Plan Commission Approves Tower Plan

BREAKING NEWS: December 13, 2007:

Split along lines of age and gender, the City's Plan Commission voted 4-3 on Dec. 12 to approve the proposed 49-story mixed use proposal for downtown Evanston. Several conditions were attached to the approval, and the lateness of the hour prevented a finding of fact, but the proposal will move in January to the Planning and Development Committee, composed of all nine aldermen.

The four men who voted in favor of the tower - David Galloway Stuart Opdycke, Charles Staley and chairman James Woods - said they thought it would enhance the economy of the already vital downtown area.

There were two separate votes: one to amend the zoning ordinance for that parcel of land and a second to approve the tower. Both were approved 4-3.

The tower proposal will be reviewed as a planned development under the present zoning code, City officials have said. This has been described as a give-and-take process, under which the developer provides certain benefits to the City in exchange for zoning relief - primarily in this case, added height.

Although at the last meeting of the Plan Commission, some members had said the public benefits offered by the developer in exchange for zoning relief were insufficient, this time some commissioners appeared to be satisfied.

Among the benefits offered by developers James Klutznick and Tim Anderson were the commitment to building a quality, LEED-certified (Leadership in Energy and Environmental Design, a designation by the U.S. Building Code) , creating income (through the generation of increased property taxes) for the tax-increment financing (TIF) district in which the property lies, to provide direct help in the redevelopment of Fountain Square and to purchase the adjacent Hahn building and preserve it, thus, they said, preventing further development on the Fountain Square block.

Speaking for the developers, attorney Steve Friedlander said the tax increment on the tower as proposed would be about $3.2 million annually. If the developers built as of right, he said, the increment would be about $412,000." In addition, the mandated one-time contribution to the City's affordable housing fund would be about $800,000, since the developers would not build affordable units in the development.  

Fire Chief Alan Berkowsky had previously brought to the attention of the developer, City staff and the Plan Commission members the fact that the City may not have sufficient resources to quell fires in "very tall buildings. Chicago has 61 firefighters on hand to respond to any fire; Evanston has 26 on initial response." He requested that the developers commit to installing a "robust elevator [a water-proof elevator shaft], redundancies of water and power, and zone pumps" to help guarantee the safety of the inhabitants of the tower.

The 'no' votes
The three women who voted no -Johanna Nyden, Colleen Burrus and Robin Schuldenfrei - had differing reasons for their votes.

Noting that this was the fifth meeting for the hearing on the proposal, Ms. Nyden said the developer did not appear to be responsive concerns expressed by Plan Commissioners and residents during the process. The building is not one bit shorter, she said.  

"Think carefully," Ns. Nyden said. "Some think [the tower] will help economics - but what are we trading? What are we trading? We have no idea of the long-tern impact on the infrastructure." She added, "Chief Berkowsky has pointed out that the firefighter staff is not adequate for high-rises. Will we double the fire services or provide less than half the protection?"

Referring to the tax increment that would be generated by the development, which the developers listed as one of the public benefits, Ms. Nyden said, "The tax increment is an inherent effect of the development, not a public benefit." She added, "I really worry that if we set the precedent that we approve projects because they generate taxes ... look at the quality of life in Evanston if we start to go in this direction."

Ms. Burrus said, "This building would be an embarrassment for the City, just as this process has been a blemish on the integrity of the City" - referring to the City Council's earlier meeting with developers, which the Attorney General said violated the Open Meetings Act.

Ms. Schuldenfrei objected, among other things, to the destruction of the 708 Church St. building, which she said was architecturally superior to the proposal. "What are we asked to give up? The 708 Church building has a restrained classicism at a human pedestrian scale, a limestone façade, delicate egg-and-dart motifs and dentals where the cornice meets the sky." The building, she said, is "not land-marked but landmark-able. It's been protected by zoning."

Where do the citizens stand?
Ms. Burrus also questioned the value of the hearings, given the majority view. "Why are we holding public hearings? We have heard over and over the [residents] don't want height. I do not believe that we have heard comments from citizens that they want downtown height. I haven't head one person say it. Do we need pickets to get the message? ... Mr. Woods said, "As a citizen of Evanston, I'm in favor of it."

Mr. Opdycke said, "I'm not convinced that those who spoke against the proposal represent a true consensus of the City."

Mr. Staley said, "We've not taken polls. We're supposed to [review] the proposal objectively."

Mr. Burrus countered, "We have to look at it objectively, but we have to listen. We need to look at what the City of Evanston needs and what is best for the city."

Mr. Galloway said, "There is a sense in which we represent the citizens, but we also review all the articles and make the judgment. We hear from citizens, fellow professionals, city staff; we read; and we use the criteria ... to make as rational a decision as we can."

The 'yes' votes
"Arguing for approval is the fact that our City's most valuable asset and greatest economic generator is the downtown area," Mr. Staley said.

"The developers have come here week after week and taken a lot of punches," said Mr. Opdycke. "They're not the enemy - they're the builders ... they're the risk-takers." He added, "For me the tax generation is important, but aesthetics is first. I want to know if this building is going to look good. I've lived here all my life; I'm going to see it every day."

Mr. Galloway said, "The public has bemoaned that Evanston is becoming more urban. Let me tell you: That train left the station years and years ago, taking with it the economic, social and cultural decline." He added that while he had "qualms" about the project, "I don't want this meeting to be the end of the jubilation of seeing a Class A project on this site."

Conditions attached
Among the conditions of the Plan Commission, which will be forwarded to the Planning and Development Committee as part of their recommendations, were that the architect make changes to the base of the building, that office space be added to the mix and that at least one floor of underground parking be added.

Mr. Galloway also requested that a liaison be appointed to oversee the project and work with the City and the developer to ensure that the completed project conformed to the promised one. 

Developer Mr. Klutznick told the RoundTable he was pleased with the vote. He said he thought the purchase of the Hahn Building might have convinced some of the Plan Commission members of the worth of the project. "We're looking forward to continuing the review process with City Council members," he added.

Pension Liability: Two Ways to Pay

By Mary Helt Gavin

Two options are being floated for the City to address its massive pension-fund liability.

The State of Illinois has mandated that both the police and firefighters pension funds be fully funded by the year 2033. As of March 1 of this year, the City's unfunded liabilities were $77.5 million for the police pension fund - a 44.3-percent funded ratio - and $62.6 million for the firefighters pension - a 41.1-percent funded ratio.

The City's new actuary, Gabriel Roeder Smith, says the City needs $140 million to fully fund the present liabilities in the two funds. In addition to making up for that shortfall, the City would need to fund new liabilities on an annual basis.

City staff has proposed two ways to address the shortfall: directly, through increases of property taxes and possibly other taxes and fees; and indirectly, by issuing pension-obligation bonds, which themselves would have to be repaid over the course of several years.MORE...

Recipes for a Happy Holiday

Several community leaders responded to the RoundTable's request that they share a favorite holiday recipe.

A potluck of their responses follows in dinner order.

With the addition of a main course, their dishes would make a full meal in the spirit of Evanston past, present and future.

From Mayor Lorraine Morton came this recipe for acorn squash, along with a few hints for ease of preparation. In a season that abounds in sugarplums, it would be welcomed by diabetics and others alike.

Mayor Morton's Acorn Squash for Diabetics
Note: "Acorn squash are very difficult to cut.  My suggestion is to bake it about 15 minutes in an oven (not the microwave).  Cut squash in half, discarding seeds and strings.  Rub the inside of squash with salted butter, leaving a pat of butter in the center.  Depending on the size, place Splenda brown sugar in the center, fill squash cavity with crushed pineapple and a red maraschino cherry. Bake in 350º F oven for 40 minutes, then sprinkle with a few shakes of cinnamon or allspice.  Eat while warm.  Enjoy." MORE...

HAPPY HOLIDAYS!