co-Op employees, and hired over 60 across their multiple store locations. They also hired 12 Kenwood High School students, and Hyde Park Produce hired approximately 6 former Co-Op employees.
Hyde Park Kenwood Community Conference: George Rumsey, President of HPKCC, presented preliminary results of the Harper Court/parking lot survey. He thanked th e core group (P. Mo[rse], G. Ossewaarde, C. Newsome, and J. Comiskey). He stated that as of Feb. 20, 1474 responses had been recorded. The survey will run until Mar. 20. He discussed various outreach efforts to increase participation, such as creating a page on the social networking website Facebook, and discussed highlights of preliminary survey results.
53rd Street Vision Workshop: Irene Sherr passed around 53rd street Vision workshop summary of the December, 2008 meeting. She identified several themes that came from the results of the workshop, to be developed further at the next workshop to be held May 3rd, 2008 at a location to be announced. Chairman Males thanked partners and sponsors of the December, 2008 workshop.
Center for Neighborhood Technology, Linda Young: Linda Young discussed Transit Oriented Design (TOD), its definition and its benefits and trends. More information can be found on its website, www.cnt.org.
Motion to adjourn was made by R. Sawyer, and seconded by J. Comiskey. The meeting ended at 8:33 p.m.
Submitted Respectfully,
Rod Sawyer
Hyde Park Herald, March 19, 2008. By Sam Cholke
53rd ST. dominates TIF meeting
The 3rd Street TIF advisory council meeting on March 10 proved anticlimactic for those who anticipated a breakthrough on redevelopment of Harper Court.
George Rumsey, president of the Hyde Park Kenwood community Conference, presented the initial results of a survey about how people want to see Harper Court redeveloped. The survey is a joint effort of the TIF council and HPKCC. Rumsey said the council has been getting about 00 responses a day and that slightly more since it put a link up on the social networking Web sit Facebook.com. There were more than 1,600 responses to the survey as of March 10, he said. The survey will be available until Thursday at hydepark.org/survey.
"Passing out results of the survey now could skew it" said Irene Sherr of Community Counsel, a local planning and development consulting firm. Rumsey contended that the results compiled so far were too general to dramatically alter the final data.
Half of the responses were from people ages 19 to 39, with ages 19-29 and 30-39 each accounting for about 25 percent of the total. Seventy percent identified themselves as white. "African American results doubled in the last week," Rumsey said. Eighteen percent of respondents identified themselves as African American or Black, according to Rumsey's preliminary results.
"People are really making use of the comment box," Rumsey said. Rumsey said he has 56 single-spaced pages of comments so far to go through. A lot of people say they want more businesses in the neighborhood that are open ate 9 p.m.--and that's not just coming from the younger respondents, it's across the board, he said.
Sherr next presented the draft report analyzing the poll results at the Dec. 8 53rd Street Vision Workshop. There was a tremendous amount of consensus in the results, Sherr said. Diversity of the community ranked very high, she said. "The element is something that comes up all the time when we talk about development," Sherr said. "What does that really mean if we want to have more retail and housing?"
Sherr said another obvious trend that arose in the polling was the desire to see 53rd Street treated like the main street of t he community. The draft report is available online at vision53.org.
A follow-up workshop will attempt to address the questions raised by the draft report. The workshop will be held from 9 a.m. to noon May 3 at Kenwood Academy, 5015 E. Blackstone Ave., Sherr confirmed Friday.
The final presentation of the evening was from Linda Young of the Center for Neighborhood Technology who spoke on "transit oriented design" principles used to guide neighborhood development. Young emphasized that the concept focuses on development that utilizes public transportation methods into and out of the neighborhood. "It's not just for commuters," she said. "It's a destination --- people are coming here to experience your neighborhood."
Young said Hyde Park residents could leverage the possibility of the Olympics coming to Chicago in 2016 to advocate for better transportation in the neighborhood. A streetcar could work well in Hyde Park," she said. The infrastructure is not expensive and has a permanence that makes investors looking at the neighborhood more comfortable. More information is available online at cnt.org.
By Gary Ossewaarde
Agenda: TIFormation (hard copy distributed along with TIF Annual Report), Alderman's report, Cleanslate, Canter, 53rd Vision, reports of committees, old business.
Present: all except J. Reizner and T. Wilkins.
Chair Howard Males announced (later reinforced by Ald. Preckwinkle) that the TIF Business and Environment Committee and Hyde Park-Kenwood Community Conference will work together on a on open community planning process for Harper Court RFP. She would not state any preclusions on the type of development or degree of change.
The minutes of the November meeting were approved with a minor correction.
Chair Howard Males thanked the council members and committees for their work, including on the December workshop, noting that the committees, which do much of the work, are open to all residents. He also thanked Irene Sherr and the Alderman for their work including on the workshop, and the residents who turned out in December.
Alderman's Report: Toni Preckwinkle. She thanked the council members. She read highlights from TIFormation, stressing the vision workshop- and those who collaborated to produce it- and said there will be at least one more broad-focus meeting: "only a beginning."
She summarized funds available at the start of 2007: $2.54 million with an additional $200,000 left expected at the end of 2007. Expenditures to Small Business Improvement Fund were $300,000 (Kimbark Laundry and Chant Restaurant), $150,000 for Cleanslate, and $150,000 for Canter School improvements (matched by CPS). She thanked the committees for their support. Those who received funds- SBIF, Canter Principal, and Cleanslate- in turn thanked the Alderman and the TIF council and said that the help was critical to their success. The Alderman said a key objective of the TIF was an addition to Canter; Chair Males suggested the school prepare a school physical improvement plan for the council.
Lake Park Corridor. Work will resume on 53rd and 55th in spring- lighting, frames, art. Planning is underway for 51st and 57th. In response to a question she said that some of th murals would be restored, including that on the north side of 55th. Money is being raised for the restorations, with Chicago Public Art Group.
Harper Court. HPKCC and the TIF Committee will work on an open process. At the March meeting the Dept. of Planning will present on Harper RFP. She anticipated that after a request is vetted for review, then sent to developers, it will take up to 90 days to receive resumes, and more time to review and winnow in committee, and be about a year before an award is made.
The Alderman called for one or two additional general and broad workshops on 53rd then site focus.
Cleanslate representatives briefly described success with their program, noting that Hyde Park was the most welcoming community in the program and that several interns had already moved on to regular employment. Audience members gave testimonials in support of Cleanslate. Motion was made to appropriate $157,000 to Cleanslate for the year starting May. Approved unanimously.
Report on the 53rd Visioning Workshop December 8. The next phase would explore themes such density and achieving cohesive planning as opposed to piecemeal or reactive planning. A full report will be issued once all the comments and votes from the table were studied--Irene Sherr said many important ideas came out of these that were suppressed in favor of big themes in the room-wide voting.
Hubert Morgan of Chicago Metropolitan Agency for Planning (CMAP) discussed the major findings and distributed a set of pie charts. He said the overall agency goal for Hyde Park in the years up to 2040 is that Hyde Park be a "destination of choice." Morgan praised the residents for coming out in force, clearly people here feel strongly. The methods included both small table interaction with facilitators and room-wide voting on options derived from the tables.
Their first task in such exercises is to learn "who is in the room," Morgan said. The audience didn't wholly reflect demographics, but most demographics were there. Disproportionately represented were older (25% aged 5-59, 20% 60-69), whites (54%), and females (59%). In housing types the audience was very diverse. Most walked to the workshop (on a cold day) (53%, 31% in personal car- 6% were from outside Hyde Park). What type of housing? (35% single-family home, 27% high rise apartment, 24% multi-family home, 11% two- or three-flat). How long did they live here? (43% over 20 years, another 18% 11-20 years, and the rest closely divided among 6-10, 2-5, and under 2).
The sense of what the street should look like was gauged: Given first place in value were mixed use buildings (24%), variety of retail (23%), Green with trees and landscaped (16%), visually attractive (13%). Receiving single-digit priority were Sidewalk cafes, Off-street parking in the rear, stores close to the curb, upper floors residential, buildings in good repair, and green all year.
What should go in the buildings? 52% selected mixed use retail and residential. 18% 24-hour activities and late night options, 5% Trader Joe's, and lesser numbers small-scale entertainment, clothing stores, higher density retail, mixed income housing, restaurants, and mix of national chains--most really specifications within the first two categories.
What should the buildings look like? 45 percent said a mixture of historical and well designed modern buildings, echoed by those who specified continued use of traditional buildings (7%) and mixed use (17%). Others called for height limitations (8%) or 3-4 story tall buildings (6%- together 14%) or specified patios and balconies, rooftop gardens, underground and off street parking (7%), or no visible security gates.
What activities will people engage in? 39% opted ford shopping, the next highest was night life including bars, dancing, movies (12%). Lesser numbers chose interactive entertainment, recreational entertainment which reinforced the second option. Others selected personal use such as walking or sitting or churches (7%) or interacting (5%- together 12%), youth programs and activities (6%) or residential living.
Noting that the energy level was high at the workshop, Morgan said that attendees valued for the street diversity-- proud of it and valued it, followed by physical good look, pedestrian friendliness, environmentally sensitive, and providing options. An audience member commented on the small number of usage responses for such obvious uses as office, or what might be overabundant now. Irene Sherr said such were in the table answers below top rank and would be given use weight when these are counted up. Services such as doctors, for example, were highly rated as an activity on 53rd Street. Parking concern was another. She suggested that such be explored more in the follow up workshop on what would it actually look like (a comment she had heard from many). She stressed the strongest expressions were for shopping, variety, outdoor activities.
Questions/comments. One said community groups should have been asked to co-design the questions and study them in advance. Sherr said the choices were not prepared in advance but from what was tops in the table sheets. Another said another big question could have been where you eat or buy food and what role should 53rd have in those activities. Sherr said the table responses did reflect this, especially in giving food (as well as entertainment) as top things people have to leave Hyde Park to get.
Another person said the presenters "pushed" diversity but didn't explain or distinguish well within the concept and noted concern with the last question on a mid rise somewhere. Assurances were given that the last question will not be used to legitimize a particular design. Males said the TIF and its committees only pass on specific proposals, with general guidelines in mind, and do not ask a developer to come with this or that design.
In response to another question, Males said the purpose of this exercise is not to engage in social science research, pay for market surveys, or hold a "referendum."
Other business, announcements .Thomas Kidwell gave a testimonial to SBIF funding. Susan Campbell announced that a lease was signed for the Co-Op space. Shut in shopping help was coming and other grocers are stocking up. A jazz funeral was planned at the Co-Op on its closing day. The Coalition for Equitable Development would soon call its organizational meeting. The Older women's League meets 1st Saturdays at 1 pm at First Unitarian--next month it will have a round two discussion of a senior-friendly community.
Adjournment
Formal minutes, by Rod Sawyer
Members Present: Steve soble, Antoinette McAllister, Jo Reizner, Tony Wilkins, Howard Males, Rod Sawyer, Jane Comiskey, Chuck Thurow, Trushar Patel, Charles Newsome
Meeting called to order at 7:03 p.m. with a quorum present.
Remarks by the Chair: Welcomed all in attendance and orally presented tonight's meeting agenda.
Approval of Minutes: Minutes were read by the committee. C. Thurow mad a motion to approve th e minutes as presented, which was seconded by T. Wilkins. The motion passed unanimously.
Meeting Notables: Vice-chair assumes meeting duties at 8:15 p.m.
Alderman's Report: No report.
Cleanslate Update: John Rush, of the CARA Corporation, gave an update on Cleanslate. A Business Survey summary and results were briefly presented, a brief video of the Cleanslate program was shown, and remarks were made by Yvette Clark, crew chief for Cleanslate's Hyde Park's TIF area. Chair Males made note that despite the pressure on TIF funding and the press it has endured in light of the city's budgeting process, cleanslate is an excellent example of how Hyde Park's TIF funds are used.
Harper and 53rd Street (Theater Building): Susan Campbell, of UC, began discussion with remarks and history for the 53rd street Theater building redevelopment. She introduced David Brint and Rich Sciortino, of Brinshore Development, who made a formal presentation of the project's progress. In their presentation, they proposed renovation of the property due to the expense of demolition (over $1M), restated development objectives and reviewed historic preservation plans. They revealed that they were 60-90 days from revealing their tentative retail tenant mix and design concept. In commenting on construction they stated that the roof will be raised, but the building exterior will be largely maintained. Just fewer than 40k sq. ft. of retail space will be created in the renovated structure. Construction is projected to begin in Spring, 2008, with occupancy expected in Spring, 2009.
University od Chicago 2007 Retail Market study: Susan campbell, of UC, presented the results of a retail survey conducted by the University. 12,000 of t he University's students were surveyed, with a 12% response rate, as well as 300 area residents in a phone survey. Among items discussed were- the core area boundaries (47th Street to the Woodlawn neighborhood, and from Washington Park to the Lakefront). The survey results also reported on an expanded boundary, called a Trade area, defined by 31st to 87th Streets, and from the Dan Ryan Expressway (I 90-94) to the Lakefront, and a subset, defined by Pershing Rd. to 67th street, and from King Drive to the Lakefront. She spoke to the point that these areas are what retailers look at when determining store location,s as well as population and income levels within these boundaries. The area also The areas also represent drive times to locations, expressed in time periods up to 15 minutes. she commented that the results were not as strong as retailers usually like to see when making decisions to locate stores within the trade area.
53rd Street Vision Workshop: Irene Sher[r] discussed the upcoming workshop to be held on 12/8/07 from 8:30 a.m. to Noon. She noted that this is a valuable opportunity for the community to come out and help determine the direction of development to be proposed in the area, and she encouraged as much participation as possible. This invitation was reiterated by the Vice-Chair as an opportunity for broad community input.
Motion to adjourn was made by the Vice Chair, and seconded by T. Wilkins. The meeting ended at 8:30 p.m.
By Gary Ossewaarde:
Minutes were approved.
The Cara Program/Cleanslate presented on their program and showed business survey reports showing that perceptions had completely turned around from "nearly always dirty" to 79% "nearly always clean." The Council was proactively receptive to renewed funding next year. Chairman Males wore a cleanslate tee shirt.
Brinshore and Susan Campbell of the University presented on its design work and retail contacts for the 53rd/Harper Theater project. The building shell will remain, with new floors and new treatment of the first floor retail and theater entrance. Practically this is preservation, although in category and standards adaptive renovation. The corner space will almost certainly be dining. They hope the west part of the 53rd first floor front and theater will be upscale apparel and related shops--many have shown interest. The upper floor of both buildings will be offices (53rd is already committed to a therapy group). Developers expect to submit for permits and closings at the end of the year and for construction to start late winter or early spring. They were asked to put up signs showing this is the site of new development instead of everyone seeing just "closed" signs. Response was favorable, with reservations about the success of high end shops.
Susan Campbell, UC assistant vice president, discussed results of a retail needs and potential study of the larger area of draw and a neighborhood survey. Demographics shown on maps, spread out nature of the business corridors, lack of big spaces and uneven to sparse offerings are among the difficulties to attracting new retail. Parking was said not to be a respondent concern. Shoppers complaints were about the look and feel, lack of selection and variety and of basics as well as entertainment. Facilities were considered outdated and not comporting to modern size requirements and business plans that renew the look every five years. It appears we need to stress advantages business site searches don't look at, such as the students, rebuild our ability to supply basics, and re grow population with spendable income. Objections were made this that leaves out the large number in Hyde Park and around that have some money to spend if the selection were there but cannot support or afford high end retailers, and that there would have to be lots of new people (as Campbell said) when we are landlocked by the Lake and Washington Park and Jackson Park.
This was an entry for Irene Sherr to encourage attendance at the December 8 53rd Vision Workshop. Chairman Males stressed that the question needs lots of voices--neither the TIF nor any one organization should decide these issues. Sherr urged registration because electronic voting devices and lunches have to be ordered.
Adjourned. Top
Members Present: Andre Brumfield, Jane Comiskey, Howard Males, Antoinette McAllister, Charles Newsome, Trushar Patel, Rod Sawyer, Steve Soble, Chuck Thurow, Ginny Vaske, Tony Wilkins.
Remarks by the Chair: Howard Males welcomed community members and encouraged them to visit the American Express/National Trust for Historic Preservation site at partnersinpreservation.com to vote for which site would receive preservation dollars.
Approval of Minutes: Moved, seconded, passed to approve the minutes of July 7, 2007 with date correction.
Alderman's Report: Alderman Preckwinkle introduced James Wilson of the Department of Planning who shared information on the development process for Harper Court. Mr. Wilson explained that the department had asked for and accepted as fair an appraisal of the parking lot and Harper Court parcels. In October or early November a Request for Qualifications (RFQ) will be issued. This will determine who might be interested in developing the site. Applications will be examined, and 3 to 5 developers will be asked to submit a detailed plan. Mr. Wilson will return to the TIF Council meeting in November to inform the community of progress to date. In response to a question from the audience, Alderman Preckwinkle reminded those present that the bonds issued to originally establish Harper Court have been repaid and that the Harper Court Arts Foundation, who owns the property, will sell the property. The Foundation has stated its intent to use that money to support art projects in the community. The existing zoning for the site is planned development which was created when Harper Court was built originally.
Proposed Arts and Recreation Center at 35th and Cottage Grove: Bernita Johnson-Gabriel, Executive Director of QCDC, and Gabriella DiFilippo, Illinois Facilities Fund, shared a power point about the background and future plans to build an arts and recreation center at 35th and Cottage. QCDC's Quality of Life Survey indicated the community's desire for and value of arts and recreation. This led to a more detailed survey that identified specific arts and recreation needs, including issues of safety, accessibility, availability to all income, and activities such as swimming, teen programs, adult fitness, and music lessons. An artist's rendering of the 85,000 [sq. ft.] included 50,000 square feet for recreation, 25,000 for music, arts, dance, and theater activities, and 1o,000 for retail space needs related to the facility. Care is being given to ensure that duplication of arts programs and institutions does not occur, e.g., Muntu, Little Black Pearl, Hyde Park Art Center, etc. At present, Community Builders is taking the lead on developing the site. The Chicago Park District and Chicago Public Schools own the land. It is estimated that $25 to $30 million dollars will be needed; financing is hoped for by this fall.
53rd and 55th Street Mural Project Update: John Pounds, Director of the Chicago Public Art Group, Chuck Thurow, Hyde Park Arts Center, and Faheem Majeed, South Side Community Art Center are "curators" for the panels and murals at these sites. Four artists have been selected--Calvin Jones, Margaret Burroughs, John Himmelfarb, and Terry Evans--whose works lend themselves to art panels for the site. Lighting and a protective coating are also part of the project. In addition, part of the mural on the south side of 55th - Alewives and Victory Fish- will be preserved.
Small Business Improvement Fund Update: Derek Walvoord, SomerCor, updated those present on the grants that have been issued to 53rd Street businesses. Over $150,000 has been given out, with a ceiling of $350,000 available. Derek cited the transformation of the Far East Kitchen into Chant.
Announcements. The Coop Book Sale will be held on October 6, 7, 8; books can be dropped off at the Coop. On September 20th th Hyde Park Jazz Concert will take place. September 30th is the date for the Hyde Park Book Fair from noon to 5:00. [sic: 57th St. Children's Book Fair, 1-6 p.m.]
Adjournment: Moved, seconded, passed to adjourn the meeting at 8:15 p.m. The next TIF Advisory council meeting will be held on Monday, November 12, 2007 at the Hyde Park Neighborhood Club.
Respectfully submitted,
Ginny Vaske, Secretary
Official minutes by Ginny Vaske
Members Present: Jane Comiskey, Howard Males, Antoinette McAllister, Charles Newsome, Jo Reizner, Rod Sawyer, Laurel Stradford, Chuck Thurow, Ginny Vaske, Tony Wilkins.
Approval of Minutes: Moved, seconded, passed to approve the minutes of the May 14, 2007 as submitted.
Alderman's Report: Alderman Preckwinkle gave the community an update on several potential developments in the TIF area.
Parking Committee report: Howard Males and Irene Sherr presented the results of DePaul Professor Kim's parking study. (Parking committee meeting minutes of June 24, 2007 are attached.) His students looked at parking on 53rd St. between Lake Park and Dorchester to determine whether or not a parking problem exists. They interviewed approximately 40 people and reached the following conclusions:
This information will be useful in pursuing a Transportation Enhancement District (TED) for 53rd Street.
Chair Report: Howard Males reported that due to a change in by-laws, no TIF members would be rotating off the Council. Membership will remain the same for another year.
Corridor Housing Initiative: Irene Sherr showed a video from the Corridor Housing Initiative which works with city and community partners to field a team that reaches out into the neighborhoods ahead of project design and development so participants begin to understand the economics of development.
Irene distributed a seven question quiz on density: "How Dense Can You Be?" She reviewed the questions and answers with the Council and audience as a segue into a video about the Corridor Housing initiative. Irene also reported that she has been exploring the application of CHI, or something like that, in Hyde Park with Pat Wilcoxen of the Interfaith Open Housing Committee.
Adjournment: Moved, seconded, passed to adjourn at 8:10 p.m.
Notes on the meeting, by Trish Morse, HPKCC board member
Alderman Preckwinkle reported on several development issues:
The chairman reported on a study done by a DePaul undergraduate class comparing parking on 53rd Street an in Lakeview. Professor Kim had gotten interested because of the TED. They found that 88% of the metered spaces were full in the morning and 93% were full in the afternoon. More Hyde Parkers are dependent on cars and insist on driving than residents of Lakeview. Lakeview discourages reliance on cars through no parking zones, permit parking, parking enforcement, and higher rates. There are also structural differences. The double meter spaces (one meter for two spaces) pace off at 27 paces on 53rd and 21 paces in Lakeview. Pay & Display would solve tha. Employees park in front of the store at a much higher create on 53rd. And the viaducts create a cognitive distance from the stores for the parking east of the tracks, even though the spots are no further than similar parking spots to the west.
Irene Sherr responded that the Pay & Display would be from Woodlawn to Cornell. She didn't know if there had been any thought given to handicap parking but said they'd take that into consideration when they go to the level of details.
Irene Sherr then made a presentation on Density. She handed out a quiz from the website of the Lincoln Land Policy Institute (www.lincolninst.edu/index-high.asp) that showed that assumptions of what density looked like weren't accurate and also how density and use of public transit were related. Irene Sherr and Pat Wilcoxen had been looking at a not-for-profit program in Minneapolis called the Corridor Housing Initiative (www.center4neighborhoods.org/corridor_housing.htm), which has developed a series of workshops that train participants to think about economically viable land use that balances density and affordability. It's a bottom-up planning process. The CHI website has a "cookbook" on how to go about the process. She sees this as something that builds on the generic guidelines developed by Skidmore, Owings, and Merrill nine years ago.
The September agenda will be so packed at there might be two meetings: Leal will discuss his two developments, the U of C will discuss Harper, and Susan Campbell of the U of C will present the marketing study. They might have the U of C at the regular September meeting and Leal at a separate meeting in perhaps October..
At the May 14, 2007 meeting $150,000 was appropriated for improvements at Canter Middle School, there was a major update on the Lake Park and Viaducts project from the Department of Transportation, Ald. Preckwinkle reported on development, and Ferando Leal will come in July on his plans for the 53rd Kenwood site, problems and delays having arisen for 53rd and Cornell.
TIF gift gives Canter Middle School a makeover
Herald, May 23 2007. By Nykeya Woods
As the school year ends, Canter Middle School, 959 S. blackstone Ave., its beginning its $150,000 makeover, courtesy of funds approved at the May 14 53rd street Tax Increment Financing (TIF) Advisory Council meeting.
Principal Carolyn Epps said that she wants to create a welcoming environment for junior high school students with new doors, landscaping and and exterior cleaning of the school's two-story building. The allocation is the first for canter. "Ideally we would fix up everything but the exterior is so drab," Epps said. Epps wants to install an electrical sign to replace th e old one. "We want to look like a school you want to go to and not [like] a storage facility," E[[s said. "That is kind of what it looks like now from the the street.
During the meeting, TIF Chairman Howard Males read an e-mail about his concerns for funds to the school. "The Canter representatives have been patient. They've been gracious in waiting for redevelopment to fund a larger scale improvement to their school," Males said.
Males, along with other TIF members Virginia Vaske and Mae Wilson, formed a special committee to talk with Epps. In meetings, the group talked [about] what the school needs and how TIF. funds would be used.
At the March 12, 2007 meeting:
The Small Business Improvement Fund was explained to be TIF appropriation (only
13 of the TIF districts in Chicago, including 53rd are in the program). While
eligibility rules are so strict that few businesses qualify, no criteria
or oversight for choosing recipients has yet been drawn up- this is to be done
by the TIF N&B Env. Comm. Proposals must have the Alderman's approval. Applications
can be picked up at the Chamber or SECC and submitted (although deadline has
passed?). (The guidelines for renovation are up in our website in the Small
Business Fund page.)
The University of Chicago has contracted for a retail preference survey. An
audience member called for a look at current zoning vs use, need and appropriateness.
Herald May 23 report- By Nikeya woods and Yvette Presberry (abbreviated)
Construction began last week to improve the viaducts at 53rd and 55h street an Lake Park Avenue as lane closures caused minor traffic jams. The Chicago Department of Transportation (CDOT) is spending $3.8 million to reconstruct the drab and leaking viaducts.
"We all know the structures are all leaking and there's a lot of water that sits there, and there's only so much we can do about that," said Janet Attarian, project director for CDOT. Attarian made a presentation at the May 14 53rd Street Tax Increment Financing Meeting and said that the pedestrians and drivers should expect to encounter reduced sidewalk space and single lanes under the viaducts.
The improvements will take place in four phases, with the first phase occurring at the north side of 53rd Street and the south side of 55th Street. Later in the summer, as decorative concrete railings are hoisted into place, 53rd and 55th streets will be temporarily closed and traffic will be rerouted.
Attarian said that when the first phase is completed by the end of summer, CDOT will begin work on the flip side of 53rd and 55th Streets. Future work includes improvement to the viaducts at 7th, 51st, 57th and 60th streets.
Chicago Transit Authority bus stops will be moved across the street. Metra stations and businesses like Istria Cafe on 57th Street will remain during construction.
residents and commuters were excited about the improvements. " If it's advantageous for people who have disabilities and it's more accessible for ladies in the evening and well lit, then I'm all for it," said Hyde Parker John Volpi. ..Jeremy Inbinet said, "Right now when you walk down here it seems dark, And you think, 'Should I cross the street here or should I keep walking."
The agency will install new lighting, a decorative arch walkway, ADA compliant sidewalks, a guardrail and a new ceiling and new gutters. A system to collect rain water from leaking down the walls will be installed to help restore murals and new artwork.
Meetings about the improvements will be held every Thursday at 1:30 pm at [Bank Financial Lake Park/55th].
Minutes of the March 12 Meeting
(spelling errors corrected- GO)
Members Present: Andre Brumfield, Jane Comiskey, Howard Males, Antoinette McAllister, Charles Newsome, Trushar Patel, Jo Reizner, Steve Sobel, Ginny Vaske, Tony Wilkens
The meeting was called to order at 7:05 p.m. by Chair Howard Males. He thanked the Hyde Park Neighborhood Club for its hospitality and graciousness over the years and introduced the new Executive Director, Peter Cassel. Mr. Cassel highlighted a few HPNC programs, announced the pancake breakfast/raffle on April 1st from 8:00 to 2:00, and introduced the Board President, Debbie Franczek.
Howard congratulated Alderman Preckwinkle on her re-election, asked the council members to introduce themselves, acknowledged those TIF committee members who were in the audience, and encouraged those present to contact him if they wish to serve on a TIF committee.
Approval of Minutes: Moved, seconded, passed to approve the TIF Council minutes of Jan. 7, 2007 as amended, taken by Tony Wilkens. Howard then clarified a statement made by Mr.Leal at the January meeting when giving a brief background of his presentations to the Council. Howard noted that the TIF Advisory Council gave its approval in November 2005, but wanted to hear the results of the traffic and shadow studies as soon as they were completed. Mr. Leal had stated that TIF Council approval came in October of 2006.
Presentations:
University of Chicago Office of Community and Government Affairs: Ms. susan Campbell announced that in response to emails from community members about the overall lack of retail in Hyde Park, the University has hired Location Strategies to conduct a resident survey about shopping habits. The survey should begin the first or second week in April. In response to questions about sampling and reliability, Ms. Campbell assured those present that these concerns would be addressed.
Alderman Preckwinkle's Report: The Alderman had three announcements:
Small Business Improvement Fund: Howard Males and Irene Sherr presented information about the SBIF which gives assistance to small businesses in TIF districts through a grant process. The program reimburses small business owners, dollar for dollar up to $50,000, for expenses incurred on permanent/capital improvements. Applications will be accepted after March 20, 2007. If there is an overwhelming response, a lottery will be held to determine who is funded. The SBIF can only be used in TIF districts, and it is TIF money which funds these projects. Every application must have the Alderman's support.
After many questions from the Council and audience, it was agreed that the TIF Council could approve the SBIF, "in principle" but that the Neighborhood and Small business Environment Committee, chaired by Jane Comiskey, would need to make a recommendation to the full Council regarding a process and dollar amount. The rationale for spending TIF money on small business improvement is to enhance local businesses, thereby generating even more TIF funds in the future so the parking garage and Canter addition can be completed sooner.
Moved, seconded, passed that the Hyde Park TIF Advisory Council approve, in principle, support for the Small Business Improvement Fund program and ask the Neighborhood and Business Environment Committee to recommend to the Alderman and TIF Council funding limits, time guidelines, and other processes determined by the committee.
Adjournment: Moved, seconded, passed to adjourn the meeting at 8:20 p.m.
The next TIF Council meeting is scheduled for Monday, May 14, 2007 at 7:00 p.m., Hyde Park Neighborhood Club.
Respectfully, submitted. Ginny Vaske
Alderman Preckwinkle gave her annual report on the state of the TIF. The annual brochure "TIFormation" can be picked up at SECC, 1511 E. 53rd St. It can be read in this site at TIFormation.
The Council approved expenditure of $150,000 to start up the Cara-based CleanSlate street cleaning program. (See details of the program.)
L3 Developers said the start up of the 53rd Cornell development is delayed due to large increases in construction costs over the past two years. They are committed to the project (17 stories), including 15% affordable units (off site, location not yet determined but discussions being held) but it might take longer. Demolition of the current structures could start this spring. Air rights were already finalized in October with the only neighbor who would sell theirs, Jack McGarry of K & G Building Management. Demolition permits being obtained, downtown public hearings will be scheduled for the near future, Ald. Preckwinkle told the meeting.
Hyde Park TIF Advisory Board Meeting Minutes,
January 8 2007, Hyde Park Neighborhood Club
Attendees: Howard Males, Tony Wilkins, Jane Comiskey, Antoinette McAllister, Steve Soble, Chuck Thurow, Jo Reizner, Laurel Stradford, Roderick Sawyer, Andre Brumfield.Meeting opened at 7:05 by Chairman Males with a request for amendments to the prior meeting minutes. Two changes submitted:
1. Correction to the spelling of Hank Webber’s name.
2. Correction that Andre Brumfield did not accompany Ms. Comiskey on a recent tour reported in the minutes.Motion to approve made by Antoinette McAllister. Seconded by Jane Comiskey. Passed unanimously.
Alderman Preckwinkle was introduced and reviewed the history of the TIF formation and indicated her hope that the TIF Advisory Board would authorize the release of $150,000 to fund CleanSlate, a job training and neighborhood beautification program targeted at teh53rd street business district. She also summarized the current TIF cash position as approximately $2,000,000 based on $1,700,000 at the end of 2006 as reported at the end of the fiscal year in June 2006.
Chuck Thurow asked that the Alderman review the Advisory Board’s priorities. She obliged explaining that they are the same today as they were in 2001 when the TIF was established:
1. Fund structured parking for Hyde Park
2. Build an addition to the Miriam Canter Middle school
3. Support for Nichols Park and the Spruce Play lotChairman Males added that the CleanSlate program is an initiative t hat replaces a previously approve, but never implemented, program entitled Clean Street. He reminded the Board that consideration and approval of this proposal would not undermine or affect the TIF’s priorities.
At this pint, Alderman Preckwinkle introduced Fernando Leal, owner of the L3 development corporation to update t he audience on the progress of his project at 53rd and Cornell.
Mr. Leal noted that he project was approved in October ’06 and t hat air rights were also approved. Bids solicited in November from subcontractors came in surprisingly (35%) higher than he had received two years earlier, a reflection of the demand for subcontractor work throughout the city. Mr. Leal reported that he advised t he Alderman of the situation. He reported that the cost increase would slow, but not stop the project.
Mr. Leal pointed out that he current slowdown in the housing market is expected to improve the response time from subcontractors and that since L3 has no outside investors that they are beholden to, they are free to act in an open, transparent fashion and intend to secure, demolish or manage the building according to the best interest of the committee as communicated to the Alderman. Finally, he pointed out that he will have a better feel for the start date timing of the project, scheduled to complete within 24 months after breaking ground, in the next six months.
The Alderman asked that Mr. Leal return the July meeting for an update.
Considerable time was give to the discussion of air rights and the risk that the permits might expires before construction starts. The Alderman replied that she sees no risk that permits will expire at this time. Asked about the price of the project, Mr. Leal responded that total costs are expected to be $7,000,000. The height of the building is planned to be 17 stories. In response to concerns about traffic disruption and noise associated with the demolition of the building, Mr. Leal responded that L3 will comply with the city statute requiring a meeting with neighbors 10 days in advance of commencement of demolition to address concerns.
At 751 pm, Mr. Leal concluded his remarks.
Chairman Males then asked the Alderman to submit her request that the TIF Advisory Board approve funding for the first year of CleanSlate. She did and advised that the intent of the City is that the TIF fund the first year of the program with successively smaller commitments coming from alternate sources to provide for ongoing support.
Discussion ensued and it was learned that CleanSlate interns are charged with speaking with 100 people per day as ambassadors for the business district as they pick up trash and clean the area. They are required to maintain “contact card[s]” to document their interaction with the community.
There will be 8 interns (employees) working 5 days per week cleaning up Hyde Park wherever the community needs them. This group promotes and participates in recycling, hiring locally where possible and are supervised by Cara, the parent organization through the Mayor’s Office of Workforce Development.
Tony Wilkins moved and Rod Sawyer seconded a motion to approve funding which, by show of hands, passed unanimously. Chairman Males delivered Virginia Vaske’s vote by proxy.
Chairman Males then asked for a vote to adjourn. Same was made by Jo Reizner, seconded by Rod sawyer and approved unanimously and the meeting concluded at 8:05 pm. Meeting minutes submitted by Tony Wilkins.
Hyde Park Herald January 31, 2007. By Nykeya Woods
A Tax Increment Financing (DTIF) Advisory Council approved $150,000 to use for a neighborhood cleaning crew along 53rd street at its Jan. 8 meeting.
Cleanslate, a neighborhood beautification program, will be funded for one year beginning in March through early 2008. The city's department of Planning and the Mayor's Office of Workforce Development will facilitate the fund transfer. The TIF Council is using part of its nearly $1.7 million reserves to pay for the program. "The city has agreed that we could use TIF resources to fund the first year. In subsequent years, the DTIF subsidy would be reduced." said Ald. Toni Preckwinkle (4th) at the meeting.
Preckwinkle also introduced the Transportation Enhancement District (TED), formerly the Parking Improvement district (PID), which will help to fund the Cleanslate after the first year.
This is the second time that the neighborhood has invested in a clean up crew. When the TIF District was put together, one of its first initiatives was a different clean program. The program, Clean streets, was funded by neighborhood business, but the program eventually fizzled out. "It proved progressively harder to get the business community to support this on a voluntary basis," Preckwinkle said. "And then we tried to get a clean streets program approval from the city Department of Planning."
Cleanslate employees will clean sidewalks, curbs and parks, empty garbage cans and promote recycling in the 53rd street TIF District. All employees are required to communicate with a minimum of 100 people per day.
Reports/summaries of the November 13, 2006 meeting including decision on Harper Theater
Minutes of the September meeting were approved. Announcements included The Co-op Annual Meeting on the 19th, Hyde Park Art Center "Fun Day" on the 19th, a seminar on condo issues sponsored by HPKCC on the 20th and a book signing for Rick Kogan in December at What the Traveler Saw.
Bank of America modifications. The bank, soon to open at 1439 E. 53rd Street, will have reduced, front lit (gooseneck) only signage, will be very user friendly and compliant and have see-through windows that will shed some light on the sidewalk at night. The Bank (which supports the National Trust) is very aware that it is using a historic structure. The bank is seeking to work with the landlord to rehab the vacant upper stories as affordable rental housing and intends to be involved in the community (in response
Alderman Preckwinkle's
report. She met with the Mayor's Commission on Workforce Development
about Cleanslate cleaning plus. It appears that TIF funding will be allowed,
but this has to be worked out.
53rd and Cornell: The planned development application was filed and demolition
permits obtained. She expects to resolve the affordable housing component in
January and for construction to start in spring (demolition).
The 4th Ward Holiday party will be held December 11 at King High. Please bring
a canned good and or wrapped gift for kids.
Harold Washington boat basin has a quality pool sealer now. The work will be
finished and the Ferrari sculpture installed and dedicated in the spring.
Harper Court is being appraised by the Department of Planning and Development.
The RFP as approved will define the project; no zoning change will be needed.
The RFP will be vetted in the TIF before it goes to developers.
Neighborhood and Business Environment Committee report. Jane Comiskey. A community walk along 53rd St. was held October 3. The many participating individuals and organizations were thanked by Jane, the TIF and the Alderman. Next step is to do some things one-on-one that do not require money, with businesses and the city. Report copies will be sent to organizations.
Report on the November 13 TIF meeting-- decision on Harper Theatre. By Gary Ossewaarde
The "winner" was announced at the November 13 TIF meeting. Hank Webber, UC Vice President for Community and Government Affairs, and selected Brinshore Developers and Baum Brothers LLC will be recommended to the University Board of Trustees. Design and permits will take about 6 months, after which the theater section will be demolished and the site redeveloped. Webber will return to report on progress in March or May and the final plan will be presented at a summer TIF meeting before going out to bid. Webber also said they will help existing tenants to find new space--Hyde Park Barber Shop as historically and culturally significant is owed a special obligation, Webber said, and is already enthusiastic about new space identified by the University. At request of TIF Chair Howard Males, the developer will work with the TIF Planning and Development Committee before presenting a final plan in the summer. (The committee's meetings are open and chaired by Chuck Thurow.)
The retail "Herald" building along 53rd will be retained and upgraded for a (ground floor 15,000 square feet) mix of local and national higher end fashion and apparel retailers. The line and style of the restored Herald building will be extended along Harper the length of the to-be-demolished theater, the line interrupted and book ended by towers that will recreate many of the features and brickwork and trim of the theater. The retail will be deepened through the former theater, and the north end will likely have one or more upscale restaurants. The second (and possibly a third story) will be office and possibly some creative-use space. In no case will the height exceed that of the old theater.
The 15,000 square feet limit the kinds of retail that are possible (such as not furniture or Gap-sized stores). One Hyde Parker who has a fashion store in Bucktown has already signed on. The developer and University are confident this can work and spur redevelopment, even with no parking provided. (The development's parking requirement is met by the expected tax increment the development will bring to the TIF district, which is expected to use increment to back a garage.)
Rejected bids included a hotel (said by Webber to be dubious at that location and in conflict with plans for such a complex elsewhere), a health spa, artists' lofts, various mixed use and residential, and condos or rental housing, and the Music Box Theater bid despite strong community backing. (Webber said that bid would have required a subsidy from both the University and the TIF for an $8 million rehabilitation: given the University's mission is teaching-research-patient care, that the University wanted to realize a return and had set a priority for 53rd to start by filling in retail types we don't have and spur lagging retail values and venues, loss from the theater bid vs. the return from the Brinshore/Baum bid could not be ignored (even though the University was not receiving as much as it had hoped). And there were grave doubts about the success of a cinema.) Webber said that the selected project is "a big, positive step in the right direction- but other steps will have to be taken."
Each of the University's criteria were superbly met by the bidder, Webber said:
· High quality and experience of the developer (which has done extensive redevelopment in many parts of the city including all around Hyde Park, brokered one in four retail deals in the Loop, and rebirth of Bucktown Milwaukee Ave. retail.)
· Experience with historic preservation and adaptive reuse (which this firm specializes in and has won Driehaus awards) with preference for keeping the 53rd facade
· Proven ability and commitment to fund and complete the job in a short timeframe
· A plan and strategy that will result in a high quality redevelopment, upscale, and in accord with the University and community preferences and expectations for what's to be there. These priorities were: Fashion and apparel, and fine dining (although some want a 24 hour or a bistro)
· Historic preservation and adaptive reuse
· Destination shopping that would stimulate development and generate street traffic including at night
· Green and sustainable design (has LEEDs architect on staff)
· Minority and women business participation commitment and track record
· Ability to provide a return to the University
· Willingness to work with the community.
David Brinshore stressed the commitment to preservation and reuse, green, minority and women participation, and a mix of nationals and local retailers. Anchor will be Ms. Catwalk, owned by Hyde Parker Michon Stuttley, who asked why Hyde Parkers should have to drive to Bucktown to shop for her goods.
Questions:
· Liquor license--have talked with city, it is possible, although the
development doesn’t depend on it.
· There would be 3-4 shops on the 53rd side.
· A new utility corridor will be created off Harper.
· The building north of the theater is not involved in the project.
· Space has been identified for the barbershop, which is owed special
help beyond that pledged to all the current tenants.
· The University rejected hooking up with Harper Court development to
get
something unique and appropriate to the theater/Herald building going quickly.
Several expressed thanks
to the University and the developers for their responsible reuse of the building,
historic and green considerations, listening to community input on scale, context,
pedestrian friendliness and retail needs, and for engaging with the community.
There was an appeal to be very careful given the number of historic structures
that have burned down during renovation in recent years.
Pamela Haley, leader of the group to preserve the theater as a Music Box cinema expressed disappointment and said the University did not pursue the bid in good faith or listen to the community. Webber said that there will be more opportunities and places for cinema, including the Music Box to come in, as is true of all the other possible uses proposed for the theater building.
A Conference version
Theater, 53rd classic storefronts morph into bold retail plan highlight busy TIF meeting November 13
In a bold risk, the University of Chicago announced at the November 13 2006 Tax Increment Financing (TIF) Advisory Council meeting that it has turned on its head redevelopment of the Theater and former Herald buildings. While many assumed the 53rd side was doomed as developers would seek elbow room for a new development, or else focused on keeping the theater or at least its façade, it is the 53rd St. shops façade, not that of the theater, that will be preserved in adaptive reuse and extended into the heart of the former theater and down the Harper side of the site, with height and decorative element replication of the theater façade. The risk is that the u