COMMITTEE PAVES THE WAY FOR DEVELOPER PROFITS

Downtown Redevelopment Commission Chairman Kimball Woodrow called last Thursday night’s meeting a “pivotal one.”  With more than 50 people in the audience, a team of consultants explained that little new development would occur in the vicinity of downtown Glenview without changes in zoning, the investment of tax dollars for parking garage construction, or the donation or discounted sale of publicly owned sites like the one now occupied by a fire station.  “It’s dollars or density,” said consultant S.B. Friedman.

He also spoke warmly of tax increment financing – an arrangement that freezes an area’s tax base.  As the value of property in a TIF district rises, the extra tax revenue is funneled into village accounts to pay for improvements such as public parking.   By state law, TIF cannot be used except in “blighted” areas, but some of Friedman’s critics have called him “the blight finder,” because he’s often able to make the case – even in areas that some see as reasonably prosperous.  Friedman admitted it would not be possible to brand all of downtown “blighted,” but said some sections could qualify.

He lamented opposition to TIF in Glenview and community objections to four and five-story condo buildings, then joked that there are three things one should not discuss at cocktail parties:  “religion, politics and density.”

Recognizing public opposition to TIF and high density housing he asked, “How would we make new projects feasible?  What are the trade-offs?  What are the things that we might have to think about in terms of economic involvement by the village or easing off on some of our restrictions?”

Friedman’s associate Tony Smith then analyzed a number of downtown sites including the Metra lot at the northeast corner of Grove and Depot.  The consultant thought two four-story condo buildings would fit nicely there.  He did not think the village was obliged to maintain Metra parking, and said a garage could be built elsewhere with  proceeds from the land sale.

In the 1800-block of Glenview Road (including the Renneckar’s building), the consultants proposed three-story buildings with stores on the ground floor and condos above, but they warned parking for the shops would be a problem.  “We can’t expect the private sector to build those spaces of their own accord,” Smith said, but the village could get involved in building some or all of the retail parking.

If the village wanted to keep the development at three stories, Smith said taxpayers might have to shell out about $3.3 million for a parking garage and the land beneath it.  If that was too much for the average resident to swallow, Smith juggled the numbers and concluded Glenview could allow four-story buildings and pay only for the garage – not the land under it.  That would bring the tax subsidy for the new development to $1.8 million.  Still too expensive?  Go for five stories, Smith suggested, and pay just $800,000 for a percentage of the parking.  

A few areas would require no public involvement to develop. The consultant said Waukegan Road  and Depot at Grove were ideal sites for market-driven projects.  In other words, developers could make a tidy profit without government help.  Town homes could be built at Washington and Glenview where there’s a parking lot for the library, and  retail space could also go up at the north end of the Patten House parking lot and on the ground level of OLPH with no village subsidy.

Other sites, including the 1800-block of Glenview Road, the Bess Hardware site, the old Glenview State Bank building block, Olympia Mall, River Drive and the Dominick’s site “seem to need a little help,” the consultant said. 

Editor’s note:  Consultant calculations were based on estimates for land values, determined by checking prices for recent downtown real estate sales and looking at what similar properties in other suburbs had cost.  The consultant did not comment on the fact that with so much public debate over downtown Glenview’s future and the possibility of a sweet deal for developers, some land prices have risen dramatically.  

MOVING THE DOWNTOWN FIRE STATION

Planners have long felt that a fire station contributes nothing to the economic development of a retail center like downtown Glenview, and the latest consultant recommendation is to consider selling that site, then building a three-story station just south of Glenview Road on an adjacent parcel that fronts on Dewes Street.  Glenview’s fire chief has reportedly said such a move would not hurt response time.

To make the change feasible, the consultants said Glenview would have to sell the current fire station site at a discounted price, with the proceeds from that land helping to offset a projected $3 million cost for making the move.    

THE PUBLIC RESPONDS  TO CONSULTANT’S CARTOONS 

Public response to the proposals was mixed.  One man, who already lives in a downtown condo, said he thought larger buildings with more units were a good idea, since assessments for residents would be lower.  He added, however, that he didn’t want a high rise next door blocking the view of his second-floor balcony.

A local realtor was puzzled by the idea of moving Glenview’s downtown fire station to a location east of the railroad tracks, since trains would continue to delay the department’s response to emergency calls. 

He also challenged the recommendation of S.B. Friedman and earlier consultants who have argued for constructing residential units above stores.  Brian Barrett said he thought it wiser to build condos and shops separately.

Al McAndrew, a frequent critic of village schemes, also testified, comparing S.B. Friedman to San Diego developer Dene Oliver of OliverMcMillan.  Recalling Oliver’s early plans for The Glen Town Center, McAndrew said,  “The amazing Oliver McMullin was in a hurry, and he had all the answers.  He now owes us $45 million, and he hasn’t made the first payment.  I’d be very careful about rushing into anything.”  

McAndrew worried about Friedman’s suggestion that Glenview sell property it owns downtown to jump start redevelopment. “After what they did with The Glen?” McAndrew asked.  He pointed out that land in the Prairie Glen Industrial Park and acreage used to create a new golf course sold for far less than the market value of residential land in Glenview and complained that wheeling and dealing at The Glen had led to hidden tax hikes for residents – higher water rates and sales taxes.  

Resident Bob Beyer suggested using the 1800-block as a demonstration project – building new shops and condos to determine how such mixed use development would work.  If it was successful,  he thought the village might be more willing to move forward with larger-scale redevelopment.

Kay Laurie, a Swainwood resident whose husband serves on the commission, complained that the old Renneckar’s site had become a nuisance and asked the village to do something about it, and a man concerned about the future of existing businesses downtown wondered if some kind of rent control could be arranged for them.  Friedman said that was unlikely, unless tax increment financing was used to generate extra cash.  

Chairman Woodrow hastened to remind the public that redevelopment would not be sweeping or swift.  “This is not two months away or three months away.  We’re a long way away from any sort of change.”

Pressed on the time frame he envisioned, Woodrow speculated that new construction could begin in 2007 if market forces are favorable.  The consultant added that a 5-10 year period would be needed to substantially reform downtown.  "These are cartoons," Friedman said, referring to drawings of what might be built downtown. 

STILL TO COME

A group of downtown businesses already jockeying to profit from redevelopment has finally agreed to address the commission.  Represented by long-time legal insider Mike Downing, the owners of Glenview State Bank, Grandpa’s, The Noodle, Glenview House and Bess Hardware will show what they have in mind at the commission’s next meeting, at 7 p.m. Thursday, August 4 in the board room of Village Hall.  If you can't make it, village officials say you can comment by phone (847-904-4340) or mail: 1225 Waukegan Road, Glenview, IL  60025.

In the mean time, Commission Chairman Woodrow advised panel members to “take a deep breath, go home and reflect.” 

Editor’s note: S.B. Friedman said something else the commission should weigh before its next meeting.  “Markets tend to work, and if there’s a real opportunity to make money, somebody’s going to pay for the land.”  In other words, if downtown Glenview is a good place to do business, and if a business is good, it can afford to buy or rent space and move in.  The last decade has seen proof of that point: The Noodle, Jimmy John’s and Georgia Nut appear to be thriving. Groomingayle’s, Glenview Coin, the Cat’s Meow, Dominick’s and other long-time tenants continue to prosper without  public investment.  Some public assistance to improve the appearance of downtown buildings might be warranted, but where does one draw the line?  Couldn’t Waukegan Road and Milwaukee Avenue use similar assistance?

Friedman expressed disappointment that Glenview is reluctant to use tax increment financing downtown.  He hastened to say it is not a four-letter word.  But this town is familiar with another four-letter word that has taught us just how tricky financing development can be – especially when playing with tax revenue that might otherwise accrue to our schools.  That word: G-L-E-N.

THREE KEY QUESTIONS  NOBODY ASKED

The Watch was stunned to hear no discussion on three key points that should underlie any responsible debate about public investment in downtown redevelopment.  While the commission immersed itself in the economics of real estate development, nobody asked whether – having invested tens of millions in a retail center at The Glen – this community might be creating competition for itself.  The Glen Town Center is, at best, a modest success for some retailers and a disappointment for others.  If it is to succeed more fully, assuring a timely retirement of tax increment financing and the subsequent windfall promised to Glenview’s public schools, the community must do as much as possible to support the new center.  At the very least, we ought not to be luring business away.

That’s not to say we should abandon long-standing businesses that serve this community from storefronts along Waukegan and Glenview roads.  But the redevelopment being planned is not about them.  In fact, new construction proposed by the consultants will drive up downtown rents and could drive out some small stores that have, historically, given communities like Glenview, Evanston, Wilmette and Winnetka a certain charm.

Which raises the next question someone should have asked.  Who will benefit from a revitalized downtown?  It is certainly possible to argue that the entire community would benefit, with increased property tax revenue from hundreds of new condos priced at around $400,000, but there would also be costs associated with providing public services to new residents, and there would surely be increased traffic in an area already jammed at certain times of day.  

The truth is that those who will benefit most are current  property owners.  People who hold title to the old Glenview State Bank, Bess Hardware, Grandpa’s Place, The Noodle and Glenview House, for example, could collect hefty profits if the village agrees to change zoning and let developers build taller buildings with  more condos.

And speaking of condos, let’s move on to a third critical question.  Who wants more condos?  The village actually paid for a survey of what residents wanted in a new downtown, and the biggest single point of agreement among citizens was that Glenview already has plenty of town homes and condos!  Even so, the consultant admits that high-priced condos are the engine for any new development downtown.  

SHOULD DENEFE STEP DOWN?

Former Trustee Mary Beth Denefe, who didn’t bother to run for re-election, remains on the downtown redevelopment commission.  She got the appointment when she was an elected official representing the people of Glenview, but she no longer holds office, begging the question of why she’s there at all.

At Thursday’s meeting, Denefe’s major contribution included correcting seven spelling errors in the minutes, changing a word and clarifying a point that puzzled her.  The consultant had described a restaurant as a “public/private space.”  Denefe thought it should be one or the other.  The consultant explained that restaurants are privately owned but used by the public.  

Even Denefe seemed to realize her input was annoying.  After several minutes she announced,  “Just a couple more. Sorry!”

As she concluded her final spelling concern, Chairman Woodrow joked, “Well it’s obvious that Mary Beth misses being a trustee.  There’s no question about that.”

Editor’s note:  It would be awkward for Village President Kerry Cummings to request Denefe’s resignation, and it’s a shame she didn’t have the grace to step down once she left office.  That said, the public deserves a real representative on the downtown planning commission, and we hope Cummings will consider appointing some sitting trustees to the team.

PUBLIC TESTIMONY WANTED FOR MOSQUE AT SHERMER AND GOLF

The plan commission is expected to host the first of what could be several public hearings on plans to build a mosque near the corner of Shermer and Golf.   Before construction can begin, the village must approve rezoning the land from industrial to residential.  Then, after a separate hearing, it will consider approving a conditional use for residential areas – construction of a religious building.  Commissioners will consider a range of factors from building size, parking and traffic flow to impact on neighboring properties.  Residents from Glenview and Morton Grove are expected to attend the hearing at 7:30 p.m. Tuesday, July 12 in the board room at Village Hall.

TWENTY LAKE AVENUE TREES DEAD – MANY MORE AT RISK

A contractor for Cook County has apparently begun watering trees along Lake Avenue, but a Glenview naturalist says it may be too late for many.  Rob Blomquist, an award-winning science teacher who owns a tree farm in Wisconsin, surveyed all 260 trees delivered by Laredo Systems along the newly built road between Patriot and Pfingsten.  He pronounced 20 of the trees dead, and said thirty-two percent had still not been planted.  Their roots were wrapped in burlap, bound by ropes and wires.  Many had been placed in holes, but no earth was used to cover them, leaving the roots to dry.

Village officials have dismissed the dead and sickly trees, saying Glenview will not be responsible for their maintenance until next summer.   By then, Public Works Director Bill Porter felt Glenview would know which trees were dead, and the village could simply refuse responsibility for those that didn’t make it.

But Blomquist says the situation may be more complex than that.  “Even with the planted trees, there were cases where burlap and rope bindings were still on the root ball,” he explains.  “These trees may survive the first few years, but they will eventually die from having their roots confined and their trunks strangled by the ropes tied tightly at the base. The village will need to do a close inspection of all trees. There are questionable plantings on both sides of the road.”

What’s more, he says, 86% of the trees are “stressed” or “very stressed,” with leaves turning brown, drying out and in some cases dropping off.  “If they somehow survive until next spring, many will have dead lower branches that will not bud, and they’ll start the next growing season in a weakened state, with many dead or partially dead limbs that will need to be pruned.”

Blomquist suggested Cook County be held accountable this year for the trees’ health.  “It would be a huge waste of resources and tax dollars to watch these trees whither and die because many were planted too late or incorrectly.”

Finally, Blomquist has concerns about the kinds of trees planted by Laredo.  More than half (136) are maples, with 54 pear trees, 36 ashes, 17 oaks and 17 hackberries rounding-out the collection.  “Cities have learned some very tough lessons about the dangers of planting too many of one species of tree.  Diseases like Dutch Elm or pests like the ash borer beetle wreak havoc in areas where one species dominates,” he explains. “Diversity is a critical factor to avoid epidemic infestations that wipe out large numbers of trees.”

Maples were attacked by the Asian long-horned beetle a few years ago, and city neighborhoods with lots of maples were hard hit. “It’s not that maples shouldn’t be planted anymore, but we should always be looking to balance the different species planted along any given street, highway or public right of way,”  Blomquist concludes.

THE GREEN SCENE

Drought may be grabbing the headlines, but poor air quality has also been a problem this summer in Northern Illinois.  Smog and soot are byproducts of burning fossil fuels, and the biggest sources in Illinois are cars, trucks, buses and power plants that burn coal.  By using cost-effective pollution controls and clean energy technologies, we could eliminate most of the pollution, and a statewide group is working toward that goal -- asking nurses, doctors and other health professionals who treat air pollution-related illnesses, as well as parents of kids with asthma and other air pollution victims, to help put a human face on the problem. If you’re willing to share your views or experiences with legislators or the media, copy this link into your web browser: 

http://pirg.org/alerts/route.asp?id=1121&id4=ES

STATE SENATOR FIGHTS FOR INTEREST ON ALIMONY

People who get alimony payments late will be entitled to interest thanks to a bill sponsored by State Senator Susan Garrett. 

“This new legislation gives women a fair and equitable way to receive their divorce maintenance payments on time,” she says. “Many are economically vulnerable and depend on court-ordered payments to support their children.  They should not have to worry about taking out loans to pay their bills.”

Senate Bill 95 provides that when maintenance or alimony payments are not paid on time or in full that those obligations will accrue interest at the rate of 9% per year – the same rate applied to delinquent child support. Prior to this new law, the decision of whether to add interest to these payments was left up to the discretion of a judge.

The new law takes effect January 1, 2006.

SAVE THE DATE

The Northfield Township Democrats will host a discussion with State Representative Elaine Nekritz and State Senators Susan Garrett and Jeff Schoenberg on July 14th at 7 p.m. at the Northbrook Civic Center, 2002 Walters Ave.(side entrance). Meet your local legislators and find out what’s going on in our township, county, district, state and country.

READERS WRITE

“Fugetaboutit” responds to a consultant’s recommendations for downtown Glenview: “S. B. Friedman tells us we must have a five-storied concrete canyon, another TIF, a sales tax increase and sell-off of municipal properties to make redevelopment of downtown Glenview Road attractive and profitable to developers.  ‘Economic feasibility’ they call it.  I call it  ‘absolute nonsense.’   The Friedman formula boils down to: MP+MA=MD+C or, More People+More Autos=More Density +Congestion. Just what Glenview’s quality of life needs! Amazing how easily the common sense concept of facade improvements seemed to evaporate while the Downtown Planning Committee members  watched.  Perhaps the DPC should try consulting with Glenview residents who just might have the right answers -- a novel, even radical yet unlikely idea for Glenview politicians.”

MM is not impressed by consultant Steve Friedman:  “What is he doing to encourage a healthier retail environment in downtown Glenview?  At least at The Glen developer Paul Buss had a little imagination and a plan from start to finish.  He envisioned outdoor cafes, demanded the angled parking which makes Town Center more accessible and fought for nicer benches, landscaping, lights and holiday decorations.  Those things make a difference. Buss’s company, OliverMcMillan, was invested in the outcome of The Glen.  Friedman doesn't have one buck invested in the downtown scheme.  He is playing with other people's money.  The village pays his consulting fees, and then the developers hire him to represent their interests before the village, while his wallet stays in his pocket.”

And Biff Thiele writes: “The consultant's answer to sprucing up Glenview’s downtown is more traffic, more density and more congestion. Talk to most businesses along Glenview Road, and you’ll hear that business is good. Yet, if downtown faces the bulldozer, some say they couldn’t afford higher rent. In fact, many property and business owners have stated they’d rather beautify their building facades and would like to see the village provide some financial incentives. After all, didn’t we just hand $70 million to The Glen for that purpose? Revitalization should be about helping businesses and improving the shopping environment.  Instead, we seem to be catering to developers.

“Village officials are no longer talking about sprucing things up and helping existing businesses.  Glenview’s Development Director, Mary Bak  told the Chicago Tribune, that the community's next step is to decide whether we increase height and density or use village participation to make the economics work.  It doesn’t seem to matter whether or not the plan creates a successful downtown, if more traffic is created, if residents don’t want another TIF or if displaced businesses are compensated. The only thing that matters is the ‘economic feasibility’ of a project, which is short for insuring that developers make a profit. Never mind preserving the charm of our unique downtown. If developers can’t make another killing off Glenview and at considerable risk to existing businesses, the entire plan will fail.

“I wonder if Glenview might be on the proverbial eve of destruction? This entire process has been a complete waste of time and money. While I was impressed with the commitment of the DPC members, when this committee first formed two years ago, they seem unable to express themselves or stop the move towards urbanization. Developers have made enough off the backs of Glenview taxpayers.  An earlier study called "Downtown -- A Vision for the Future,” could have been redistributed to this committee for a couple hundred bucks, and we would be exactly where we are today. Improve business by improving signage and parking, then let the businesses fix up their own properties, and leave it at that.”

Glenview Police Commander Frank Stankowicz responds to last week’s letter suggesting traffic gets short shrift in Glenview:  “We are very aware of traffic problems and do get out there,” Stankowicz told The Watch.  Last year, he says, nearly 7,000 tickets were issued.  That does not include verbal and written warnings. 

CF was disappointed with one aspect of new pool design at Flick and Roosevelt parks: “These two pools were made with outdated hazardous filtration systems. The park district chose to continue to subject our children to dangerous chlorine. It has been shown that exposure to chlorine increases asthma and causes skin and eye irritation at the very least. It is also a biohazard that accumulates in the environment. A more healthy alternative would have been to use reverse osmosis filtration, a superior and environmentally friendly choice. Also ozone has been used in Europe for 50 years to treat pools. Now we are stuck with subjecting the children to a deadly chemical for years to come. If they really cared about the children, Glenview’s park board would have gone with a different filtration system. When I questioned one member, they said they were aware of the new, better, filtration systems but did not want to go with a new technology. You can read more about this at http://swimming.about.com/od/allergyandasthma/a/cl_pool_problem_4.htm.” 

Glenview’s own JLo was alarmed to see how folks on the sideline behaved when Fourth of July parade participants offered freebies: “Sometimes good things just go wrong, like the offering of candy and water and other goodies at the Fourth of July parade.  I was not at all happy to see teens pushing and shoving to get candy as though they were starved orphans.  One young man kept pushing forward saying, ‘What about me? What about me?’  And then there were those senior citizens who were hoarding bottled water while others around them went dry.  When you have a bottle in each pocket and one in each hand, do you really need more? I can understand that some groups want to hand out goodies, but it seems that the citizens of our ‘it's-all-about-me’ town have spoiled a good thing with greed.  The focus should be on the parade, not on ‘trick or treat’ in July. Maybe I'm turning into a grumpy old lady, but on this point my children and I agreed.” 

DR is distressed to watch new trees dying along Lake Avenue: “I am very upset about the trees along Lake Avenue. Each time I drive by those poor trees, I want to cry.  Why can’t water bags be put around the base of each tree?  I realize that the village does not want to assume responsibility, but itsn’t Glenview currently enforcing a cut-down regulation for existing trees?  I realize politics are involved. Why not offer the trees to residents of Glenview who would care for them.  I’m sure people would be willing to dig up and transport the trees to their homes.  The trees on Lake Avenue should become the symbol on village stationery – a sign of the on-going waste in Glenview.”

 And Henry Hill is upset by another site along Lake: “To those of you who aren't paying attention, the prime example of how the taxpayers of Glenview are being taken for a ride is the Taj Mahal being built at the corner of Lake and Shermer as our new police station. The building would be more appropriate for a new Village hall, letting the police department luxuriate in the old Village hall.”

 RG says poor signage might be to blame for a low turnout at this year’s street sale: “Why is it that the chamber of commerce and park district can put out better signs advertising pool openings, art fairs, even the farmers’ market than they do for the street
sale? Remember when we had a banner across Glenview Road for a couple weeks?  Back then,  we had four times the number of people.  No one could read the small posters that were put up on the street poles. One large sign at Waukegan Road and Harlem Ave. like the one for pool openings would have doubled the attendance. I have been to almost all the sales and have watched from my Glenview Road business as attendance fell.”

 The Watch replies:  You may be right, but we wonder if there aren’t other issues here.  Over the years, we’ve seen declining participation by community groups unwilling to pay the chamber’s high fees.  The League of Women Voters, COWS, folks concerned about beautifying the village and preserving open space were all part of past sales, lending a hometown feel and another dimension to what has now become  -- well – a street sale.  You have to wonder why people would want to shop in the heat when there’s so much air conditioned retail in town.

YOUR TURN:  Write to glenviewwatch@aol.com or 3537 Maple Leaf Drive, Glenview, IL 60026. If you haven’t already done so, please consider making a contribution to support The Watch. Non-deductible checks should be payable to Glenview Watch. Thanks for your support and for reading. Dean Schott and Sandy Hausman, Co-Editors.

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