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HomeMy WebLinkAboutMinutes 198810 EVANSTON PLAN COMMISSION MINUTES DRAFT, NOT APPROVED Wednesday, January 13, 1988 Room 2403 - 7:30 P.M. MEMBERS PRESENT: MEMBERS ABSENT: ASSOCIATE MEMBERS PRESENT: STAFF PRESENT: OTHERS PRESENT: PRESIDING OFFICIAL: SOUTHWEST INDUSTRIAL AREA CIVIC CENTER Belmonte, Marston, Peters, Petterson, and Seidman Breslin, Hill, and Nevel Foster Lindwall and Clarke Aid. Korshak Peters, Chair Tim Clarke and Aid. Korshak were present to discuss the planning effort that has Just been initiated by the Economic Development Committee's Southwest Industrial Area Task Force and the proposed industrial park which is currently under review by the Task Force. Chairman Peters explained that this presentation was part of the Plan Commission's ongoing effort to meet with groups with issues related to the Comprehensive General Plan to see how the Plan's objectives could be furthered. Tim Clarke provided a general overview of the nature of the Southwest Industrial area. The area has been broken into three subareas for study purposes. The area between Lake and %lain is characterized by intensive light industrial uses. There is little land devoted to outdoor storage and only limited redevelopment potential. The area south of Oakton was felt to have some long-term redevelopment potential, but is not an immediate planning concern. The third area, between .Main and Oakton, was felt to involve the most challenging alanning issues and provide the most redevelopment potential. A site plan for the proposed industrial park to be located south of '.fain Street was presented. The plan Calls for the relocation of Pitner Avenue which would provide a better buffer for adjacent residential uses. The park is intended to accommodate light industrial uses. Clarke stated that public improvements for the park are estimated at 31.6 *pillion and that a variety of funding options including the use of tax increment financing are bei7F exDlored. There was discussion concerning other properties in this vicinity the Rustoleum site and an area containing a series of junk yards and outside storagt _ses that lies be:ueen the proposed industrial pars: and the Rustoleum site. .Aid. Korshak suggested that the Plan Commission investigate ways ,n which the property now devoted to junk yards could be put to better economic use. Comrn:ss:oners observea that while it may be necessary to provide locations for such uses, it is possible to regulate their 3-)pearance and impact on adjacent uses through performance standards or otF,.-r regulations that could be written into the new zoning ordinance. Discussion then focused on the Rustoleum property which is beinz --ar'':ete^ -As :,-)mercial. Clarice stated that it is the City's understanding that Rustoleum to ; ave .artiston in about a year. Questions were raised as to whether there was real]', ; -ar;et for thr<;dditional commercial space given the proximity of other larrg�e commerr_ia, developrnents. It was suggested that the front of the site could be eventually developed :.-i` strip comme-cial with industrial uses to the rear of the site. Marston asked if there had teen amti discussion of the kinds of jobs that could be generated by commercial versus industrial development. Other Evanston Plan Commission Minutes - January 13, 1998 Page 2 commissioners asked whether anyone had analyzed Evanston's job needs and stated that this was a critical step In the planning process. Aid. Korshak stated his feeling that it was Important to encourage uses that would provide jobs for people with modest skills. Peters asked if an analysis of how much the industrial park would return to community had been completed. Aid. Korshak responded that the Task Force and staff had not yet had an opportunity to review the proposal in depth, but would be doing so. The past development experience and financial capabilities of the applicant, Zera Construction, was questioned. Aid. Korshak stated that Zera did not claim to be a developer, and that the extent of his financial contribution to the project would be the focus of future discussions. Clarke noted that the developer has two tentative tenants each of whom is interested in approximately 20,000 square f eet of space. In response to a Question of what would happen If the industrial park was not built, it was stated that the property would probably be devoted to outside storage. There was discussion concerning alternative platting of Pitner Avenue that would bring the street through to Oakton. Foster stated, that he would like to see a carefully orchestrated plan for the entice area with landscaped buffers and physical improvements that would provide a better separation between industrial uses and the adjacent residential neighborhood. Foster also stated that he felt that it was important to involve the neighbors in planning for this area, and cited the potential for additional traffic problems in the area. Petterson argued that if the City was to contribute significant public dollars to the project, that it should only be done within the context of an overall plan for the area, and that the full range of land use options should be explored including residential, commercial and industrial. It was noted that while residential would be the most readily marketable there are significant drawbacks including lower property tax revenues and greater demand on services. If residential development were to occur it was felt to be important to provide housing for a mix of income groups especially since public involvement would be necessary to provide for such development. Peters asked whether any discussions were envisioned with Skokie concerning joint planning for lands along the sanitary canal. Clarke reiterated that the task force had just begun their efforts, but would be looking at a number of issues such as this in the future. Clarke also stated that pertinent issues would probably be brought back to the Plan Commission for comment as planning proceeds. Chairman Peters thanked Aid. Korshak and Clarke for their informative and helpful presentation. The Comprehensive Plan Committee was then given the assignment of preparing a summary of the discussion and recommendations to the Southwest* Industrial Area Task Force for review at the next Plan Commission meeting. This material would then be forwarded to the Task Force for consideration. ELECTION OF 1989 OFFICERS Drew Petterson moved approval of the following slate of officers for 1988: Phil Peters - Chair Al Belmonte - Vice Chair Seconded by Seidman. The slate of officers was then elected by acclamation. 1988 GOAL AND.OBJECTIVES Commissioners discussed the Commission's 1988 work program and agrepr that it involved primarily a continuation of 1987 objectives. It was noted that several con:--:ssioners served on other committees as representatives of the Plan Commission that involved a major time commitment. It was felt that this was an important factor in developing a realistic work program for the Commissioners will be contacted concerning committee assignments. Evanston Plan Commission Minutes - January 13, 1988 Page 3 Economic Development Committee Representative - Belmonte CDBG Committee Representative - Breslin Zoning Commission - Petterson Comprehensive General Plan Committee - Hill, Seidman, Peters Housing Plan Downtown Committee - Seidman, Petterson, Belmonte, Marston Library/Levy Center/Theater Custer/Callan Committee - Breslin, Foster, Petterson, Marston S.W. Industrial Area Committee - Foster, Belmonte, Marston DOWNTOWN COMMITTEE Amy Seidman reported that she had met with staff to develop a strategy for moving ahead with the Downtown Plan and that she, Marston and Lindwall had met to draft a vision statement for the plan. The vision statement is a composite of the Individual vision statements written by committee members and the text has been put into the format of the plan document. Seidman also distributed a chart which Illustrates development activity in the Downtown in recent years. CGP COMMITTEE Peters reviewed the summary of the meeting with the Environmental Control Board. A motion to send the discussion summary to the Environmental Control Board, along with a cover letter thanking them for coming, carried unanimously. Commercial District Study Petterson reported that he and Lindwall had attended the Zoning Amendment Committee's meeting on the Commercial District report, and that the Committee had responded favorably to the report's recommendations. A few modifications were suggested by the Zoning Amendment committee. Z.A.C. will recommend that the Planning and Development Committee forward the Commercial District Study along with its comments to the Zoning Commission for review. Old Business Lindwall reported that the City 'Manager and Ald. Summers had been attending meetings on the proposed marina along the MSD canal lands. The M51) has agreed to rely on the underlying zoning of the municipalities in preparing its lease agreements. While the use of the MSD property for more intensive recreational use is still being pursued, it appears unlikely that federal funds will be available for the Marina project. NEW BUSINESS Lindwall reported that an application was expected for a planned development for the property at 1144 Asbury and that the developer was anxious to present his preliminary plan to the Plan Commission for review. This item was set as a tentative February agenda item. Belmonte and Seidman agreed to meet to develop some general parameters for CoT•-;ssion consideration of this project and to outline the information that the developer ar,;i^ 5e asked to provide concerning this project. Chairman Peters reported that the had received an application from an individual interested in becoming an associate member of the Plan Commission. Following discussion, a motion was made, seconded and unanimously carried electing Alex Darragh an associate Member of the Plan Commission. There being no further business, the meeting was adjourned at 9:50 p.m. STAFF:;tl� DRAFT, NOT APPROVED Date: 7Y3/5 MEMBERS PRESENT: -EVANSTON PLAN COMMISSION M INUTES Wednesday, February 10, 1998 Room 2403 - 7:30 P.M. CIVIC CENTER Belmonte. Hill, Marston, and Seidman ASSOCIATE MEMBERS PRESENT: Darraugh and Curry MEMBERS ABSENT: Breslin, Peters, Petterson. Nevel. and Foster OTHERS PRESENT: Mr. Raymond Chou and members of his company, Mary McWilliams of the Preservation Commission, Bob Ahlberg, and Jack Gourguechon PRESIDING OFFICER: Al Belmonte, Vice Chairman APPROVAL OF MINUTES Ms. Seidman moved approval of the December 10, 1987 minutes as written. Seconded by Ms. Hill. Motion passed. No nays. Ms. Seidman moved approval of the January, 13, 1988 minutes. Seconded by Ms. Hill. Motion passed. No nays. Vice -Chairman Belmonte introduced the new Associate Plan Commission Alex Darraugh. PRELIMINARY REVIEW OF PLANNED UNIT DEVELOPMENT PROPOSAL FOR 1144 ASBURY AVENUE Vice -Chairman Belmonte introduced Raymond Chou, developer for the proposed project, and invited him to make his presentation. While Mr. Chou was setting up his illustrations, Mr. Carter introduced Bob Ahlberg, Zoning Planner, and invited him to review for the Commission what -their role was in evaluating planned unit developments. He explained the PUD process as having two steps which involve the Commission: a pre -application review and a post -application review. The pre -application review is a mandatory conference with the Director of Building dt Zoning, the Director of Planning. and designated member of the Plan Commission, and a designated member of the Preservation Commission if their jurisdiction is involved. This --meeting has already been conducted with the developer and he explained that the meeting this evening was an optional one under the pre -application phase. This meeting provided the Plan Commission and the developer an opportunity to explore the proposal in a preliminary way before any application is formally developed Subsequent to the developer actually -taking out an application for a PUD, the Plan Commission is to receive a set of plans and provide review and comment to the Zoning Board of Appeal at the formal hearing. It is the Alan Commission's task to determine whether the PUD is compatible with and implements the recommendations of the Comprehensive General Plan. The Commission has 30 days in which to review the proposal following its receipt. Mr. Raymond Chou identified himself as a registered architect and President of Raymond Chou Associates, a firm which specializes in single-family home development on the Northshore. He referred to his work on Wilson Estates as an example. The project proposed for 1 144 Asbury was named Ashcraft Park after the name of the original owner. He explained the existing layout noting the mansion which he proposed to renovate for two single-family units. He would then build five new homes on the remaining vacant land. He demonstrated how the five new homes would share a common driveway off of Crain Street. He showed elevations of the proposed homes and said that it was sympathetic to the scale of the sur.oundin homes and that he wanted similar homes within his project to hold the concept together. he homes sizes range from 3,500 square feet to the mansion which is 7,000 square feet. Lot areas range from about 6,000 square feet to 12,000 square feet. The overall density was not greater than that required by present zoning but some lots were less than the required 7,200 square feet. The homes are expected to be marketed in the upper $400,000 range. He presented color boards showing the materials of brick and limestone. 4 Evanston Plan Commission = Minutes -'February 10, 1988 Page 2 Mr. Chou mentioned his appearance before the Site Plan Review Committee and his adjustment of the drive to cut off any possible through traffic from Asbury. Vice -Chairman Belmonte asked about what kind of treatment was planned around the site, noting that the fence was in bad shape, The response was they intended to remove the fence but the existing trees around the perimeter would remain. In response to a question about how the coverage of his proposed development compared to that of the surrounding area, he replied that the floor area ratio for his project was less than required. if going for a standard subdivision, the developer explained he would have to go for relief on some of the yards as well as lot area. In response to a question from Mr. Carter about why he was seeking a planned unit development approach, Mr. Chou replied that if he went the variation route, he would have to seek a series of variations and if one of those fell through the whole project would. Mr. Ahlberg explained the purpose of a planned development as being two fold. First, it gave the developer flexibility in designing the proposal and secondly, the City got exact certainty of a level of detail in development not generally available under straight zoning. Mr. Ahlberg then went on to review the zoning aspects of the proposal and noted that it would have to be a combination of a planned unit development and a variation since the lot area requirements for a PUD under the a I zoning were not allowed to be altered. This would require a variation. Mr. Ahlberg reviewed the lots which did not meet the requirements of lot area as well as any yard problems. Mr. Carter asked if Mr. Chou's position was that while there were a number of variations proposed for individual lots that the overall distribution of lot area and buildings would average out to be well within zoning? Mr. Chou replied in the affirmative. Mr. Carter further asked what advantage there was to the City for Mr. Chou to do a PUD. His response was the City's opportunity to comment on elevations and landscape plan. There was a difference of opinion between Mr. Chou and staff as to whether their proposal had met the intent of the ordinance and Mr. Ahlberg replied that, having discussed this with the - drafters of the ordinance, their clear intention was that each lot would have to meet the 7,200 square foot requirements. Mr. Ahlberg acknowledged that most planned unit development regulations would allow the developer to average his lot sizes but this ordinance specifically prohibits it. - Mr. Belmonte questioned the developer on the accuracy of one of his drawings which showed a total redevelopment of the site will all the houses lined up on Crain Street. Mr. Carter commented that the developer could not actually create such a subdivision since he did not own the corner parcel at Crain and the alley. Mr. Carter commented that what the Plan Commission had to look at was whether there was sufficient advantage to the City to participate in a planned unit development at this site or whether a traditional development under straight zoning would be better. In a question about the landmark status of the property, Mrs. McWilliams replied that the main house on the site has the potential of being a landmark if the aluminum siding were removed and depending on how it is treated in being rehabilitated. The other house on the site, known as the "playhouse" is a landmark. Both structures are within an historic district which gives the Preservation Commission the right to comment. If the main house is made a landmark, then the Commission would have the right to review and comment on any alterations to that structure. Ms. Marston raised questions about the setbacks of adjacent properties compared to those of the project. Mr. Chou replied that while some of the setbacks adjacent to the project were larger, the setbacks of his own project would conform to zoning. Other Commissioners raised questions about the materials, why brick instead of wood. In response to a question on time frame for the project, Mr. Chou replied that they had hoped to begin in March of this year. They would begin work on the main house in March and finish the project in November. Evanston Plan Commission Minutes - February 10, 1988 Page 3 Vice -Chairman Belmonte thanked Mr. Chou for appearing and stated that a subcommittee of the Plan Commission would review the proposal and report back to the Plan Commission its recommendations based upon what they heard tonight. DISCUSSION OF RELATIONSHIP BETWEEN THE COMPREHENSIVE GENERAL PLAN AND THE ZONING ORDINANCE WITH JACK GOURGUECHON OF CAMIROS Vice -Chairman Belmonte introduced Mr. Gourguechon and told Commission members that Camiros was the firm selected to prepare a new zoning ordinance for Evanston. He called Commission members' attention to a letter to Mr. Gourguechon from Mr. Carter outlining a number of questions serving as an agenda for this evening's meeting. Mr. Gourguechon stated that he was pleased to be invited to the Plan Commission meeting and looked forward to a series of interchanges with them as the zoning ordinance progressed. He stated he welcomed the input of the Plan Commission and wanted to get to know them. He went on to explain the approach of his team to the assignment noting that it was a 55/45 split between planning and legal with all senior people involved in working on the project. He talked about the challenge of Evanston being Evanston. He also was pleased that Evanston had just finished a good plan that would provide a great deal of momentum to their study. He explained why having a good plan ahead of the zoning ordinance is helpful. He felt the use of their team approach would bring a creative and sound product. Mr. Gourguechon went on to respond to the questions contained in the letter noting that the first question on how to link the Comprehensive Plan with the zoning ordinance was the most challenging. He stated that we could use the Plan to make a strong link to the zoning ordinance because it already contains a number of "zoning policies". He stated that the approach of drafting zoning policies ahead of a zoning ordinance was vital. The first step in developing a zoning ordinance is one of policy making with the group responsible articulating what they want the ordinance to do. No zoning language is developed until this phase is completed. He felt having the Comprehensive Plan has given them a head start in this process. He also noted that there were other sources of zoning policy which would have to be examined. In drafting zoning policies, Mr. Gourguechon felt it was important to understand the limits of zoning in carrying out a particular policy and that other means of implementation should be noted. Zoning should not be viewed as the single implementing tool of land use policy. He felt it was most important to define the limits of zoning for everyone. Later in the process, a draft document of zoning policy will be made available for public comment before any ordinance is written. Mr. Ahlberg explained the composition and membership of the new Zoning Commission which will be working with the consultant on establishing a new ordinance. He identified the broad representation from different boards, commissions and committees sharing some interest in zoning. In addition, some citizens at large have been appointed. There are a total of 11 members. In response to the question on what problems the consultant sa,. in the present ordinance he responded that it was "an organizational mess" and very difficult to use. This was a result of too many amendments. He felt in many respects it was tricky to use and that its present condition was the result of too many amendments. He said that the style of the ordinance lends itself to too much detail. Commercial districts have a number of problems and need to be updated. The staff, he thought, needed more latitude to do site plan review more completely. He felt that Evanston had a unique set of organizations dealing with the zoning ordinance with a Zoning Amendment Committee, Zoning Board of Appeals, the Planning and Development Committee, as well as the Preservation Commission and the Plan Zommission all having some involvement in zoning. In most communities, the Plan Commission is more heavily involved in zoning. In most communities lie works with, the Plan Commission is the group which deals with zoning amendments and special uses because they are more planning related. He pointed out Evanston Plan Commission Minutes - February 10, 1989 Page 4 that there had been a different tradition in Evanston, but the structure could be reevaluated. He asked the Plan Commission what role they wanted to have. He felt that local traditions had to be respected, but when a major rewrite of the zoning ordinance takes place, that is a good time to reevaluate how zoning is administered. He pointed out that the Commission's lack of involvement with zoning afforded them the luxury of being able to do the long range planning. In response to the question as to the main strengths of the ordinance he responded that it was complete. He felt there was strength in that since we could keep a level of detail where needed and simplify other parts where so much detail is not needed. One of the early steps in the project would be to evaluate the present ordinance. In response to the question asking what the Plan Commission might do to assist in developing a new ordinance, Mr. Gourguechon responded "participate". He felt there would many opportunities for the Plan Commission to be involved. That the Commission would be up to speed through the zoning policies because of its relationship to the Comprehensive General Plan. He also mentioned that the Commission would be interested in any new mapping of the commercial districts and such things as overlay districts. He mentioned that his team would be going out and filming the City wherever they think they have problem areas in the zoning so as to visualize the problem for those considering its solution. In response to the question, "What could be done to keep the new ordinance from suffering the same fate as the old one?", he replied that he wasn't certain that much could be done with an ordinance to prevent that. Mr. Carter elaborated on the importance of demonstrating how the old ordinance got that way and the need to get people thinking about some shifts in procedures and perhaps not making the ordinance quite so easy to amend. It was suggested that a deliberate review by the Plan Commission of the zoning process and ordinance along with an analysis of the types of amendments and variations made might be a good check. Mr. Gourguechon felt the central issue was that of having a committee whose sole purpose is to make amendments and whether or not that in fact encourages more amendments. He felt the review process might be a way to have the Plan Commission effectively involved in zoning without dealing with the day -today detail. hir. Ahlberg pointed out that the zoning ordinance had received 250 text and map changes since first adopted in 1960. One other action which might be considered is whether to give more latitude to the staff on such items as minor variations. He felt that handling many decisions at the administerial level would do much to streamline the process. In response to the question about new zoning techniques, Mr. Gourguechon identified several possibilities such as overlay districts, site design standards, and possibly the use of a zoning hearing officer. In response to the question, "In your review of the Comprehensive General Plan, did you find anything that you felt was missing?" Mr. Gourguechon said that he was a real fan of the Plan and uses Evanston's Plan as an example of a good one. He felt he would have to withhold comment until he was deeper into the zoning work. Nis. Hill asked whether zoning ordinances in general were always postcriptive? If something is not specifically allowed in the zoning ordinance, is it automatically disallowed? Mr. Gourguechon responded, "No, many communities are using performance zoning which set up some parameters or standards and says one can develop within these standards." He cited other techniques which allowed for an interpretation as to whether or not the use proposed was compatible with other uses in the area and used a list of examples for comparison. Mr. Ahlberg pointed out how our initial ordinance didn't cover all the uses as changes took place. New uses, since they weren't listed were not permitted. Ms. Hill asked how there would be a follow-up with the Plan Commission. Mr. Carter responded that the Plan Commission's representative on the Zoning Commission would keep them informed of issues. fir. Curry asked whether the noise ordinance should be in the zoning ordinance I^ �16SS li , I I I i� f i fl,nl Evanston Plan Commission Minutes - February 10, 1988 Page 5 attached as a performance standard in industrial zones. Mr. Gourguechon commented that noise was one of the factors usually listed in performance zoning. We may be able to look to the noise ordinance as a source from which to draw some standards. It was felt however, that the noise ordinance should remain intact as part of an environmental ordinance along the lines suggested by the Environmental Control Board so that regulations concerning noise can be found in a single source. It was further pointed out that this may or may not be a nuisance which is controllable through zoning. Vice -Chairman Belmonte thanked Mr. Gourguechon for his willingness to appear before the Commission and discuss his future work on the new zoning ordinance. COMMITTEE REPORTS Comprehensive General Plan Committee Ms. Hill explained some differences in the agenda of items being reported on by her Committee and how they were now developing a standard format for each of their reports on meetings with other boards and commissions. She referred Commission members' attention to their report on the meeting with the Southwest Industrial Task Force and asked for any comments on this report before it is forwarded to the Economic Development Committee. Mr. Carter raised the question of how helpful the report was in its present form to the Southwest Industrial 'Task Force. He felt that while the report was thoughtful, it seemed to lack any strong recommendation. He observed that sooner or later someone was going to have to say that the proposed Zera subdivision was a really good idea and that the City should determine what their commitment is to participate in it. Vice -Chairman Belmonte observed that part of the problem is that no one has said that it is a really excellent idea and one that we should rally around to promote. He felt the developer was still waiting to hear this. Vice -Chairman Belmonte noted that not all the alternatives for the area had yet been considered yet we have a developer who is waiting for a response to his proposal. Mr. Carter pointed out that it was a "bird in the hand" situation that needed a response. Mr. Curry felt that it would be a greater rate of return to the community from an industrial than either residential or commercial, both in taxes and jobs. Mr. Darraugh commented that retail would generate both sales and property tax. Mr. Darraugh commented further on the issues listed and stated that the financial feasibility was difficult to sort out and questioned what the cost benefits would be. Mr. Carter commented that he didn't believe we would get a cost benefit ratio that was very meaningful and that the City might have to do it on a more subjective basis. He stated that, in the long run, the taxes generated would probably pay back the City's investment in infrastructure, but there were also some intangible benefits such as cleaning lip an area that looks like an industrial slum and improving the adjacent neighborhood by eliminating truck traffic from the present route. Ms. Hill raised the question of what more the report should state to be helpful. Mr. Carter indicated that the report needed to go beyond merely stating that the development of an industrial park was a good idea to recommending some kind of commitment on the part of the City to make it happen. Vice -Chairman Belmonte questioned that if it was going to be some sort of partnership should the City be the first one in or should it be ,`4r. 7era. He felt that Mr. Zera's proposal was the best possible one for the particular site and acknowledged that fir. Zera could not do it alone. Ms. Marston suggested a phrase be added to point number one that the Plan Commission supports the concept of the City being a financia, partner to some extent in the project. Mr. Darraugh mentioned that other cities give an incem.,ve in arrears, make them bring in the tenant and the jobs and then give the developer a rebate. tits. Hill suggested that a statement be added to the report which states "The Plan Commission recommends that the City negotiate its terms of participation in the project." It was further recommended to include under "what should the Economic Development Committee do-` 'tie following statement, "Obtain any necessary cost/benefit information so that the City ca^ assess its contribution." Evanston Plan Commission Minutes - February 10, 1998 Page b Air. Belmonte recommended that a phrase be added to # 1 "Including any covenants or land use restrictions." it was moved and seconded that the report, as amended, should be forwarded to the Economic Development Committee. Motion passed. No nays. Mr. Carter addressed some minor changes made by the CGP Committee to the report on the meetings with the Housing Commission. The Committee would be addressing them directly with a follow-up copy of the report to Planning and Development Committee. his. Hill announced that for the March meeting, the CGP Committee would be inviting representatives of EVMARK to discuss that program with Commission members. Downtown Committee Nis. Seidman reported on behalf of the Downtown Committee stating that they had been meeting frequently in a small editing group. She thanked h,ir. Darraugh for lending his expertise through his letter commenting on the work done to date on the Downtown Plan. She hoped to bring up some of these issues at the next large meeting of the Committee. Vice -Chairman Belmonte acknowledged receipt of the report from Inventure on the potential for redevelopment in the Downtown. This report was referred to the Downtown Committee for review and comment. Custer Street Committee Vice -Chairman Belmonte summarized the status of the Custer Project by stating the Committee had moved closer to 100% ownership of the block with one remaining ownership and two Ieaseholds. The Committee had recommended that staff get permission to make specific offers and negotiate with the remaining property owners and leaseholds. A move will be made to initiate eviction of the Laundromat and termination of that lease because of the type of activity being carried out there and the numerous complaints. Vice -Chairman Belmonte reminded Commission members that they should state their preference on which committee they wished to serve so that the roster for the committees can be completed. Nir. Curry reminded Commission members of the public presentation on Research Park being held next Monday at 7:30. Meeting adjourned approximately 10:00 P.M. Staff: Date: 7Y12117 EVANSTON PLAN COMMISSION MINUTES Wednesday, April 13, 1988 Room 2403 - 7:30 P.M. CIVIC CENTER MEMBERS PRESENT: Peters, Petterson, Seidman, Ereslin, I-1i11, \;arston, and Foster ASSOCIATE Y.EMBER5 PRESENT: Curry MEMIFERS A.5..5-E"�T: Belmonte, Darraugn, and 'retie] OTIHE;RS PRESENT: Bruce Ira Cc la-;, Tcm P:,ntarell: `,.1r. I;ErnE Sri, �•_'.:I�.�'.":SI ��•..,_.=i, ��Ol�i-,uOfi'O�C .�.�`.:;C:�-.lJn, Phil \'"b-'n .,r.l F?ti,. .It _ . . SC. `CA co"nr-unit` Conference, FPESIMING CF ICIAL: Chairman Peters %PP,rZO IAL OF 1'.'1`UTES Ys, St�i-'man za,:roval of the February 1;;, 19S8 rninutrs as '::ritten. St-onded Ms. Hill. �.3 nays. DISCUSSION '4VI T ;'. EVMARK REPRESENTATIVES an CXrl3:it; .J rli_ P'a �r n:. .._IOn'S inner st t1?-: r cv, ... _ c..: If; PiLr. ".'�rJ t�C' L'•• ��'.�-,�:�_ C`. ._r P.tlrl• �.'.-. i c. 1. 'I.'r at .I-. .._ .. �:n .... _.. .. � .is . _. I'rl .Ir!' _.,_. .__ __ :i-. � I•._ :..... �..=. ,...:: :.:, ;� :_.... :_.�ic� r.':_,..�t. '.'r. C::;`_.. .: .. _-...,. I�';r�c:cr �` . t t �. `� 1 . 1. . - r - • `• Y . .. '.i ° _ t t.. i , -� I r !. r'f- C T ',gin C:, ..: t_� _ '. _` �.= _ r.�a• ., ,..", ,. _ ... -• .. :. on flan Commission ,s - April 13, 1988 y olan explained that the idea of the service district began some 3 1 i2 years ago with the " hatnber Committee when they were discussing appearance issues in the Downtown. Fie 'd out that the current special service district Under which the Downtown streetscapes developed 011 expire in 1992. Originally, the group had thought of ways to extend the nt service district and incorporate their neu' program into it, but it was decided to go with sally neu," district instead. In explaining the marketing concept and its Eeographie arson, `In Golan noted how in the 1950's lava nston's trade area extended much Furth"-r than 'es now. It had been cut off by nco EhoppinE centers growing tip nearby. It hile stating tiiat aresent retail is fairly strong, he also noted that therF• :,:culd be a general population decline g the north s'rnre thus increasing the r_ompetition for a limited n::rrlber of customers. He 'd that sirr'ultaneGusl`;' v,-ith the population deriine, small shopping centers are crop -ping up in nston and n"aarb;.'. He felt it 'vas crucial to increase both m_rchant and custorrer 3%v artiness he Do'.ynto•::n' %=sources, He used sett-ral �x.-:;rnples to demonstrate the lace of l•:no'a-ledge need for such increased a:.areners. EVI'.AT!K will deal with holy to infcrM. people as to tt is a', aw y_ and "oty :,Z at:r ct :h,'m to it. '.1r. Golan ': ent on to c-!a ;orate on some of the as lnA:i ;:i'.1', a "cc Q,it .. _ 05 `,pr : ice. n-w c row f1:'t :turn', and nP'.1' activities. He looted "ord to a rQ..-_., cf Aw E '..''.t'„ Nan in the M. Pont :rek! __'- z __ �_ _ %with .a la. _; MaM o. such :9. rse 7ren ters`'im Vey }• do i tter joh of Moming _ nrs - tax in a way to N field w�aryrne. In a req:7s`_' t+i 'a (:sticn from On Corn— ._-._rt '.'r. M.. ar&i re :-_ that the Ostriot :0 'eneran. 5G,00 0 of -Q,.cnue tho first rwo `cars • 0h :f at keel goKF to . . $2,0 . _ in. % --.r ,rough the 11f_ of the Mirk" It was ,.;: t:'{: oil: ih._, t ese acre tilt ' li'_',ic cG.l •_ tier funds wom antWir :, It was stress., that the ;iC �St: ent , - rt r pri` :t` invenment nr :'".e funds r yn! by the diti +_ . _:� e = S '' t:1' r� a^r, :rS�.-st �L'r;� '.L'G':l� S'_"�'.CT'Cr t ese. .',I r. L t" areln amor ss'_'d the '-. ; at th r' ,silt tr, C':�': 1`.�, r� _ ,'C'"�`_':,•,. .{'.? :rC?'TI oth the prly,_te and the ^!;L S: ct4rs i; --ne 1�! 't;'++if '•.'o:. In Carter arked hrw tt vy en`.k'_'1 :h"Fe WrC`vw-nenrs ccm&Z atou't. Its it thrcurh :c'.cit.. na! sow rc:.. -cr% cco. :r. :=rcach or a tcta! for S.�rvices and .. _,^r'. t'.an `.''r, ae'-..-.. _,li rm oT ; , at in ,.._ S-M t2. ,. :h,�r. N,a.r, '. C.' it%e�:Sc", i'. t• ;;, tic L i:y `' n :_ :r RA E! %n . .. ,._.. ?` _ _'.'.. . 1,'. nV of those .sr'_ 7 -.♦ Wee in Yu f ot. T'- k- r m7wvi rnrn - i -' i\'1 of tea-, >'. _ -... .., pt'. . " !TWO t _ % Y% \ .r to if t' - c_., ._M .1. .. 00 a7 07.7Vin .. ...'. - .. +. r ors.an za a stmct,,. _ .r ".' _ r 's ..... .. _ _.... .r7 t�... ....: : n •use_. :'-+-.t _ti - .. .. as a _ a Sir - ' . lie ` . V it nr&IOV is a . . .I:.. vymcr _ f ! . r : t :1 _ _ + . i. t'. "�•,. ? .. it fr Powers i'' 1� - . Evanston Plan Commission Minutes - April 13, 1988 Page 3 Mr. Carter commented that EVMARK had brought together quite a cross-section of people and interests even though it was defined as "special interest" and he % ondered if there was not a long-range potential for EVMARK to provide a focus or a forum to which people could come on Downtown prohic--ns. They could provide a place to go 'x•here a `iscussion could be held with a group who "as a coniriion in*,QrC'5t in its physical anC eC_`-r.Crnic health. He wondered if that would not be a larger role th.it 1*1'.VIARK could e'.entu�l:;Y ::!i, He pointed out that there was not a Downtown orZanIzLtion c; such w lich covers _ _ ; t`i, althout,`l F V.\1AP%K comes clo5c' to doinc- this. l"ie that was to et UrCi r "ay and had rlanv larger challenus but 'Aa. ,: d thQm t0 �I •'ln€ a. larger ! ru c in the fUture. Mr. Pontarelli poiiitt,,,d out the lirnit'_'Ci z:moun. Of hl. :._: :`'!', iavt? to wore: % ith and the large chn!lerig'es they face. ue thought that if i=1"\1.7i:r: as s cce=s:ul in their initial work, as an et:ec .,,c Voice in how to s:�crtd ether dollars in t`e Mr. Curry ask•'d whether L"V,MI.A.RK alight becCiTi'.- a \-'4hicle for having oiler fear.e i'eir vie -;vs on i1le ❑o%vnto;;'n Knc'x n, to them. i-.li S�'='S Cr '.1'l,C'i�itr li .._ _ c.t l; ., ::, -. s ;�; t ,. 1 ',� rs• ars.;ered :r-,at .' x:.,lt'_ to c: .. '..r C,:_; .., stre__ 7 ._.-..,-:.t to sty r S -.. .._.._ :'} ,J<< ^. �:;Cr�. ... .l_... a.,._ `il.._ .r cr'_ L: ilex' $: `.'r•�$'.l'"`'�I j' �0:J _ _ .. �.15. S''1G'rT.a-. as-,,Y ,. „1t cl;stin :SitC'C .'lt °Ci ', _ 's t: 't'•C'.'1 ,_ a', t ,_ C f ,!:_.. `lr. 1GoodiMar• ..,.K is concentrated i-I the It of a cr;;_s sc•cr, of ',JSI'1L5_� :7 as C'' ._, rJr" ;l r \15. =_:rc th.-.t nn t'c i: '. ',:.:s 1 ', '' .ltarstcn _- of _::.-_ :re .. , ; ton reta.i'. iIse; ', e , cc:il On cc,^,rar tc norm,- C.J:;\ing c`_:ire ;._-.._:s ... . _ \­ery little to of:er in t' ;. of s'., oicr-en:�! r I � r,.so;,i`c• �•�:'_ ..._. ,_�3�.\••_ sc -e c..=�,'..._.._�' -.Y�J _._... ... �_._ �. -., _ ._ _ ..,�t :r.e`' .1 .• Co: an ... __ '.\ 'A .. •.. '.I\4 '., _._ r- i,, a.! .. '.Y t'.. .. i _�._ . ... .r.: i`�• Of til!'. '.1•„ .. ••i _ ..�, .:i3: �f tt hl.:il. ,. l_... :e', y'C'. _: .• _, .. .._ ._. __ -' �f=;-i C ^C< (,f 1L:t S '. 5'_.. _'_.. --_- �.. 1.J." .. - . .. .S '• __ .__,_: C' •, - ,'� _- .. St nr'c .' .. _. _.. �i,i:mot _, iri ._ __ :.. : -� . ..t l:._� ,anston Plan Commission inutes - April 13, 1988 ige 4 r. Pontarelli stated that EV\1ARK was attempting to use some of the concepts applied to the rge shopping center as far as common advertising and promotion is concerned, but weren't ble to actually manage the store mix within the Downtown because of the rights of individual .ere owners. is. Hill asked the representatives what 10MARK hoped the Nan Commission would do. Mr. ,00crnan responded that H they needed sonnething they would come, but for the rnamtnt, had of given any thought as to �Lhat to expect from the Plan Commission. Pe arprcc:ated the _ornn fission's ast%i:n7 and xill tale it i F%c i to their hoar;!. Hi-s understanding of the invitation vas that l=VMARh. �.kas to inform ihi. COr^fn,ssion of ',vhat they care underta,JrF and !Jt to ask or an,'thing. %Is. Hili expllaine' :li.u: ',is was one Of the ':lays in Which :he works in _'vah t&g the t cngrahens vc Ccneral Flan to e':akate ho'.c' :t is tt'Or;1" and how the .. cmrnis'.SOn can push it forwai d. Go1n fee the Pl n Co-Thrrii-,siQn shc-uld tc— conc:'rned about areas $uch as the a7poarance of puthc Groperii' fie ie!t Oai Jocause th':' PQC'P!-_ first se.`_' the r ' 1buc ri =ht-ot-'.tia; gin' t�,-en tht'-ri'.'?te !property tl;:3t •-nor'_' a:tE -L..3n Should � r be -':`.on to the an;var ncQ of Ye pu lr Qht-vf-voy. lir ,:lt 1.t xas :i cult tv s£"ll the r.rNm rc: r: c- , C,_.. ,. - As a is :i._ City %cos hurt, '1t of : ._sr own 21vto._.1. Vr. Car:.. RR .... Q50nt- :.. is Mr. Cklan alvC slat he W...: .�` .�. c S'.... . n ..._ : c.r! the t,..,.. : :. 71 .n.. ;1-. t:i? hor:.ics and whether there nas a7v ._ .:l Frew eP:s Wi O&Z '.L'rih c," Ho fu. l.w... l1 the :-',un Co n!yk4n might 5 Y rIpM in .1 ��.,77 C%`..I � a 'xa, t, f:;r'.,411\ .s'ie of Utter and "ho is respcnA:-it for Enav:ns A op. Qair, an M'rs lc-;r:`t>r nd _l that tilt' Co^'IO_si_n .,_.: y. it _,r.__r,. Ah-.v n7peOanvv and cl' . hr_;s and tAt ._ti'','MAK ._nwnent rckforced ti. it .""i ccnc _, r.s. C~._:ir7 an F£,er; :`._nket `_._ of E''",. :'``: for their WN>gress ic wocar __:pre the C ; iris-,-., a5n rc:n: tl _a' C_ , ,...... .. '..f .�s..f'..v r. �_ - I. of e_. `. _ a sl_rvi,:c ist4_.. a .. C:..._... .. ai t", 1.-z .: iFFZz . .. fit... ._ . .. ... \'�' of t4 _.. ....r1 fie? 1 r) rr._. e..5i .. ... .-e_ i:`. •.L ._ : 1r.. a !.71ard .1„ttl'_z Fe f''.t ,. _ ... .1_' , s' , :t ,,.. •, . '; E_.. a: .�1. t Evanston Plan Commission Minutes - April 13, 1988 Page 5 He noted some summaries had already been prepared on the data and pointed out some of the main features such as the total amount of square footage in the Downto•vrl and its distribution among the different main uses. One of the surprising features was the large proportion of reside-itial space contained within both the Downto%-n and its i1-.m�-diate fringe. I -le noted that there were approximatel•: 3,GJO dweliing units %,.-it`-:in the 1'30�:i,tv'�'n. Pit: s:atec; that print outs were not available yet but that anyone wishing to corne and t-et infer-7ation Could do so. DISCUSSION WITH COMMUNITY REPRESENTATIVES ON POSSIELE RESIDE^NJIAL DEVELOPMENT OF CITY -OW; HIED PROPERTY AT LAKE AND .''.SHLAND Mr. Carter briefly revs \+'ed ilic status of ti,e Site und�_'r SiJ(,s::'n t!: it had previously been a private parochial school which xas subsequently de-:olis! ed. T!.e Ci:. had purc`,ased the land a couple of years ago as a possible fire station site but 'w'as i!O: movin'. forward on that recommendation. The DeG,'e`' Co:-rML1liit; COiIfC,— nCF_ :s nc'., lc.,",-::i.�, _ five ures fUr '`^1:s .. site. He 'indicated th-:t .did. Druirrr.er hac to see if their e-xPt-r :L'ille in :h: Si'.-2i s^C !C' �C llr :: :s -�5•'. _ i:arr :ll_ hi5tory c: :1,c - r the Citv'lad '.1,,.. :`--..-T :`-Z i:- •,'t�ulc .��� :ti��l. i� crI',:li-- prdpe:t` H-- s:---: " ti}ce^. and --'r .. unvradi",: Zhe T ,C y - " [ .•. L .. r "... . r'i. :`,_ ., :_ aria seE 'sir. Nyd'en h_';e\_d tea, ..,_ !lad ::~,e re: rt..: o: an L_.._e:.' ;..je•_t in their recorinrr,en ...:Gr.. proros_ I I.' -,ni,s of i.ic.,:n I: ;. Cr)!:- or tu•o of the _ is s '.�' ,. Id _ �,-r,:pi., + , _-., " ...c-rs ..' n ; r l . _ G' . _, _ _.. _., sca residents. T'Iis rDt be an _. _ i:ir,._t .�r services to tni C!w'_'r \' ,'S:~ vzirious sc:ai :CS. SiL : ?n C `'Cr;f ._.. r .''.0 problem of a s .crt� _ cf f �ili;ies ,r r -- ._ cry a rr:.._ t .: _ _ _ - : �:-� r...i_._ .n PerhapsC ire_ it _._.. �.:C:S :� f7 it a11fordr'. ,_. 1 ; :4 ;;1: _. ,s: _- in ct`,_. °_:,--.s fiilc?f1�I 1=U"l:ll. r:_ .�ld!'rf :-`... �r•_ _1 r�-, r. +' r 1. �l�:i r.. v. f_. :r. S h • `- r Vr. C...- '71I:,._ii.i _ _ci'_. _�•...�1 I.F'_...1.. -_., _ r' .. _� <<-� i'_.,:..:sr ....� _. 1 _,-. - _. .._ ;._ 0. , Commission It 13, 1988 cs of the Dewey Community Conference passed out a two -page description of the G i. a question, :Mr. Bennett replied that they had not had thorough zoning analysis project yet. They were thinking of a possible planned unit development wti ich them to count the total site including the tot lot towards their dwclling unit is indicated there might possibly be other small variations that 'x'ould have to be en: on to explain some of the desigyn alternatiy<,s for the site. This included some the actual form the residential units rnigint tar:-_ and t`:e possible status of the tot ed that they -anted a "triple A" housing standard of affordable, accessible, and The next step u'as how to achic%­: this and he noted that they did not have lsors ready to participate. n as' (-d %Vhet`,er the City had any alternatiyc: uses for the property. The response City had r.o pl�-:ns for the property. %Is. 1.1arston cbserved that the financing for elderly \L'O+.:id prof 'h1 c"fict;lt, Ft): i'._r°' wns a -ood potential for moderate l�' eC`.'elc; :r,.. C"r• a:,:n -ac. _ r '.S'1,n.1,- 1'..,: i !.—L- ! t`fe .Payer's Special laossiis CCUld be :i :._` - �.'r. S_c . _ C' "f,'C', . '� ... . .'C •, �.:� E - " tl':e ii_` p. i:,'.�", r•�:s ti ('1 �fy' __,. _. ,� .._ .:: .n L��t' rl_ ,• r _.'ll.� _r ..:t .7. C',� L�--_.��"�- _"It, �f :flat .14; U r,J:5 )rnent and t'. _ it : �t i }l .fir �r 1 c -. . :rt C'QtJI _ f, i. ! - e '' was tnc r4: atr\' Ii\' S'7 _:1 S:. ,n� :f'.t i' 't.'!i ZCr-1 1 right art-, 7f-,:t'S:d v s ,.., .^tirest_'C' CC\ _:l;; 7 SC i.'.:I :C C't`,2 a riiCr:: n, f r (Cr t trJ _ _ 1`)Sldl' to Crlt:_ _ i' •r .,-.c: :r! rrGjt _. Gf i rSIon su'S' 'S: _ a :: ,G' • rl : _ sic)',+'n ..._ 3 '" i 5 . . r, , _."c5il.' , ._ Ge\'• : CC. S. . -.,( -mce,): of c D:__._..:!r' i`. r' L', ._rl\ ;:ri'.._• l.. t. .,.. ... t -c IJ r'r1L'r.tiC:•lrtl l r • - --'-' it'r Para :., ' .o.. i` ... _r,t 'X _ , r� _ '.n 4i' ', _ L _ -, >`he ,.c�c ._ ��._„ • ._..., . , :'-._ n._ _ ...--1• ..�'. It ..., s'_c_ •\:__ :`. _.l •��, w _ S ,.. i;j.,,--. �:-.-. ...,FS „ i:. l . _ _ .. ,..__ a'. �_..r•... ! , of h:�....., 1 , f` y Evanston Plan Commission • Minutes - April 13, 1988 Page 7 The City will be attempting to break that leased based upon a number of factors including the crime problem associated with the property and their failure to get a business license. I le was not sure whether they vould be successful, but action is being taken to move this item along, The Committee was developing an applic- tion for funds from the Special lousing Commission to help pay for the shortfall incurred in the pr3ject. Comprehensive Plan Committee Nis. Hill reported that tine Cornr,i;:ec w.:s b'_giZr.ir,g to prep an- the annual report on the Comprehensivt- &-,m2ral Plan. She suiCeste(? that ihn 'xording be changed in the rnemo which describes the Corranittt~e's role and that it not be to "erls=JrW that recommendations of the n Comprehensive General Plan arc Carri'"d out", but to "proviL - ass15:ar,c'' in moving those recommendations alonc". She uncerscor•--d :`,.:t v e ;verc not an enforcing agency. She reported on her meeting %vi:h the Envira nrT.enz-ni Cor.:rc'1 hoard and thrr rG „missiC;i's C�'u£5ti0n about that Board's t!nC eFSt?.i,dln of a plan \'t'r_ ._ an GrC1n,G^C'_'. `'i� rc :f, tad t`ir:: :LnC used the terms interchangeably'• sip'. `_,. :►',_ Chaj,-r-.i:,'n.:ne t:tC' a,a if p'_':in Cttii:E it, t;: reactions Cf :O Downtcwn Comrnii: •e Ms. Seidman r�_orted tl a* tl-�e lame `'Ou'Y had not met in the las. r',or-'.y, oui ti,e small ed:tln' committees had' bt•en busy with tine t•--xt of the Plan. She comrs-'_ ,:e(3 on h:�lpfulness of the land use flip fc:r t.`tC 1cu'n:o-s.•n. C^riff O"I r It.'niC; that rrcre --xi 15 for the Committec :o _di—L .:r:C i} :: in tI ---ar iU[ r: t+,[; nn•;'dcd :o Tt"_. to Q:S-'. 5 i ^spcnsir to i1he report rccei\ed frUt~ E-.-2,,stnn [n,_rltur cr, rater,vial Fed�veiop^,e-.i ri;:s ..;`,i;,:.`,c ua\�nto' n. Southwesters lr,(2ustrial :%rea Cornm„ittee Mr. rCs.er i i_'�,'• :� _ � ' . ..._ _'. _ ... ... 'i 7f .11 �._. i LC. �.�„'S C ._ !rl :`iis area. Plan C_. r, I _._ `..._ a ,_it might C' i-^i, :. .. 121Cr-T.e r},_ .. iC_ .. .. :i[: a.`D the Carver r'_^ ,r .: :... ' .. C.:- use al;_, s .,..-.� :` e' __,_r : _,. _ :..._. `_ :`.sir Chaim-n :^, _ .. , _ :. „' -:` _ _ try � -- �Onin�� Evanston Plan Commission %linutes -• April 13, 1988 Page S ANNOUNCE&iENTS Nis. Hill raised the question about what had happened along the railroad erntankrrent on Green Bay Road with the massive cutting which had taken place. She raised the of %vhat this did to the Green Bay Road Plan. W. Carter reported that the s:_:.` �'.ad met with representatives of the Chicago & North Western Railway to express the C.:;'. iiectiorhs to these actions. He reported that t�iQ City's beautification Pose had not sr,yn. w:.. mo file and that the rondmast , had cut In that area of any � and iiiC Cit`'. Curing t` is rneet:r,r, both organizatiGw eych anSed inforNa::cn a . :r respective concerns fcr thy' rgnh an"ncm and it was agreed to work Ic devc,l,3p _ c� --. _ =.ice for the treatmer't of :nc-se aro2a5. They ',k-ill to wort-.inc to%va ivy .^Stc� .:h; ir'^ _ .., :; Wily which can survive- in that i'larsh environment, r-,?eei It;e rnalnt!_-na ct �nt5 of ti e rallway and satisfy tl'.c- apptearance question for the City. 1 "n City'sri�:a '..< ';iC: area `,Is r not yieldc-2 F-ood r_sr:ts y t fora number cf reacar,s a.1d a .. working and ex,";r, en;ir.c "rntil a solution is two phl s s of ,,•-Qr 5 me ..li w a,. m .,._ . _. _. Me _..r:ed that cor-,• u•..... C,:viv . ,is & 5 --, _ Or'.,s can to ac._.. . ' ., =:-e--. '_t c•'r r CWn re a! cC!' !r:i:CSC In a _...:_. _, . sz. Cl �!rmtt , :'et• rs ..skut atout the d0kne. , arra 2e—ent Ot',;e•_,. V& ' n- - - A Ameta and Oe ralWay corn . u. d .o Eans zn. %IN Ca -ter , _spc _ ,`... _ _.'. .'aces w—A r;"1a..1.aKs theC'r._ P _r! . :f,_r'_;s . Lnston is ..-ece: x0r.org X .r _. . _ -... __i .. c- ,�.iour:1!'_ -�ro�IrT:Ii�l1' 11: P..•.i. S r�, WK ? . EVANSTON PLAN COMMISSION MINUTES DRAFT, NOT APPROVED MEMBERS PRESENT: ASSOCIATE MEMBERS PRESENT: MEMBERS ABSENT: OTHERS PRESENT: STAFF: Wednesday, May 11, 1988 Room 2403 - 7:30 P.M. CIVIC CENTER Peters, Petterson, Nevel, Seidman, Hill, Marston Currie Belmonte, Breslin, and Darrow Jim Gamble, Don Wirth, Dennis Ceplecha, John Gardner Carter PRESIDING OFFICIAL: Peters, Chairman APPROVAL OF APR IL 13, 1989 MINUTES Ms. Seidman moved approval of the April 13, 1988 minutes as written. Seconded by Ms. 14111. ,Notion passed. ,No Nays. RECOGNITION FOR FORMER PLAN COMMISSION MEMBERS Chairman Peters presented Certificates of Distinguished Public Service to two former members of the Commission, Steve Yas, and Jim Saag. In presenting these awards he recognized Mr. Sag's particular contribution in the areas of Traffic Engineering and Parking, and Mr. Yas' contribution for his fine perspective on urban design. FORUM ON LANDSCAPING AND THE CITY Mr. Carter introduced the members of the forum including: Mr. Gamble, a local landscape architect: `Ir. John Wagner, Professor of Botany and Biology from Kendall College; Don Wirth, Director of Parks, Recreation and Forestry, Dennis Ceplecha, ,Municipal Arborist; and Fred Gullen, City Horticulturist. The speakers this evening had been invited to provide a wide range of prospectives which should provide the Commission with an interesting cross section of views on landscaping in the City. He noted that the Plan Commission would be interested in hearing would be what sort of things they should be thinking about recomr-ending or including in their Comprehensive Plan. The lead-off speaker, ,Mr. Gamble had been a resident of Evanstorfor sixteen years and his business, Land Design Collaborative, is also located in Evanston. He began by defining the "Evanston Landscape". The best perspective for his approach is seen from an airplane which reveals a patchwork quilt with the streets as the seams of the cloth and the individual blocks as the fabric, with each block having its own unique character, style, color, and shape. It all comes together at the seam to create the Evanston landscape. He referred to the Comprehensive General Plan and quoted from it concerning the loss of the original landscape and the commitment to restore at least part of it with a street tree planting ; rograrr. Evanston Plan Commission Minutes - May 1 1, 1988 Page Two He noted the early commitment to restoring at least part of the natural environment and how the plan demonstrated the continuation of this commitment. While the street tree program was only one measure of a commitment to a quality of life, it was an important example. He felt a legacy had been handed down from generation to generation to continue to adopt plans and carry out programs which supported the landscape environment. He pointed out that there was more to the landscape environment, however, than the street trees. It included the open spaces such as the railroad embankments, the canal lands, the parks and street rights -of -way, the yards of private properties, institutions, and schools. He noted that the community was made up of distinctive "places" which one would use to describe the community to others. These places might Include the downtown, the high school, the arboretum, the lake front, etc. Each of these creates an image which could either be positive or negative and much of that image has to do with the landscape. He described Evanston as a community composed of smaller places or neighborhoods which are gradually redefined to smaller and smaller levels down to the individual home site. All of Oese elements contribute to the larger image of the whole. In his definition of the landscape he would include distinctive and attractive buildings. He felt that vigilance in the maintenance of the landscape of the public buildings, especially schools was vital for positive image of the City and used the example of some Chicago schools paved lot line to lot line as a contrasting example. He felt that the churches and other institutions were equally important as windows into the community because when we see them, we note the condition they are in. He defined the industrial areas, the commercial areas, and the residential areas all as having individual character which can be enhanced through proper landscaping and especially the continuous maintenance of that landscaping. He noted that many areas had been improved over the years but from time to time needed a renewal to that commitment. The downtown was used as an example. He cited the proposals for the treatment of the canal lands as an opportunity for agencys and local governments to work together in a more cooperative way to establish a better environment. Included in this list was hietra and the Chicago North Western for treatment of the railroad embankments. Mr. Gamble thought the creation of communication and dialogue with these agencys was vital. He raised questions about whether policy should be established for development along the lakefront to assure proper maintenance of that resource. In concluding, Mr. Gamble emphasized that the Comprehensive General Plan recently adopted was excellent and stressed continuation of the legacy identified in the plan. This would require vigilance, improved levels of communication and more dialogue between the many parties responsible for creating the City's landscape, and improved internal communication within the City. He felt the citizens of Evanston had an obligation to continue the legacy by committing the manpower and funds, to mare the hard decisions to preserve the gifts which have been handed down. He felt the challenge ahead was to create new resource places which generations ahead would look upon as sacred. Mr. Wagner was invited to make his comments and stated that `,e hacn't read the Comprehensive General flan and felt that he offered a different approach, an ecological one. He sited Ian McHarg and his book Design with Nature as his guidepost. He offered a radical approach, he suggested that we had molded our surroundings to our benefit and have accommodated to those things we can't yet change. Whatever landscaping we do %,ill probably be very little of the original ecosystem. He noted that we had destroyed the natural beaches, marshes, forests, and so forth in the development of the community. He proposed that we take - half the funds that we have available to do landscaping and donate it to the nat irA conservancy to help preserve some of those systems which are in danger now. He thought ,t would be an incredible precedent for an American city to set to do something that daring. Hr recommended the use of volunteer help to develop a less costly maintenance plan. Evanston Plan Commission Minutes -May 11, 1988 Page Three In reviewing the community situation, he noted the numerous excellent vistas along the lake shore, suggested possible use of the abandoned rail road rights -of -way to be part of a trail system, identified the vegetation problems with the steep rail road embankments and commented upon the natural vegetation that wanted to grow in that area. He recommended care in the selection of the species and noted some of the errors that had been made in the past. He recommended looking at the plants that do want to grow on the embankments as a possible source and suggested horsetail as one possibility for ground cover. it lasts most of the growing season, remains low and does grow on steep slopes. He also suggested considering blue stem or some of the dune grasses, dogwood and willow for low shrubs. Mr. Wagner recommended local propagation instead of buying nursery stock. He thought representatives of the nature conservancy who have been working locally might have worthwhile suggestions to make based upon their experience. As far as tree removal on the embankment was concerned, he believed that it would be best to chip the remnants and allow them to enrich the soil. Volunteer brigades should be recruited to help work on the problem. Mr. Wagner felt there was a great need to create more wild space for nature in the community and not have a "cookie cutter" approach to landscaping. He concluded by urging the community to see if they had anyway to forestall what he called the "Mr. T. syndrome". Mr. Carter introduced Fred Gullen, City Horticulturist and commented on his professional contribution to the landscape in Evanston. N1r. Gullen noted that there was a thread running through the entire Comprehensive Plan where landscape elements were identified and each section is a key element in the total environment. Yet, there is not a central person or department within the City who gets involved in each of those areas with a strong enough influence to make sure that the landscape elements are considered. He felt that one positive change had been creation of a Site Plan Review Committee which has provided an interdisciplinary approach to development. He observed that he would like to see that carried over into Citywide maintenance operations as well. He used the example of the streetscape which includes the street, curb, parkway, and sidewalk which contains a major component of the landscape of the City. He urged that some standards be developed for simple things such as the replacement of grass and urged there be more coordination when changes are made to one or another element of the streetscape. He noted that there had been great improvement in this area; however, the landscape element always seems to be left to a second thought status. Mr. Gullen noted that one of the discouraging trends over the years had been when a plan is developed and the maintenance element identified we had been forced to choose between the development or the maintenance capability and not able to do Loth. He thought that the maintenance component was now beginning to be looked at in 'he Capital Improvement's program. One of his concerns with the Capital plan was getting ins ?reas where we don't have control such as the railroad rights -of -way. He thought it was important to expand the dialogue between the city and the railroads so that we understood one another's requirements and problems. Mr. Gullen recommended that the Plan Commission push the City staff into developing a more comprehensive landscape plan that covers all of the areas discussed so that there is something similar to the site plan review that crosses departmental lines. Evanston Plan Commission Minutes -May 11, 1988 Page Four Mr. Carter thanked Mr. Gullen for several good ideas and particularly his insight on the question of who is "in charge" of the landscape? He noted the scattered responsibilities among many departments and no overall plan or clearly drawn lines of responsibility. He mentioned the lack of manpower, but also felt that perhaps something should be done internally to organize the staff into a team which would better define responsibilities and coordinate projects. He observed that while he didn't want to recommend yet another public body, he sometimes wished that there was something like a landscape commission who had oversight and concern for the City landscape. Mr. Carter introduced the City Forester, Dennis Ceplecha. He noted that ,Mr. Ceplecha and he had worked together for many years in getting the street tree program incorporated into engineering projects when sidewalks and streets were replaced. Mr. Ceplecha addressed three areas. The first of these was park tree planting. In 1955 when the Dutch Elm disease first began, the City of evanston was faced with a serious problem because most of the street trees were elms. There was potential of losing all of the trees in fifteen years if the City did nothing. The City leaders supported a program of disease control and this is greatly extended the life of the elm population. There is still approximately 8,000 elms. One of his chief jobs was planning for the replanting. Mr. Ceplecha acknowledged the support of a replacement program by the City Council which allowed the Forestry Department to plant the same number of trees lost in any given year. The Department has carefully prepared a master plan of tree species for each street taking into account local conditions and attempting to build in a variety so as not to be vulnerable to the disease of any one type. While one for one replacement program is helpful, it did not solve the problem of gaps in the tree cover in those blocks which never were forested. He mentioned that the Community Development Block program had been helpful in getting many of these areas planted. The Forestry Department is undertaking a complete inventory of trees by address, size, species, condition, and any maintenance which might be needed. With the use of a computer, it will be much easier to manage the tree program. He stressed that while the cost of trees is going up, the return on investment as the trees planted mature is very significant. This is true for both the individual property as well as the neighborhood. In the years ahead, he would lice to see a program that addressed any gaps in the street tree inventory. The second area of concern was in the parkway lawns. He felt that the excessive salting of streets did put stress on the turf. However, the most disruptive force was that of the combined efforts of the utilities who are frequently digging up parkway. Many of these operations are unavoidable, but the restoration work needs to be improved. He suggested certain standards be looked at and that perhaps larger areas be repaired rather than just the irr^-ediate disturbed a rea. His third area of concern was that of the cul-de-sacs, particularly in south�4est Evanston where attempts have been made to keep industrial traffic out of the residential neighborhoods. Some of the cut -de -sacs are maintained and others are not. It is a matter of the individual homeowners willingness to take care of them. He went on to mention other areas which could be added to their list of properties to maintain and the difficulty of doing so with limited resources. %1r. Carter introduced Don Wirth, Director of Parks, Recreation, and Forestr•: and —,entioned the expanding role of park maintenance brought about by the increased of parks and other landscape obligations this department has had to take on in the `.ace of .eclining maintenance personnel and dollars. Evanston Plan Commission Minutes - May 11, 1988 Page Five Mr. Wirth addressed his comments to the administrative aspects of landscaping in the City. He commented on the responsiveness of the Engineering Department and how far they had come in working cooperatively with his department. He stated that one of the chief problems we face is our propensity to buy in to new programs without acknowledging and providing for the maintenance components. In spite of general acknowledgment of necessity for the maintenance elements, they inevitably end up being shortchanged and the limited resources get stretched thinner each year. He felt that the City had done quite well with what was available but was getting to a point where we could start to have problems. He was concerned that they were beginning to look at deferred maintenance and were unable to respond as quickly to problems as they would like to. He felt that in the long run this would be a major challenge for the Department. He challenged the Plan Commission to continue to encourage public officials and City staff to establish a maintenance component. Mr. Wirth observed that the Plan Commission probably represented a minority opinion in that their interest was more in the trees, shrubs, flowers and horticultural aspects of open space, but that most people were more interested in more active recreation spaces. In an urban developed community such as ours with little acreage available for parks the competition for space is intense and there are many conflicts among potential users. He also stated that it was very difficult to maintain such heavily used parks. To illustrate the conflict between users and those who are trying to establish a more attractive landscape, he mentioned the dune area which had been developed at Lighthouse Park and pressures to remove it to remove more beach area. In responding to Mr. Wagner's recommendation for greater use of volunteers he commented that the changing social structure had made recruiting of volunteers mer: difficult and stressed there was a large commitment of staff time required to support any volunteer effort. Mr. Wirth told Commission members that federal funds for parks have been drying up and that meant we had not been able to as effectively leverage our local dollars to do such amenities as landscaping as well as we had in the past. Funding has become a major problem. In reviewing some landscaping programs the department had been involved in the oast he called attention to the Ladd Arboretum where three quarters of a million dollars -.were raised to develop that arboretum. He discussed some of the future issues of the canal lands and pending programs of the metropolitan sanitary district with such things as their proposed river walk and opening the canal to boat traffic. :Mr. Wirth identified the planting of floral areas throughout the Cit. as a program often talked about, but one which has not really developed. He felt there were w areas and opportunities for such a treatment and used the example of Champaign's prog-_-- x-hich is a cooperative effort between the Chamber and the City. He mentioned a future capital program for the community golf course to improve that green belt resource ar l- took forward to Plan Commission support for the program. It is in great need of updating a-C better maintenance and is a highly visible piece of land. Chairman Peters opened the floor for questions from the Plar, `4-nmission members and audience. In response to a question from the audience about volur<;ee-s, Vr. Wirth reaffirmed the importance of volunteers to his programs, but pointed out the _—nging demographics and families structure had cut deeply into the numbers available. 'A aQner observed that leadership was the key to successful volunteer efforts. The discussicr %roadened to whether the City should have an active recruiting program for volunteers and what the manpower applications were for that. Evanston Plan Commission Minutes - May 11, 1988 Page Six Mr. Petterson asked whether the gift catalogue of Lake Forest would work in Evanston to help the funding situation. Mr. Wirth responded that the City had been looking at such programs. Ms. Hill asked whether any neighborhoods had adopted parks. Mr. Wirth referred to a Friends of the Park program which had been initiated to monitor the activities of the park but they have not been able to put the manpower into the program to sustain it. He noted that there were models of success in other communities particularly in California as a result of Proposition 13. Mr. Gullen stressed the necessity for some sort of volunteer coordinator to provide resources and keep the group focused. He noted that it was a demanding full time effort to sustain volunteer groups. Mr. Nevel asked why Evanston's situation with the rail road embankment was so different from that of Wilmette's. He asked what could be done to move it along. Mr. Carter responded that there were a number of physical differences which made maintenance a difficult challenge in the Evanston segment of the right-of-way. In Wilmette and Glencoe the right-of-way could be treated like any other ordinary parkway because it was relatively level. However, in Evanston the right-of-way is a very steep embankment, one impossible for equipment and difficult for even individuals to work on. Secondly, the soil of the embankment is very poor, composed almost entirely of sand which limits what can grow in the environment. It also tends to be extremely dry in the summer and the situation has been further complicated by the railroads application of a herbicide which has had long lasting effects. There is a challenge in finding plant material that will grow, and satisfy both the railroads needs for vegetation control as well as the community's desire for something attractive. He announced that the City was working with railroad representatives to try to solve the problem through experimentation to find the right kind of plant material. He noted that Wilmette had made the commitment of manpower and dollars to do the landscaping and maintenance themselves through their park district. Evanston is not quite to that point yet because it is a very large commitment and there are still some answers needed before plunging ahead. in order to have a successful program it is going to take a very strong commitment on the part of City Council, City Administration, and staff to effectively handle the challenge. It will take funds, manpower, and a great deal of attention. There have been a number of loosely organized efforts in the past but no sustained effort. Mr. Gamble commented on his experience in working with railroad rights -of -way and stated that the greatest difficulty was the problem of communications within these organizations. The people who are in the maintenance division are not the same people who are setting policy. He also felt that Tetra probably didn't have the funds or the proper knowledge to know how to treat the embankments. Mr. Wirth commented that the City had committed some resources in the five-year Capital Improvements Program to maintain the existing stations that the City has taken over by contracting out the work. Nlr. Carter stated that he was getting cooperation from Metra on the issue and that they were experimenting with some landscaping at other stations and Evanston hoped to benefit from those recommendations. He did not expect that they %could contribute financially to the landscaping of the embankments however. He also said that Evanston was working with some test areas to establish the right kind of part community u h,ch could survive. Mr. Gamble felt that there was a need for a handbook to be ^eveloped by \tetra which could be used throughout the system. In response to an observation and question from Libby Hill concerning some of [tie Metropolitan Sanitary District actions in the past, Mr. Carter stated that communications have been opened up between the MSD public officials and ours as well as staffs. Evanston representatives had made a great deal of input into the AISD's future plans. He could not vouch for internal communications within the .MSD. Evanston Plan Commission • Minutes -May 11, 1988 Page Seven COMMITTEE REPORTS Comprehensive General Plan Committee Ms. Hill commented on materials the Plan Commission had received in their packet including an outline for the annual report on the Comprehensive General Plan. She called for any comments, corrections, or additions. She also commented on the Committee's summary of the Commission's meeting with officials from EVMARK. Mr. Petterson moved to accept the statement of the Committee. Seconded by Ms. Hill. Motion passed. No Nays. In response to a question from the audience about the life expectancy of trees along major streets, Mr. Ceplecha replied that in the downtown the life expectancy was only 10 to 15 years due to the environmental conditions. On the parkways, it depended on the type of species as well as environmental condition. The life expectancy was a complex issue with many variables involved. Many young: trees are damaged by mowers. All in all, the life expectancy has not been as long for the new younger trees as the more established ones. It was suggested that brochures on the care of street trees be distributed to households. Mr. Foster commented on the amount of litter accumulating on some of the cul-de-sacs on the southwest side and asked if trash receptacles could be provided. He also expressed concern over the contrasting visual image of certain sections of the City and wondered if landscaping couldn't be used more extensively to soften some environments. Mr. Ceplecha responded that landscaping can make a big difference, but that we could not recreate "big woods" environment that we have in northwest Evanston. He pointed out that the west end of Evanston was not originally a wooded area and that we are now working to complete parkway tree planting there. Mr. Gamble went back to Mr. Gullen's earlier point about accountability and who is to take responsibility for saying certain sections of town are important for landscaping treatment, setting priorities, etc. He felt that the Comprehensive Plan established a method of approaching this question by its format of goals, objectives, and policies. If such a format were developed for the landscape of the City along with a vision statement, this would pull together all the loose elements. He thought there might be value in thinking about some type of landscape review committee. Site Plan Review was discussed as a possible mechanism, but it was limited to comments on proposed development and had no outreach function. Mr. Carter felt that a "parkway team" along the lines suggested by Mr. Ceplecha would be a helpful approach. He thought that a combination of policy people and technical personnel would be necessary to oversee all the aspects of the landscape of the City. Chairman Peters commented that a landscape plan of the City should develop cost figures so that we would have a thorough understanding of what we would be confronted with by doing a complete job. Mr. Gamble commented that the challenge to the community had moved from one of caretaker to one of benefactor and that this was the more difficult challenge. Mr. Wagner commented on the necessity of leaving some areas as thev are and preserving wild life habitat. In particular he noted the canal lands by the arboretur-. Mr. Gullen discussed recent budget cutting which eliminated a gardner and placed a prohibition of planting of additional flowers. He described how the garden club helped fill the void and how other funding pools are set up to allow for private contributions tc planning specific areas such as the lakefront, the arboretum, and the rose garden. A member of the audience suggested talking to the Garden Council to get them to donate the entire or:)ceeds of the garden fair to planting flowers in the City. Chairman Peters thanked everyone for their participation, both chose -vho came with prepared remarks and the audience for their comments. He felt it was very ruitf.l forum and hoped that there would be follow-through on some of the ideas. At this point he adjourned the forum and resumed the regular Plan Commission meeting. Evanston Plan Commission Minutes -May 11, 1988 Page Eight Downtown Committee Ms. Seldmann reported that she and the staff team had been working on organizing and clarifying all of the needs, objectives, and policies so that they flowed in a logical order. This Is being done on a story board format and will be reviewed by the full committee as a step in completing the recommended actions of the plan. Zoning Commission Mr. Petterson commented on the first two meetings of the Zoning Commission and said that while it was off to a slow start, there was a great deal of talent on the Commission and he looked forward to good results. It will take time to get more deeply into the topics. Southwest Industrial Area Plan ,Mr. Foster reported that the Committee had not met but Mr. Carter had an outline of a plan to distribute to Committee members that evening. He said that there would be a Committee meeting in the near future to flesh out the outline and to begin to work on some maps. Custer Project Committee Drew Petterson reported that there would be a meeting Friday morning to discuss strategy on the remaining lease and final purchase. Mr. Carter reported that the project had received Council's approval for additional funding of $100,000 and that the way was now clear to complete acquisition. He reported that the Committee was unsuccessful in obtaining funding from the Housing Commission. ANNOUNCEMENTS Mr. Carter reported there would be a special meeting on the library with a full council on the sixteenth of May. He asked if the plan Commission wished to make a statement at that meeting. Mr. Currie asked whether the Plan Commission or Planning Department had been asked to comment on the appropriateness of the proposed library site. He asked whether they had been asked to comment on the impact of moving the library from the present location. In particular he wanted to know if the Commission had looked at how the zoning would effect the future use of the present library site. tits. Marston responded that she didn't think the Commission should take a position until they had studied it careful]}, but felt that the Plan Commission could have been helpful in this issue had they been asked. Mr. Carter commented that the Commission is not likely to be asked to respond on key issues, rather they are going to have to volunteer their expertise. kis. Hill referenced ,Aid. Rudy's question on the issue of advance planning for public buildings. Mr. Carter mentioned that Aid. Ruc%'s reference would be discussed by the Plan Commission at their June meeting. He suggested that a small subcommittee meet to prepare to discuss the reference. Meeting adjourned approximately 10:00 p.m. Staff: Date: 7Y28/35 EVANSTON PLAN COMMISSION MEMBERS PRESENT: ASSOCIATE MEMBERS PRESENT: MEMBERS ABSENT: OTHERS PRESENT: STAFF: PRESIDING OFFICIAL: MINUTES Wednesday, June 8, 1988 Room 2403 - 7:30 P.M. CIVIC CENTER Peters, Petterson, Belmonte, Hill, Marston, Foster, and Seidman Currie Nevel, Breslin, and Darragh Aid. John Rudy and City Manager Joel Asprooth Carter - Peters, Chairman APPROVAL OF MAY It, 1988 MINUTES The minutes were amended to show Mr. Foster present. Mr. Petterson moved approval of the May 11, 1988 minutes. Seconded by Ms. Hill. Motion passed. No nays. DISCUSSION OF ALD. RUDY'S REFERENCE Chairman Peters introduced Aid. Rudy and explained that the Planning and Development Committee had sent his reference to explore how the city planning ,process relates to projects like the library. Aid. Rudy stated that the reference came out of some frustration over the library and where the site should be. He noted that there were at least two other locations available three years ago which were not tied down at that time. He felt that there should have been some sort of comprehensive planning process that would have allowed us to look at such sites early in our planning for the library. He pointed out that no one on staff is assigned to look at such long range possibilities and felt that some of what needed to be considered might have surfaced earlier. Chairman Peters commented that one of the issues in pursuing planning in the community is that facilities like the library gain acceptance and credibility one at a time and that there are different levels of acceptance at any given moment. There was a time when it appeared that a new library did not have Council acceptance. The Plan Commission concurred early in the recommendation of the library board that there be a new library, but without Council acceptance of the idea, chose to expend their energies elsewhere. How does a commission do anticipatory planning when the topic hasn't come under discussion yet' Evanston Plan Commission Minutes - June 8, 1988 Page Two -,I Aid. Rudy hoped that the Commission would be doing such work In advance of any Council approval and be prepared. He felt perhaps the Plan Commission could have been assisting the library in its site considerations. He noted that no one brought up the question of site when the need for a new library was being discussed. Mr. Curry felt that it was more a matter of the timing in the process and a question of when the plan Commission should become involved. Chairman Peters commented on the foresight of including theatre and Levy Center, but the difficulty of those facilities not being really timely. Mr. Carter observed that, in his experience, the tinting for such multiple use projects is rarely right. He noted the Transportation Center as a classic example. He cited the long history of changes in policy by the federal government as creating difficulties in making this a joint public/private development as originally anticipated. Chairman Peters raised the question whether having a statement In the Comprehensive Plan about the location of the library and whether that would have made a difference in the dynamics of the discussion. Aid. Rudy responded that there would have still been the pros and cons, but it might have been helpful to have had more discussion before the issue became emotional. Using the example of the Transportation Center, Mr. Belmonte commented that in this case at least some sort of framework had been laid in advance so there was at least a concept to follow when it came time to take action. What was missing in the library scenario was the framework and concept. He asked what suddenly made the timing right on the library. his. Hill noted that when the Plan Commission talked to the library a year ago they were already committed to a certain path and had hired Ray Green & Associates. She asked when the Plan Commission should have interceded? Mr. Petterson noted that the Plan Commission had been an a program of inviting numerous agencies, sports and commissions to meet with them and discuss implementing the Comprehensive Plan, thus making these groups aware of the Plan Commission's availability and interest in mutual topics. He thought in the future these groups are more likely to think of the Plan Commission as part of their approach to projects. He also mentioned the Capital Improvement Program as a long range physical planning tool which would alert people to forthcoming projects. Nir. Asprooth reminded everyone that the library was in the 1984 Capital Improvements Program, but it had no funding. He noted that the fire station issue was one that was anticipated in the mid seventies but the issue came up at a time when other major capital improvements were competing for dollars and it lost out. Instead of remaining on the Council's agenda for study and consideration for better timing, the program was abandoned and forgotten. At the point it became an issue again as a much greater need, it was an isolated issue. He asked whether, in reality, we could have had a larger public facilities plan that would have addressed fire stations, the library, the Levy Center, police station, or would it have been so cumbersome and controversial that it would take years to get it adopted" He did feel that having such a program might have been useful in each of these, however. He noted that there was never any thought given to moving the library and its earlier stages of planning. Chairman Peters commented that this concept puts the Planning Commission and Planning Department "Blue Sky" because by design these groups would be way ahead of any mandate before some of these facilities. It is a directive to take on a posture of being visionary and not completely realistic and willing to risk that reputation. Nir. Carter agreed that he had some difficulty with such an approach because it is so extraordinarily difficult to anticipate all the variable that go into a decision. We would have to be cautious about how much time we invested in advance of commitment. He liked the idea of using the Capital Improvements program as a means of anticipating, especially in the fourth year projects, and perhaps developing a little more detail around each of these. Evanston Plan Commission Minutes - June 8, 1988 Page Three When it became apparent that we are going to need a facility, identify the steps and issues which might be involved. Then, when it comes time to do the study or the project have broader participation then merely a library board and their consultant as an example. He felt the need was for more of a planning perspective in the approach to projects rather than a lot of advance planning. He noted that the development of the Capital Improvement Program has been a big improvement in the process because in earlier years the vision was limited to one budget year at a time. Chairman Peters mentioned the Downtown Plan as another middle -range planning device between the Comprehensive Plan and specific projects. Because of a manpower problem, however, the plan has taken longer than anticipated so it will not be out as far in front of projects as was once hoped though it might have been a tool in anticipating some of the library problems. Mr. Asprooth commented that had there been a different attitude about the role of the Plan Commission and the way in which the plan should be used, someone could have suggested let's look at what we're going to do four years from now and lets see if there are any issues that need to be addressed that hadn't been raised. It would be a different approach altogether and it would involve questioning assumptions that are implicit in the plan. Aid. Rudy responded that the Capital Improvements Program was largely a financial plan and that there are other elements that need planning. He felt it needed to broadened to include other aspects. Mr. Asprooth noted that there is also the need to address private development. He went on to comment on how the Plan Commission should use the Downtown Plan as means of continually reviewing current actions and trends so that the plan becomes a practical working tool for taking positions and developing advisory statements articulated to the Council. He felt this would make the plan a much more likely and useful document. Had the Plan Commission had been a little more concrete in some of their comments on the new library early in its evolvement, they might have been in a better position to comment later on some of the specific location issues. He thought that if the Plan Commission and Planning Department were going to play such an expanded role, some of the previous cuts in the general planning staff would have to be restored. Ms. Marston commented that the rest of the City needs to perceive that the Plan Commission has a mandate for sticking its nose in all of these special projects and issues. without some legitimacy from the Council to play this role, it would be difficult to be effective in looking at these long range needs. Mr. Asprooth agreed that it would be necessary to get the Council to agree to have the Plan Commission to play a role, to make a commitment itself to seek out the Commission and the Commission would have to be prepared to be willing to accept the fact that their advice might not be always be accepted. He also stated that the Commission could not simply wait for the Council to call on them. Chairman Peters talked about the mandatory referral used in Chicago whereby all capital improvement projects are automatically referred to the Plan Commission for their review and comment. He felt such a provision in Evanston would give the Commission a great deal more power to relate recommendations to comprehensive planning. They went on to discuss the question of why Plan Commission does not handle text and map amendments to the zoning ordinance as is typical in most communities. It is felt that this would be a natural tie-in to implementing comprehensive plan recommendations. Chairman Peters stated that the Plan Commission would respond in a formal fashion to the reference by referring it to one of the Commission's committees to draft a statement. Mr. Asprooth suggested the Commission look for a model in another community similar tc Evanston. Ms. Hill asked what kind of support the City Manager felt there might be on the City Council for a Plan Commission having mandatory review and similar powers? Evanston Plan Commission Minutes - June 8, 1988 Page Four She also asked whether such a move would be seen as a step backwards in the streamlining process. Aid. Rudy stressed the need to keep the process and expectations. Ms. Marston pointed out that there Is a dilemma in becoming involved In such things as mandatory review in zoning because such commissions rarely have time to do the real long range planning. In concluding Aid. Rudy stated that he felt the Council would be more supportive now of the Plan Commission's involvement in such issues as discussed this evening because of some of the current problems such as the library. COMMENTS BY THE CITY MANAGER ON THE FUTURE OF THE PLANNING COMMISSION IN LOCAL ISSUES Chairman Peters acknowledged that the City Manager had already made a report to the Commission on the subject on the previous as part of the discussion. He asked him for his comments on the Commission's annual report on the Comprehensive General Plan. The CIty Manager stated that whatever plan the Commission is advancing, for that plan to be really useful and have liveliness, the Plan Commission has to take the concepts of the plan, refine them to apply to current circumstances and address fundamental issues. Perhaps the best way for .hem to that is to have some review power. He felt that this could be useful, but would require more financial support from the City and that this should be raised with the Council soon. He questioned the Commission's statement about better planning for public facilities. In his experience, he found it difficult to believe that consensus could have been developed for most of the potentially controversial issues. He cited the difficulty of making progress by combining so many facilities and issues in a single plan, each of which would have its controversial aspects. He would like for the Plan Commission's statement to be more specific and more constructive by stating where we went wrong and how we might have done things differently. Ms. Hill commented that the statement was not entirely clear and was only a beginning question for the Plan Commission to consider. The City Manager felt that caution should be used when tying projects together because of the time required. Often it becomes necessary to untie them at a later date. He questioned whether we have the capacity to look at all of the issues at once. Taking another perspective on planning for public facilities, Chairman Peters asked what public needs there might be for some of the public open land in the southwest industrial area? City Manager discussed the possible need for an open space plan which would identify parcels for acquisition. He used the current question of the future use of the Lake and Florence site. He went on to discuss the question of the City being able to "stockpile" areas of vacant land for future unanticipated needs and the desirability of having some public open space that could be flexible for future unknown potential uses. In response to a question from Ms. Hill on other issues the Commission ought to be involved in, he did not think the Commission should back away from the library and Levy issue because these were not yet resolved. Other questions which the Commission might be involved in included the reuse of the Central Street fire stations, the Lake and Ashland site, the Southwest Industrial Park, the future reuse of the Rustoleum property, the land use issues on the canal, and transportation facilities. ,his. Hill asked how the Commission would know to think about all of these things on the list and how the Commission would property get involved? This would require more professional staff. These activities would be an offshoot of the general recommendations in the Comprehensive Plan, but at a more intensive and detailed level. It would require keeping track of what is going on on a week by week basis and is a very big job. The City Manager indicated that the proper role depends on the issue and used the Preservation Commission involvement projects such as Cove School and Marshall Fields conversion as an example. The Plan Commission would have to determine its issues and assert themselves accordingly. Evanston Plan Commission Minutes - June 8, 1988 Page Five Chairman Peters characterized the recent work of the Plan Commission as not site specific, but one of nudging along various boards and commissions on a broad front concerning recommendations contained In the Comprehensive Plan. He asked whether the City Manager felt that was an important function. Mr. Asprooth concurred and, at the same time, urged them to follow up on specific recommendations. Mr. Belmonte felt that an issue for the Commission to consider was their role in long range planning versus short range. He pointed out that the Commission is really the only agency that has the time to do the long range work. Now with greater emphasis on the need for short range recommendation in planning, how does the Plan Commission manage to do some of each? Among some of the remaining long range planning issues were the Housing Plan and the Human Services Plan, both of which are extremely complicated issues containing many sensitive items on which consensus would be difficult. City Manager felt that it was worthwhile to press for these plans, but at the same time, recognize that it is a large undertaking and if It proves to be an impossible one, to admit that. The PIan Commission would have to educate itself on the issues involved. They will also have to be actively involved because there will always be other priorities in the eyes of those now responsible for those activities. Mr. Asprooth added to the list of things for the Plan Commission to look into the Sign Report prepared a decade ago. He felt that report ought to be brought up for adoption by the Council. They went on to discuss the old questions of sign proliferation at some length. Chairman Peters thanked the City Manager for his appearance and comments. REVIEW OF THE ANNUAL REPORT ON THE COMPREHENSIVE GENERAL PLAN Mr. Carter suggested that the conclusion be redrafted to make it a more specific and positive statement. Mr. Currie suggested a minor modification of the language to accomplish this purpose. Chairman Peters commented that there was some apparent confusion that the report reflected the Plan Commission's efforts rather than what was being done on behalf of the Comprehensive Plan both by the Plan Commission as well as many others. Mr. Carter suggested that the document should clearly state that it's not a report on what the Plan Commission is doing, but what the Plan is doing. Some minor changes were made in the introduction to reflect this understanding. The title of the report was changed to "Progress Report on Implementation on the Comprehensive General Plan". Some other suggestions for strengthening wording in the conclusion were offered and incorporated. Mr. Petterson moved that the Commission approve the document and forward it to the City Council. Seconded by Mr. Belmonte. Motion passed. No nays. It was agreed to send a representative of the Plan Commission to the City Council meeting at which this report would be received to introduce it to the Council. COMMITTEE REPORT Comprehensive General Plan Committee Ms. Hill called Commission members' attention to the report of the Committee on their response to forum on landscaping in the City. She asked Commission members if their report actively reflected what was heard at that meeting. The report is used as the basis for drafting a response. There were no comments on the report, but Commission members felt that the forum itself had great value, especially in its breadth of perspective. Chairman Peters felt that it suggested the value of having more than one person address key issues. Chairman Peters asked whether Commission members would be willing to advocate the recommendations made at that meeting. Mr. Petterson moved approval of the draft. Seconded by %ir. Belmonte. Motion passed. No nays. Evanston Plan Commission Minutes - June 8, 1988 Page Six Downtown Committee Ms. Seidman reported on behalf of the Committee stating that the six main issues had been outlined followed by an outline of objectives and policies and well as a brainstorming session on recommendations. She felt in light of what the City Manager had to say this evening that the recommendations were going to be a critical part of the Plan. It will require a careful examination. The next step is going to be an examination of the redevelopment sites and refining the early work on that. She expected to bring the considerations on the redevelopment sites before the full Commission. In response to Chairman Peters question about any time schedule, Mr. Carter replied that a small subcommittee has been meeting several times a month but it was still difficult to see exactly what all remained to be done and how much time it would take at this point. He felt that they would have a better answer in July. Custer Committee Mr. Carter reported on behalf of the Committee stating that it had not met in the last month, but indicated that the City staff was negotiating on the last lease. He felt the Committee would soon be ready to issue an RFP and urge that they follow a very simplified format so as not to discourage potential developers. There are just two basic objectives to be achieved; removing a blighting influence and creating new moderate income housing. Southwest Industrial Area Committee Lyle Foster reported on behalf of the Committee stating that they had been concentrating on what the appropriate role would be for this Committee given that others, such as the Economic Development Committee, are already working on a specific project. They concluded that the Committee would merely play a supporting role in the negotiations on the Zera proposal in hopes that a meaningful development would come out of it. The Committee's role would be to develop a larger plan for the entire area. They would be looking at other sites in the southwest part of the City trying to determine the right land uses, assessing the markets and needs, and determining a vision for what the area might be. The Committee's task would be to work with staff in developing a broad picture and plan for the entire southwest corridor. fir. Carter stressed that whatever the plan for the southwest industrial corridor turns out to be, it would take some very thoughtful writing because there are some very complex issues involved. While the plan might not be on the same scale as the Downtown Plan it is going to take a bit of time to put such a plan together. In addition to market considerations, he stressed the need to clean up the environment within that area regardless of what the return to the City is. He indicated that there was not yet a timetable and that work would not really begin on the plan until mid July. Chairman Peters thought some interim reports would be useful in keeping the Plan Commission's visibility higher. Zoning Commission Mr. Petterson reported that the last two meetings were excellent. There are some highly qualified people on the Commission who were making an excellent contributions. He reported on the discussion of the possibility of eliminating the Zoning Amendr mt Committee and merging its function with the Plan Commission. Chairman Peters asked what the proper time would be for the Plan Commission to enter into the discussions and Mr. Carter indicated that the time the Zoning Commission starts to discuss the zoning policies. Evanston Plan Commission Minutes - June 8, 1988 Page Seven ANNOUNCEMENTS Mr. Carter distributed the latest Capital Improvements Program draft to Commission members. He announced that it would be going before the Administration and Public Works Committee on June 13 and suggested the Plan Commission send an observer to determine what the issues were. Meeting adjourned approximately 10:00 p.m. Staff: Date: 7Y38/44 EVANSTON PLAN COMMISSION MEMBERS PRESENT: ASSOCIATE MEMBERS PRESENT: MEMBERS ABSENT: STAFF: OTHERS PRESENT PRESIDING OFFICIAL: MINUTES Wednesday, July 13, 1988 Room 2403 - 7:30 P.M. CIVIC CENTER Peters, Petterson, Seidman, Hill, Belmonte, Breslin, Nevel, Marston, and Foster Darragh Currie Carter Roger Koester Peters, Chairman APPROVAL OF JUNE 8, 1988 MINUTES After some minor editorial corrections, Ms. Hill moved approval of the June 8, 1998 minutes as amended. Seconded by Ms. Marston. Motion passed. No nays. PRESENTATION OF SERVICE AWARD TO ROGER KOESTER Chairman Peters welcomed Mr. Koester and presented him with a certificate honoring him for his previous service to the Plan Commission. Mr. Koester thanked the Chairman and stated that his schedule was changing and that he would like to consider rejoining the Plan Commission in the near future. DOWNTOWN COMMITTEE Ms. Seidman explained the background of the document on the Downtown Plan which was before them. This was an abstract of the issues, needs, objectives, policies, and recommended actions which had been generated as part of the development of the Downtown Plan. She led the Commission members through the document which was organized around the six basic issues. As Commission members worked their way through the eight page outline, a number of questions were raised about particular wordings and some editorial changes uere suggested. Upon careful reading, it was found that some reclassification of objectives and policies was needed. Additional recommendations for action were made. Under the first issue on Economic Growth, Mr. Foster asked how policies such as job training, got implemented. Mr. Carter responded that the Commission would be directly involved in carrying out some recommendations, but others, outside of their realm of authority, would involve different organizations. Chairman Peters elaborated that the value of the plan lay in showing how all the different pieces carried out by different agencies fit together into a whole. Mr. Darragh suggested that the objective be expanded to encourage job training programs on behalf of all major er :plovers. It was recommended that establishing job training be classified as a action under economic growth rather than policy. Plan Commission Minutes -July 13, 1988 Page Two I. Mr. Darragh raised the question of whether there should be a policy on not attracting competing business for existing downtown business. He suggested as a possible policy annual surveys of businesses to see what needs they might have of local government. There should be a differentiation between new businesses and existing ones in the event subsidy programs were developed. Mr. Petterson asked whether or not some emphasis on ground floor retail space should be mentioned in the section under "Building a Tax Base" rather than the one of"Physical Boundaries". It was suggested that a general policy be written on business retention. Mr. Darragh volunteered to offer a list of actions which would flow from such a policy. It was suggested to expand the policy statement on "Capturing the Retail Sales Potential of Research Park" to include the whole of the downtown. Under the issue of "Stronger Market Place" it was suggested that the policy on marketing be made more general and that working with Evmark and other organizations be the action. Under the issue "Quality Physical Environment" Ms. Breslin suggested that the Downtown be put on a CAD system which would give a 3-D illustration of the Downtown and a sense of scale. A variety of information could also be fed into such a system. hir. Petterson suggested that the idea of character be added to the idea of maintaining scale. Chairman Peters quested the wording of the first objective under "Maintaining Scale and Character" and Mr. Belmonte suggested that it be revised to read "Development Compatible With Present Character and Scale". It was also suggested to change the wording of the second policy under this heading to read "Pedestrian -Oriented Character of the Downtown Core". ..nder the issue "Reinforced Physical Boundaries," Chairman Peters suggested that the needs _.atement be changed to read "Maintenance of Established Land Use Patterns and Densities." This led to a discussion of how the three principal downtown land uses are distributed and making a distinction between the small retail core, which is actually a sub area, and the downtown core itself. The main concern was keeping the ground floor area for retail uses with either offices or residences above. Chairman Peters suggested it was suggested to make the needs statement on downtown fringe an objective to encourage housing on the downtown fringe and drop the needs statement. It was further suggested that the last policy on restricting additional office, retail, and commercial uses in the residential fringe become an action. The policy to "Encourage construction on additional housing on the periphery of the downtown" Nvas modified by adding the phrase "to meet a wide range of social and demographic needs." The objective on protecting adjacent residential areas from non residential encroachment was changed to a policy. Chairman Peters asked that the plan be drawn to define a retail core within the downtown core. Under the discussion of the issue "circulation" it was suggested that the order of the two needs be reversed. Mr. Petterson reported on a recommendation of the Zoning Commission to consider payment in lieu of parking and asked how such an idea might be incorporated into the plan. It was suggested that it be made a specific action. Nlr. Nevel suggested two additional recommended actions: 1) minimize curb cuts; 2) employ traffic engineering techniques to enhance and protect pedestrian movement in the downtown core and to accommodate the vehicular traffic to and around the core. The idea would be to have a policy to discourage through traffic. Mr. Carter commented on the history of actions to discourage through traffic in the downtown. Mr. Nevel suggested that the policy statement be written to emphasize that the traffic engineering should be pedestrian oriented within the core as opposed to moving -ehicles. kir. Nevel elaborated on his recommendation and stressed such things as traffic light ming to allow pedestrians a better chance to get across the street. Ms. Seidman pointed out some of the pedestrian complaints from the survey on downtown conducted by the Commission. • Plan Commission Minutes - July 13, 1988 \. Page Three Commission members felt that the Evmark proposal for a shuttle bus should be specifically mentioned as a recommendation. Mr. Nevel felt that public transportation ought to be called out as a specific need under the format of the plan. Although the public transportation facilities are already in place, it was thought that they deserved emphasis and that there was always some danger of losing part of that system. Ms. Hill suggested that the need be identified as a need to "Maintain a strong public transportation network as well as upgrading facilities." Under the discussion of the issue of "Cultural Arts", it was recommended that the title be changed to read "Cultural Facilities and Activities." There was discussion of the organization of this section and it's needs statements which led to substantial reorganization and reclassification of needs, objectives, policies and actions. The actual content of this section was changed very little. It was thought that the first objective ought to be one of attracting people to the downtown and that creating a state of the art library would be an appropriate action for that objective. A new "need" statement was recommended as a substitute for "More entertainment" and would read "Establish a cultural identity for the downtown". At the conclusion of their discussion, Commission members agreed to rewrite the cultural arts issue section beginning with a change in the title to "Cultural Facilities and Activities," include a single needs statement reading "Establish a Cultural Identity for the Downtown," convert the remaining needs statements to objectives and the objectives to policies. The first objective would be to provide a state of the art facility and services in the library in the downtown with a policy following which would read "Continually Upgrade Library Services." The next objective would be to "Develop a broad entertainment base in the downtown area" and the policy would be to bring "Theatre and entertainment facilities to the downtown" with the remaining two policies unchanged. It was further agreed to reclassify public art in the downtown from a need to and keep it as an objective and policy. It was suggested that both a per cent for the art and zoning incentives for public art should be listed as specific actions. Under the section on recommended actions, Mr. Darragh agreed to provide staff with a list of specific business retention actions. Ms. Lindwall recommended adding "Improve Oldberg Park" as an action under Quality Physical Environment. It was requested that Church/Chicago project be made more explicit. Also under "Economic Growth", was a recommended action to establish job training programs. It was recommended that the action on revising the zoning ordinance be made more explicit by calling for the downtown aspects of zoning to be consistent with the Downtown Plan. The various zoning issues identified should be pulled out and listed. Mr. Petterson urged Commission members to take a second look at this section between meetings to see if there is any additional ideas that they wanted to pass on to the Zoning Commission for their consideration in developing new regulations. Mr. Petterson noted that there had been an apparent preference on the part of the Zoning Commission to look at downtown zoning as a whole and part of an overall design rather than a parcel by parcel approach. Mr. Darragh felt that there should be more actions listed on specific marketing ideas. Retaining the farmers market in the downtown was also recommended for specific listing. In the discussion on specific ideas and recommendations, especially on how to implement the recommendations, Mr. Carter pointed out the need to bring this particular plan to closure and then proceed to target specific recommendations to be carried out as a second effort. The Commission could follow up in a similar way as they are doing now on Comprehensive General Plan recommendations. He commented on how fortunate the City was to have so many programs already underway in the downtown, that are organized, funded and have an action group responsible for them. He felt the Plan Commission's largest responsibility was to provide the overview and a demonstration of the interrelationships between. programs. Many of the specialized parties do not have a sense of the interrelationships. Plan Commission Minutes -July 13, 1988 Page Fourth He cited Evmark, Research Park, and the public transportation system as positive powerful advantages. What was sometimes lacking was attention to detail and the interrelationships. Chairman Peters asked whether there was any data or studies contemplated that would quantify both parking and street traffic demands which would be generated by a full built out of the downtown under present zoning. Mr. Carter responded that there were none nor were any contemplated as far as he knew. It was thought that this task ought to be performed to help arrive at standards for the new zoning ordinance but no responsibility had been assigned yet to either staff or the consultant. REPORT OF COMPREHENSIVE GENERAL PLAN COMMITTEE Chairman Peters summarized the draft response prepared by subcommittee or Commission members. He characterized the overall thrust of the reference as one calling for a need for more comprehensive planning for public facilities using the Church/Chicago parking structure and public Iibrary as examples. He noted that the Plan Commission was already empowered to review studies, reports, and recommendations concerning the future of public redevelopment of the city for comment according to the planning ordinance. Commission is also empowered to prepare recommendations on the annual revision of the Capital Improvements program and plans and proposals of other departments in the City which relate to the implementation of the Comprehensive General Plan but these had not been active parts of the Commission's agenda in recent years. The report indicated that both the library and the parking structure project were at least identified early in the Capital Improvements program so that document could have -ovided a triggering mechanism for greater study. He went on to outline five major points ..ontained in the response concerning: 1) the timing of different capital projects; 2) the use of the Capital Improvements program as an identifier for coordinating projects; 3) the use of middle range planning documents such as the downtown plan and a plan for the southwest industrial area; 4) the question of the Plan Commission's perceived legitimacy to play a role in other agencies projects; and the apparent loss of mandatory referral as defined in the earlier years of the planning ordinance. lie went on to comment on the various recommendations of the Committee and raised the question as to whether or not the Commission would want to reconstitute their work program to align with these recommendations. He urged thorough review and discussion of these items since they could resolve in a profound change in the way the Plan Commission worked. For example; if the Commission wished to exercise their review powers under the ordinance, they would become much more involved in day to day issues and greatly increase their workload. If the Commission was to fully carry out this function, they would have to be an additional full time general planner to assist them in this mission. He touched briefly on the organizational way in which the Commission would respond to this task. He noted that the Plan Commission would consider all necessary public uses within the scope of their planning for the downtown and the southwest industrial area. The Commission would further continue to play their current consulting role with other boards and commissions. He asked for members response to the document. Mr. Carter that it responded well to all of the points brought up, but doubted that there was a process which would have prevented the kinds of controversy recently encountered. He felt the question for the Commission was, what do you want to take on? He noted that they would not '^e able to operate in the way suggested in the response until the current work program was .eased up. He suggested that they look at what is currently on their plate and what is not likely to be there a year from now. What would the Plan Commission like the character of their work program to be in 1989 and the year following. Would the Commission still be doing more long range studies or would they be more actively involved in shorter range decisions? Plan Commission Minutes - July 13, 1988 Page Five He noted that it was a difficult choice for a plan commission because there is a need for at least one public body to be doing some looking into the future and, at the same time, in order to do that effectively that body must also be tuned into current issues. He felt that the Plan Commission, by virtue of their Individual training, could bring a good planning perspective to many of the current problems. A perspective that is now frequently lacking. Chairman Peters noted that the kind of work being contemplated under these recommendations would be separate from the zoning function. There was a question whether or not there would be some transfer of staff should that zoning function be taken on by planning. It was suggested that the Commission would have to split its function into long range planning and short range with separate committees to handle each. It was felt that that would still be a continued demand for studies and that the Commissioner's time was not adequate to do this on a volunteer basis. Mr. Nevel asked what major issues the council would be dealing with in the next year and Chairman Peters noted the list provided by the City Manager at the last Plan Commission meeting. it included: the library; the Levy Center; the Recycling Center; Southwest Industrial Area; a review of the objectives and policies of the Capital Improvements Program; fire stations. Mr. Carter commented that there was nothing wrong with the Plan Commission going Into a different mode of function which dealt with more immediate needs because the function of the Commission has shifted from time to time over the years depending upon the need. He felt it might be helpful if the Commission were to use the background that they have developed on their long range planning studies to make thoughtful comment on todays issues. The Commission now has a fairly well developed sense of what the long range view is and they could now become more effective by bringing their planning perspective to current topics, He questioned the need for more and more study and thought the critical need was for good advice. Ms. Hill asked if there would not be a substantial difference in the way things got done if the directive to other agencies to come to the Commission on programs and projects with planning implications was carried out. This would require agencies to come to the Plan Commission at earlier stages and provide Commission with an opportunity to insert a planning prospective and raise questions about the interrelationships of programs and projects. Mr. Darragh asked who would have to reestablish the policy, the Council or City ,Manager? ,Mr. Carter thought both would be directly involved. Mr. Carter noted that since the original ordinance was written, there has been a great deal of specialization created included many agencies assigned special topics which might have otherwise either gone to or through the Plan Commission. There have been an attempt to include a Plan Commission member on many of these bodies but this has not been particularly effective. A question was raised whether the ordinance should be revised to reflect the current Plan Commission situation, but Mr. Carter suggested that the Commission first decide what it is it wants to do and then make requests of the Council and City Manager. If there is no desire to have the Plan Commission to perform such a function, then the ordinance can be changed. Mr. Nevel asked whether the Commission could continue to meet just once a month and handle the new work program. It was thought that twice monthly meetings would be in order and that the volume of work would be both irregular and unpredictable. It was suggested the Commission could be somewhat selective in what they chose to review as alternative. Mr. Petterson pointed out the need for the Plan Commission to consider what role they wanted to play in the future of the zoning ordinance as part of this discussion on future function. He felt the Commission's position on such a topic would have a bearing on the recommendations of the Zoning Commission. It was suggested that the Plan Commission put on their agenda a discussion of their role in the zoning ordinance at an early date. Plan Commission Minutes - July 13, 1988 Page Six It was suggested that the Comprehensive Plan Committee put together a six months agenda for the Plan Commission to see how they might Incorporate some of these new ideas. Mr. Carter felt the best position for the Plan Commission would be for them to select the projects or issues for review and to then assert a role. He suggested that the Comprehensive General Plan committee frame the questions for the Commission's debate on these points as well as their possible role in the new zoning ordinance. Custer Committee Ms. Breslin reported that the Committee had met just that morning to revise the request for proposal for a development on the site. She'announced that the City had agreements for the control for all the property including leases. The RFP would be out in August and she hoped for clearance in October. She noted the Committee was attempting to keep the process as simple as possible in order to attract interested developers. She complimented the Planning Department's staff member, Tim Clarke for helping to get the project moving. Committee members were very eY-ited about the progress made and Mr. Carter cited the excellent team work between staff, Committee members, and Council members on this project. Committee members discussed the criteria of the RFP with Commission members. It was explained they were looking for market rate housing, but there will be financing mechanisms available to assist home buyers and the Committee is thinking of semi -finished homes to keep the cost down. Capital Improvement Committee Report ``talrman Peters reported that Mr. Currie had attended the A&PW meeting on Capital ..Aprovements and reported that the single issue was over the library and its impact on the budget policy. Mr. Carter commented that the current status of the Capital Improvement Program was that it was before the Council and that the Plan Commission's next best opportunity to comment would be on the following year's program. There were a number of policy questions which should be addressed and there will be adequate time for the Commission to do that. Report on the Zoning Commission Mr. Petterson reported he continued to be encouraged about the direction of the Zoning Commission and its discussion of major topics. He reported that they had reviewed regulations on hospitals and the university and that probably only minor changes in these regulations would be suggested. He noted that they would need the assistance of the Plan Commission on the Downtown Plan and would probably want a presentation when that was timely. Economic Development Committee Report Mr. Belmonte reported that the Committee was still working with Mr. Zera on a possible industrial subdivision of his property. They are examining different alternatives. CD Subcommittee Report Ms. Breslin reported that the CD Committee is preparing to receive proposals in August. She announced the Plan Commission would need to find a new representative and felt this was a -ood time because a new cycle was just beginning. Mr. Carter reported that the CD Committee sd a meeting on community needs and that he presented a general position in support sustaining current levels of Capital Improvement funding. Plan Commission Minutes - July 13, 1988 Page Seven ANNOUNCEMENTS Ms. Hill reported that the next meeting of the Council Committee on the new library would be July 28 and that she would not be able to attend. Ms. Seidman agreed to attend as an observer. OLD BUSINESS Mr. Carter asked the Chairman to correspond with the City Manager concerning the Commission's response to his meeting with them. NEW BUSINESS Mr. Carter announced that the Plan Commission may be invited to work with the Ladd Arboretum Committee and the Evanston Environmental Association on the question of a transition in the former energy program and the defining of new objectives. We may be using one of our meetings as a forum for conducting this transition In programs. Mr. Carter said they had talked with the Environmental Educator and with Mr. Wirth and that they might be Interested in using the Plan Commission's September meeting for this forum. Mr. Carter commented that there was a current issue coming up on entrance signs to the City which Is likely to be referred to the Plan Commission at the July25th meeting of the Planning and Development Committee. He reported that both the nuclear free zone advocates and the Sanctuary City advocates are interested in adding signs to the City entrances. He recommended that Plan Commission members take a look at the current signing situation at the City entrances and give some thought to what their position might be on proposals for additional signs. ANNOUNCEMENTS Mr. Carter reported that the Committee on Committee's of the City Council had examined ordinances which revealed that their should be a liaison appointed to the Plan Commission from both the Administration of Public Works Committee and the Planning and Development Committee. Ald. Korshak had been appointed as the liaison from P&D and no selection had yet been made for the A&PW Committee. Mr. Carter reported that Chairman Peters would be making a brief presentation of the Plan Commission's progress report on implementing the recommendations of the Comprehensive General Plan onMonday, July 25 at approximately 9 p.m. Meeting adjourned approximately 10:00 p.m. STAFF: p r DATE/.s O 7Y47/53 EVANSTON PLAN COMMISSION Wednesday, August 10, 1988 Room 2403 - 7:30 P.M. CIVIC CENTER MEMBERS PRESENT: Peters, Hill, Foster, Petterson, Seidman, Nevel, Marston MEMBERS ABSENT: Belmonte, Breslin, Darragh ASSOCIATE MEMBERS PRESENT: Currie STAFF PRESENT: Lindwall OTHERS PRESENT: Peters, Chairman APPROVAL OF JULY 13, 1988 MINUTES Ms. Hill moved approval of the July 13, 1988 minutes as written. Seconded by Ms. Seidman. Motion carried. No nays. ALD. RUDY REFERENCE Ms. Hill reported that the Comprehensive Plan Subcommittee had met to develop a recommended Committee structure and identify staffing needs required to enable the Ulan Commission to carry out the work program envisioned in the Commission's draft response to Aid. Rudy's reference. It was felt that one more full-time planner, six committees with well-defined purposes and a CD representative would be needed. Mr. Peters noted that it was important for the Plan Commission to understand the work load that was implied and agree that this was something the Commission could handle. Mr. Nevel questioned the level of work that might involve a Zoning Committee during the coming year. Petterson stated that he felt it might be appropriate for the Plan Commissioners serving as representatives to the Zoning Commission to bring issues to the full Commission for discussion rather than having additional committee meetings. The status of the CD representative was also discussed. Air. Peters stated that the Commission's CD representative should be empowered to present the Plan Commission's position on various aspects of the CDBG program, rather than bringing additional members to make statements to the Committee. Ms. Marston suggested adding 68 Economic Development Committee Representative to the list of standing committees. It was agreed that this should be done. %Is. Marston also expressed concern about the ability of the Plan Commission to be actively involved in zoning amendments and handle other identified projects. Petterson felt that the Commission could probably wait to make a decision on this issue until the Zoning Commission is further along in its work. Air. Peters then reviewed the draft response to Aid. Rudy's reference. There was discussion concerning whether the word "locational" in recommendation #3 was what was intended. It was the consensus that the word was broad enough to give the Commission latitude in dealing with issues that might arise. Peters expressed concern that a substitute such as "land use" might give the impression that the Commission was involving itself in specific details rather than broader issues and policies. Evanston Plan Commission Minutes - August 10, 1989 Page Two Mr. Nevel moved approval of the draft response to Aid. Rudy's reference. The motion was seconded and unanimously approved. Ms. Hill asked how soon this matter was likely to be considered by the P&D Committee. Mr. Peters thought that it would be appropriate to contact the Commission's liaison Ald. Korshak concerning how this should be handled. It was also agreed that Aid. Juliar, the Iiaison between the Commission and the A&PW Committee should also receive a copy of the memo. DOWNTOWN PLAN Ms. Seidman reviewed the revisions that had been made to the section of the Downtown Plan dealing with issues, needs, objectives, policies and recommended actions. Peters asked whether responsible groups would be assigned for each action. Seidman stated that this would be the next step in the process. Mr. Peters questioned whether the recommended action concerning establishing merchandising programs should be moved to the section on marketplace. Mr. Peters also asked whether the open space and design standards identified on page I i would be part of the plan or developed later. Nis. Seidman indicated that specific guidelines were not intended to be included. Mr. Petterson stated that development of specific guidelines might come out of the work undertaken by the zoning consultant. Mr. Peters also questioned the intent of the third recommended action on page 17. Following "scussion it was agreed that this was really a policy. Mr. Currie asked that we clarify that we are recommending maintaining an available farmers market site rather than establishing a year round farmers market. With these changes, the Commission agreed to refer this document to the editing committee COMMITTEE REPORTS On behalf of the CGP Committee, Ms. Hill reviewed the proposed meeting schedule for the balance of the year. Nis. Hill noted that she wasn't entirely certain about what the EEA wanted from the Commission. The consensus was that the EEA discussion should probably take place in the context of the energy plan. It was also agreed that the Plan Commission annual report should be added to the December -January agenda. Ms. Lindwall reported that the City Council had approved the RFP for the Custer/Callan project. There was the discussion concerning the timing of the developer selection process and level of Committee support still needed. Ills. Seidman reported on the meeting of the special library committee meeting she had attended. She stated that the library consultant was advocating a site that would allow 50,000 square feet per floor, whereas a maximum of 33,000 square feet per floor was possible on the present site assuming no setbacks. The Chicago Avenue site which is also being considered by the Committee is only about one-half the size of the present site. Ms. Seidman stated that she felt that the Committee would benefit from Plan Commission involvement in clarifying the issues involved. Mr. Petterson asked what materials were available to provide backgrouna for Commission. tits. Hill responded that she had collected the materials that were available, and agreed that the Commission should be actively involved in the library project. Its. Hill suggested that the Plan Commission establish a task force to look at design issues, whether the library should be downtown or elsewhere, what is the best site and necessary zoningg variations. Mr. Petterson asked whether this item should be specifically referenced in the Al d Rudy memo. ills. Hill stated that she did not feel this was necessary. .r Evanston Plan Commission • Minutes - August 10, 1988 Page Three Following further discussion$ Mr. Petterson moved that the Plan Commission establish a library task force. Seconded by Ms. Marston. Motion carried. No Nays. The following commissioners agreed to serve: Hill (Chairman), Petterson, Marston, Seidman and Currie. They requested that they be added to the distribution list for the Library Committee minutes. Mr. Peters noted that the objectives and policies for the Downtown Plan contained position statements concerning the library. It was agreed that the task force would look at these statements in light of the available information to make sure they were still appropriate. Ms. Lindwall also noted that there were general capital improvement policies relating to operating versus construction costs that the task force should consider. The Commission identified the following questions for consideration: 1) should the library be located outside or in the Downtown, 2) are there alternative sites that should be considered, 3) should setback variations be considered. It was also agreed that the following groups and Individuals should be approached as part of the fact-finding effort: Woman's Club, Glynnis Lundberg, Aid. Collens and the current Chairman of the Library Board. Ms. Marston and Mr. Currie noted that we need to know enough about the program statement and how the library functions to be able to comment intelligently on the site. Ms. Marston also stated that future operating costs must also be considered in making a decision concerning the library site and design. OLD BUSINESS Mr. Peters asked Commissioners interested in serving as the CD Committee representative to contact him. Mr. Foster asked about the status of the project involving improvement of the viaduct at the Emerson/Green Bay/Ridge intersection. Following discussion, it was agreed that the Green Bay !toad report should be considered as a part of the Capital improvement Program review scheduled for later in the year. NEW BUSINESS Mr. Peters reported that the P&D Committee is considering the issue of entry signs and that Plan Commission comments on the issue would be welcomed. It was agreed that this should be placed on the Commission's agenda for September. Mr. Peters also reported that the Levy Advisory Board had recuested a plan Commission member attend its September 12th meeting concerning the future zf the Levy Center. Mr. Peters indicated that he would attend this meeting. There being no further business the meeting was adjourned at 9:30 p.m. STAFF: ,a DATE: ell e 7Y64/66 EVANSTON PLAN COMMISSION MINUTES DRAFT NOT APPROVED Wednesday, September 14, 1988 Room 2403 - 7:30 P.M. CIVIC CENTER MEMBERS PRESENT: ASSOCIATE MEMBERS PRESENT: MEMBERS ABSENT: STAFF: Peters, Petterson, Nevel, and Foster Currie Darragh and Marston Carter Seidman, Hill, Belmonte, Breslin, OTHERS PRESENT: ❑on Wright, Richard Lanyon, Don Wirth, Linda Lutz, Dave Birr, Sid Oriove, Tom Harsons, Wayne Svoboda, Charlotte Omohundu, Charlette Omohundru, and others interested in the environmental issues PRESIDING OFFICIAL: Peters, Chairman APPROVAL OF AUGUST 10, 1988 MINUTES Ms. Hill moved approval of the August 10th minutes as written. Seconded by Mr. Nevel. Motion passed. No nays. POTENTIAL REDEVELOPMENT SITES IN THE DOWNTOWN Chairman Peters called upon Amy Seidman, Chairman for the Downtown Subcommittee, to make the Committee's report and recommendations on the analysis of downtown properties and their potential for redevelopment. She introduced Commission members to the study map prepared by the staff and Committee which divided all downtown properties into three categories: 1) properties considered stable and unlikely to change; 2) properties which are character giving in their nature to the Downtown and should not be encouraged for redevelopment and; 3) properties with potential for redevelopment. She emphasized that the redevelopment sites were not all prime ones. She called attention to the sites which Inventure had identified as having potential for redevelopment and noted that there were some areas of agreement and some areas of disagreement between their analysis and that of the Plan Commission. The primary difference was that in some areas the Committee felt the character giving qualities of certain buildings should override the potential for redevelopment. Inventure's analysis was based solely upon the ratio of land to building values. Where the Plan Commission sites and Inventures sites agreed, the redevelopment potential was much stronger. Evanston Plan Commission Minutes - September 14, 1988 Page Two Mr. Carter pointed out that not all of the redevelopment sites were ripe and that there were many obstacles in some cases. These Included such things as multiple ownership, unusual shape, and particular difficulties associated with the Individual properties. He noted that the largest potential for redevelopment was within the Research Park area itself. He noted a number of sites which were about to be underway with redevelopment. He noted an interesting potential for office development on Davis Street east of Benson. He mentioned the relationship of underdevelopment to zoning as a major criteria in giving site potential for redevelopment. He noted the potential for expansion at the Shand Morahan site and at the 1800 Sherman Avenue Site. Chairman Peters asked if the Committee's report tended itself to developing criteria. Mr. Carter responded that they did have criteria, but some of them are subjective.Most of the classifications were judgment calls. This would be particularly true with the character giving qualities of the building. He noted that there was not a numerical value which the Committee could arrive at to make such determinations. Chairman Peters suggested that the list of reason or facts for the selection be noted. Ms. Hill asked what the reaction would be of property owners and merchants who would see property on a map which indicated it had been identified for redevelopment. Mr. Carter responded that the map wasn't designating an intent for redevelopment, merely a potential. He recalled a similar presentation made to a downtown chamber luncheon when Ed klartin first became City Manager. He and Mr. Martin had presented a map with some 13 potential redevelopment sites and had absolutely no response from anyone in the audience. He pointed out that this was not a list of properties that the City intended to acquire, and doubted they would have the capacity to do so. Ms. Seidman noted that should a developer come up with a proposal for one of the sites on the map, that would be an opportunity for the Plan Commission to support such a development. Mr. Carter indicated that the map would also be a useful tool to show developers looking for potential sites. Conversely, if development was sought in one of the areas considered to be character giving, that would be a signal to the Plan Commission to state that such redevelopment should not be encouraged. He noted that the map did not have any controlling influence and, if the zoning were right, the development might go ahead anyway. He also stated however, that if any City permission were required for such redevelopments the Commission might argue for that permission to be withheld. Ms. Hill noted that the written context in which this concept is placed is very important, and Mr. Carter strongly concurred. He felt that the Plan Commission's approach to Downtown redevelopment was not well understood. He thought that the concept of improving the economic base of the Downtown appeared to be limited to redevelopment. The Plan Commission, on the other hand, is seeing economic development in a broader way. He felt that there were three "R's" to economic development in the Downtown: rehabilitation; reuse and redevelopment. All of these have been used in various ways and at various times in the downtown. Currently, rehabilitation and reuse are enjoying popularity. He noted many new examples of rehabilitation and reuse which were pumping new economic life into the downtown. When the Commission talks about not encouraging redevelopment in the character giving areas, it seems to be heard only as anti -redevelopment and not understood that the Commission is only talking about limited redevelopment and the balance in the approach to the revitalization of downtown. He clarified that extensive rehabilitation of the character giving buildings in the downtown was not opposed and could take place anywhere. It was the tearing down of quality buildings that needed to be watched. Evanston Plan Commission Minutes - September 14, 1988 Page Three Mr. Nevel questioned some of the classifications of property without potential for redevelopment and Mr. Carter explained their relationship to zoning as a large factor In their not having redevelopment potential. He emphasized that there could be substantial changes taking place internally within a number of these areas without demolition. Chairman Peters asked if the plan would be going to print before having additional hearings on Its recommendations. Mr. Carter responded that some draft plan would have to be prepared for people to have something to respond to, but a final, more expensive printing of the plan wouldn't take place until there had been more input. Mr. Carter said that the Committee wanted to ask the Commission whether they agreed with the logic and the approach used to develop the potential redevelopment map. his. Seidman observed that in a number of areas the categories might be switched from stable to character giving, but these did not effect the redevelopment potential. Mr. Currie suggested that in the final printing of the maps it might simplify the graphics to do one map for each category or combine the stable areas with the character giving areas. Mr. Carter called Commission members attention to the table distributed to them earlier which gives detailed information on each individual site. Chairman Peters felt that there was consensus on the Commission for the Committee's approach and the Committee agreed to finalize their work. COMMITTEE REPORTS Comprehensive General Plan Committee -- No report. Downtown Committee - No further report Southwest Industrial Area Committee - Mr. Carter reported that the Committee had not met due to his busy schedule with the Library Committee. He reported that the Council had approved hiring a consultant to prepare a TIF plan for the area as a means of funding the capital improvements to encourage industrial development. He noted that there were some potential environmental issues on the site and that an environmental assessment could impact the future development of that area. Economic Development Committee - No report. Zoning Commission - Mr. Petterson reported that the Zoning Commission is still development consensus on the major zoning issues. One of the consultants had asked for some definition of the Plan Commission's classification of character giving elements, so that become a relevant assignment for the Commission. He felt it was important to define what it was we were trying to preserve and to find a way to fit it into the ordinance. Community Development Committee - Chairman Peters stated that the Commission needed to find a replacement member to serve on that Committee because they were moving into their proposal review period in the next two months ahead. Mr. Carter stated that the CD Committee and staff needed a response from the Plan Commission as to how they wanted to participate in the review process this year. Chairman Peters recalled that in the past the Commission did not feel the applicants should come to two hearings, so the Commission members had gone to the hearings conducted by the CD Committee and then reported back their recommendations. All Commission members were to receive the project analysis so that they had complete information and a common understanding. Evanston Plan Commission Minutes - September 14, 1988 Page Pour Mr. Carter noted that the first hearing date on the proposals for the CD Committees would be October 4th. The Committee would be making their final recommendations starting November I st. The Commission would have to receive, examine and make some recommendations on CD proposals by conclusion of their October meeting. In referring to the memo from the CD staff, he noted several methods by which the Commission could participate. Chairman Peters stated that he would form a subcommittee to review the proposals and bring a recommendation to the Plan Commission at their October meeting. Commission members decided to follow Option C which was similar to how they operated in previous years. They would hear all the testimony on proposals and make the final comments at the last meeting. Mr. Carter commented on the need to support capital improvements and stated that the level of support for capital improvements in the C❑ program had been declining over the years. Custer/Callan Project - Ms. Breslin reported on a successful prebid meeting with about a dozen interested developers. The deadline for proposal submittal is October 12. Planning Department budget for 1989/90 - Mr. Carter reported on a recommendation to increase the Planning Department's staff to assist the Plan Commission in carrying out expanded functions. This recommendation was an outgrowth of the reference from Aid. Rudy and the Commission's response. Mr. Carter stated that he had turned in a continuation budget, but was working on an alternative which would probably increase the total budget of the Planning Department by about $32,000. He asked the Plan Commission for additional responses on how this additional position would serve the Plan Commission. He noted that the additional position was not a certainty, but the Commission had received some encouragement from both the City Manager and the Planning and Development Committee. Chairman Peters reminded members of the position paper the Commission had developed in response to Aid. Rudy's reference. One of the recommendations was that the Plan Commission become more actively involved in capital improvements planning and in the review of public projects. If those are routinely referred to the Plan Commission in advance, they will need staff to assist in providing information. He felt that the paper had set forth the rationale and that all that needed to be done was to add more specifics. One of the specifics was the review and comment process on things arising somewhat unforeseen. Background facts and information would be needed by the Commission in order to comment effectively and this •x•ouid require staff. The other specific was the need for more mid -range planning. Many of the projects that the Commission is now involved in are falling behind schedule because of the demands on staff. his. Hill noted that there was considerable writing involved in these projects and that most of that came from staff. Chairman Peters also commented on whether any more time could be extracted from the Commission members themselves and felt that they were about at their limit. Mr. Carter stated that both the Plan Commission and Preservation Commission had extremely hard working members who contributed a great deal more beyond the mere meeting time. CHAIRMAN'S REPORT ON THE LEVY CENTER MEETING Chairman Peters reported the meeting with the Levy Center Board concerning possible future locations for the Levy Center. They had begun to consider possible future sites for the levy Center. He had informed them of the Plan Commission's subcommittee's work concerning redevelopment sites of the downtown and it was agreed that it would be helpful for the two groups to meet. It had been suggested that the staff for both groups meet in advance to consider how to go about putting this together. Evanston Plan Commission Minutes - September 14, 1988 Page Five Library Committee - Ms. Hill requested copies of their Library Committee minutes which were then distributed. She announced that they would continue to follow the special Committee on the Library of the City Council and would meet themselves shortly. SIGNS AND THE CITY ENTRANCES Chairman Peters reminded Commission members of the reference from the Planning and Development Committee asking the Commission to offer assistance in the study of nonregulatory signs at the City entrances. This reference grew out of a request by the members of the local SANE organization who have signs announcing Evanston as a Nuclear Weapon Free Zone posted at all the City entrances. Mr. Carter commented that the whole issue of the signs at the City entrances was one which kept recycling. It had gone back at least as far as the early 1960's when the Plan Commission developed some recommendations and -1 prototype sign. These recommendations were never fully adopted. Since then there have been occasional spurts of interest advanced by different individuals on the question of how to treat City entrances. He felt with the SANE group now coming before the City wanting to put up a sign, possibly followed by others, was a good time to review the need for some sort of policy and standards. There were a number of unanswered questions including whether additional signs should go up at all, who should determine whether we have signs, and where they should be located and what kind of design context they should be placed in. Right now there are not guidelines whatsoever. He showed a few slides of City entrances which exhibited a lot of sign clutter. He commented on the various number of City awards that we have been granted and questioned whether or not a sign was really an appropriate "gift". Maybe a trophy would be more appropriate. He observed that we kept putting the signs up without much thought as to their accumulative effect of how they would really look. He speculated on how long these signs announcing the special award would remain up and if they would ever come down. He questioned whether or not Evanston needed all its various identities announced. Plan Commissioners questioned how much impact there was through such repeated messages. Mr. Carter felt that some body needed to address the design issues and the appearance issues so that we didn't continue to accumulate such unattractive sign clutter. The nonregulartory signs needed some grouped to set policy and make decisions. He suggested that possibly one attractive sign simply saying Evanston was all the identity we really needed. In summary, Mr. Carter stated that there were no policies, no regulations, and no thoughtful consideration given to the placement of signs at the City entrances. He felt that the Plan Commission could be helpful in suggesting means of correcting the situation. Mr. Petterson suggested that we have one sign at the City entrances and felt that it would be a good idea to have the Sign Review Board took at the situation and develop some regulations. Other Commission members expressed their agreement with Mr. Petterson's point of view. In addition, Commission members felt that a landscape planting plan be incorporated with the sign. Ms. Hill commented that thought needed to be given as to where to put the identification signs such as Tree City, Hometown Award, Certified City, etc. Mr. Belmonte suggested that the various entrances be treated as different levels depending upon the volume of traffic. The minor entrances to Evanston should receive the minimum treatment. Mr. Belmonte felt that you either limit the sings to municipal signs at the entrances or you let everyone who wants to have a sign put one up. Nis. Breslin suggested incorporating a number of symbols into a single graphic to serve the identification of the area. She thought there was a need to form a certain format as part of an overall design. Nir. Carter suggested there be a time limit for display of certain signs. He felt that the sign rationale for new signs was something that the Sign Appeals Board could handle. his. Breslin suggested that once the format was developed, the review process would be easier. it should be small insignia and placed in the appropriate place. She emphasized the symbol should be much smaller than the typical sign. Evanston Plan Commission Minutes - September 14, 1988 Page Six In summarizing the suggestions for a recommendation, Chairman Peters stated that the Plan Commission appeared to favor no signs at the City entrances other than the basic identity one at the entrances. if the Council could not support this position, then they would argue for a design format and signs only at a few entrances. Mr. Orlove from the local Evanston SANE organization came before the Commission and explained the history of his organization and their desire to put up nuclear free weapon zone signs at seventeen of the major City entrances. He distributed samples of the sign. He mentioned the support of many local religious organization for the sign program. Chairman Peters commented that prior to Mr. Orfove's appearance, the Commission had reached the conclusion that there were too many signs at the City entrances now and were prepared to recommend that many of them be taken down rather than adding new ones. He asked Mr. Orlove had considered locations other than the City entrances. He responded that he could be a block or two away from the main entrances. Chairman Peters asked if his Committee had considered central locations such as the Civic Center instead of peripheral locations. Mr. Orlove responded that they hadn't. Mr. Currie noted that there were two questions: one of aesthetics which the Sign and Appeals Board could review and; Z} the question of public purpose for the sign and is the entryway to the City the appropriate place if aesthetically we are going to say there should not be an proliferation of signs, then we need to come up with another decision about how and where to handle such signs. Mr. Foster agreed that there were perhaps special events or identities that needed to be expressed, but thought that the entranceways were not the appropriate place. He felt some attention needed to be given to how to display some of these pronouncements, but wasn't sure how to do it. Ms. Breslin suggested such locations as on kiosk or bus shelters as part of a congregate group of signs. They should be part of a graphic plan. Mr. Orlove asked for clarification on who made the final decisions on the signs and that the Commission was merely making suggestions to the Planning and Development Committee as to whether or not there should be signs at the entrances, not which kinds of signs. Mr. Currie asked for clarification as to who would be the appropriate body to criterion for those signs that should be in a public display. Chairman Peters commented that the matter is before the Planning and Development Committee and that they would seek advice on this type of question. Mr. Carter commented that they may be asking the Plan Commission for elaboration or that they ask the Sign Appeals Board. Mr. Belmonte moved that the Plan Commission recommend to the Planning and Development Committee that there be no other signs at the entrances of the City other than those to identify Evanston. Seconded by Ms. Hill. Motion passed No nays. They further wanted to see appropriate design, landscaping and placement of such signs. If such a policy was not feasible, then a distinction should be made between a relatively small number of major entrances to the City and all others with very limited signs at the minor entrances. They further recommend that signage at the major entrances be in a design context to display the other information thought desirable. The Plan Commission suggests that the Sign Appeals Board be selected as the best organization to develop that context. Mr. Currie further suggested that if the City Council determined they must have additional signs, that the aesthetics of such signs and their placement be part of the consideration. Evanston Plan Commission Minutes - September 14, 1988 Page Seven FUTURE OF THE ENERGY PROGRAM OF THE EVANSTON ENVIRONMENTAL ASSOCIATION Mr. Carter introduced Linda Lutz from the Ecology Center and asked for her to give the Commission some Introduction as to where the Energy Program has been and where she sees it going. He noted that the Energy Program was at a crossroads and they would be discussing the implications of that as it related to the energy investments already made in the program. Ms. Lutz indicated that they were doing long range planning for their organization and their desire to make certain that as they planned their strategies, they will make their program a valuable asset to the community. They wanted to provide services to the community that citizens would view as valuable resources. She emphasized that the primary purpose of the Evanston Environmental Association and the Ladd Arboretum was to provide environmental education to the community. They wanted to examine energy education within that context. She described the inventory of alternative energy projects which had been developed including the wind generator, the solar greenhouse, the solar hot water heating and the hot air system as well as the retrofitting of the the Ecology Center building. She stated that there was not much current interest in energy among the people who visit the Ecology Center. She described it as a wonderful resource which is underutilized. She asked how the situation might be turned around to stimulate more interest. In addition to the energy displays, they have a halftime energy educator whose position cannot be justified given the current level of interest. Also, in terms of priorities of the Environmental Association, the emphasis on energy education is not justified. his. Lutz to the Plan Commission was, "How can the Environmental Association develop the long standing commitment to ecology so that they can provide effective energy education to the community?" They were looking for direction in planning their program for the next three years. Chairman Peters noted that the Commission had a long history of interest in this field, that they had authored the Energy Plan for the eighties and had a substantial chapter in the Comprehensive Plan on energy. The Commission had also been an advocate for staff to conduct outreach programs to the community. Mr. Nevel asked what the feeling among the energy organizations was with regard to the interest of the leadership. u'as there a sustained direction in which they wanted to proceed? Was there an interest in maintaining the organizations? its. Lutz commented that there were no active energy organizations remaining. Don Wirth commented on the history of energy organizations in Evanston including EPOC B and their projects initiated in 1976 when the nation was in the midst of an energy crisis. He stated that there was a large group of people actively interested in alternative energy sources such as wind and solar. After these groups developed their projects, there were many improvements made, but interest gradually waned. The people involved have all gone on to other work and that core of interest does not remain. Charlette Omohundru reviewed the history of the solar work done at the Ecology Center and how much she and others gained from their participation in the work. She stressed how much progress was made through many people in Evanston, including low income families, in stimulating the insulation of individual homes. As far as the future was concerned, she felt that about as much as could be done had been accomplished in home energy conservation and thought the future emphasis should be on commercial properties. ,tits. Omohundu went on to state the case for a resurgence of interest in solar energy. She felt more could be done by the City of Evanston to encourage the use of both active and passive solar in new commercial development. She named a number of recent projects, such as Dempster/Dodge, which could have gone solar. She also felt the City should push to encourage the use of solar in Research Park which is an energy oriented enterprise. She cited the need for zoning regulations to support solar development. i „�. m QPII I 1ii"111 1, I it ���n'��pRlljl�'i'i'Il�,l��jjl111'I1Pu111rl,llljllll�Il�I'I�I IIII�� �,I^li� l II�'���RII �{ "�l�II�l;��RI I� �� �� I �p,t�jl, �p'III�'I���I�il��l�ll1�R,�� Evanston Plan Commission Minutes - September 14, 1989 Page Eight Ms. Omohundu suggested that a symposium be conducted to help refocus the community on solar and to bring It back. She also cited a number of other environmental educational needs including one to educate the public on the value of recycling, specially a composting problem. She noted that the largest generator of waste was really that of forest products such as leaves. She recommends that the proposed Pace garage site be acquired as a composting site for the City's use. She also recommended sponsoring a pesticide free program for gardening and lawns. Ms. Lutz responded that her group was working with the Environmental Control Board on educational approaches to recycling. Libby Hill stated that without the energy program of the past, there wouldn't be any energy requirements in our Boca code as in the case now. She felt that the non working solar elements could be taken out of the Ecology Center because they had served their purpose. She noted other resources which the Center has to show including the reinsulated room, thermostats, etc. She felt that the Energy Program had been effective in influencing City policy in a number of energy conscious decisions. She noted that you did not have to have hardware to make a difference. Mr. George Sinaris, an energy advocate who had just returned from Colorado, stated that he was impressed with what the Ecology Center had done and recommended a number of repairs which could be made to the present system as well as projects for the community. There were questions raised as to what constituency the Energy Education program does serve, what were its resources, and how does the Energy Education program fit in to the whole program of environmental education. Mr. Carter observed that there had been a sharp decline in public interest in energy conservation, that the environmental association had a limited budget, and that they needed to look carefully at the areas where they could be the most effective. He recalled working with the Energy Committee of the Plan Commission in developing a plan for the 1980's for energy and how important they felt it was to find roles where they could be most effective . Mr. Poster commented on his own involvement with grass routes energy groups serving low income residents and how we needed to think about taking advantage of the interest generated by such things as power outages to get people focused on energy interest. He felt there was a good opportunity to work with both energy conservation and safety as related to the large number of tragic fires that take place in the winter in some of the low income areas. He felt that energy program could piggyback on some already existing programs. Mr. Nevel brought up the environmental issue of radon gas. Dave Birr responded that radon was merely one environmental problem having to do with the quality of indoor air which had received a great deal of recent attention. He felt the best approach was a comprehensive look at indoor air quality. Mr. Wirth commented that the Environmental Control Board had Radon gas on their agenda. The Health Department and they are putting together information for citizens. Chairman Peters wrapped up the discussion by saying that the energy issue is one that hasn't gone away, but it is lacking general support. He reaffirmed the Commission's interest in energy education and felt that the Evanston Environmental Association needed to prioritize the parts of that program and try to incorporate it into the broader ecology education program. his. Hill expressed doubt that the Commission would be willing to go before the Council another time and request support for an energy position. She indicated that the Comprehensive General Plan Subcommittee would review tonights meeting and report back their recommendations. t Evanston Plan Commission Minutes - September 14, 1988 Page Nine MEETING WITH REPRESENTATIVES OF THE LIBRARY BOARD ON THE MERITS OF AN ARCHITECTURAL COMPETITION Mr. Richard Lanyon, President of the Library Board and Don Wright were present to discuss the merits of an architectural competition for designing a new library. Mr. Lanyon gave the background on how the Library Board became interested in the competition and how they arrived at a belief that design excellence could be better ensured with such an approach. They distributed materials outlining how a competition would be conducted and explained the role of consultant services in the process. They stressed the importance of having a proper jury and giving them the right guidance. They also explained the differences between the processes of conducting a request for qualifications and that of conducting a competition. Commission members asked a number of questions about the details of a competition versus an RFQ and at the conclusion of their discussion, Mr. Belmonte moved that the Plan Commission endorse the concept of a design competition for the new library. Seconded by Ms. Hill. Motion passed. No nays. Meeting adjourned approximately 10:25 p.m. STAFF: �. �Wt'' [-•�,G� DATE: 7Y54/62 EVANSTON PLAN COMMISSION MINUTES �'r Wednesday, October 12, 1988 Room 2403 - 7:30 P.M. CIVIC CENTER MEMBERS PRESENT: Peters, Belmonte, Nevel, Hill, Foster, and Breslin ASSOCIATEMEMBERS PRESENT: Darragh MEMBERS ABSENT: Petterson, Currie, Marston, Swidman STAFF: Carter OTHERS PRESENT: Bob Ahlberg, Gwen Sommers Yant, Judy Aiello, Tim Clarke, Steve Pudloski, Hayward Blake, Mary McWilliams, Dave Galloway, Barbara Buchbinder-Green, Sid Orloff, and Aid. Korshak APPROVAL OF SEPTEMBER I4, 1988 MINUTES Mr. Belmonte moved approval of the September 14th minutes as written. Seconded by Mr. Nevel. Motion passed. No Nays. FORUM ON DESIGN AND THE COMPREHENSIVE GENERAL PLAN Chairman Peters explained that the Plan Commission had been systematically reviewing sections of the Comprehensive General Plan to see what was being done to carry out its recommendations. This meeting represented a continuation of that series and was on the topic of design. He also noted that the Commission had received several-eferrals recently which related to design and which added to the importance of this evc iir7's-eeting. He asked Mr. Carter to introduce the participants in the forum. Mr. Carter noted that there were a number of guests present who AP-e responsible for various aspects of the recommendations on design. He began by introducrr,a-•cob Ahlberg. a zoning planner who works with site plan review. Mr. Ahlberg distributed ccpies of the Site Plan Review Ordinance and explained its history as well as general content. He explained its two major purposes were to roor�inate City reviews of development project: -,raging tog --:her ail of the principal actors in t'iis review at one time and to help tailor ._Po de�r!o.p­t•nt to the present Evanston context. He stressed the need to look at the impact of deveiopment on adjacent properties because of Evanston's built-up nature. Site �.�r revie•x :,r.vides an opportunity to look at the specifics of a site to help improve compatj,.: iI ­.. He ex^; --fined that the process works in a nonadversarial manner with all of the part icirants attemptirg to assist the developer through the fnaze of regulation and encourage them t. rtter site cesign. Site plan review enables the adjustment of details which could not bN `,arcled effects%ely under zoning. among the elements reviewed are: parking arrangements. access. circulation. building location, landscaping, signage, as well as drainage .and other pubs: - r s consider. tions. He noted that some of the appearance codes in other cornmunitiF°. ,ned man% of these provisions. The main cifferences that our site plan review dor-s design. He stated that the process had worked ve n well and that in a al, none voiced any objections. He felt it might be possible to incorporate the site plan review so as to avoid creating yet another body and step in the Plan Commission Committee Minutes - October 12, 1988 Page Two In response to the specific questions on the Comprehensive General Plan, Mr. Ahlberg offered a number of comments. Under Policy #1, the Site Plan Review Committee is attempting to do something to encourage long range planning on the abandoned railroad embankments. Under Policy #2, the Committee furthers this policy by requiring installation of trees as part of the landscape plans. Policy calling for the emphasis of use of landscape material as a means of unifying and softening the streetscape is routinely accomplished through site plan review. Under the second set of objectives, tie felt that Policy #1 1 got to the purpose of site plan review by conveying comments early in the process of development, streamline the process, and encouraging good design as part of the process. On Policy t112 about developing and informal design review process, he noted that both public and private projects had been routed through site plan review. He felt that the Policy #13 was what site plan review was all about and its concern over impact on adjacent property. Under the moving ahead section, he felt there had been substantial progress. Mr. Carter asked Mr. Ahlberg how he would characterize successive site plan review as far as projects they have reviewed. Mr. Ahlberg felt they had definitely achieved better landscaping, rtlore sensitive design as far as building location is concerned, better parking layouts and access. He mentioned the Dunkan Donuts landscaping on Green Bay Road and the Dempster/Dodge Shopping Center, exclusive of Kids R Us as another well landscaped project. He also mentioned the small strip centers at Dodge and Main as other examples. In response to Mr. Darragh's question about whether developers had fought or resisted site plan review, it was stated that there had been little controversy_ and that one of the more difficult cases at Green Bay and Simpson is now conforming to the wishes of the Committee. Mr. Ahlberg noted two projects which had dropped out but stated that they were especially poor ones. Mr. Carter introduced Judy Aiello, Assistant City Manager, to discuss the use of design guidelines in City sponsored projects. Ms, Aiello stated that the greatest difficulty was had with design review when it was an informal process and since it has been included as part of the code, there has been less resistance. She felt that design review was what '.k•as lacking in the current review process. Currently there is no way to influence private design beyond the limits of site plan review. however, in the case of public proiects, the City has some sa,. in appearances and can c'.evelop design 'ruide!i"es to be She tint!"! Thf- P- as the best example. She told Plan Commission members about the Research P(rk ,:Ian arc its detailed design Lluidelines. These guidelines will be the plan for the park and c #,,d'. riot onl% .pith site conditions but sign guidelines for the buildings as well as the general er1�Ironrnent of the park. She stressed the importance of the overall environment of the pars: he•cause of the competition offered frorn suburban locations with more space amenities. She noted some of the details inclTicoc', Ni t:w d(';igT) �ui('ehne inc state(' that -;(tii C of these Mil - () 7c than we ),tiorild %want t(1 in('lude for the entire romrvrrnit%. Tigre uoulO 5e f heap) use of decorati~ e paving, a special plaza or focal point. She felt there Aar a neec t:. look carefully at how a design committee might phase into the site plan review prose;s so as not to create too many additional reviews. In addition to the design guidelines fcr Research Earn. s`',e-nentioned 3. .t.',tr ;riled, the southwest industrial area. She anticipate' that there would be design guidel.-�'•s developed as part of the planning for this area. if It r'evelops as an industrial park, there w,,,;ld covenants on design incluecc',- She (,xpressed concern o%er the necd tr, improve the ffi-7-nment In that particular area. Can srr1.11ler econornic development projects, she felt the hest opportuni€v to influence design was through the Site Plan Re,,ieu• Corrmittc,•. She ��x :Fr. her, �irong support bir -dye ign re%jew and expresser; the hope that we could move for\varr " v t<abhO ::jch a process. Plan Commission Committee Minutes - October 12, 1988 Page Three Next, Mr. Carter introduced Gwen Sommers Yant, Preservation Coordinator for the City of Evanston. She introduced members of the Preservation Commission Design Review Committee: Barbara Buchbinder-Green, Mary McWilliams, and Dave Galloway. She began her remarks by stating that the community design goal closely parallels that of the Preservation section of the Comprehensive General Plan, "provide and maintain an attractive community that creates a positive public image and encourages individual family and business to locate and maintain within the community". She mentioned that the Preservation Commission had been in existence since 1975 and had been doing informal design review on alterations to landmarks since that time. She felt the Commission had a lot to offer in the way of suggestions to any new design review process. She also felt that the Preservation movement had a great deal to offer since they had been working with design guidelines, for review processes and the like for a long time. She mentioned the Secretary of the Interior Guidelines on setting up to do survey and planning of community resources as particular helpful to any new design revie'.t- function. She stressed the importance of doing a design inventory, the need to identify what was important, and why it was important before setting up a review process. For developing guidelines, she recommended the Department of the Interior's Standards for Rehabilitation as a good starting place. She went on to address various policies contained in the Comprehensive General Plan. Under the first objective, she identified two policies which the Preservation Commission is actively working on. These included creating a public awareness of design as it relates to a positive image of the City, and emphasizing the use of landscaping materials as a means of unifying and softening the streetscape environment. One of the ways in which the% advance these policies is through their annual awards program which recognizes outstanding efforts in the area of restoration and rehabilitation. She used a series of examples in slides tr) illustrate some of the recent award winners. The Preservation Commission also promotes good design through the award of their conservation grant in restoring landmark buildings for low and moderate income families. They promote awareness through their publications. The second objective on strengthening the image of the community by emphasizing attention to design in development and rehabilitation of public as well as private facilities receives attention from the Preservation Commission through their following of policies number 11, 12. an-. 13. The}, are directly involved in informal design review of changes to landmark buildings arc developments in historic districts. Such projects are automatically referred to them during tFe permit process. Their revie'.v is perforrned �L,% Volunteer architer-ts uho take info the contt:'\t of t17? neighborhood when revie%ving these projects. Preservation staff is al-:ays available to provide assistance to any homeowner not just landmark owners. She emphasized that the C.urnrnission had had many successes in their meetings with homeowners over the }ears and were able to have an impact on the design decisions made. She emphasized that the approach was a verti amicable one of timely, technical input which the homeowners genuinely appreciated. Previously, the pt'rmit revie% process has been an advisor. one. i "i.'L, the C07 " ,Minn has been involved %pith the Planned Unit Development at the \tiilson Bsia:- :herein t.7e -: tiew %%as binding. She felt that thoughtful design had been encouraged in t`,project first through the development of a study in cooperation with the Preservation Come-,-s:on. Before the present developer purchased the property, he was given design parameter- a7c planning parameters. These parameters took into consideration the effect of the project v- :'e existing Iand.narn as well as the surrounding neighborhood. She noted that the process haz teen a very cooperative one up to the point of construction. She emphasized the need for g:,.e and take in t`)e design review process and that the goal was to achieve cornpatible develop—e-it. )ou mig',t or might not get award winning design. Plan Commission Committee Minutes - October 12, 1988 Page Four She felt that design guidelines, which let the developer know what he was to respond to, were better than highly prescriptive standards. She thought it was important in a design review program to be very specific about how you want the developer to demonstrate to you that he is meeting your design guidelines. She reviewed the steps in the process on the Cove School Project. She stressed the need to have a well documented agreement to fall back on. Covenants were recommended as a means of insuring that what was created would be maintained in the same way. Policies 13, 14, and 15 were advanced by Preservation staff by participation in the review of projects for the City's commercial storefront renovation program and participation in site plan review when landmarks are involved. Preservation also promotes good design through their educational program in District 65. Their annual preservation week events, an annual lecture series on preservation topics and in 1989 Preservation Commission in the City of Evanston will be host to the statewide conference of preservation. This will he the first tine the conference has been held in the Chicago area and Evanston was chosen because of its outstanding preservation program. The Commission promotes preservation through it work x-ith other organizations such as the Preservation League, the Junior League, and working directly with other City departments on projects with preservation concerns. In concluding, Ms. Yant commented that she felt it was time for design review in Evanston and cited some of the opportunities which have been lost without it. Mr. Carter introduced Tim Clarke of the Planning Department who is responsible for managing the City's Commercial Area ,assistance Program, a grant program aim, ed at restoring cormercial facades. He commented it was one of the most exciting and rep ardirg programs the City was involved with and that it was achieving a very favorable impact on a number of the City's commercial areas. fir. Clarke explained the program was funded under the Community Development Block Grant and had been in existence since 1983. He showed Commission members which areas were eligible and explained the eligibility requirements. The purpose of the program was to spur investment in the City's older neighborhoods. He s`o: ed Commission members a map of where the projects had been carried out and stated that :'r,ere had seen fifty such projects completed with approximately 40 additional approved prf.: ­ ,s either under construction or ready to begin. He explained the mechanics of the pro¢ra--• as fairy. simple, involving a reimbursable grant cf fifty percent of the cost of redoing the _:=-�`- rt. T'-.e !jmits are up to $5,000 per storefront or S20,000 per building; He went on t �:ai:+ t':at xhile investment was the chief part of the program. not any form of "improvernen,' ole. The program is geared towards working with the original integrity of the b,_,:cirg. There are established guidelines and a staff team reviews each proposal. He illustrate: :-e irrPact of the program showing projects in their before and after conditions. The program -eases good design afid restrain signage. He -�t.rted that the guidelines uere relativek sir,ple. r'ri,� of building tre,ttrnt�nt, maintaining original window size or reopen t'e F •-,a beer enclosed, and uniform signage for buridings with multiple tenants. He exp,a.:.ec a.,r. each o; the examples what the thrust of the design guidelines were. Part of t'Pe deign review requirements includes a prohibition against burglar bars. Mr. Carter next introduced Hai ward Make of the Sign Itevie%v and :Appeals the work of that new body in their operations with the ne,.v sign ordinance. Mr. _ned that the function of the board was carried out in a nonadversarial atmosphere ar.2 t.`,e:r purpose was to eni_ntirage good design and signage and diticourago inappropriate srg;ra iC been in operation for just sixteen months. He felt that they had a good year anc `,ee-. successful in carry ing out the policies of the sign ordinance by persuading applicants t^ _: _ - b,._Cuee approach to signage. He felt the sign ordinance was a good ont, althorrg!'• -. some .� 11knesses. They had communicated to the Planning and Development -,eed for sorne changes in the ordinance and he mentioned specifically the need for a to eliminate the non conforming signs. Plan Commission Committee Minutes - October 12, 1988 Page Five The only present way to get rid of the signs that don't conform to the code is through attrition and change of business ownership. He also felt there was need to look at the provisions as they relate to awnings and the interior signs such as neon and paper signs. He felt there needed to be a way to address this problem, too. He felt that the Site Plan Review Committee did a good job of intercepting many sign problems before they get to the Sign Review and Appeals Board. He gave examples of how the board had been able to resolve some of the sign problems by recommending solutions acceptable to all parties. He explained that the more difficult cases involved tenants and owners who really felt the sign ordinance did not apply to them and that some special provisions or allowances should be made on their behalf. This results in an adversarial climate in which its difficult to achieve a solution. He thought one of the other needs was in the area of addressing maintenance and inspection services. He thought staffing was needed to insure good maintenance. It was a definite need for staff to carry out more active enforcement. He felt that more attention to landscaping was needed in the review process and expressed the hope that their board would have a landscape architect serve at some point in the future. .Mr. Carter next introduced Steve Pudloski, former Director of Public works and now with the American Public Works Association. Mr. Pudloski formerly administered a design review program in the Village of Glenview. Mr. Pudloski explained that he had worked with the design review process in Glenview for approximately seven years. In that community it was referred to as an Appearance Commission which was composed of five people, three of which have to be design professionals and two of the five have to be local citizens living within the community. The reason for the composition is to get some balance between esthetics and costs. This body has final authority and any appeals from its decision go to the courts. He stated that they had an appearance plan, but it is not based on any inventory as suggested and Evanston's Comprehensive General Plan. It is up to the individual developer to assess the context of the area in which he is going to build and to bring in something to respond to that. The Appearance Commission attempts to be helpful and many times points out things which will save the developer time and money in the long run. Because they are a final authority, most issues are resolved and there ha; only been one case go to court in the history of Glenvie•.%-'s ;Appearance Commission. The jurisdiction is limited to multi -family and commercial. It does not include single-family homes. Among the things controlled are: the choice of raterials: landscaping including how much, how r—any, What ,i7e, what kinO of plants anr! 117r;r and signs. The Appearance Commission is staffed by Building and Zoning; persorin,!! .,rd is part of the permit process. A building; permit is not issued until the project gfe[, a Certificate of Appropriateness. He felt the use of design professionals from the local community were essential to a successful process and that there is a limit to how far staff can go. He felt that Evanston had done an excellent job in just guiding without regu!ation. He cited his own experience in Glenviewk and ha�inz to '[gins, his o-wn projects as Pul�-Ei- :, s Director through the profess. He felt that in every rase the projects had benefiter.. He st-F er the need for a balanced approach which would include representatives from bath t".e ''otnr,•unity as well as the design professions. He also noted the major improvement that %iorton Grove had made to a shopping center under its design review process. When that center came in for a remodeling, the whole parking lot was substantially upgraded %ti ith a great deal of new landscaping materials. Fie urged the Commission to make a positive r^_ce7 -t-ndation on design review. He thought the principal problems would be how a design revie--� program would be implementer!, who was going to make the decision, what the appeals process would be and how long it would take. One of the larger problems encountered is the cc%eloper going before design review group, making a presentation, and not really listening to the Pe,.iew Commission's suggestions. a Plan Commission Committee Minutes - October 12, 1988 Page Six In Glenview it is the developer's burden to prove that it meets the design criteria. He thought that the Glenview standards needed to be more sharply defined. He believed that an architect or designer following those standards should be able to interpret what the community wants, but many times an owner has a fixed idea about what he wants to develop regardless of what the standards say. Mr. Blake commented that the sign criteria are quite clear and if the applicant reads the material, lie should have no difficulty complying. He stated that most applicants attempt to follow the rules once their laid out. He felt that good guidelines were essential in saving everyone's time. Mr. Blake commented that good design does not necessarily cost more and mentioned several examples where the Sign Review and Appeals Board have been able to save the applicants money through their suggestions. Mr. Darragh commented on the value of design guidelines in the eyes of some lenders because they will help increase the attractiveness of a development and better assure its success. Lenders are more likely to be interested in a well deigned shopping center as opposed to a mundane one. He asked if any of the tenants in the buildings under the facade program had tracked what their sales had been following the improvements? Mr. Blake cited the improvements to the Bennisons Bakery who had a 23 o increase in their sales after their facade and interior remodeling. Mr. Pudloski stated that we would be likely to get resistance from some developers because design suggestions might add to the cost in ways the developers had not anticipated. He felt that this would remain one of the more difficult questions. Evanston is trying to achieve a balance of encouraging people to build here and, at the same time, insure quality. He mentioned the difficulties encountered with corporations "signature" whether it be in signs or style of building. He felt it was important for a community to have confidence in itself and not simply be willing to take whatever it could get. ,Mr. Belmonte asked Mr. Ahlberg about poll of developers who had appeared before Site Plan Review. Mr. Ahlberg replied that after one year of operation, the Committee mailed out an evaluation form to all participants concerning the review process. They received no negative comments. Ms. Hill C lt:'d comm1»1Dn " e-rl1.ers attention tp the 'list of queslions tha: Cistrituted to guide the discussion for the meeting. She noted that several of the question, -:ad already been answered. t)n the question of who should ronduct design review, it was siiggr—tee that perhaps a combination of the Site Plan Review Committee augmented with professional representatives from the design community might be able to accomplish this function. Ir response to the question as to who would prepare the design review ordinance and guide'ines, %1r. Carter cc -,rnented that the staff ',1as ,'!J-t �egjnnvfg to develop ha—,gr:mnd on !r _, response to a reference to the Planning and Pe%eloprnent Committe"•. HO' SO. tI dileinma in preparing a response oecause it might not be helpful to sirnply te.. t:& Planning anL; Development Committee that design review was a good idea to pursue without being able to elaborate for the Committee just what was involved in such an approach. He thought staff would have to spend a considerable amount of time looking at other ar:proaches followed in different communities and put together an approach t,le� thought -kou,d appropriate for Evanston. The timing was not very good for such an effort since the prirx i[._; staff would have to prepare the response are alread% deeply involved in working on the zon,^c ordinance. He assumed that th, full response to the Planning and Development Committee :•.'.id have to dra�N upon the expertise of the Preservation Commission, Site Plan Review, ar.- S ;7.n Review and Appeals Boarcl as well as staff. Plan Commission Committee hlf nutes - October 12, 1988 Page Seven Chairman Peters commented that part of the response needs to deal with where the holes currently are in the present review system. Mr. Blake felt that public buildings and public signage were two of the holes in the current process. He cited the growing problem of more and more signs being added in the public right-of-way such as being recommended on the nuclear free zone which is then likely to be followed by other causes wanting their signs as well. Mr, Ahlberg commented that one of the prevalent problems was that of "franchise design" and the franchise mentality in the approach to strip centers. Chairman Peters thanked the members of the forum for their enlightning contributions to the discussion on design. He felt it reflected very positively on what the City is already doing and pointed up the areas where there is more to do. DISCUSSION OF REFERENCE ON SIGNS AND THE CITY ENTRANCES Mr. Carter reported on his presentation to the Planning and Development Committee on the problem of signs at the City entrances and stated that the Commission received an additional assignment to develop some guidelines and recommendations on the problem. Plan Commission was asked by the Planning and Development Committee to work with representatives of the Sign Appeals Board in developing recommendations. Jean Breslin and Drew Petterson were asked to serve on a small subcommittee dealing with this topic. %ir. Carter announced that the Chamber of Commerce had presented the City Council with a gift of a new City entrance sign to go at six of the major entrances. While he had not seen the sign, he thought this might be a step in the right direction given the Plan Commission's desire to see a single, attractive sign at a few of the major entrances with no other signs. .old. Korshak commented that he felt this was the direction they would ultimately go in a policy on signs because of the problem Created by their accumulation at particular points. He thought the light house sign offered by the Chamber of Commerce was a very attractive one. He thought some of the other signs could be distributed elsewhere. Mr. Orloff commented that the City Council should decide whether the proposed signs are important enough to put up. This might have a limiting effect on the number of signs we have. He felt that where a sign should go up, and how many there should be depended upon the significamr-e of the signs. Chairman Peters observed that there ought to be some Fuidoline on timing as well. Not all signs should stay up forever. Ms. Hill commented that if the City Council kne,.� xhen they passed an ordinance that it xould result in a'.,rge mi-rber of signs thee, r1light have second thoughts about the ordinance. In response to a question from Vr. Carter Ald. Korshak responded treat it would be helpful to let the Planning and Development Committee know about the subcommittee being formed and when a recommendation might be forthcoming. Mr. Nevel requested that the Committee be sure to consider citN oriented signs too as well as those frorn the private .ems. r because %-v have had i tendenrt` t-, violate the spirit of orir o,An ordinance. Chairman Pete; :� lrified that I`ia rnvarlt regulatur� signs as In respond from Chairman Peters on the question of the reference on design review, Mr. Carter responded that the Comprehensive General Plan Subcommittee shouid review the work of this e,ening and rnare a response on design Plan Commission Committee Minutes _ October 12, 1988 Page Eight COMMITTEE REPORTS COMPREHENSIVE GENERAL PLAN COMMITTEE Nis. Hill called Commission member's attention to the report on their meeting with the Ecology Center which summarized the results of that meeting. She asked for any further comments or changes. Hearing none, she announced the Committee would draft a response to the Ecology Center. CUSTER PROJECT COMMITTEE Ms. Breslin reported that the Committee had received four proposals for redevelopment of the Custer site which the Committee would proceed to review and make recommendations to the City Council on November 14. DOWNTOWN COMMITTEE it1r. Carter reported on behalf of the Committee that they continue to edit the text of the Plan and completed a very important section that dealt with the definition of redevelopment, reuse, and rehabilitation. He reported that there were two or three more sections to edit and then the Plan would come back as a whole to the full commission. ZONING COhIMISSION Mr. Carter reported that the Zoning Commission was about 1/3 of the way through their zoning policies and would be sending these to the Commission, probably some time in December. SOUTHWEST INDUSTRIAL AREA ,%ir. Carter reported that there had been no meetings on this because of his busy schedule and that there were a number of rumors about various possible land sales and developments which have yet to be verified. We are proceeding to prepare for the establishment of a TIF district should the market study justify development for industrial development. CD CO\1,%l I TTEE Chairman Peters reported that Jim Currie had agreed to serve as the Flan Commission's representative on the CD Committee. Chairman Peters called attention to the project packages delivered to Commission members and noted that there would be a r of the CD Committee on November I at which these projects will be revie,.ved. The P!a-. C_o­r-ission •.zip; then make their recommendations following this presentation at their regular flan Commission meeting on November 9th. Chairman Peters had asked Mr. Currie to convene a small subcommittee to prepare a recommenaation to bring to the Plan Commission. He asked Jean Breslin and Lyle Foster to work with Mr. Currie on this assignment. LIBRARY TASK FORCE 11s. Hill reported that the task force had meet and looked over the library sitA. She reported on the Library Committee's recommendation to pursue acquisition of the resident;al propertN owned b� the %;ornan's Club. %ir. Carter reported that the Committee had a decision to pursue ,t competition for the design of the library. %ir. Carter reporter! t' --It -*-eeting of the Lihrar� Committee would be \overnber 3 at xhich time then would be -r: c r ting on yet another site as well as reviewing a proposal frorn the competition consultants. Plan Commission Committee Minutes - October 12, 1988 Page Nine Chairman Peters reported on being interviewed by the Evanston Review on the Plan Commission's position that the library should be in Downtown. Commission members expressed their perplexity over the question of a decision on a library site. They discussed their possible role in the decision making on the library questions. Mr. Carter explained the complexity of the issues involved. Commission members agreed to attend and reiterate their position on a library in the Downtown. ANNOUNCEMENTS his. Hill asked for clarification on the letter from Don Wirth concerning Levy Center. Mr. Carter confirmed that the Plan Commission was being asked to be involved in the future Planning for the Levy Center, particularly in a review of potential sites. He indicated that he would premature to do site analysis until the whole question of the future type of senior center was determined. Type of center, whether it combined senior facility or a replacement for the Levy Center itself, determined the size of the site which would be needed. Mr. Nevel thanked Mr. Carter for putting on the forum conducted this evening. He felt the forum was excellent and that the minutes would prove very helpful as the Commission moved into the issue of design. Meeting adjourned approximately 10:00 p.m. STAFF: DATE: 8Y78/86 i EVANSTON PLAN COMMISSION MINUTES Wednesday, November 9, 1988 Room 2403 - 7:30 P.M. CIVIC CENTER MEMBERS PRESENT: Peters, Petterson, Hill, Seidman, Foster, Breslin ASSOCIATE !MEMBERS PRESENT: Darragh, Currie MEMBERS ABSENT: Nevel, Belmonte, and Marston STAFF: Carter PRESIDING OFFICIAL: Peters, Chair OTHERS PRESENT: Joe Zendell, Ron Isacson, Ann Muriel, is. Chalem of the Evanston Arts Council APPROVAL OF OCTOBER 12, 1988 MINUTES Ms. Hill moved approval of the minutes for October 12, 1988 with one or two minor corrections. Seconded by Mr. Darragh. Motion passed. No nays. DISCUSSION OF THE COMPREHENSIVE GENERAL PLAN IN THE ARTS Chairman Peters announced that tonight's meeting with representatives of the arts Council was a continuation of the Plan Commission's program to review the status of the Plan's recommendations with various agencies responsible for carrying them olit. Mr. Zendell called attention to the memorandum he sent to the Plan Commission explaining the Arts Council's function and their goals. He mentioned four specific topics to be covered that evening including: art and public spaces; downtown performance space; the Noyes Center expansion; and zoning for artists. In commenting on the Comprehensive General Plan, Mr. Zendell pointed out that the art's section was an important one, but it was not the only one which dealt u•ith the arts. He also mentioned the section on design as well as the one on business.-,—rrercial, and industrial areas. Under the last section he noted the policy recommending .: d!—Z ;oon the concept of Evanston as an Arts Center as a promotional image for the corn-- nit}. He stated that was something the Arts Council did through their arts and Recreation magazine which is distributed throughout the metropolitan area. They want to build and expand -;,:)on that theme. He noted there was some cooperation with the Chamber of Commerce in this approach, but that the City of Evanston had not yet really caught on to the idea. He also ment:oned the policy "establish a cultural environment which will attract new business." He went on to discuss the Community Design section of the Plan and stated that all of the policies within, tie section were related to the arts. He mentioned that the goal of the section of the plan on :he arts were "create a more supportive climate for artist, community arts, and the Evanston ArtS !r�ustry" was supportive of the goals of the Arts Council. Evanston Plan Commission Minutes - November 9, 1988 Page Two Representatives of the Arts Council proceeded to deal with the prepared questions concerning the Plan. Ms. Chalem noted that the primary way in which the arts Council uses the Comprehensive General Plan has been to document Evanston's commitment to the arts when applying for special grants or funding. In a response to a question from Mr. Petterson as to the adequacy of the statement, his. Chalem replied that an even stronger statement would be helpful. She asked for clarification on the function of the Plan Commission, whether they merely prepared a Comprehensive Plan or whether they were also charged with the responsibility to see that its recommendations are carried out. Chairman Peters noted that the Plan Commission had no regulatory authority to carry out the recommendations, but they do follow through in urging the recommendations be carried out. The forum being conducted this evening with the Arts Council was an example of the way the Commission follows up on its recommendations. He observed that the City Council's adoption of the Plan gives certain legitimacy to its recommendations. Mr. Carter noted the wide range in degree of responsibility the Commission had for certain planned recommendations. In some cases they would lend assistance and support to outside groups, such as the Arts Council, who had certain plan recommendations as their basic responsibility, to highly specific projects, such as the Custer Project, which was almost entirely the Plan Commission's responsibility. The Commission makes frequent recommendations to other bodies such as the Planning and Development Committee, the Zoning Amendment Committee, the Community Development Block Grant Committee, etc. Ms. Chalem, to clarify, asked if the Plan Commission asked if something like the Percent for the arts Program when completed would be incorporated into the plan as a regulatory device. It was explained that the Plan is only advisory and not regulatory, but the Commission could be helpful in supporting the adoption of a Percent for the Arts Ordinance. Joe 'endell mentioned that a special committee was working on a program for the Percent for the Arts and hoped to have something to recommend within the next six months. He noted that the resultant ordinance and policies would go before the Human Services Committee, but felt that it also should come to the Plan Commission for their review and consiceration and that the Plan Commission take it to the Planning and Development Committee. T-5 would result in the concept and ordinance be considered by at least two committees of Counc i:. In responding to the question of any missing or inappropriate policies, 11s. Chalem commented that there needed to be a policy on art in public places. She also mentioned an arts affirmative action program. Commission members mentioned that while supportive of affirmative action, this stretched their boundaries which was largely limited to physical planning. Mr. Zendell noted that a major thrust of government in the arts program was to assure that the underserved segments of the community had their needs addressed, that is why the s -ts Council places an emphasis upon affirmative action. Chairman Peters referred to several examples of ideas for implementa-.,in contained in the Comprehensive General Plan and asked if these were concepts the 4rts Council would like to advance. The response was they felt that these were good phrases xhich needed to be translated into programs for action. Mr. Petterson asked if Council members could give him some specifics ccrcerning the provision of space for arts as a possible zoning incentive which could be considerec the new ordinance. Mr. Isacson responded that they were studying what had been done in `)er communities to assist in providing space through zoning allowances and would be reporting these in the future. Evanston Plan Commission Minutes - November 9, I988 Page Three hir. Zendell commented that it would take more than zoning bonuses to create space for the performing arts; it would take some City subsidy as well. He emphasized the need to understand that at the beginning. They would, however, be looking at means of getting contributions from the private section. In response to a question from Mr. Darragh, Mr. Zendell stated that the Council had done a study of the economic impact of the arts on the community in 1986. Mr. Darragh mentioned a recent study of the Illinois Arts Alliance which stressed the overall importance of the arts to the state economy, but pointed out the greatest impact of the arts is in creating activity in Downtown areas and the ancillary spending which occurs because of that. He stressed the role that the arts play in making the Downtown a more livable entity. Mr. Isacson noted that the Comprehensive Plan pointed out, over and over again, that the arts were a major asset to the community and a major revenue producing industry. This awareness has been growing in recent years due to the efforts of the .arts Council, but he felt there was a profound lack of public and private support for this industry. He identified this as the major problem for the arts. The second problem was one of improving the function of Evanston as an arts center. He noted the serious lack of performance for the theatre arts which is causing many of the present performance companies to reevaluate their commitment to remain in Evanston. As they grow, there as been no place for them to expand. The third problem was the lack of affordable space for the visual arts, and a lack of cost effective commercial gallery space. There needs to be room to expand. The fourth problem is not enough exchange between the art community and planning at the conceptual level. In addressing the public support issue, he noted that the Arts Council had effectively been able to increase private support, but City dollars haven't increased substantially in the last five years. He noted the substantial revenue that the arts industry is responsible for and felt that Evanston's advantages as a community with a substantial arts industry needed to be capitalized upon and increased. He felt increased City dollars were both warranted and necessary to keep what we have and meet any new goals for the future. In response to a question from Mr. Petterson as to how increased funding might be used, he responded that it might be for additional staff, new programs, and across-the-board programming. Joe Zendell noted that there would have to be City dollars in any Percent for Arts Program. In addressing the problem of performance and rehearsal space, ,Wr. Isacson felt the expansion of 'Noyes could help. He noted the problem of not being able to use the gym as rehearsal space while the theatre was being used for performance. It will take City dollars to renovate the gym, some additional parking would be required or reduction of current parking requirements. He felt that performance space should be included in both the new library as well as in Research Park. Ms. Hill asked if the Arts Council had specific information on the size and requirements of the various types of performance space being sought. tIr. Isacson assured her that the specific requirements could be made available. Mr. Zendell went on to describe in general terms some of the distinctions between various types of rehearsal space. He r-.,.tec' that there was no good dance space available except at National College and their fees .sere extremely high. 1Ir. Carter suggested that program statements, such as developed for the library and Levy Center would be helpful in defining the space and design considerations necessary for each of these different facilities so that in the event an opportunity presented itself, we would know how to go about incorporating these facilities within new developments. Mr. Zendell noted that Northlight did have such specifications for its needs. Mr. Isacson emphasized the need for communication with many of the small theatre companies so that they might be aware of opportunities for expanded space when they become available. Evanston Plan Commission Minutes - November 9, 1988 Page Four In addressing the question of affordable theatre space for non -performing arts, he felt ways should be found to make Evanston more economically attractive to organizations which need to be commercially viable. Right now there is very little space for arts organizations to move into. There has been a lack of space to rent. He felt positive it was important to get artists involved in the planning stages of many projects to insure the visual aspects and insure the sustaining of Evanston's ambience. He called for their involvement in such projects as the library, shopping centers, and scattered development sites. He felt the arts community should have some significant involvement in future projects. `.4r. Carter reminded the Arts Council that the City's right to intervene in the aesthetics of private projects was severely limited. He mentioned that design review is an idea which is being evaluated. Mr. Isacson felt that a great deal could be accomplished through the Percent for Arts Program and mentioned a number of other cities where arts had a significant impact because they had been integrated into the city structure. He mentioned the forum being presented by the arts Council on Tuesday, November 15th, on the Arts and Public Spaces. He felt there would be a number of good examples of how the arts have been effective in shaping the environments of other cities and urged Commission members to attend. Ms. Chalem suggested that the Commission consider adding a policy which called for involving Evanston's art professionals as a resource for assisting with design issues in addition to the one which calls for using design professionals. It was suggested to have an artist on our panel for site plan review. A further offer to respond with art institute help solve problems and provide an aesthetic input on decisions. They felt it was important to integrate the arts community on all boards and commissions. Mr. Isacson gave a long list of details on which artists could be most helpful and stressed that the artists unique perception can prove very valuable. Artists don't have to necessarily be given specific commissions or projects, they can offer very valuable artistic insights on a whole range of recommendations and their recommendations are not necessarily more expensive ones. They mentioned the possibility of resolving the problem at Kids R Us as a possibility. Mr. Zendell emphasized the ability of artist as problem solvers and felt that they were an underutilized resource in community decision making. Both men felt that ingtegration of the arts community at early levels of decision making -as something that needed to be instituted. in response to a question from Mr. Carter, ,Mr. --endeil indicated that the arts community was quite willing and ready to serve on boards and cornn-issions as advisors. In response to the question on principle obstacles to the Arts Council's recommendations, Mr. Isacson noted that there was probably a fear of the Percent for Arts Program increasing cost. He felt that artist could be very effective in coming up with creative solutions which would actually keep costs down. He felt the fears of cost were short sighted and did not take into consideration the long term benefits to the City. In response to a question from Chairman Peters, Mr. Zendell responded t• at t`,e program for the arts would be established under an ordinance and should have its own staff` to administer the program. It was more than what the Arts Council could take on. He examples of other cities where these functions were set up and managed with their own staff. 'Or. Petterson asked what the percent for art was used for. The response was that it was more t~an public sculptures it involves a great variety of items that can be improved through the arts. including doors and door knobs, man hole covers, park benches, bus stops, even power stations. Vr. Isacson felt that a percent for the arts program could go a long way to helping achie,e some of the goals mentioned in the Comprehensive Plan as far as visual appearance o; the communit% is concerned. He went on to suggest a variety of ways in which the Perce-�t for Arts Program could be used including putting up a performance square in Research Park. Evanston Plan Commission Minutes - November 9, 1988 Page Five In response to a question from Chairman Peters concerning other organizations who might be of assistance to the arts community in carrying out Its objectives, it was noted that Northwestern University will be doing a major sculpture garden and the Chamber of Commerce is getting involved in the arts as well. Mr. Isacson mentioned that he sat on the Evmark Board and stated that promoting the arts community was of real importance to Downtown development. He also mentioned a number of small enterprises in the Sherman Grove Business Association who are pressing for a greater arts orientation for the Downtown because it attracts people. �ikls. Hill asked about Evmmark's commitment to the arts and Mr. Isacson responded that the organization was pushing for a number of visual improvements to the Downtown supporting the arts fair, and is generally concerned about the image of the Downtown. In inquiring about the artists being interested in participating at the community level, kls. Hill asked whether or not they would ask to be paid for their services or whether they were volunteering. She cited the example of possibly doing a mural at the Kids R Us property. The response was that if a study led to the recommendation of creating something like a mural, then a commission would be in order. Mr. Carter further clarified that members of Design Evanston had been used in an advisory capacity and donated their time. If, however, drawings were required, then it would be reasonable to pay for their services as you would with any professional. Chairman Peters asked -Mr. Zendell how soon the arts Council will hope to come forth with a proposal on Percent for the Arts. The response was within approximately six months. He explained that the slide show being conducted under the sponsorship of the Arts council Tuesday evening was a demonstration of what can be done with a program for public art. It was meant to be promotional and education. He explained that it was their intention to show this program to a number of local groups including the City Council and its Committees. In the interim, the committee studying a program for public arts is collecting models of what is done in other communities. Chairman Peters explained the process being followed by the Plan Commission in these dialogues with other groups by stating that they would rneet and digest what they heard this evening and develop a formal response as to what should be done in the way of follow-up. He felt the Commission would be encouraging of the efforts of the Arts Council and that they would get a number of ideas to incorporate in their Comprehensive Plan. He felt the idea of appointment of artists to various boards and commissions was a particularly good one. Mr. Zendell stated that the Arts Council did not have a great deal of Tout and that they were actively looking for advocates to help support their ideas. In spite of the Arts Council being 12 years old, he felt that many of the other boards and commissions weren't quite sure what to make of them. This, in combination with the general American attitude :;wards the arts did not enable them to be heard in the same way that an organization li,e 'ne Plan Commission is heard. Mr. Isacson felt the arts Council could be an excellent .chicle to help the Plan Commission further many of the goals contained in the Comprehensive Plan. If the Plan Commission was able to help the Arts Council. Both Ms. Hill and Chairman Peters urged the Arts Council to keep in communication with the Plan Commission on areas of mutual interest. Chairman Peters thanked members of the Arts Council for appearing before the Plan Commission and sharing their ideas. Mr. Carter indicated that there would be a written response to the arts Council and urged Commission members to attend the Arts Council's program on Tuesday, 'November 1 5th. Evanston Plan Commission Minutes - November 9, 1988 Page Six REVIEW OF COMMUNITY DEVELOPMENT BLOCK GRANT RECOMMENDATIONS Jim Currie reported on behalf of the Plan Commission's subcommittee on CD recommendations stating that they had reviewed all of the neighborhood revitalization projects and given them either a high, medium, or low priority. The high priorities are ones in which they do not want the dollar amount reduced, the medium, priorities might have some adjustment, and the low priorities the Committee felt might be cut to zero if necessary. They also did some ranking within the categories. He distributed a table to Commission members which contained the Committee's priorities as well as comments on the projects. Chairman Peters commented that all of the proposals coming to the CD Committee for funding added up to be more than the funds available and that $650,000 would have to be trimmed. He mentioned that th-rr was $747,000 in proposals within the neighborhood revitalization category alone. Of the $1,600,000 in proposals the budget will have to be trimmed down to approximately $1,100,000. Mr. Currie asked Commission members to review and comment on his Committee's recommendations. 11r. Currie commented on the Lake/Ashland site as a possible controversial recommendation. He stated that the Committee's position was one of supporting some form of joint development on the site and possibly using the Custer Development as a model on how to proceed. it appeared that the Plan Commission would be completing their work on the Custer Site within the next few months and be prepared to go to work on Lake/Ashland if that were desired. ,Mr. Petterson asked if the situation was one of the Dewey Community Conference wanting to proceed immediately with the tot lot rather than waiting for a decision on how to use the whole site. Mr. Currie responded that the Dewey Community Conference was concerned that any hesitation in the development of the tot lot is going to result in a several year delay. He indicated that it was a very well organized group ardently pursuing their priorities. Mr. Currie raised the question of whether a tot lot was the right use in this location. Mr. Carter expressed his belief that a tot lot was justified and that the neighborhood organization has an intense interest in the future of the whole site. He noted a substantial preschool child population within the area which would support the development of a tot lot. He did not feel that the entire site was justified for a park. He thought the situation could be a win -win one in which the neighborhood got their tot lot and the balance of the site could be attractitiely developed along the lines suggested earlier by representatives of Dewey Community Conference. The Plan Commission had endorsed this as a good land use proposal when it was presented to them. He raised two questions for the Plan Commission. First, is it still the Plan Commission's position that the original scheme presented to them represented the best future land use for the site? And secondly, was the Plan Commission willing to provide the leadership to develop a request for proposal and work with developers to develop the balance of the site as they did with the Custer project"' Did the Plan Commission think that they could undertake that project next year? He pointed out that the Custer Project should be finished before the March 151 date of the next fiscal year. He noted that no land acquisition was involved and That is .;-hat had slowed the Custer project so much. What has to be done here is to agree on a concept and draft a request for proposal. He thought it might be possible to get a design drawn up, proposal developed, and be under construction in 089. He felt it would be esse^tial that the Dewey Community Conference work with the Commission on such a proposal. Ms. Breslin commented that it might be possible to get the developer to rro�ide the design for the tot lot as part of his contribution. Chairman Peters wondered if so—e amount might be made available this year out of CD funds to assist. Mr. Carter suggested t~at a compromise be struck whereby the Plan Commission supports the DCC proposal for a tot lot this year providing they would work with the Plan Commission on a proposal for developing the balance of the site. He felt this proposition could deliver the tot lot, realize some return to the City for the investment they made in the land, and provide a boost to the neighborhood through attractive new construction on the site. ®"I i' -h A1iii ' -J,d,111111111 iFi - - ii.lrcll u uu ��i i� nl' d�hi, i �''4�ii •� ` '.J ` 4 l Evanston Plan Commission Minutes - November 9, 1988 Page Seven Commission members discussed some of the design Implications and whether treating the tot lot as part of the total site might offer a greater density allowance to make the site more attractive for development. Commission members discussed the survey conducted by Dewey Community Conference and noted that a substantial percentage of people would not be opposed to some form of senior housing on the site. Mr. Petterson asked what the downside was of going ahead with the tot lot prior to dealing with the balance of the site. Commission members pointed out that a tot lot for this site is scheduled two years away in the Capital Improvements program and not this year. Chairman Peters suggested that the Commission could take a position of expressing their belief that a tot lot is justified and that the best way to proceed would be to include it as part of a joint development of the total site with the Plan Commission willing to sponsor and provide leadership in putting together an R FP in cooperation with Dewey Community Conference. Mr. Petterson moved that the Plan Commission recommend an undertaking similar to Custer Street with a joint development of a Lake/Ashland site to include a tot lot. Motion seconded. It was further clarified that the Commission would begin work early next year and would do so only with the cooperation of Dewey Community Conference. Some Commission members questioned whether the development of the site might be compromised in some serious way by the use of CD money on a portion of it. Motion passed. No Nays. IMs. Breslia suggested that a tentative schedule be communicated to DCC as well as the Plan Commission's recommendation. It was suggested that approximately twenty weeks would be required from the time a request for proposal is issued through getting City Council approval. his. Hill suggested that representatives of the Plan Commission meet with the DCC Board at their next meeting. She also suggested that someone communicate with them directly prior to the Plan Commission issuing their memo. Chairman Peters volunteered to talk to the President of DCC. Arts. Hill moved that the Plan Commission approve the priority ranking of the CD projects as proposed by their subcommittee. Seconded by ,Mr. Petterson. Motion passed. No Nays. REPORT ON THE DESIGN FORUM ,Ms. Hill reported on the CGP review of the design forum and called Commission members attention to the summary distributed to them in their packet. She asked for any comments or questions. Xis. Seidman suggested that the Arts Council be added to the list of Evanston Organizations addressing design issues. With this addition, Ms. Hill moved approval of t:ie report on the Design Forum meeting. Seconded by Mr. Petterson. Motion passed. No Nays. Nis. Hill announced that the Committee would meet next ' `enday, the i jth to review tonight's discussion on the arts. Mr. Carter recommended that the ,_,—rittee a:so consider the reference from the Planning and Development Committee on Desi .- P eview. Chairman Peters clarified that the position of the Commission was one of supporting :rye idea of design review. Arts. Hill moved that the memo sent to the Planning and Development Committee express the Plan Commission's support of a design review process. Seconded ,ti Mr. Petterson. Motion passed. No -Nays. 11r. Carter indicated that it would be necessary for the Plan Comrr.ssion to eventually make some suggestions as to what form of design review would be most appropriate for Evanston following their memo to P&D favoring the idea. Mr. Petterson as- :f the consultant doing the zoning ordinance was not going to do something on design revie�-.. Vr. Carter % as not sure that was covered in their contract, but they might offer Borne suggest..-'s. Evanston Plan Commission Minutes - November 9, 1988 Page Fight He expressed the hope that design review would not be made part of the zoning ordinance and zoning process. It was requested that staff get clarification from the consultant as to how much work they were going to do in the area of sign review. Mr. Carter emphasized that the Plan Commission had realized that if they advocated the Idea of design review, they would have to do a fair amount of work on helping to define what went into design review and what sort of process was appropriate for Evanston. NOMINATING COMMITTEE Chairman Peters announced the need to have a nominating committee for next year's officers to replace the present ones. He suggested that the nominating committee be composed of two members going off the Commission, himself and ;Ms. Hill and a new member Ms. ;Marston. Mr. Petterson moved approval of the nominating committee. Seconded by Ms. Breslin. Motion passed. No Nays. The nominating committee will report at the December meeting with their recommendations. COMMITTEE REPORTS Ms. Hill announced that a representative of the Plan Commission should appear at the next Library Committee meeting on November 30th to express the Commission's strong stand on the library site remaining in the Downtown. Meeting adjourned approximately 9:50 p.m. STAFF: l� ✓c�,rry �' / .0 f�C DATE: 7 Y 50/57 EVANSTON PLAN COMMISSION MINUTES Wednesday, December 14, 1988 Room 2403 - 7:30 P.M. MEMBERS PRESENT: ASSOCIATE MEMBERS PRESENT: ,MEMBERS ABSENT: PRESIDING OFFICIAL: STAFF: CIVIC CENTER Peters, Petterson, Belmonte, Seidman, Hill, Breslin and Foster Darragh, Currie Marston and Nevel Peters, Chair Carter APPROVAL OF NOVEMBER 9, 1988 MINUTES Ms. Hill moved approval of the November 9, 1988 minutes with minor corrections. Seconded by Mr. Belmonte. Motion passed. No nays. REPORT OF THE NOMINATING COMMITTEE Chairman Peters reported on the meeting of the ;`;ominating Committee composed of himself, Nis. Hill, and Ms. Marston. The Nominating Committee recommended Al Belmonte for chairman and Bill Nevel for vice-chairman. Mr. Petterson moved approval. Seconded by Ms. Seidman. Motion passed. No Nays. ANNUAL REPORT OF THE PLAN COMMISSION Ms. Hill introduced Commission members to the draft report prepared b% the Chairman and Vice -Chairman on the Plan Commission's activities in 1988 to be submitted to the City Council. She also called Commission member's attention to a document from herself and Chairman f ctcrs '.Which 'vas 3 !Ft'^'r-a of recorn,nen&-d Plan Co -mission artinn<-YtrirtFarl from retorts on the various groups invited to discuss the Comprehensive General Plar, with the Commission. This report was intended as a supplement to the annual report as well as ar aid to keep items on the Plan Commission agenda. In the discussion that fo:' : 1-hairma- Peters commented that the descriptions of the Committees' work were %Is. S: cj Tian suggested that next year the task of preparing the Committees' su--7z-7. should be <.�en to individual committee chairman. Chairman Peters suggested that the rorrmittee :-.7iirman direct any changes to .Mr. Carter before the next Plan Commission mee'.-a so that the,. can be incorporated into a nwx draft. Mr. Crirrie moved that the t,wo docum.e-..'s tc endorsed tending any minor changes. Seconded by Mr. Foster. Motion passed. No nays. Evanston Plan Commission Minutes - December 14, 1988 Page Two FUTURE CAPITAL IMPROVEMENT NEEDS, AN OVERVIEW BY STEVE PUDLOSKI Chairman Peters introduced the speaker by reminding Commission members of their earlier statement made in response to Aid. Rudy's reference indicating their interest in becoming more involved in the Capital Improvement program process. He stated that this was one of a series of meetings on capital improvements during which Plan Commission members would become better prepared for participation in the new program to begin in the spring of 1989. Mr. Carter commented that Steve Pudloski has been very closely involved with the Planning Department in the preparation of the last Capital Improvement Program and that in his role as Director of Public %Forks, he had been responsible for a great many projects contained in the program. Mr. Carter explained that the first two meetings would be devoted largely to getting a broad overview on some of the capital improvement needs, followed by a meeting with key department heads to focus details. He stated that the City was at a new- watershed on the Capital Improvement Program with a totally new one scheduled to begin this spring. Mr. Pudloski began by first describing the process of putting together a Capital Improvements Program. He noted that this process had begun to change at the time of his arrival. Department heads are asked to prepare a "wish list" for a four to five year period, according to how the;, se- the needs in their area of responsibility. The Finance Department pren:tres an analysis of bond issues and monies left from previous sources. The department heads rank their projects according to three categories of priorities and submit these with project descriptions. What follows is a process of "negotiation" at the staff level which leads tri a force fit of projects _ and revenues available. A staff team jointly evaluates the projects and makes a recommendation to the City Manager. Some further modification of individual projects, shifts of priorities, and possible elimination of projects takes place at this levy 1. He emphasized that the development of the program takes months of •vork and that projects receive a great deal of scrutiny. The Capital Improvement Program then goes to the Administration and Public Works Committee for their review and comment. Their review is relatively brief and their focus tends to be on two or three projects of major interest. ',Ir. PudlosRi felt that, In order for a Capital In, prov'"lents Progra-r, t; ,e '"'ire effective, it was necessary to develop a more balanced and objective approach to reaching an overall community goal of improving the infrastructure. He thought it would t,n cesirable to set some overall goals for levels of spending even if they are only establishe% on the basis of some historical precedent. He strongly recommended the present practice c. annually updating the Capital irnorovements Program so that each year at its conclusion, a nf•u 1e3r is added to the end of the program. This would make the CIP more like an operating btid, et. A project which has been in line for three years has greater validity and doesn't come as .i svc[en surprise. This also allows for more lead time and more scrutiny of tie projects rather o ing a brans new program every four or fiye years. He felt the LIP could be irnpro.f'•_ _ --ore C,--plete analvsis of indi�idual elements within the public infrastructure syste^ s ,-� se',ers, '%ater, streets, streetlig'-+ting, parks, buildings, etc., and ,vhat their needs are. e -eeo! to be able to analyze the results of taking care of something or defer it. There nN• __ be some uay to obiectively understand the irnplications of dif ferent alternativf s. noted that this information exists for Borne of the elements in the system, but not for s'.;, He ^oted that it cost a great deal of rnonev to do some of the analvzes and studies of proble'-, ,rs that there is not much money set aside in the Capital Improvement Prof:ra•n to do that. it •gas important to make an evaluation of the kinds of studies needer!. He recomme-r: •� set of technical tit'JflwS on cE)npltl'f $ .Inca the lt'\N o: :1e'rj5 for [7 d:Ml , ar�� c'. Evanston Plan Commission Minutes - December 14, 1988 Page Three He felt there was a need to set some minimum levels on maintenance. Some progress has been made already in the area of public buildings, sewer, and water, but there is a lack of good assessments generally. The three recommendations that he would make would be 1) more technical studies, 2) a better idea of where you want to go with capital improvements, and 3) a process which identifies that and reevaluates that combined with a longer evaluation process to determine an the overall balance in in capital improvements. Air. Darragh asked what role the Comprehensive General Plan might play in this. Mr. Pudloski replied that the CIP should be used to reach the goals of the plan. A broad overview from the Plan Commission could be helpful in keeping balance and prosper zive as well as setting the context concerning specific projects. He commented that there was actually no calculations made as to the specific benefit of individual projects nor was there any assessment for the penalty for not carrying them out. Mr. Belmonte asked if it would be valuable for the Plan Commission to play a clearing house role in evaluating projects. Mr. Pudloski thought a theoretical overview might be a more appropriate role than attempting to stay abreast of individual, highly technical projects. Starting to look at larger perimeters as to the proportions of money to be spent on maintenance versus expansion or new facilities might be helpful. Chairman Peters commented on his role with the Plan Commission and capital improvements of trying to support the program against the "slings and arrows of precipitous cuts" and feeling the need for a better understanding of just what the consequences were on deferred maintenance. While sensing many of these projects were important, he did not have the rationale to buttress arguments. He had previously written letters to the City administration suggesting that more visible forms of justification would be helpful in defending specific capital improvements. He argued for a better analysis process which could be visible and understc^d. He fe!t there should be certain targets against which progress could be measured. Mr. Pudloski commented that there was a proposed street evaluation program which would proviCe such information. He indicated such survevs were expensive and time consuming, but some progress is being; made along these lines. He also emphasized the need to maintain such records once there were obtained. 11r. Pudloski commented t' at if you do a master plan for s _:ilitv, you .vill begin to develop minimum standards for levels of service. He felt there had b?An some improvement in the level of analysis, yet more is needed. There is less "seat of the Yarts" estimates now than before. its. Hill ,asked how aldermen eet educated on the specific technical capital improvement projects and needs. fir. Pudloski responded that there was no structures wav to do this. He said it requires answering many questions and takes a long time. The knoti�:e^_Qe often grows out of a dialog between staff and aldermen with the aldermen asking a numhe• :' "xr." questions. You don't get that knowledge b\ si,rpl}, reading the Capital Improveme�-:: Pr,.zra' . Vr. Pudloski felt it was important to continue to do things to increase our ability :_ ,�O ara;%sis and assist us in making alternative choices. He used the Southwest Industrial are, and the question of its utility needs as an example. Evanston Plan Commission Minutes - December 14, 1988 Page Four Chairman Peters asked if it would be valuable for a third party outside of the capital improvements process, such as the Plan Commission, to study in greater detail individual capital projects and raise questions. Would it be helpful to bring such questions to the Administration and Public Works Committee? Would this add to the quality of the deliberations? Mr. Carter commented on the great size of this task from the getting analyses, to understanding the issues, and establishing a different approach at the staff level. This very large task begins with an attempt to shift perspective on what a Capital Improvement Program is and what its supposed to do for you. How should it ideally work? How can you then tailor it to Evanston's specific needs? How do you take into account both the funding and politics? It is a very large philosophic and technical undertaking. The fact that we are where we are even today is a remarkable achievement. It may be a rather pedestrian program, but it is far more advanced then what we had a few years ago. Mr. Pudloski commented that what was missing in the current program were the basic rules of thumb as far as replacement is concerned. We need something to begin to develop replacement cycles to determine what is acceptable and what is not. He felt this was the next level of improvement in the CIP. He also commented that once the evaluations were made on different parts of the system there had to be a commitment to maintaining those analyses. Mr. Belmonte commented that even though there was a significant cost connected with doing the analysis, it might help spend money more wisely in the Iona run. Mr. P,,dlos''<i concurred. He commented an the very slow replacement rate on our traffic signals as an example. Mr. Petterson asked whether there were political road blocks to spending money on analysis that the Plan Commission might be able to work on as opposed to getting to deeply involved in the -- technical aspects. Mr. Pudloski felt that coming out strongly in favor of spending for technical studies would be helpful. He thought that under the present policies there may not be enough money to actually maintain what we do have, especially if there is a continued change in the amount of federal dollars available. There followed a general discussion on c:: one makes decisions over trade-offs in the Capital Improvements Program and how something like a major improvement like the library impacts the total program. The question of balancing allocation between the different systems is a very difficult one. Mr. Petterson noted that it is difficult to develop constituencies for certain routine types of capital improvements that are nonetheless important. In response to fir. Petterson's question as to whether the City .Manager does most of the balancing of capital improvements, Mr. Pudloski commented that because of the many different sources of funding, not all projects were in competition with one another. The balancing takes glare within the eeneral fund oroiects. CD proierts and formerly within the eeneral revenue sharing projects. The City Manager balances the program by listening to the different department heads and taking account the larger picture. Mr. Belmonte commented that no matter how much analysis is done. the allocation of scarce resources is st:.l 3 pc.it:cal question, but there are times when a good analysis might be outweigh the "scue3 ,.rpe;" approac') to decision makin£. Mr. Currie commented on his recent experience in serving on the CD Co,-T:Lttee and not having sufficient backpreund information on how necessary certain capital imwr.cements 'x-ere. He felt there was a strong need to set the context for making certain public jmprove-nents. %tr. Pudloski responded that it is difficult to justify gearing up for sur.e.s, such as on alley resurfacing, \•hen the amount of allocation which comes from CD is Sc srr,a'.l.-knalysis is only worth%Oile if there is a commitment to action and sufficient `..^rs 3-.3i.able to do sl:nsta+]tlal impr-),"'lerlts. 11r. 11urr:'_' resl]ond'vo that '�,erl Ait11oig ?r'• ' - . ..-_:a: ana:\SIS. l; ha,irQ the -ontaY! cpt fr r N­­nm enr!ine In,r!c -)i I� nr 1S'0^ a - ^ •toy. rc'nbers. Vr. p-,01oski that c,.,ts to the specific CID .Ii! ­..= H { ,ts are ,?-.iSv to he ra(4- `,erairsn thee\ onr+'t ha4o a,tvor3t,--. • Evanston Plan Commission Minutes - December 14, 1988 Page Five Mr. Carter asked Mr. Pudloski what general recommendations he would make to the Plan Commission for the next step in Improving the CIP? Mr. Pudloski replied that it would be helpful to have the Plan Commission review the proposed CIP and ask questions about "why", what are the justifications, how often should certain things be done? If there are not justifications, find out what it would take to do the analysis. He asked who would actually review something like the street evaluation program, who would look at it and decide whether or not it really made sense? Chairman Peters asked if the Plan Commission coultn't play a public education role in discussing what the overall needs of the City might be at a public meeting before the Council considers the CIP or whether or not public hearings ought to be held on the CIP. Mr. Carter commented that a mail out survey might be more effective in getting the answers than a public hearing. Mr. Pudloski saw some difficulty in finding the right spot for a review of the program since it goes almost immediately to Council in order to make the deadlines for bond issues. Mr. Pudloski felt that one way to handle this would be not to focus so much on this year's program but focus upon the fourth year. There needs to be a focus on why things are important. Mr. Pudloski stressed the necessity of defining the philosophy for the overall program and its elements, the addressing of why we are doing what we are doing. He felt that many times individual projects actually were part of a broader picture, but that can't be discerned from the CIP. In conclusion, Mr. Pudloski felt that the program was doing a reasonably good job but could be improved to doing a better job of setting the context and providing greater analysis of needs. COMMITTEE REPORTS r'.. Report of the Comprehensive General Plan Committee Nis. Hill reported on the Committee's review of the Commission's discussion with the representatives of the Evanston Art's Council. The Committee felt that the City, indeed, had a commitment to the arts and was spending quite a bit of money on them. The fact that there is an arts director, an arts council and at least one major public building for the arts it appeared to the Committee members that the City was substantially involved, but that it had appeared to our guests that this was not sufficient. There seemed to be some difference as to whether or not the level of support was reasonable. %is. Hill went on to comment on the excellent presentation that the Arts Council sponsored on the Percent for arts Program and felt that they should be encouraged to publicize this program and bring it to as many groups as possible. She also noted that the flan Co•rrnission should acknowledge the recommendatinn for adding a policy to the C'omprehensiv#- C;eneral Plan which supports art in public places. Mr. Petterson also commented on the excellent program but noted that it xas very poorly attended. He expressed his support for a Percent for the arts Prrgrarr, it had some reservations based upon some negative reports from other cities. He note-r. t')at the Percent for Arts had not been akx-ays well handfed, he wanted some assurances that it ,;-cold be handled better in Evanston. Mr. Carter explained that, as part of the Arts Council's approach, thev have been Qatherine information from other cities so that they know where the problems are and will have some idea as to how to address them. He felt it would be important for the Plan Commission to make sure there were certain safeguards built into their program and that the Commission endorse a specific program rather than make a blanket endorsement of any program calling for a Percent for the Arts. \Er. Darragh suggested that the Plan Co—,-ission have a specific corrmittee set up to carefully examine whatever progra,n be rem,) mended for E t.l;>>torl. Evanston Plan Commission Minutes - December 14, 1988 r Page Six The Commission discussed at length the idea of artists being on boards and commissions and why they should be favored over any other professional group. They questioned whether artists needed to be actively recruited to be part of the development process and asked why they were not volunteering like any other groups now serving on boards and commissions. The Commission felt that if artists felt the need for representation, they should be actively volunteering to perform in that capacity. iris. Breslin suggested that the format of the Committee's response be changed somewhat so that it became more clear which part of the document represented the Arts Council's view and which part represented the Plan Commission's response. With this change and combining a and b under "what should the Plan Commission do?" and incorporating an art in public places policy, the Plan Commission accepted the report. Mr. Carter was to then forward the Commission's response to the Arts Council. Special Projects Committee Ms. Breslin announced that the recommendation of the Committee for the development of fourteen townhouse units at the Custer Site had been accepted by the City Council without debate. This followed the preparation of a detailed report in response to City Council questions. She reported the Council seemed very pleased with the project and the report. Chairman Peters congratulated the Committee and staff in reaching this important point on this project. Mr. Carter responded that what remained was the final negotiation of the contract and getting the project approved as a special use. This should not be a difficult zoning case, but it will take time simply because of the procedures. It is expected that construction can begin in the spring. ,Nis. Breslin reported that she had some initial contacts with the Dewey Community Conference representatives concerning the Lake/Ashland site. She explained to them the need to develop consensus in order to have a successful project and agree that the committee would meet with them early in January. She had explained to representatives of DCD the advantages of a comprehensive design for the entire site. CD Committee Mr. Currie reported on the final recommendations of the CD Committee for next year's funding. He felt the Plan Commission had done well on their high priority items, that the medium range priorities were cut proportionally across the board, and the low priority items were dropped out altogether with the exception of the Lake/Florence tot lot. Report on the Library Committee Meeting Chairman Peters reported on his attendance of the Special Committee on the ,Main Library project and stated that there were three speakers who spoke in favor of--taining the library in the downtown. These included representatives of the Plan Commission, the League of 1t omen Voters, and the Library Board. The Committee confirmed their support of a downtown site and reported back to Aid. Warshaw that they could not consider the Lake:'.Ashland site because it was not in the downtown. Zoning Commission Mr. Petterson reported that the Zoning Commission would soon to -e!easing their policy statements -ind conducting a public hearing on there on ?anuary 23. Y-.-=_-tPr rommentec that the Commission would be getting the document as soon as it uas -,aey. It is from this particular r!ocurnent that the specific language for the zoning ordir=--e gill ultimately be "rpn�rrn. ---I1 l � A'I�I�"�1 � 'IF'' "I II +r,i,t Ih Evanston Plan Commission Minutes - December 14, 1988 Page Seven Downtown Committee his. Seidman reported that the Downtown Committee is continuing to move ahead with the editing of various sections of the plan and will bring it to the Commission next month. ANNOUNCEMENTS Chairman Peters thanked all the Plan Commission members for their cooperation during his tenure and expressed his pleasure at having been able to serve. Meeting adjourned approximately 9:20 p.m. STAFF: DATE: 7Y28/34