It was a done deal after all. A 600- to 900-unit storage facility will open at Devon and McCormick despite community opposition.
An observer who knew nothing about democracy might think he’d seen it in action last night. Citizens engaged in debate about the merits of a planned economic development, followed by a vote to determine whether or not that development would proceed.
In truth, it was a farce all too typical of what passes for citizen involvement in 50th Ward decision-making. The outcome had been determined in advance, and was guaranteed by packing the room with direct beneficiaries of the disputed development. The outnumbered but vocal opponents were politely listened to and just as politely ignored.
Ald. Silverstein opened the meeting by stating that discussion would be limited to the question of the storage facility, and said that she was unaware of any other proposals for the site. She introduced Rabbi Wolf, whom she described as “the school’s owner,” and he gave a highly selective history of the acquisition and ownership of the site by Cheder Lubavitch Hebrew Day School. [The school has owned the property since 2008, and had an interest in it since summer of 2007.]
According to the rabbi, although 174 businesses expressed interest in acquiring the property once the school decided to sell it, the exceptionally high rent charged for the parking lot by the Metropolitan Water Reclamation District (MWRD) was a deal-breaker in every case. Raising his voice dramatically, and waving his index finger in the air, the rabbi declared that “…there is one, and only one, business [that doesn’t need the parking lot].” That would be—wait for it—a storage facility.
But, the rabbi said, he didn’t want “a box” to replace the theater, he wanted a “state of the art” storage facility. Apparently this was meant to show his concern for the community.
The rabbi’s performance was at times near comical in its exaggeration, but met with rousing applause from the two-thirds of the room that will benefit directly from the sale of the property to Banner Storage Group.
The rabbi was followed by Gary Delaney from Banner, who said that Banner will demolish the car wash and remodel the theater site, which will lose its rooftop heating and cooling equipment, thus making the building somewhat less high even though it will have five floors instead of the present three. The drawings presented depict a boxy, multi-level building whose signage was immediately questioned by an audience member. Would the signs be tasteful, she asked. The response was classic: Signage will comply with city requirements. Pressed a bit further, he reluctantly allowed that signage would be “tasteful.” We’ll see.
He described the average storage facility customer as a woman who wants easy access to her property as she goes about her day. He said that as homes get smaller, storage facilities are needed to store things like snow skis in summer and bikes in winter. An audience member questioned whether another storage facility is needed, referring to the near-empty 180-unit Safeguard storage facility at Peterson and California, which the man said he understood is only 7% leased. Delaney responded by stating that he used to be VP for Safeguard; that he hired the manager of the California/Peterson facility; that he thinks it has about 600 units; and that he didn’t know what percentage of units were occupied.
I’d call this nonsense, since nobody opening a business would not know about his immediate competition in detail, but in this case it’s probably true. It’s the same line of thinking that has given us 50 groceries and 22 cell phone stores in 24 blocks on Devon Avenue. It’s the mentality that says that any kind of business is better than no business at all. It’s what happens when a neighborhood has to take whatever it can get.
David St. Pierre, Executive Director of MWRD, stated that the property was evaluated by MWRD at $2M, and that MWRD is required by statute to charge a percentage of that evaluation as rent for the parking lot, currently $120,000 per year. He had stated at the previous meeting on this development that changing the statute would be difficult and time-consuming.
Think about that: A law that impedes economic development cannot be changed. Ever. Yet I understand that the law was changed to favor the school when it bought the property. More on that in a later post.
The attorney for the school, in a voice choked with emotion, declared that the school considered the hulking storage facility to be “fair” to the community, noting that “nobody is going to get rich” on the sale, although he admitted that the school will get back every penny of its investment and then some. He pleaded with opponents of the storage facility to understand that he himself had spent “dozens” of hours trying to find another solution. He did not say if he volunteered his time or was paid for it.
St. Pierre has “a contract ready to go.” The Chicago Park District will manage the property, although it has no funds for playground equipment. Present plans “call for only grass and trees.” One audience member asked Delaney if Banner would donate some money for that purpose. Trapped, he agreed to donate “the first $10,000.” Another round of applause from the winning side.
Other questions from the please-no-storage community:
Can the neighborhood get a set of plans for the site? No. Nothing’s been approved yet, said the alderman, and that’s the reason for the meeting. Not to fear: Banner is ready to submit plans and can start work this year. More cheers from the school’s supporters.
Won’t a storage facility contribute to a lack of vibrancy in the area, since many stores in the Lincoln Village shopping center are vacant? wondered another audience member. She noted that, should the storage facility go through, we’d no doubt be back for another community meeting about the shopping center’s troubles. She was listened to politely. The response was more praise for storage.
The alderman announced a vote. Since the school had packed the audience, the school won. Victory was declared, cheers erupted, and the wider community lost another round to special interests.
The property will be returned to the tax rolls after its 10-year absence, but it will be interesting to see what tax breaks and taxpayer support Banner will receive for the project. There is an existing TIF that includes the Lincoln Village Shopping Center, but it’s not clear if this property is included.
Whether it might have been more fair to hold a series of community meetings is now moot. The audience at the first meeting knew instinctively that this was a done deal, and that any follow-up meeting would be a sham. And it was. But neither the school nor the alderman wanted real outreach to the community. The deal might not have gone through if they had, so the storage proponents raised false alarms about crime and rushed the project through, then packed the room to ensure a favorable vote.
Under the Silversteins’ leadership, civic participation in the ward has declined markedly. Even allowing for the high percentage of undocumented residents (10-12% according to the 2010 census), the number of residents who bother to vote has reached a new low, with nearly 4,000 fewer voters in this year’s aldermanic election than turned out when Debra Silverstein ran the first time in 2011, and just shy of 2,000 fewer voters this time around than voted in the subsequent run-off.
People don’t participate in civic activities and don’t vote when they believe they don’t have a stake in the outcome and/or that their participation is meaningless. Roughly 125 people out of a ward of 55,000 residents voted for a storage facility. Virtually all of them had a personal stake in the outcome, since the Cheder Lubavitch school is the sole beneficiary of the sale.
That’s 0.23% of the population of West Ridge. That’s what passes for democracy in the 50th Ward.