A CAR WASH BY THE GREAT PARK?    

After a year of behind-the-scenes discussion with Village staff, Glenview State Bank appeared before the Plan Commission Tuesday asking that property they've bought on Chestnut Street near the Great Park be re-zoned for business.  The courts have overturned arbitrary "spot zoning" (re-zoning one property at a time) as a matter of good planning and public protection.  To avoid the appearance of spot zoning, the bank brought a buddy along.  The man who owns land next door to the bank's proposed site was also asking to be re-zoned so he could build a car wash.

"Let's cut right to the quick because I want to get out of here by 10 o'clock," said Commission Chairman Tim Doron.  "I see a car wash on a piece of property that's a permitted use, and I'm not about to grant a re-zoning and even allow that possibility. When I see car washes, it sets up a red flag."

Referring to the Great Park, he continued, "When I think of all the years that people have spent volunteering to plan this beautiful masterpiece there and I see a car wash plunked down and a request for zoning that would allow that conditional use to kick-in, that's when I lose my goodwill and my sense of humor."

Fred Feinstein, the attorney representing Glenview State Bank, said he was not there to defend the car wash or its would-be owner, Mike Duncun, but he proceeded to argue that the Commission give this proposal a chance.  "Until you've seen the elevations [architectural drawings], until you've seen the care to which Mr. Duncun has gone to protect what you are concerned about – the vistas. . ."

At that point, Doron said the Commission would consider the car wash, and Feinstein backed away.  Not wanting to jeopardize the bank's request for business zoning (B-2) Feinstein said,  "I don't want to taint my client's piece – my primary client's piece...If we can move on our B-2 piece and hear the testimony on Mr. Duncun's re-zoning and the comments of the community, at least you will have done that."

Glenview Watch was surprised to hear that term – "primary client."  Are "primary clients" the ones who pay the bigger fees?  Is this a legitimate legal distinction?

The Commission proceeded to discuss the plans of Feinstein's "primary client." Chairman Doron expressed a "degree of comfort," but voiced doubts about the size of the three-story, building – about 26,000 square feet.  "I just think the mass of that building, it looks nice on the elevations.  I think sometime in the future when it's built, we're all going to step back and say "Wow, that's big!"  And I'm not sure it belongs on Chestnut."

Doron then uttered a surprising mea culpa with regard to another "big building" that may not belong.  "In eight years on the Commission, the one thing that we did – and I step back and say ‘Ouch,' was the Metro lock-up facility.  The site plan looked good, it seemed compatible with Waukegan Road, every time I drive by I say, ‘That thing's too big.'"

Doron and Commissioner Howard Silver called for a delay on approval of  Glenview State's building, but Commissioner Joseph DiMattina argued that big is good when it comes to a bank.  "In the old times, banks were the center of town, and it has that – not imposing, but a warm, comforting feel."

The Commission then gave unanimous support to spot zoning Glenview State Bank from a light industrial to business use and approving its site plan.  The matter goes to the Village Board on June 20 where Glenview State Bank hopes to get final approval.  The Plan Commission will consider Mr. Duncun's car wash on May 30.  Also on that date, the Commission will review the tree moratorium and plans for the new ABT.

ABT PLEDGES NEW AND IMPROVED LANDSCAPE

Responding to concerns from the community, ABT announced changes to its original plan for a superstore on Milwaukee Avenue.  A spokesman said the building would now be set back from the road by 200 feet – further back than four of its neighbors, at about the same distance as Guarantee Trust.  They've pledged to conserve 20-30 feet of trees and will plant eight-foot pines on a two-foot berm to further screen the property from Milwaukee. 

The first 800 feet of the property will look as it does now – trees and brush, and the building itself will look a lot like ABT's current building (only it will be three times bigger). "It will have brick along the entire face of the building and will give you that nice ABT look," said the spokesman.  The back of the building will be pre-cast concrete.  Walls will screen a view of the loading docks from Interstate 294, and the parking lot has been cut from 1,000 spaces to 866 – still 241 spaces larger than ABT’s Morton Grove lot.

The developer, Town and Country,  suggested businesses across the street, such as Lifesource and Guarantee Trust, consider creation of a feeder road behind their buildings that would funnel traffic to the same intersection where – God and the state of Illinois willing – ABT will install a traffic light.  Routing in that way would improve the chances for IDOT approval of a light and cut down on the amount of traffic feeding onto Milwaukee from individual driveways.

Glenview Watch has two questions for the developer: Will you be paying for this road or do you expect Glenview taxpayers to pick-up the tab, and wouldn't this road pass right through an Environmentally Significant Area imposed to protect the Grove?

"NOISE IS A NON-ISSUE"

ABT also hired a "board-certified noise control engineer" with the unlikely name of Tom Thunder.  He told the Commission that 115 trucks coming and going each day will not create a noise problem.  He measured sound at the proposed ABT site.  It ranged from 55 - 85 decibels with an average of 73.  The level of normal conversation is about 60 decibels. "It's really a noisy environment to begin with," he said, "primarily because of the traffic along Milwaukee Avenue and the expressway."

Using noise levels measured by Morton Grove at ABT’s current location and calculating how far that sound might carry, he concluded that the nearest residences to the proposed ABT site would notice nothing more than they now hear when ABT opens for business.  "In this case, it's really a non-issue.  There's enough noise out there that will mask these operations."

Sound expert Thunder measured Milwaukee Avenue noise on a weekday at 11 am.  He did not comment on a lawsuit called to our attention by reader CR.  Neighbors of the current store claim that they can't sleep and that conversation can be difficult because of loud noise and vibrations from fork lifts and other equipment, from metal trash containers being moved and trucks driving through at 3 or 4 a.m.  They also claim that the ABT operations have reduced the value of their homes.  "Trucks at 3 am?" says CR.  "We shouldn't trust the Abts when they make promises to Glenview."

The Village has a tough-sounding law on the books:  Article XII A of our Zoning Ordinance says, "The land in the Village of Glenview and surrounding areas is predominantly devoted to residential use.  People who reside in this area have chosen this location because of the suburban atmosphere, free from objectionable noise, smoke, odors, vibrations and other irritants that are frequently found in more urban locations.  The performance standards contained in this article are designed to minimize operations which will disrupt the existing suburban atmosphere." 

Having given ABT and its prospective tax revenues such a warm welcome, is the Village prepared to enforce that law, or will our residents be lining-up behind folks from Morton Grove at the courthouse?

MORE JOE TO GO

The Plan Commission also approved a new shopping strip near the corner of Sanders and Milwaukee just south of the Prime Minister.  It will be home to a new Famo's, a video store and – perhaps – another Starbuck's.

MORE WOODED LAND TO BE DEVELOPED

A five-acre parcel of wooded land that was recently sold by the New Church in Swedenborg Park will soon sport 16 new houses.   A spokesman for Ferris Homes compared the houses they plan with those being built by the James Company at the Glen and suggested that their custom properties will retail for about $700,000. The developer says residents will use Rolling Pass Road to reach the subdivision.

The Village wants Ferris to kick in money for a new sanitary sewer at an estimated cost of $60,000.  The developer balked at the idea, noting that they will already be paying $300,000 in impact fees to the schools and Park District and providing sidewalks into the subdivision.  Discussions will continue.
   
BELMONT VILLAGE MAKES A COMEBACK

The Texas-based company Belmont Village is pressing ahead with plans to build a 154-unit assisted living center near the corner of Shermer and Golf.  Plans for that multi-story building are wending their way through Village Hall, and construction could start this summer.  A survey of neighborhood residents showed scant support for the facility, and today's New York Times reports that the market for assisted living is saturated. 

In a story headlined "Too Much, Too Soon Halts Assisted Living Boom," the paper says there are 7,000 of these facilities nationwide, and monthly fees start at $3000 – a figure beyond the means of many seniors.  What's worse, the Times says intense pressure to show profits has "created enormous pressure to keep staffing to a minimum."

Belmont Village, a company that specializes in the management of parking garages, told Glenview officials that it would have about 12 staffers on duty at any given time – a claim that sparked skepticism at meetings of our Village Board.

The firm won re-zoning for six-acres of the old Nicor property.  The other nine acres remain open and are zoned for industrial use.  Industrial land in Glenview is relatively cheap, but to date our Park District has shown no interest in acquiring the land.  Park Board members say that south Glenview has plenty of parks and that the land is so close to Glenview's border that residents of Morton Grove might use recreational facilities there.   

PAVING THE ROAD TO HELL
   
The Environmental Review Committee, charged with deciding whether a 31-acre prairie preserve at the Glen deserves special environmental protection, got lost in the political fog at Village Hall Thursday.   The well-meaning panel of three scientists, a land planner and a civil engineer clearly understood that development beyond the bounds proposed by the Trustees could mean damage to prairie plants and grassland birds at the Glen.  They voiced strong concerns over the minimal 20-foot buffer that separates prairie from proposed industrial park along its western border. 

Commissioner Michael Sands said weed killers used to maintain a corporate landscape could easily blow onto the prairie, and Commissioner Diane Korling called the 31-acre preserve an "arbitrary space," adding that "a larger area might be needed to guarantee on-going protection."
   
Commissioner Charles Paine said populations of eastern meadowlarks and savannah sparrows – species recently seen on the prairie – are in "steep decline."  He noted that these birds are more likely to feed and nest on larger areas and the addition of just 20 acres to the 31 acre preserve could make a significant difference.

"Anything that we do to expand the area that is grassland –  changing how the development occurs  to maximize the contiguous area of grassland – is likely to increase the chance of keeping those bird species," Paine said.

Trustee Kent Fuller told the ERC he had seen nesting meadowlarks and kildeers on the prairie this spring.  "Grassland birds are in trouble," he said, "and in the Village of Glenview, this is the one place that we have them."

Commissioner Michael Hughes suggested a long list of guidelines to prevent harm to the prairie preserve by construction on adjacent parcels.  Unfortunately, the ERC  has no jurisdiction over lands outside a designated ESA and had been reminded that its mission was only to decide the fate of the prairie preserve proposed by the Trustees.In a letter to the panel, Board President Nancy Firfer welcomed suggestions from the ERC but reminded them, "It is not your charge to provide opinions outside of the 31 acres."

Village Attorney Jeff Randall assured the panel protections were already in place in the form of covenants – legal agreements between the seller and the developer, Catellus.  "I don't know how much more space can be preserved," Randall said, "but knowing that Catellus wants to be a good corporate citizen, the company would work with us in doing what it could to further enhance whatever open space it plans to have in its development."

An hour passed as the Commissioners wrestled with their dilemma. Commissioner Sands noted the covenants were "somewhat general."  Appearing tired and befuddled, the ERC decided to approve the Village premise that the primary area of environmental significance was a 13.4 acre prairie surrounded by 17.6 acres of buffer zone. 
   
Struggling to compose his thoughts, Sands suggested that the group raise the subject of a bigger ESA through a second resolution "that we remain concerned that to maximize the benefit to the ESA – something along the lines that we recognize that there are opportunities to improve on the performance of the ESA, and we would be submitting, in response to the Village President's request, we will individually submit suggestions, written suggestions on how to do that.  I think it's important for us to go on record as saying that it is important to maximize that impact." 

"That sounds like something very appropriate," said Paine, "to make a statement that this is a minimum, that it's not everything you could ever hope for."

The ERC's clear-thinking lawyer, Sandy Stein, was absent from Thursday's meeting, but Village Attorney Jeff Randall rushed to fill the void.  He proposed that Sands' informal remarks "be considered a motion.  Someone could second it, and it's all part of the record.  You can take a vote on it, and that will act as your statement to the Board."

Commissioner Korling said that sounded good to her.  Chairman Chuck Stewart called for discussion, and Paine replied, "I'm not quite sure what it is, but I think I liked it."

As the clock ticked toward 11 p.m., Stewart pressed on:  "I think if the Village Board has the stamina to read through the minutes, they'll pick up on all these things, so let's have a roll call."  Then, with no effort to read back Sands' original statement, the group voted unanimously to send it to the Board.

Editor's note: On Friday morning, a long-time resident of Glenview called to say, "I really resented Mr. Randall being there.  He was the fox in the henhouse.  The ERC is supposed to advise Glenview, but the Village Attorney was advising the ERC.  That isn't right."

Glenview Watch agrees and faults the ERC for its naivete.   It is one of the great tragedies of our time that well-meaning, intelligent people fail to grasp the essentially political nature of our public lives and to understand that governments and developers do not always act in good faith.

DISTRICT 225 DILEMMA SETTLED

The District 225 School Board faced a large, emotional crowd last week and said it would spend more than $32 million to expand Glenbrook South High School.  That decision should allow all students from Glenview to attend South.  The Board had considered sending students from District 30 and kids from the Glen to North as a means of easing overcrowding at GBS, but parents complained that shipping wealthier kids north could impact the cumulative test scores and overall reputation of the school as one of the nation's best.

CALENDAR WATCH

A Town Meeting with the Trustees, scheduled for June 7, has been cancelled due to scheduling conflicts.  The pick-up of hazardous waste by the Village was also called-off after storm damage diverted manpower to clean-up efforts.  Watch the Watch for new dates.

READERS WRITE

While the noise issue may be settled for neighbors of the new ABT, community leader Nancy Diveris says fears about truck fumes remain, and BMQ writes about a landmark agreement with a grocery store chain in California.  The neighbors there sued in 1998, charging that they were exposed to hazardous diesel exhaust without warning.  The grocer agreed to purchase 150 alternative-fuel rigs to replace its current fleet, a move which the state's attorney general says may prompt other companies to change.  Seventy percent of toxic pollution in California is attributed to diesel trucks.

HS wants cooperation: "After attending several Village meetings and watching on cable, I cannot understand why anyone would want to be involved with the Village.  So much time is wasted on people's egos and their need to have their two cents put into the minutes.  We are all residents of the same Village.  Why not work together for compromise rather than an all or nothing attitude.  As a business owner, I know the importance of compromise and listening to people.  If we spend so much time talking, we don't have time to listen."

AB is back with some questions: "Why is it that even though a majority of Glenview residents could be against senseless development, the Board continues to defy these residents?  Could it be MONEY?  I am sick of hearing that we need more stores such as Home Depot.  We already have a Home Depot at Lake Cook Road, less than 10 minutes away from the proposed new Home Depot.  WHY???  We might as well put in three or four more Walgreens too.  The Trustees must remember that with increased traffic (this is inevitable) there will be more road rage and ultimately more stress on everyone.  Isn't our health and well being ever considered?  Don't the Trustees that continually vote for development appreciate open space?  Do they vacation in downtown Chicago?  Why do we call them Trustees when the word means, ‘a person appointed to administer the affairs of and for the benefit of others.'  They don't seem to meet that description.  I vote that we start calling them ‘entrepreneurs,' meaning ‘a person who organizes and manages an enterprise, especially a business with considerable initiative and risk.'"

BR, who gets the Watch by snail mail, scrawled a note on the back of page one: "I truly enjoy your coverage of the games being played by our elected officials here in lovely Glenview.  Outstanding job!  I only have one issue with your newsletter.  As you can see, I am writing my letter to you on the back of page one of the Glenview Watch which was blank.  Will you PLEASE print your newsletters on both pages.  That way we can save trees and you can save a ton of postage."

We like this idea, BR, but print on both sides of the page makes the Watch more difficult to read., and the tab for postage would still be 33 cents.   Tell you what: The folks at the Glenview Public Library can help you get e-mail. That will save trees and postage.   It's free, it's fast and believe me, it's easy. 


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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