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CONSULTANT RAISES QUESTIONS AND DOUBTS
While he was hired to answer questions about the
future of downtown Glenview, consultant Robert Gibbs raised several
doubts as he reviewed the findings in his 49-page report. The
Detroit-based planner believes Glenview's downtown can support a 50
percent increase in retail space.
Because it would draw primarily from a 2.5 mile
radius, Gibbs ruled out department and big box stores but said a
specialty grocery store like Whole Foods, a drug store, bookstore,
bakery, bagel shop, cafes and restaurants could do well. He also
thought Glenview could lure small clothing stores like Talbot's or
Chico's and a shoe store. "Believe it or not, you're greatly
underserved for women's shoes in this market," he said.
"Almost all of your trade will be very, very local, so it won't increase traffic much," he contended, adding that the flow of traffic downtown is reasonable.
Gibbs, who worked on the original Oliver McMillan
team at The Glen Town Center, also thought downtown could use a good
camping and sporting goods store, "where you can come and buy your kayak
or whatever." Other options included a gardening store, a 24-hour home
office service center, such as Kinko's, plus more dental and medical
offices.
He said 20-25 percent of the new businesses should be national chains with the power to attract customers on a regular basis. Having heard that Glenview would host a grand opening for its new train station last week, Gibbs expressed delight, saying the Metra stop is an important draw for downtown.
Editor's note: Gibbs out-of-town stripe was painfully
wide when he confused the new Metra Station at The Glen with the
downtown station, and we're still puzzled by his claim that Glenview has
much in common with Cambridge, Massachusetts – Harvard University's home
town. We were also surprised to hear that Glenview needs another place
to purchase kayaks with Galyan's now open at The Glen, and we can't
imagine that Chico's, with stores at Old Orchard and Northbrook, would
be in any hurry to open in Glenview. Gibbs also contradicted a traffic
study mentioned in his own report – a recent analysis giving Glenview
Road an "F" because it's so congested at certain times of day. What's
more, he told a publication called New Urban News, "Generally you need
at least 25,000 cars a day going past your store unless you are in a
major city like New York." Gibbs strongly encouraged Glenview to
consider buildings with retail on the first floor and residential above,
but in the Urban News interview he said, "It is very risky for the
retailer to have residential above because you can't control how the
resident maintains his unit. It helps the commercial a little bit to
have people above it, but 400-500 people living above a shopping
district isn't going to make a lot of difference. You need people in the
thousands."
Fortunately, the consultant was quick to say he is
not making recommendations – only outlining options, and while he
believes the town could support another 165,000 square feet of retail,
he concedes that five or six key tenants requiring as little as 20,000
square feet could be enough to revive the neighborhood. We hope the
village board will keep that in mind when using public dollars to spark
retail development on Glenview Road, recognizing that when the bill
comes due, Mr. Gibbs will be back in Michigan, leaving local residents
to pick up the tab.
THE FINANCIAL FLY IN THE OINTMENT
Gibbs said Glenview's demographics were "very
favorable," with an average household income of $140,000, but he worried
about the current economy. Noting statewide unemployment of around 6.5
percent, the consultant said he was "a little concerned about this
year. If that starts to go up to the 8-9 percent range, then that could
greatly influence our recommendations." Once unemployment gets that
high, Gibbs explained, even people with steady jobs know someone who's
unemployed, and that causes them to spend less.
WOODROW OFFERS A WORD OF EXPLANATION
Hoping to clear up confusion about the role of the
report and a downtown redevelopment committee he will chair, Trustee
Kimball Woodrow said the Gibbs' study assessed the amount and type of
retail downtown could attract. By contrast, his committee will have to
figure out how the village can accommodate those businesses – what
parking should be added, what changes to Glenview Road might be
required, and what other services are needed.
Woodrow said he hopes to announce the committee
members he's picked at the next village board meeting and said the group
would also make sure that changes downtown were consistent with the
comprehensive plan – a 10-year proposal for development to be publicly
discussed for the first time Tuesday night when the plan commission
holds a hearing.
PLAN COMMISSION TO HOLD FIRST HEARING ON
GLENVIEW'S FUTURE
The comprehensive plan – a wish list created by a
20-member commission with the help of a Milwaukee-based consultant – is
now available at
www.glenview.il.us or in the reference room of the public library.
In general, the plan calls for Glenview Road to
become a pedestrian-friendly Main Street with three-story buildings
housing stores on the first floor and apartments or offices above. New
structures would be placed close to the street, and parking would be
located behind those buildings. The Cloisters, built by Optima on the
southeast corner of Glenview and Waukegan roads, is considered a prime
example of this concept known as "new urban mixed use development."
The plan recommends keeping the library downtown in
its current location or at a central site along Glenview Road. The
Gibbs report suggested that site might be the current location of the
downtown fire station, and the comprehensive plan says the fire station
could be moved to another downtown spot. In addition, the plan proposes
offering economic incentives to developers who want to locate in
downtown Glenview. It specifically targets the shopping center across
from Glenview's current library and the office building known as
Colonial Court for redevelopment.
At 7:30 p.m. Tuesday, February 24 the plan commission
will hold its first in a series of public hearings on the plan,
including an overview and a discussion of ideas for downtown. Anyone who
wishes to comment will be welcome in the board room at Village Hall.
Proceedings will also be cablecast on channel 17. Subsequent hearings
will focus on eight other parts of town including Jefferson, Monroe,
Lehigh and Old Willow Road (March 9), Milwaukee Avenue and Waukegan
Road (March 30), West Lake and Greenwood (April 13).
DOWNTOWN BUSINESS LEADERS LOST IN VILLAGE HALL
SMOKE
Distraught by rumors of a grand new downtown that
might not include them, local merchants met at the chamber of commerce
building last week to decide what they should do. Representatives from
seven businesses fear the village will replace their buildings with new
ones charging substantially higher rents than they can afford.
The merchants expressed doubts about Glenview's
ability to support much new retail given vacant space at The Glen, and
two Glenview Road businesses that now generate about $2 million in
annual sales said they might not survive in a new location.
The business men and women vowed to take their
questions and concerns to Village Hall on Tuesday night, but they seemed
unclear about what they could achieve or who would be listening. Some
thought they would be addressing the trustees, while others thought they
would be talking with members of the Comprehensive Plan Commission.
They had no clue why Glenview's plan commission was involved and had
never heard of Trustee Kimball Woodrow, a major player in plans to
redevelop Glenview Road.
Chamber of Commerce President Paul Jones, president
of Glenview State Bank, did not attend the downtown merchants' meeting.
Editor's note: The plan commission has no direct
control over the future of downtown Glenview and no obligation to the
voters. As an appointed panel, it holds public hearings, discusses
possible developments and advises the village board, but on many
occasions the trustees have chosen to disregard plan commission advice.
TRUSTEES PLAN NEW COP SHOP
The village board continued to debate the look of a
new police station to be built at the corner of Lake Avenue and Shermer
Road. Architect John Bosman showed the trustees pictures of other
police stations and public buildings, hoping to get feedback that might
guide his team to draw something to Glenview's liking. Earlier drawings
were flatly rejected by the board.
In looking at new photos, however, the trustees
couldn't give much informed architectural advice. President Larry
Carlson said he liked one facility because it looked "like a police
station. Those vertical elements look like bars," he explained.
The architect was surprised by that observation, and
Trustee Jeff Lerner promptly informed Carlson that "most modern jails
don't have bars."
"They don't have bars?" said Carlson. "How do they
keep `em in?"
"With locked doors," said Lerner.
"I must be watching too many Humphrey Bogart movies,"
concluded Carlson.
Lerner said he was fond of another building "because
it had a clock," and Trustee Jim Patterson favored a structure with
globe lights. "That makes it look like Gotham City," he explained.
Trustee Kerry Cummings panned two buildings saying
one looked too much like Glenview's award winning Park Center and the
other resembled Northbrook's village hall, but when architect Carol
Sente concluded the board wanted something "unique," Cummings disagreed,
saying she liked the look of the new Metra station at The Glen."
"I don't know if ‘unique' is the right word," said
Trustee Lerner. "The way I would phrase it is we don't want it to look
like another building that already exists. ‘Unique' takes on the
connotation of ‘distinctly different.' I don't want it to be
distinctly different, but I don't want it to look like the Park Center
either."
"When I hear ‘unique,' I don't hear ‘traditional,'"
said Patterson.
From other remarks, architect Sente concluded the
board preferred a traditional building with a pitched roof and red
brick, but when she mentioned adding some elements of contemporary
styling, Patterson objected. "I think the consensus is to stay more
traditional." Cummings, Lerner and Carlson agreed.
Editor's note: We doubt these trustees were elected
for their expertise in architecture. In fact, with the exception of
Woodrow we don't think any of them know much about design. An
enlightened board would send the architects to meet with our appearance
commission, a panel of architects and designers, allowing them to choose
several options. Then, the trustees could pick the building that would
cost least and be most energy efficient or – all things being equal –
submit the various designs for a public vote.
RUSSIAN MERCHANT LEFT OUT IN THE COLD
When attorney Julius Cole appeared before the
trustees to request a liquor license for his client, Tatiana
Tomshevskaya, he described an "upscale liquor store," to be located at
9800 N. Milwaukee Avenue. He said Fine Liquors would offer some
everyday lines of beer and wine, but 90 percent of the merchandise would
be imported vodka, cognac, wines and cigars. Cole predicted the store
would attract customers from all over the North Shore.
Trustee Lerner read the application and noted that no
date was listed for incorporation of Fine Liquors, Inc. He also
observed that the lease for retail space was still being negotiated.
Cole said he was not sure whether corporate papers had come through yet,
but Assistant Village Manager Joe Wade said a liquor license would not
be issued until those papers and a signed lease were submitted.
Lerner then wondered why the address of the applicant
had been blacked out on the application. Wade said that was routinely
done on materials being made public to protect the privacy of the
applicant.
Recognizing that the applicant would have to complete
a number of state requirements before getting the license, including a
police background check, Trustee Woodrow moved for approval. In
previous votes on matters involving the sale of alcohol, Trustee Mary
Beth Denefe had also been willing to lend support, but she was absent,
and no other member of the board was willing to offer a second.
The startled attorney wondered what he could do to
get this matter on the next agenda.
"The issue of reconsideration is subject to the
president placing it on the agenda or a trustee asking to have it
reconsidered," said Village Manager Paul McCarthy.
"If there is not a second, I would consider that
insufficient interest," Carlson concluded.
Moments later, after a jovial exchange about what a
fine shopping center Town Center is, a U.S.-born applicant received his
license to serve more than 100 kinds of beer until 1 a.m. at The Glen.
Editor's note: This is the second time Glenview's village board has snubbed a Russian-born businesswoman. The first time, a woman hoping to open a daycare center on Waukegan Road was turned away because the trustees did not feel Waukegan Road was a wholesome location for children. The vote was eventually reversed when the would-be day care operator hired an environmental attorney to plead her case. Last year also saw a Korean-American businessman turned down on plans to open an upscale liquor store on Glenview Road near Wilmette. Isn't it time for Glenview's Korean-American community and its Russian residents to get involved in local politics, to elect representatives who will respond to the issues that impact their businesses, places of worship and families?
MENDING FENCES AT WAGNER FARM?
While leaders of Citizens Organized for Wagners
remain bitter about the way they were shut out of park district plans
for the farm they worked to save, the district is moving to avoid one of
the greatest areas of controversy – culling or sending animals to
slaughter. Last week, the park board voted to lease new animals for its
educational programs. A lactating cow and calf, three pigs and three
sheep will be coming to Glenview on a temporary basis. When they've
fulfilled their mission – to teach area residents about agricultural
practices in the 1920's – they'll be returned to their home farms. In a
memo to the park board, members of the district's museum committee
concluded, "This plan would allow the district to get through the next
two years without having to de-accession a cow."
The board is taking a different approach to horses –
buying a 10-year-old pair of Percherons – a sturdy breed used to pull
farm equipment in olden days.
COWS CONDEMNS LOCAL PAPER
Citizens Organized for Wagners has objected to the
plan for pigs, sheep and horses at Wagner Farm, arguing that the Wagners
kept only cows and chickens. Members say the district is turning an
historic site into a petting zoo.
The park board says it's attempting to represent the
history of agriculture in this region, rather than remaining faithful to
the history of Wagner Farm in particular.
COWS is also furious with the Glenview Announcements,
a publication which editorialized against acquisition of the farm and
now supports the park district's decision to diversify. When COWS'
President Mark Steger wrote a letter to the editor explaining his
group's views, it was held for a week, heavily edited and printed – not
as a letter but as a guest essay.
The paper deleted a paragraph in which Steger
attacked the park board for "enlisting the services of 70 taxpayers for
nine months and spending $80,000 on consultants to create a master plan
[for the farm]." Steger said that plan, which argued for keeping only
cows and chickens, was "discarded at the whim of the park district."
The Announcements also left out Steger's assertion
that the park district was pleased to faithfully preserve the home of
The Kennicotts – "an aristocratic family" at The Grove, but was
unwilling to recognize "a common family like the Wagners."
During their final years in Glenview, Pete and Rose
Wagner had no fondness for Glenview's park district, and Rose, knowing
the park district wanted her property, willed it to her church,
instructing that it be sold to the highest bidder.
Editor's note: The Glenview Journal says it will run
Steger's letter in its entirety.
MORE PARK DISTRICT PATTER
– For $5 per adult, grandparents can bring
grandchildren to Splash Landings for a swim on March 6 or April 24. The
kids will get in free. Special grandparent days are set for the outdoor
pools on June 26 and July 24.
– The Health and Fitness Center is offering a special
deal for new members in April – 60 days for $60 will allow residents to
try the facilities before committing to a full-year membership.
– In conjunction with Evanston Northwestern Health,
Park Center will sponsor an adolescent weight management program
beginning with a lecture in May.
– The Third Annual triathalon will take place Sunday,
August 1 with a kids' fun run set for July 31 at Park Center.
ENH FACES FEDERAL COMPLAINT
Evanston Northwestern Healthcare faces a hearing
before the Federal Trade Commission over claims it fixed prices and
raised rates, charging far more at Highland Park Hospital than was being
charged at other area medical centers. ENH owns Glenbrook, Evanston
and Northwestern Hospitals. It acquired Highland Park Hospital in
2000. If the FTC rules against ENH, the corporation would have to sell
Highland Park Hospital.
NEWS FROM THE NEIGHBORS
– Glencoe could be the first suburb on the North
Shore to offer a voluntary review of new homes by its appearance
commission. In exchange for submitting plans, builders would be allowed
to construct slightly larger homes. The process would involve design
guidelines used to evaluate proposed houses in the context of their
neighbors. The idea came in response to the large number of teardowns
taking place in the small lakefront community. Last year, 53 homes were
razed.
– Members of the Northbrook Rotary gave more than
food and money to help Northfield Township's Food Pantry this month.
They knocked down a wall at the pantry's headquarters, built and
installed shelves, providing an additional 350 square feet the facility
needed for storage. Rotary International matched the local club's $500
contribution, and Home Depot donated $1,000 worth of lumber and other
supplies for the project.
– School District 225 has voted to charge $75 for the
behind-the-wheel portion of driver's education at Glenbrook South and
North, up from the current charge of $50. The board also voted to raise
bus pass charged by $30-$50 depending on the distance a student travels
while hiking parking charges by $15 a year.
– Northbrook's village president is pushing the plan
commission to make a quick decision for an office building at 1363
Shermer Road. The panel had originally said it would hold its next
hearing for that development in May. "February to May?" said Mark
Damisch. "No. Uh, uh. No."
Chicago developer Mitch Gerson wants to build 36,000 square feet, but the plan commission wants him to provide more parking.
– Fans of bicycle racing have raised $225,000 to
rehabilitate the velodrome owned by Northbrook's park district. "We're
way over the top of where we expected to be," the committee's top
fundraiser told the Northbrook Star. "We came up with a lot more money
than anybody ever dreamed we would." In the history of Northbrook's
park district, Executive Director Ed Harvey said volunteers have never
raised such a large amount in so short a time.
– The Chicagoland Jewish High School has purchased
seven acres of land on the south side of Lake-Cook Road just west of
Pfingsten. The school is currently operating in Morton Grove but hopes
to build in Deerfield.
TWO CORRECTIONS
The owner of the Cubby Bear, who was planning to open
a restaurant in Glenview, is George Loukas, not George Baker, and it is
the Detroit Lions' central office that has LEED certification rather
than the Lions Clubs of Detroit.
READERS WRITE
BL was surprised at how little she learned from a
consultant's report on downtown: "So how much did our village spend for
this 49-page consultant's report? I was part of a focus group at a local
market research firm several years ago (while Nancy Firfer was still in
office), discussing what residents would like to see in downtown
Glenview. Guess what? The consensus of our group was we needed a
high-quality grocery store downtown, like Sunset Food or the popular
grocery at the time, Fresh Farms, a nice restaurant, preferably near the
Waukegan-Glenview Road intersection, a Starbuck's and specialty shops.
We thought the buildings looked like heck with different awnings,
facades and signs. Some of us commented how beautiful and popular the
downtown renovation was in Highland Park and hoped we'd get something
like that. This is not rocket science. There is nothing new or
revolutionary in this consultant's report. In order to increase business
downtown, you need to attract customers with name boutique stores, like
Banana Republic. You want to attract teens with specialty stores geared
to them. Teens are a major segment of the buying public, but there is
nothing for them to do or buy in our current downtown. Increased foot
traffic means more money spent."
JAS was puzzled by our report that a downtown
consultant proposes locating a new library on the downtown fire
station's site: "What's with the library, or anything else, being
located where the Glenview Fire Station is? Now that we are building a
big new station in east Glenview (to cover Wilmette?) and another one at
The Glen, we're being told the downtown station is going to disappear?
Where is the coverage for the downtown that we are going to revitalize
(with a movie theater no less) and for all the homes in central Glenview
that have been dependent on that station for many years? The
handwriting has been on the wall for a long time but like everything
else, the village has kept it secret from the public until it's too
late."
Mr. H doubts some of the merchants listed by
consultant Gibbs would actually be interested in downtown Glenview:
"Brooks Brothers, Marshall's and Talbot's are high volume stores, and
regardless of the expected increase in our population there wouldn't be
enough traffic to support them. The only thing making any sense was the
recommendation to keep the library downtown."
And a reader calling himself the Common Sense
Consultant wrote about the suggestion that Glenview use tax increment
financing to encourage downtown development: "Another TIF? Cookie-cutter
condo/retail canyons? (If it's Tuesday, I must be in Glenview?). My
advice to the trustees regarding Mr. Gibbs' downtown report: Take it to
the trash. It's time to end restrictions on ground floor businesses,
offer incentives for the kinds of commerce we need, add angled parking,
rent empty spaces and prosper again."
George P. Nassos, Director of the Center for
Sustainable Enterprise at IIT, responds to news Glenview's new police
station could be certified by the U.S. Green Building Council for
leadership in energy and environmental design (LEED): "I am a real
supporter of LEED buildings having visited several in the United
States. In California and some other regions, all new government
buildings are required to be LEED certified. To show that Glenview is a
progressive village, we should incorporate energy and environmental
designs in all Glenview buildings. The cost of a LEED building doesn't
necessarily have to exceed a non-LEED building. If it does, the premium
is so small that payback can be one to two years."
Bob Sherman has been reading readers' comments about
the use of salt on local roads: "According to an article in Popular
Mechanics, road salt can be made non-corrosive by the addition of two
parts per hundred of sodium dichromate. I wonder if our village is
using this improved type of salt."
Village spokesman Janet Spector Bishop replies:
"Public Works is familiar with a variety
of salt substitutes and their associated costs and benefits. Conventional public works research to which it subscribes does not detail sodium dichromate. Public Works pre-wets sodium chloride (aka road salt) with calcium chloride to make it more effective, thus reducing the amount of salt needed for de-icing operations. Staff is aware of other options, such as calcium magnesium acetate, magnesium chloride, and potassium chloride that are used in some U.S. communities but feels that Glenview uses the best solution when all factors are considered: safety of roads, environmental impact and cost. The three alternatives mentioned above cost $250-$300 a ton as opposed to road salt at $30 per ton." DK is looking for a group to oppose the park district's referendum: "Do you know if there is a ‘No for Pools' group? I am a new home owner in The Glen and feel that we already pay enough property taxes in Glenview. I also think that the people using the pool should be paying more for the new pool, not homeowners who don't use it."
The Watch replies: We do not know of any organized
opposition to a tax hike for new outdoor swimming pools.
Rick Nasello is surprised by the scope of park
district plans for pools: "After receiving my Glenview Park District
magazine the other day I immediately went to the section covering the
replacement of the pools at Flick and Roosevelt parks. Why does Flick
Park need five swimming pools? Wouldn't one large pool for the masses
and a smaller pool for the toddlers be sufficient? It seems like the
park district is trying to cater to individual groups ( lap/activity
pool, zero depth activity pool, kiddie pool, deep water tank, water
slide pool) at the cost of every taxpayer. This is serious overkill. How
many pools are at Flick Park now? Seems like the only complaint is it's
poor condition. The park district goes on to say, ‘The total cost to
build both pools is expected to be $15,875,000.' I counted seven pools
to be constructed. That's right – seven. Five at Flick and two at
Roosevelt. The park district is not rebuilding both pools. They're
building a water park. Will it be in competition with Splash Landings at
Park Center during the summer months? Now when the village is done
shaking us down for the swimming pools, everybody get ready for round
two when they start planning a new downtown. Only about 2,500 people
came out to vote in the last village election, and this is what they let
the people in charge of the village get away with. Pass me the Kleenex."
Park planners offer this explanation for the aquatic
centers they have in mind: "The current Flick Pool has three separate
tanks. The new design calls for five. We added one to comply with a
state requirement that the entry pool from slides be segregated from
other areas. Creating a separate tank can also minimize conflicting
uses between pool goers. (Lap swimmers and water slide users do not mix
well). The introduction of a zero depth pool at Flick is in response to
community interest and reflects the standard in aquatics today. Rick
Nasello is correct in suggesting that the district is attempting to meet
the needs of the community by offering a varied swim experience. The new
designs offer opportunities for parents and toddlers, school aged
children, tweens and teens, adults, fitness minded individuals and
families in general. These decisions were based on the information
received from the public over the past year through seven public
workshops, over 700 written evaluations, numerous park board meetings,
and a number of mailings to every household. The pools are not designed
to be water parks with a regional draw. They reflect the standard in
aquatic design today and are very similar to the pools found in
surrounding communities. The two current pools are designed to
accommodate 1,400 people each. The new designs will have virtually the
same capacity. Our outdoor and indoor swim programs are complimentary,
not in competition with each other. This would not change with new
facilities. Whatever concerns Nasello may have with plans for downtown
revitalization really have no bearing on the question of whether or not
the community would like to have outdoor pools for its children. They
are two separate issues and should be considered independently, based on
their individual merits."
RG is puzzled by next year's allocation for the new
village manager's wheels: "I must be somewhat naive, so maybe you can
set me straight. I recently read in the Watch that $45,000 had been
budgeted for an automobile for the new village manager. The thinking
apparently is that he or she will need transportation to attend meetings
and generally perform any outside duties required by the position. With
that kind of a money, we are probably looking at a gas guzzling SUV. I
guess that this makes sense in view of all of the mountainous areas and
unpaved roads in our community. Why else would we consider spending so
much when a $17,000 compact car with great gas mileage would suffice?
Perhaps our glorious leaders should start thinking about the dollars
they are spending as if they were their own money."
And CC does not share Village President Carlson's
dismay over a new zip code for Glenview: "Larry Carlson whines and wants
Glenview citizenry to rally behind his protest against a second zip code
required by the U.S. Postal Service for more efficient processing of
mail. This change will, of course, impact Carlson's home and business.
This is the same Larry Carlson who has blindly endorsed change in other
parts of town, then airily dismissed legions of concerned citizens who
sought relief from problems that changes caused them. As an east side
resident, I have one thing to say: ‘Change happens, Larry.'"
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