65th Place

So what's up with the work stoppage on 65th Place?

The three buildings on the south west corner are mostly completed but haven't been finished. As a matter of fact, I haven't seen anyone on the worksite for months.

And while we're on the subject, not only hasn't Living Green lofts broke ground, but it's website has gone MIA. Oddly enough, a random listing or two can be found if you poke around searching real estate listings.

Everything seemed so promising just a scant year ago.

I believe that developers are feeling the heat from this real estate downturn. They very well may not be able to afford to finish and market new construction.

What ever the case, it would be nice if the buildings could be completed so they don't attract the wrong element.

That's all we need----higher end abandoned buidlings.

Wonder Twin Powers

So there I was slinging hash and hustling drinks last night when one of my co-workers came up to me and said, “Do you have a blog?”

Damn, I’d been spotted---again.

I rarely talk about the blog in work situations---the restaurant is no exception---so when she asked me that question I knew someone out on the floor knew me.

The pleasant surprise is that I had been spotted by the infamous “Chicago Pop” of Hyde Park Progress fame.

He was taking a meal with his lovely wife and spotted yours truly dealing with a table of 4 adults and 4 small children.

Don’t ask.

In the interest of disclosure, Chicago Pop and I had previously been in touch and I invited him to come into the restaurant so we could meet.

I also sent him a picture.

Asking the man to identify me by the fact that I’m a tall, substantial, black woman is like me trying to find the “smart kid” at the University of Chicago.

I had to give the man something to go on.

Since that was some time ago, it was great to finally meet one of the people behind HPP.

Mrs. Chicago Pop was a hoot and a holler as well.

Unfortunately we didn’t have much time to chat as people seem to want their drinks in a timely manner on a warm Saturday night.

I’m sure we’ll be seeing each other again in the near future.

God be willing there will be plenty of time to talk.

‘Cause there’s certainly is a lot to talk about.

To The Market I Go

These are the sights I see when I go to the Woodlawn Farmer's market on Saturdays.


Once I hit Dorchester I pass by Apostolic Church. The flowers in the parking medians are just the living end.



As I keep on heading north on Dorchester, around 62nd Street, I was struck by how nice the lawn looked at this house.

So I keep on walking north until I hit 61st Street and the sign welcoming me to the Woodlawn Farmer's Market.

Yeah we don't have alot of booths---yet. Hope springs eternal for next year though.

Crepes in Woodlawn? Who knew?

Tomato Mountain Farms organic Habanero Salsa. If you like hot, I strongly suggest you pick up a jar. It's fire.

Bleeding Heart Bakery. I love them. Their Goat Cheese and Basil croissants are the shit. I wish they would come to the market every week.

Hopefully our little market will be teeming with vendors in '09. Woodlawn needs more fruits, vegetables and flowers too.

So Much For The Peace and Quiet

These motherfuckers have lost their everlovin' minds.

The question in my mind is if you know that your presence on the corner might draw gunfire, why do you stand there?

When I went out to purchase detergent from the corner store (Dan Allan in the WGN piece is the owner) on Monday night, I reminded myself to get there before 8:50 as the store closes at 9:00.

Why?

'Cause I didn't want to be there during the last ten minutes of the business day---that's when stick up guys tend to rob places.

Of course I also passed the horde of teenagers and young people that congregate on and near the corner where the shooting occured.

I will start putting in calls during my lunch hour today to find out who's who and what's what.

If we don't get a handle on all of this violence, the only thing Chicago's gonna get is kicked in our overfed Midwestern asses, not the Olympics.

Motherfuckers.

The Corner

The sound of gunfire is unmistakable.

So I knew what I was hearing at 6:30 tonight.

I just didn’t know what direction the gunfire was coming from. If memory serves me correctly, about six shots rang out.

Believe it or not, I completely dismissed the whole incident. I figured if it was really gunfire I’d soon hear the wail of police sirens.

I kept on about my business---surfing the internet, watering the flowers and taking out the trash. Not really paying attention to what was going on outside.

It was when I was coming back up stairs from the alley that my next door neighbor (yes, the one who put out the fire) asked me if I heard the shots.

Great. Just fucking great.

I knew there had been two shootings or attempted shootings in the past month.

All shootings jumped off not even a block from my little floral paradise at the corner of 65th and Stony Island.

That’s where a group of aimless youth---some of whom I believe live in the building on the northwest corner of the intersection---tend to gather.

Now that’s definitely fodder for another post but let me go on record by saying that I don’t like any group of teenagers “hanging out.”

You know what I like even less?

Groups of young men “hanging out”---especially during a warm and violent summer that we’ve had on the south side.

It's been crack-a-lacking over in South Shore this summer. There's a reason why they call it Terror Town. Frankly I was hoping, if you’ll excuse the pun, that we had dodged a bullet.

Apparently that ain't the case.

Well that’s the assumption I made since I can stand on my front balcony and look at the pretty flashing blue lights on top of the police cars that are lining Stony from 64th to 65th.

Allegedly today’s shooting may have also involved an innocent bystander on the street, the passengers and driver of the north bound 6 Stony Island bus.

Let’s say it all together----Delightful.

Are you fucking kidding me?

You’ll have to excuse the language---I swear up a blue streak when I get agitated. Hell, I don’t think I said anything fit for family consumption for a month after September 11th.

But I’m sure you can understand.

Now I don’t know if the aimless youths are beefin with another group of aimless youths. I don’t know why after two years of their shiftless presence in our happy little hood is the shit is hitting the fan, but I can tell you this:

Those young men and women, their friends, whomever they live with and their landlord is now officially on my radar.

I make 40 in 13 days, I’ll be damned if I get shot over some stupid gangbanger shit that I don’t have jack shit to do with.

Motherfuckers.

Where's My Curl Activator

J.C. Penny, my ass...

God, isn't teenage angst sacred? I know I'm getting old, but come on.

Don't make me have to squeeze into my high school cheerleading uniform. Trust me on this---nobody wins. You, me or the seams on the doubleknit pleated skirt.

But Will She Name Names?

That sign ain't bullshitin'.

Ironically, it sits at the corner of 64th and Dorchester in the 20th Ward. Yes the same ward of the former Alderwoman Arenda Troutman.

You know the former alderman who just plead guilty to charges of mail fraud and tax evasion related to corruption charges of soliciting bribes from real estate developers.

We all know what the newspapers say.

And the Department of Justice's affidavit is enlightening. Note how certain banks got put on blast.

But what inquiring minds want to know is what other developers paid to play?

The Clue Phone Is Ringing

A reality check (along with my translation) that tempers the celebrating of my upcoming milestone birthday:

Dear Woody:

This is to inform you of an upcoming change in your premium charge. As a result of the recent birthday (you old broad)for the above referenced member, your policy premium has been adjusted (cause your girly parts are gonna need more maintenance). Please note the new amount and date so that you may plan for your automatice payment withdrawal.

Premium rates are established for age and geographic location, among other factors. In keeping with the industry practices (so we can make a business case to jack you for more cash), we review premium charges assessed to each of our policyholders on certain birthdays. For future reference, it may be helpful to know exactly when our premium rate reviews take place; at ages 6, 15, 20, 25, 30, 35, 40, 45, 50, 55, 60 and 65.

If you have any questions (like we care), or if we may be or assistance to you, (my ass) please call our customer service department at 1-800-538-8833.

Sincerely,

Membership Services
Blue Cross Blue Shield of Illinois

Industry practices. premium rate reviews. Bah---humbug. I better pile up some cash in the upcoming years. I can only imagine what would happen to my rates if I made a major claim.

Jesus take the wheel.

The Second Report

The first report on the state of Carlton Knight’s Harvey rental properties painted some dismal conditions at the three buildings.

The second report finds that the receiver hired both an architect and a general contractor to inspect the property per a court order. “The basic conclusion from the reports is that the property, while structurally sound is in need of major repairs.”

Shocker.

As if things couldn’t weren’t bad enough for the folks living at the rentals named The Rose (indeed), they also had a little issue with their water pipes and sewers.

More specifically on December 26th, 2007 “two water pipes broke, the sewers backed up and waste was coming up the drains in the utility room in the 15144 building.”

Merry Christmas.

According to the report, the issue was immediately fixed (yuck!) and then the plumbers came back out on January 14, 2008 to complete a more extensive repair. “They noted that the sewer lines were old and some of the lines had extensive debris in them that was affecting the pitch of the sewers.”

I wonder if this is how Mr. Knight is “involved in all aspects of operations.” Letting the sewer lines get so backed up that his former tenants were swimming in shit.

The inspection reports read like a laundry list of repairs. I’ll save you the boring parts and get down to brass tacks.

The construction totals are as follows:

Misc. Exterior Work-----$28,600.00
Interior Work------------$326,500.00
HVAC Repairs--------------$15,000.00 to $20,000.00
Other Capital Repairs--$144,200.00

Yowsa that’s a lot a scratch.

At the time of the report, one tenant had moved out to a nursing home and three tenants vacated their units as of January 31st. So if I’m doing my math correctly that would of put the occupancy rate at 25 units that were unoccupied at the time.

Which would explain the dismal cash situation.

“As of December 7, 2007 the receiver had $6,770.98 in its account. From December 7, 2007 to January 23, 2008 the receiver collected $11,999.00 in rents and paid $17,862.23 in expenses. The case balances as of January 24th, 2008 is $907.75.”

That’s some thin margins to operate and maintain an apartment building.

2008 Version, Part 2

Now, the front.

2008 Version

A lot of things got sacrificed this year due to unemployment but the garden wasn't one of them. Don't worry kids, I caught the end of the stock sales in mid June and put both the back and front gardens down for a steal.

Seriously.

We all have little things that keep us sane and grounded; gardening just happens to me mine. I shudder to think of the bundle of joy I'd be without watering and deadheading flowers.

Despite the fact it went down pretty late in the season, I think everything has grown in nicely.

For your viewing pleasure---the back porch.

Suckers

Who in their right mind would allow me to voice my opinions on the radio?

Hey it's not Oprah, but it's a start.

The First Report

Gainful employment has rendered me able to get back digging through my developer’s court records.

Funny how not worrying about money frees you to pursue other interests.

And as you all know, Mr. Knight’s legal predicaments happens to be one of mine.

In an earlier post, I detailed the initial paperwork of the lawsuit filed by Inland Bank and Trust against Carlton Knight for $1,120,000.

At the time I first viewed the court papers in December of last year, Mr. Knight had fought the lender’s attempt to have the property put into receivership.

For those of you who aren’t familiar with receivership it’s when “a creditor can enforce security against a company's assets in an effort to obtain repayment of the secured debt.”

In other words a receiver “distributes the proceeds to creditors and can also complete the administration of the estate.”

Or at least that’s what Wikipedia says.

According to papers obtained from the Clerk of the Circuit Court of Cook County that’s exactly what happened.

The first receiver’s report reads like a primer for mismanaging a rental property. Out of 40 units the receiver said that 14 units were “nearly uninhabitable,” 7 were in “inhabitable but in poor condition” and 20 are in “reasonable condition.”

Oh yeah, if the number 14 + 7 + 20 don’t equal 40 it’s because one of the units was used as an onsite property management office.

The report further states that “poor conditions stem mostly from damaged seals along windows/doors that allowed water to get under the tile and carpet and mold in the walls, damaged/broken appliances, damaged cabinets, broken sinks, etc.”

I wonder if this is the “hands on, proactive management philosophy” that Mr. Knight espouses on his website?”

Again the report states that 20 of the 41 units are unoccupied and that the vacant units are “frequently vandalized and the doors are kicked in.”

Nice.

“It appears that the portions of the structural features (masonry, walls, parking areas, etc.) are in fair condition while other features, such as roofs, exterior decks and stairs on the 15144 building are in poor to very poor condition Additional items needing attention include boarded up windows/patio doors, broken doors/locks, heaters, backed up sewers, missing smoke and carbon monoxide detectors, security cameras, thermostats and other items. “

Broken heaters? Backed up sewers? Missing smoke and carbon monoxide detectors?

Those seem like slum conditions to me.

I’m also curious to know why a lender would make such a substantial loan on a property in poor condition. I doubt that a property could have gone so far south in only four years.

Doesn’t anyone do their homework before handing out over a million dollars?

Then of course I apparently I didn’t do mine before I signed on the dotted line so there you go.

“Preliminary estimates for building repairs amount to $175,000 - $210,000 with a majority of the costs for the roofs and stairs/decks.”

Well that’s what the report says according to the court papers. Don’t act like I just went out and made this stuff up.

But wait there’s more---at the time of the report the first installment of the 2006 property taxes had not been paid.

“The current amount due for all of the 2006 real estate taxes including penalties associated with the 1st installment is $49,567.96.”

So let’s sum it up----half the units are unoccupied, the property was (is?) in severe disrepair and the property taxes for 2006 were overdue.

Do not make me share the samplings of the tenant maintenance surveys.

I can sum it up in one word---chilling.

It's Almost Done

Mt. Carmel is getting close to completing their turf installation. I have to say that it looks really good---very high end.

Pretty

A few pictures of a lovely Dorchester garden to start your weekend off right.

Happy Friday!

Here I Go Again

I went out last night to some of my regular haunts.

Hell, I just secured regular employment so I think I’m due for a little celebrating.

Like most Chicagoans out on Friday night, I made a late night food run to McDonalds.

I hailed a cab---cab 6215---heading south on Clark Street with the intent of going home.

Unfortunately for me, my driver must have missed that part in taxi 101 where he takes me to where I want to go.

Now I’d tell you his name but he wouldn’t reveal his name and he was a little less forthcoming about taking his hand from over his taxi license.

Nonetheless---the drama jumped off when I gave him my address and wanted to go home.

Immediately he told me that he had no gas.

I replied, “No worries, go ahead and find some gas.”

He pulled into the BP station at Wabash & Roosevelt.

At least he was heading south which was a step in the right direction.

That’s when he dropped the bomb.

“You’re gonna have to pre pay your fare.”

I started to get that old familiar feeling.

Why do I keep on running into cabbies that won’t take me home?

Naturally, 911 was contacted.

And like the last time, the police took the side of the cabbie.

At least this time they seemed sympathetic but the result was still the same.

The cab driver told them that I because I was on the phone talking to someone about the situation, that he “Didn’t feel comfortable driving me.”

Implying that I was setting him up for some type of misfortune.

I explained to Officers Evans and Lee (Beat 133) that I simply wanted to go home and when I gave him the address of where I was going, all of the problems started.

First the no gas story, then the demand for prepayment---he clearly didn’t want to take me to my destination which is a violation of the municipal code.

If my memory is correct, the officers said that they couldn’t make him take me anywhere and that this was a civil matter.

Unbelievable.

They suggested that I get out and take another cab.

I got out and walked away but not before getting the bright idea to turn back and use the camera option on my cell phone. I have a picture of the placard that faces
the customer in the back seat but not much else.



It seems the driver was a little camera shy.

So here I go again.

I’ll file another complaint and wait till it grinds its way through the Department of Consumer Services.

All I wanted to do was go home.

A simple request, really. Why do some people have to make it so hard?

When It Rains, It Pours

...I finaly got a job.

That sound you hear is my credit card companies popping champagne corks.

Details to follow.

Praise Jesus.

And I Thought I Was Pissed…

Every time I turn around I continue to get love from the blogosphere.

This time it comes from a similarly themed blog named bewarethebuilder.blogspot.com.

Oooh whee----Mr. Thomas Doyle is one angry condo purchaser. He’s one pissed off brother.

And he’s my new idol.

Not only is he fighting the good fight against his developer, but his developer Bryton Development LLC and it’s principal Kevin Bryar is suing him for defamation.

Defamation----that gets me kinda hot.

Now I’ve been through Mr. Doyle’s blog and I see a great many similarities in our experiences and I feel for him

Beating your head against the wall when it comes to this condo thing ain’t no joke.

Questionable construction quality and apathetic neighbors will drive you to drink.

You went ahead and took the plunge and took part in the American Dream and threw down a chunk of money to purchase your own home.

I was shitty when I didn’t get my full condo value for my paltry $125,000.

So I get that Mr. Doyle, also know as Truth In Advertising, is beyond incensed where his $390,000 is concerned.

Personally speaking, I’d launch a full scale war if that type of cheddar was involved.

So I say to Mr. Doyle and those of you who may follow in our steps, call it like you see it----but with caution.

Documentation, documentation, documentation.

Let me make myself abundantly clear----make sure you can document your claims.

Oh yeah, no matter how tempted you are to call the people you write about names and offer your opinion, resist.

Well, mostly. Sometimes you have to slip in a "shifty" here and a "scumbag" there to make your point.

Yeah, I name my developer and write about Mt. Carmel but majority of my posts are based in fact and can be verified by court documents or pictures.

My posts about random neighbors and the Jenkins Boys notwithstanding.

Note: Woody + Cell phone camera = trouble. I’m a picture snappin’ broad. Don’t do anything dirty, I will put your shit on blast.

Anyhoo…

For those of you who have been reading from the beginning you’ll remember that at first I didn’t name names---it took quite a while before Mr. Knight’s name was mentioned. I didn’t even refer to Mt. Carmel by name until earlier this year.

My intent in starting my blog was two fold---As a form of therapy and to inform others of some of the pitfalls on condo home ownership.

Everything else just kinda fell into place.

But as you all know egregious acts call for egregious actions. Hence names were named.

But through it all I adhered to my number one rule---be able to prove it through documentation.

Ladies and gentlemen, avail yourself of secrets hiding in plain sight. The freedom of information act was made to uncover potential deception.

Or at the very least be able to prove a pattern of behaviors that will lend credibility to any future acqusations you may make.

Ladies and gentlemen those government links on the left side aren’t there because I needed space filler.

Hell, I think that the kids at the Clerk of the Circuit Court’s office almost know me by name.

I find most if not all of my documentation right there.

You’d be surprised what you can find in legal proceedings in the Cook county court system.

Actually, you’d be surprised at what you can find when you start leafing through bankruptcy filings at the federal building.

But I’m sure you get the point.

It’s all right in front of you. Dig through, make copies and factually post your findings. Throw in your voice and you have a blog.

Now I’m not sure how this brouhaha is gonna turn out for Mr. Doyle.

But I would think that if he can properly document past behaviors and the current situation, he may stand a chance of defeating this lawsuit.

What do I know, I’m not a lawyer (even though I know an ass load of them).

This has all of the makings of a possible 1st amendment test case.

Time will tell if I’m right.

But I’ll tell you this; I’m running down to the clerk’s office tomorrow to get the 411. I’ll be the one at the copy machine.

Progress In Pictures, Part 2

More from the Mt. Carmel turf installation project.

Ms. Viola

It’s rare that I meet a person and automatically feel their goodness.

Perhaps you could argue that people will rise or fall to your expectations; if you look for the worst in people, that’s what you’ll find.

Or you could argue that the world is full of assholes.

Whichever philosophy you espouse one thing is clear----good people tend to stick out in our modern society.

Such is the case of Ms. Viola.

Ms. Viola is the coordinator of the Angel Food Ministries program at St. Thomas Episcopal Church.

You know, the Black Episcopalians who are feeding me.

When I discovered Angel Food and went to make my first purchase, Ms. Viola welcomed me like a long lost relative.

Not only was she warm, but when I didn’t have enough money to get one of the additional boxes she arranged to get one for me.

I didn’t know this woman from Adam and she was asking me what I needed.

Naturally I couldn’t impose on this nice lady.

I told her that it was okay, that I’d get an additional box next month. She replied that “Donations happen all the time. Just tell me what you want.”

It’s been a long time since a stranger has been nice to me.

I’m a “wait for the other shoe to drop” type of broad.

The defenses are usually up. The wall is set.

I know it’s not fashionable to say that you look for the ugly side of people’s personalities but I’ve always been truthful with you gentle readers and more importantly myself.

Nonetheless, I started to tear up at such sheer kindness.

I just adore that woman.

And because I adore this woman (and am in desperate need additional parental figures), I have a favor to ask.

St. Thomas Episcopal Church has been serving the needs of its worshipers and the Bronzeville neighborhood for over 120 years.

Their original church burned down in 1962 but they managed to carry on their ministry at the parish house until the new church was built near the intersection of 38th and Wabash.

The parish house is a beautiful but neglected jewel in a re-emerging neighborhood.

In fact, it’s next to the Margaret Burroughs house----you know the founder of the Dusable Museum of African American history.

The remaining old homes in the neighborhood are quite breathtaking and in various states of repair.

Such is the case of the St. Thomas parish house.

From what I’ve been told, this beautiful old girl was victim of some unscrupulous contractors and handymen.

In fact, part of the beautiful banister was allegedly stolen by a bootleg contractor around 17 years ago.

He took the banister from the first floor to part of the second floor and replaced it with horrible wrought iron fencing.

Yes, you read correctly----wrought iron fencing in a 100 plus year old house.

Don’t get me started on the dropped ceilings (Ick!) and other monstrosities done by “reputable” contractors.

In short the good folks of St. Thomas and Ms. Viola need to find the funds to restore the parish house to its former glory.

And before you all start asking why can’t they pay for their own repairs, I have a simple answer----‘cause they don’t have the money.

As someone who lives in an older building, I personally know how tough it is to find the money to handle repairs much less make improvements.

Keeping the lights and water on is usually a task within itself much less trying to do accurate (and expensive) historical restoration.

I know one of you has to know something about securing grants for restoration.

I know someone out there can help.

Just tell me how.