NO TREATS FOR TAXPAYERS THIS HALLOWEEN

Glenview is running out of money for basic services, like street repairs, sewer maintenance and storm water detention.  As they reviewed the capital improvements budget for 2006, Glenview trustees confronted an $8.5 million shortfall, prompting them to discuss a property tax hike of  nearly 10 percent – about $65 a year more for the owner of a home assessed at $400,000.

Some members of the board thought the number might have to go even higher to finance a new library, but Village President Kerry Cummings said Glenview could, instead, go deeper into debt, selling more bonds to fund that construction.  

Already, the condition of Glenview streets has dropped below its traditional standard.  Planners have long believed that village streets should score an average of 75 on the national Infrastructure Management Services scale. Roads assessed at 75 have 8-10 years left before they must be replaced.  Today, the community average is 71.  

Experts worry that getting behind on repairs could mean even higher costs down the road. The community might, for example, be forced to replace entire road beds and underground utilities. In cases where roads must be replaced, the village is also committed to install curbs and gutters – elements that increase expense.

This fall, residents of Robincrest Road had several water main breaks.  When village crews took a look, they discovered a disaster area. The infrastructure had collapsed, forcing the public works department to accelerate plans for road, water and sewer work.

DIGGING FOR GOLD

In addition to raising property taxes, the village board is considering a real estate transfer tax of one percent – usually assessed on buyers of homes.  That could mean $1 million more each year, but voters would have to approve the levy, and real estate companies usually lobby hard against transfer taxes, reasoning they put sellers at a competitive disadvantage. 

The trustees are also eyeing $40 million in Glen land sale proceeds set aside to benefit other parts of the village.  Some staffers worry that tapping into that fund could leave the community without a cushion should unexpected expenses arise, and members of the downtown planning committee covet those dollars for redevelopment.

Raising the local sales tax by a quarter percent -- the maximum allowed by state law -- would bring in $1.9 million a year, but the trustees don’t want to hurt major retailers in the area, such as Abt and Costco. Glenview could also impose a tax on restaurant meals and beverages.  Neighboring communities have this tax, and the trustees didn’t think customers would notice.

Village Manager Hileman says sewer and water charges are too low, despite an increase last year.  He’ll call for an analysis in December.

And, finally, the village could spend $3.5 million in reserves – a one-time way to pay for capital improvements.

On the cost-cutting front, the trustees are looking at a $4.1 million payment that now provides full health coverage for 330 village employees.  They could soon be shouldering part of that expense.

FOLLOWING THE MONEY

The growing need for revenue is clearly tied to massive development at The Glen. New residents require additional services. There are more streets and parking garages to plow, more police and fire calls to answer, more light bulbs to change in a neighborhood that has more street lights than any other in the community.  There are holiday decorations needed to help assure the success of The Glen Town Center and maintenance firms employed to care for a large new lake, park and elaborate children’s playground.

This year, the village took on $300,000 in new expense from The Glen, and Village Manager Todd Hileman says we will eventually have to absorb over $1.8 million in Glen caretaker costs.

Glenview also has a massive debt to pay off after building roads, sewers, sidewalks, parking garages and lots at The Glen.  Repayment is possible through tax increment financing – taking 100 percent of the property tax dollars from the new area, sharing a limited amount with the schools, parks and library, and using the rest for Glen expenses.  Once the TIF ends, Glenview will have to cover all of those costs through the much smaller municipal share of property taxes – about 8 percent. 

PARK DISTRICT SITTING PRETTY

While the village struggles with its finances, park district officials say they’re doing fine.  Revenue for golf, ice skating and tennis are up.  Park Center appears to be holding its own, and the re-funding of bonds sold to build that community center should save the district more than $1.2 million over nine years.  In conjunction with the sale, Moody’s has upgraded the district from Aa2 to Aa1 – one stage shy of the top rating.  In making that announcement, Moody’s cited the “affluent, diverse tax base” in Glenview and a “large-scale redevelopment underway.”

Moody’s noted per capita income is 188 percent of the state average.  Median home values are at $336,000 – 257 percent of the state figure, “reflecting the long-standing desirability of real estate in the area.”

In addition, Wagner Farm has received two new $100,000 gifts – one from the Wavering Family Foundation and a second from an anonymous donor.  The money will fund exhibits at the new heritage center now being built and will allow the district to construct a greenhouse at the farm.

In other park district news:

-- Park Center is considering hiring a valet service to ease parking pains during morning hours when the main lot fills to capacity, leaving members – many of them senior citizens – driving in circles.

-- Participants in the first annual Korean-American Golf Outing raised $2,000 to support junior golf programs in Glenview.

-- When Holy Family Hospital closed, the district discovered that there was no supply of anti-venom in the area to help hapless members of the landscape crew or park visitors who might be bitten by poisonous snakes. Glenbrook Hospital has agreed to step in, and employees of The Grove are being trained by emergency personnel to administer first aid.

-- There is still no word on how much the community will get from a state insurance pool that covered the Crowley Park Field House which burned down earlier this year, nor have officials made any arrests in what was apparently a case of arson.  “We’ve asked people to ask around – to find out what their kids know,” said park district administrator Fred Gullen.  “Maybe it wasn’t a kid,” said President Doug Kaiser.  “Yeah, maybe it was a disgruntled Cubs fan,” quipped Commissioner Bill Casey.

DOWNTOWN PLANNERS BACK AWAY FROM FIVE STORIES

At a previous meeting, members of the downtown planning committee expressed tentative support for five-story buildings on Glenview Road, assuming the architecture of such buildings involved significant step backs for upper stories – creating a terrace-like effect and avoiding the canyon created when buildings go straight up.

But at its latest meeting, several members voiced strong objections to five stories, calling for public subsidies to promote development of four or even three-story buildings.  A few even suggested promoting a plan for single-story buildings in some places and argued five stories might be too tall for the east side of Waukegan Road.

Referring to a small strip of shops anchored by Sweet Dreams Café just north of Glenview Road, consultant Tony Smith conceded, “We’ve seen construction of at least one new, single-story retail structure on the east side of Waukegan Road, with a bakery no less.”

Committee member Ty Laurie argued vigorously against five stories in the 1800-block of Glenview Road – where the Cat’s Meow and other small shops are now located.  Told the committee had reached a different conclusion at its last meeting because they couldn’t stomach direct subsidies to developers, Laurie demanded another vote. He, Allan Ruter and Gary Wendt had been absent.

“We’ve been going to these meetings for 18 months.  Three members of this committee were not there.  Even if there was a quorum, I don’t believe it was appropriate to have a vote without three members of this committee.”

“But Ty,” said the chairman. “It’s very difficult to get this entire group together.  People have said – and you were one of them, ‘I can’t make it.  You guys have to go ahead without me.’ We did, and now you’re holding this hostage. You want to change the rules.’”

“I’m not holding you hostage at all!” Laurie replied.

“Well what are you doing then?” Woodrow said – his voice rising in frustration. 

“It’s that important,” Laurie said, calling the 1800-block the “jewel” of downtown.

Laurie said he had studied new buildings around Wrigley Field and saw a very real difference between four and five stories. With Glenview House across the street, and the railroad tracks next door, Laurie said he could live with five stories at the Bess Hardware site, but he remained adamant that the 1800-block should be no taller than four stories.

Consultants have said development is unlikely at most sites if Glenview does not permit construction of taller buildings or offer financial incentives to developers for something less.  Laurie suggested those who supported five stories on Glenview Road did so because they opposed providing large subsidies to developers, but he thought money generated by land sales at The Glen or sale of a Metra parking lot should be invested in limiting the height of new buildings downtown.

Member Allan Ruter joined the chorus.  “I can’t ever vote for five stories on Glenview Road. I’m sorry. I’ve been agonizing over it.  I just can’t!”

Member Gary Wendt said he had cruised around downtown Highland Park and could not find a single five-story building there.  Most were four stories, and many had stepped their upper stories back. 

Ty Laurie thought the consultants were supposed to come up with plans for a lower building in the 1800-block. The consultants said they had tried but could not think of any development that would fly financially without allowing five stories or providing subsidies.

Ruter thought the committee should recommend paying subsidies to avoid tall buildings and let the trustees decide if they were willing to offer such incentives to developers. “They were elected.  We were appointed,” he said.  “For me it’s a moral decision.  It’s not financial.  Sorry.”

Wendt pointed out that the village had invested in many other parts of the community.  If Glenview could spark construction of some three or four-stories buildings through incentives, he speculated that other projects might follow without tax subsidies.

Committee member Peter Brinckerhoff didn’t want to stop there.  He wondered how much it would cost the community to promote three-story development.  That, he thought, was what the community preferred.  “I think if we’re going to subsidize it, we ought to subsidize it to the three-story level.”

Based on the consultant’s model, Glenview would have to shell out $2.3 million to promote a three-story building, $1.8 million for four stories and $1.2 million for a five-story building on Glenview Road.

Development Director Mary Bak reminded the committee that “stories” were not a true indicator of height.  She noted that retail and apartment buildings at The Glen Town Center were only three stories but 50 feet tall.  “It’s all about the architecture,” she said.

Laurie pressed for a vote on what to recommend for the 1800-block, but Mary Beth Denefe – who favors five stories and a minimal payment to developers – noted that committee member and downtown businessman Joe Barrett (who shares her views) was absent.  “In deference to Joe, I don’t think we should vote when he’s not here. I think we need Joe’s vote as well.”

The group agreed that if they were deadlocked, they’d consult Barrett.  Members then voted.  Three were willing to allow five stories.  Five (Ty Laurie, John Lee, Allan Ruter, Kathy Johnson and Gary Wendt) were okay with four stories, and Brinckerhoff said he could only support five stories with no subsidy.  If Glenview were to pay, he said the community should insist on three stories.

Bak then proposed a delay in making a final recommendation until her department could draw some pictures of what Glenview Road might look like with some five-story buildings – presumably buildings that would not create the canyon effect so many residents fear. 

Later, Bak apologized to several members of the public who had come to speak but were not given the chance. 

Editor’s note:  Drawings could help the committee to visualize a new Glenview Road, and that’s important.  Development downtown should be based not on numbers but on the look and purpose of each building. Planners call this approach “form based zoning,” a concept described on the American Planning Association’s website.  APA writes: 

“Many of the places thought of as ‘great’ — Chicago 's Loop District and San Francisco [for example] — are the products of development that occurred based on an emphasis on physical form rather than on controlling uses. . .In contrast to conventional zoning codes, form-based codes are highly illustrated and involve a significant level of public participation. . .Because they separate uses into distinct districts [i.e. residential versus commercial], conventional zoning regulations often make it difficult to create mixed-use communities, a goal many planners pursue. This separation has also resulted in many instances in disconnecting planning and urban design. By presenting the principles and concepts in an illustrated form, form-based codes work to reconnect these two areas and define a desirable form for an area.

“Form-based codes involve a much more extensive public participation process than the development of a conventional code does. . . The goal is to have citizens be fully engaged and involved in the development process, so that they have ownership over it. It also re-emphasizes the focus on physical form of a place over the specific uses.”

In other words, the decision really is not “three stories versus five.”  It is: “What does the public want its downtown to look like, and what must new developments do for Glenview?”

Unless a project conforms to the community’s clear preference for buildings that feel low, and unless these buildings will bring vitality to the downtown area in the form of new retail and entertainment – there is no justification for public subsidies or even a change in zoning.  Glenview should not pay for high-rise housing, and if we cannot afford developer incentives to keep the look of the downtown we want (a clear concern of many committee members), then it may be better to do nothing at all, allowing time and market demand to create a climate that will eventually bring developers willing to do what the community wants at their own expense.

A PASSPORT TO EASIER TRAVEL 

Northfield Township’s passport office will be open from 9 a.m. to 3 p.m. Saturday, November 5 with on-site photography for $15, as well as expedited passport service.

The township will use the $30 execution fee it must charge under federal rules to support local social services. Officials there say it makes good sense to carry a valid passport with you whenever you leave the United States. The Township offers passport services during regular office hours by appointment. Call 847-724-8300.

THE GREEN SCENE 

-- Have you noticed more hawks in the neighborhood?  You’re not alone.  Veteran Glenview birder Jeff Sanders reports record sightings along the North Shore this year.  He and colleagues head for Winthrop Harbor to watch for hawks from the last weekend in August until the last weekend in November. On October 15 they saw 33 turkey vultures, three ospreys, 33 northern harriers, 681 sharp-shinned hawks, 15 cooper’s hawks, one northern goshawk, two red-shouldered hawks, a broad-winged hawk, 431 red-tailed hawks, 25 rough-legged hawks, nine American kestrels, 154 merlins, eight peregrine falcons and five hawks that couldn’t be positively identified.  All total, there were 1404 – a one-day record. For more information, go to hawksinthesky.com .

-- And to hear Watch Editor Sandy Hausman’s report on bats, go to npr.org after 3 p.m. Monday and click on Day to Day in the left column or after mid-day Tuesday, search under hausman + bats.  Happy Halloween!

SAVE THE DATE

-- Trick or treating is set for 3-7 p.m. on Monday, October 31.

-- In an effort to prepare seniors for the new Medicare Part D program, Sen. Susan Garrett (D – Lake Forest), Rep. Elaine Nekritz (D- Northbrook) and Rep. Karen May (D – Highland Park) will host two informational forums on Monday, November 7^th.  The first forum is set for 10 a.m. at the Des Plaines Public Library, 1501 Ellinwood Street and the second will be at 1 p.m. at the Deerfield Patty Turner Senior Center, 375 Elm Street.  For more information, call 847-433-2002 or e-mail: Ilsenate29@sbcglobal.net

-- Our Lady of Perpetual Help Women’s Club Guild 32 will host a morning of rhymes and good times with Mother Goose at 10 a.m. Saturday, November 5 in McDonnell Hall, 1775 Grove Street. The cost is $5 per person in advance or $8 at the door.  Children 1 and under are free.  Space is limited, so come a few minutes early if you haven’t registered through the church bulletin.

-- Country Classics, Glenview's home to the preppie look at 1405 Waukegan, will host
silhouette artist Sally Newcomb November 3, 4 and 5. You can make an appointment (998-4644) to have your loved ones captured in a classic keepsake.

READERS WRITE

Fritz has an idea for making downtown Glenview a lively place: “If the village of Glenview were really serious about increasing street traffic downtown, they would put the porn shop smack dab in the middle of the block.   Put a bar on one side and a massage parlor on the other, and you would really have a crowd magnet.”

WM doubts consultants’ claims that developers won’t come if they can’t build tall buildings:  “I had lunch in downtown Barrington yesterday and was surprised to find a new three-story building being erected -- retail on the first floor and condos above.  Haven’t we been hearing there is no developer interest in Glenview unless they get four or five stories?”

Lana dreams the village will “stop wasting tax money on all these surveys and meetings that they do not listen to. It is obvious with their approval of five stories on the Bess Hardware site, I do not think you could find very many residents that would approve of that. The village should put their survey money into something like the festivals and events held in St. Charles, Woodstock, Sycamore and Naperville. Once a year Glenview has a one-day street sale that ends at 4 o'clock, and that is it. What a joke compared to what other suburbs do. What ever happened to the ‘Welcome to Downtown’ signs that were promised over 10 years ago? What ever happened to The Hug the Bear spirit that prompted residents to shop there?”

And another reader who questions the downtown planning process writes: “The economic model of the downtown planning committee consultant is key to the argument for high density.  Despite clear and overwhelming community sentiment against development at densities over three stories, the model has been used to justify five-story and higher buildings and bunker-like concrete parking decks.   

“Here’s why the model is troubling. The consultants say that economic viability requires high density or taxpayer subsidies in exchange for reduced density. Economic viability occurs when prices being paid for similar properties are approximately equal to residual land value for Glenview sites as calculated in the consultant's model.

“This model is a circular argument to increase density and subsidies to the levels which existed or were expected at separate and unidentified locations where zoning may have allowed 10-story buildings.  The necessary resultant conclusion of this model appears to be that Glenview should also.  And similarly, if our village would not allow such density, then the village should subsidize development with taxpayers' dollars. Put another way: high density street prices in; high density land values out.”

Bill Dose has petitioned the trustees to “pay special attention to the design of the new library building, with the specific directive that the building harmonize and reinforce the original classic, cozy, country English revival style of the downtown. The petition is endorsed by Scenic Glenview, the local citizens group advocating a quality image for our village. What drove this initiative?  Though the library board had specifically asked for the consultants to come up with a design that would harmonize with the neighboring park district headquarters on Prairie Street, the resulting proposal looked like a cross between a generic high school gym and a tool and dye factory from the 40s. Their futuristic glass and masonry proposal for The Glen site had looked more like a Malibu beach house than a serious civic building on the North Shore. The problem is that unless architects are given a strong directive from clients, they will consider the site a blank page on which to draw their wildest dreams -- often only to earn press recognition and enhance their portfolio.”

RM was glad to hear about the new shopping center to be built at Willow and Waukegan but wishes it could be built at Glenview and Waukegan: “So downtown Glenview will still remain the same old dumb, boring place that it is.  Doesn't the board know that?  It's like a small hick town.  Have they ever been to downtown Highland Park or Deerfield or Winnetka or places like those that are beautiful and fun?  They thrive, and we look like bumpkins.  Oh well, we can always go to The Glen, to the new Willow Festival or to other suburbs.”   

JR agrees “with residents who complain that Glenview is overdoing the ‘no turn on red’ signs. Going east on Lake and turning south on Shermer there is such a sign. What's interesting at this intersection is that Shermer headed north is a dead-end. Except for construction trucks from the new police station site, there are rarely cars coming from that direction on Shermer, and I could guess that even after the police station is up and running there won't be heavy traffic heading south. So why stop drivers on Lake turning right onto Shermer during a red light? The safety issue is so small here as to be negligible.

“Glenview has already made the Chestnut/Lehigh intersection a mess with no turn on red signs and turn left only with arrow lights, but at least the presence of the train tracks is a legitimate safety concern (although I think Glenview's handling of traffic at the intersection is a joke). Can someone explain the concerns with the Shermer/Lake intersection?”

The Watch replies:  Village spokesperson Janet Spector Bishop reports that the no turn on red sign for traffic making a right-hand turn from eastbound East Lake onto southbound Shermer was put in place by the Cook County Highway Department, which determined it was appropriate to protect vehicles turning onto Shermer from Park Lane, which is just south of East Lake, west of Shermer. When the work got underway at the Lake/Shermer intersection, Park Lane residents petitioned the Cook County Highway Department to maintain restricted right turns on red and, after analysis, the county determined that keeping this restriction in place was appropriate.”

DK is excited to hear about a new shopping center at Willow and Waukegan: “The news of Hamilton Partners as the developers of the proposed shopping center is positive, as they are real pros at putting a real estate project together. During my career as an architect representing lenders, I had some contact on various projects Hamilton undertook and they were all well planned and successful contrary to the disaster of The Glen Town Center.  So, I look forward to a project that will well serve the citizens of not only Glenview (where I have resided for 48 years) but for all the residents of the North Shore.  One that will be planned by pros and not bureaucratic, small-town amateurs as is self-evident by the results of the Town Center commercial mixed use, hybrid mess.”

PS is still worried about pedestrian safety at Willow and Pfingsten: “A timer for pedestrians was finally installed at the corner of Willow and Pfingston.  But why does it only work when someone presses the button?  That's another tragedy waiting to happen.  That timer should be on all of the time.” 

The Watch replies:  We have called this problem to the attention of Village Hall, and officials there are considering it.  We’ll let you know if they decide to make a change – and if not, why.  Thanks for your concern.

And a Caribou Coffee customer warns: “Until a few weeks ago, the covered parking lot that serves the Cloisters retail establishments at Waukegan Road and Glenview Road was just plain concrete.  It wasn’t pretty, but I could walk on it. Several weeks ago, the surface of the parking lot was painted with a light gray paint -- very shiny, very smooth and very slippery.  This past Tuesday morning I stepped down from my Ford Expedition and my feet went out from underneath me.  I caught myself and was not hurt, but I was surprised that I could fall so easily.  The painted surface was wet from rain and drizzle and water that cars had brought in from the street. Let your imagination run wild on this problem. If the lot is this slippery from water at 50 degrees, what will it be like with ice and snow?”

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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