Downtown Residents Concerned Over Maple Avenue Development Plans

The city of Evanston’s Planning Commission and staff are recommending the City Council adopt an ordinance for a special use permit that would pave the way for a 12-story, 101 residential unit building to take shape in the 1500 block of Maple Avenue, but some neighborhood residents are not happy about the prospect.

The building, proposed by Centrum Partners, LLC out of Chicago, will also have 3,696 square feet of commercial space at 1571 Maple and 12 parking spaces on site - a number that should be much higher and more closely align with the amount required without a site development allowance, of which the company is applying for approval.

Boris Furman, a nearby downtown Evanston resident and former member of the Evanston Township High School District 202 board of education, pointed out that the current zoning ordinance for the area limits developments to have 73 dwelling units, a height of 85 feet (Centrum’s building would have 133 if approved) and at least 142 parking spaces. Centrum’s plan only allots for 12 parking spots on site, with an agreement to lease an additional 101 spots from the City-owned Maple Avenue public parking garage some three blocks away.

“I just can’t see any reason why the city would allow this developer to save millions of dollars on construction with so many less parking spaces than required,” said Furman, one of 50-60 Fourth Ward residents to attend a recent ward meeting in which the issue dominated discussion. “It will be harder for everyone to find parking. It’s not fair to other developers and most of all, a multi-million dollar giveaway without any justification or benefit to the community.”

But the agenda packet posted prior to the Monday, March 9 Council meeting indicates there are a few benefits.

“The proposal is an infill development on a vacant site that will generate new property tax and sales tax for the community,” is written under the “Public Benefits” section of the information regarding the issue, which will be heard during the Planning and Development portion of Monday’s meeting. “The building design meets the design guidelines for planned developments and will enhance the pedestrian scale of development along Davis Street and positively contribute to Evanston’s skyline.”

Furman, however, disagrees with the emphasis placed on promoting the pedestrian scale.

“I disagree with the notion that we are moving to become a no-car community,” he said. “We are talking about individuals who always have changing needs. Someone may not have a car now, but if they get a job in Naperville, they are going to need a car.”

The city’s agenda packet adds that Centrum has agreed to a one-time contribution of $120,000 to the city’s Affordable Housing Fund.

One of a number of concerns resident Howard Ellman plans to bring up at Monday’s meeting is the proposal’s compatibility, or lack thereof, with the Plan for Downtown Evanston adopted by the Council in 2009.

“The Plan designates the land selected for this development as a Downtown West Traditional District,” Ellman said. “The Plan sets the base height limit for a development in this district at 42 Feet. Throughout the section of the Plan which defines the West Traditional District, it states that ‘smaller scaled, mixed use buildings are recommended to reinforce their traditional character.’”

Fourth Ward Ald. Don Wilson confirms those facts, but points out that not all of the zoning mentioned in the plan had been implemented.

It will cause traffic and congestion issues in the neighborhood, create “a canyon like effect” to the north of the current One Evanston building just south of the planned development “directly obstructing the light, air and views of the units on that side” and the city should not set a precedent by allowing Centrum’s “extreme development allowances,” Ellman contends. In all, the proposal to the Council includes seven site allowances: the number of dwelling units, building height, floor area ratio, number of parking spaces provided and building setbacks from the east, north and northwest property lines.

Wilson shares all Ellman’s concerns and the ones Furman mentioned as well. But he’s still “on the fence” when it comes to whether or not he is going to vote in favor of the ordinance.

“No one is looking at this unreasonably, we are just at a question of where to compromise,” he said. “We always have to be mindful of setting precedence and fairness comes into question as well.”

Three sets of constituents have communicated differently about the matter, the alderman added.

“Those who live in the neighborhood who have their own off-street parking seem to be fine with it, some living in Evanston One think it’s going to be too close and obstruct views while others who live and park on the neighborhood streets are concerned this will mean 100 or so cars driving around looking for a space before going to the tower,” he said.

Wilson says that while the proposed project’s effect on parking is a genuine concern, adding more spaces on site in the form of a tower below the units would just make the building even higher - in effect robbing Peter to pay Paul and upsetting those who are concerned about the building already being too high.

“It’s a very tough call,” he said.

Centrum’s plan will include a ground floor devoted to a lobby, lounge area, fitness center, loading dock and mechanical/support areas. The residential units (21 convertible, 36 one-bedrooms, 38 two-bedroom and six three bedroom) will be on floors 2-12.

According to the agenda packet, Centrum will also make a one-time Divvy sponsorship of $56,000, employ at least five, with a goal of ten, Evanston residents during construction and incorporate the commercial space along Davis Street to “enhance the commercial and pedestrian character of the area” among a few other commitments.

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