[remote or in person] Community Development Commission
Chicago Community Development Commission
Development
Tuesday, June 11, 2024
1:00 p.m. — 2:30 p.m. CDT
121 N LaSalle St Chicago, IL 60602 (Directions)
City Hall
You have the option of documenting this meeting in person or remotely.
If you choose to attend in person, an additional hour will be added to your pay for this assignment. You may be asked to provide government-issued photo ID and to go through a metal detector. Please note that there may be increased security and restrictions; use a clear bag if possible and leave large water bottles and thermoses at home. Find more info about where the meeting will be held at https://www.chicago.gov/city/en/depts/dcd/supp_info/community_developmentcommission.html.
If you plan to document remotely, the meeting will be live-streamed at https://vimeo.com/event/2354896. The live stream may not appear until at or a few minutes after the scheduled start time. Please be aware that once in a while the meeting is held in a room that doesn’t have livestream capabilities; please email us if you notice this before we do so we can adjust the plan.
The end time of this assignment is an estimate based on past meeting durations (around 1.5 hours).
After the fact, the video recording should be available at this link, likely just titled “DPD Live.” It may have a different date/time on it than when the meeting actually took place, so you may need to search or skim back a bit.
Pre-Research Resources
- The Community Development Commission is tasked with reviewing TIF-related projects (Tax Increment Financing). More info about TIF districts: https://www.chicago.gov/city/en/depts/dcd/provdrs/tif.html
- Many TIF districts are set to expire in the next year or two. See this Dec. 20, 2023 Crains Chicago Business article for more context (link is to a PDF so you don’t encounter a paywall).
Check the source website for additional information
Reporting
Edited and summarized by the Chicago - IL Documenters Team
Live reporting by
Natalie Frank
Natalie Frank, Ph.D
@FrankNatalie
Hi all - Today I'll be tweeting the Chicago City Council Community Development Commission meeting for #CHIdocumenters @CHIdocumenters
01:03 PM Jun 13, 2024 CDT
@CHIdocumenters The CDC evaluates, advises on allocation of TIF to support private redevelopment initiatives; establishes new TIF districts & Redevelopment Areas; oversees sale of city-owned property in TIF districts & redevelopment areas; selects members for Community Conservation Councils.
@CHIdocumenters Meeting called to order at 1:00pm on Tues. June 11 by Chairwoman Gwendolyn Hatten Butler. Roll call: Quorum established. Begin public comments section. 19 written statements received, all but one in opposition of item A on agenda: PILSEN REDEVELOPMENT PROJECT AREA
@CHIdocumenters Public comment extended to 1 hour from 30 minutes since there is so much interest in the Pilsen Redevelopment Project. Each speaker limited to 2 minutes.
@CHIdocumenters Extended again to 70 minutes since had 35 speakers. Speakers spoke on the need for money to fix problems that making building dilapidated like rotted pipes.
@CHIdocumenters Miguel Franco: TIF money supposed to be for community but now Mexican community being decimated. Taxes going up, property taxes going up. Why TIF money going to everyone but Mexican community?
@CHIdocumenters Dianna Sandavol in Pilsen from 2021-2022 property taxes went up 70%, assessment for this year has gone up another 35%. TIF goes to develop community, taxes to up. Citing plan, said inspectors found 3144 building violations, 1000 ranked signif. Owners forced out.
@CHIdocumenters Latitia Alamilo: Goal of redevelop reduce/eliminate conditions makes area "blighted", encourage private investment, preserve/enhance property value. Properties valued at $400k to $1.9M, not blighted area. Disqualified from TIF expansion. Gentrification means people losing homes.
@CHIdocumenters Speakers also spoke about how being forced out of homes affect children, must change schools, be uprooted. Some speakers supported TIF expansion saying would support home owners who need help with repairs on old homes. Majority against redevelopment project.
@CHIdocumenters End of Public Comments. Minutes from last meeting approved. Agenda Item A: Recommend approval of the redevelopment plan for Pilsen Tax Increment Financing Redevelopment Project Area Amendment that would allow it to expand bounds. Revise, redevelop budget
@CHIdocumenters Agenda Item A: Most of areas that need redevelop not in current boundaries in particular affordable housing and locally owned small business. TIF Redev Project Area Boundary: 16th Street to N , Clinton Street & Chicago River to E, Stevenson Exp & 33rd St on S, Western Ave to W
@CHIdocumenters Agenda Item A: State TIF Act requires 2 criteria- At least 50% of buildings 35+ yrs old • In expans. area, 82%. At least 3 qualifying factors meaningfully present in area • Expans. area - Inadeq Utilities, Deterioration, Structures Below Min. Code Standards, Excessive Vacancies
@CHIdocumenters Revised goals: Expand afford. housing, preserve areas unique culture, strengthen Industrial Corridor as important job center, create open spaces incl. non-traditional options like rails to trails, community gardens, pocket parks • prioritize pedestrian, bike infrastructure
@CHIdocumenters Estimated cost: $950M, most going to Acquisition, Site Preparation and Environmental Remediation ($180M) Rehabilitation of Existing Buildings or Construction of Affordable Housing ($200M), Public Works & Improvements ($440M). Smallest amts for Relocation ($10M), Day Care ($5M)
@CHIdocumenters Ald. Byron Sigcho-Lopez (25th Ward) spoke in support of redev. project. Community victim of corruption, neglect, disinvestment. Skyrocketing rent, property taxes making it hard to live in Pilsen. Asked people to listen, to participate in process. Need to cont. to meet regularly.
@CHIdocumenters Com. Curtis. - Blighted community defined by equalized assessed value decreasing 3 of past 5 yrs. Is this present. Answer: No. Excessive amt of vacancies? Ans. Yes but only amended area.
@CHIdocumenters Chair: Budget would increase from $115M to $950M - how much money for affordable housing? Ans: $200M but Acquisition, Site Preparation and Environmental Remediation could also be seen as related to that area - $180M for total of $380M.
@CHIdocumenters Item called to vote: Roll call vote: Commission Curtis voted no on item. Everyone else voted yes. Item approved.
@CHIdocumenters Item 2: Request authority for Dept. Planning & Develop to negotiate a redevelop agreement w/ Revolution Workshop to redevelop property at 3410 W. Lake St. in Chicago/Central Park TIF Redevelop Project Area, recommend to City Council designation of Revolution Workshop as Developer
@CHIdocumenters Item 2: Proposed project - 2 buildings: 1 three story 12 unit, 1 four story 40 unit. 42/52 units afford housing at 60% income level. Budget: $10M from TIF, $13.8M Tax Credit Equity, $2.63 multi family loan fund. Timeline: Construction begins Fall 2024. Project Completed Fall 2025
@CHIdocumenters Item 3: Request Dept of Housing negotiate redevelop agreement between Legends A-3, LLC, related entity, for redevelop of 4520 S State St in 47th/State TIF Redevelopment Project Area; recommend to Chicago City Council designation of Legends A-3, LLC, related entity , as Developer
@CHIdocumenters Item 4: Request Dept Housing negotiate redevel agreement w/ Preservation Affordable Housing, Inc.for redevelop of 4431 N Clifton, 927 W Wilson, 900 W Windsor, 847 W Sunnyside, 4130 N Kenmore, Wilson Yard TIF Area, designate Preservation Affordable Housing, Inc. as Developer
@CHIdocumenters Final agenda item: Request authority for Housing Department negotiate a redevelop agreement with 208 S LaSalle Owner, LLC, for redevelop of 208 S LaSalle Street in the LaSalle Central TIF area, recommend designation of 208 S LaSalle Owner, LLC, or a related entity, as Developer.
@CHIdocumenters As no further business Chairwoman called for motion to adjourn. Meeting adjourned at 4:35pm.
@CHIdocumenters This concludes coverage of the Chicago Community Development Commission meeting. The next meeting is scheduled for July 2, 2024. For more meeting coverage, check out .
documenters.org
Live reporting by
Natalie Frank
Natalie Frank, Ph.D
@FrankNatalie
Hi all - Today I'll be tweeting the Chicago City Council Community Development Commission meeting for #CHIdocumenters @CHIdocumenters
01:03 PM Jun 13, 2024 CDT
@CHIdocumenters The CDC evaluates, advises on allocation of TIF to support private redevelopment initiatives; establishes new TIF districts & Redevelopment Areas; oversees sale of city-owned property in TIF districts & redevelopment areas; selects members for Community Conservation Councils.
@CHIdocumenters Meeting called to order at 1:00pm on Tues. June 11 by Chairwoman Gwendolyn Hatten Butler. Roll call: Quorum established. Begin public comments section. 19 written statements received, all but one in opposition of item A on agenda: PILSEN REDEVELOPMENT PROJECT AREA
@CHIdocumenters Public comment extended to 1 hour from 30 minutes since there is so much interest in the Pilsen Redevelopment Project. Each speaker limited to 2 minutes.
@CHIdocumenters Extended again to 70 minutes since had 35 speakers. Speakers spoke on the need for money to fix problems that making building dilapidated like rotted pipes.
@CHIdocumenters Miguel Franco: TIF money supposed to be for community but now Mexican community being decimated. Taxes going up, property taxes going up. Why TIF money going to everyone but Mexican community?
@CHIdocumenters Dianna Sandavol in Pilsen from 2021-2022 property taxes went up 70%, assessment for this year has gone up another 35%. TIF goes to develop community, taxes to up. Citing plan, said inspectors found 3144 building violations, 1000 ranked signif. Owners forced out.
@CHIdocumenters Latitia Alamilo: Goal of redevelop reduce/eliminate conditions makes area "blighted", encourage private investment, preserve/enhance property value. Properties valued at $400k to $1.9M, not blighted area. Disqualified from TIF expansion. Gentrification means people losing homes.
@CHIdocumenters Speakers also spoke about how being forced out of homes affect children, must change schools, be uprooted. Some speakers supported TIF expansion saying would support home owners who need help with repairs on old homes. Majority against redevelopment project.
@CHIdocumenters End of Public Comments. Minutes from last meeting approved. Agenda Item A: Recommend approval of the redevelopment plan for Pilsen Tax Increment Financing Redevelopment Project Area Amendment that would allow it to expand bounds. Revise, redevelop budget
@CHIdocumenters Agenda Item A: Most of areas that need redevelop not in current boundaries in particular affordable housing and locally owned small business. TIF Redev Project Area Boundary: 16th Street to N , Clinton Street & Chicago River to E, Stevenson Exp & 33rd St on S, Western Ave to W
@CHIdocumenters Agenda Item A: State TIF Act requires 2 criteria- At least 50% of buildings 35+ yrs old • In expans. area, 82%. At least 3 qualifying factors meaningfully present in area • Expans. area - Inadeq Utilities, Deterioration, Structures Below Min. Code Standards, Excessive Vacancies
@CHIdocumenters Revised goals: Expand afford. housing, preserve areas unique culture, strengthen Industrial Corridor as important job center, create open spaces incl. non-traditional options like rails to trails, community gardens, pocket parks • prioritize pedestrian, bike infrastructure
@CHIdocumenters Estimated cost: $950M, most going to Acquisition, Site Preparation and Environmental Remediation ($180M) Rehabilitation of Existing Buildings or Construction of Affordable Housing ($200M), Public Works & Improvements ($440M). Smallest amts for Relocation ($10M), Day Care ($5M)
@CHIdocumenters Ald. Byron Sigcho-Lopez (25th Ward) spoke in support of redev. project. Community victim of corruption, neglect, disinvestment. Skyrocketing rent, property taxes making it hard to live in Pilsen. Asked people to listen, to participate in process. Need to cont. to meet regularly.
@CHIdocumenters Com. Curtis. - Blighted community defined by equalized assessed value decreasing 3 of past 5 yrs. Is this present. Answer: No. Excessive amt of vacancies? Ans. Yes but only amended area.
@CHIdocumenters Chair: Budget would increase from $115M to $950M - how much money for affordable housing? Ans: $200M but Acquisition, Site Preparation and Environmental Remediation could also be seen as related to that area - $180M for total of $380M.
@CHIdocumenters Item called to vote: Roll call vote: Commission Curtis voted no on item. Everyone else voted yes. Item approved.
@CHIdocumenters Item 2: Request authority for Dept. Planning & Develop to negotiate a redevelop agreement w/ Revolution Workshop to redevelop property at 3410 W. Lake St. in Chicago/Central Park TIF Redevelop Project Area, recommend to City Council designation of Revolution Workshop as Developer
@CHIdocumenters Item 2: Proposed project - 2 buildings: 1 three story 12 unit, 1 four story 40 unit. 42/52 units afford housing at 60% income level. Budget: $10M from TIF, $13.8M Tax Credit Equity, $2.63 multi family loan fund. Timeline: Construction begins Fall 2024. Project Completed Fall 2025
@CHIdocumenters Item 3: Request Dept of Housing negotiate redevelop agreement between Legends A-3, LLC, related entity, for redevelop of 4520 S State St in 47th/State TIF Redevelopment Project Area; recommend to Chicago City Council designation of Legends A-3, LLC, related entity , as Developer
@CHIdocumenters Item 4: Request Dept Housing negotiate redevel agreement w/ Preservation Affordable Housing, Inc.for redevelop of 4431 N Clifton, 927 W Wilson, 900 W Windsor, 847 W Sunnyside, 4130 N Kenmore, Wilson Yard TIF Area, designate Preservation Affordable Housing, Inc. as Developer
@CHIdocumenters Final agenda item: Request authority for Housing Department negotiate a redevelop agreement with 208 S LaSalle Owner, LLC, for redevelop of 208 S LaSalle Street in the LaSalle Central TIF area, recommend designation of 208 S LaSalle Owner, LLC, or a related entity, as Developer.
@CHIdocumenters As no further business Chairwoman called for motion to adjourn. Meeting adjourned at 4:35pm.
@CHIdocumenters This concludes coverage of the Chicago Community Development Commission meeting. The next meeting is scheduled for July 2, 2024. For more meeting coverage, check out .
documenters.org
Agency Information
Chicago Community Development Commission
The Community Development Commission (CDC) was established by the Chicago City Council in 1992 to assume the duties of the former Commercial District Development Commission and the Department of Urban Renewal. The CDC reviews and recommends action on the provision of Tax Increment Financing (TIF) to assist private redevelopment projects; the designation of new TIF districts and Redevelopment Areas; the sale of City-owned property located in TIF districts and Redevelopment Areas; and the appointment of members to Community Conservation Councils.
Video recordings of past meetings are posted by the Chicago Department of Planning and Development on Youtube.
Documents
6/11/2024