HomeMy WebLinkAboutMinutes 1991EVANSTON PLAN COMMISSION
11INUTES
nR AFT NOT APPR0VEr)
'Vednesday. January 9. 1991
Roorn 2403 - 7:30 P,M.
EVANSTON CIVIC CENTER
',1FtiRERS PRFSE`T:
ASSOCIATE 11E'18Er?S PrtFSFNT:
STAFF:
rlelmonte. Prout. Petterson. Seidman, Cur-ie. Faster
P e-i llev. ' llarston
')arraQh
r{orvs
I. APPROVAL OF DECEMBER 12. 1990 MEETING MINUTES
Minutes were aooroveri as A•-itten except tnr so-ne tvoograahical errors sti')mitted for correction
by %ir. ')arraeh. r-orrecte:' -ninutes •A,II be r415t-ihuted arjor to FebrJlarv's Plan Comrnission
meetintt.
II. COM"AITTEE REPORTS
%Ir. 9eImonte was aske*t to reoort on the r3owntown L.oT rnitter. Ne sari that the Committee
had nothin,, t,)-eoort: however. he did eoort on the current status of the EVNIIARK Design
Consortitfm. `1r. 9e1rnonto said that th,- fourth of five or six Xor;sho[)s was recently held by
EV`iIARK. Although he Aas enable to attenr+. x1r, rielmonte salt' at th;s session, the phvsical
attributes of the desien o'3r 'A,pre dtsrtl5ser}. He s%lire 01e r yt GnSc, _ t� �)„ f,jr,
5r," 1^t1Tte if. Ft• ,ru-lrv. ' 4 t-i—onte lair+ he had heard there ;s sn ne nnrern that the meetinc,s
h3vp been vv ?r5tp7 .n-:Hofer and Lh;le that '-,a•: tiN .3(7:-eotahle and understood by the
designers and nlann-rs. t` at the `:r1a! rloru-^ient should `)e "t-ar.s! Jted" into lavnan terms
u) t`tat the ret Wf-rs ind 5i1scn-ss (:3n inrle•st:3nct and aooreciate the proposal as well. He
suQQested that thf ftna! oroposa! shou'r' en 7evnnr! -ust aoof�aranre nr phvsir•31 ir- Drovement
Y r•('(i'Tl mend at Inns. n';t shr),;i,4 })Y -ir)r.. l' .t" '�',�?r�tErinat nant1.1! inrl , r'�Jfjr �•'r C?••lmµndat[ons
for mai'ttenanre avr«eme-)t� 3nr! S`•nno'AnPr I nrf =t-t;..•.•,�.
'its. Selriman stjevf'sted t`)a' r..r r)r rnNr C lrQ r.3rat{t' -oulc! 7e :ontrove,sial. 'ir.
9elmonte said that there is likely to be a 1)ow'r,town Facade 1,rorovernenr Prograrn in a1aCe
soon. He added that tnavhf- :t should focus on the InnQ-terrn va{ant ,4ountnx'n storefronts to
improve their appearance and marketability.
'1s. 9orvs reported on the Green 9av Road Committee. She said the CGtv's Corporate Counsel is
reviewing the contract Land Design Collaborative had been requested to submit. Once all
changes are identified. discussed. and made. the contract should be in place within a week.
Evanston Plan Commission
`Iinutes - January 9, 199E
Page Two
'Ir. petterson reported on the Toning Committee. He said the Commission is waiting for the
final draft from the consultants. 'ls. Rorvs reported that Carniros is currently reviewing the
portion of the ordinance-ewritten by staff and the next 7-onina Commission meeting had not
vet been announced.
III. 1991 Work Plan
11r. par-avh said se%er31 `-:)nrnissions had rrtet in ')er_e-nbrr TO rlevelaD ir+eas for the 1991 'York
Plan for the Plan c`omr-cis>inn. `ir, larraeh sairi then had identified several ideas for agenda
items a-lr! he li'<e t-� szet feedback fro-n the gill nrnrr,iss:on nn these s:!¢p^stions. 11r.
")arrazh betrar enu'rtier3[i^7 the :rfeas with the review of the 7-oninz Ordinance.. Fie suggested
the Plan Co-nm:ssi,in 'n3'. want to do a more in-depth review of the final draft, esner:ially
because the Plan Cornmrssion will her,orne a more a--tive slaver as a result of the rewrite, Mr.
Patterson a2-eerl and said it would he heloful to have the Cornmission -eview and flag issues
that 'nav need s[::dv or attention by the -orinv ane Qlan ,,n,nmissiorjs. '.tr. P,-tt;-rson
said he exneczer' the• nt-xt traf t %ou!rf be available in 'Jar,-h.
'tr. ')a-raeh then sa.h the z-oiln suggested a r�-lonk at thf' ,-,�-lDrehensive Plan to irlentifv .srPas
to iodate. issues to rear x ith, and bas:cally k(-enine th- Plan-OrnFnISSIon un to datr, nn the
va-lous Droiects and r:once"r)s gist affect the '_o-no-eho-nsive olar. ".s. Seid'nan suvvest,-d the
Plan :`omr-i,ssion ret-irn t- t5 n-for practice of iny;tinv, var;ous staff or Commissions t•) Plan
Commission-nfptires to r:scuss the mars and o,,)ivrti,-s ir) t7e Plan that --oncern them, and their
'stork. She suegeste'4 r ie .,Dmmisslon try to r✓() this on a ^nr)ntF11y hasls. `1r. Petterson f-lrther
Su£QeSterl that The '.Tom,r!ssmn look 3t the [ttv In I[s entlr'.'ty to irtentlfv areas neerllnp ch.inges.
Droddrng or ottie- ittent-)n `'o'T. the Commission. '1-. aelmnnte also agreed and encollr-lged the
!]Ian om^):ss:Dn '"in5[,i. t`i,s Dr, )r t-ss. '.1r. 'a tr-a�,) said this tied into another suggested
agenda :te-n 'or ' 991 : the -t-v:e a of th(' neighhnr'uoor' n nrne-vial areas for land iiset and othe-
olannine :ssiles. ' 1s. Se:-i• an said the "-ornmiss:nn used to have a r-om,n:ttee to fr)(-us on these
iss:jes. ' 1r. nelmonte sa;r t iv rlr).k'nto,�.n Plan %v,-is i jcessf'!l ")eras --se :t tooL: .a generalist view
and then focuse-1 on sena'ite issuers ;ri ;nor- i1,tao. "e suggested the sane aooroach for the
neighbor`ioor! arr,3s. Ile t•lr:her sirQzestrrd the Cn-nrn:ssion is a xhole a,or:< tr) set {!t) ,i process
to undertake t''esP Tasks arr! than aSsivil It to a so-cial rnmrnit[e.-. 'Jr. ')a-raQh 5ug;!es[ed a
r'iPetine with th^ Citv's e-onor:ir rf(-velr)Drnent st-Of to roorlinat- efforts arrr' avoid duolir_ation
of work. 'tr. Po-trnr"n Gr10Ar Si-rl rhanelnv rho ?he
Nel£r1')nrlO) nrl'TiPrrla' ')1st-1,"t , n1nmiti,_".
'1s. 1�n-vs sj.v:?pr,!. t`1at "r' lor)l< -t• t^o "f"lanl on.» '3:1'7.ii1 r:ot)t-of-way
7rQpr•rt. ;-) C.va-ist`)r, for • .,,ioD"'lent Or Othe' .15r'. S-1 s'S1) S:jev-sted !r;oklne 3t the T � ROW
-' n`]d L - rrr'.; `7- � `ianrn' md.-lt- nar1r«' ink 13Rr S �C )e i'"' ; 1.3r t t 1P lareCri 73 7aC -)roiect.
'tl P„rt ..i..} ti 1vlz-Stec' r-,- . 55 )" i, t• r• s _*,!, - i l—, ") Sr'_ 5t' 7 1r,on and
' ny, ter 3'� ,<,i,j h,. lsrr!. i', l�r l ni• S ievc'tit •c'. , )1)h;rP 3t 3r at v�r. ,)` :),jDh( land
SeDarjt-IV, ea, Dar'-( land. olibll- buOrli-ivS 1nr1 oar;,_-w !a(illto-s. :;ijvvt•iterl the
'r7 nmig5lnn rinsr�iv r._VjeA' the sltine of �Uhllr fir'il [ies.
'1-. Patterson suggested the can-nm:ssion st:lrt to DreDaro f-jr a meet,,rtz th pew (:itv
'tanager once selecte(t to rlisrl:ss areas of concer'1 and or:or:ties of the �-.ornrnlsston. 'dr.
r)arravh also agreed and suggested we also address previous discussions concerning the
organizational structure of the Planning nepartment, k%r. Relmonte suggested that the
Commission review the Dlannine deDartrnent structures of other cities at the next meeting.
E
' Evanston Plan Commission
Minutes - January 9, 1991
Pase Three
Mr. Darragh suggested that the Plan Commission prepare a letter to the Council Search
Committee to convev the role and priorities of the Commission and what atlalitles thev feel
should be present in the new city manager, it was agreed that the General Comprehensive Plan
Committee begin this task.
IV. NEW COM%41TTEE STRUCTURE
11r. narragh asked the erouo to -eviPw the committee structures and rrte-nbershins distributed
by staff.
`is. Seidman said she would take 'Sr. Nevel's place on the r)ownto+vz Committee. The name of
this Committee was changed to Neighborhood Commercial Dist-ict Committee. Al lelmonte
will be the Chair. The Comprehensive General Plan Committee will be Chaired by '.Jr.
Oarragh. The Southwest Indi,strial Area Committee was suggested to remain. but to lie dormant
because r'te Plan Commission work on this oroiect has 5asically been t-ansferred to staff. %Jr.
narragh said an Economic nevelopment liaison was needed. 11r. Reillev was suggested and tlr.
Darragh said he would call him to ask. �lr. Currie said if '.Jr. Reillev was unable to take this
assignment. he wotllri. The ':mint' uomrnittee was left in tact. TF,e t,reen F�av Road Committee
was suevestert to he dissolved herause staff could brine issues as necessary to the Commission's
attention without the need fnr a fidl Yorn•nitte(-. ',Jr. ')arraQ'i said �e w-oul4 call k1r. \lr,,arthv.
the Chair of this (:o-nm,rtee f,-
.)r his thoughts. `lr. ')arragh said he thrn,eht the La-nmtssion
should begin prep,rint; a scope of work haserl on the issues raisers `�)M tt,e Compre!�ensive Plan
and then suhseauent Committees and work nlan5 r-an be -!eterrn nerl f-o,n there.
Vi. OLD/NEW BUSINESS
There was no new or old business or announcements to :'iscuss
%jeetinQ arllourned at am)roxi--nately ')-I rl
-�1
EVANSTON PLAN COMMISSION
MINUTES
DRAFT NOT APPROVED
Wednesday, February 13, 1991
Room 2403 - 7:30 P.M.
EVANSTON CIVIC CENTER
MEMBERS PRESENT: Currie, Darragh, Foster, Prout, Petterson, Reifley,
Seidman,
MEMBERS ARSF"`T: Belmonte, Marston
PRESIDI\G, OFFICIAL: F)arragh
STAFF: Borvs, Clar�.e
APPROVAL OF JANUARY 9, 1991 MEETING MINUTES
%tr. Reille� mentioned that he 'aas listed as attending the January 9, 1991 Meeting,
when in fact ne har, nr_jt. lL it`! th:s rhange the rr;ntltr 5 were adopted.
COMMITTEE REPORTS
GIs. l�orvs rvoorte^ !or the Dr,wntov.rT (.orTiMIlTeC. 5hc• said the Committee intends to
schedl le a rneetinr. Aith the i 'rr.orella group to disr.,iss preparations for the Spring 1991
Downtown 11 orkshop.
Y- PIIerro• . •'' ♦t - _ , ,s , - I•• IIt• ,-11 . .t' _.� . r:,Ittec A a 5 d'.kdilifig
the r,ext draft fr';rr the roes Atant ir)r c t,)rnrT'.IIIee I#-v'te.1.. `1r. Petter-on also reported
or-, ['tv Dt.sivn Rf-�Itw Corrrnittee. `.1r. PetterSr,n reported that the Design Review
C,'1rrirnittet' `1,1C 'T r•t sF ver31 t:-r.es t�, review the :sYjt• of design review in Evanston. Mr.
Pf It•'rsofl t',f alter'dt!*'-S triefltlfied tJ-, J'W I~.orT�rnittee, i.e., no design review;
d .'j"SIQfI re-j-x pro-ess wit[3 a nF•w rr,'T1rr11SSiQT1: Iri inroroorate riesign re-�iew into the
i%izrlQ (Jt'ti--•iopr,,-r=t Dry` r'S,�. tor rt. Sipn - view )rdifianres from TJt`i r
:i lr li ;p3hllF 5, [' r ;l [• f.i[-, "'jr ;;'•it niS. rlrl s"1' le'S. }fj t ah:!ik {rll-) OrlSidef3[;'/rl
Ii atII"1) 11'IIT.••t t� f lra.s'"�• i 1 "It, s ;`,' rT I b S i, and t`,e pre St-ntatiori5 delivered at
the (.omrnlssiovi's ,s,l:)Iic mrNltnQ on (]vslgn re'.ie'x, itie i-or7--mittee recommends that if a
dr'sii,n review prriress is to be adopted. that it be incorporated into the existing Site
Plaii Review pro- . fie explainer: [his derisio:, '.Las Ir,ade because it is the belief of
tar ('nrnmitt••r• t`im d Rood portion of the Iesii?n r{ ric'a goals -,in be accomplished
through an advisory process. The Corrninittee also dgrt:ed that to set up a binding design
review prr,cess A ith a full commission; detailed and roncise standards would need to be
developed first because none currently eri5t. The Cornmittee also felt
Evanston Plan Commission
Minutes - February 13, 1991
Page Two
that based on the public comments received, there was no true consensus as to what those
standards would a:;dress. He also mentioned that the speakers at the public meeting did not
point out many badly designed buildings in Evanston. The Committee believes that most of the
poorly designed buildings had been the result of either ignorance of better ways to achieve a
desired result or inadvertence rather than willful disregard for the character of the comrnlifilty.
He stressed thf' C ommittee'% desire to create a positive, cooperative design review process
rather than a confrontational process which could make potential investors hesitant to w(,rk in
Evanston. Mr. Reillet, added that there seemed to be two or three buildings that were fnr'stied
on, but it is unknown it A design review process could havt• changed there,. He pointed ollt that
the proposer: arnend(nt•ut to the Site Plan R+-view Committee would nor include the revit•h ell
m,_lti-famil'; buildings whereas no residential structures !lad been previously reviewed by the
Site Man Committee. %1r. Petterson added that the Committee has proposed starting out a.ith
non -binding review becaw;v the legality of a binding revit-w without precise standards in pl.iee
was questionable. He said eventually standards could be rivveloped that could be adopted into a
legal bindin¢ review, but tht' Committee has proposed a fir%[ step approach. Mr. Petterson therl
said the Committee is proposing to the Plan CorTimissior( a rion-binding review process th.it is
incorporated into the existing Site Plan review be rerorrtmended to Zouncil. He said the
Committee rerornmends the :rir:l lslon of an architect o'1 tiiw Site Plan Rt:tiew CorT',rrrlttee.
Ms. Seidman -isked how ran ,r']itrar,, der-isior5 revar- iri; elvvelopment 1eSign be prPverltr ,; in
t'`o absencl- of prer IS(- ,tand.irds. Mr. Petterson 5ati7 the pror ess would be advisory only arl.^, t[it
reco—irriendations made would not dictate wort r,r bar, destgn, but to ooint nut how c•rtiin
effects co,llri be achiev(•d in other ways, fir to r,,-�tivate tri(- d+-veloper to change cl sien fe-tt !rt-s
basl•r; on t't recommendattons provilt•d .it Site Plan \Ir. PetIerson said trial rr,anv o!
the r-ornrr,uritlr's that hary i btrid;n£ ot•srrn rc•viev. ii,}t as diver'>r• as
C.anston. Hr• :idler, that It 'Ao:11`r: br- d+•51rat]h' In t.'it' I )tllrc to hire an architect or d+slKn
proftssional to prepare design 5tandard5 that roidd become- binding. Ho.tiever, he said that the
Si- Plan (Cornnnitter- current!, e'tperirnces good rt-5ults frwi, de�tlopers '.olunt:,rtly
akt'_•rinp th(-ir plans when reQuesle(i br the Site Plan .=orr,'nittee. 10r. 7drragh asked if a size
I: --.it shou)(! )Jr- recornrnendf•d for rT,U1t1-fafT1il1, str'J( tilrPG -wfore tht-, iindtergo Site PILrl f1"ViPA,
1' l��llle 4,i:(l he :tiriiw,`it tho two-tlats a5 well i5 the ldrper b�llldlrig5 should bt- inelud••d in
t'.5 't til'"A. 1.1r. f)arrdp!I Clio-,rioned h(iw ;,dr ti t..r) Jr 1.`Irr-(• fiats were acti-iallr new!, iII
r- [-h• r Than rorivert�-d.
�',v r,• was '-')r,r m t<prF•55r•" r),, 31!lll"net' 'r, E"r !Jr•rS irk a-.�i.ii. il[lw �i ,--']I riding ,.1+'A z. 'Alld
r
,7 "r'�I i}II "t3ac; l'. dt'SiEnr!rt []'i3,r;1fIFP 5, I ht' :tijdjvnvt' 'ri ('fTi DF"S il5n it Skit-J evi(jence •, '(ISiS tr'i pit
1CJ:ir�rl5 t°i(' ,"'.e,3 t�iat 'leSivr' .t,�1r-A A oiJld dli,-u,j, C'-:r't_n'rtrnisslor! E'' .rJCrS
ariSAf"+-rl tit ,1 nori- r]inrilnj' rt :r(w r01!(I flt}1 pr' tilt .3 n,aC t]'lllding, lJJt that tl1;5 'A35 a Pr]Od
-
bins' w l[!i t' •'Sr• ins ;t 5. T"it- l, •llS + ,Ir: t'it' �r i[) trial t� ;r:=)'Tile r�etit i 1p",tr I w as
rr'i5ti A W, ri'it Tri,. ..1..• f)'i�lI rili'.i , A'iiT'• !),I Sf*rl Tim' "r'J Ifs t"ir; lt,"�' S• �.i'.
P ° ,•tYi,,ni',�t t'i• li. t' .. .. •l.'I�' f '.Sir 51I
' " 'in� a rc�rOrTa'StC) 'S'
t'S,QTI T, r It iii)tltr'r 5. Alt' 5a1,] tr11S t.' -rJuld be .'Jtatirig or
?'Dr- than orw -t ri ht teCt r r)uld review the plans. l r. Rei Ile,, rei tera ten that as a member of the
t�Jr .mittee it, '.% is runr-•'r,ic," wlt,i the legliIit� of irriposi'1Q design 5tirldards. Tlw �_Jrnrr,lttee
P' ibr.'r5 said Tht•� had r• .if•V•t•fl nwTit-ro il, 'tt•5i)'n alrf]Irlan('e5 frr} I, t,',..' f- )fTM111r11ilCS [it'fJre
'T- iKIfig their Av, Ision. Tr1vl, -id(led that E'( fmo:r,it considerat tons art' '*.')re of an in( entiye or
Ciscouragerr,eni for developers and the strength of the market also dictates when and where
Ct•vHlope rs ].111 v.csri,. TF}ev swirl that i roinrritinit,- that has a strong rlt-f-loprnent market may
Evanston Plan Commission
Minutes - February 13, 1991
Page Three
have more stringent reviews in place because developers want to work there anyway. Mr.
Currie added that the Committee is not recommending against design review. The issue is
finding a process that will work in Evanston and that this will be a positive first step. An
audience member suggested that maybe Evanston's current development process should be
reviewed in its entirety to identify and correct problems and existing development constraints.
Mr. Petterson added that the recommendations proposed arf• a positive step towards a design
review process because the discussion has now centered on whether design revir_-w should be
binding or not rather than on whether there should be a review process dt all.
'Jr. Reilley said he was concerned that t'lere was the impression that economic development
implications were the outstanding issue guiding the Committee's recommendations. He said
that although economic development was a consideration, at least in his own decision and based
on his own professional experiener` he •Aas more eoncerm-d With the legal issues surrounding
binding design review.
Mr. Petterson made a motion to rec oinrr,rnd the incorpor•ttlon of a non -binding design review
process into the existing Site Plan PvvwA Ordinance. Mr. Reilley seconded the -notion. Ms.
Seidman asked if the Preservation Corr,mission hac disrusu°d the binding versus non -binding
review process. tier. David GalloLvav, %-hair of the ffi',t )rie Preservation Commission and
present in the audience said the CorT,rnistii -,n had discusse-1 it Several tirnes and had earlier in the
vear subrnitted their comments in a kritten response. ,is requested b. the Design Review
Committee. %Ir. Darragh suggested that t,w proposed or,,imarice define multi-farrilly buildings as
buildings with four or more units !).isr Y on the definiltr,rl the C:irL of Evanston uses for its
garbage collection prograrn. %Ir. Tlr i;lr', sail hr, t'ic)ug`lt t'i.tt the t'Ao and i lree flat buildings
had just as m'uch of an impact on the r-,.fnuntiL arw! sholdri .ilso br revie•.<ed. He added that
while an argument could be made rnost .f these r)uiidings .Care owner ,)ccupled, most a:ere not
built by the owners, but purchased fr-)'r it develop?r. Thf• SuKgestec amendment Was revoked
and the motion passed as stated bL `Ar. P eitersor, '.kith ,It .eves and one nay. '.ir. Darragh
thanked the audience for their tnpl)t ailo .,ttenilanve m the rtwt.-ting. %Is. Seidman said she voted
no because she was r.oncernecl ab-,',t t'Iere ne,t if-L gmdehn(r s 1Fon Lvhwh even a
non -binding rcvieu could bt- bdsel. Sir' ;trFrsserl Chit shf• doped gutd,line, would eventually be
developed and riot Iorgottt'n. %ir. Pt•tt--rsc,n ann `.Ir. Imrrdgh sai•7 t'iat As part of the
,`r-"J r; .. r ... it, •��, ,g I t• '.-s' t� �' -r , - i r .. il). Vic !ri
ro'uo r mf-nd that "ithcr the Planiir'ir )r itr' �i�'.'�fir"'. �r"air•' a piC tonal and
textual pijidebook of "guorl LS. bade pr.l' ti't'S eti JrrSf-r,t l,,it rvdnsiori firw( dcceataule design
1,Ir. Currie added t'',<it 'IV tar,,,t".I t'Idt 'T e',yri,r)gf .� '.t incar115 n,'. )r (jf'Lr'leJ 1F'� While
a process is in place rathf'r than Stanrlsr s anr; i!in stdrti'li1 a proces5 to st'e if they
vrr a(t')1l1L 'A +ri ahle. He t'i0i oho .t A t )t,ti(,r t . st i't ,,,,,,wr ih,, it .'r. Refine,, added
ih.it i'r• lhr)tlg,iil Il w`)ilir; ,.tGt' i if;[ .I t') if.',r;�ti
,,'.t' rj�f ;5 9f _. t :ik.' 3. t wulild
�Li�t' [, I)t' ;)"+';).trt•i' !-,. t` ,�)t51'�r t i, a•- d' � l'I.11'- ,s�. - - . �. i:�.f. CIS.
Seidr',�in SAr,f shf. l rillie•r 'i,tt t: ii,;:r)Lt,I 5•'t ,! ,i,oi,!_iros ';t'fvr- a' S.rt design
review pr,)cess iS 1rnp1nent' (1_
\Ir. ')arragh rr'purtt,d the k_jcne'rdl t (Irr.;,r-hensiL- PI in t -r".,rmttee fi�t,l - ,,t t / ta.r~ about a
process by 0m h it) rf-L'tetA the (ef'ner•11 ,-n'r prehensi%r- I'l,ci. The �-,) T-Ir'ittee wanted to knf)W
fr,),n the full C-oinrnisSIMI if them apre particular issuf-s t'i.it needeC to be addressed. The
Committee also Suggested that as a review process, the l o,ijrnisston could seler-t a discussion
topic- for the next meeting and the general Plan Cornmt(tt•r woiild arr_tnge, prepare q(jestions,
cumrnents and arrange F)r the appropridte agenr v reprt'sentative, to ditend the next
Commission meeting t.) give• an update on the goals dnd ohlerttve's 15 outlined in t!ie Plan that
concern that agency.
Evanston Plan Commission
Minutes - February 13, 1991
Page Four
Mr. Petterson also asked the Commission it there were other topics or Chapters that should be
added to the Plan, such as the siting of public buildings. ,Ms. Borys said that there already was a
chapter in the Plan addressing public buildings, but maybe it should be looked at and expanded or
updated if necessary. Mr. Darragh said another issue would be to link an economic development
plan and Capital Improvement Plan with the General Plan. It was .also mentioned that the
section of the Plan addressing the central business district probably would need updating, and
linkage to the Downtown Plan. The group agreed this would be a good process to follow. It was
suggested that we take an historical overview of the Plan first. The group agreed to ask the
previous Planning Director, Mr. Richard Carter to attend the next III -in Commission rneeting to
give the Commission an over�ieu and historical perspective of the flan and where the City is
today as compared to the ideas, vi5,r)ns and ot)fectives that were incorporated Into the last
publication of the general plan, it xas further suggested that fir. Phil Peters, the Plan
Commission Chair during the preparation and publication of the last edition, also be invited to
the next Plan Commission meeting.
%is. Rorys reaorteo on the \eighborhool Commercial District C_Ornmittee in the absence of the
Committee Chair. She said the C.orri'nittee had not yet focused on the specific issues it would
address. She said the Cornrr,ittee hah jecided to first look at %here commercial activity is
located throughout the City and begin identifying the "personaht%" of these commercial arc.is.
It ,vas suggested that the Corrimittr itlenttf,, the assets and Isabilitir s of each area and iilso
look at transport-tt,•,r, issues inrluc;,r,�? tr-sffic patterns.
�Ir. Currie reportt.-ri that t_it,, staff rlar: '1i2r_'n asked ay t`ie Comm,inity Development B1,,- R (:,r.lflt
Cc,rnrnittee to look :it options regar,;;,.v tt,r b,2,iding owner+ at 1517 Church Street. -intly,
the :-- iIv leases It 1organ,7ati ori, l)ut the gi,ii'stion is '.�i1f't`1t'r tfl(• t_Ity
sho-ild sell the t,,rlriinv. It a is st;ggvstr• teat A the (;its ,s leasing it now, the rent sfrould rr at
current market tialvf% It kas ,Ilse gv+•stif,nc.-d If there could ne a better use for the building and
is this the best %tidt to list' a ,.Its issr•t. 1.1r. Darragn said that this issue supports the earlier
suggestion thdt :1 P(Jl:._Y ;r D4.1ri f jr t'•,• _,ty`S capital I"1 t'S[rr,tnts, inC!uding public: facilities,
should br in plar-,•. \Ir. f=uster , err, ,•r,t+ d that thf' Cfi,)rchiDodgv are i is a focal p,;int for the
'Aiestsirye comrrlcin,t�. He inc '.tr. )eft+r,ur; a;r7eC t7at cr,a,F3t Uw pa,vl Aoulri be Best -lsed in
som- type of corr•r,erri,il <icti.it;. `.4•. i i::; ragh sa:a Thai r-d�be t'le %eighborhood t,_orn-nereial
!)istrrrt Committee coult! t3i.e a .-Ir,so-r l,,oK at this ,ssu+•. %Ir. �_':,rrlr, said he 'Aould take these
r I i, T)PnIS harir , th. T t'• In .r. . "nt
IV. COMPARISON OF PLANNING DEPARTMEIN'TS
Ids. h,)r�% s.3ir7 11,,• ' iI•_,rt"i; r'+ �-ci k is
rep iro,nv I`w
)rgar:izall0rial siri,,_Iures of
drpy-t•nt•^Is sr, uI r•r _Il,e
l or. •- )ller(f•r, ;,3st
fall ,' )r Iht• priv is C_ItV
`lanav -- 1 t tr .. !.ist t r-,
cY1 1))7
`,',�. r1, l rior f,o,
1)dC r-, lr•Ste,' t':u :Ss�r fie
r. a^,.tr ss,• :,� t' f f'!Ei
�':C ')+
-i' :ri'..r,� r ,t�
f ,r t et inl+, i ,r 'ot
k' � )p
'if fig :i, s�rr: I' r a[
Of 7,) , I+' ritEl liit- .-e' b� rs
Evanston Plan Commission
Wnutes - February 13, 1991
Page Five
V. OLD/NEW BUSINESS
Mr. Darragh asked if there were comments on the Committee assignments and
objectives that had been distributed. Ms. Borys reported that bid drawings were being
prepared for the entrance signs and the project should go out to bid this Spring. She also
said staff were reviewing the fourth draft of the proposed Zoning Ordinance to make
sure all changes had been incorporated. She reported that the Site Ilan Review
Committee had approved a draft landscape guideline manual for parking lot and
perimeter landscaping. She said she Still needed to incorporate into the manual the
comments received from Site Plan, but would bring it to the flan Commission when this
had been completed. She also mentioned that the new zoning ordinance refers to
landscape guidelines arid this is also where the manual would be used.
There was a motion rnadv to adjourn. Motion was approved unanimously and the
rn"tinR adju(irned at approximate)y. 9:4 5 p.m.
STAFF: --
I
D A T F : _— j"if _.._........
C-B. me
7Y 33 37
EVANSTON PLAN COMMISSION
MINUTES
DRAFT NOT APPROVED
Wednesday, ,March 13, 1991
Room 2402 - 7:30 P.M.
EVANSTON CIVIC CENTER
N,iE 1BERS PRESENT: Darragh, Currie, Foster, 1vlarston, Trout, Seidman,
Beirnonte
t1E%iBERS ABSENT: Petterson, Reilley
PRESIDING, OFFICIAL: Darragh, Chair
STAFF: Borys, Clarke
GUESTS: Purl Peters, Richard Carter
1. APPROVAL OF MINUTES FROM FEBRUARY 13, 1991
The meeting began at 7:40 p.m. The minutes were approved as written with no drscusston.
It. DOWNTOWN FACADE PROGRAM PRESENTATION
Mr. Darragh welcomed .Mr. Tim Clarke, the Coordinator for the Neighborhood and the
newly developed Downtown Facade Program. %ir. Clarke said he would like to update the
Commission on the new Downtown Facade Program. He mentioned that a downtown
facade program had been a recc-)m 3endatron to the Downtown Plan and also to the Action
Plan for do,,%.nt�)An genes--,tr-rj -it ttic Duw; tuu;; `. urnsnijp serics. He saia tnat S66.b00 of
Community Development Block Grant money had been appropriatea this rear for such a
program. He said the Downtown Prugrim wr11 fnost Itkelv be implemented in the same
manner as the Neighborhood Program. He added approxtmatel•, $1 of private money has
matched every $7 of public financing to that program. �Ir. Clarke quickly went over the
application process and materials for the Neighborhood Facade Program and presented a
slide show which feat!tred some rompleted projects exemplary r;f t`)e goals and oalect,ves
of the program. %1r. Clarke ,ilso stated that the Housing end :Ie,�ejopment Art
Committee recently approved increasing the funding limitation of the Dov.nto,.n Program
to $10,000 per storefront (from $5,000) and $40,000 per building (from $10,000). Mr.
Clarke asked for comments from the Plan Commission regarding the new Downtown
Facade Program. The Commission was very excited about the program and expressed its
support. %ir. Belmonte suggested that although targeting vacant storefronts .kith this
program to make the vacancies more marketable as was suggested by EV%i.ARK is a good
idea. there are some areas Downtown that do not have vacancy problems, but are in need
of some facade assistance. It was further agreed by the Commission that one of the
reasons the Neighborhood Program is so successful is because of its uncomplicated
implementation process. The Commission recommended that the Downtown program be
implemented in a similar straight -forward manner. %ir. Currie suggested that project
.
I
Evanston Plan Commission
Minutes - March 13, 1991
Page Two
selection criteria not become detailed and cumbersome. He said the criteria should
reflect the intent and goal of the program and project selection should be done by staff
and not a Committee, as the Neighborhood Program is implemented. Mr. Belmonte made
a motion to recommend the program rebate ceilings be increased to $10,000 per storefront
and $40,000 per building. Motion passed. Mr. Darragh requested staff to prepare a memo
from the Plan Commission to the Housing and Community Development Committee
reflecting the Commission's stand on the rebate ceilings and the recommendation to keep
the implementation process of the Downtown Program simple and straightforward.
Ill. HISTORICAL OVERVIEW OF COMPREHENSIVE GENERAL PLAN
Mr. Darragh welcomed Mr. Richard Carter and Mr. Phil Peters, respectively the former
Planning Director and Plan Commission Chair during the last update of the General
Comprehensive Plan in 1986. Mr. Darragh said their comments and overview of the staiirs
of the Plan in relation to Evanston today would be very helpful, especially because most of
the COMmissioners on the present Plan Commission began their terms after the Plan x,is
published.
Mr. Darragh asked if the visions of th,- writers of the 1986 Plan have been achieved, snd
are they still relevant in 1991. He also asked if the issues faring Evanston today .,r,-
different than when the Plan was %ritte•n, such as taxes and schools. He also asked if the
Plan should concentrate on only phvsir-d attributes.
Mr. Peters started by saving that %hrr, he was on the Plan Commission the intent of the
Plan was to address the City broadiv including social and economic. aspects that affected
the physical attributes. Another commission of the City was to look at the social aspects
of Evanston in the same manner the Plan Commission was looking at the physical and land
use aspects and identify those issues the City Council would have to address over a long
period of time. He said the Plan was regarded as an agenda of issues for the City Council,
staff. Hoards and Commissions and further represented a consistent expression of City
policy. He said the Plan Commission also actively kept the Plan in front of the Council
and sought out other Boards and Commissions with regards to their progress in achieving
the goals and objectives as stated in tt,r• Man. He said the benefit of meeting .pith thr-
variuus 1_CrtriUIISsions, boards ono Sidi was that old ideas were tested, refined or
accomplished, and new ideas were brought out for discussion. He said at one time the City
Council received annual reports fro-n the Plan Commission regarding what had been
accomplished and what needs to be done. He said that maybe a package of issues for
consideration needs to be prepared to set the groundwork for another update.
Mr. Carter erhoed Elr. Peters sugpe5tif)n to reron,-en,- the periodic meetings -.kith the
boards and commissioros te) iipdatP the %T,iuis of tr)r� voai5 -)f the Plan. He further stated
that he thought the brae was rigt.t ivr another upr]ate, but hesitated towards
recommending a total rewrite. He said an update of the Plan would be particularly helpful
to the new alderman and city manager to give thern an idea of what has been accomplished
and what still remains unfinished. He stated that much of the achievements of the Plan
Commission is incremental and long terra both in implementation and etfect on the City.
He said the most obvious and immediate update of the Plan will be demographic data
based on 1990 Census results.
t Evanston Plan Commission
Minutes - March 13, 1991
Rage Three
Mr. Darragh asked what they thought should be the linkage between the General
Comprehensive Plan, the Capital Improvement Program and an economic development
strategy for the City. Mr. Carter said that there needs to continue a check of current
project completion status in relation to what has been accomplished and what still needs
to be done. He said the CIP performs this function for capital investments. He added that
the economic development strategy of Evanston is mostly project driven and a more
long-range plan riceds to be developed. Mr. Darragh said that he believed an economic
development strategy for Evanston should concentrate on training our available labor
force for employment here or elsewhere. He said we should not be as worried about job
creation as much as the employability of our residents. Fie added that an economic
strategy should also focus on land use for areas and seeking out the appropriate
development, it was agreed that if Evanston targets what it is looking for in advance then
we do not have to accept whatever development comes along first, Mr. Darragh briefly
talked about the possibility of establishing a joint committee between the Economic
Development and Plan Commission to look at a long range economic development plan for
Evanston. `.1r. Carter suggested that the Plan can be updated section by section by
reviewing the policies, goals, and text in each chapter and updating them as needed. He
suggested inviting staff back to the Commission to provide a status of their goals and
objectives as outlined in the Plan. 1is. Seidman said this had br�en a helpful process during
the last update and encouraged its MipiernenUitiori.
It was agreed that there are three areas that were not being approached with a planning
perspective. They were l) the need for a housing plan; 2) the CIP where the tarty
departments need to provide a more defensible cast, for their projects (ie, the scope of the
program, how much is completed, hoe much more needs to be done); and 3) that there still
is not a formal policy for siting public facilities.
Mr. Darragh said the Commission is committed to setting aside some time at each meeting
to address the update of the Plan. He thanked Mr. Carter and W. Peters for their
attendance and comments.
IV. 1991 AGENDA FRAMEWORK
Mr. Bt!lmorf -Sided t'ial ir, the Ptdn Commission's Annual Report to the Planning and
Development Committee, not only should those iterns completed by the Commission be
discussed, but also those issues in which the Plan Commission may not have been actively
involved, but could have assisted, should also be identified. He further suggested the Plan
Commission meet with the Planning and Development Committee to discuss the activity
and role of the Plan Commission. Mr. Darragh sugg('stVd to loci. at F--vansion .as a whole
and identii-, and concentrate on those areas v.Oere significant changes have or ire likely to
occur. Mr. Boirnonte said the i_nrnrnisston shouici begin rrvieutng the chapters of the
General Plan one by one. The- Commission agreed and dec:idec; to review the chapters
dealing with housing issues at their April meeting. The General Comprehensive Plan
Committee was asked to begin preparing for this meeting arid inviteing the Housing
Planner to attend the April Plan Commission meeting to provide a status of the housing
goals and objectives as stated in the General Comprehensive Plan. fir. Darragh asked the
Commission members to read the housing section and review the land use maps of the
General Plan for the April meeting.
Evanston Plan Commission
Minutes - March 13, 1991
Page Four
V. COMMITTEE REPORTS
Mr. Belmonte reported on the activities of the Downtown Committee. The Downtown
Committee had met with the Umbrella Group from the Downtown Workshops. He said
that the Chamber of Commerce and EVNIARK representatives agree to do some Initial
research on issues suggested for agenda items at the next Downtown Workshop and develop
an agenda for the Workshop based on their findings. The Department of Planning agreed
to continue its staff role to the Umbrella Group. Mr. Belmonte said that Mr. Terry
Jenkins, the Executive Director of EVNiARK said he would contact the Planning
Department when the agenda for the next Workshop is developed so that the Planning
Department could prepare notices.
kir. Currie reported on the status of the CD Committee. Mr. Currie said that Plan
Commission representatives had taken a tour of the 1817 Church property owned by the
City, to develop a recommended action for the disposition of the property. The view of
the Flan Commission representatives was that the highest and best use for the building be
implemented. The representatives also believed that the neighborhood as a whole should
be looked at with regards to identifying what the best use for that property might be. The
Commission agreed that the property should be viewed as a City asset and its disposition
should be viewed senarately from any other issue that may be present regarding its currant
use. Mr. Currie said the CD Committee might recommend at their next meeting that this
issue be tabled. iir. Belmonte and ',Ir. Darragh said that it should be kept open for
discussion, especially since it should be dealt with as any City awned capital investment
would be handled. The Commission agreed with Mr. Belmonte and Mr. Darragh and staff
was asked to prepare a merno to the Housing and Community Development .-Nct Committee
conveying this message.
iir. Darragh said the Economic Development Commission met in February. He said they
reviewed Mr. Clarke's slide presentation of the Downtown Facade Program and discussed a
development proposal in executive session, Mr. Darragh expressed concern that Evanston
did not have a long-range econornic development plan by which to judge the appropriatness
of new proposals. He also suggested that the City may a;so be in a better position if a
long range plan was in olaCf to guide development proposal !ocatiens. %lr. Darragh
suggested that as an agenda item for another meeting, the Plan Commission could further
discuss tts role in directing land use and development in Evanston.
its. Borys reported on the Zoning Committee in the absence of the Chair. She said that
the Committee had met to review the final draft of the proposed ordinance, but had not
been ablw to Complete a review of the eritire document. She said the main issue that hart'
surfaced was with the sections of the ordinance that dealt wit% the c,entraf business
district. In essence, she said the Committee felt that the chapter did not reflect the
current status or development trends of the downtown and therefore was ineffectual in
addressing the needs and issues it currently faces. She said the committee was also
concerned that the ordinance did not refer to the objectives stated in the Downtown Plan
especially regarding potential redevelopment sites highlighted in the Plan. She said the
Committee had hoped for a better linkage between the two documents.
Evanston Plan Commission
Minutes - March 13, 1991
Page Five
She also said that because the Committee would not be able to complete its review and
bring its findings before the full Plan Commission prior to the next Zoning Commission
meeting, Mr. Drew Petterson, the Chair of the Committee, had requested that the full
Plan Commission allow him to finish the review, and by bringing his comments to the
Zoning Commission, represent the full Commission at that meeting. The Plan
Commissioners agreed that this was the most expedient method and asked staff to convey
to Mr. Petterson he had their support and would allow him to represent the interests of the
Plan Commission at the pext Zoning Commission meeting.
%Is. Borys also reported that the Design Review Committee had brought the
recommendations of the Plan Commission to the Planning and Development Committee at
their March 11, 1991 meeting. She said the recommendations had been generally well
received; however Aid. Nelson had requested that the flan Commission review the impacts
of including single family residences in the ordinance and come back to the Committee
with a recommendation. tIr. Prout said that because the Commission had not included
single family homes in the initial recommendations, that exhibit the Commission's
recommendation to not include single-family homes in a design review process. Ms. Marys
said Aid. Nelson had asked about the number of single-family permits issued in one year
and how many were for work valued over $25,000. %is. Borys said according to the
Building Department, about 171 permits had bean issued for rehab during, the 1990-91
fiscal year and 5 new construction permits had bran issued during the same time. She
added 87 of those permits were for construction valued at $25,000 or more. fir. Belmonte
said it would be interesting to see how many of those permits for rehabilitation were
issued for historically designated properties, ber.,iuse they would already go through a
design review process of sorts. fir. Darragh explained that ,old. Nelson was concerned
that it appeared the proponents of design review were all single-family home owners who
expected others to abide by certain rules. with thernselves being exempt from those rules.
He also expressed concern that older homes in established neighborhoods were being torn
down and replaced with larger homes that were incompatible or inconsistent with the
character of the neighborhood and he would like to somehow address this trend. lr.
Darragh said that Mr. Petterson thought this was art issue that could be addressed at the
Plan Commission meeting; however, due to the latr-riess of the evening he suggested we
defer this item until the next meeting or thrn,lph thr• Committee during the interi•n.
%is. Borys said she had no report on the Careen Bav Pr,ad Committee.
Mr. Belmonte reported that the `eighborhoo
beginning to identify potential study areas by
various commercial areas and topics that
collectively.
V1. OLD/NEW BUSINESS
d Commercial District had met and was
going over a City map, identifying the
may concern each one individually or
There was no old business to report. Ms. Borys said that there was a request for a use
variation at 1830 Midge from the present commercial classification to residential. She
said this request would be in conflict with the recommendations of the General
Comprehensive Plan. After some discussion, the Plan Commission moved in support of the
approval for the use variation. With no other new business or announcements to report the
meeting adjourned.
STAFF: 1 %*U__ all
DATE:
-1\r II rir
EVANSTON PLAN COMMISSION
,MINUTES
DRAFT NOT APPROVED
Wednesday, April 10, 1991
Room 2403 - 7:30 P.M.
EVANSTON CIVIC CENTER
MEMBER5 PRESENT: Darragh, Foster, Relmonte, Currie, 'tlarston,
Seidman, Petterson,
%IE%ISERS ABSENT: Prout, Reilley
PRESIDING OFFICIAL; Darragh, Chair
STAFF: Borys, Redd. Povalla, Sabin, Powers
GUESTS: Ms. Pat Ashbrook, Evanston Housing Coalition; %ir.
6corge Cyrus, Cyrus Realty
1. APPROVAL OF MARCH 13, 1991 MEETING MINUTES
1.1r. Petterson moved to approve the minutes as written. %Is. Marston seconded the
motion. Motion passed.
11. REVIEW OF HOUSING CHAPTERS OF COMPREHENSIVE GENERAL PLAN
Mr. Darragh welcomed the attending guests to the Plan Commission meeting. He asked
Mr. Cyrus to begin the discussion by presenting his perspectives on the current trends
facing Evanston's housing market.
Ktanst'sil rt,'�Si:S 7 ir�f't —is
healthy. He said he believed there to be a wide variety of housing options in Evanston and
that the main concerns for Evanston should be the maintenance and improve[nent of the
neighborhoods and housing stock. Mr. Cyrus added that property in Evanston appreciates
well, especially single family homes. He said that some homes on the market have not
sold quickly, but that was a concern prevalent throughout the market, and not unique to
Evanston. He said the lower pricec homes, up to $250,00G, have i;cnerali% sold faster than
nigher priced housing.
He stressed the important roie the perception of safety has in deterrnirung u:iere people
will buy property. He noted that even though low -moderate income housing is avallanle in
Evanston, it is often located in areas that are perceived to be unsafe, and therefore, do
,[ot sell as qui-kly as they relight if located elsewhere in the k:[tv. Rljt nevertheless, he
added, affordanle housing is available in Evanston.
He added that there is a strong demand for housing in Evanston and that this may lead to a
potential clash between open space advocates and housing developments, especially with
I, ,p regards to the estate properties in Evanst.,o. Mr. Cyrus said the condo market has held up
�/ well over the years and currently has a strong market, especially in southeast Evanston
P
Evanston Plan Commission
Minutes - April 10, 1991
Page Two
and along the Central Street area. He also added that over the past four years or so, the
rental market has been declining. Although he did not know why this is occurring, he said
it may be a trend to watch and plan for it's effects on the future housing market. He said
that there is a general concern from landlords about raising rents because of a fear of
losing tenants and long-term vacancies. He said this trend could result in landlords not
making improvements to their properties because it is not cost-effective based on the
rental prict, of the property. He added that this is not the City's fault, but that it is a fact
of the market of which we should be aware.
Ile briefly talked about gentrification, but explained that he was not sure if this is a real
problem in Evanston because there still is a strong base of low income housing in Evanston.
Mr. Cyrus said he thought the Comprehensive Plan still reflected the current standing of
Evanston's housing market and did not have any recommendations for altering the chapter
in review.
Mr. Darragh asked for questions before going on to the next speaker. Mr. Qelmonte
commented thatNorthwestern University has been active.- in the housing market and has
plans to develop 200 more units this fall. He said that their activity m..y have affected
the rental market downshif: �Ir. Cvrus referenced.
Mr. Darragh asked if %ir. Cyrus had experienced many "tear -downs", where an existing
home is bought, torn down, and replaced xith a new horne. He further asked if side lot
development has been occurring more frequently. fir. Cyrus answered that he does not
see either of these issues continuing. He explained that at the time these events in the.
market were occurring, home prices were very expensive relative to the construction
costs. He said that construction costs have caught up and in addition, lending institutions
have tightened up on this practice. He said the market is more favorable to buyers these
days and does not encourage these types of practices.
Mr. Darragh then introduced %is. Pat Ashbrook, from the Evanston Housing Coalition. Ms.
Ashbrook explained that the Evanston Housing coalition had purchases three eight -unit
buildings on Wesley Avenue north of Foster and redeveloped the property into rnufti-unit
housing for low income residents. She said the project took four Years f,nr-r t I
%ompietion and Fit._ 15 stilt Musing t:ie finai touches on sales and property tax issues. She
said Section 8 certificates came 4tth each unit developed. %Is. Ashbrook said there had
been no trouble getting tenants for the units; however, EHC. had hoped for a rnix of
general assistance and self-supporting tenants. Currently all of the tenants are Section 8
recipients. She added that the neighborhood in which the building is located is perceo ed
to be unsafe. She added that it was EHC's goai to provide good, secure housing to -err
to -,A, income people to allow for some stability in their lives. She said outaining a
consistent and adequate income rare be i major issue aric at least a stawi,zes 'io,,sing
Situation cait pruvide some Serur:tti. Site added triat EHt_ operates the uuilaing lrl a
business -like manner and expects rent frnrn t:ie tenants, but intends to Keep the building
affordaule t-w very low income people.
}
i
Evanston Plan Commission
Minutes - April 10, 1991
Page Three
Nis. Ashbrook added that truly low income housing is hard to find. She added that there is
no competition for EHC in this market sector. Other housing; development programs and
agencies like the Families in Transition Program and ACORN serve a different clientele
and a different purpose. She said EHC would like to initiate another program, but it
involves a tremendous amount of work on behalf of the volunteers. Still, she said she
believes there is a real need for very low income housing. She added that there are other
groups that have a need for housing such as the mentally ill and substance abuses,
however, she said these groups are very hard to help because of a tendency to be
unreliable and high risk. She added that there are more single -parent families arid children
being helped at homeless shelters these days. All of these groups need housing, but they
also need other assistance than housing alone.
She said she did not believe the EHC project has attracted poor people to Evanston, t7ut
had lent assistance to Evanston residents in need of housing. She added that she
encourages the City to appropriate funds and attention to the needs of the very low
income.
Mr. Belmonte asked now that the project is complete, what are the future maintenance
plans for the building" ,Nis. Ashbrook explained that as part of the requirements for some
of the grant money they reecrvea to fund the project, they are ooligated to maintain the
property. She added that EHC had received funding from a variety of sources, including a
one-time only grant from the Evanston Housing Commission, and some Community
Development Block Grant money. She said EHC had received a lot of staff -time
assistance from Robert Rudd and Catherine Powers of the Citv's Deparonent of Property
Services.
Mr. Foster asked what percentage of the tenants were initially Evanston resiaents. Mr.
Ashbrook said that at one time approximately two-thirds of the tenants were from
Evanston, but that she could provide more current information at a later date.
Mr. Darragh asked Mr. Robert Rudd, Director of Property Services for the Clty of
Evanston to speak on behalf of the public sector's work towards the goals established in
the General Plan. fir. Rudd said tnat the tiousing programs being; otferea uv the City do in
f1'-t rnevt the .,,ir'cT1%t s ,r ',t:..r'CJ �ii T:ic 'aL f:! r i f xi,. .%tr. RZu;a Jaw ul t tile' proposes
new zoning ordinance that has been eeveloped over the past few years -ill most iikefy go
to the Council committees in April of this year. '.chile there were not significant zoning
increase or decrease changes proposed in the new ordinance. there ,ire mechanisms
outlined in the ordinance to increase housing density especially within estate districts
through a planned development process.
%1r. Rudd therl orirfly went of v.• ' ul,sing pragrar115 rlffervo i'iv N-it., 5t,rr, ys
the Rehau atio, f-irst Tim(- i9*vve'5 prografu ,. Th.it »ere a11Uresse(i in :nury drtaii , i ca
portfolio of bro, nures ana mfr)rrnation he c istrioutea to tiie Commission rnemlbers. He
said that the i-ity has been involved with some major lending institutions to assist
first-time home buyers with below market -rate loans. Participants inust cue prior residents
of Evanston f,-,)r at least one Year aefore application to the program. He Saic] tke City has
made loans of �714.000 to rieip �:tth first time wortgages. He adrieu that the program may
receive a recapitalization from the participating lending institutions within the next few
weeks. He said the local lending institutions "carrot" in the program 15 Community
reinvestment act.
Evanston Plan Commission
Minutes - April 10, 1991
Page Four
W. Rudd briefly explained the Housing Rehab programs of the City. He said the City has
invested $2.6 million in CD funded rehab loans to qualifying Evanston residents. He said
the program is a revolving loan program; however, there have been some grants given.
Hr also talked about the Mortgage Revenue Bond program which had been initiated in
1979. in 1986, because of a high amount of reserve as a result of a low default rate, the
program was restructured and refinanced and about $ 1.6 million was returned to the City.
This money had to be spent on housing purposes and had been used in such projects such as
tim EHC project earlier discussed, rehab loans and to leverage private funding for housint,
projects.
He then said the Housing Commission will begin to review the alternatives available for
thr 80-90 vacant lots scattered throughout the City. He said his department is currently
cm-doguing the lots and identifying which are buildable and which are not. He said thy
nrw zoning ordinance may provide some zoning relief to allow some of these lots to
brr erne buildable, without variation. He said the Commission is interested in looking at a
pulylic/private funded program to create in -fill housing on the buildable lots.
As for relocation. he said the only real relocation protect the City is involved in is
Rr,�earch Park. He then introduced his staff member Catherine Powers, Director ',f
Housing Rehab and Property Standards to discuss her department's responsibilities and
prf)gram.
'A, a_,vers said that approximately 50 units are rehabbed through the City's programs per
year with half being single-family and the other half multi -family units. She saiz the
rniAti-family rental rehab program has been recently rescinded, but that those protects
:already in progress are covered. She said that it funds are appropriated through thr
%rational Housing Act, the program may be reinstated. She said the City- spends aoout
$300,000 - $800,000 annually in preserving the City's housing stock. She said most interest
in the program is from residents on the west and southeast sides of Evanston. She said the
program has an outstanding portfolio of about $2.6 million with an additional $306,0(jr,
rl-Gently received from the Evanston (--,)mmtinity Development Corporation !EI I]t 1
portfolio. ,tits. Powers said most of the renab is fur compliance with building codes and
.veatherization. She also mentioned the Paint Robate and Graffiti Pprr,o:1t
,.lure_ the +_.ity i,aS 5uppiie:l [tie r,,.,terjae5, loin relteci on the residents or urganizatlonsJsur'.
41. Evanston -Neighbors at 4 ork for iduor.
'As. Powers then discussed the property rnatntenaitce functions of her department. This
function involves code enforcement and approximately 3,500 units are inspected per year
for code compliance and compliance uim the Burglary Prevention Ordinance. She sans
atiout 7,500 Violations are corrected per year as d re Suit of the inspections. She adcsec
ttirit _ode rompliance is not soluntary a i,�n acids a lifferent :iirr,ertsiot to t1-W progrd� ..
She' also added that the prograrn is nec_r ssary ;n order to maintain Evanston's housing
stick, especially lou income housing. She said the City will undertaKe demolition
Proceedings on substandard housing, but only as a last resort, because the goat is to keep
as much viable housing available as possible.
Evanston Plan Commission
hllnutes - April 10, 1991
Page Five
Mr. Darragh asked if the elderly population is covered by any special programs. Mr. Rudd
said the Commission on Aging sponsors social care programs for the elderly. He added
that the rehab program provides grants of up to $25,000 for plumbing, heating and roof
repairs to elderly home owners.
Mr. Bclmonte asked how the regulations of the National Affordable Housing act will affect
the City. Mr. Rudd said it is still unknown, but through the formula suggested in the Act,
Evanston may be eligible to receive about $750,000. He added that the City would look to
establish more public/private partnerships to leverage this money. He said the City could
alter some zoning requirements to increase housing development, especially on the vacant
lots previously discussed.
Mr. Belmonte inquired about land assembly by the City. Mr. Rudd said it could happen,
but that they are lust now being catalogued. He referenced a case where the City was
able to sell some lots to a developer who owned some adjacent property and he developed
neu- affordable ($1 1 5,000-120,000) housing on this site. Mr. Belmonte also asked about any
involvement for Illinois Department of Housing Administration (IDHA) has had in
Evanston. Mr. Rudd explained that IDHA has expressed interest, but is not willing to get
involved in a project with less than 200 units and the City cannot afford to participate at
that level. Ms. Marston suggested that the Affordable Housing Trust Fund may be another
option for project support.
Mr. Darragh asked if energy conservation is still a priority in housing rehab. %is. Powers
answered that it comes behind code compliance, however, energy efficiency is still
addressed through the rehab program wherever possible. Mr. Cyrus agreed that energy
efficiency does not seem to be as big of a concern as it had previously been in years past.
Mr. Rudd then introduced fill Povalla, Housing Planner, of his staff to discuss his work.
Mr. Povalla said he has been responsible for handling tenant/landlord ordinance inquiries
and basically directing the callers to the appropriate agency or department depending on
the issue. He said the nurnoer of calls he receives has been steadily increasing with
approximately 30% coining from landlords and the remaining 70% from tenants. He then
described the Families in Transition (FIT) program. He said the prograri•i hau recently
received a natiur,.i, .:ar•J. He suici tt c prjbra:r, is sirriifar tU t is SNcttort b program;
however, a person can only be a participant in FIT fur two years. The participant ,-rust ue
sponsored by a church or a not -for -profit group and the program will provide SG a of the
fair market rent for housing. The tenant is responsible for 30% of their income and the
remainder, if needed, from the sponsor. lie added that the program has $306,060 availat;te_
from the Township and six sponsors are participating in the program.
Mr. Povalla said he is Also working with the Housing �-orninission or) the-c,,-,Drtnensive
Housing Assistance Strategy it -HAS) ABich is required u� the \ationai Affordable Housing
Act. He said the CHAS wtll replace the Housing Assistan(-e Plan (HAP) and the iCHAP)
now required by the federal Housing and Urban Development Department.
..L
Evanston Plan Commission
Minutes - April 10, 1991
Page Six
i'�lr. Darragh asked how useful the General Comprehensive Plan is to the housing staff. Mr.
Rudd answered that the Plan is used by both the ZBA and the Site Plan Review Committee
for consistency. He added that the programs just discussed were developed in response to
the recommendations in the General Plan. He said the programs and issues stated in the
Plan are still valid. but suggested to include more emphasis on the disposition and
development of vacant lots for in -fill housing. his. Seidman asked about the creation of a
policy plan for housing. Mr. Rudd said that a housing plan had been started, but never
fully completed. However, the CHAS ,Mr. Povalla discussed will tilt this void and it must
be completed by October of this year. He also added that the Plan Commission will be
requested to comment on the plan upon its completion. Mr. Rudd said he also wanted to
mention that thorough assistance from the Special Housing Fund and CDBG money, the
Over the Rainbow Coalition has developed 34-36 units of housing for the disabled at the
old hospital site near Bridge and Simpson Street.
Ms. Marston asked about group home's in Evanston. Mr. Rudd said the new zoning
ordinance will meet the civil rights act requirements, but the licensing issue has to still oe
worked out in Council. Mr. Darragh asked Mr. Cyrus how Evanston rates to regard to the
reinstatement of the transfer tax. fir. Cyrus said although other suburbs are higher,
Evanston is among the highest; however, he said he did not find this to be an incentive or
disincentive for people moving to Evanston.
Mr. Cyrus asked if there existea an inventory of Section 8 and subsidized housing. Mr.
Povalla answered that none exists, but the City has a good idea where this housing is
located. He said the problem is that the subsidizing system is based on a voucher system,
which is portable and hard to track. Mr. Currie asked if the CHAS will provide an
assessment of housing condition and inventory of stock. Nir. Povalla answered that it will
and added that in 1970 the ratio of rental versus owner occupied was 58-42; in 1980 the
ratio was 55-45; and in 1990, 51 -49. He said the total number of units is about 2y,006.
Mr. Cyrus said 11-12,000 v.ere rental units. Mr. Povalla also added that more condos are
being built rather than multi -family buildings. 'sir. Currie said he would like to keep the
Plan as a working document and if the guests have additional ideas or thoughts, to please
submit them to the Commission through the Planning Department staff. Mr. Darragh
thanked the guests for attending the meeting.
%ir. Darragh askeC if the reference to energy efficiency should be kept at the same level
of importance in the C;enerai Plan. `is. Marston said that although she agrees that it may
riot be as prominent an issue as it may have been in the past, it is still a worthwhile goal
and should remain an important issue in the update. fir. 13elmonte agreed with tits.
Marston and added that even though energy prices may be low today, that does not
guarantee prices will continue to be low in the future.
Mr. E3elmonte then brought ip t'ie issue of 'ioA to aefirie affordability. He suggested tnat
not only market rates be used. Dut maintenance, upkeep ana tax expenses shouid enter into,
the equation. He stressed that in order to maintain diversity of the population,
affordability of housing prices must be also maintained. Mr. Darragh added that after the
occupancy costs are identif:ea, a comparison of these costs aith the financing
underwriting used by banks could disclose what the-nedian incorne family can afford, or at
what level landlords can afford to rent their property. Mr. Belrnonte added not to exclude
the senior citizens who have alreadv paid off their house mortgage,
ti
Evanston Plan Commission
Minutes - April 10, 1991
Page Seven
but now face a inx bill that may exceed their ability to pay, coupled with costs for
maintenance or needed repairs. Mr. Currie added that affordability means the ability to
pay and does not Wive any direct connotation with a specified income level. He said that
an affordability definition should include what people need in order to stay in their homes.
Mr. Belmonte addrd that sometimes affordable housing refers only to people moving in,
but there are other related concerns dealing with people who cannot afford to move out of
their existing level of housing irregardless of their needs.
Mr. Darragh said that the definition of affordaoility may need to be refined in the update.
Ms. Marston added that local government and regulations can affect affordability levels.
She said that there is need to at least think about relaxation of some zoning and mayric
building codes in order to maintain a level of housing affordability. Mr. Currie said he
thought the Commission should look towards facilitating policies for Evanston's changing
needs, that may provide guidance or opportunity for development of housing programs.
`.1r. Darragh suggested looking at zoning bonuses to encourage affordable prices.
Mr. Darragh said that the Commission needs to determine how to document these issues.
Mr. Darragh said that after the minutes have been prepared, that the Commission
members review what was talked about and at the next meeting identify 2 or 3 areas that
need to be addressed. Mr. Belmonte suggested that It may be beneficial to have Ehe
Comprehensive Plan Committee do some of this review work and prepare an addendum to
the Plan as the 1991 Update. Mr. Darragh sato he would like to see some form of u
document prepared. He said maybe not all areas will need to be updated, but he added
that in some cases new objectives may need to be added or priorities changed and in others
a status report of the oojectives identified in 198b will Lie sufficient. It u'as agreed that
the Plan should remain a physical plan; however, it should be noted that a social plan is
also needed in tandem. \is. Marston said that the preparation of a social plan has been
discussed earlier, but that it was decided that was not in the Plan Commission's purview.
Ms. Seidman said that in the 1986 Plan, there was a statement in the introduction thdt
acknowledged that the General Comprehensive Plan was a physical plan and recognized
that a social plan should be a separate effort. Mr. Currie pointed out that the update
should be a review of the 1986 Plan and not a complete rewrite.
T'ie :1-cided :o 'LEI! u tale
and scheduled a General comprehensive Plan Committee meeting to prepare questions anc
invite appropriate guests. The Commission decided to continue to Invite both puulic and
private sector representatives to talk about both sides of the issue.
Ill. DESIGN REVIEW COMMITTEE REPORT
Mr. Petterson salrl the PIanriing and Development �,-ornrnittee nac recei�"(I the-
recommendations of the Plan l-ornrmss►on regarding a proposed design retiiek process anq
had discussed the recommendations at their March 11, ,)yi meeting. At that meeting t.ie
Plan Commission was asked to review the implications of including single - far illy homes in
the review process and report back to the Committee. Mr. Petterson said the Design
Review committee had reviewed this Issue wid recommends that single- far;,,kv homes not
be included because single-`armly homes do not usually tiave as great an impact un a
neighborhood as a muiti-family stru.ture does. He added that inclusion of
�1
Evanston Plan Commission
Minutes - April 10, 1991
Page Eight
single-family homes may send the wrong message to the public and develop negative
reactions to appearance review before It is given a fair chance. He suggested that the
proposed appearance review process be taken one step at a time. Ms. Marston agreed and
added that she would suggest that the process be Initiated and evaluated and then if
necessary, revisit this issue at a later date. Mr. Darragh suggested that if there had only
been five new home construction permits issued in one year as reported by the Building
Department, then new home unit construction could he included without a major impact.
Mr. Petterson said he thought inclusion may be perceived as too invasive. 11r. Belmonte
added that most complete new home construction will be in -fill and "tear -downs". He
added that while he agrees that single-family homes should not be included in design
review, he believes that a completely new constructed single-family home can have a
large impact on a neighborhood. %Is. Marston said there are other ways such as the zoning
ordinance to control new housing construction, but that design review may not be the best
way. The Commission further discussed the advantages and disadvantages of inclusion of
single-family homes and voted to recornrnend that in order to address the issue of "tear
downs", a concern referenced at the Planning and Development Committee meeting,
completely new single-family homes construction (from the ground up) should be included
in site plan review, but not design review, and further recommended that single-family
construction, such as additions, etc., not be included iri either the site plan or appearance
review process.
%is. Holly Sabin, the Interim Preservation Coordinator, stated that tree Historic
Preservation Commission already performs a form of design review ano she expressed a
concern that situations may arise where two appearance reviews may occur for the sarne
property, one by the Preservation Commission and one oy Site Plan �_ommitree. This axis
discussed and it was decided that ordinariiy this would not cause problerns because the
Historic Preservation Coordinator has the aoility to attend the Site Plan Review
Committee meetings whenever necessary in order to monitor potential development
impact on historic properties and districts. It was also agreed that coordination of the
reviews would not be problematic because the Historic Preservation's comments are
already requested by the Site Plan Committee whenever a development that impacts on
historic structure or district is under consideration.
IV. COMMITTEE REPORTS
There were not committee reports.
V. OLD/NEW BUSINESS, ANNOUNCEMENTS
With the absence of old or new business to report and no announce•rients. the meeting
adjourned.
ST -\FF:
DATE:
7Y 10117
EVANSTON PLAN COMMISSION
MINUTES
DRAFT NOT APPROVED
Wednesday, %lay 8, 1991
Room 2401 - 700 P.M.
EVANSTON CIVIC CENTER
1tE11BEPS PRESE\T: F)arragh, Petterson, Belmonte. Reille,�, �-urrie.
Foster, grout
11E1IRERS BSE%T: %'arston, Selcrn3n
PRE51Di:tiC OFFICIAL. Darragh, Chair
STAFF: h(),r , s
GI-F.ST'i: jerPrni \t il5r,n. Pro%ost ` orthwestern nt�F rslty:
i{t,rn Dawkins, District b5: Brian Raurr,bach,
f'r*.-sident, St. rrancis hospital
I. APPROVAL OF MINUTES FROM APRIL 10. 1991
%�r. Reillev mace a -, ut:r,r t,j appf.:e the "inut-s as xritten. %. r. Patterson sec:oncee the
motion. Motion passed
II. REVIEW OF INSTITt-'TIONAL CHAPTER OF THE COY..PREHENSIVE PLAN
%1r. Darragh weirornef' -ittencing pilests i the rner't{rip. fir' -i-k-1 Ilr.
tir. A ilson salt:
."at t•,•-
a ,a:: ol,t:ir.e.
Ce!if ra: • r,r• Drenension 1)1ar, Ir, : 75t, st:d are
-etevant tooa4.
I•�1rpxre,er.
:e fe:t r.at
the ,riai
^ealing xiih corainuea comrnunicziiion oetween
t",e +_its ane
1-,-anst`Jr's
.-.sf:t 1t;_;n
ids ,f' r)
neglect-r, 5c]I t v fiat. zna r°nf )t,`eLtC mQrA
r'.)r7 rr i1r:13tEO r-
aet%A.ef•U
"F• a-, 2'
;-5. '.''.
�t ,ison S,i l'. ,''•!i t'if, ' "ltie'sl, F,'It, .`ids
ipprrxirrat ,.
:;",
-
i.
e pr; rn':.,.t `,, ;rri
t :Ce t
t
1 tr, tt ilsor, ',t' „ . , r ! , t^ere 3n� .arir, ist' c pats, r:,Jt in,it --en A ith a
relato.eit Sial:tF' nkirro,e dnC it;40er-,ts. it , 'o ,5 �,t:. aC:iuire
:jf"r•:tpt.'ifl -1n Ca'r., t';dt t•e fac,.11 St�ge[It S, 3fla
curriculuni 'Aouk: oe better sf•r'.er It ")ere uHre "!,ore 5pacf- 3tal1aUie. He saiti ttiat there are a
feu new campus builcinvs r:ng planf,ec over the nett 2, �ear5. In Januar% ,A nevt year, a
100.000 sq. ft adclftton tee ?ne Technological Institute -Ail] open. a smaller ouila:ng :s being
Planned to house the ps•,dhol g� aepartrnent v hich will be moting from the Chicago to the
Evanston carnpus, and, a ? ;.; 5q. `.t, replacN f.ent huilaing to house the Scnoot � f Ecucation
because the Kellogg Schor." ;! 1.lana2ernent .r•:l: De expanainR to oec:lpv Me entire builc:ing it
now current1v shares v ittj F_ucatior,. He sail the 1 ni4ers,t� ,s planning to reconstruct the
Technological Institute v.nicn was built soon after Aorle \tar H. He said this would be a 6-10
year project.
Evanston Plan Commission '. 1
� F
Minutes - April 10. 1991 '
Page Two
As a result of the 1960 City rezoning, the University and the City mutually agreed upon a
defined area for the University, which were Clark Street on the south, Lincoln Street on the
north, and the second alley west of Sheridan Road on the west. He said there are five
exceptions to these boundaries; 1) the Traff;c Institute: 2) Northwestern Apartments, 3)
Engeihari Hail; 4) Research Park; and 5) 2020 Ridge Avenue. which was bought to relocate some
university activities from the present Research Park area. He said that since 1970 the
university has sold about 21 acres in Evanston to tax generating property uses. Any thing within
the boundaries described, the university commits to buy when available for purchase. He said
the university also has four aaministrators houses, one which still houses a former presirls-nt's
widow who is of advanced aee.
He said the City department the i_ niversity deals with most often is the Building and =oning
Department. He said that over the years staff have perforimed a good job in spite of the lntcnse
public and poliliral scrutiny their decision are put under. He said that the University also deeals
with the Fire nepartment. the {_.it,, `.tanager's Office, the llayor and the aldermen. He said the
universit,,'s contact with the Evanston police is lirnited because they rel,, on their o%xn security
force.
%1r, u ikon said he felt the Comprehensive Plan uas still a Rood base oorument and that ',c• did
not see a need for any changes or aaoitions. He dirt. ho%kever, see the need: for communir3tions
of the benefits of the I. niversitr to residents of Evanston. He said Northwestern ,s a ",op 15"
university, but that the I_niversirn and the Cit,, seerr, to cv.ell on the normal oroinar', fr:rFetl(}ns
an(j issues that arise from t'Ao .nstitunons iiving in close proximit}, rather than supporting each
other anc prt)viding a unified front. He suggested The need for development Of d reiationsnip to
solve these problrrrs. There are t'4n intorna! ;c,r;irrents of the t.nr,,ersit,,. the ('prnpldn, sh,, a
traffic stuC,, for DarklnQ am tratffir ;3robletn5 'Af the t nitersit,, on their property, 'kn, n .as
preparer- by Barton-Aschman. He sain that although these documents are Internal, the,, should
be able to shoo infor•nation tnat ma,, be helpful to the Commission. He also said that because
Fvanston ,as a stable long -terra Dt�puiation, inert- are al%a,,s neu people `-novinj? into the
communit'. that -na,, not be a k:ire of plans or programs announces prior to their resirtency-
T`terefore, he Strpsied the irntDort.ince �)f relteraiing the plans of the [,ni,,ersit,, and (fit, so that
everyone who 'ray hP afferteC 3r- -)f potential-hanges.
r. Prout a5k1" h0 1ACn Vlcl t7r' �. ,'.J.("S''r., . n� t irricri cc d_rr5 r3"t'" i� the ; �arl5trn 'aY r7115. blJt has ar_al�IreC SI'k 3r=r"S. '.tr.
t. arrant' as+,e r!r t 1t.' t`le as a resotlri:e` %lr. V.11son sa1C trle
i 1ealre and 1•' .Sir 1eDdr[rr,,". , .,re iepencent On •:')rt, r.l-lnl['. nterest. The Sports anc, -ICuitic
Center is xell ,sF anc at`;iet: "�"Tts art' 'Aei, d[t Tldrr. He sain t`�e 1, ni,,ers,t�, does riot -iia'.e
ar'. statlstv:s. Tut that DeODie `'"gtlentlt ;1Se tor• .-ar-D'JS DDen SDaCe in(,- f'F' also
-,.�marleAr .,d. ��rf t• tic rASnt'rt e• _!r :5 :tr. -.P,.p . it = lti .
--a.^'nr.tn ,c„N. 1•.r� �• ,: r' .:� •' t :Ct' ", � ... t. 1, ..5in ir'Sv. .i' :(✓:. .t�E�
�. r' r' _ tl .l .ir .. f; f•r�fd C'Jd t" S iirl .t.' .. i Z, S,l ,
i �r;1C,::ai" cl :r•,rc -t' ., f se,Ycr F'rc ra" Eli £ ..,rtst1(-311`. fit• 1.5; Sa1C
"sI r"la! Dt, :e5. si,r` 3iYr`!' n( fElnrwirlV fir rrSc'arr;r, 'I•= irt'D3Ct ,nr, ! ni r;it,,'$
-af'� tr', 't' rna� ".'ri�l�-;F'S. .! :1(-Irr',onte n!,t'st,OnP_, J the -re -•t iS ar "'f fort
., sC? .�'.. .`'P ...r:ltl aI 't• t' .,i,f'-1 '1 r•.. S :+larF' Dr;t iv ta, 3o,iUt ir;l•_. J tf`re i
3Yr�}ill >i r![1•--%1r ii't"r lr Glo,,r' e,r)t that !tie } '�1"'151t', .1;1: i1CkC i-) rr,.ilfltrxjn 11. '.' +ii$on
ti:llr' i`'at tie '�f'-� :Jt1tiC:;ilg5 .t='-l��C n01t`ner3tN .i SlFnlfle"ant a'r]Ot,rlt '3f new r"—.piG'+men[
opportunities, na;t that over time. after the Technological buiioing 15 Completed it ma} be able
to accommodate 'none research activities thereby attractive more federal research fflncrng and
ultimately more lab technicians. He sairt that the I nl,,ersit% emolo,,es man,, E,,anstnri restdents,
at all skill It vets anC for a variet,, of tot; descriptions.
s Evanston Plan Commission
Minutes - April 10, 1991
Page Three
Nlr. Brian Baumbach then spoke on behalf of St. Francis Hospital. He said that the Hospital is in
the planning stages of a significant improvement which entails that total replacement of the
hospital campus. However, despite these changes, he said there will be the same overall square
footage and bed capacity. He said the campus is confined to the area between Austin. Ridge,
Sherman, and Oakton. There is a nursing home operated by St. Francis at Asbury and Oakton
with a 100 bed caparity. He said that generally the relationship between the hospital and the
surrounding neighborhood is good. He sairi the changes and trends in the residential community
around the campus does not greatiy affect the Hospital. He added the Hospital deals most
directly with the Building and ::oning Dc'partments.
He said the goats and objectives in the Pian .,,ere still relevant, especiaib. the goal dealing �Ith
maintaining an open dialogue bet,,veer- the Institutions, the City, ane the general puDlie. He said
a major push of the Hospital has been to include the Cornmunit`. ;n The hospital's rapitaf
planning process and this has resulted in a sijpportivr atrnosphere. He aiso said the l,r�sp,tal has
come before the Site Plan RP`ieu t-orT•rnittee on se,.eral occasions and the comments rer.eived
there .Aere also helpful in 'naintaininn an npen line rill -orrimunicatlrn. He added that one issue
facing health rare is that in the ffitl:re there xW be an empnasls on outpatient rarr-. In
addition, the length of a h45Dit.il st.i% rna-� tiecor'ne 5r,rirter, nit i'erF' ~a'. de a vreatHr :ale of
patients being cared for. He ,also Slilri ti %lI the plan 4as -orre-` r• St3:.nF ;hdz I,`+e F-ra cif "+a;or
institutional phySIr'a:-W:)ansi�)r. ;s i�t r, c-f!C tf.e e-" r.asIs ,5 :F-,)I ,Sol 1c 'r.sTIng
space. Orr. Potjerscn r'orrmerlivrf That 3i5r) 3s a. "�ernt)er mot' irk 'f5y, ,r, 'le
encourap-s bath `.orthwestern .Snr, T`ie HGSDItai io re'.',HJ. t}le ^Ptl ircini,. •-t' 14
understianc hnA it couir7 affor-t Their nstit.itions, i', "eponse
rt-RardlnR the ;nlTlaljor, of 'ivighrpor`ioor; 'r(--iinvs. F1a!ln":,ac' a t'if r�iQi�* _as
opened a5 .t rr'Stdr -A a proc)nsed hellpnrt Drolect. '.r.'a T. 'e
regular reeiing srrler'i,ies, 1'r. Darragri askeC ;f tie cornmunju. se,%s t'.e 3s a
resoiirce. Vr. i?aumbact^ sa!(' that he oclir"r'es the :,)r-rrunit4 5el's '7e '"ospital as a sTa;iltil'lg
factor are ar; anchor !r, t'ie He sil T ;erf' are ,t -f apart-eri,, i,i t`le
surrounding area an(, That T.`!t• hospital i,, .IF"xr' •35 a onstant. o 3r?oed
that a lot -)f their t'rr olo%f-e5 :i-, - in F`.anst,]r,.
%1r. DarraRh aske(r is ;n t'le -ioii i,praphi�-S A E�ansir,r
ar. Ca:: r the
Hospital. ilr. Flaurnhach sai
t',.aI the 1rr�part unt,lr nPlr •^o
'-� _
.^.r
heallf "dr- f' ii,T_'r r't' ,tea '.
'.N aIS.) s.1, ,'!' Sr I ?
Dusine55 .)t';:d,5t )t 're
5t "° ]rCp
that tt•e Hjsr-ita; arkt'T Deriotrat lrr 2fr—akl s = C"5 ar:c "as !;i_r,c ,, strong
'JrRetratIor-. .rTr, e ar- Is
:`'•t' sou T.' drir: 'tFSS t .'t' l�b5pi;3:.
'- a."a17 Gi C Qu
this are.l
i n' t
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Evanston Plan Commission
Minutes - April 10, 1991
Page Four
Air, Bob Dawkins began by saying that school enrollment in Evanston is rising, Mr. Dawkins said
Kingsley School is re -opening and in two years will expect to open another school. Currently
there are about 15 schools open for 7-9,000 children. Air. Dawkins said the schools are looking
at a feeder school concept with a middle school serving grades 5 8. They will be testing this
arrangement at Haven and King Labs before instituting operational changes throughout the
system.
He said zoning most impacts the school system. He said there is a liaison committee between
the school district and the City which includes the City Manger, the school Superintendents and
business manager that meets to discuss issues. Mr. Dawkins said the District interlaces with the
Planning Department more than any other City Department and mostly for census and
demographic information, maps and graphics. He said there is also a lot of contact with Traffic
Engineering for crossing guars locations, and the City Manager's Office. He said the General
Comprehensive Plan continues to serve the schools.
Yr. Dawkins said that there has been rehabilitation work done at Nichols, but not at Oakion. He
added that the focus has been on the school buildings rather than the administration offices.
Mr. Darragh asked it the schools have un� surplus property available. fir. Dawkins said most
surplus property has been already sold. He said when Noyes School was sold to the Cit•. the
District reserved the option to be able to bur the building back if necessary, Jr, either 1991 or
1995. However, he said that at this point it would probal ly be more efficient for the Dlstrirt to
buila a new school building if it reails needed more room. He added that the District projects
that 1n f995 there will be 8,ro00 kids in the s�sterr,. At peak enrollment there was ' I. 00 in
196$. %ir. Darragh thanked t,ne Quests for speaking at the meeting.
HOUSING
Mr. Darragh askeC :f there arras am issue that came out of the previous meetings' discussion on
housing that should be addressed b� the Commission. He said he thought the issue and definition
of affordabilit`. was he rnost apparent issue. The group agreed and suggested that the,* look at
a model situation of a famils of four ^,oving to Evanston, to explore the real costs of such a
move, such as financing costs, tax assessment. utilities, etc. %lr. Darragh suggested that local
realtors ma4 be able to help v.ith this mfor.miation. ?hr- group also SR_JQQPStPr' ?� 'ant 3t I-3 r
"r "" a'-.�t �fSG .GGr_ i; t±ir .1.dlicuilily Gi �drit�u5 r10uSing types, and also what are the di ferent
le�e!s -,I affordaoie for clifferent poco,lai:ons. Tr,e'. also suggested re,-iewing hou the '�oustng
stark is maintainer_ as .yell as the diversit. of the stoci•. available, ttr. Darragh said the General
ornprehensi%e �'€ar. -omrnittet- till fr�c s on trie' e issues in gore debt i.
Iv. COMMITTEE REPORTS
A'r- �a,.±tPr ;.i:
' <%: '•r i _Or ,.,itiQr 'i,W
re:,r-Pc T',e Dr�p(,sea
r)t,e--irane,� P--if• k
)rrnnanro- st the:, i5t
--ecuriR, ale said that the` -,Iec
to fnirndixe 1t to
c,if: iI a t!-te nest
'nef-ting ar,d reCt,e'steC
a Clean rop� e fOrxarGed SO
i'ier!. 11r. Petterson
513Rge5teG that if,
'r- Transmittal ^P^ ;,
that Tre Commission state
the% ter#' 1n ;a�or of
�1 iridaris and t iaat
they ').ill
-1orrmittee at a iaTer late
I411`1 ctn .�)iitllrle for a
;)rr)ro,ss an(,, a stilC%
?r-at 1s reasonamp.
i
Evanston Plan Commission
Minutes - April 10, 1991
Page Five
Mr. Petterson also reported that the Zoning Commission will have a public hearing on June 3 for
the proposed zoning ordinance. He also said this will be the Zoning Commission's last meeting.
He added that the Zoning Committee had met with staff and currently are preparing a minority
report regarding the proposed zoning ordinance_.
Mr. Currie said that at the Housing and Community Development Act Committee meeting he
had relayed the Plan Commission's recommendation that the I Si 7 Church building owned by the
City be treated as a capital asset in identifying its disposition. It was suggestea that maybe this
should be an item for the Neighborhood Commercial District Cornrnittec- to review.
`,tr. Darragh asked if Mr. Currie had received his packet raterial for the Eco(iomie
Development :(,mmittee rneeting and it the transfer of liaison responsibilities was complete.
kir. Currie saic he had received the material.
�1s. Borv% reoortec (-)n the Creeri l)av Road c.ornmittee. She sair; the consultant wou!d be
finalizing the alternatives for the embankment soon and woula present them to staff for a
preliminary re,*teu to :dentifv potential problems, issues. conflicts. etc. Vr. Darragh suggested
the :onsultants come to the next Ian Commission meeting to let the Comrission revie,x them
also. %is. Borys said she %,julrt see if she could srhvOule their for Tune.
Ilith no net. 7r ,Ir; business t', rf-DOrt. the --, v--tinV .j('Iourner, 3t approxim iteN ::3r. P.' .
S T a F F:
J
DATE.7�ii-----
CCF, mec
7 � " . ?'
W
z
EVANSTON PLAN COMMISSION
MINUTES
DRAFT NOT APPROVED
Wednesday, June 12, 1991
Room 2403 - 6:GO P,1vi.
EV.A`STON CIVIC CENTE14
%IE%iBER5 PRESENT: Darragh, Fotitt.,r, Prout, Rielley. Seidman,
ASSOCIATE %iE1.IBER5 PRESENT: %IcCarthy
PRESIDI`G OFFICIAL: Darragh, Ch.iir
STAFF:
Borg s
GUESTS: Jim Gamble, Land Design :allaborative; Terry
Smith, Land I)r•sign Collaborati),e
1. APPROVAL OF MINUTES OF MAY 8, 1991.
u ithout a quor-,-n present at the meeting at that time this ;tPr, 'a as deferred until
!ater in the meeting.
If. GREEN BAY ROAD COMMITTEE REPORT
.ir. Darragh introduced the consultants from Land Design Collaborative corking
on the embankment project, Mr. Jim vamole avid %ir. Terri Smith. He asked Ms.
Borys to bring the group up to date on the st.itus of the project. his. Boris
-.1C.lF t`+t' �i'3�e55 I]nr'Ir �`iL ti?` . �t•i7n:-- . i t::��r itir �`� _ ��tY tJ C'):j`=Ct
information regarding the various cork plans ,ind creative :seas concerning the
embankment. She said LDC had 'ne*. representatives r.r ,n tie Arts �:ouncil
to Rather ideas on hoc to integrate artistic corir(-pts along t')e C or-idor. She said
LDC had also rnet %ith �_itr department Meads frorn Parks, Public \Corks,
Engineering, Traffic Engineering, and PropertF Servlres to gather information r)n
.pork being plannod along the rnad'aa�. coordinate Rork schedules. and gather
general r'ommv-its on the proposers options developed or LDz--. jhH Tneri asr.ect 'titr.
L,arnble and %Ir. Srnrt'i to present the alternatives developed.
fir. Gamble summarized the three landscape alternatives LDC had developed for
consideration and selection by the Committee. Mr. Gamble used graphic displays
of the alternatives and went over the difference% and major points of interest of
the three options. During his presentation he gave a brief overview of his
experiences with the embankment landscape project he had been hired by C&NW
tc do in the Ravenswood area of Chicago. He also said that the landscape project
in Evanston is not only for function (to alleviate erosion problems), but also for
image perception.
Evanston Plan Commission
Minutes June 12. 1991
Page Two
He added that while the scope of the project for which his firm was hired, was for
the eastern right-of-way of Green Bay ;toad, his team had also looked at ways to
treat the western right-of-way so that the Green Bay Road improvements would
look more attractive and well coordinated.
He said there are three major zones on the --mbanknie"nt: one-third is the area
near the tracks, which is in the railroad's domain; one. -third in the middle section;
and, the one-third is the area closest to the roadway. He said each of these areas
have unique properties that need to be handled in differtsnt manners. He said some
soil fertility tests had been perform-d and that there %gas enough organic matter
m the soil to support plantings. I here •.-nsued sonic• general discussion regarding
tht_- three alternatives being proposed. The next step will be to convene the
Steering Committee to select the dr-sired option and to discuss implementation
proceedings.
During this discussion, additional (,fYnmissioners arrived at the meeting.
Afterwards, the minutes from the -neeting acre appr.-aved as written.
III. ZONING COMMITTEE REPORT
This ite•n xas deferrer until isle next meeting i,ie to the absence of the
Comrnittee Chairperson.
IV. OTHER CO3,10M1TTEE REPORTS
Mr. Darragh reported on the activities of the \eighborhood r� ornmercial District
,-OMIT,lttee. He said the Lomrnittee had ^net the previous Saturday morning to
perform an ir[frastru-ture and eondiurin sureer of the %oyes Street and
ChurchiDodge Commercial areas. He said thf, :=ornmittee needs to meet to assess
a^d ,nierpret the information collected ril:ring the suroC,.s.
%1r. Darragh also reporter: on the general Pion He sdid this
Committee met and is in [':e process -,! going over C e infor*nation and comments
collected from the :)rior tw ,, neetings. HY ;did the Committee is also,
determining tie aoproc)riate tor•r a: in x',ic`1 ,,) _ oc°.meni Z' e updated
r -, -
�15. f1r:'.5 a reoort jr, ' e stat ,,, A ','Ir. pr()oOsal. She said
that their last ine Pianri,ng and :>evelop+r,ent �__,jr;rriittee hcd
requested that the Plan Cn-.mission rep,,rt back t�) t.`ie Committee in six -nonths
regarding the process �,nd status of the preparation of appearance review
guidehnes. The r„ mitts+ i:5o -eq;Jf-stf'd copies .if tnr mincite5 from Site Plan
n�-tie+ and 3 Q,iar[�r:, rr'p,-t fr�rn Site flan Rt.-.,e•A -girding the states, number
anti c0'r,p1ex1tre5 of revfc-x ise5. She ,.i,.. Staff !r7),n i+it- Building and
-oning Department will br responsinle for implementation of this process now.
V. NEW/OLD BUSINESS
With no new or old business to discuss or announce, the meeting adjourned at 7:00
p.m.
STAFF: /rZ7dl
DATE:
CB/mb
r
EVANSTON PLAN COMMISSION
,MINUTES
DRAFT NOT APPROVED
Wednesday, July 10. 1991
Room 2404 - 7:30 P.M.
EVANSTON CIVIC CENTER
MEMBERS PRESENT: Darragh, Belmonte. Currie, Foster. Petterson,
Prout
MEMBERS ABSENT: Marston, Rielley. Seidma-i
PRESIDING OFFICIAL: Darragh, Chair
STAFF: Borys
I. APPROVAL OF MINUTES FROM JUNE 13, 1991
!.Minutes were approved as written.
if. ZONING COMMITTEE REPORT
k1r. Petterson, the Chair of the Committee. began the discussion by presenting a brief oral
summary of the contents of the memorandum prepared by the Zoning Committee of :he
Plan Commission comments in response to the proposed zoning ordinance now under
review by the Planning and Development Committee. The Commission then discussed the
issue of Downtown F.AR limits. It was agreed that the Commission would recommend a
by -right FAR of 5.13 for the Downto%xn, in their comments. -\#so brought out in :he
discussion was a general consensus :hat :here is an 155ue wish the general ,jnderstanding of
the planned development process. tha: a PUD is not intendea to hinder development, but
is -ised to allow a greater level of input from the Plan Commission and the City. It was
agreed that even though a low FAR for Downtown would represent what the Plan
Commission has been working very hard to achieve, it is important for the City to
maintain a consensus. Mr. Belmonte suggested that a brief summary of the Plan
Commission's involvement in reaching a consensus over the past several years be added to
the memo.
r
Evanston Plan Commission
Minutes - 3uly 10, 1991
Page Two
Ill. ANNUAL REPORT REVIEW
The Plan Commission reviewed the draft annual report for their activities in 1990. Mr.
Darragh commented that the facilitators used to assist in the Downtown Workshops be
mentioned. He also added that the two Workshops subsequent to the June session also be
mentioned in the report. Mr. Helmonte suggested that the Commission try to set up a
separate meeting, with the Planning and Development Committee to present the report.
He added this would be an opportunity to aiscus,, with the Committee :he uork the Plan
Commission not only has accomplished, but -also the activities and projects the
Commission would like to be more involved in, r,specially in light of the new proposed
zoning ordinance and the new responsibilities it will designate try the Plan Commission.
Staff was asked to arrange such a meeting. It w i% further suggested that a list of the
Commissioners from 1990 be attached to the report.
IV. ANNOUNCEMENTS
Mr. Darragh said that he. fir. Belmonte, and Ms. Borys would be mee:ing with Mr. Eric
Anderson that week. He said the lunch meeting -a,jil provide an informal introduction for
the new City Llanager to get acquainted with the Plan CommissLon's recent and current
agenda of activities.
The group also agreed to cancel :he AURust Plan Commtsston. due to a light agenda.
The meeting adjourned at 8:30 p.m, the next mee;ing will be held on SeD:ember 11. 1991,
at 7:30 p.m.
STAFF:
6�L'
DATE:
CC13Imeb
7Y30'31
U '
EVANSTON PLAN COMMISSION
MINUTES
DRAFT NOT APPROVED
Wednesday, October 9, 1991
Room 2403 - 7:30 P.M.
EVANSTON CIVIC CENTER
MEMBERS PRESENT: Darragh, Belmonte, Currie, Foster, Marstun,
Petterson, Prout, Rieltey, Seidman
PRESIDING OFFICIAL: Darragh, Chair
STAFF PRESENT: Borys, Clarke, Ruiz, Aiello
OTHERS: Richard Carter, Terry Jenkins, Ron Kysiak,
Dorraine Anderson, Dennis Raffensperger
1. APPROVAL OF MINUTES FROM JULY 10, 1991
Mr. Foster called the meeting to order as Vice Chair of the Plan Commission and asked for
a motion to approve the minutes (Mr. Darragh arrived later). A motion was made,
seconded and the Commission approved the minutes as written.
II. REVIEW OF COMPREHENSIVE GENERAL PLAN
Mr. Foster briefed the Commission on this agenda item and requested Ms. Borys to
introduce the guest speakers in attendance. Ms. Borys introduced Ms. Judy Aiello,
Assistant City Manager and head of the City's economic development program; Mr. Terry
Jenkins, Executive Director of Evmark; and Ron Kysiak, Executive Director of Inventure.
Mr. Foster asked Mr. Kysiak to start the program.
Mr. Kysiak started by relaying that unfortunately Washington National had announced they
would be leaving downtown Evanston. Mr. Kysiak said this translates into approximately
900 employees leaving the downtown. He said their leaving also means the downtown will
lose about 340,000 square feet of office space which generates about $500,000 in taxes.
Mr. Kysiak said it would be preferable to have residential uses developed at this site in
order to recapture some of the tax revenue lost from Washington National's move.
However he said it would be unlikely that residential property would be developed unless a
density and height could be granted that would be cost effective for a development. Mr.
Kysiak said that the Downtown is basically the last remaining area within Evanston where
we can build upward. He added that by increasing the value of land the downtown overall
base of the City will also increase. Mr. Kysiak said Evanston does well for certain types
of businesses such as business services, health care, and economic base companies. He
continued that Evanston does not fare well with manufacturing, warehousing, and process
manufacturing. He said that we should focus attention on attracting the types of
businesses we are good with such as smaller companies, education and medical interests.
Evanston Planning Commission
Minutes - October 9, 1991
Page Two
He said the Research Park is doing as well as it can in light of the current economic
climate. The Park has 300,000 square feet of space, 650 employees and 43 companies are
located there. He added that it is one of the more successful research parks in the
country. He said there could be problems with continued growth due to the current
economic recession. Mr. Kysiak said he believed the Downtown has a good future for some
residential development. He added however, that Washington National may not be the last
large company that will move out of Evanston, especially if corporate parks continue to be
attractive locations for corporate headquarters. Mr. Kysiak said the strategy of Inventure
is one of acceptance of what business types Evanston can support and aggressive
attraction to replace the businesses that have or may decide to leave Evanston. He said
that he thought Evanston has done well over the last eight years in light of what has
happened to other cities during this difficult economic climate. However, he added that
the City needs to take a realistic view of its development potential and to look at business
development in Evanston as a necessity that needs to be nurtured rather than as an
expendable luxury.
b1r. Petterson asked why Evanston Research Park was so successful. Mr. Kysiak answered
that the Park has much to offer tenants. He added that the Park employs a strong
programmatic approach. He said that the Park offers seed capital, technical assistance,
seminars and training sessions, and that Northwestern University makes an effort to reach
out to the companies. ,Mr. Kysiak then gave some examples of how the University and the
Park has helped to accommodate companies located at the Park..
Mr. Foster asked Mr. Kysiak if the City could be doing more to retain and attract
businesses to Evanston. Mr. Kysiak answered that the approval process for development to
Evanston is too complex and needs to be streamlined. He continued that the Downtown
should be allowed to develop within the context of reasonable planning parameters, when
development needs to and can happen. He added that the tax issue in Evanston also needs
to be carefully reviewed.
Mr. Terry Jenkins, Executive Director of EVMARK then began his presentation. Mr.
Jenkins began by reviewing the charge of EVMARK. He said EVMARK is supported
through a special' service district tax and its two goals are to use no less then 50% of the
special service fund for the marketing of the downtown, or Towne Center, and the
remainder of the fund goes towards the maintenance and improvement of the physical
appearance of downtown beyond the regular services provided by the City. Mr. Jenkins
summarized the various marketing initiatives EVMARK is involved in, including
advertising press releases, promotion activities, a monthly newsletter, and a marketing
brochure/folder for Evanston. Mr. Jenkins added that EVMARK had participated in the
International Conference of Shopping Centers. He said Evanston was one of three cities
participating, of a total of 100 participants. The conference was a forum where
developers, entrepreneurs, chain stores, cities and shopping center managers could meet
and discuss what each had to offer. Mr. Jenkins said that in preparing for this conference,
EVMARK developed a data base of information for the downtown that could be used for
discussions with investors potentially interested in downtown Evanston. He said that the
result of this data collection and analyses showed that Evanston was a very competitive
location and the demographics and market area of downtown Evanston is actually similar
to shopping areas such as Michigan Avenue in Chicago. Mr. Jenkins also added that as of
September, 1991, downtown Evanston had a vacancy rate of only 5.1%, which is very low,
especially in these difficult economic times. He compared Evanston's vacancy rate with
that of Oak Park, which he said was about 20% in September, 1991. He added that the
downtown is evolving into a "niche" or specialty shopping area, that is attractive to the
mid -upper income shopper.
Evanston Planning Commission
Minutes - October 9, 1991
Page Three
Mr. Jenkins said that through interviews and studies it was found that 50% of the students
at Northwestern University live in Evanston the full year. Mr. Jenkins said that between
the traffic generated by Northwestern, the people who live in or immediately surrounding
the Downtown, the office and retail workers and the traffic generated by the public
transit stations, there can be approximately 30,000 in the downtown per day as potential
shoppers. He said that with the loss of Washington National, the 900 employees will be
taken from the downtown. However, ,Mr. Jenkins said redevelopment of this site with
residential uses can replace some of the loss of potential shoppers within the Downtown.
Mr. Jenkins continued by summarizing the physical improvement charge of EVMARK,
including the current Design Consortium of five downtown Evanston -based design,
planning, and architectural firms to study the current physical appearance of downtown
Evanston. These firms will also prepare recommendations regarding future improvements
to the downtown. fair. Jenkins said this collaboration of firms is a unique effort. hir.
Jenkins said that although EVMAIZK is a separate organization, the EVMARK board
includes the City Manager, the Director of Public Works, and the Chamber of Commerce
representatives among its members to ensure coordination of activities and
communication. Mr. Jenkins said Evanston downtown has some very good advantages, as
expressed by the Design L:onsortium's study. ,Anchors such as (Research Park, library, and
Transportation Center); an attractive town surrounding the downtown; good infrastructure'
and an organization like EV,40ARK already in place were particularly advantageous. He
said that the plan should be ready for public review in the later part of 1991 and early part
of 1992. He added that the next stage will be to obtain funding, through the renewal and
expansion of the special service districts.
Mr. Darragh asked if the General Comprehensive Plan was used by EVh1ARK. ,Mr. Jenkins
said that the EVMARK plan had been basically shaped from the Downtown Workshops and
furthermore followed the goals and objectives for downtown as expressed in the
Comprehensive General plan. However, he did agree that the economic development
process of the City needed to be somewhat streamlined. He added that taxes also needed
to be reviewed and revenue enhancement or attraction needed to be further Lncouraged.
Further, he said that more positive marketing was needed so that Evanston can overcome
any negative reputation or perceptions that businesses may have of Evanston, Mr. Darragh
added that taxes are not only from the City, but there are other taxing districts that need
to review the whole issue. Mr. Jenkins added that downtown Evanston brings in
approximately $77 million in annual sales. All of Evanston generates about $450 million in
annual sales.
lis. Seidman asked if EVMARK pursues businesses selectively to locate in Evanston. Mr.
Jenkins answered that they have a "wish list" of the types of retail outlets EVMARK would
like to see locate in downtown. However, he added, in a shopping center decisions on
tenants can follow a plan more easily than a downtown where tenant selection Is based on
the landlord's decision. Mr. Beimonte asked what would attract Evanston resiaents to shop
in the downtown as well as bring in the outside market. Mr. 8elmonte added that the
Research Park incubator concept has been very successful and has that concept been
considered for the downtown. He further added that maybe we need to go a step further
in attracting and keeping both the market for and the providers of downtown goods and
services.
.l
Evanston Planning Commission y
Minutes - October 9, 1991
Page Four
Mr. Jenkins agreed and added that the incubator concept is evolving somewhat downtown
already. However, he said EVMARK is not really in the position to begin offering
incentives to potential investors, especially because the vacancy rate in downtown is
rather low. He did however say that providing incentives to businesses in downtown has
been looked at by EVMARK, ie, rent assistance, assistance with advertising packaging
loan packaging, facade improvements, and some of the technical assistance offered at
Research Park. Mr. Kysiak added that retailers will go where they think they will do
well. He said that downtown Evanston's clientele most equally compared to that of the
Water Tower shopping center on Michigan Avenue. He said we need to show potential
investors and retailers this information.
Mr. Foster said that there has been a negative tone regarding Evanston that comes from
Ilie residents as well. He said this type of attitude is a tremendous disservice to
mirselves. He said it would be more interesting and useful to not only ask people who are
downtown why they shop in Evanston, but to ask people who are at Northbrook or Old
Orchard why they are not shopping in Downtown Evanston. He questioned how do we draw
these people to Evanston? Mr. Jenkins said based on studies the market area for
downtown is Evanston, Skokie, Rogers Park and 1-2 miles north of Evanston; however,
some stores like 'Windscape" attract a much larger market area. Mr. Jenkins said better
marketing is needed to bring people downtown and then also giving people a better idea of
what is available to buy. He added that the realities of the market need to be accepted
and what we have needs to be marketed appropriately. 4ir. Kysiak said public relations
and marketing also needs to be aimed at the residents so that we have a good perception
of ourselves.
Ms. Aiello added that the issue is to educate people that when when shop out of town, they
are affecting the market and actually the tax base issue. She said we need to better
educate the public on the relationships between development, planning and the tax issue.
She said the City is trying to reduce its share of the tax fund through readdressing City
operations. She said she felt that the various entities in Evanston are really starting to
work together and complement each other without duplicating efforts. She added that
planning and the Plan Commission are integral parts of the development process and their
attention is needed to plan for the long range development of the Chicago Avenue
`r,rrimercial area. Yv- added 0iat h•_ need to cuntintic to review the zoning ordinance and
the more Planning and Economic Development can do together, the better. She said that
there had been problems with the PUD process, but she believes that we will now have a
process that will work and be more responsive. She said [he Economic Development
Commission has been trying to focus on the smaller com. mercial areas and lend assistance
where needed. She talked about the facade improvement programs and that the response
has been good. She said this program has made some good impacts on various commercial
Ms. Aiello added that EDC and planning staff had worked uith the Noyes Street
merchants and aldermen to form a Noyes Street Business Association,
Ms. Aiello said the major focus of her office has been on Research Park. She said the Park
development is on track, but that soil contamination and clean-up has been a proolem. She
said she has also concentrated on the Southwest area of the City, between Main and
Howard Streets for several years now. Two major firms previously located in that area
have relocated to corporate parks. However there is currently a tax increment financing
district in place at the ,Bain Street site. She said negotiations with
Evanston Planning Commission
Minutes - October 9, 1991
Page Five
developers have taken place and there is a possibility that an agreement could be
announced by the end of this year. Five developers have approached the City regarding
the Rustoleum site; however, each faced a significant financial gap in their financing due
to circumstance- such as soil clean-up. She said it may be necessary to extend the
existing TIF district to the Rustoleum site to promote development there. She said there
is a need to develop a better buffer between the residential and industrial areas of tite
Southwest. She added that the Southwest is an area that needs to be looked at again frorn
a planning perspective.
%ts. Aiello said that Belmont Steel had been offered an Industrial Revenue Bond to stay 1,i
Evanston, but they refused the offer. In addition, she said that despite the City's efforts
to stop it, the suburban bus company PACE will take eleven acres of Evanston land off the-,
tax roils for the construction of a bus barn. She did say however, that there had beep all
offer to commercially develop the Bell and Howell site that looked promising. Ms. Aicilo
said that the City will be constructing a new recycling center at James Park. She said
that within the next month staff would be back before the Plan Commission to solicit
input regarding some of these proposed developments.
Nis. Aiello added that the smatter business areas need support. She said her office keeps
an inventory of available commercial property in Evanston. She added that the City needs
to be a more aggressive player in attracting development to Evanston.
Ms. Aiello continued by saying that the dialogue between the Plan Commission, the
Economic Development Committee and the business community is critical, especially in
light of the recent announcement of the departure of Washington National. However, she
said we need to look even beyond the immediate situations and plan for long range
redevelopment of the City. She said she thought there was a good and important future
for planning in Evanston. its. Aiello said she believed that through the revisions of the
new zoning ordinance, 15% of the visit to the Building and Zoning Department would be
reduced. Mr. Carter, the former Planning Director, added that we should acknowledge
that there has been progress to improve our City's development process. He suggested
that we need to be specific when suggesting change in order to be effective. Ms. Aiello
said that the same issues resurface with regards to development projects. These were
miscommunication between the City and the developer; strong citizen opinion and a strong
tendency of the Council to follow citizen response. She added that Inventure had taken a
sample project through the City's process and recommended some fine-tuning to the
process, but they did not believe a major overhaul of the process was warranted.
Mr. Rielley stated that he did not believe the process in Evanston was necessarily bad, but
that developers need to know if a protect would be acceptable prior to actually investing
time and money into a well -developed plan. He said it would be helpful if a developer
could confer with the .Mayor or City `.tanager to weigh support for a proposal; however, he
acknowledged that the City Council support can be unpredictable, and what developers
want is predictability. Mr. Darragh suggested that the departure of Washington National
may be the impetus to develop a long-term economic development strategy. He asked if
the City has a long-range strategy, and if not should one be developed.
Evanston Planning Commission
Minutes - October 9, 1991
Page Six
10r. Kysiak responded and said that a long-range strategy could not be a complex one
because he did not think Evanston had a lot of alternatives at this time. He said the
businesses that are in Evanston are here because they want to be because for example,
they may want to work where they live or they need to be here, eg. technology based. He
said that although certain types of businesses do well in Evanston does not mean other
types will not. However, he did add that a strategy is needed to counteract the event that
some businesses may f_ave Evanston. Mr. Kysiak added that the rate of return for
development tax dollars in general is as follows: industrial $1 used: 4 generated;
commercial - $1 used: $3 generated; and residential - $ 1.60 used. $1 generated. It was
suggested that in light of the current development trends maybe Evanston will become
more of a bedroom community than it has in the past.
Ms. Aiello added that the industrial properties in Evanston have expressed their desire to
remain here and to expand their operations. She said that these business owners responded
strongly to the proposed new zoning ordinance because they felt that they would not have
the ability to expand and feared they could be zoned out of existence. These business
owners said that public transportation and the labor force in Evanston are strong assets.
'pis. Aiello added that the CIA's recent recommendations to shut down service in Evanston
can be devastating and that the City needs to get more involved to CTA's planning
process. Nir. Jenkins added that there does need to be a long-term economic strategy
especially in relation to supplementing the downtown retail uses with other services and
businesses. .1is. Aiello also added that although the student market is strong, there needs
to be an effort to have goods and services in Downtown geared towards the Evanston
resident as well.
Nir. Belmonte said that the Farmer's Market is a strong draw to the downtown and it could
be held in conjunction with other downtown activities to build on this draw. ,Mr. Petterson
said that through the Plan Commission's neighborhood inventories they have found that
each commercial area seems to have a particular specialty shop unique to that area. ,Mr.
Jenkins added that Evanston is generally a less expensive location in which to open or start
a new business than many of the other shopping centers.
Mr. Darragh thanked the guests for coming to the Plan Commission's meeting.
III. REVIEW OF DRAFT UPDATED CHAPTERS
),is. Borys reviewed two formats of draft Comprehensive General Plan chapters prepared
from the previous Plan Commission meetings and discussions with guest speakers. After
some discussion the Plan Commission members voted to use a narrative format rather than
the other proposed format, a question/answer type.
There was same discussion regarding the content of the Housing Chapter, pertaining to the use of zoning relief as an incentive for construction of affordable housing. Mr.
Raf fensperger stated that this practice seems to be working in Chicago. He said that
Chicago's movement for affordable housing has been successful in part to the City's
supplementing construction costs. He said that community groups have also been active in
actually managing the housing developments. He added that construction costs for the
affordable housing have been higher than many of the low -end private developments and
townhouses. Mr. Raffensperger said zoning may be a first step. but it needs to be
supplemented through funding for development to occur. kir. Petterson
Evanston Planning Commission
Minutes - October 9, 1991
Page Seven
agreed and said that he just wanted ut to be clear that merely offering the lots would riot
necessarily create a development market. Mr. Belmonte suggested that the City would
own many of these lots and the land could be the City's contribution towards a
development. Mr. Foster brought up some editorial comments.
IV. COMMUNITY BLOCK GRANT PROPOSED REVIEW
Mr. Darragh said that in the past a subcommittee was formed to review the proposals and
report back to the full Commission. Mr. Currie volunteered to chair the Committca.
Messrs. Darragh, Belmonte, and Foster volunteered to sit on the Committee. Ms. Borys
said that a response to the CD Committee should be prior to November 19.
V. COMMITTEE REPORTS
Mr. Belmonte said the Downtown Committee had met with Mr. Jenkins to discuss the
progress of downtown activities since the last Workshop. He said that it was decided that
another Downtown Workshop should be scheduled on November 22, 1991. ,kls. Borys said
notices were sent out to participants to reserve the date, and more detailed information
would be distributed closer to the date.
Ms. Borys then reported that the Zoning Committee had met with the Economic
Development Commission to discuss the downtown zoning issue. As a result of that
meeting staff had been directed to develop some type of redevelopment or overlay district
for a cornpromis.- solution. Ms. Borys asked Tim Clarke to describe the alternatives that
were developed by staff for review by the Plan Commission and Economic Development
committee. Mr. Clarke briefly described the alternatives. kis. Borys added that the
Planning and Development Committee would be reviewing the Central Business District
chapter of the proposed ordinance on November 4, 1991.
The described options were for dual -zoning district within the CBD area; creation of a
downtown commission, and the third was the option to return to the first zoning rewrite
proposed by Camiros, for the downtown area. %is. Borys said these proposals would be
reviewed by the EDC on October 23 and a recommendation from both the Plan
Commission and EDC should be prep,ir -r' for the Planning and Development Committee's
discussion of the CBD on November 4. After some discussion, the Commission requested
that the Zoning Committee met to review the options and prepare recommendations to
take to the EDC meeting on October 21. Mr. Darragh asked that Plan Commissioners try
to attend the November 4, 1991 rneeting.
Vl. NEW/OLD BUSINESS; ANNOUNCEMENTS
,kts. Borys introduced Mr. Carlos Ruiz as the new Preservation Coordinator in the Planning
Department. She added that Mr. Ruiz would be working with the Plan Commission on
preparation of the design guidelines as well as other preservation and planning activities.
ViI. ADJOURNMENT
A motion was made to adjourn the meeting. !Motion carried and the meeting adjourned.
STAFF:
DATE:
A
EVANSTON PLAN COMMISSION
,MINUTES
DRAFT NOT APPROVED
Wednesday, Novernber 13, 1991
Room 2403 - 7:30 P.M.
EV ANSTON CIVIC C E.ti T" -R
MENIBERS PRESENT: Darragh, Belmonte, i,urrie, Petterson, Marston,
INeilley, Seidman,
MEMBERS 1BSENT. Foster, Prt,nt
ASSOCIATES PRESENT. Ritf fensperger
PRESIDING OFFICIAL: Darragh, ChiLr
STAFF: liorys, Barger
GUESTS: Bill Garrote, Terry Sinith, Richard Carter
1. APPROVAL OF MINUTES FROM OCTOBER 9, 1991
The minutes were held over for appru\,al until next month because they had been
distributed at the meeting.
At this time Mr. Darragh introoucea %Jr. Uennis Rafferisperger and requested the
Commission's approval for his asso4_iate membership to the C.Ommi55ron. ',,Ir.
Raffensperger said he was an architect and Evanston residerit for 10 years. W. Petterson
rnadC d Eo 4 ceps %1r. itiCrlSpC:bC.' i er'i Je•'S i:Y uriu Eric
meitioi,. ,motion was approved ur&anirnuuSj•r.
II. CDBG RECOMMENDATIONS
This agenda itC%ri xas discUsseci next prior to i•ie "r--er1 Au', �ornrnittee presentatio,1. '115.
Borys reporter] that the C-D Committee It the flan—UrT,inlsslon had met to rerre,.* tntf
neighoorriooc revitalization proposals, Alin nriefi: 'aunt )%er [tie recorTimendations rridue Jy
the Committee. %ir. Currie said that Some proposals nad, however, changed since the
proposals +,ere received. The $150,000 requested oy the City to paint the Emerson Street
viaduct had been reduced to a request for $1,500 instead. The $1,500 would pay for a
design competition to take a comprehensive look it painting techniques for all of the
City's viaducts. In addition, he said that originally the City .4lanager had not supported
the request for a new roof for the Levy Center. However, after receipt of more detailed
information regarding the condition of the roof and the implication upon the structural
integrity of the building as a result of the faulty roof, the City Manager has requested
consideration of this project for funding. Mr. Currie reported on the Community
Development and Housing Act Committee discussion of this item at their last meeting.
Ms. Marston asked if there was any indication when the resolution of the issue of the
Evanston Plan Commission
MintAds - November 13, 1991
Page Two
potential demolition of the Levy Center might occur. Nis. Borys said there was no
indication when Council may discuss this issue. Ms. Borys added however, that the need
for the roof was real and that even though this issue had been unresolved, until that time
when it will be resolved, the building houses many programs and activities for the elderly
that are very well attended. She also added that if the roof is not replaced there is a
likely possibility that major structural damage could result to the building itself wnich
could render the building unusable within one year. Mr. :_urrie said that the Plan
Commission Committee had recommended no funding be granted to this project based on
this aspect that $130,000 was a lot of money to spend on a building whose future was
questionable. Mr. Reilley added tnat he agreed unit that and added tnat it the roof is
going to be replaced there should b(r sorne commitment made to keeping the ouilding. fir.
Currie suggested and the Commission agreed to stay a ith the original no funding
recommendation for the project, out to recommenc that some relocation plan for tite
Center be looked at and finalized within a year. %Ir. ,-:urrie said ne would take this
recommendation back to the Community Development and Housing Act .iommrttee-.
If. GREEN BAY ROAD COMMITTEE REPORT
Mr. Darragh asked %Is. borvs to introuuce the guests. Lls. Borys introcuced %Jr. Jim
Gamole and %1r. Terry Smith from L.aiiu Design ".ollaboratiVe, the design firm selected to
study the Green Bay RoaG Embankment. She also introduced %Jr. Da.ia Baroer, Director
of Puolir_ %orks ono %oulo oe able tr) answer questions rzl i ed to the roaa aria utility work
that would be done along i,,reen Bay 2oaa. Mr. vainble started trie presentation by
explaining that LDS. consiaereu thr, project not only as a physical oeautification of the
embankment, but that the design shouid also convey a strong image of Evanston. He added
that although the original scope of tneir cork was the eastern portion of l;reen Bay Road,
LDC also looked at the nest srdr; of C,reFhn Bay Roar fur proposed icr1pr"avements in order
to make a more cornprehensive anti �.'�u ple[e project.
%Ir. Gamble then discussed the proposed design Jams; grapnie presentations of the
recommended proposal. %iajor points of the design ..ere t,ie use of nign impact plantings
and treatments at nigh visibility points such as intersections, and the north entranceway to
Evanston at [sadella and Green Bay Road. These areas ,.ere recornrnendea to include
irrigation systems to enhance survi•.aDility of the plantings and to rninrnlze maintenance.
Low maintenance plantings such as prairie grasses and fords ,.ill oe used in between the
hlgll :SSlDlllt'r SUfiie St. ect
intersection reconfigurations on thr- nest stcfe of err-r hay :ZQdG f.r but:i safet, anti
aesthetic purposes, sorne softening treatments to the on the east
side of green i3ay [load at Ast)urq, ar,c i c-omprerie;,sr t i'/tJK at the Err rrson, Ridge, vreen
Bay Road intersection. They alsu recurnmended tnat t',,, pecestr.a . bridge over the
Channel be softened to make it inure aestneticalk, Lu` aiso ..-�entifleri luc_atruns
that Could possibly supp,)rt some f(jr-. )f public art
Corridor. -
.-after some discussioii, tree Plan t—urnrnissiuri movec appra%ai of the cosign areser,tea by
LDC. Ms. Borys said the next step is to meet with 0w —riicago aria'North ltestern ano
METRA railroads to present the design and develop a maintenance agret:foent oet-Aeen the
City and the railroads. %Jr. Barber said that a public hearing needs to be held to present
the roadwork that v. ill occur and suggested that this landscape design also be presented to
the public at that time. It was also suggested that maybe some trpe of arbor Day
promotion be worked out with the schools to encourage more tree planting on the public
school property along the Corridor. Mr. Belmonte added he was very happy to see this
project moving along and encouraged staff to continue the progress mane on this effort.
I
Evanston Plan Commission
Minutes - November 13, 1991
Page Three
1V. NOMINATION COMMITTEE SELECTION
Mr. Darragh requested that a Nominating Committee be created to prepare nominations
for officers for the ,-text year. He added that the terms for Mr. Petterson and Nis. Seidman
would be ending in 1991, but they had both indicated their interest in remaining as
Associate members. Mr. Petterson, Ms. Seidman, 41r. Belmonte, and ltilr. Darragh agreed
to sit on the Nominating Committee and would bring back their recommendations to the
December Plan Commission meeting.
V. OTHER COMMITTEE REPORTS
,%1r. Belmonte said that the next Downtown Workshop would be held on Friday, Novernuer
22 at the Chamber of Commerce. He said that a major agenda item would be a recap of
EV-IARK's activities since the last Workshop. Those activities included participation in
the International Conference of Shopping Centers', Deal Making Session, and the
recommendations of the EV MA R K sponsored Design twonsrjr t irlin.
V1r. Darragh reported on the Downtown zoning issue. `.Ir. Darragh said representatives
from the Plan Commission had met u ith the Econormv. Development Commission to
discuss their respective ideas regarding; this issue. As a rr.sult of this meeting, staff was
requested to deVClop some form of dial zoning for the Dowmtu-�,n tnat could be responsive
to the need for development in the Downtown, but woulo also be sensitive to the aestheti,.
and residential community concerns of the Downtown. Siaft liaci presented a proposal at
the previous Plan Commission meeting and this proposal was presented to the Planning and
Development Committee. Ms. Borys saia that the zoning consultant had also presented a
similar proposal, but with lower accompanying FAR restrictions. She said that the
Planning aria Deve;r,pmeni ,-ommittev accepted the concept Uf dual zoning for the
Downtown, but also voted to separate the Research Park out of the downtown, as it
separate district.
The Committee also accepted the institution of height lirnitatruns, an ernlpnasis on mixed
use development, and lot line development in the retail core. The Committee asked that
Cameros come back to the Committee in early 1992 with a rnore refined cuncept
implementing their approved direction.
'.Jr. Darragr, tilt' I i..ij t�ih!_ :)rW ., _ i•�n _it i X
Development part of the ordinance to be sure they agree on the proposed process. %1r.
Pettersun agreed and requested that the section of the proposed ordinance dealing with
the PUD process be inciudea in the December Plan -ornrnission packets. %is. Borys said
there would ue some time fur another analysis, as the P:(U :_.ommittee would prooaoly not
be looking at this issue again until early 11t92. She added tnat sht• would notify tree
Coinmi5sron c,f the c cr*3rrmttte's new ,,"ht:cu1tf jrjee it iti uf-eloped.
Ms. Borys briefly discussed the merm,i Irorn the Preservation l_Urllrt1i55101k to the Housing
Commission regarding a potential tearduwn of an Evanston landmark. Trte Preservation
Commission had been contacted oy a property owner who is interested in redeveloping a
residential lot with a new single-family Horne; however, an Evanston landmark is now
situated on the property. The Preservation Commission had requested that the Housing
Commission consider accepting ownership of the home. which the property owner would
transfer free of charge, and further consider moving the home to one of the empty lots
that the City is in the process of acquiring. The Preservation Commission suggested that
the house then be sold as an affordable housing project. lols. Borys said the Housing
Commission unfortunately was not able to participate in this proposal. She asked if the
Plan Commission had any further ideas. After some discussion the Plan Commission asked
that they be kept informed on this issue, but they had no suggestions at this time.
4
Evanston Plan Commission
Minutes - November 13, 1991
Page pour
Mr. Darragh asked Mr. Currie and Ms. Borys to report on Economic ❑evelopment
Commission's recommended development proposal for the former Bell and Howell site.
Mr. Currie said that a Target department store and accompanying other retail outlets had
been proposed for the site. He said the store would be one of the larger stores and would
generate a significant amount of tax revenue for the City. Ms. Borys added that the City
Council had voted concept approval for the proposal and also had approved the creation of
a $7,000,000 TIF district to help support the project if it goes forth to implementation.
!cis. Borys said ,Sis. Judith Aielio, the lead contact for the project would come to the
December meeting to provide a more detailed status report of the development project.
Mr. Belmonte reported that the Neighborhood Commercial District Committee had
completed a survey of Chicago Avenue commercial strip. He said that staff would
complete the remaining surveys, and begin drafting a first draft of the report. The
Committee would meet again in January to review these materials.
V1. ANNOUNCEMENTS/NEW OR OLD BUSINESS
Mr. Darragh recognized Mr. Richard garter in the audience. Mr. Carter said he was
concerned with the readability of the new entrance signs. He suggested that the Special
Sign Committee reconvene to discuss this issue. The Plan Commission agreed that the
signs were hard to read and suggested that staff take the necessary actions to ootain
approval and to have the letters filled in %ith paint in order to make the signs more
readable. They also agreed with Mr. Carter's recommendation to ineet with the
Dominick's people to talk about the type of landscape materials the store will provide for
the sign.
There was no additional business to d15CU55
p. M.
�7
STAFF:�'s�:'�l�.L�
DATE:
7Y44/47
The meeting aalourned at approximately 10
�^ EVANSTON PLAN COMMISSION
` MINUTES
DRAFT NOT APPROVED
Wednesday, December 11, 1991
Room 2403 - 6:00 P.M.
EVANSTON CIVIC CENTER
MEMBERS PRESENT: Darragh, Prout, Rielley, Petterson, Currie,
Foster. Seidman,
MEMBERS A13SENT: Belmonte, Marston,
ASSOCIATES PRESENT: Raffenspe.rger
PRESIDIN(v OFFICIAL: Darragh, Chair
STAFF: Borys, Aiello, Clarke
1. APPROVAL OF MINUTES FROM OCTOBER 9, 1991
The minutes were approved as written.
11. APPROVAL OF MINUTES FROM NOVEMBER 13, 1991
The minutes were approved as %ritten.
III. REVIEW OF THE CAPITAL IMPROVEMENT PROGRAM
:1s. Borys briefly described some of the major changes and protects trr the 1992-97
She said that in order to kept within the parameters of the newly adopted budget policv,
the general obligation bond sales had been postponed until Spring of 1992. She said that
critical projects that could not wait until spring financing were supported by previous
capital budget balances. There were $540,000 worth of projects financed in this manner
arkd : ,)nsti t�Jttlty f ht: ! `39) fpl [.)1 Prrlgrdf-. .:,c; . ; )2- ji 111 uv+iiu
more accurately reflect when projects are vd )e crnstr'jctec r>tc fuse Uuna to support
a certain year's planned capital investments will rick :Je —lure s\nchronitcd •kith the
construction season when projects are sehedult-a [u De krr'DIe'nented. She added that this
new schedule will also facthrate- to preparinu more acc•.irate prulect construction costs.
On this line, prolirninary enginvering ann design casts ,ia.% uern separdter, out :tna
scheduled for the yCdr ]rt-vioiis t'-) �'r3fkSir�Jr'tiSJfl. �r-'_ .J'JI`]t�'G �:l �r)rr;r ic 'r1,1j()r
pr�lf r:ts Jr. i'It' �,il), sU�t ,S t'u' 117r,1r., ,` e f"k 5 „L`•a it It 111c; ;:
Aodieinent. ,,isU ,ht- _Ii' A su=)}C ite f s That har7
orcvtuusty been furnCed truan the general fi-lna, out --outc •s, tk�utl� tie considerec; capital
expenditures. These items were streetlight •naintenance, arks poiree ano fire equipment
purchases, She said that the CIP had necrk distribute( [,) _it.—omicil tur ana
uithotigh the Administration and 11uoIic. 'Aort%s .-'urnrr}ittet i}au scheduled to review died
discuss the program at its December lb meeting, that scneaufe ,nay ue pustpuiieci until
sometime in January. At this point in the discussion `.lr. Darragh suggestea that because
Otis. Aiello had just arrive❑ and was scheduled to attend another meeting that evening, the
Plan Commission interrupt their discussion of the 1992-97 CIP to let Ms. Aiello begin her
presentation of the riew target development.
Evanston plan Commission t:
Minutes - December 11. 1991 ►
Page Two
IV. UPDATE ON TARGET DEVELOPMENT
Ms. Judith Aiello began her presentation by describing the proposed development that
would occur at the former Bell and Howell site. She said the site had been on the market
for 3-4 years and various proposals have come forth during that time but none had gone
through to fruition. She said that the site does not have environmental concerns but had
been high priced.
'L1s. Aiello said that last year Tanguay, Burke and Stratton had been retrained by
Dayton -Hudson's to locate development Sites in the Chicago area for its Target Greatland
Store. which is described as an upscale general merchandise store. The Bell •and Howell
site was one such proposed location. Ms. Aiello said the developer had met u itti the
'Jayor, and the Alderman of the area and had proposed a site plan to them. Revisions to
the site plan were made based on that meeting. and the result is the plan thev are noX
r-ioving forward. She said they are proposing to demolish the existing structure on the site
and ronstruct a center of approxirnateiv 275,000 square feet The anchurs will ue a Target
"reatland and a lark• food and drug store. There will oe some smaller stores and several
outlots. However, no food and drug store has ye[ been signed on tilt development.
Dayton -Hudson has a rontract penaing for acquisition of Vie site urea the joint
development will be bttween Davton-Hudson, Tanguav and Trident developers. Tariguay
and Trident uili Dur-hase the rernainaer of t`)e site from ii,ivtOm that will not ')t, needeC
for their Target deveioprnent.
%15. Aiello said that sulnt• of tht• issues the de_velopcir5 apprua( hers the City uittl are the
creation of a TIF. sale Of parkape liquor and elimination of iinit pricing requirt-rieltts.
She saw that the TiF (reation pruposai ?lafl been dpnrovt-rj by the ,-it,, : uun(ll, However.
the issuance of a liquor license is currently being revieut•cj by l-ouncii. A public- hearing
has r)eeri 501edrilea to revleK the liquo- license application Also. She said the last dine tfie
Council reviewed the unit arming requirement was about five or six vears ago, 1•1s. \lellu
said that there had been extra r-omsiderat.On eiven to the traffic and circulatium of the
development. She said that the plan has a divided boijlevdrd-lii e street design stir_n as tfiat
existing at f itner Avenue for Hartrev in order to prohibit traffil- fruin the dev(-10prnent
encroaching into the neighborhood. She added that Ho\4ara Street will have net•.
rhannelizert lanes for easier across into and Out of [lie shopmrie (-enter. The hevelot)er •kill
,r+corpuratc t+tetr uv. i pruprrty liit'J [t!c puulr(_ ill ur(jer it) nt_{=utnwot7ate trip'
additional lanes or, Huwartj aj&: t{u"tre,. Stie sairj t`Idt _ill-ielt+Yry trot k traffic for [he
deveIoprnent kill nave access tt ttit, ,st•st end r)f the site. auav frurm ijit: resident tai -srelY.
She said , lanas(.aulni? Dian Ail, ;)e (lovF-lope(j t') screed the (7c•veluprnent fr•)•tl tide
resident i;iI area. However tht•rt- .till he less IandscaDinjrt it t?Ir -kest t'r(cj ,)t the
+evelof) rlent Ihar' 'x_1S jrlpincli, ;)roL)i;st-d (jue to t`IN IriCI1151u1+ rlf �( tjl[f+7m�il irtftlr ft t 5.
3cl rje,l t 'rJp`: -il. 11:r 11F. !f i(: ')t tif, r -e rri i riai l( r•S rarr es s,, ttit- ?r•�r.•Irr{} r l,e l t Lktl
•n r)r,!, Slit ;.Y; r- `1 )t•v Y 1r1SI•t .!(' t!it' ' '( r! t !',r!.I It t• cite
rlten(js !U O s!r t d('St('CrI 1')'tr'I 'tr;•1 ')rok(•'s _ir'Aur�,•1111,_ 41tI1 t:(t• tilt' ti ;'•Yt1t'r
tt'riants to tInd 1pDr<)prlait' st) i{ t- v, iiiur) E ti inston ft)r their rei{,(-aiit)rl. Silt idir! t i it It: vi,
traffic signals .kiil :)t, Droposer, it Hartre•. .ino _it Kt•rjzlc. i:tiicavo (_jiltrr)ls -jil t?it' tr.tftic
Sij!nals alone l{Uttar and ar! effort ',ill; ')t• rna(,ty til cuor(llllatt_' 1llt�l t1le _it, ')1
and the Illinois ')t-odrtrrlent ')I F�anspurt.iiir,lt. She .idded tlid t the ,_lilt-- ago r.ItIz(Ins ac_'uss
the street from the deve{opinvf,t Katie expressed concvrn over tiie appearance of the
development and the generated traffic \is• -�wllo said the 1:ity o1 ChieaEu ;-)epdrttnetit
of Planning is revieuinQ t:ie sitr' plan. She said that the Site Plan Committee
1
i:vanston Plan Commission
' Minutes - December 1 I, 1991
Page Three
had reviewed the proposal. Ms. Borys said that approval was granted by Site Flan
contingent on several issues, Nis. Borys said the circulation plan the developer presented
was not the current one being proposed; they did not provide a landscape plan; and thrrc
were no elevations presented. tits. Borys said they were asked to prepare these materials
for further review by the Committee. Ms. Aiello said construction start is being sr_hedult-d
for fall of 1992. Slit! added that if Jewel/Osco did locate at this development, that the-y
would not close the store at Howard and Western, �.lr, Petterson asked if there was •trry
indication of &hat will be located at the nutlots and if a fast food establishment 'Ail] ire!
located there. \ls. Aiello answered that the developer had indicated that thev would rrlt..t
likely be talking to financial institutions for a drive Itp Wanking facility. She added th-It •,
fast food establishment could have to go through .t spt-r tal use process. She said Inat ,i
special use would be needed for the hank facility. t)ther outlot uses could be some typo- •)f
restaurant or food t,stablishrnent. 1.1r, Petter%on isked hoc large the fuoamr•,lr
establishment uuuf(i t)e. 'As. Aiello arisAt'red it v-ould fie approximately 65,Grjri squ•rrr-
feet,
`ir. Prout iuggested that the lands! aping should no-• ,l(Jnc 'lit the three oudots until trrey =jet'
developed. Ms. Ijorys added this was a r-oncern expresst'h at the Site Plan :-omrnitter- i]
cell, 'Or. Darragh asked if there were anv restrir tir)ns on the developer that the sh(jos
attracted rannot be from �)Eht-r art', -is it, f vanstori, bltt must l)c r)e& retail, %is -Aiello
not -it this tlrTW. but II i� sornethinv 511w rould Also- uss With the developer. %ir. 7Fsrr�Y!r
said this &ould ue irnpurtant to truly support tht� mt.rernent and to make sure there• '.6:4% •
real net increase- In e(-onoin,r :jrtirit lit- addett Viiit It xould rlut 7t_ 7)enefirial t6 t,a,r
shops leave the dO%kntouII io QU to this loratian. ',1s. llorvs ;,rift that a rpnsl5tt't t
arrhitertural pi w was , cemcern, • speE:irillr since there• sere no t-itvatluns presented, silt'
added that although the developers said at the- Site Plan Rt-vtew .:ornrnittee 'neetlrrjj lnrti
like to have r_unsistericv ti%ithtn their devr,lopinent, t,ler•_• uas i--micern as to hoc the outlots
would be dealt l ith when they are readv to ae developed. Ms. St°idrnan added that t:'tt%
&ould be art aesthetic factor, ',1r. Rielle, said that -ilt-iough this r�rjulrl qtr part
of an agreement it Is sornetirnes r.iffiri,lt fur devvlopers to accept this. In response t,.j
another question, '1s. Aiello said that the developer had Inti1r:dled that the tssuancr Of tree*
liquor license &uiiir7 be a "dealbreak-er". `,1s. Aiello said that a referendurn at the 'tarrh,
orirnary reeardIIty t'te aiiov.ance of ![quor Sales rIty -& Idt• nar7 been )rtir)ost'ri• 14r,,k-v• -
t It•-,+..�, :vpe . ' , . ,`gar rier(: t'j i;31U l het 1rr t3rr
wheiht'r 3 Itquru :1 rust Ill �r Prja3it't1. 1t e >.rI t [ i,il t e 1r,t i )rt,r '.rt , also ,ri,_,:raipr:
then art, !ookinc .it -ilp—ri l,vo %itt's :ts .%, '11, i
'1,. Fost-r qucst1(intQ if I irvvt is IU04_I'ILT ',jr flnanr 1ai -ilif, 'itia-r aSSts',,ilcf, ,it tilt,
]rr)pt�Sed Sltt'S .kit'llll trw ",irapn drF•.:. 1ti. A "I If) ili5+trt' [hf i L'lt � mot• 1c�Uhlrtk'r CT
»li)It• !�' -.5. 1' lrl'"-il' [ it'r; tS�-E• . .it ti<,rt ')t f• ! l .lti 1�. �.t'. - :•.'i(� ,
lilt• I)' in :r� .ti,, �r,,• '� 1.'I, s, 'At)�,I., w :r r• ty .�r :�
rI I I , "r•k,ji -„rIQ t f) . [ ;)lah an(t 'I!gtAt S1 t'it' r rI155Iori at[t r
our)lir hedrlriv III '.1_irr'i 1!. it viii .Jt• ')ri 1 regaru:no tilt' TIF• Sile Sald Slle' KrJI�tJ rut a' t{i
the Plan k.Ornr111yS1 11 &It1, a r'elt rt lr)pr'Ieui plan fur the SIP.-.
V. NOMINATING, COMMITTEE REPORT
`.t,r. Darragh savi t'ie ..)rnmtitee han met and had nut univ proposed officer nominations.
but also r.ommittee chairs. Lvie Foster teas nominated fur the Vice Chair. Alex Darragh
for Chair. Jim Currie as ',:D liaison and K'svin Riellev for Ef)4 liaison. Committee chairs
&ere lentils Raflensperpt?r for Design EtNvte&. Kevin Pietlev for Zuning. Lyle Foster for
General Cornperhensive Plan and Al lielrnonte for `;eighhorhood '--oin rterrial District. A
motion was matte to approve the norninations and it gas unaritinutisly approved by the
Evanston Plan Commission '
Minutes - December 11, 1991 '
Page Four '
Commission. 41r. Darragh asked that the Commissioners encourage people they may know
who are interested in the Plan Commission to fill out applications for full and associate
memberships. Mr. Darragh said the Committee had also talked about preparing
attendance and procedural rules and that these will be drafted and brought back to the
Commission for review next year.
VI. COMMITTEE REPORTS
Mr. Raffensperger gave a brief synopsis of the ()owntown Workshop. He said there had
been a lot of positive information presented. M-,. borys added that staff would prepare
minutes of the meeting. She said that at the end of each of these workshops, the group
focused on one or two tasks or issues to accomplish before the next session. She said at
this meeting, the group had discussed the smaller things or "glitches" that get in the way
of accomplishing the larger tasks. -�t the meeting Mr. Belmonte requested that the.
participants %end the issues or "glitches" they encounter to the Planning Department for
compilation of a comprehensive list. Aiter a list is developed the group wtll begin to
resolve sorne of those issues.
`.is. horys then discussed the schedule drafted for the prepnr,ition of design guidelines f-r
Plan Commission comment. Ltr. Raffensperger requested backup material reg,araing
previous design ioview meetings for his review prier to the next Committee meeting.
VII. ANNOUNCEMENTS/NEW OR OLD BUSINESS
Mr. Darragh then thanked and r_origratulated tics. Seidman and '.lr. Petterson for their work
and service on the Plan Commission, both of whose terms expire at the eno of 1991. tir.
Darragh said the involvement and contributions of both of these individuals have Seen
invaluable especially in regard to the analysis ref the proposed zoning ordinance, the
preparation of the Plan for Do%nto, kn Evanston, and the continuation of the Dowritoµn
Workshops. %ir. Darragh presented both %is. Seidman and 'Or. Petterson with certificates
of appreciation for their service.
Vill. ADJOURNMENT
The- meeting adjourned at approximately 7:36 P.M.
S r A17r-: J r ti