The Tischler's Tale: Why It's Still Empty

If the former Tischler’s could talk, it would have a heck of a story to tell: passed back and forth between families, only to be abandoned. Later, discovered by a talent scout—then dumped again after being used by a Hollywood actor. 

One could easily forget we’re talking about a grocery store here.

"What is that building?"

The empty building is the largest member of a Western Springs empty-storefront “club” that includes the vacancies left by Odegaards, Robin’s Egg Blue, and soon—Alixandra Blue. It’s also a monument to an economy still reeling from recession. 

It’s this property’s prominent downtown location that piques the curiosity of potential home buyers, transferees and perplexed residents.

“People always ask ‘What is that building?’” said Coldwell Banker Broker Associate Julie Anderson. 

Her response is to explain the property is available for development, and to turn her focus on the positive aspects of the community.

“People migrate here from the city and south side—then they don’t leave,” she advises her clients. “The quaintness and charm of Western Springs keep people here and keep the town growing.” 

Some further reason to be optimistic—home sales are up 3.4 percent.*

A taxing mess

Still, the frustration over the vacancy has sparked some interesting rumors about the building’s status—the most popular one being that the building is somebody’s tax shelter.

Tischler’s neighbor Ted Kavooras knows a few things about tax shelters—he’s an accountant. He quickly put that theory to rest.

“Why would someone spend $1,000 to save $400?” he said, “It doesn’t make any sense."

The empty storefront, as well as other vacant properties impact more than their owners’ net worth—it affects the village’s taxpayers.

“There are costs associated with maintaining our infrastructure,” said Kavooras. “When sales tax revenues aren’t sufficient to support those costs, property taxes are increased to make up the difference.”

Higher property taxes result not only in homeowner tax increases, but increases for businesses that are passed along as higher rents.

Villagers can take some comfort in knowing that tax records indicate the building is owned by an LLC based right here in town—not an out-of-state corporation or disinterested foreign investor. 

Hiffman Realtor Anne Callard said the building is available for lease at $15 a square foot, or purchase at $2.75 million. 

Seeking the right tenant

While not everyone has the capital to make such a purchase, the Realtors remain committed to finding not only a buyer—but the right buyer.

“We are working diligently to find a user that will complement the existing downtown retailers as well as bring a strong amenity to the Village of Western Springs and surrounding areas,” she said.

“Of course, the obvious fit would be another grocer—however, ownership is open to entertaining all unique retail opportunities.”

Western Springs Director of Community Development Martin Scott is also actively involved in finding the right tenant. Scott is pursuing grocers and bar/restaurant businesses. Two possible tenants were Trader Joe’s and CVS.

“Trader Joe’s is not interested in the site because of the proximity to the La Grange store,” said Scott. “CVS expressed mild interest in the past but, like many other companies, is approaching expansion very cautiously and unlikely to be interested,” said Scott.

A Chicago day-care operator was thought to be interested at one point, prompting some speculation about the village’s willingness to bring in a business that may ultimately compete with the recreation department’s Kensington School tenants. 

Scott dismisses this claim. “The owner of the building explained that a day care operator was interested in the property,” he said. “We learned about how they operate elsewhere in the Chicago area and they did seem to have a unique approach.

“The day care group did not formally submit a petition to operate, as required by village code, and the owner has not raised this idea since.”

High hurdles to development

The long vacancy has some residents a bit nostalgic about what may have been a viable development plan previously submitted by Everett Construction.

However, Scott said that plan was never formally submitted, “Chris Everett was part of the current ownership team [that] worked hard on a variety of plans. None of the plans were ever submitted for formal review by the Plan Commission and Village Board. Some of the final designs that were submitted may have been viable since the architecture was attractive and address some of the design standards in the soon to be approved Downtown Plan.”

Even if the plan had been approved, Scott said, the project would still face serious obstacles like “funding, design review, public feedback and [conditions in] the condo market.

“In my opinion the building has remained vacant for several reasons, but mainly the economy and general uncertainty about when we will recover," he said. “Any larger vacant building is difficult to fill because of the rent necessary to operate, [including] taxes and other expenses."

Scott echoed Broker Julie Anderson’s reflection on Western Springs’ appeal. “On a positive note, the individuals and groups that do express interest in Western Springs do note the charm of the community and excellent demographics," he said. “For that reason, I believe we can remain optimistic about the future of the community.”

Past, present and future

The 2011 Downtown Redevelopment Plan suggests that the site could be developed as a two-story, mixed-use building with retail and services businesses at ground level, and condominiums and office space above.

A façade reconstruction is also a possibility. Ultimately, how the space is used depends on the market conditions and the economy. 

According to the Western Springs Historical Society’s Web site, the original grocer on the site was a Jewel Foods that opened around 1959. The building that remains was built in 1967 and occupied by Jewel until 1979.

The Tischler family bought the building in 1981 and operated Tischler Finer Foods from the location until they closed their doors in 2003. 

Newer residents who never shopped at Tischler's can get a rare glimpse of the interior later this month. The film, Contagion, opens on Sept. 9.

Tischler's plays the role of a ransacked grocery store.

(*Correction: article originally stated that prices, not sales, had risen 3.4 percent. Patch regrets the error.)