BUILDING A NEW TEAR DOWN ORDINANCE

Glenview's Plan Commission held hearings on the problem of tear downs from December 1998 through August 1999.  After eight months, its members produced a new ordinance designed to protect Glenview from the nightmare of small homes being knocked down and replaced by monster mansions.  Today, the problem remains.  The new law, it seems, is filled with loopholes, and developers have found every one.

On Tuesday night, one resident who lives on Pleasant Lane told the Village Board, "Our neighborhood had modest homes and large lots.  Now, you cannot walk on the street.  I have not had one summer without construction for eight years.  It's not our neighborhood anymore."

Another, who lives on Chatham Road, said developers frequently cruise the neighborhood in their SUV's, stopping people as they walk their dogs or ringing doorbells.  They're looking for small homes that could be purchased and torn down.

"About six months ago, we had an absentee owner purchase some property and tear down a house," said the distressed resident.  "We had no knowledge of what was going to be forthcoming, and now we see a super structure of 6,000 square feet – almost double the average of our street."

THE TRUSTEES RESPOND

The situation is so bad that Trustee Kent Fuller, a frequent champion of free market economies, said it would be "bogus" to ignore the situation.  "We have a very large supply of very large houses coming into the market at the Glen and some other developments . . . I daresay half the people now living in our Village could not afford to buy a new home in our Village."

Former Plan Commissioner and Trustee Larry Carlson, who helped draft the impotent ordinance, said he agreed with Fuller.  "I would personally like the marketplace to be the controller, but not if it's going to change the character of our Village."

John Patton, Jr. was not so sure.  "When I drive down Dewes and Henley on my way to Rugen for the soccer games, there's clearly some abuses there in terms of the size of homes they have put in that neighborhood, but there's also a benefit to tear downs that we can't ignore . . . Maybe beauty is in the eye of the beholder, but I just don't want to see us overreact and constrict the ability of people to build a home for themselves . . . Those people that are doing that are people that are bringing in families to this community, and they're building larger homes because they have children with them, and I don't want to see them demonized."

What to Do?

President Firfer proposed a special Plan Commission meeting to address the situation, and long-time resident Norma Morrison, who lives across the street from a tear down site, volunteered to bake cookies, but Village Planning Director Mary Bak said the party might have to wait until June.

"Three members of the Plan Commission serve on the Glen Redevelopment Commission, so they're meeting twice a month in addition to the Plan Commission meetings.  The other thing is we have the Environmental Review Committee meetings starting at the end of this month.  That's taking another night out of the Board's schedule, so we're filling-up."

 Is There a Moral to this Story?

Glenview Watch wonders if Village Manager McCarthy and our former Trustees had any idea how heavy the burden of redeveloping the former Navy Base would be, not only for staff but for the unpaid citizens who serve this community.  It is frightening to consider the long hours that our Commissioners and Trustees put in for no pay and to contemplate the difficult decisions they make with limited time, expertise and energy.

We can't help wondering if so much development detracts from Village services overall. Do you feel neglected?  Do you have ideas for making local government more efficient?  Should citizens who serve on our boards and committees be paid for their time?  Do you blame Trustee Patton for again leaving the Board meeting early?  It adjourned around midnight!  Click "reply," write and "send."

PUBLIC HEARINGS ON THE PRAIRIE

On Thursday, April 27, Glenview's Environmental Review Committee will begin hearing testimony about our prairie to decide whether the 31-acre site at the Glen is "environmentally significant."  ESA designation would mean special protection from potential damage by development nearby.

So far, only the Grove has "ESA" status, but a consultant working for the Village is expected to testify that the prairie preserve should also be protected.  Conservation Design Forum did a detailed analysis of plants at the site and outlined boundaries for the area.  No one has defined the site and drawn boundaries based on wildlife.  If they did, the ESA might be much larger.
 
 A Silent Summer for Glenview?

Many grassland, wetland and woodland birds are in decline in northern Illinois.  Rampant development has robbed them of food and safe nesting areas.  We see fewer meadowlarks, kestrels, sora  rails, hermit thrushes, swamp sparrows, common snipes, downy woodpeckers and northern flickers. 

Yet these birds survive at the Glen and might continue to thrive there with sufficient environmental protection.  A seasoned birdwatcher recently observed all of those species on land adjacent to the prairie and in the Northern Triangle, north of Willow Road.  She was thrilled to see so many snipes – more than she had ever seen in one place, and surprised to find the shy hermit thrush.

Consultants were hired recently to survey for reptiles, amphibians and bugs, and the head of Illinois' Bird Conservation Network was asked to take a look.  Unfortunately, their findings are not expected to be complete in time for the first public hearing, and the village itself is about to begin utility and road construction in the midst of what has, historically, been prime bird habitat.

STATE BUREAUCRAT FLIP FLOPS ON OUR ENDANGERED SPECIES

In years past, people came to Glenview from all over northern Illinois to watch for rare birds, including the state endangered upland sandpiper, which was seen at the Glen last summer. 

The Illinois Department of Natural Resources is supposed to consult with developers when endangered species are involved, but the consultation hasn't meant much.  In a letter to Village Attorney Jeff Randall, the IDNR's Kim Roman wrote, the sandpiper's "habitat requirements are not compatible with a development of this size . . . It is unlikely this species will nest in small habitat blocks surrounded by residential, industrial and commercial land uses."

In other words, since Glenview is committed to extensive development, state regulators won't bother to defend  the bird.

On September 22, 1999, Roman wrote to say construction at the industrial park next to the prairie  "should occur outside the breeding season (avoid April-July).  Grassland birds are very selective during nesting and breeding; excessive and continuous noise may cause them to temporarily abandon the site."

Two weeks later, Ms. Roman changed her position.  "A moratorium on construction during spring and summer months is not always possible," she wrote.  "We would not consider construction during the breeding season a significant impact to birds at this site."

Glenview Watch wonders which account to believe, and why the change of heart?
   
 Will the Facts Matter?

Evidence will, no doubt, be presented to the Environmental Review Committee with regard to the needs of our feathered friends, but this plea for mercy may fail because members of this committee, chosen by a previous Village Board,  have no background in wildlife:

Jacques Gourguechon is a land planner who recently appeared before the Plan Commission on behalf of a developer.  His resume states that he is a member of the Open Lands Board – a credential mentioned by Village Board President Nancy Firfer when she nominated Gourguechon.  In fact, he is not on the Board of Openlands (spelling changed a few years back) and has not been for nearly a decade.  He has, however, done a number of jobs for the Village of Glenview.

Sanford Stein is an "environmental attorney" whose expertise is in regulatory matters and hazardous waste management.  When citizens sued a South Side Chicago steel processing company for alleged violation of environmental laws,  Stein defended the firm.  Then, with help from the Washington Legal Foundation – a group committed to defending and promoting free enterprise – Stein went after the citizens' group for his legal fees.   His resume also indicates skill in the areas of land use and development, noting that Stein has represented numerous developers, municipalities and special governmental districts.

Michael Hughes is a civil engineer who works for the Village of Northfield.  His expertise appears to be in flood water management.

Charles Stewart is a "tree" man – an expert in urban forestry.  His concerns include tree trimming, removal, disease and insect control.  Stewart owns a private consulting business, and one of his clients is the Village of Glenview.

Of course, these individuals may care about wildlife – most people do –  and cast votes to assure the survival of native birds, but will the Glen Redevelopment Committee and the Village Board sign-off on protection for more than 31 acres? 

WHAT DO YOU THINK?

If you've read this far, you get a gold star – and the chance to testify before the ERC at 7:30 p.m. Thursday, April 27  in the board room of Village Hall.  Too shy to talk?  Send your comments to the Watch, and we'll read them for you.  Just click "reply," write and send.

YOUR TAX DOLLARS AT WORK

We don't know if bread can be purchased, but there seems to be money for circuses in the Village Budget.  On Tuesday, the Trustees okayed $3,300 for police and fire protection for the Chamber of Commerce Street Dance to follow that group's annual sale on Glenview Road.

Also approved, $10,000 for carp and exotic species control in the new Lake Glenview.  Trustee Donna Pappo expressed reasonable confusion over this proposal.  How did carp make their way into a brand new lake filled, so far, with rainwater?  A consultant explained that the invasive fish live in ponds and wash through the storm sewers when it rains.  A single carp can lay 200,000 eggs. 

To control them, the consultant may use barriers, nets and shock treatments to kill the carp outright.  He will also stock the lake with tiger muskies – fish that will eat the carp.  (Glenview Watch wonders what will be added to eat the tiger muskies?)

It's a lesson in how difficult natural restoration is – and an argument for keeping natural wetlands and prairies where they already exist.

THE SIDEWALK SAGA

The Village Board has delayed a decision on whether to take down trees and build a sidewalk on the west side of Landwehr near the intersection with Willow.  A resident of the nearby subdivision Glenridge Meadows believes the solution is easy:

"Winkelman School, Glenbrook Hospital, the ice rink and Plaza del Prado, these are all locations that would require a sidewalk on the east side of Landwehr.  There already is a sidewalk for most of this section.  Some sections are in bad shape and the Village does not maintain them." –HS

VT questions the need for another pedestrian path in that heavily trafficked area: "What children?  What joggers? What cyclists?  If they were here, they could use the east Landwehr sidewalk.  What rational mother would let her child cross Willow Road?"

SS says amen: "Any Glenview official who would encourage children to cross Willow or Landwehr (via bike, skates or on foot) should be arrested for child endangerment." 

"Another observation regarding sidewalks:" writes HH.  "A principal rational for increasing density in the downtown area has been to increase the number of people that will be able to walk around the area and shop in the local stores.  But what do we see from the Optima West building and the Optima East structure under construction?  Sidewalk areas so narrow that two people could hardly walk abreast.  This is hardly conducive to leisurely shopping.  The Plan Commission let them build right up to the lot limit.  They try to do that everywhere they build and can get away with it.  We need a change to our zoning for the downtown area to require sidewalks at least 8 feet wide or better."

And What Did You Think of a New Super ABT on Milwaukee Avenue?

"No, no, a thousand times no," writes RW.  "It is zoned industrial.  Our big spenders on the board should buy it.  We need proactive behavior,  critical thinking and protection for citizens' interests.  The Plan Commission goes too far, too fast!"

"I am a 14-year-old freshman," writes another resident.  "I moved to Glenview from Chicago when I was 6 and a half.  The el tracks were behind my house.  That was loud!  Now, I see Glenview is getting louder and more populated.  It is sad.  The town I knew is no more."

JR says, "I say No, No and No again to the building of an ABT store on Milwaukee Avenue.  The thought of allowing the building of that place is ridiculous.  The land is home to a sizable wetland,  Milwaukee Avenue is already so congested and the homeowners are worried about traffic and air quality.  My goodness.  Do we have to fill in every available inch of open land in Glenview?  When we moved here, 14 years ago, the house across the street sat on three forested acres, which is now going to house four humongous homes.  If we had wanted to live in a suburb like Arlington Heights or Schaumburg, we would have moved there!!"

THE ARGUEMENT FOR ABT

That view was countered by AR who wrote:   "If the suburbs are going to sprawl, Milwaukee backed by 294 is an acceptable place," and SS warned, "Don't be so quick to be anti-ABT in Glenview.  This would be nice for our tax base and would add an outstanding locally owned business."
   
Glenview Watch replies: You might well be right,  but let's know all the costs in advance.  It's easy to calculate the sales tax revenue but more difficult to anticipate the costs to our community in road damage from 115 trucks per day, added costs for police and fire protection , added pollutants in our air and added asphalt on the ground.   Commercial development is no free lunch.

Nobody likes suburban sprawl, and this is what it comes to.  We have to look at all the costs – then decide where our priorities lie.  That's why we'll be watching Tuesday's meeting of the Plan Commission on cable channel 17 – hoping for more information before making our decision.


YOUR TURN

What's on your mind? Drop us a line by e-mail at GlenviewWatch@aol.com or the old-fashioned way. We're at 3537 Maple Leaf Drive, Glenview, IL 60025. Thanks for reading. Dean Schott and Sandy Hausman, Co-Editors of The Watch.

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