TIF News

Information about the 53rd Street Redevelopment Project Area (Commercial Tax Increment Financing District)
TIF homepage

A service of the Hyde Park-Kenwood Community Conference, its Development, Preservation and Zoning Committee, and the HPKCC website, www.hydepark.org. Support our work: Join the Conference!

To page index. Next meeting agenda (Jan. 14)
Recent doings (Canter, Cleanslate, SBIF...).
2006 Annual Report, 2007 Annual Report
More: Advisory Council Meeting Records. Early AC Meetings. July 10 06 Mtg. Report.
"TIFormation" brochures. 53rd Street News. Development Navigator. Business Climate. Tracking Community Trends. Zoning Reform. Community News. An article saying "density" can be a solution to neighborhood and regional ills. Parking Woes and Hopes. Parking (Transportation Enhancement) Recommendations. Lake Park/viaducts/embankment Project. The Hanging Basket program- 1), 2), 3). The CleanSlate program, page. Maps of the TIF District. Adv. Co. bylaws changes.
Theater decision and undoing?. Harper Court homepage. Antheus Capital. Village Center. Mobil/McDonald & 53rd Cornell. Checkerboard Lounge and Kleiner restaurant.
Next meeting details. To past meeting records. Bylaws.

53rd Vision workshops, info. It's website: vision53.org. See also 53rd St. page

Be advised that the 2007 Annual Report issued by the city for all TIFs is now available at City Hall room 703 M-F 9:30 am-4pm. You can sign up to receive notice of same mailed annually as a "TIF Interested Person (or organization.)"

See Council info/ update brochures 2005 - 2007:TIFormation ( Copies are at SECC offices). See major parking recommendations for the business district, introduced July 10 2006. Was on pdf from SECC.(new web address). Chamber of Commerce new website: http://www.hydeparkchamberchicago.org. Development site is

Flower Power hanging baskets donation time again. Contact SECC at 773 324-6926. Read about it.

Small Business Improvement Fund grants are now available out of TIF monies- several businesses have used. them (Chant, Sit Down, Three Pillars, and Kimbark Laundry) See our SBIF page. Note that this is a 50-50 match with strict requirements, to be used only in the TIF area. Projects require aldermanic support, and recommendation of the TIF Neighborhood and Business Environment Committee (criteria to be developed, lottery used if competing proposals). TIF purpose is to increase property values for the increment for TIF purposes.The Business and Neighborhood Environment Committee continues to seek ways to bring 53rd along. Note, there have been periodic updates on the program and glowing testimonials from businesses that took advantage of it.
Now awarded RFP and guidelines for the Heart of Hyde Park/ 53rd & Harper (Theater) are were available on the SECC website--inquire of Irene Sherr--www.hydeparkchicago.org and the Guidelines part is in our Theater RFP page--with link to get full from developer-hard or CD-ROM copies. (We do have a pdf copy downloaded in the computer at our office- 39 pages plus graphics.)

To page index. Announcements.
To About Cleanslate cleaning program and recommendation
To Parking Committee recommendations and parking district recommendation
To TIFormation page for January 2008 annual TIF report to community


Logistics of the TIF are handled by South East Chicago Commission 773 324-6926 and consultant Irene Sherr, 773-324-8614. isherr@communitycounsel.com.

 

Next TIF Advisory Council meeting:

TIF Council generally meets the second Monday of September (1st meeting of year), November, January, March, May, and July. To be on the list to be informed of meetings, contact Irene Sherr.

Next TIF meeting is scheduled for Monday, September 8, 7 pm, Kenwood Academy Little Theater, 5015 S. Blackstone.

August 18, Monday, 6:30 pm the Planning and Development Subcommittee will review Antheus' proposed Village Center development. Hyde Park Art Center, 5020 S. Cornell.

Information coming (see outline in site homepage and Community News-What's Going On) on the July 14, 2008, meeting. (See in Advisory Council Meetings.)
Agenda items included update on Harper Court Area RFP, 53rd/Harper (Theater) project, retail student survey, report, and introduction of Antheus Capital's redevelopment plans for Village Center at E. Hyde Park Blvd. and Lake Park Ave.

 

New site on planning from TIF and SECC: http://www.vision53.org. Including reports on December 8 and May 3 53rd Street Vision Workshops. This site also has Guidelines for Harper Court RFQ/RFP in public comment period until June 12 (comments to ccs@ccstudioinc.com).

****December 8. 53rd Street Vision Workshop. 150-200 came!!! . Alderman Preckwinkle, The 53rd Street TIF Advisory Council, South East Chicago Commission, Hyde Park-Kenwood Community Conference, HP Cluster of Interfaith Open Communities, University of Chicago, Chicago Department of Planning and Development, Chicago Metropolitan Agency for Planning (CMAP) invited all to come learn realities and options and vote your choices for a renewed 53rd Street and heart of the business district and related concerns. Nearly 200 attended this first step at Canter School. Next steps are being prepared. For report on Dec. 8 go to http://www.hydeparkchicago.org/3.html. Our reports in Dec. 8 and in 53rd News.

110 attended the May 3, 2008 Workshop II, hearing realities from experts, going out to photograph in teams, coming to key preferences and priorities. Our report. A draft from the TIF can be viewed in http://www.vision53.org/12.html. Next step- Corridor block exercise Nov. 15.

 

Planning and Development meets August 18, Monday, 6:30 pm to review the Antheus Village Center proposal. Hyde Park Art Center, 5020 S. Cornell.

Next Parking Committee meeting will be announced. Last was on June 25. See Parking District page. Jo Ilene Reizner, Chair.

The Neighborhood Business and Environment Committee. Co chairs: Andre Brumfield and Jane Comiskey.

(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.)

Meeting reports (last 3 years) in Advisory Council Meetings and Earlier linked there. Latest committee reports: Parking in Parking Opportunities and Parking Recommendations, Planning and Development and Streetscape in Advisory Council Meetings.

To receive e-mail notice of TIF meetings and agendas, go to www.hydeparkchicago.org or call SECC 733 324-6926 or 4th Ward Office, 773 536-8103.

The most recent and every Annual Report for the 53rd St. TIF (and the other 133 TIFs) is available 9 am-4 pm M-F at City Hall room 1003, Dept of Planning and Dev., 121 N. LaSalle. The current, and likely back, report is available and may be placed on their website, www.cityofchicago.org/dpd.

See on a sister TIF and council for Cottage Grove/Vincennes 37th -51st in the Development page.

Back Again- Flower Power. SECC and Chamber of Commerce have contracted with Panoramic Landscaping to install 2 seasonal planting and water and maintain all the baskets on 53rd and 55th. Cost is $26,000. The University pays half and matches additional dollars. Send checks to Flower Power at SECC, 152 E. 53rd street, 60615. 773 324-6926.

$590 all for a pair of baskets. $295 one, $150 plant material pair of baskets, $50 for one.

June 25, Wednesday, 5:30 pm. Friends of the Parks has a seminar on how to use TIF funds for improvements in parks. 17 N. State St. Ste. 1450.

Here:

Most recent actions: funding of Canter grant, Business Improvement loans, Cleanslate; initiatives to encourage business district and retail building; 53rd, Harper Court visioning begun (see 53rd page, Harper Ct. page).

At the May 14, 2007 meeting $150,000 was appropriated for improvements at Canter Middle School (below), there was a major update on the Lake Park and Viaducts project from the Department of Transportation, Ald. Preckwinkle reported on development, and Ferdinand Leal will come in July on his plans for the 53rd Kenwood site, problems and delays having arisen for 53rd and Cornell.

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. Applications can be picked up at the Chamber or SECC and submitted through March 25.
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. Visit guidelines in the SBIF page.

In January 2007 the council approved Cleanslate, an innovative organization working with the city to provide street cleaning who are also community ambassadors and people reclaiming their lives. Expenditure $150,000 for first year, gradually replaced by other funding later. It also heard from Fernando Leal on the latest progress on the proposed 53rd and Cornell project, as well as Alderman Preckwinkle's annual report on the TIF. The TIF now has about $2 million in increment credits. Preckwinkle reiterated that the goals of the TIF are funded structured parking, an addition to Canter Middle School, and improvements for Nichols and Spruce parks.

Matters on the burner: The University will report on full plans for the former Harper Theater 53rd stores, Mr. Leal on 53rd Cornell, and the city on Harper court request for proposals at coming meetings.

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.

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Herald suggests new planning effort for Harper from TIF- says Kleiner opening shows remake can be done. Alludes to report at TIF on Univ. of Minnesota workshops, "cookbook" (see in Adv. Co. Mtgs.) 1st held December 8k 2007, 2nd May 2008, 3rd in Nov. will use the Minnesota block exercise.

Kleiner shows it can be done, July 25 07 Herald editorial says

If you haven't been to Harper Court for a while, you're in for a surprise. Restauranteur Jerry Kleiner demonstrates in dramatic fashion what can be done by his transformation of 5401 S. Harper Ave. From hand-painted bricks and wood paneling to an altogether new entryway, the Hyde Park Grill's exterior is a blueprint for Harper Court's future and likely magnet for a remade Harper Court. The interior was reportedly an extensive amount of work. The point is...it can be done.*

[*This "Scan Furniture" building was constructed after Harper Court using different methods: Kleiner's and Checkerboard Lounge's remake in this structure are not proof that the current HC buildings can be successfully so remodeled. The "point" may be that Harper Court's successful redesign, with or without the current buildings, has a model and should be pursued, perhaps starting with a workshop/charette such a that suggested at the July 9 TIF meeting. Read on for the agenda of the Herald and its publisher Bruce Sagan, who is very involved in desire to save Harper Court through revitalization. Ed. GMO]

So lets do it. As we report this we this week, the 53rd street Tax Increment Financing district, purportedly designed to revitalize the area, has amassed another half-million dollars this year. This is our money reserved for our community. We believe public and open development of of 53rd Street and anchoring institutions like Harper Court are long overdue.

The quickest and most efficient use of TIF money is to begin restoring Harper Court immediately and revisit the mission of he court at the same time. What retail do we need in Hyde Park? How can we draw new artists and support the ones we already have through retail space development?

The opening of Hyde Park Grill will be a singular marketing opportunity for Harper Court, and the Harper Court Foundation would be remiss if that opportunity is not taken.

The restaurant marks the completion of the buildings's renovation, begun when the Checkerboard Lounge, 5201 S. Harper Ave., relocated to Hyde Park. People who have never visited Hyde Park are being drawn to the spot. We need to make sure they coming and visit businesses not only in Harper Court but also 53rd Street and beyond.

We understand there are other priorities**--the annex for Canter Middle School, for example--that have been agreed upon as priorities for TIF dollars.

We could begin a well-financed planning process with a top-notch planning organization using the interest alone accruing from the nearly $2 million the fund has collected. Now is the time to be proactive. And Jerry, welcome to the neighborhood.

[**When Ald. Preckwinkle and the city Dept. of Planning set up the TIF, they said it was not to aid developers but to provide public amenities and other pubic purposes. Still, it is formally a "commercial district" TIF.] Top

 

Construction begins on the new Borders Bookstore Borders as completed
Borders Borders, relaxing on the cafe balcony

Borders at the heart of the commercial core, 53rd and Lake Park: construction start, closing the envelope, in streetscape, and on the cafe balcony

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Other meetings:

 

What's happening?

See 53rd Street News. Advisory Council Meetings. What's up/at stake in Dev., Preservation? Development Navigator (and pages in). Also Checkerboard Lounge/Park52. Harper Theater/Herald Bldg. Harper Court Sale page. SBIF. Cleanslate.
Lake Park/viaducts/embankment.


Summary of the 2006 Annual Report (FY July 1 2006-June 30 2007)

By Gary Ossewaarde

"Property tax revenue for the Project was $812,183 for the year. This was an increase of 69 percent over the prior year. The change in net assets produced an increase in net assets of $825,175. The Project's net assets increased 48 percent from the prior year making available $2,545,013 of funding to be provided for purposes of future redevelopment in the Project's designated area. Revenues increased this year due to the Project's economic growth an accordingly increasing the total equalized assessed value of parcels and subsequent tax increment and related collections."

Expenditures in that year were $16,074 of which $12,352 went to city staff costs. (Significant outlays for Cleanslate, SBIF, Canter School, and Vision process will be shown in the following year.) Excess of Revenues $589,289, Fund balance change $1,283,962 to $1,873,251 (no service or encumbrances).

No property was purchased, sold or transferred. No redevelopment activities were undertaken. No agreements were entered into. No obligations were issued.

The Project did enter into an ongoing Small Business Improvement Fund (SBIF). Estimated to complete $1,500,000 (private investment, no public- but $750,000 would be required to compete at 2:1 ratio.

Reports On the 2006 TIF Annual Reports

Annual Reports of any Chicago TIF can be picked up in room 703 City Hall, 121 N. LaSalle St.

Hyde Park Herald, July 25, 2007. By Seth Ufheil

Last year, more than half a million dollars was generated by th 53rd Street tax Increment financing District (TIF), but none of that money went toward a significant development. Instead, funds were spent only on administrative costs to prepare an annual report on the district's financial activity.

The TIF district, which was established in 1999, is detailed in a 2006 annual report filed with the city's Department of Planning and Development and made available to the public last week.

The additional money collected last year--the majority of which came from property taxes--brings the total amount of funds generated by the TIF to more than $1.8 million. After it was established, Ald. Toni Preckwinkle (4th) told the community that money raised by the TIF district would be used to help pay for an addition to the Miriam G. Canter Middle School, 4959 S. Blackstone Ave. Another of Preckwinkle's funding priorities is a parking garage for 53rd Street.

To date, neither project has begun, although some TIF money--about $15,000--was approved earlier this year for Canter Middle School to spend on cleaning and landscaping improvements. Another $150,000 has been allocated for Cleanslate, a neighborhood beautification program. Preckwinkle, who had not yet seen the repot, said there was no timetable for the two projects to begin. "We're looking to develop the whole Harper Court city lot," she said. "We're hoping developments at 53rd [Street] and Harper [Avenue] and at the Mobil Mcdonalds site wil contribute to the fund."

The estimated mature value of the 53rd Street TIF is $22 million, but future development along the street could significantly increase the amount of available TIF money because taxes from all new developments would flow into the fund.

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About the 2007 TIF Annual Report

Hyde Park Herald August 6 2008. By Kate Hawley: TIF funds go to Cleanslate, ...rehabs in 2007

[Note: appears to include expenditures from previous or following year.]

A tax district centered on the 53rd Street commercial strip swelled its coffers by 26 percent to $3.2 million in 2007 from a year earlier, even as it dramatically increased expenditures on job training and small-business programs.

A 2007 annual report released by the city in July gives a breakdown on the finances for the 53rd Street tax increment financing, or TIF, district,... one of about 160 districts citywide. TIFs, which are meant to stimulate neighborhood development, cap property taxes for a 23-year period within the district's boundaries and funnel the excess, or increment, into a fund that can be spent on a range of local projects.

The 53rd Street TIF district spent just $16,047 in 2006. That figure jumped to $185,434 in 2007. A portion of that was set aside for administrative costs. The rest went to two programs new in the financial district that year.

Cleanslate, which received $86,875, offers job training through its neighborhood beautification service. Hyde Parkers have likely seen Cleanslate's interns, as they are called under the program, wearing fluorescent yellow shirts and scouring neighborhood sidewalks for trash.

The Small Business Improvement Fund, or SBIF, a city program that helps small-business owners spruce up their properties, received $79,759. About $34,00 of th at went to Patti and Tom Kidwell, the owners of Chant, 1509 E. 53rd St., for overhaul of the restaurants' interior, according to Derek Walvoord, of SomerCor 504 Inc., the nonprofit that oversees the SBIF program. The remainder went to John Frangias of JGF Management for roof and brick work on a building he owns at 1312 E. 53rd St., Walvoord said. A cafe and suchi bar called The Sit Down is soon to occupy the space. SBIF money has also been allocated for Kimbark Laundry, 1218 E. 53rd St.; Cedars Mediterranean Kitchen, 1206 E. 53rd St.; and Three Pillars Wellness Center, 1516 E. 53rd St.; according to Walvoord.

And $350,000 in TIF money was approved last year, for improvements to canter Middle School, 4959 S. blackstone Ave. The funds will be matched by Chicago Public Schools, said Irene Sherr, a local consultant who works with the 13-person council that oversees the district.

The council, which holds open meetings and workshops and issues regular publications, provides a level of public participation that is rare among the city's TIF districts, Sherr said. The TIF program has been criticized for its lack of transparency.

The 53rd Street TIF district is also unique in that it wasn't created in order to fund a particular development project, a practice common in other district, she said.

The next major project on tap for the district, the planned redevelopment of the Village Center mall at 1525 E. Hyde Park Blvd., won't use TIF funds, according to its developer, Eli Ungar of Antheus Capital. However, the redevelopment of the Harper Court shopping center on Harper Avenue between 52nd and 53rd Streets, still in the early planning stages, is a likely candidate for TIF subsidy, Sherr said.

The 53rd Street TIF was created in 2001 with an eye toward the development of parking to support future building on 53rd Street, and for securing funds to improve Canter Middle School.

In 2007, the TIF took in $808,219 in property tax revenue, a decrease of less than 1 percent from the previous year.

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The November 14 2007 TIF Advisory Council meeting voted tentative OK on Mr. Leal's changing 53rd and Cornell project . Leal is looking at making the dev. higher, with larger units, and moving auto entrances to Cornell (which neighbors think is too busy already). The alderman wants more "affordable" units, which now are given the option to be off-site--this has raised a storm-see High Rises-Condos page.

At the July meeting, reported as very lively and with both the Council and community members taking an active voice in community matters, discussed 1) of L3's major development. proposal for 53rd-Cornell (and other development concerns) 2) Parking Committee Report which was received with positive interest as giving hope. At the September meeting it became apparent that Leal had changed plans substantially so no action was taken. The Ald. met with the developer and and Dept. of planning which, inter al. devised placing the c15% affordable the alderman wants off-site. The project was approved by the November meeting with proviso that shadow and traffic studies by shown at January.

The January 2006 meeting was largely reassured on the Leal project shadow and traffic studies but advocates for affordable housing suggested a compromise over on-site provision--shot down by the alderman as past time.

Turmoil continued over Ferando Leal's proposal for 53rd Cornell and the University is in discussion with a possible theater restorer and operator. Nov. 14 TIF Mtg.: The 53 Cornell project will be refined for final vote in January. For now, it's 17 stories with the affordable units put to a building off site (not deter. or announced), fewer and larger units, entry to incr. pkg. is off Cornell and trash/delivery off 53rd. (Attend the January 8 meeting for a report from L3.)

Nov. 14 TIF Mtg. No deal on the Theater with a respected historic redeveloper and theater operator. Instead the University will put out requests for proposals and report later. The University will not do the design or development and will work to save the facade at least of the Herald Bldg., which is Orange.

At the July meeting, reported as very lively and with both the Council and community members taking an active voice in community matters, discussed 1) of L3's major development. proposal for 53rd-Cornell (and other development concerns) 2) Parking Committee Report which was received with positive interest as giving hope. At the September meeting it became apparent that Leal had changed plans substantially so no action was taken. The Ald. met with the developer and and Dept. of planning which, inter al. devised placing the c15% affordable the alderman wants off-site. The project was approved by the November meeting with proviso that shadow and traffic studies by shown at January.

(The November 14 TIF Advisory Council meeting voted tentative OK on Mr. Leal's changing 53rd and Cornell project . Leal revealed intent to make the development higher, with larger units, and moving auto entrances to Cornell (which neighbors think is too busy already). The alderman wanted more "affordable" units, which now are given the option to be off-site--this has raised a storm-see High Rises-Condos page.)

The January 2006 meeting was largely reassured on the Leal project shadow and traffic studies but advocates for affordable housing suggested a compromise over on-site provision--shot down by the alderman as past time.

The January meeting also heard the annual report delivered by Ald. Preckwinkle, was show a prospective (but far from detailed or clear) for request for proposals for the Theater (see notice above). The University will make clear what it wants there in March. Public asked questions/expressed concern over sale and transfer of Harper Court- Ald. Preckwinkle said the proposed purchaser says it only buys and holds, does not change or redevelop. (See Harper Court Sale page.)

See Business Climate, Development, and Theater pages.

__________________

TIF revives Parking Committee as garage is stalled, to rethink the question, public involvement invited. Details and meeting notes in Parking page.

Linking a new garage at Lake Park and an addition to Canter Middle School via bonds is apparently unlikely now, so the 53rd TIF Advisory Council's Parking Committee, headed by Jo Reizner of UC Real Estate Operations, has been commissioned to find new, creative solutions to the vexing 53rd parking problem--a problem that weakens prospects for new businesses and nightlife including the prospective Checkerboard Lounge and Jerry Kleiner Harper Grill.

Such concerns were voiced, for example, at the the March AC meeting. Chairman Howard Males is quoted by the Herald as saying, " We need to address potential parking issues that may occur given the [city's Lake Park/53rd] current size and utilization [that includes 15-minute parking meters]...the challenge for the committee and this council is to look at parking in more creative ways." Alderman Preckwinkle is quoted a saying that this summer various meetings will focus on what is happening at 53rd and Harper and other places along 53rd.

Males told the Herald that the committee will look at solutions that are not necessarily about a garage, since, whether yes or no, that can't be built in a day. He suggested looking at existing lots sharing users different times of day.

The committee is moving slowly to explore a range of options to recommend to the Council and the Alderman.


Accomplished by the TIF: Streetscape improvements. New construction includes Borders, McDonalds on Lake Park, BP Connect, CVS Pharmacy, and the Hyde Park Bank remodeling. About to happen: Checkerboard Lounge and Harper Grill. Many new businesses have moved in. Standards and categories/ped-friendly and transit-oriented districts tested out in the TIF creation process are in the 2004 Zoning Ordinance. Approve the Leal Cornell project.

Likely to be proposed in next few months: proposal for the Mobil/former McDonald's site north side of 53rd at Kenwood, proposal for Harper Theater/Herald Building.

Possibilities further out: Something either or both at the city lot or behind the Bank 53rd and Lake Park.

BP Connect Lake Park and 52nd BP Connect Lake Park and 52nd
BP Connect Lake Park and 52nd Drive-thru McDonald's nearing before signage, Lake Park and 52nd

Left: Borders construction looking north into the Lake Park redevelopment corridor (also part of the next focus of streetscape). Right: Hyde Park Theater's future is important to the whole district (including hopes for funding a garage) and the future of the Harper Court corridor.

Early work on Borders Herald, Theater and bldg to north

A challenge to the railroads; planning for Lake Park Corridor

CDOT announces plan to clean up Lake Park railroads

Hyde Park Herald, April 3, 2003, by Maurice Lee

In a community of good neighbors, a sore spot for many Hyde Parkers has been the condition of the railroad embankments and viaducts running along the spine of the neighborhood. Owned in part by Metra and the Canadian National Railroad, local leaders have lobbied unsuccessfully for years to get the railroad right-of-way cleaned up.

But now the Chicago Department of Transportation is working to open the lines of communication between the city and the railroads to address the community's concerns.

As part of the ongoing Lake Park Corridor Study, project manager Janet Attarian says CDOT is working with the community to develop a master plan for Lake Park from 47th to 57th street in Hyde Park.

Working with organizations like the 53rd Street TIF Advisory Council, the University of Chicago and the Fourth and Fifth Ward offices, CDOT planners are hoping to generate significant buy-in from community residents and entities.

Once a consensus has been forged in the community, CDOT plans to take those concerns to the railroad and leverage them with a city commitment of funds for streetscape. The hope is that the city will be able to make it easier for the railroads to do the right thing.

"[The railroads will] have the city saying 'we may be investing serious money into your property, now what are you going to do,'" said Attarian.

The community will be updated on the Progress at 53rd Street TIF advisory council meetings.

Meanwhile, Metra and the aldermanic offices have put out a call for vendors for the small station spaces at 51st, 53rd, and 57th Streets

Plans for Lake Park Avenue Corridor slowly progress but are far from written in stone, according to CDOT spokesperson Maria Castaneda who reported to the January, 2004 TIF Advisory Council. Minor improvements are planned for intersections, crosswalks, bulb outs and curb cuts. Much of this will wait evaluation of impact of the new BP Connect and McDonald's drive-through. The railroad embankment wall has been torn down 50th to 47th and the area awaits grading and landscaping this spring. More such work is planned in phases. Hyde Park Historical Society has documented remaining walls, which are expected to be preserved or reconstructed depending on where and condition. Viaduct rehabilitation (the walls and columns, not the bridges) is envisioned also. Metra has committed $2 million, available in 2005 an 2006; request has been submitted (through Ald. Preckwinkle's Office?) for $2.9 from the city (CDOT-Mitigation?). At a Streetscape Committee meeting in February, 2004, some objections to plans were raised based on cost, feasibility, and "pseudo-historicity" concerns.

There was objection in the press to exclusion of a 51st Street mural from those to be preserved. It was said that this one had the most community involvement and resonance--many of then children still live in the area and it focuses on the 1893 Ferris Wheel of the Columbian Exposition.

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State of the TIF district and its redevelopment
See also above. In general, we are moving toward the point where there will be tax increment funds in future years because of new development, not just inflation or general rise in property values. (The first incremental funds should be assigned to the district in 2003, but the city says it does not break funds on hand down by TIF!!! Note that the increment for a TIF is usually used to back bonds.)

To a general assessment of business future in the HP

Borders is the first fruits of redevelopment, although its tax increment will not be credited until late, 2004. It commands the epicenter node of the business district. McDonalds is near start of construction for its drive-through at 52nd and Lake Park, the 53rd site being shuttered and ready for demolition and redevelopment, freeing the 53rd/Kenwood current McDonalds and Mobil site for another round of proposals. BP Connect, just north of McDonalds, was also tardy after being boarded up fall 2002. It opened March, 2004. The site will include a carwash with entry onto 52nd.

So we will see a blooming of "green" on Lake Park, as in dollars and also the color of the awnings for (south to north) Borders, McDonalds, BP Connect and Village Foods. Getting a parking garage built by the city at the northwest corner of 53rd and Lake Park (preferably with retail on the ground floor) depends on showing a revenue stream (tax increment) from new development to back bonds --with Borders, BP Connect and McDonalds on the way, the remaining pieces are the UC-owned Hyde Park Theater and the Mobil/McDonalds' (current) site, we were told at the November Advisory Council meeting.

Harper Court has seen a number of new businesses even as it continues to empty and wind down under the University's new ownership and the TIF-UC-City RFP process.

Also key to growing increment is keeping real estate in the district occupied and encouraging upgrades, both to grow a tax increment stream and to maintain the viability of this now rare example of a healthy, pedestrian-oriented neighborhood commercial strip, 53rd Street. Boding well for bucking the poor economy are: lease of Women's Workout World, new and not-moving-out tenants in high-vacancy Harper Court, new tenants on 53rd including relocated Supreme Jewelers (in time for Borders opening), the tee shirt printing shop Propaganda, an automotive and parking garage in the 1600 block of 53rd impending lease of the (Kimbark Plaza), expected replacement of Tony's Sports space and Anderson Ace space by CVS Drugs, the Co-Op's move (currently on hold) toward selling the 53rd Kimbark Plaza store lease, and the relocation of Cedars of Lebanon to Kimbark Plaza. (Leases and sales at the Plaza are very complex and require approval by a board of owners and the University of Chicago.) Revitalization of Kimbark Plaza may really catch on now that Bank One is there and plans for major lot and facade rehabilitation-- in any case the retail center of gravity may well move somewhat westward, depending on what development happens at structures east of Lake Park. Perceptions and ambiance matter too: Many feel the removal of chess from Harper Court is a breach in 53rd Street's pedestrian friendly and inclusive character. (Chess has come back on weekends.) Also, proliferation of homeless persons and Streetwise vendors throughout the district (including drinking and sleeping in parks), presence of gang members and drug dealers,some out of control high schoolers at lunch hour, and a rash of store robberies and attacks on persons are problems needing serious attention. Streetwise has cooperated in dealing with illegitimate vendors, but there is not a noticeable reduction in vendors. And the crime rate had a 7 year decline, standing at 20-and-more year lows , but has had spikes since.More on Kimbark in TIF Advisory Council Meetings.

Loss of Art Werk gallery will be a major blow, Brush Strokes is one of several to follow. Still vacant are the east of the bridge garage and House of Tiki building first floor (now including Jazz Barbershop and eventually Thai Twee. Add to this World Gym, and the Hyde Park Theater, Gold City Inn, the candy store,....

On the other hand, more businesses are taking advantage of city facade rehabilitation rebate programs. Two such businesses are the Falcon Inn block east of the viaduct and the kidney dialysis at Dorchester. Kimbark Plaza may well see some. Good news--Poullman Foods, a problem at 53rd and Harper, is being renovated and upgraded and Cingular Wireless has occupied the space vacated by US Cellular while Mailboxes Etc. has strengthened itself while lowering prices as a UPS Store.

The rush to vacate the Herald Building (Theater complex) storefronts on 53rd Street should not be surprising in light of the building's condition (owners have had to add their own utility systems) and due to the uncertainty about the building. Loss of the last camera store in Hyde Park is lamented by many. Supreme Jewelers is moving across the street to the current Helix Camera. Urban Life Center left the complex for new quarters around the corner. We are disappointed that U.S. Cellular has left after a very short stay a block west on 53rd. The University has purchased the remaining 13 years of leasehold to the former Women's Workout World building in Harper Court from the Hyde Park Cooperative Society.

Service level is also recognized as important: Hyde Park Chamber of Commerce's Customer Service Committee is preparing a public Survey of businesses' service, product quality, convenience, and presentation. Results will be published in the Herald. E-mail questions are encouraged. http://www.hydeparkchamberchicago.org.

Herald bldg rehabbed south side of 53rd east of railroad
Part of the empty block north side of 53rd east of railroad 53rd McDonalds before torn down at end of 2003.

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What is a "TIF"? And why on 53rd?

TIF means tax increment(al) funding. A district is created in which any increase in tax revenue is assigned to the district rather than to the regular taxing bodies (city, county, schools, parks, libraries, Metropolitan Water Reclamation District, etc.) for a number of years, generally 23, to be spent as the district wills within tightly prescribed limits. The gain for the other taxing bodies is down the road, when the spent increment has (it is hoped) built a much bigger tax base. Stimulation of development, conserving the bounded area through guidelines, streetscape improvements, needed infrastructure such as parking garage, improvement of schools and parks within the district are some of the things spent for in a commercial area TIF and in particular 53rd TIF. This particular TIF is different in that it is not to benefit any particular developer and Alderman Preckwinkle was able to establish an advisory council to advise her despite strong opposition to that downtown. This TIF district was approved subsequent to a recommendatory Designation assessment by the S. B. Friedman firm.

TIF's have been controversial in Chicago. The best, although not unbiased, research is available from the Neighborhood Capital Budget Group. The Chicago Department of Planning and Development also has detailed guidelines and forms. (Did you know that you can register at City Hall (on line, too) with the Department of Planning as a TIF Interested Person and receive regular reports and notice of hearings on any TIF you designate?) General information which can be used in guiding the TIF is disseminated by the Metropolitan Planning Council, particularly its coalition group, Campaign for Sensible Growth. To receive their growing set of brochures on community design, call Ellen Shubart, 312 863-6009.

NCBG has tied its TIF task force to a "TIF/Neighborhood Accountable Development" agenda.

Although one could quibble as to whether 53rd Street met the letter of state law criteria for a conservation (i.e. in-trouble) area, as certified in a thorough study documenting the proposed district, 53rd has needs, including aging/deteriorating and obsolescent structures, poor use of land, and the fact that its tax base growth lags the residential sector of the neighborhood. 53rd is good example of a strong pedestrian-oriented commercial strip strategically located by transit nodes that can be improved by targeted spending of funds. A TIF seems the only way to get a garage and it can create the positive atmosphere and synergy to induce both developers and current property owners to spend for improvement and yet shape that development through community-accountable guidelines.

This advisory council also acts as a town meeting and gathering place for diverse community leaders--for example, two board members of the Hyde Park-Kenwood Community Conference currently serve on the council and other HPKCC board members are on the expanded committees (Parking, Streetscape, and Planning and Development). More neighborhoods are following ours in creating grass roots redevelopment plans leading to commercial district TIFs.

Establishment of the TIF was a long city process. It followed upon a period when solutions for 53rd languished a after a big push by the Ad Hoc Committee for 53rd Street (a part of HPKCC) for improvements. These included at one time an attempt to form a Special Assessment District. A city planning grant helped, administered by Alderman's Preckwinkle's office and the South East Chicago Commission. HPKCC members also served on the advising task force of that effort along with SECC, Chamber of Commerce and Harper Court Foundation members. Consultants distributed a report, A Vision for Hyde Park (available for examination at the Conference or SECC offices). The advising task force and Alderman Preckwinkle turned to a TIF as the most likely way to get improvements, including parking, streetscape (although this was so far funded by the city, not the TIF), guidelines, and new development. Many continue to hope that holes in our retail mix will be filled, some perhaps with larger stores, through what TIF funds can facilitate. From the Vision for Hyde Park project through formation and first actions of the TIF council, Hyde Park has paralleled the goals of the zoning reform effort.

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