Much thanks to Steely Dan for his compilation and any others who helped find this information. Please add whatever other projects you know of that are significant.

Recently Completed
Optima Views - 2003
265 ft, 27 floors

Church Street Station - 2002
179 ft, 17 floors

Optima Horizons - 2005
162 ft, 16 floors

Optima Towers - 2002
136 ft, 13 floors

Under Construction:
Sherman Plaza
256 ft, 25 floors
http://img509.imageshack.us/img509/2761/shermanplaza8jw.jpg

413-421 Howard Apartments
??? ft, 17 floors
http://img118.imageshack.us/img118/7675/renderingfromsoutheastku1.jpg

Sienna
??? ft, 8 floors
http://img362.imageshack.us/img362/2313/siennaclarkridgelrg2at.jpg

900 Chicago Avenue
??? ft, 7 floors
http://img521.imageshack.us/img521/6306/900chicago4zo.png

Grand Bend at Green Bay
??? ft, 6 floors
http://img525.imageshack.us/img525/6838/grandbend6yf.png

Ford Motor Company Engineering Design Center
??? ft, 4 floors
http://img453.imageshack.us/img453/8875/fordedc3bw.png

Proposals:
Fountain Square
??? ft, 38 floors
http://img516.imageshack.us/img516/3866/roszakfountainsquare4800ih.jpg

605 Davis
210 ft, 20 floors

Optima Promenade
185 ft, 18 floors
http://img89.imageshack.us/img89/7952/325small3kl.jpg

Carroll Place
??? ft, 20 floors
http://img358.imageshack.us/img358/6316/evcp01qz6.jpg

Winthrop Club
155 ft, 15 floors
http://img138.imageshack.us/img138/2971/1402880px.jpg

Mather Lifeways
??? ft, 10 floors
http://img362.imageshack.us/img362/27/proposedillustration7252dh.jpg

510 Sheridan
??? ft, 7 floors
http://img359.imageshack.us/img359/6742/510sheridanrendering4807yy.jpg

The Kedzie 525
??? ft, 6 floors
http://img448.imageshack.us/img448/406/kedzie5254eg.jpg

1800 Ridge
??? ft, 6 floors
http://img507.imageshack.us/img507/6900/3drendering0ab.jpg

1700-1722 Central St.
??? ft, 5 floors
http://img518.imageshack.us/img518/5139/centralplace4805xb.jpg

Dobson-Ridge
??? ft, 5 floors
http://img359.imageshack.us/img359/7805/dobsonridgerevisedsouth0ml.jpg

Harrison Street Residences
??? ft, 3 floors
http://img506.imageshack.us/img506/5581/mainrender5qr.jpg

1911-1917 Church St.
??? ft, 3 floors
http://img514.imageshack.us/img514/5458/cheifitzprelim4807yt.jpg

Thanks, SpyGuy...impressive group of plans. Do you (or does anybody) know the status of the proposed buildings? I didn't realize that Optima wanted to build a third building in downtown Evanston.

I'm not sure about all the proposals. The Grand Bend still has to release floor plans and such. Carroll Place has a good height, but the design is horrific in my opinion. It's the kind of thing a Third World Country would build. The emphasis being on would, because even they design much better looking towers nowadays :)

Yes, they are planning a third one which should be different from the other two.

From the Evanston Roundtable:
Another Optima Hi-rise for Downtown - This One on Chicago Avenue

Optima Inc. unveiled preliminary plans for its fourth high-rise condominium project in Evanston before a City committee last week.

The proposal calls for an 18-story building with 150 condominium units, commercial space at street level and two floors of underground parking.

It would be built on the site of the current Heil & Heil insurance and real estate offices at 1515 Chicago Ave.

Optima Senior Vice President Tod Desmarais said the Optima Esplanade will be "a jewel, a very high end luxury development."

Prices will range from $500,000 for an 800-square-foot, one-bedroom unit to $2 million for a 2,500-square-foot, three-bedroom condo.

The units will average about 1,600 square feet, Mr. Desmarais said, about 50 percent larger than at the Optima Horizons development on Elgin Road, where unit prices range from $200,000 to $1.5 million.

Optima's other recent developments in Evanston are Optima Towers at Davis Street and Sherman Avenue and Optima Views on Maple Avenue north of Church Street.

The plan calls for a steel frame building with 30-foot clear spans, sheathed with granite and glass. "It's quite different from anything we've done before in Evanston," Mr. Desmarais said, "It will have a lot of variety and texture to break up the mass of the building."

A scale model of the project presented to the committee showed a structure with several different
modules rising to different heights. The west-facing building would be shortest where it adjoins
neighboring low-rise structures and would contain an interior courtyard to capture afternoon sunlight.

The underground parking garage would contain 350 spaces. Even one bedroom condos would get two parking spaces. The garage, Mr. Desmarais said, would have about 50 more spaces than required by city ordinance.

Under current zoning the developer could build to a 145 foot height and have 110 units. With the planned development status the developer seeks the project could qualify for the additional 40 feet of height and 40 more units proposed.

Community Development Director James Wolinski said he was glad to see the developer using a different design model for the new structure. "I appreciate the buildings that you've done already," Mr. Wolinski said, "but one more along the same lines might be too many."

Assistant Community Development Director Carolyn Brzezinski said, "It's a very handsome design as a concept." But she said she was concerned how it would relate to neighboring structures and said she would like to see a model showing that relationship.

She also encouraged the developer to build energy efficiency features into the design, even though the state has not yet implemented statutes that would require them.
Assistant Planning Director Dennis Marino said the two levels of underground parking is a very good idea -- compared to other recent developments that have placed parking in awkward-looking, above ground garages.

The Site Plan and Appearance Review Committee took no action on the proposal, which faces a lengthy approval process, including review by the City Council.

Prices will range from $500,000 for an 800-square-foot, one-bedroom unit
They've gotta be kidding!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

Thanks, SpyGuy...impressive group of plans. Do you (or does anybody) know the status of the proposed buildings? I didn't realize that Optima wanted to build a third building in downtown Evanston.
the optima esplanade would actually be the 4th optima project in downtown evanston, the first three being: optima towers, optima views, and optima horizons.

i believe that the grand bend at green bay is already under construction. there is steel going up over there.

in other evanston news, Sienna, a 237 unit condo development housed within four 8-story buildings arranged around a central courtyard, is under construction on the western fringes of downtown at clark and ridge.

here's a rendering:

http://www.roszakadc.com/roszak_images/sienna_clarkridge_lrg.jpg

the optima esplanade would actually be the 4th optima project in downtown evanston, the first three being: optima towers, optima views, and optima horizons.

Bless my Lulu's....I forgot about optima towers!

here's another evanston project.

Mather Lifeways (a senior living company) is planning to expand their evanston operation by tearing down their two existing lowrise buildings and erecting two 10-story buildings on the north and south sides of davis at hinman, on the eastern edge of downtown. the two buildings will be connected by a tunnel beneath davis, and the total complex will encompass 310 units at 3 different levels of senior care. after a great deal of acrimony from the neighborhood, the proposal has now been approved by the evanston plan commission.

here's a rendering:

http://www.supportevanston.com/images/ProposedIllustration_7-25.jpg

from the latest issue of the Evanston Roundatable (http://www.evanstonroundtable.com/index.html)


17-Story Apartment Building on Howard to Break Ground This Spring
By Bill Smith

The developer of a proposed 17-story rental apartment building on Howard Street just west of the El station plans to break ground on the much-delayed project in March or April.

But Bill Patrun of Bristol Chicago Development LLC told Eighth Ward residents at a neighborhood meeting Jan. 12 that "a couple little pieces of the puzzle still need to fall together" to meet that schedule. He said his firm has requested caisson and foundation permits from the City and is developing construction and working drawings.

The project at 413-421 Howard St., which was approved by the City Council on March 8, 2004, calls for 221 apartments on the upper 13 floors with 245 parking spaces on the lower four floors.

Mr. Patrun said the developers will be seeking monthly rents of $1.80 to $2 per square foot, so an 800-square-foot one-bedroom apartment might rent for $1,450 per month.

"We're going to be competitive with downtown Evanston, where rents are a little higher," Mr. Patrun said, adding that the tax increment financing (TIF) district the project is part of makes the lower rents possible.

"Our market will be single professionals, empty nesters and 'double income, no kids' couples," he said. Unit sizes will range from 500-square-foot studios to 1,200-square-foot two-bedroom apartments.

The project site backs up on the CTA rail yard, and is so narrow that the City had to vacate an alley between the property and the rail yard to make the design viable.

"All units will have unobstructed views of the lake," Mr. Patrun said.

Mr. Patrun said it is expected to take 18 months to complete construction of the building, with occupancy sometime toward the end of 2007.

The new development is expected to generate $700,000 a year in additional property tax revenue.

Last year the City completed a project to extend a 16-inch water main down Chicago Avenue from South Boulevard to provide a sufficient water supply to the new building.

Public Works Director David Jennings said the City still needs to "turn the corner" at Howard Street and extend the line to the building site.

For the more than two decades remaining in the life of the TIF district, that money will be used to spur further development in the Howard Street area, Alderman Ann Rainey, 8th Ward, said.

Ald. Rainey said the City now contributes $600,000 a year to Evanston's school districts from TIF funds, and that amount will increase by $200,000 when the Bristol project is completed.

from the latest issue of the Evanston Roundtable: (http://www.evanstonroundtable.com/index.html)


Back to the Drawing Board for Mather Plans
By Bill Smith
Evanston aldermen have asked Mather LifeWays to revise its retirement home construction plans to provide more setback from Davis Street.

Several aldermen indicated they would be willing to trade some increase in building height for structures that covered a smaller portion of the lots.

The aldermen, at a special Planning and Development Committee meeting Jan. 31, voted to introduce the Mather project for City Council consideration but refer it back to the committee for additional review at its Feb. 13 meeting.

Mather wants to replace its Georgian and Mather Gardens buildings at the intersection of Davis Street and Hinman Avenue with two new 10-story structures with a total of 309 living units.

The City's development consultant, Martin Stern of U.S. Equities, told the committee that after reviewing financial data offered by Mather, he is convinced that the project could not be financed if the number of units was reduced enough to be able to slice a floor from the proposed height of the buildings.

Alderman Lionel Jean-Baptiste, 2nd Ward, suggested increasing the setback of both new buildings from Davis Street by reducing their separation from neighboring buildings to the north and south. "I believe we need more setback to avoid creating a canyon effect," Ald. Jean-Baptiste said.

Alderman Ann Rainey, 8th Ward, said the setbacks from the neighboring buildings, the Waterford and the Homestead, were the result of a lot of negotiations with the neighbors. "I don't feel comfortable changing that," Ald. Rainey said, but she said she could not support the project unless the lot coverage were reduced.

Alderman Steven Bernstein, 4th Ward, said he shared the concerns. "I've always argued in favor of height rather than breadth," he said, with regard to new buildings.

Alderman Melissa Wynne, 3rd Ward, said she would like to support the project, but that she has serious concerns about the bulk and setbacks. "We don't have any place in the city where we have two 10-story buildings this close to the sidewalk," she said.

Mather's architect distributed rough sketches showing concepts for slight lot coverage reductions and said he could also trim coverage further by adding a partial 11th floor to the north building.

Ald. Rainey also sought assurances from Mather that the public would have some access to the private gardens the Mather owns to the east of each building and that Evanston residents would get priority access to subsidies the Mather plans to offer some of its residents.






Another New Look for 1881 Oak?
By Bill Smith

Carroll Place Developer Robert King offered to rework his plans after several Plan Commission members sharply criticized his proposed 19-story, 170-unit condo project at 1881 Oak Ave. on Jan. 30.

In turn, the commissioners scheduled a special meeting to consider zoning for the site and other parcels along Emerson Street at the north end of the City's Research Park.

"The zoning for this area has clearly become irrelevant," Commissioner Alice Rebechini said.

The area was developed over the past 20 years, mostly with low-rise office buildings that now have extremely high vacancy rates.

"It's dead as originally planned," Commissioner Lawrence Widmayer said. "The building to the east (at 1890 Maple Ave.) is empty. The building to the west (at 1880 Oak Ave.) is 40 or 50 percent vacant."

The Carroll Place parcel has been a vacant lot for two decades. Developers have announced plans to replace the office building at 1890 Maple with a 10-story Residence Inn hotel.

"These problems are in part the result of restrictions placed on tax appeals in the development process. As a result, these buildings carry higher property-tax rates per square foot than any other office buildings in town," Mr. Widmayer said.

"What we're looking at," he added, "is developing a mini-plan about what framework we want to have for this immediate area.

"I don't think we're saying that the concepts of residential condominiums or a hotel are wrong. What we're struggling with is the bulk and height and that this is on the edge of the downtown area rather than the middle of it."

The commission scheduled the special meeting for Feb. 7, after the RoundTable went to press.

Mr. King had argued that his project was comparable to high-rises already constructed elsewhere downtown – some of which are as much as 28 stories tall.

Commission Chairman Albert Hunter said, "What I'm concerned about here is that immediately to the north is a residential area of single-family homes. If you turn your gaze northward, this project is very much out of context. If you turn south, then it is in context.

"Over the past several years this commission has been very sensitive to the notion of transitions – making a transition to lower height and lower density," Mr. Hunter added.

In testimony before the commission, James Torvik of 212 Dempster St., speaking for the architecture group Design Evanston, called the project "too dense and too tall for the site."

"The building is massive, especially at the base," Mr. Torvik said. "The pedestrian experience will be very unpleasant."

Commissioner Douglas Doetsch said, "I think it's clear this is not what we want the area to look like. It looks like something transplanted from Miami. It's completely out of character directly across the street from a neighborhood of two-story homes."

Commissioner James Woods said the building "lacks architecural quality and significant public spaces. It lacks elegance and is out of character with the area."
The Commission is scheduled to consider Mr. King's revised plans for Carroll Place when it meets at 7 p.m., March 8.

Thank god about Carroll Place. It is one of the worst proposals I have ever seen. Hopefully a redesign won't significantly downsize it.

Dan in Chicago posted this article on SSP:

http://www.evanstonroundtable.com/roundtable030806/business.html

Where's Downtown?

By Bill Smith
The Evanston Plan Commission's downtown plan committee will try to answer that question when it meets on Wednesday morning, March 15.

The answer will matter as the commission moves on to develop new rules about what should be built in the most intensely developed section of the city.

For a downtown study two years ago, City planners decided downtown is the area bounded by Emerson Street, Elgin Road and Clark Street on the north, Hinman Avenue on the east, Lake Street on the south and Asbury Avenue on the west.

But David Galloway, a plan commission associate member, says when members of Design Evanston did a streetscape survey recently, they concluded that some areas inside, but near the edges of that boundary do not look like downtown, while other areas that are outside the line do seem to qualify for inclusion.

Diane Williams, executive director of EvMark, the marketing association for downtown, said the boundaries will also be important in considering renewal soon of the special downtown tax district that funds EvMark's programs.

Dennis Marino, assistant director of the City's planning division, told the committee at its March 1 meeting that while the City's comprehensive plans for several decades have set the west boundary at Asbury, people have frequently argued that the line should be drawn a block east, at Ridge Avenue.

Community Development Director James Wolinski said the committee should consider what parts of downtown should stay the same, "because right now it appears that all of downtown is up for grabs, as developers look at it."

"Davis Street west of the tracks is going to be under assault," Mr. Wolinski said, "although I probably shouldn't call it that."

"We need redevelopment, but need to decide how much is enough. Perhaps we should have some landmark districts downtown that should remain as is," he added.

"I'm not sure some of those ‘landmarks' are going to stand up much longer," Plan Commissioner Larry Widmayer said. "Are we talking about leaving them untouched – or limiting the redevelopment height?"

Mr. Galloway suggested involving the Preservation Commission in an evaluation of downtown buildings. "Regardless of whether we end up making it a landmark, they can rate the architectural integrity of a building."

Ms. Williams said some buildings downtown, including the Hahn Building, which faces both Sherman and Orrington Avenues south of Church Street, already are landmarks.

Mr. Galloway said Davis Street west of the tracks now provides a "very beneficial, decompressive quality as you move toward the serene residential area along Ridge and Asbury."

Rental rates for retail space on that part of Davis also are lower, Mr. Widmayer said, falling from $40 per square foot in the center of downtown to $20 per square foot on that part of Davis.

"That's very significant in attracting small local retailers," he added.
Mr. Wolinski said it now seems "developers are driving the development, as opposed to the City saying what it wants to see."

He said the Fountain Square block may be the next area in play, and that developer Tom Roszak "is coming to see me about that block, and I'm sure he has plans for a lot of density there."

Committee members also said they hope to figure out ways to make it more appealing to walk around downtown by providing more public art and improving lighting, street furniture, landscaping and signage.

http://www.evanstonroundtable.com/roundtable030806/business.html

Downtown, Ever Upward

By Bill Smith
The proposed Optima Promenade planned development at 1515 Chicago Ave. drew strong support at a Plan Commission hearing Wednesday from the Chamber of Commerce and Design Evanston.

But neighbors opposed to the 18-story project objected that it would eliminate views from older condominium buildings nearby and voiced fears it would depress prices for their units.

James Torvik of Design Evanston said the Optima proposal is "an excellent example of a fine downtown building" that likely will be recognized "far beyond our City's border." It is, he said, "a unique and dynamic addition to Chicago Avenue.

"The building massing is highly sophisticated, carefully composed, interesting, even alluring," said Mr. Torvik, an architect who lives at 212 Dempster St.

He said Design Evanston, an ad hoc group of architects and other design professionals, was asked to review the Optima project by the City and the developer.

Jonathan Perman, executive director of the Chamber of Commerce, said the mixed-use retail, office and residential condo project's height and floor area ratio fully comply with the zoning for the site.

He said the development would attract more diners and shoppers to downtown.

"You'll hear critics say that Evanston has grown too much," Mr. Perman said, "but we have 4,000-5,000 fewer people than we did at our population peak. This City can handle another 175 units."

He said Evanston's schools need more funds, and the Promenade project would generate $1.6 million a year in new school tax revenue.

"Most cities have to lure great architects with incentives and commissions," Mr. Perman said. "We've had David Hovey generating award-winning designs here in Evanston" for the past 20 years.

But neighbor Chris Westerberg of 525 Grove St. said many of the units in her building only have windows facing north, and those living below the fifth floor would only have views of the new building's parking garage.

She also objected to the placement of the tallest portion of the Promenade at the south end of the site, near her building.

Optima representatives said the decision had been made to lessen the height at the north and west sides of the site, which creates more setback from Davis Street and Chicago Avenue. They also said that because of the orientation of the sun, the new building would not cast shadows on its neighbor to the south.

David Hornthal, who lives in the Optima Towers development a block west at 1580 Sherman Ave., said a dozen units in that building have a view of Lake Michigan that would be blocked by the new structure. He voiced fears those units would lose value.

Gene Thiele, president of the condominium board at 1500 Hinman Ave., said drivers emerging from the alley behind his building often honk their horns. He said he worried increased traffic in the alley from the new development would lead to more horn-honking, especially late at night.

The developer's traffic consultant responded that even at rush-hour peaks, he anticipates no more than 25 additional vehicles per hour exiting the alley onto Grove.

The four-hour hearing ended with neighbors still posing questions to the development team. The neighbors will get a chance to present their full arguments against the project when the hearing continues at 7 p.m. on April 5.


http://img502.imageshack.us/img502/9256/1567maple2203ge.jpg
Developers had to revise their plans twice for this high-rise at 1567 Maple Ave.


http://img502.imageshack.us/img502/5964/optima2208qo.jpg
Optima's David Hovey has proposed yet another high rise, this one at 1515 Chicago Ave.


http://img502.imageshack.us/img502/3161/mather2203hq.jpg
Mather LifeWays, Davis Street at Hinman Avenue, proposes two 10-story buildings.


http://img502.imageshack.us/img502/7025/1880oak2208lc.jpg
The developer of 1881 Oak Ave. has gone back to the drawing board but hopes for a high-rise condominium development.

because of its size, Evanston may be the best place to watch in Chicagoland to see the effects of extensive high rise development and the effect it has on a community.

Chicago, of course, is a little too big to serve as such an example.

Evanston has always prided itself as a transiton between city and suburb and often has been able to deliver the the best factors of each environment.

Personally, as a person who lived in Evanston for much of his early life, I find the downtwon development and its quality and density to be exciting. But I don't live in Evanston now. I'm not going to be affected by the issue of density downtown...or the spin off in neighborhoods (some of which, like the Chicago Ave. corridor, have elements in common with the city's downtown).

Do we have any assurance that Evanston can retain enough of its beautiful scale and sense-of-place in a growth spurt that will (1) increase downtown and (2) have a spill over effect on neighborhoods throughout Evanston?

With its history, the beautiful NU campus, the gorgeous lakefront, Evanston is a special place. Are we tampering too much with it today and helping to kill the goose that laid the golden egg?

^ if you remember how dead downtown evanston was in the 1980's (and i do), this rebirth can only be seen as a remarkable turnaround of a place many thought would eventually just all evaporate out to old orchard.

the fact that downtown evanston was able to survive its era of doom and gloom is wonderful because with all the new consturction, this place of traditional urbansim is becoming vital again. anyone who has nostalgia for the downtown evanston of old has a very short memory.

http://www.evanstonroundtable.com/rt_032206/news.html#mather

One of the new buildings will be 11 stories tall, the other 10 stories. The plan preserves two existing private parks on the portion of the Mather property closest to Judson Avenue. Mather's existing buildings are both eight stories tall, and some neighbors had fought the project over its additional height and bulk, while Mather residents and other neighbors supported the plan for new, more spacious and better-designed retirement facilities in the community.

Alderman Cheryl Wollin, whose 1st Ward contains the Mather property, was in Washington, D.C. attending a National League of Cities meeting. The unanimous vote was made possible when she was patched into the council meeting by speaker phone to cast her vote.

The redevelopment project will put the Mather property on the city's tax rolls, and Mather has agreed to provide $30 million in financial assistance over 10 years, giving priority to Evanston residents and persons with family in Evanston. In addition the city will collect an annual easement fee of $125,000 for a tunnel under Davis Street connecting the two buildings which will be added to the Mayor's affordable housing fund.

http://img91.imageshack.us/img91/6410/mather1704lq.jpg

I love downtown Evanston All those bright are somthing we could use in Chicago.

for those who know Evanston well (and a lot of you seem to), I'm curious as to the effect that redevelopment in downtown area will have on the rest of the city. In other words: where is Evanston going as a whole as opposed to creating just a vibrant downtown.

The degree of development in the downtown area is rather mind boggling for a city of 70,000, particularly in light of the degree of high rise construction. Noteworthy residential construction has also taken place along Chicago Avenue, going south from downtown to Howard Street and taking advantage of access to the CTA and Metra lines that parallel each other.

Add to this the areas of Evanston that have always been desirable: the entire pricey lakefront from Juneway to Wilmette, neighborhoods in north and northwest Evanston that are solidly North Shore (a virtual Wilmette), streets like Ridge that offer incredible character and variety of housing, you find you have a very desirable comunity.

The question that comes to mind, though, is what effect this revitalization, this taking advantage of Chicago's close by location, this ability to create a real city in suburbia, the draw of a North Shore location and promient college town will have on parts of Evanston that are not as expensive....and what effect, if any, will this have on Evanston's diversity?

What are the implications in Skokie-like areas, for example, along Dodge...from Howard to about Main or Dempster? Lots of very small homes that may be worth less than the expensive land on which they lie. Isn't this stretch as valuable as many far north side Chicago neighborhoods that are experiencing revival?

Most importantly, what effect will all the new developments have on Evanston's old and long entrenched African American community? Will we have a situation where income will influence land values and squeeze people out of the community, hurting the city's vaunted diversity? What effect will a growing downtown have on areas that seem to resist any real change....i.e. the dismal intersection of Dodge and Church that should be a showcase for Evanston as it is the main intersecton of ETHS.

How about the more Rogers Park like apartment blocks in south Evanston...will two and three flats be replaced with more expensive housing? In general, what direction do you see Evanston going as a whole based on the current happenings downtown and along Chicago Avenue...as well as the city's ability to cash in on proximity to a Chicago that gets more and more desirable by the day?

The Kedzie 525 (http://www.thekedzie525.com/)
5-6 floors?
http://img448.imageshack.us/img448/406/kedzie5254eg.jpg

another infill project in evanston, this time up north on central street. for reference this prejct is downt the block from a metra stop and about 4 blocks from an L stop, so it's a good TOD project.

from the evanston roundtable (http://www.evanstonroundtable.com/):

Development at Central Street Theaters Adds Height and Density but Promises Restoration of Landmark House
By Mary Helt Gavin

Nearly 100 Seventh Ward residents packed the community room at the Ecology Center to learn about the proposed development project that would turn the dilapidated former movie theaters on Central Street into a five-story condominium building.

The developers – Evanston Central 1 LLC, composed of J. Hawk DDI and Dodge Capital – propose retail on the first floor of the 55-unit condominium building, with 99 covered parking spaces.

They would restore the one-story landmark house on the property and create an old-fashioned "grandmother's garden" for the building, which would ultimately be used for retail purposes.

The condos

John Croker, a principal of J. Hawk, said the City's zoning permits a 45-foot- high, 110-unit building. The group may seek variances, however, that would permit them to build up to 57 feet and to reduce the number of required parking spaces from 106 to 99.

In a planned development, he said, the City grants concessions in exchange for a public benefit. In this case, he said, the public benefits are "the redevelopment of a dilapidated building, the complete restoration of a landmark property, including workshops on restoration that will be free and open to the public."

Mr. Croker said the developers had not decided upon final design details or cost for the building, but they are considering brick masonry with concrete details such as balustrades and a mansard roof that would "contain" the top story.

The building would be recessed in the rear, and the top of the covered parking area would be common space, and perhaps a rooftop garden. The present setback from Central Street would be maintained, but in the rear, along the alley, the setback would be 18 inches greater, to allow for shallow planting.

He also said no price points have been set for the one-, two- and two-plus-bedroom units, but the cost would probably be about $325 per square foot. The smallest units, which would be just over 1,000 square feet, then, could be priced at about $325,000. About half the units would be two-bedroom, with the other half equally divided between the larger and the smaller units, Mr. Croker added.

Una Malkinson questioned the high prices of these and other condominiums in Evanston. "You should know that a more substantial benefit would be for you to make 10 percent of the units affordable for police officers and teachers. ... Evanston insists on social as well as financial benefits for the community. You have a significant project architecturally, but socially it lacks character," she said.

"There is a diversity of opinion about what constitutes a public benefit," Mr. Croker responded. "Many will believe that restoration of this landmark building is a public benefit."



The landmark building

Architect Polly Hawkins said the group had applied to the Preservation Commission for a certificate to restore the building.

"We would remove the later addition and restore the building to its original look as a working-class home," she said, adding, "Its originality and its humbleness make it unique." She said the restoration group would offer workshops on restoration to the public, free of charge, as the work developed.

Landscape architect Ryan Kettlekamp said the garden would have roses, hollyhocks, peonies and irises.

"When we're through with the garden, it will look familiar – it will look like Grandma's garden."

He said there will be one long excavation pit for all the trees in the development along Central Street, with covers above for separation – so that the trees will have more room to grow than if there were individual pits.


Concerns about Central Street

Many members of the audience appeared both curious and concerned about changes to the business district of Central Street, which abuts residential areas along most of the alleys.

A couple of residents asked about plans for the building kitty-corner from the theaters, which the same developers recently purchased.

"We're still in the planning stages," said Bob Horne of Capital Development, who was the project manager for the movie theater complex, Church Street Plaza. "We've just done the soil testing, because there was a rug-cleaning store there, and before that, a gas station," he added.

Junad Rizki pointed out that the zoning there permits buildings up to 45 feet high and that the area west of Green Bay Road could eventually see four- and five-story buildings.

Alderman Elizabeth Tisdahl, who convened the Seventh Ward meeting, said she had requested the Plan Commission to "down-zone," or lower the height requirements, for that area but had been turned down. "I am going to ask the Plan Commission to revisit that," she said.

1800 Ridge (http://www.1800ridge.com)
http://img507.imageshack.us/img507/6900/3drendering0ab.jpg

here are some sweet-ass aerials of evanston posted over at SSP by KCgridlock as part of his bigger over chicago thread (http://forum.skyscraperpage.com/showthread.php?t=104703). i thought they should be poted in this thread too.



here's some new TOD in south evanston. that's the south boulevard L platform in the bottom right:

http://photos.***************/kcgridlock/chicago/IMG_1416_sized.jpg





new and old TOD density around the main street L stop/metra station, seen in the lower lefthand corner, also in south evanston:

http://photos.***************/kcgridlock/chicago/IMG_1415_sized.jpg






and finally, two lovely shots of downtown evanston and its burgeoning mini-skyline. northwestern university's campus can bee seen in the background along the lakeshore.
http://photos.***************/kcgridlock/chicago/IMG_1413_sized.jpg





the gray residential tower in the upper righthand corner of this shot is still under construction. what you're seeing is the exposed structrural concrete which will be painted in the not too distant future.

http://photos.***************/kcgridlock/chicago/IMG_1412_sized.jpg



all thanks to KCgridlock for these great aerial shots.

---ediit---

that tod that you pointed out across from the el there at the south blvd stop i believe? right near where oakton ends
is pretty heinous, its a total dead zone there with no retail on a busy street, and its across from the el, i think they shouldve put balconies on it,
and made the first floor taller and with retail in it,
those are very clausterphobic type buildings with no character and they are all alike,

otherwise the pictures are great, overall i like the new developments in evanston and they are of higher quality than the average neigborhood developments in chicago. optima is my favorite condo building developer, their buildings are similar in flavour but not identical,
i just find that what they are doing to chicago avenue is kindof bland,
its okay, just not great,

http://img359.imageshack.us/img359/7805/dobsonridgerevisedsouth0ml.jpg

Dobson-Ridge plan still over zoning limit

After three meetings with neighbors, a developer presented revised plans for a condo project on the northwest corner of Dobson Street and Ridge Avenue to the city's planning staff Wednesday.

The latest plan cuts the height of the building to five stories from six and reduces the number of units to 33 from 38.

But Assistant Community Development Director Carolyn Brzezinski said that's still 11 units more than the R5 zoning for the site allows.

Continued (http://www.evanstonnow.com/node/629)

http://img359.imageshack.us/img359/6742/510sheridanrendering4807yy.jpg

http://www.evanstonnow.com/node/670

510 Sheridan condo project clears first hurdle

Plans for a new seven-story condominium building at 510 Sheridan Road drew a favorable response in its first review by city staff Wednesday.

^
^
call me sentimental but i like the older building more,
ive got a soft spot for weird buildings
:nuts:
plus there is parking right underneath the building,
its factory like too....
this type of building is in trouble, :(

http://img359.imageshack.us/img359/7805/dobsonridgerevisedsouth0ml.jpg

Dobson-Ridge plan still over zoning limit

After three meetings with neighbors, a developer presented revised plans for a condo project on the northwest corner of Dobson Street and Ridge Avenue to the city's planning staff Wednesday.

The latest plan cuts the height of the building to five stories from six and reduces the number of units to 33 from 38.

But Assistant Community Development Director Carolyn Brzezinski said that's still 11 units more than the R5 zoning for the site allows.

Continued (http://www.evanstonnow.com/node/629)


that is fucugly design jesus, they can adhere to the zoning without making something that only its mother could love :sleepy:
:(

it looks like a cyclops with that weird big window complex in the middle

^ agreed on both accounts, wong.

Another image of the Winthrop Club
http://img375.imageshack.us/img375/7703/winthrop5jj.jpg

Not as boxy as I thought

^ yeah, that's the rendering for winthrop club that is on the sign that recently went up on the building that is slated to be demolished for this developemnt (don't worry, the two existing buildings on site are rather mediocre and nondescript). i wish i could find a larger color version of it on line somewhere.

^ yeah, that's the rendering for winthrop club that is on the sign that recently went up on the building that is slated to be demolished for this developemnt (don't worry, the two existing buildings on site are rather mediocre and nondescript). i wish i could find a larger color version of it on line somewhere.


the winthrop club looks nice,
definitely a nice uppity name too!
1567 maple
is the address
it is where maple hits davis street,
very close to metra,
so this would be classified as TOD for sure.
i would like to see what is being razed for this,
but seems like a good location for it.

hopefully it will have retail at the bottom.


something from emporis
This design replaces a larger proposal by the same developer and architect: 1567 Maple Avenue.
- The building is expected to be LEED certified with at least a silver rating, making it one of the first residential high-rises in Illinois to do so.
- Like almost every residential high-rise in Evanston, this will feature a 'green roof' to collect rainwater, reduce thermal reflection, and save energy costs.
- The developer plans a $150,000 contribution to a city affordable-housing fund and $100,000 to improve landscaping on the commuter rail embankment across Elmwood Avenue.

^
^
call me sentimental but i like the older building more,
ive got a soft spot for weird buildings
:nuts:
plus there is parking right underneath the building,
its factory like too....
this type of building is in trouble, :(


I agree, I always liked that little wacked out is it an office-warehouse-apartment???? blue thing.

1567 maple
is the address
it is where maple hits davis street,

well, it's not right at the corner of maple and davis, 1567 will acutally be a mid-block property just south of the two properties at the corner.





i would like to see what is being razed for this,

as i said in my post above, the two existing buildings on site are nothing special. you got the 1 story funeral home with the wonky faux stone facade that's kinda of cool in a kitschy way, but it will not be missed. and the 3 story jung center is a rather plain 3 story red-brick neo-colonial structure complete with white shutters and a stupid little pedimented entry. i'm just not a fan of this building style, especially not anywhere in and around chicago.

regarding 510 Sheridan: I wonder what effect an adjacent cemetery has on land value, especially in a location where view counts (Lake Michigan is right out there).

Does anyone know how the building across Calvery at Sheridan and Juneway in Rogers Park is doing in sales? Half the condos and, I'm sure, some of the town houses, face the cemetery in a similiar situation: lots of blue of the lake and the green of the cemetery....but it still is a cemetery. Does that affect property values?

Here's a pic of the model:
http://img501.imageshack.us/img501/7038/onboardwinthropclublarge1de.jpg

very nice!

where excactly is the location for the proposed winthrop club?

^ 1567 maple

it's going on a plot of land currently occupied by the jung center and the donnellan funeral home.

Evanston, more so than other suburbs, has always valued its diversity.

I'm curious what does of you who know Evanston well think about the following:

Evanston is cashing in on its super location (on the lake, close to the city, part of the North Shore) to experience an unpresidented building boom, largely in high end multi-unit residential construction (condos, town houses).

Much of this growth has been in the eastern portion of the city, from its downtown area and then south along the Chicago Avenue corridor where Metra and CTA rapid transit are readily available.

But the city itself is "hot". And getting more and more expensive. What are the implictions of this growth on Evanston's future. More specifically, how will it affect Evanston's minority community? With rising land prices and the highly desirable location, how will this all play out in places like Evanston's African American community? The area around Church and Dodge (where Evanston High is located) is an old, established black community? Is it threatened by Evanston's growth and will it be open to the same type of gentrification that has occured in Chicago's North Side lakefront neighborhoods? In its own way, Evanston could be viewed as being as desirable as Lincoln Park. It is a wonderful cross between city and suburb and it is often easier to get to the Loop via Metra than by anything Lincoln Park offers.

Will such accessability and desirability cause Evanston to go more "upscale" and displace its significant and priced out minority communities?

http://www.evanstonnow.com/node/808

Planners say 'no' to Kendall and Optima
Bill Smith | Wed, 05/31/2006 - 11:55pm.

I went to see An Inconvenient Truth (SEE IT! IT"S A MUST) at the Century theatre last (Fri) night. I never saw any suburb buzz at night the way Evanston does on a night like this. That critical mass of restaurants, theatres, stores, and high rise condos really creates a wonderful urban feel. Gotta love what's happening in Evanston.

- edit

- edit

http://www.evanstonnow.com/node/827
and http://roszakadc.com/

http://img516.imageshack.us/img516/3866/roszakfountainsquare4800ih.jpg

Fountain Square tower would preserve landmark facade

Developer Thomas Roszak says his proposal for a 38-story hotel and condo tower on the Fountain Square block would preserve the facade of the landmark Hahn Building at mid-block but replace everything else on the site.

a 38 storey condo/hotel in fountain square sounds damned exciting. but is there a downside to the extent of this high rise construction boom in downtown evanston.

few cities of evanston's size can claim not a freeway or expressway in sight. what are the implications for streets like Chicago Ave, Church, Ridge, Sherman, Green Bay Rd, even Sheridan for the type of traffic that they will be expected to carry?

^ i fail to see how shitty traffic is a bad thing. all the best urban places have shitty traffic. shitty traffic is just a symptom of high desirability, and high-desirability is a very good thing for any downtown environment. plus, shitty traffic encourages more people to walk instead of drive, and that also has a HUGE positive impact on downtown areas.

we as a society simply MUST drag ourselves out of the "traffic = bad" mentality if we ever want to create new successful urban environments.

^ i fail to see how shitty traffic is a bad thing. all the best urban places have shitty traffic. shitty traffic is just a symptom of high desirability, and high-desirability is a very good thing for any downtown environment. plus, shitty traffic encourages more people to walk instead of drive, and that also has a HUGE positive impact on downtown areas.

we as a society simply MUST drag ourselves out of the "traffic = bad" mentality if we ever want to create new successful urban environments.

dan, i don't disagree with you at all. my contention here is that evanston will have a helluva harder time pulling off the ill effects of traffic than chicago. outside the downtown district, despite bus and rapid transit, the car still rules in much of evanston.

But the city itself is "hot". And getting more and more expensive. What are the implictions of this growth on Evanston's future. More specifically, how will it affect Evanston's minority community? ?

Well if the minorities are wealthy or above middle income they will be able to live or move into Evanston...it is a very tolerant city.

With rising land prices and the highly desirable location, how will this all play out in places like Evanston's African American community?

So is your assumption that the African American community is always poor? If you want to make this a race issue then I will fight you on it. If you want to discuss the fact that Evanston is becoming less and less economically diverse I will agree with you.


Will such accessability and desirability cause Evanston to go more "upscale" and displace its significant and priced out minority communities?
Yes it will. Kind of gives people goals to work for if they love it that much "don'tcha think"?

a 38 storey condo/hotel in fountain square sounds damned exciting. but is there a downside to the extent of this high rise construction boom in downtown evanston.

few cities of evanston's size can claim not a freeway or expressway in sight. what are the implications for streets like Chicago Ave, Church, Ridge, Sherman, Green Bay Rd, even Sheridan for the type of traffic that they will be expected to carry?

Lol..means more people will be using the CTA and Metra! Isn't that fantastic news!!!! If people love cars move to Schaumburg.

http://img442.imageshack.us/img442/876/ewsection5kw.jpg
http://img442.imageshack.us/img442/9168/nssection0bd.jpg
http://img442.imageshack.us/img442/3749/firstfloor9ep.jpg
http://img442.imageshack.us/img442/566/condofloors9al.jpg

Lol..means more people will be using the CTA and Metra! Isn't that fantastic news!!!! If people love cars move to Schaumburg.

neither CTA or Metra will effectively get Evanstonians to much of Skokie, Wilmette, Highland Park, etc....and none of Lincolnwood, Glenview, Park Ridge or any number of north suburban locations where Evanstonians are likely to go.

Chgo3, this has far less to do with what SHOULD BE than the reality on the ground...and the reality on the ground in Evanston (an urbanized a suburb as it may be) that dependence on cars is still appreciable. would it be a better world if that weren't the case? sure. but it is the case.

That's a great news for evanston!

Well if the minorities are wealthy or above middle income they will be able to live or move into Evanston...it is a very tolerant city.



So is your assumption that the African American community is always poor? If you want to make this a race issue then I will fight you on it. If you want to discuss the fact that Evanston is becoming less and less economically diverse I will agree with you.


Yes it will. Kind of gives people goals to work for if they love it that much "don'tcha think"?

chicago3rd, i'm not sure what i did to you that made you respond to each of my posts with sarcasam. but you have.

of course not all of evanston's african american community is low income. but much is. and certainly the area around dodge and church, the most historical part of black evanston, has large numbers of low income african americans.

it also has an institution, ETHS, that would defy any notion that evanston embraces diversity and inclusion. students are so tracked at Evanston Hi (my alma mater) that blacks and whites don't even see each other in many classes.

my comments, i thought, were a clear indictation that i would regret evanston losing diversity. I hardly think that it is a stretch that African Americans have been squeezed out of areas when gentrifcation takes place in our area, particularly in Chicago itself.

Meanwhile, as far as the "car" issue, I'm a realist...i'd love to see more rapid transit, but people still drive and that reality has to be dealt with.

ultimately, chicago 3rd, you can say whatever you want. that's your perogative. but i personally have to say that i can't understand the anomisity and disrespect you've shown me. i don't believe i've said anything offensive and if i disagree with you, i'll disagree with what you say, not with personal pot shots.

Hey Steely are you going to add this to your mini-boom......what is the height? any idea

http://img442.imageshack.us/img442/876/ewsection5kw.jpg
http://img442.imageshack.us/img442/9168/nssection0bd.jpg
http://img442.imageshack.us/img442/3749/firstfloor9ep.jpg
http://img442.imageshack.us/img442/566/condofloors9al.jpg

Here is what is there now.

North Side of the Block (left side of Picture) Street is Church:
http://wilthe3rd.smugmug.com/photos/24938448-M.jpg
North East Corner of the Proposed Project (left side of the Picture) Street is Church:
http://wilthe3rd.smugmug.com/photos/24938440-M.jpg
From the South looking at the East Side of the block (left side of the Picture) Street is Orrington:
http://wilthe3rd.smugmug.com/photos/24938412-L.jpg
The East Side of the block from the North East looking south (right side of the picture) Street is Orrington:
http://wilthe3rd.smugmug.com/photos/24938438-L.jpg

http://img442.imageshack.us/img442/876/ewsection5kw.jpg
http://img442.imageshack.us/img442/9168/nssection0bd.jpg
http://img442.imageshack.us/img442/3749/firstfloor9ep.jpg
http://img442.imageshack.us/img442/566/condofloors9al.jpg

i like that two story low rise building on that block,
its not a must save though, but i dont think its needs to be developed/destroyed unless the building is going to be AMAZING.
the present building at the corner by the fountain is really ugly
and should be demolished.
it seems that evanstonians or their planning comission is WAY too into setbacks
the proposed tower should just go up at the corner by the fountain,
what a waste of space to knock down the old two story building just so that a tower can have a silly setback.

Harrison Homes Townhomes (http://www.harrison-homes.com/)
http://img506.imageshack.us/img506/5581/mainrender5qr.jpg

http://img516.imageshack.us/img516/3866/roszakfountainsquare4800ih.jpg

A site* I can't mention says that those ads are actually part of a video screen and that there might be a [inter]national competition to design the war memorial and such.

The screen puts a new spin on the development- not sure I like the idea.

^ it's all moot anyway as i'm fairly convinced that this project ain't gonna happen.

Yeah, but it would be absolutely amazing if it did happen.

Now, the video screen there would threaten to turn a mainly quiet square into a bright, flashing, busy place. It would also detract from the War Memorial beneath it.

I'd be in favor of the sign if there wasn't a memorial there, though. It'd be sorta like mini-Times Square.

from this week's evanston roundtable (http://www.evanstonroundtable.com/index.html)


Thumbs Up for Carroll Place

By Bill Smith

The City Council Monday declined to accept the Plan Commission's recommendation that it reject developer Robert King's proposal for the 18-story, 165-unit Carroll Place development at 1881 Oak Ave.

The aldermen voted 8-0 to have the City's legal staff draft an ordinance approving the project, and scheduled a committee hearing on the proposal for June 26.

The aldermen did not debate the merits of the project during Monday's meeting or offer any explanation of their decision to reject the Plan Commission recommendation.
It was not clear what modifications of the proposal, if any, they may seek from the developer.

Former 2nd Ward Alderman Betty Burns Paden complained to the aldermen that the Carroll Place project would "drive poor people and black people out of town."

Ms. Paden, who lives at 1122 Emerson St. said her family has lived in the are for 160 years. "My community was torn down because of Research Park," she said, "and now it's being built up to something ungodly that doesn't conform to the neighborhood."

She called the project a monstrosity that would drive up taxes so high that current residents could no longer live in the area.

A move to reconsider the council's rejection of the 27-unit Darrow Corners affordable housing development failed when no alderman who had voted against the plan was willing to support a reconsideration motion.

Bennett Johnson of the Evanston Community Development Corporation said the Council supports new housing for upper- and middle- income families, but rejects new housing for low income families.

He said the actions would lead to a divided, racially segregated city and predicted the vacant site at Church Street and Darrow Avenue would remain a scar on the community for many years to come.

The Winthrop Club (again)
http://img134.imageshack.us/img134/2995/rendering4lv.jpghttp://img134.imageshack.us/img134/4425/fromnorth1ha.jpg

http://www.evanstonnow.com/node/992

Retail-office plan for Church-Dodge
Bill Smith

A developer has shown city officials preliminary plans to renovate and expand properties on Church Street just west of Dodge Avenue.

wow, those latest are some seriously dope proposals. The old theatre was kinda of a throwback and it would have been cool if they could save it but I guess its just not practicle. I'm liking the new proposal though. It should make it a nice little bustling area right after NU games.

http://www.evanstonnow.com/node/1031

Aldermen OK high rise on Emerson
Bill Smith | Mon, 07/10/2006 - 11:29pm.

The City Council tonight approved plans for an 18-story, 165-unit condominium development on the long-vacant property at 1881 Oak Ave. in Research Park.

Those folks at the new building on Central will have a helluva time getting in and out of their units on NU football Saturdays at Ryan Field!

Those folks at the new building on Central will have a helluva time getting in and out of their units on NU football Saturdays at Ryan Field!
They'll just have to get their raccoon coats out of storage, their megaphones and penants and liquor flasks from the attic and go root for the Wildcats. It'll be the bees knees!

They'll just have to get their raccoon coats out of storage, their megaphones and penants and liquor flasks from the attic and go root for the Wildcats. It'll be the bees knees!

please! i will accept nothing less than them being dressed in purple from head to foot!

I like that comment about the folks of Rogers Park,
its nice to see that their nimbyism is of no consequence.

The theatre replacement plan looks great, always sad to lose old theatre but this one isnt a must save, I remember my parents took me to see Thief there when I was a little kid. Im so glad that they are saving that awesome old farm house. Thats Fabulous. Evanston is really a model for Development most of the time.
And Chicago could take some cues from them.

I am happy to see redevelopment in Evanston reach the intersection of Church and Dodge. This is one of the city's most promient intersections, known all over town as the location of one of Evanston's most cherished institutions, Evanston Township High School. In fact, ETHS may be the only significant institution for lakefront oriented Evanston that is actually on the city's struggling west side.

What a wonderful catylist development of the highly visible and psychologically important intersection of Church and Dodge would be.

I like that comment about the folks of Rogers Park,
its nice to see that their nimbyism is of no consequence.

The theatre replacement plan looks great, always sad to lose old theatre but this one isnt a must save, I remember my parents took me to see Thief there when I was a little kid. Im so glad that they are saving that awesome old farm house. Thats Fabulous. Evanston is really a model for Development most of the time.
And Chicago could take some cues from them.

Mohammed, neither the Evanston I or II were hardly grand out threatres. Evanston's loss would have no comparison to Rogers Park's loss years ago of the Granada. Now THAT was a movie palace.

Meanwhile, for Evanston, there was far more character in the old downtown theatres like the Varsity and Valencia and even the Coronet on Chicago Ave. near Main.

from this week's evanston roundtable (http://www.evanstonroundtable.com/index.html). isn't it just like evanston to reject what is possbily the coolest proposal this little town has ever seen while they green-light vertical turds like sherman plaza. well, most evanstonians seem to have thier heads shoved so far up their own asses that i suppose expecting them to appreciate good design is expecting too much.


Council Rejects Optima Proposal

By Bill Smith

At the July 24 City Council meeting, aldermen voted 8-0 to accept the Plan Commission's recommendation to deny a developer's request to build an 18-story high-rise building called Optima Promenade at 1515 Chicago Ave. It would have been the fourth high-rise in downtown Evanston built by architect David Hovey.

The aldermen did not discuss a revision to the proposal submitted from the developer that would have reduced the building's height by 20 feet, increased the width of the alley behind the building by three feet, increased other setbacks and relocated the rear loading dock to the north end of the building.

Nor did they discuss a staff recommendation to reduce the building's height by an additional 20 feet, to 145 feet, and cut 20 condo units from the 175 proposed in Mr. Hovey's revised plan.

In urging the Council to reject the Optima Promenade proposal, Alderman Cheryl Wollin, 1st Ward, said the site is "a very fragile transition area between downtown and residential neighborhoods. This particular architectural plan," she added, "is really insensitive to the context of the neighborhood."

Chris Westerberg, 525 Grove St., a leader of neighborhood opposition to the project, said she was gratified that the aldermen understood concerns neighbors raised. S

Yet the proposal had won praise from local architect James Torvik, who called it "an excellent example of a fine downtown building." In addition, Jonathan Perman, executive director of the Chamber of Commerce, said the development, which included retail and commercial space, would attract more diners and shoppers to downtown.

In a July 17 memo to City Manager Julia Carroll, James Wolinski, director of community development, said the development would "enhance the vitality of the downtown." In addition, he said, it would produce $508,000 in real estate taxes to the City, and an annual surplus of $724,000-$950,000 to School District 65 and $645,000-$707,000 to School District 202.

Anjana Hansen, 9th Ward alderman, was absent from the meeting.

^^

http://img375.imageshack.us/img375/8259/neighborsmodel0605319pm.jpg

^ Look at these geezers! What do they care, they'll be seeing the inside of a Nursing Home shortly, so why are they messing with my future?

f
In urging the Council to reject the Optima Promenade proposal, Alderman Cheryl Wollin, 1st Ward, said the site is "a very fragile transition area between downtown and residential neighborhoods. This particular architectural plan," she added, "is really insensitive to the context of the neighborhood."

This is the first time I've seen any attempt to look at downtown Evanston as having "zones". This appears to be an attempt to keep the high rises away from the eastern portion of the business district where it abuts the low scale and very expensive homes that border the lake.

I hope this has no effect on the project at Fountain Square (admittedly, alhtough only a block away) a much denser site already.

http://www.evanstonnow.com/node/1143

New condos planned for Chicago Avenue
Bill Smith | Wed, 07/26/2006 - 10:49pm.

A developer plans a six-story condo building for the site of an auto dealership at 1001 Chicago Ave.

I am all for this style development both in evanston and along commercial strips in Chicago....

.....one where I would love to see this style is along Ashland between peterson and I don't remember now if it thome or glenlake or something....but there is a large lot there and this style of development would bring some much needed activity to that stretch of ashland

Oh....is that proposed 38 story hotel for DT dead?? I t was on emporis but I don't think it is there anymore

^I think it's still active.

----
http://www.evanstonnow.com/node/1157

Fewer cranes on downtown skyline
Bill Smith | Tue, 08/01/2006 - 6:32am

Is that 38 story hotel/retail mix proposed for the fountain dead and gone or is it still a least a tenuous proposal....anyone heard anything.....I think it would be super cool....as long as Dr. Wax doesn't get pinched out

^ the developer doesn't even own the land yet, and it hasn't even begun to go through any formal approval process with the city. right now it's a just a vague outline of an idea on paper. why the developer went public with this plan before even securing any of the property is beyond me.

and with the hahn building already landmarked and the attmepts to get the building on the north end of the block landmarked as well, my gut is telling me not to count on this one happening. i wouldn't be so bold to say it's "as dead as disco" per se, but as the magic 8 ball would say: "outlook not so good".

So, I was just in downtown Evanston for the first time in a long time, and wow! The place has become so built up! That new Barnes and Noble is a suprisingly good looking building. It fits in well with the neighborhood.

So, I was just in downtown Evanston for the first time in a long time, and wow! The place has become so built up! That new Barnes and Noble is a suprisingly good looking building. It fits in well with the neighborhood.

Look like Sherman Plaza is going to be getting some really good stores. Does anyone know if there are plans for the old B&N site? It is a great location and it would seem to me should be filled rather quicily.

The place has become so built up! That new Barnes and Noble is a suprisingly good looking building. It fits in well with the neighborhood.

uhhhhhhhhh....... i guess the low-rise portions of sherman plaza are ok, but overall, i think the entire development looks pretty bad. the condo tower is going to be especially hideous with the beige paint and the beige balcony railings..... talk about bland. and what the hell is the deal with those ridiculous white metal grills in the parking garage openings? they look awful. architecturally speaking, sherman plaza is a bust, but at least it is bland enough to make most evanstonians happy (ie. no orange balconies).

uhhhhhhhhh....... i guess the low-rise portions of sherman plaza are ok, but overall, i think the entire development looks pretty bad. the condo tower is going to be especially hideous with the beige paint and the beige balcony railings..... talk about bland. and what the hell is the deal with those ridiculous white metal grills in the parking garage openings? they look awful. architecturally speaking, sherman plaza is a bust, but at least it is bland enough to make most evanstonians happy (ie. no orange balconies).

Dan, I believe that there are portions of the Church Street side of Sherman Plaza that are under different ownership. I wondered if this affected the configuration of the two wings of the tower. By placing one wing on Davis Street, it would seem to me that the developers cut down the view of the Chicago skyline. If possible, using Church and Benson would have afforded views from both wings....do you know if the ownership on the Church Street side of the site affected the placement of the tower?

sherman plaza was all built as one development partnered with the city of evanston, so no, there are not different owners for the church street portion of the project.

sherman plaza was all built as one development partnered with the city of evanston, so no, there are not different owners for the church street portion of the project.

what i meant was....aren't there portions of church street that do not belong to focus development? Obviously past B&N, but my impression was some of the businesses on the south side of Church would remain and that the project was less than a full block.

^ oh yeah, the two properties on the northwest corner of the block along church are owned by other people, but they were never part of the sherman plaza redevelopment plan.

Carroll Place's waterfall will be awesome to see in real life. But I'm sure it'll be a pain to maintain.

http://img358.imageshack.us/img358/6316/evcp01qz6.jpg

Wow, that is just cool.

They made the parking garage into the hanging gardens of Babylon! Hopefully, it won't look that bad in winter.

There is finally some construction work going on with 413-421 Howard Apartments.

http://www.evanstonnow.com/node/1452

Redesign unveiled for theater site
Bill Smith | Thu, 10/12/2006 - 4:24pm.

^ I'm curious to see what the original proposal looked like.

That goes to show you why I don't buy NIMBY's arguments regarding "preserving character" when they obviously don't mind seeing historic buildings demolished to accommodate their frivolous demands.

^Look at post #64 for the original proposal and the older building they were going to preserve (which no one asked them to do).

* Increases the depth of first-floor storefronts from about 28 feet to about 40 feet.

what is the biggest aesthetic or practical considerations (excuses) people would have with moving a building 15 feet farther away from the street? I just don't see the atheistic or practical benefit in it.

Evanstonians are being stupid,
why do they or we have to listen to the idiot nimbies,
the older design is a billion times better, that new one looks like poop,
this is just like what happened at south street and chicago by the el station,
thats the five buildings that are pretty vanilla, all because they had to use up all the land to the max because no high rise could go up.

Do nimbies really have that much clout?
If I ran for mayor for evanston I would run under the nimby ticket, and then as soon elected I would approve everything cool, and watch the nimbies tear their hair out and gnash their teeth. And then the nimbies would move out.

that new rendering looks very similar to a set of new buildings in highland park, that are okay, but superblah, where the jamba juice is there

Evanstonians are being stupid,
why do they or we have to listen to the idiot nimbies,
the older design is a billion times better, that new one looks like poop,
this is just like what happened at south street and chicago by the el station,
thats the five buildings that are pretty vanilla, all because they had to use up all the land to the max because no high rise could go up.

Do nimbies really have that much clout?
If I ran for mayor for evanston I would run under the nimby ticket, and then as soon elected I would approve everything cool, and watch the nimbies tear their hair out and gnash their teeth. And then the nimbies would move out.


^ Are you trying to write a poem? What's with the never-ending sentence broken down into verses?

Or perhaps it's just a SOAP note ;)

^ Are you trying to write a poem? What's with the never-ending sentence broken down into verses?

Or perhaps it's just a SOAP note ;)

yeah its does look funny.....
whatever happened to that chicago development group that was meeting at billy goats? it was COAG or i think something else.
just wondering.

^^ Citizens for Better Planning. We're still here, in fact we just had a meeting last Thursday evening.

from the evanston roundtable

Construction Begun on Howard Street High-Rise

Bristol Chicago Development LLC recently announced that it has begun construction of a $55-million, 221-unit luxury rental tower in Evanston on Howard Street. Local officials expect the building to play a significant role in the continued redevelopment of the Howard Street corridor in Evanston.

The development, named Howard Street Station, was designed by the architectural firm of Solomon, Cordwell, Buenz & Associates, Inc. and will be built by Weis Builders, Inc. Bristol Chicago expects to complete the project by May 2008. In addition to private investment, the development received $5 million in tax-increment financing (TIF) that will be amortized over 14 years.

"This development is the largest investment ever on the Evanston side of Howard Street and may be the most important real estate project in 100 years in south Evanston.

"Between the quality of the development, its proximity to the soon-to-be-improved Howard CTA station, the Howard Street Station development will serve as an anchor for ongoing economic development on the Evanston and Chicago sides of Howard Street," said Alderman Ann Rainey, 8th Ward.

"It's important to recognize the leadership shown by City staff, and the support of Mayor Lorraine Morton and the entire City Council to make this development a reality," she added.

from today's chicago tribune:

Evanston officials eye NU plot
Civic Center disrepair spurs land search

By Deborah Horan
Tribune staff reporter
Published October 23, 2006

Scaffolding prevents shingles from sliding off the roof. Strips of duct tape adhere like Band-Aids to broken floors. The fuse box and radiators are originals, circa 1909.

Evanston's Civic Center, at 2100 Ridge Ave., is falling apart, forcing the city to search for new accommodations--and rekindling old tensions over land with Northwestern University, which happens to own the plot city officials say is best suited for a new city hall.

University officials say the city has threatened to take the 1-acre plot at University Place and Railroad Avenue by eminent domain if Northwestern refuses to sell.

Evanston City Council members won't say whether they have discussed eminent domain with university officials. They did say the plot, located just south of Emerson Street, is one of several under consideration.

They also said they hope it won't come down to eminent domain.

"We certainly have that option," said Ald. Ann Rainey (8th). "But that would be the last thing we would want to do."

University officials said council members first approached them about selling the property last month. Northwestern declined, university spokesman Alan Cubbage said.

"Land is very valuable to us," Cubbage said. The university offered to share the use of any building constructed on the land, he said, but "we really are not interested in money."

Last week, city officials returned with talk of eminent domain, Cubbage said.

The university acquired the plot in a land swap with the city eight years ago, a deal the university agreed to even though the swap left it with a smaller plot, Cubbage said.

Still, the university might be interested in another land swap or in rezoning property west of Sheridan Road to allow the university to acquire property there, Cubbage said.

The main concern is making sure the university's reserve of land is not depleted, he said.

"We're relatively small [geographically] for a university of our [enrollment]," Cubbage said.

The city, meanwhile, is in desperate need of a new location, and the university plot, where Evanston's farmers market is located, is ideal because it is large, central, vacant and close to public parking and public transportation, city officials said.

"It would be perfect if it were owned by the city," said Max Rubin, director of facilities management at the current Civic Center.

Council members said they considered renovating the current location, a four-story building constructed in 1909 as a Catholic girls school. The estimated cost, however, between $20 million and $30 million, is prohibitive.

"If we sell the Civic Center and get money ... we then have a pocket to dip into to buy a new place," said Ald. Steven Bernstein (4th). "If we stay there, we have to find $20 million [to renovate]."

Staying put isn't an ideal option, Rubin said. The ceiling leaks, the bathrooms don't accommodate wheelchairs and the fuses continually blow, he said. The air-conditioning units, buried in the ceiling, are in constant need of repair.

Old radiators heat hallways with vaulted ceilings at an exorbitant cost, and the building design, small rooms and large staircases, does not meet the needs of civic affairs.

It would cost $2 million just to fix the roof, Rubin said.

"It's a hazard," he said. "It's a risk to the people around the building.

"We need to take action."

Yeah they have been prepping the site for some time now....the last couple of weeks.....this development has me excited since I live very nearby.....it also make me sad / angry at the absolute schlock that is gateway center......what a wasted opportunity for a truly stunning city entrance and a great mix of retail and residential....a shame......I didn't follow gateways development ( though it is better than waht was there before) but was Ald Joe (less) Moore responsible??

http://www.evanstonnow.com/node/1518

Plan board to get west side studies
Bill Smith | Mon, 10/30/2006

http://www.evanstonnow.com/node/1532

Methodist board plans new HQ here
Bill Smith | Wed, 11/01/2006

I was up in evanston tonight and nocticed the Mather tower sales office is open......I forget is the Mather tower an old persons home??

I forget is the Mather tower an old persons home??

yes, the mather project actually consists of two ten story buildings on the eastern edge of downtown geared towards all levels of senior living.

here's a rendering:

http://img362.imageshack.us/img362/27/proposedillustration7252dh.jpg

Let's see. Town houses going for $300,000-$500,000 east of Green Bay at Emerson, continued talk of a major redevelopment at Church and Dodge, and all those folks with big bucks mving to downtown condos.

Nice to see Evanston wants to remain diversified and racially mixed....and not make ETHS as white as New Trier.

No squeeze play on here, right?

http://www.evanstonnow.com/node/1571

Residents eye new Main-Chicago condos

^ that's some bad news for the very nice 2 story early 20th century terra cotta commercial building currently on that corner. the development may be an ideal spot for more dense usage, given that it's located directly across the street form the main street L and metra stations, but the renderings above hardly show a worthy replacement structure.

in other evanston news, howard street station is now officially under construction

spyguy,

I see the building is L shaped and that the residential portion stretches to Hinman. Will the entire south side of Main Street from Chicago to Hinman be part of the project or just the western portion?

^ just the western portion. the building that you're seeing on the eastern half of that block is an existing 7 or so story pre-war building. that building is staying put. but the exquisite 2 story terra cotta building on the western half of the block looks to now have a date with the wrecking ball, and that sucks because this new project looks pretty banal by comparison.

thanks, Steel; in retrospect I realized that building was there (although the drawing makes the block appear longer than it is). I'm actually ashamed of myself here....I once lived at Main and Judson. I should have remembered that bldg from the start.

Damn the poor Irish store will be gone...and it is a cool 2storu terra cotta bldg......I am for more dense development in Ev esp near trains but this one I'm mixed about......and that 7story bllg is super cool and so is the coffee house on hinman

What are the chances, in ten years or so, for Chicago Avenue from Clark or Church to South Blvd. being some sort of a "corridor", a scaled down, suburban version of Sheridan Road from Hollywood to Devon (particularly north of Main where condos can be built on both sides of the street)?

delete

http://www.evanstonnow.com/node/1604

Another high-rise for Research Park
Bill Smith | Thu, 11/16/2006

from Evanston Now:

1001 Chicago goes before plan board
Bill Smith | Mon, 12/04/2006 - 9:17am.

^^^^Any idea when the Howard Station development...that highrise is supposed to be completed...I forgot

I may try to go over there and get some construction update photos if I get a chance

^^^^Any idea when the Howard Station development...that highrise is supposed to be completed...I forgot


i don't believe i ever heard a construction schedule for this one, but my best guess would be spring '08.

delete

from Evanston Now (http://www.evanstonnow.com/node/1729)

Planners eye Dobson-Ridge condos
Bill Smith | Mon, 12/18/2006 - 7:00am.

- edit

^ What the hell? Doesn't look like anything significant is being gained with this development.

Rehab the old ones, I say

well, not that it is good or bad, but I believe the new development is condos priced at 300-400 sq ft so we are looking at 200K min to get in or so

whereas these currently are rentals I believe....thought I may be wrong


so, basically people who can afford condos ------come on down
people who cannot ------ here's the door, don't let it hit you in the ass

^ What the hell? Doesn't look like anything significant is being gained with this development.

Rehab the old ones, I say

Agreed.
The old buildings are quaint, plain, but built WELL and SOLID.
I believe that if you are going to raze them,
you better to be putting something double the height of this new
fugly critter and with better aesthetics.
that is worse looking than what is there.

http://www.evanstonnow.com/node/1772

Maple project has neighbors steaming

^^ ^^

neighbors protests aside, i can't think of any area on the rim of downtown Evanston that could use the sprusing up as much as this part. emerson street appears grim compared to the dynamic areas it ajoins.

Is this the NIMBY poster lady?

Here's Green Bay Rd & Emerson St, the Grand Bend at Green Bay project. Construction on the six-story building has reached the fourth floor (as of Jan 5, 2007).
http://img117.imageshack.us/img117/1281/dsc03527cj1.jpg

I dont like age discrimination,
but that nimby lady is trying to hold us back,
wtf?
she should be looking toward the FUTURE,
and future tax base and toward a vibrant downtown for evanston,


I have no problem with some old houses being torn down for HIGHRISES,
it happened along LSD long ago,
but this Mcmansion effect is ridiculous,
if you are going to tear down Mike Royko's old house,
there had better be a supertall or midrise going up,

we need smart growth like the previous plan,
if you look in the ladies' eyes you can see she is CRAZY. and
is holding onto to anitiquated ideas,
which is not necessarily due to her age, but her old thinking,

age is nothing but a number,

EvanstonNow.com has requested not to copy full text articles into this site, which can indeed be regarded as a copyright violation, hence the text bodies have been deleted from this thread. In general, in case you want to post a news article, post the title and an abbreviation or focus of the article, and always provide credits and links to the article.

the tower crane for the howard street station project up in evanston was erected sometime over the last two days.

POTENTIALLY HUGE EVANSTON NEWS!

evanstonnow.com is reporting that focus development is now trying to procure the land that roszak development unseuccessfully tried to aquire for their 38 story fountain square proposal. that project now appears to be dead, but the new word on the street is that focus development's plan for the site includes a tower that might stand as much as 50 stories tall! that would be an unbelievable height for a new signature tower in downtown evanston. the downside is that focus development's two previous evanston highrises, church street station & sherman plaza, are both quite regrettably bland.

read the whole article here: http://www.evanstonnow.com/node/2028

Hmm... Evanston essentially vetoed a quite respectable, very slim 38-story tower and now they're going to get a proposal for a 50-story tower on the same site?

There's no way a 50-story tower has been zoned for at that site, so this will definitely require a variance, and I can't see Evanston's NIMBYs granting one to this tower in this location.

On a related note - I love seeing this kind of growth in perimeter cities. NYC has White Plains and New Rochelle; we have Aurora and Evanston, both of which are forming respectable skylines.

Fantastic news for Evanston! Hopefully it will grow a nice skyline of its own in the years to come.

There's no way a 50-story tower has been zoned for at that site, so this will definitely require a variance, and I can't see Evanston's NIMBYs granting one to this tower in this location.


aardecilia, i think it is more than an issue of NIMBY's. A 50-storey bldg in downtown Evanston would be a watershed moment...it would so fundamentally change the nature of the community in its ability to open the flood gates to massive high rise construction.

i have mixed emotions on the issue. I find Evanston's metamorphosis into an exciting, walkable suburb to be remarkable. I am, as a person who for many years was an Evanstonian, aware the city also has a strong North Shore personality and that density has always mixed well with spaciousness within the diverse areas of Evanston.

Let's keep something in mind about Evanston; unlike its most similiar community, Oak Park, there is no expressway access directly found in Evanston. The pressure that overdevelopment of both commerical and residential high rises on the DT area does not have, like in Oak Park, the Eisenhower to take the load. The Touhy, Dempster, Old Orchard and Lake St/Skokie Blvd. connections to the Edens are removed enough from Evanston to aid the city.

In other words, personally I believe there are limits on how much density the city can comfortably hold.

I could be wrong but doesn't Metra have a station in downtown Evanston? Is it in walking distance of this site?

I could be wrong but doesn't Metra have a station in downtown Evanston? Is it in walking distance of this site?

Sure it does; and its about ten steps away from the CTA's Davis St. station. But both Metra and CTA are desinged to get people in and out of downtown and have little bearing on car usage within Evanston and its connection to other suburbs and the far north side neighborhoods that surround it.

People going to their jobs on LaSalle Street or Michigan Avenue from DT Evanston can and do take the train, but they are driving (out of necessity) many places when they are "at home".

Ian, the site is about 1.5 to 2 blocks away from the Metra/CTA complex.

Hmm... Evanston essentially vetoed a quite respectable, very slim 38-story tower and now they're going to get a proposal for a 50-story tower on the same site?

you have it wrong. roszak's 38 story fountain square proposal was never vetoed by the city, roszak simply failed to aquire the land to build the tower.







There's no way a 50-story tower has been zoned for at that site, so this will definitely require a variance, and I can't see Evanston's NIMBYs granting one to this tower in this location.

the proposed location is in the dead center of downtown evanston, so the usual evanston nimby complaint of shadow casting might not be terribly relevant with this project, but you are right, many people in small-thinking evanston will raise holy-hell about this. the good news is that the city government in evanston has a pretty decent track record of ignoring the nimbys when it comes to downtown development, with some notable exceptions of course.

But both Metra and CTA are desinged to get people in and out of downtown and have little bearing on car usage within Evanston and its connection to other suburbs and the far north side neighborhoods that surround it.

when i lived in rogers park, i took the L up to my job in evanston everyday, along with hundreds of other people. with the L, metra, and CTA/pace bus routes, car ownership is not a neccessity in many evanston neighborhoods. it's only a neccessity for people who can't think outside of the car-first box.







Let's keep something in mind about Evanston; unlike its most similiar community, Oak Park, there is no expressway access directly found in Evanston. The pressure that overdevelopment of both commerical and residential high rises on the DT area does not have, like in Oak Park, the Eisenhower to take the load. The Touhy, Dempster, Old Orchard and Lake St/Skokie Blvd. connections to the Edens are removed enough from Evanston to aid the city.

In other words, personally I believe there are limits on how much density the city can comfortably hold.
of course there is a comfort limit on density in evanston, but the city is nowhere remotely even near reaching that point yet, and a 50 story tower in the heart of downtown will not greatly affect that.

you should also consider that height and density are not directly related. the land that the project is slated for is probaly already zoned for a project that could hold many hundreds of condo units in a bulky 20 story building, but if the developer is allowed to build a taller thinner tower and put the same number of units in, then the density situation really isn't any different. this is exactly what happened to the optima horizons project. the developer said, "as of right i can build 300 units on this piece of land, but i would like to put them in a slender 36 story tower and leave part of the land open as a public park." the neighbors freaked out and said it was way too tall and too dense and would cause too much congestion so the project was killed. the developer then decided to build his 300 units in a squat 16 story building that occupies the entire site, as was allowed by the zoning for the site. because the neighbors all bitched and moaned, the only thing that happened is that a tall elegant slender building with a public park was replaced with a big squat block of a building with exactly the same density and traffic generation. this is why i maintain that a healthy percentage of evanston's residents are in fact mentally retarded.

this is why i maintain that a healthy percentage of evanston's residents are in fact mentally retarded.

That is hilarious!

That is sad, that people can be so stupid.
Evanstonians are not all as open minded or very good at critical thinking
as they may think, agreed.

you have it wrong. roszak's 38 story fountain square proposal was never vetoed by the city, roszak simply failed to aquire the land to build the tower.

dan, you are usually right on these things far more than I am, but I was under the impression that the only 38 storey bldg that the city scuttled was the Optima project on Clark and Benson that became the Horizon. I thought they had forced the developer to go linear, including virtually the same number of units with only 11 or 12 floors. The only down-sizing that went on with Rozak, I thought, was the Sienna project on Ridge and I didn't think the issue there was height but density.

Did I get these one wrong?

Did I get these one wrong?

yeah, you're talking about different projects. roszak had proposed a 38 story hotel/condo building called "fountain square tower" for the triangular block bound by sherman, orrington & church. roszak failed to aquire the land, so the proposal never went anywhere. it was never vetoed by the city, it simply died on the vine. now focus development is eyeing the same block for a new tower proposal that might stand up to 50 stories tall, if the rumors are true. the fate of this new proposal is anyone's guess, but it sounds like focus is at least having success on the land front.

optima horizons is an entirely different project built a couple of years ago. it was origianally proposed as a 36 story slender tower, but was chopped down to a 16 story block as i described in my previous post.

roszak's sienna development on the northwest side of downtown was scaled back due to issues of both height and density. it was originally envisioned with having 6 towers ranging from 8 to 20 stories, but the neighbors came in and got it reduced to 4 buildings ranging from 8 to 10 stories.

i hope this clears everything up.

Sure it does; and its about ten steps away from the CTA's Davis St. station. But both Metra and CTA are desinged to get people in and out of downtown and have little bearing on car usage within Evanston and its connection to other suburbs and the far north side neighborhoods that surround it.

People going to their jobs on LaSalle Street or Michigan Avenue from DT Evanston can and do take the train, but they are driving (out of necessity) many places when they are "at home".

These kind of statements show a lack of being a real urbanite...sort of always hard for you to let go of the idea of a car.....lol....is the road to salvation...mentality.

Look at Evanston....they have downtown Evanston! They have the area around Dempster! And the area around Main! Getting denser and denser day by day...having grocery stores....movies...restaurants...doctors...lawyers...lake...what the hell would anyone need a car for?

These kind of statements show a lack of being a real urbanite...sort of always hard for you to let go of the idea of a car.....lol....is the road to salvation...mentality.

Look at Evanston....they have downtown Evanston! They have the area around Dempster! And the area around Main! Getting denser and denser day by day...having grocery stores....movies...restaurants...doctors...lawyers...lake...what the hell would anyone need a car for?

I would agree that there is a significant part of Evanston that is very walkable: downtown and Chicago Avenue are high density (for suburbia) as is much of Central. Generally east Evanston is urban in nature. Other parts of the city, not so much. Northwest Evanston, for exmaple, is typical North Shore. But on the whole, i would agree with your assessment about Evanston.

Problem is, Evanstonians don't just operate in Evanston. You'll find them in Wilmette, Skokie, and even in other North Shore and northern suburbs with public transportation worse than those two. Few choose to take a bus to Old Orchard (although they certainly shop there) and the service isn't that great from many parts of Evanston.

As far as being a real "urbanite", I just don't see why that needs to be a goal in this discussion. I find Chicago's urbanization wonderful. I also find Evanston's mix of city and suburbia to be a very positive thing. Evanston has character and I really believe that people are not neccessarily anti-progress if they want to protect that; in fact, they may be very progressive. Those who love urbanization-for-the-sake-of-urbanization sees anyone who is against the type of density they desire to be a NIMY. Yet NIMY's have a place in our discussions, too.

With all the good things happening in Evanston, do I worry you could get too much of a good thing, that we could kill the goose that lays the golden egg. Yes.

And I don't think that makes me a crab-grass loving, out-door bar-b-quing, sprawl celebrating subrbanite by saying it. Give me a break, Chgo3; we don't come neatly packaged into those who think that high density should be everywhere...and those who are "wrong" who don't. There can be a very condescending attitude when city "folks" look at things that way, who see their perspective as a badge of sophistication and getting things right.

Well, has Evanston considered some light rail or BRT linking Evanston with Old Orchard? I think if the bus system gained a little prestige, it would go a long way towards discouraging car usage.

Well, has Evanston considered some light rail or BRT linking Evanston with Old Orchard? I think if the bus system gained a little prestige, it would go a long way towards discouraging car usage.

Evanston hasn't run its own transit system since CTA took over the Evanston Bus Company some 30 years ago. It doesn't make its own decisions. And like I said, most Evanstonians will still want to drive there, no matter how much we tout the value of public transportation.

Funny, but all those "urbanites" in the inner most regions of the North Side still manage to drive and search endlessly for parking at the shops around C&B at North and Clybourn....and if they go home to their new townhouses, most will find a two car garage waiting for them.

I believe the message is: I'm all for urbanization as long as it is the other guy doing the urbanizing.

the john buck co. proposal for a 20 story condo building at 605 davis street in downtown evanston appears to be dead. apparently they failed to reach an agreement with chase bank for an easement on the west side of the propoerty. the propert owner has elected to build a 1 story retail building instead.

full details can be read here: http://www.evanstonnow.com/node/2076



a one story structure seems like an under-use for this piece of property, but it's been vacant for so long that any development, even just a landscaped parking lot, would be a HUGE improvement over what's there now.

i don't think this ever got posted, so here is a new clean rendering of the 14 story 1890 maple street proposal in evanston. on the right side of the image you can see the taller 18 story carroll place from the same developer. carroll place is approved while 1890 maple is still in governmental limbo.

1890 maple is slated to replace an incredibly non-descript 2 story commercial office building that's been vacant for years and really kinda kills the corner.

carroll place is slated to replace a vacant lot that's been vacant for as long as i can remember.

http://img441.imageshack.us/img441/2702/1890maplehx1.jpg

EvanstonNow reports that the 1890 maple project received a tough go at its plan commission meeting. the official vote was postponed, but several memebers of the commission appeared to be leaning against approval. the plan commission does not have the final say on the project though, the city council will ultimately decide the fate of 1890 maple, and they already overrode the rejection of the plan commission for the carroll place project from the same developer right next door.

read the full article here: http://www.evanstonnow.com/node/2112

Evanston floats idea of new stop on Skokie Swift

http://www.chicagotribune.com/media/graphic/2007-03/28450824.jpg

By Dan Gibbard, Tribune staff reporter. Freelance reporter Andrew Schroedter contributed to this report
Published March 16, 2007

For decades the Chicago Transit Authority's Yellow Line has rolled through Evanston without stopping until the Howard Street border with Chicago, but city officials are taking steps toward possibly changing that, surveying residents to see if demand would support a new station on the south side.

"Opening up access to an existing line just improves mobility for residents, businesses, employees," said John Burke, director of the Evanston Division of Transportation. "It's always weighed against [the extra time it takes to stop], but certainly we think improving access makes sense for south Evanston."

The survey, mailed March 9 to a sampling of residents, seeks demographic data as well as opinions and preferences. It asks about commuting patterns, where respondents work and whether they would be interested in a rapid transit stop nearby.

A public meeting will be held in the coming months to discuss the findings.

The city believes it could be feasible, said Burke, who mentioned Asbury, Dodge and Ridge Avenues as possible station sites. All three had stations on the old North Shore railroad line, a Yellow Line predecessor.

"It's an area where there's a fair amount of redevelopment," he said. "It's the area closest to Chicago, so there are some densities there that can support transit."

The survey is part of a larger market analysis Evanston, Skokie and the Regional Transportation Authority are conducting on the Yellow Line.

It's the first step in a process that can take years but appears to have worked in neighboring Skokie, which has secured funding for a downtown stop on the Yellow Line, also known as the Skokie Swift.

A 2003 study led to funding for the Oakton Street station, which should be completed next year, said Steve Marciani, the village's planning supervisor, but that's considered "lightning speed" for such a project.

Since opening in 1964, the Swift has run non-stop from Howard, where it links with the CTA's Red and Purple Lines, to Dempster Street in Skokie.

In addition to the Oakton stop, a study on extending the line to Old Orchard Road is under way.

In other north suburban transportation news:

Work will begin this spring that will nearly complete the Des Plaines River Trail in Lake County, leaving a gap of one-third of a mile behind a miniature golf course near Lincolnshire.

After a decade of negotiations, the Lake County Forest Preserve District acquired 12 of the 13 parcels needed to finish the path's southern end and link it with Cook County's trail, said Mike Fenelon, director of planning, conservation and development for the district.

The $604,000 project will extend the trail a quarter-mile south from West Riverside Road and a half-mile north from Estonian Lane in Lincolnshire and unincorporated Vernon Township, Fenelon said.

Construction will take most of the summer, Fenelon said. When it's done, hardy riders can probably ride around the gap and get back onto the trail by heading to Milwaukee Avenue and cutting back east to the trail, but there's no sidewalk or marked path for much of the way.

"You can get around it, but it's grass, and in some places it's wider and in some places it's narrower," Fenelon said. "For small children it's probably not advisable, but we know a lot of people will probably do it when we get it in."

The district is still trying to acquire land behind Par-King Skill Golf, 21711 Milwaukee Ave., but hasn't been able to agree on a price, County Board member Ann Maine said. Though some would like the land condemned through eminent domain, "that's just really fraught with a lot of problems," she said.

"We would love to work something out," Maine said. "We'd love to be able to complete the trail."

Northbrook recently purchased three eco-friendly vehicles that will replace outdated ones driven by village staff.

Altogether, Northbrook paid more than $66,000 for two Toyota Prius cars and one Ford Escape. If driven about 16,000 miles per year, the three hybrid vehicles will save the village at least $3,000 in annual fuel costs, officials said.

The hybrids replace three Ford Taurus sedans powered by ethanol-based fuel. The switch to fuel-saving hybrids was recommended by the Village Board to save money and benefit the environment. "This is sort of the next step," Village Manager John Novinson said.

----------

dgibbard@tribune.com

Copyright © 2007, Chicago Tribune

http://www.chicagotribune.com/media/graphic/2007-03/28450824.jpg


this makes so much sense that it boggles the mind as to why it's taken so damn long to get this ball rolling. throw in two more skokie stations at crawford and at main, and we'll have ourselves a practically brand new full fledged near north suburban L line for relative peanuts.

extend this thing up to old orchard and then we'll really be in business.

Has anyone heard any recent news about the 1700 central development? Thanks!

some of you may be aware of the large scale Sienna development going up on Ridge due west of DT Evanston. Their web site had a promo video which I thought was quite good and does a great job of conveying the urban and urbane feel of DT Evanston (and Evanston in general) while also getting in some great shots of DT Chicago and the Evanston lakefront.

Check it out at:

http://www.siennaevanston.com/

^^ and the NU campus

in a bit of a suprising move, the evanston plan commission has unanimously approved the 1890 maple project, a 14 story rental builing. i would expect that this will now be approved by the city council.

read more at evanstonnow: http://www.evanstonnow.com/node/2212

On the horizon
Buyers flock to downtown Evanston to be near urban amenities

By Jane Adler
Special to the Tribune
Published April 20, 2007

It may not top every traveler's wish list, but downtown Evanston is almost a must-see for condominium buyers.

Take, for example, Michael and Mandy Gutwaks. They were out walking in downtown Evanston when, for fun, they stopped in at the sales office at Sherman Plaza, a new 25-story mixed-use high-rise on Davis Street.

They had been thinking about buying a place and Michael Gutwaks always liked Evanston because he had spent time there as a teenager visiting his mother.

So they took a tour of an available unit at Sherman Plaza and liked what they saw. But, being prudent, they didn't want to buy the first place they looked at without checking out other places.

They considered a condo in Chicago's Rogers Park neighborhood that had a lower price tag and lower property taxes than the Evanston condo. The Rogers Park unit was also twice as big as the snug 730-square-foot unit at Sherman Plaza.

But the Evanston building eventually won out.

"The location is why we picked this place," said Michael Gutwaks, who helps run a family-owned business, Maya Romanoff, a manufacturer and importer of wall coverings.

Now that they've settled in, the couple has an easy walk to the train, restaurants and stores. And they like the urban feel of the downtown.

A bonus: sunrises over the lake.

"This is the environment we wanted," said Michael Gutwaks.

While condominium sales have slowed in Evanston just as they have elsewhere, buyers continue to show interest in the latest crop of downtown buildings. Buyers like the convenient location in the burgeoning urban hub with its multiplying list of hip restaurants and shops.

Proximity to Lake Michigan and Northwestern University are big pluses too.

And because Evanston has become a desirable address, with a push from the city, developers have continued to build. A handful of new high-rises are under way, and several more are on the drawing board.

Even so, no one seems concerned about a glut of new units, especially when compared to nearby Chicago where fears are real about too many condos hitting the market.

So far, unit prices in Evanston have remained stable, and developers say sales have picked up since winter. However, most new buildings are offering some incentives to lure buyers into the market.

"Pricing is still strong," said Gail Lissner, vice president at Appraisal Research Counselors, Chicago.

New units in Evanston are priced in the $300 to $400 per square foot range, she figures. By comparison, new units in downtown Chicago start at about $300 per square foot, and units in luxury buildings at $500 per square foot.

"Evanston is a great condo location," Lissner added.

Developer Tom Roszak, whose company has built about 500 units in Evanston, says 2006 was a slow year and sales were about half the typical number. But condo sales have recently picked up at Sienna, Roszak's big downtown project, built around a one-acre garden plaza.

Located at 1720 Oak Street, Sienna's first phase is sold out and about 70 percent of the units in a second phase are spoken for, Roszak said.

Sales just started at a third building. Unit prices range from about $250,000 to more than $1 million.

Since Sienna first opened for sales two years ago, prices have increased by 10 to 30 percent, depending on the particular unit, though Roszak said prices were stagnant in 2006.

"We are back to normal absorption levels," said Roszak, president of Roszak/ADC, Evanston. He's currently offering several incentives to kick off pre-construction sales in the third building, and in his words, "to help get people in the door."

The menu of incentives includes financing help, several months of free assessments, or interior finish upgrades.

Sales of existing condos in Evanston have slowed, according to Mary Summerville, broker/owner at Prairie Shore Properties in the suburb.

Sales of one-bedroom condos fell to 133 units last year, from about 200 units in 2005.

Vintage units have taken the biggest hit, Summerville said.

Unless a building has a total gut rehab, people are not interested because they can choose a new building.

"It's definitely a challenge," she said. "Pricing is key."

Agent Jack Lewitz writes an Internet blog about Evanston real estate. He thinks the condo market is relatively stable, but the inventory has inched up. There's currently about a 6.7 month supply of condos for sale, compared to a historical norm of about a four-month supply.

"It's little bit of a buyer's market," said Lewitz, broker associate at Weichert Realtors-Lakeshore Partners, Evanston.

That's good news for buyers like Tracy Moses, who is somewhat typical of the recent wave of condo buyers in Evanston.

Moses, along with her husband and teenage daughter, selected a unit at 900 Chicago Avenue, a building that opened last year on the southern edge of downtown.

The family was looking for a more urban lifestyle after having lived in Texas for the last few years. Moses' husband was no longer tied to Texas for his job and Tracy Moses wanted to move back to Chicago where she had lived, and her mother currently resides.

So the family moved from a 4,100-square-foot house with a swimming pool in suburban Dallas to a 1,500-square-foot condo.

"It was a shock for us," said Moses, who was tired of suburban life. "But the house we had was too big and we were really ready for a change."

What Moses likes most is the fact that they can walk most places, and that Evanston is an up-and-coming spot.

"We had three cars in Texas and now we don't even drive the car we have that much," said Moses.

In 1989, the City of Evanston set out to create more residential units in the city's hub.

"We wanted a 24/7 downtown so we needed more people living downtown," said James Wolinski, director of community development for the City of Evanston.

Early projects were big rental buildings. But since 2000, about 1,100 new condominiums have been added to the downtown core area, according to city numbers.

By comparison, about 675 new units outside the downtown area were added.

Two new downtown developments have been approved. Grand Bend@Green Bay, with 70 units, is now under way at Green Bay Road and Emerson Street.

Winthrop Club will break ground in the next month or so at 1567 Maple Street. Another project, with 152 condos, has been proposed at 1890 Maple Street in the area called Research Park.

The 15-story Winthrop Club will have 99 units, according to Nancy Arient, a sales representative at the building. Unit prices range from the low $300,000s to about $1.4 million, though a penthouse sold for $1.8 million.

Arient said buyer incentives are not being offered, and that unit prices will probably be raised when constructions begins.

"We are including a lot in our homes," she said. Units come with granite countertops, hardwood flooring, crown molding and floor-to-ceiling tile in the bathroom. A parking place is included in the price.

Gail Kaitis plans to move to the new Winthrop Club building when it's finished, probably sometime in November of 2008. She's buying a $500,000 two-bedroom unit.

Kaitis currently has a two-bedroom condo on the 10th floor at Optima Towers, 1580 Sherman Ave., a newer mid-rise building downtown.

"My view has been ruined," she said.

Before Sherman Plaza, now the city's tallest building, was built, she was able to see the lake, and, to the north, the Baha'i Temple in Wilmette.

"The view may not be a reason that most people would move," said Kaitis. "But my view is very important to me."

The view problem is a common one in Chicago, but it's becoming an issue in Evanston too, as more high-rises are built.

"We are running out of places to redevelop," said the city's Wolinski.

An 18-story building proposed by developer Optima at Davis Street and Chicago Avenue was voted down about six months ago by the City Council. It was too close to low-rise, vintage buildings, said Wolinski.

"I think that spot will be redeveloped, but the height of the project will be greatly reduced," he said.

Wolinski figures about 25 downtown buildings are under review for landmarking by the Evanston Historic Preservation Commission. Those sites could be landmarked and preserved, or, if not landmarked, then redeveloped.

"But we would like to maintain our traditional districts," he noted, adding that certain streets with low-rise buildings would not be appropriate spots for new high-rises.

For now, Wolinski said, "the City Council is taking a pause and catching their breath." And his department is updating its downtown plan.

"Fifteen years ago, we were looking for developers, now they come here. The city can be selective," he said.

At the same time, developers are looking for spots to build on the fringe of downtown. At the southeast corner of Main Street and Chicago Avenue, a new 71-unit building will get under way this summer.

Mainstreet Station recently opened sales, according to Prairie Shore's Summerville, who handles sales for the new building.

"We've had 80 requests for information from potential buyers," said Summerville, noting that business is picking up. "That's pretty good."

50 story building in Evanston?

http://www.evanstonnow.com/node/2252

I wonder if any other northshore communities (or near northshore) will try to get in on Evanstions action out of envy. Although they should I will not hold my breath.

I wonder if any other northshore communities (or near northshore) will try to get in on Evanstions action out of envy. Although they should I will not hold my breath.

nomar, Evanston has only one kindred soul on the North Shore; that would be Highland Park. Highland Park is as downtown-promotional as Evanston. However, HP is about half of Evanston's population and doesn't have NU or all the other institutions that Evanston has. Evanston's downtown abounds with high rise condos, Highland Park's with mid-rise ones. Highland Park puts major retail into Renaissance Place, Evanston does the same at Sherman Plaza. Evanston has three downtown hotels; with no NU, HP has none. Both are great places to dine.

Meanwhile, don't expect Wilmette, Winnetka, Glencoe, or Lake Forest follow suit.

I think Glenview could end up with a decent assemblage of an urban district. Waukegan Road through downtown Glenview is arguably the most densely built-up North-South Axis in the region. And the Glen is pretty impressive as well.

I know to purists, Glenview isn't fully North Shore, but to me it's the same region .

I think Glenview could end up with a decent assemblage of an urban district. Waukegan Road through downtown Glenview is arguably the most densely built-up North-South Axis in the region. And the Glen is pretty impressive as well.

I know to purists, Glenview isn't fully North Shore, but to me it's the same region .

globill, generally speaking, most inland suburbs (and I agree with you that Glenview could be considered borderline North shore) are comfortable with downtown growth. That would easily include the "inland North Shore" trio of Glenview, Northbrook, and Deerfield. Downtown Glenview's growth is relatively static; the Glen was a rare oportunity for growth; sadly its town center is not doing nearly as well as it should be.

Meanwhile, don't expect Wilmette, Winnetka, Glencoe, or Lake Forest follow suit.

Oh my God....NEVER!

....and I wouldn't want them to have any either

globill, generally speaking, most inland suburbs (and I agree with you that Glenview could be considered borderline North shore) are comfortable with downtown growth. That would easily include the "inland North Shore" trio of Glenview, Northbrook, and Deerfield. Downtown Glenview's growth is relatively static; the Glen was a rare oportunity for growth; sadly its town center is not doing nearly as well as it should be.

That's true, but I think once the Glen is totally built out Glenview will turn its attention back to its original downtown. The thing about Waukegan is that it seems to have an almost Dempster-like level of development but it's really a hodgepodge of stuff. If done properly, I could see four or five story condos with merchants on the ground level sprouting up in the area over the coming years, depending on the nimby element.

That's true, but I think once the Glen is totally built out Glenview will turn its attention back to its original downtown. The thing about Waukegan is that it seems to have an almost Dempster-like level of development but it's really a hodgepodge of stuff. If done properly, I could see four or five story condos with merchants on the ground level sprouting up in the area over the coming years, depending on the nimby element.

i don't know; Glenview may be overretailed now. There is one quality that exists in North Shore downtowns that Glenview does not share. Do to their close-to-the-lake location, no North Shore downtown is subject to major through street traffic; most of the traffic flowing through them is local and much of it is going through to access downtown.

Contrast that with suburbs like Glenview and Deerfield that straddle Waukegan Road and have major through streets crossing Waukegan (Glenview and Deerfield roads respectively). They don't exactly create the wonderful sense of walkability of Evanston, Winnetka, Highland Park, or Lake Forest in their downtowns.

Both downtown Glenview and Deerfield have attracted condo projects downtown (actually at those two intersections, Wauk & Glvw and Wauk and Dfd), but most downtowns in the suburbs have.

The real growth in downtowns in the area are along the UP/NW line where virtually everybody (Pk Ridge, Des Pl, Mt. Prpt, Arl Hts, Palatine, Barrington) are in the act.

BTW, it seems to me that the Glen is pretty close to being totally built out. The only large tracts with no development are given over to wet land purposes. The Glen's town center needs to come up with an effective way to market itself. Its major street, Patriot Blvd, is really only a road through the Glen. Few people in Northbrook, Northfield, Winnetka, Morton Grove, Niles, or Mt. Prospect have reason to take Patriot anywhere, so driving past the the Glen and accessing it not much part of their experience.

Where did you get that the Glen isn't doing well edsg? My sister lives near there and goes there a good bit and she says its always busy. I just think its too bad that they haven't done much with the east side of The Glen where the train station which should cater to commuters.

Having grown in Northbrook I can say that it is pretty much the unmitigated disaster and the worst of the lot. The Deerfield downtown has some good element and that new shopping center isn't bad if they filled in the parking lot. As far as the eastern northshore that is a good deal I wouldn't tear down but there are places in those communities near train stations that can be better utilized or built upon. I am not talking about Evanston type high rises but just 4-8 story buildings would be much of an improvement.

I find it nauseating that these communities expect Metra commuter services to their communities to stop in their low rise downtown's. I wish there was a way to withdraw service to any of these communities who insist on this underutilization until they change some of their zoning codes and build downtown's worthy of a train stopping at.

I'm pretty sure Metra is at least as interested in expanded parking lots at their stations as they are about TOD.

Where did you get that the Glen isn't doing well edsg? My sister lives near there and goes there a good bit and she says its always busy. I just think its too bad that they haven't done much with the east side of The Glen where the train station which should cater to commuters.

I'm strictly referring to the town center (although the homes have had a number of foreclosures). I really believe the town center should have beden built near the Metra station than at its current location; the Metra shops aren't very extensive. Lots of turn-over. Von Maur has never really taken off. Restaurants seem to be the strong suit. I've worked in Glenview much of my life and there are a lot of people who are convinced the place is struggling.

I'm pretty sure Metra is at least as interested in expanded parking lots at their stations as they are about TOD.

the downtown Glenview station is just slightly down the road so the Glen isn't exactly booming with Metra parking. The best Metra locations are often in the downtowns of the suburbs; in the same sense, the Deerfield station is always more crowded than Lake Cook.

I'm gonna put you out, Ed.. while Palatine, Arlington Heights, Mount Prospect, and Des Plaines have all begun the process of densification in the downtown (and in the first two they are going crazy), Barrington has had virtually zero TOD development except one modest-scaled project.

Of course, the village government was worried about the "impact on traffic" of a crawler crane in the street, so we got a tower crane for a 3-story building. That was a cool couple of months.

There are whispers of a second TOD-style project, but it hasn't reached council yet.

nomar, Evanston has only one kindred soul on the North Shore; that would be Highland Park. Highland Park is as downtown-promotional as Evanston. However, HP is about half of Evanston's population and doesn't have NU or all the other institutions that Evanston has. Evanston's downtown abounds with high rise condos, Highland Park's with mid-rise ones. Highland Park puts major retail into Renaissance Place, Evanston does the same at Sherman Plaza. Evanston has three downtown hotels; with no NU, HP has none. Both are great places to dine.

Meanwhile, don't expect Wilmette, Winnetka, Glencoe, or Lake Forest follow suit.

H.P. has Ravinia. That has to count for something, eh?

H.P. has Ravinia. That has to count for something, eh?

it counts for plenty. highland park has a lot going for it.

Holy Shit...a 500 footer for Evanston. Unbelievable...wonder if it'll get passed the NIMBYs

http://www.chicagotribune.com/news/local/chi-070426evanstower-story,1,4493562.story?coll=chi-news-hed

http://www.chicagotribune.com/media/photo/2007-04/29355128.jpg

I just saw that! Beautiful building, it would be a shame if it didn't go through.

i'm hooking this one here rather than having a separate thread because it has been discussed in one before and I didn't feel it deserved a new one. i do, however, bring it up since it relates to Evanston and Evanston has been experiencing so much high density growth as of late.

Why isn't Oak Park growing and developing as Evanston is?

I ask this since the two virtually twin cities in many ways...one was the first suburb west of the city, the other one north. Their housing mix is similiar. Their downtowns shared so much in common...including virutally the same Marshall Field store. Metra (and its predecessors) and CTA served both the same way. Both had great non-profit instiutions. Both had a similiar commitment to public education. Both were ladden with tradition. Other comparisons can be made.

Look, Oak Park has hardly stagnated. It too has been the beneficiary of the urbanization of close in suburbia. But it is no Evanston...and the two communities are about as far about today than they have eve been.

Any idea about why? Why isn't Oak Park experiencing more of an Evanston style growth whenen that growth should be consistent with such a community in today's world.

^ Sorry, Ed, but I don't see this as the right thread to discuss Oak Park's development. I like your philosophical discussions and all, but I read the "Development News" threads for a different reason--I want news about projects, period.

^^ you're probably right. i don't think it deserves its own topic, but i think i'll wait until something appropriate pops up on the general Chgo forum to add it to the mix.

3 things that Evanston has going for it that OP doesn't.....Lake Michigan, Northwestern, and the North Side.

woops, sorry UP.....which is why so many DEVELOPMENTS are occurring in mini-me Chicago...

i was in evanston on sunday and was driving on church just east of dodge (where ETHS is located). there was a cleared piece of land (I believe it once was a lumber yard) with a sign for a condo project. I went past fast, but I caught a glimpse and I believe prices started in the $300-400k range.

i was wondering if anybody knows about this project and its implications. there has been a tremendous amount of pressure on Evanston real estate, particularly downtown and near the lake. now it appears the condo boom is heading west.

I do know that west Evanston has been concerned about future development and its implications. This portion of the city has long been an African American community. It is also an area with a signifcant lower income population. I do know that the community and the city have set some policies on how development was to proceed and to make a strong effort to keep the racial and economic diversity of Evanston going as one of its greatest strengths.

One has to wonder how successful they will be. Obviously Evanston has more control over its future than Chicago neighborhoods that have lost their battle with gentrification had.

Does anyone have any idea where this is all going? And with what is happening in Evanston, what effect will this have on other inner ring suburbs (i.e. Oak Park, Skokie) where real estate values are on the rise due to their proximity to Chicago??

East.

edsg, this one belongs in the Evanston Development News thread, where I've moved it.

speaking of near the highschool,
I have been wandering around evanston alot since i work there part of the week,

what about that development on mcdaniel, north of golf/emerson ofcourse.
i think its in three crown park,
that is a surprisingly large condo project in the middle of residential homes,

it has an old part attached to it,

I especially do like the area where dodge starts by simpson and noyes,
that is a great area that needs work and tons of potential.

Evanston may want to keep racial diversity,
but it wont have socioeconomic diversity,
the houses in the African American community are turning over slowly
and getting fixed up.
however there should be a place for those of lower incomes.
Market Forces are gobbling up the blight though

What I want to know edsg is what happens when all acceptable land is developed
fully in Evanston? Will the pressure eventually cause condos to go up into solid single family house subdivisions?
I have seen this happen in california to some extent

edsg, this one belongs in the Evanston Development News thread, where I've moved it.

i was going to post it there. but the development in question was less an issue than the dynamics behind Evanston's redevelopment. I was far less interested in the nature of this project than how a city with both economic and racial diversity maintains its balance.

when i realized that that was my true question, i cut and pasted from the develpment thread into this one because i felt it to be a far more relevant place for such a discussion.

speaking of near the highschool,
I have been wandering around evanston alot since i work there part of the week,

what about that development on mcdaniel, north of golf/emerson ofcourse.
i think its in three crown park,
that is a surprisingly large condo project in the middle of residential homes,

it has an old part attached to it,

I especially do like the area where dodge starts by simpson and noyes,
that is a great area that needs work and tons of potential.

Evanston may want to keep racial diversity,
but it wont have socioeconomic diversity,
the houses in the African American community are turning over slowly
and getting fixed up.
however there should be a place for those of lower incomes.
Market Forces are gobbling up the blight though

What I want to know edsg is what happens when all acceptable land is developed
fully in Evanston? Will the pressure eventually cause condos to go up into solid single family house subdivisions?
I have seen this happen in california to some extent

mohammed the real issue very well may end up being the exhorbantly high Evanston real estate taxes.What risk does that pose for property that also is going up in value????

^^

mohammed, while evanston is unquestionably prime condo country (like skokie as well), the heaviest concetrations will still be towards the east. TOD's feed off the convergence of Metra and CTA in downtown and continuing south on the Chicago Ave corridor.

at the same time, vast areas of Evanston will be totally condo resistant. The lakefront is one university and a string of parks short from looking like a traditonal North Shore suburb with large homes dominating the landscape. North Evanston also is typically North Shore, with the exception of condo concentration on Central.

if barriers to new development are truly broken, my sense is that condos will still be concentrated in a few locations. I suspect the most logical corridor for such development would be on Dodge which may be most heavy duty north/south street when it comes to traffic and commercial interest outside of Chicago Ave.

yeah i saw some new condo developments going up on prairie just north of central right by greenbay, surprising and nice to see,

as the pressure/heat is on with land value, either mcmansions will go up or condos,
the condos from central ave to greenbay to emerson to ridge to downtown may collide transforming that whole area, there may be some resistance from some single family homes,

but the build up of density will begin from the busy streets and out.

yeah i saw some new condo developments going up on prairie just north of central right by greenbay, surprising and nice to see,

as the pressure/heat is on with land value, either mcmansions will go up or condos,
the condos from central ave to greenbay to emerson to ridge to downtown may collide transforming that whole area, there may be some resistance from some single family homes,

but the build up of density will begin from the busy streets and out.

on Central, that's called business-as-usual. Central is prime condo country. The street I'd watch in the future would be Dodge. Development there will tell an awful lot about what the future will be on the west side of Evanston.

i was looking for an excellent article on the changing nature of evanston in yesterday's trib but could not find it at trib.com, but i did find this one which wasn't bad:

Commentary
Evanston's lofty skyline dilemma

By John McCarron who teaches | writes and consults on urban affairs
July 2, 2007

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My neighbors in Evanston -- the navel of metropolitan Chicago -- are agonizing these days about downtown skyscrapers.

Not in the Loop or along Wacker Drive, but skyscrapers right here in the ever-so-thoughtful home of nuclear-free zones, four-hour public hearings and holistic therapy.

Normally I advise those who live in one of our region's other 265 municipalities not to mind what's going on in Evanston. How much does a body need to know about organic landscaping, say, or Afrocentric middle school curricula?

But this time everyone should pay attention -- especially everyone who lives in a mature, not to say old, inner-ring community being sapped quietly of population and economic energy by the sprawl machine that growls 24/7 out along the suburban frontier.

Evanston, you see, has stumbled onto a formula for reinvigorating itself. So have Oak Park, Arlington Heights, St. Charles, Elmhurst and a handful of others. They are redeveloping old downtowns, often around a Metra station. They are saving bits and pieces of the familiar -- an old movie palace here, a beloved family restaurant or ice cream shop there -- while recruiting developers to build in their midst -- gasp! -- multiunit townhouses and condo towers.

The idea is to bring back the old retail centers as residential villages. They're pulling in young people, professionals, gays and empty-nesters; people fed up with outer suburbia's left-turn lanes and soulless strip malls; people seeking a taste of urban chic, or just a sense of place, without having to move to the city proper. There are more such people, it turns out, than anyone had imagined.

All of which threatens some mossback suburbanites. They like things the way they were -- quiet -- before the espresso bar or the fine arts center or the multiscreen cinema. They especially don't like condo towers. Such congestion, they argue, is why they chose not to live in the city.

This tension over what suburbs are supposed to be is spreading across the region. And Evanston, a college town blessed with sandy beaches, too many PhDs and an eminently recyclable downtown, is the bellwether.

Battle after battle is being fought over the height of condo towers, the number of required parking spaces and the displacement of locally owned stores by formulaic chains. But the biggest fight is just getting started.

Earlier this year, shortly after developers James Klutznick and Tim Anderson sold out and leased-up their 25-story Sherman Plaza condo-over-retail megastructure, the two announced plans to redevelop the north half of what's called the Fountain Square block across the street. This one would soar 49 stories, or 523 feet, above Church Street between Sherman and Orrington Avenues. Whereupon a second development team, led by R.D. Horner Associates and HSA Commercial, announced a condo-over-retail extravaganza for the southern half of the same block, theirs rising 37 stories, or 421 feet.

Suddenly Evanston has a three-front skirmish among two developers, who, as a practical matter, can't both build what would be suburbia's tallest building on the same narrow block, and a good portion of the town's citizenry, who want no new skyscrapers whatsoever.

What to do? Well, Evanston is blessed with legions of know-it-alls like myself who know exactly what to do. But don't look for this reporter at any of those four-hour public hearings. Covered too many of them as a cub. So instead, here's what I think Evanston should do, short and quick:

*Force the two development teams to merge or force one to buy out the other. The entire block should be redeveloped under a single concept.

*Trade height for what Evanstonians desire at street level. Let the developer go 50 stories, 60 even, on their residential tower ... if it's a sleek design and if they're willing to preserve the charm and low cornice line of the existing limestone storefronts.

*Negotiate, also, for underground parking; for retention of local stores and professional services willing to pay rents that reflect new space; for preservation, at minimum, of the front of the landmark Hahn Building located at mid-block; and for construction, at the developer's expense, of a first-class veterans' memorial and fountain to replace tired Fountain Square. Fact is, cities can negotiate for just about anything in return for the zoning approvals and public infrastructure required by developments of this magnitude. But first those cities need to know what they want, not just what the NIMBYs don't want. And they need confidence -- confidence in the strength of their market; confidence in their ability to bring in another developer if the first one can't or won't deliver.

After decades of losing stores, jobs and population, Evanston and other older "railroad" suburbs find themselves beseeched by opportunity -- and yes, by opportunists. They need to get their acts together, to calm the fears of the uninformed, but most important, to press their advantage.

Take it from someone who witnessed the bad old days -- the days when Sears, Marshall Fields, Lyttons, Baskins, Rothschilds and Smythe Furniture all lined up to leave town. We have problems now, sure. But compared to then, these new problems are good ones to have.

Archview Place
1415 Howard St.
6 floors
http://img165.imageshack.us/img165/1109/untitledim8.jpg

The new residential development is concentrated in the downtown area for a reason. Like other towns near Chicago, Evanston has embraced a planning concept:)

Demolition begins for condo project

August 23, 2007
By KAREN BERKOWITZ Staff Writer, Evanston Review

Demolition is under way at the former Evanston Theater complex at 1700 to 1722 Central St., that soon will be replaced with a four-story condominium building known as The Eastwood.

The project will contain 47 one-, two- and three-bedroom units and more than 11,250 square feet of retail space on the ground floor.

"We are anticipating a construction start in the late fall of this year, which will allow for delivery of units to customers in the spring of 2009," said Robert Horne, president of Dodge Capital, who is co-developing The Eastwood with a partner, Jack Crocker.

Asked about the credit clamp-down that has sent shivers through the residential real estate market, Horne said, "The truth is, people won't be closing on their units until the spring of 2009. In all likelihood, that is going to resolve itself by the time we are closing on the units, given that there is so much lead time involved in our project.

"We are confident that the issue will be behind us by the time people are actually closing on the units."

Horne said The Eastwood will stand out for the richness of the brick detail and design.

"We are putting a lot more emphasis into the quality of the design of this building. There are all kinds of ways to lay bricks and we are using several more expensive masonry designs to give richness to the exterior.

"For people who really care about quality, this building will stand out."

The Eastwood's sales office will open in September at 1733 Central St., across from the development.

Evanston is a nigh ideal place to live that is still relatively affordable,
so i agree with the author that
these units will sell,
i dont think the condo market in evanston is too saturated
especially taking into account when they will be available
and where these condos are located,
that is a very nice part of evanston,

right next to good ol mustards last stand

Evanston is a nigh ideal place to live that is still relatively affordable,
so i agree with the author that
these units will sell,
i dont think the condo market in evanston is too saturated
especially taking into account when they will be available
and where these condos are located,
that is a very nice part of evanston,

right next to good ol mustards last stand

i would have thought that, too, but checking the website and seeing the building has units with 1-3 bedrooms and starts in the $300,000 (obviously for a one) and goes up to over $1,000,000 (obviously for a three) and seriously wonder if they can get anything close to those prices on Central Street. IMHO, as nice a building as it may be, this one is way overpriced.

i would have thought that, too, but checking the website and seeing the building has units with 1-3 bedrooms and starts in the $300,000 (obviously for a one) and goes up to over $1,000,000 (obviously for a three) and seriously wonder if they can get anything close to those prices on Central Street. IMHO, as nice a building as it may be, this one is way overpriced.

yeah a mil is kindof high i guess,
dont think that area rates a mil for a condo,
but i guess well find out :)
personally for a mil
you might as well buy a house in evanston and hire people to do
the lawn and outdoors things,

i always shake my head in disbelief when people tell me
that they get a condo because they dont want to mow the lawn,
or such, very petty and not too expensive to be hired done,

but personally i cant wait until something is done there
cuz its so dead right now that part of central needs life

yeah a mil is kindof high i guess,
dont think that area rates a mil for a condo,
but i guess well find out :)
personally for a mil
you might as well buy a house in evanston and hire people to do
the lawn and outdoors things,

i always shake my head in disbelief when people tell me
that they get a condo because they dont want to mow the lawn,
or such, very petty and not too expensive to be hired done,

but personally i cant wait until something is done there
cuz its so dead right now that part of central needs life

no question it looks like an ideal addtion to Central Street...with ground level retail included as part of the package. Seems like a great place to live for the ultimate Wildcat fan.

Archview Place
1415 Howard St.
6 floors
http://img165.imageshack.us/img165/1109/untitledim8.jpg

Very interesting design of that building. :)

the 15 story Winthrop Club condo building on the southwest edge of downtown evanston is now officially under construction. Revcon was out there this morning and the caisson rig was spinning away.

evanston news:

the controversial 1890 maple project (a 14 story rental building with ground floor retail on the northwest edge of downtown) was surprisingly approved by the city council last night after the developer made promises to pursue a trader joe's or other grocery retailer for the building.

read more at evanstonnow.com: http://www.evanstonnow.com/food-seals-the-1890-maple-deal

Unfortunately, you have to have an account to read the whole article.

By Steven R. Strahler
Proximity pays in Evanston
Office vacancies shrink; rents rival downtown's
Evanston is emerging as something of a Greenwich of the Midwest, as hedge funds, private-equity firms and other financial players pick the city as a headquarters site.
http://www.chicagobusiness.com/cgi-bin/mag/article.pl?article_id=28606

evanstonnow.com has published two interesting articles regarding parking requirements and potential future development in downtown evanston. they're worth the brief read.


Study: City demands too much parking
Submitted by Bill Smith on Thu, 10/18/2007 - 12:13pm.

After running what amounts to bed-checks for cars, parking consultants have concluded Evanston now requires too many parking spaces in major downtown residential developments.

full article: http://www.evanstonnow.com/study-city-demands-too-much-parking





Downtown growth could near $1B
Submitted by Bill Smith on Thu, 10/18/2007 - 2:50pm.

A real estate market analysis prepared for the new downtown plan concludes Evanston could see $640 million to $856 million worth of new downtown development projects over the next decade.

full article: http://www.evanstonnow.com/downtown-growth-could-near-1b

here's an article from evanstonnow.com about the proposed downtown zoning plan and it's possible development implications. the article has a pretty cool image showing potential redevelopment sites downtown and what their maximum massing could look like under the new proposed zoning rules.


Squeeze play for development
Submitted by Bill Smith on Tue, 10/30/2007 - 7:40pm.

Downtown Evanston has barely enough potential development sites to accommodate projected market demand over the next decade, assuming new zoning limits in the draft downtown plan are adopted.

read the full article: http://www.evanstonnow.com/squeeze-play-for-development

Development would be broken into zones
By Deborah Horan | Tribune staff reporter
10:43 PM CST, November 6, 2007

Evanston residents critiqued for the first time Tuesday a draft of a new downtown development plan that offers broad guidelines for buildings and green spaces in the city center.

About 150 residents packed into the Civic Center to hear details of the plan from consultants Duncan Associates and the Lakota Group, who described the blueprint to members of the city's Plan Commission.

The commission will review the plan and make a recommendation to the City Council after a second public forum set for Nov. 27, commission members said.

Continued.. http://www.chicagotribune.com/news/local/chi-evanston_07nov07,0,5099270.story?coll=chi_tab01_layout

http://www.evanstonnow.com/roszak-reshapes-sienna-plans

Roszak reshapes Sienna plans
Bill Smith on Wed, 11/07/2007 - 8:56pm

Developer Tom Roszak told Evanston officials today he wants to build a hotel and rental apartments instead of two more condo buildings at his Sienna planned development site downtown.

i regret to report that demolition on The Main Building at main/chicago has finally commenced. this lovely early 20th century 2-story terra-cotta clad commercial building has been a neighborhood anchor for decades, but it is now being ripped apart to make way for what will probably prove to be yet another ugly bland condo building at the main/chicago intersection. i'm all for TOD and urban density, but this is one case where preservation would have been a far superior option.

the price of progress often sucks.

i agree with you dan..that building on the corner of main and chicago should have never been torn down for yet another ugly ass cheap tacky condo..they just don't build them like they used to

i regret to report that demolition on The Main Building at main/chicago has finally commenced. this lovely early 20th century 2-story terra-cotta clad commercial building has been a neighborhood anchor for decades, but it is now being ripped apart to make way for what will probably prove to be yet another ugly bland condo building at the main/chicago intersection. i'm all for TOD and urban density, but this is one case where preservation would have been a far superior option.

the price of progress often sucks.

Dan, I was under the impression that the condo project was supposed to be centered on the southeast portion of the block facing Hinman and that the part wrapping around to the Chgo-Main retail strip was supposed to be smaller and leave street level retail alone.

Was i wrong?

Was i wrong?

yes, you are/were wrong. this mixed-use development is going on the northwest corner of block bound by chicago, main, hinman, & kedzie. no part of this development will be fronting either hinman or kedzie.

the 9 story condo tower will be setback a little bit from main street atop a street-front retail podium, but the Main Building is still being entirely demolished, which is the part that sucks about this project.

Any updates on the 708 Church St. building?
I was liking the 49 story concept, but the shortened 38 story versionlooks a little too squatty and fat.

I'm hoping that Booth Hansen has another concept in the works.

http://featuresblogs.chicagotribune.com/theskyline/2008/05/the-shrinking-t.html

The shrinking tower of Evanston: Shorter is not better
Blair Kamin

The first version (top) of a proposed 49-story condo tower in Evanston was a bland slab--nicely proportioned, but dull against the sky. Now (bottom), chopped down to 38 stories, the skyscraper looks like it grew hips. Big, ungainly hips. The tower apparently has the same amount of profit-making square footage as before. It's just been squashed down in a transparent attempt to appease opponents who find its height objectionable. This is an exercise in political expedience, not good design.
http://img357.imageshack.us/img357/7662/shermanave2gb1.jpghttp://img357.imageshack.us/img357/8194/shermanave12te9.jpg

http://www.northwestern.edu/newscenter/stories/2008/05/musicbuilding.html

New Music Building and Arts Green Committees Formed

Committees have been appointed to advise on the development of the new School of Music building on the Evanston campus and to advise on the development of the new arts green that will replace the existing Arts Circle, it was announced by Provost Daniel Linzer.

...The five architectural firms under consideration include Hammel, Green and Abrahamson, Inc. in Milwaukee, Kuwabara Payne McKenna Blumberg Architects in Toronto, and three firms with offices in Chicago: Goettsch Partners, Inc., Kreuk and Sexton Architects, and Murphy/Jahn Inc. Architects. Ronald Nayler, associate vice president for facilities management, stated that the Educational Properties Committee of the Board of Trustees, with advice from the Building Committee, will select three firms to participate in a design competition during the summer. A selection of the final design firm will be made this fall.

The target date for the completion of the five-story lakefront music building and the first stage of the arts green has been set for 2012.

The new building will be located south of Pick-Staiger Concert Hall and Regenstein Hall of Music and will connect to Regenstein. It will contain approximately 116,000 gross square feet of space for classrooms, teaching labs, academic faculty offices, teaching studios for choral, opera, piano and voice faculty, practice rooms, student lounges and administrative offices. There also will be a choral rehearsal room and library, an opera rehearsal room/black box theater and a 400-seat recital hall. The cost of the music building and arts green projects will be $90 million.

http://www.chicagobusiness.com/cgi-bin/news.pl?id=28833

Kellogg planning major new building in Evanston
By: Steven R. Strahler April 03, 2008

Apparently suffering from an edifice complex, Northwestern University’s Kellogg School of Management is looking to make a bold, new statement on its Evanston campus.

The MBA factory, whose rise to pre-eminence has been an information-age success story for Chicago, is laying the groundwork for a building likely to cost more than $100 million

http://www.chicagobusiness.com/cgi-bin/news.pl?id=28833

Kellogg planning major new building in Evanston
By: Steven R. Strahler April 03, 2008

Apparently suffering from an edifice complex, Northwestern University’s Kellogg School of Management is looking to make a bold, new statement on its Evanston campus.

The MBA factory, whose rise to pre-eminence has been an information-age success story for Chicago, is laying the groundwork for a building likely to cost more than $100 million



What kind of approvals does NU have to have from Evanston to build?
Is there a height limit on campus? It'll be interesting if they want to build anything taller than 6-7 floors.

http://img168.imageshack.us/img168/7466/2735664549416c7a2ea6bnw1.jpg
Pete Fuller/ flickr
Howard Street station and apartment building
http://img168.imageshack.us/img168/888/273650306075d41b9719bfd5.jpg
Pete Fuller/ flickr
Various Evanston construction, plus the Optima building in Skokie in the background

^^

great shots of rogers park and evanston. the evanston one has a nice view of Evanston High sprawled across the middle.

http://www.northwestern.edu/newscenter/stories/2008/10/bienenarchitect.html

Goettsch Partners Will Design New Music Building
October 21, 2008 | Campus

Northwestern University has selected Goettsch Partners, Inc. as the architectural firm to design the new building for the Henry and Leigh Bienen School of Music on the University’s Evanston campus. The project will emphasize a sustainable design approach throughout, with a minimum of achieving LEED Silver certification. Construction is scheduled to begin in 2010, with completion expected in spring 2012.

The announcement follows a four-month search for an architectural firm for the project.

Northwestern will construct the state-of-the-art School of Music building facing an arts green that will replace the existing Arts Circle on its Evanston campus. Envisioned as a signature building for the University, the new facility will enable the Bienen School of Music to consolidate all of its programs in one area for the first time in more than 30 years.

Goettsch Partners is a Chicago-based design firm that provides innovative architectural, interior, planning and building enclosure design services to clients worldwide. Led by seven partners, the 90-member firm has completed projects throughout Asia, Europe, and North and South America. The firm also maintains an office in Shanghai, China.

Goettsch Partners has a strong Chicago connection with one-of-a-kind institutional projects that have included the Museum of Science and Industry’s U-505 Submarine Exhibit and the Lincoln Park Zoo’s Regenstein Center for African Apes, as well as 111 South Wacker, UBS Tower, and the Blue Cross Blue Shield of Illinois Headquarters. Among numerous international projects, the design firm’s work includes the new Abu Dhabi stock exchange building and financial center in the United Arab Emirates and the Diamond Exchange Tower in Shanghai. (For more information on the firm, visit http://www.gpchicago.com.)

The new music building will be located just south of the School’s Pick-Staiger Concert Hall and Regenstein Hall of Music on the southern end of Northwestern’s lakefront campus. The structure is projected to have spectacular views of Lake Michigan and the Chicago skyline.

The new building will include classrooms, teaching labs, academic faculty offices, teaching studios for choral, opera, piano and voice faculty, practice rooms, student lounges and administrative offices. There also will be a choral rehearsal room and library, an opera rehearsal room/black box theater and a 400-seat recital hall.

Toni-Marie Montgomery, dean of the Bienen School of Music, said, “The new building will bring a sense of community that facilitates collaboration among our many excellent programs. We look forward to working with Goettsch Partners in planning a building that is both architecturally stunning as well as programmatically well-designed.”

“We chose architects we believed could develop an iconic design for the facility while respecting the campus context,” said Gordon Segal, chair of the Board of Trustees Educational Properties Committee.

“Goettsch Partners submitted a design concept that takes full advantage of the site’s lakeside setting and the views to the city of Chicago,” said Ronald Nayler, Northwestern’s associate vice president for facilities management. “We believe that refinement of that concept will result in an extraordinary building that will meet the needs of the Bienen School of Music faculty, staff and students.”

“This project presents an exceptional opportunity for our firm,” said James Goettsch, FAIA, president of Goettsch Partners. “Northwestern has set high expectations in terms of the architectural design of the new building and arts green, especially in light of the site’s dramatic lakefront setting.”

The School of Music has been named the Henry and Leigh Bienen School of Music in honor of the retiring University president and his wife. President Bienen, who announced in March that he plans to retire next year, and his wife, Leigh, are avid music-lovers and strong supporters of the arts, including the School of Music.

^^
i'm surprised they didn't say what they are going to do with the existing music bldg which occupies a pretty decent tract of land on Clark on the portion of the campus that abuts DT Evanston.

well, it's official, we'll never see a new chicagloand suburban tallest in evanston. however, if a developer can manage to get a 385' tower built on the fountain square block in the next real estate cycle, that would at least give evanston's skyline a nice peak and avoid the plateau effect that the NIMBY crowd was vehemently advocating for.


Aldermen back 385-foot height limit
Bill SmithThursday, Jan. 15, 2009, at 7:03 am

Evanston aldermen Monday voted to establish a 385-foot maximum height limit for the Fountain Square block downtown.

The 6-2 vote at a special Planning and Development Committee meeting came as aldermen worked their way through height limits for all of the downtown area, leaving most of them at the level proposed by the Plan Commission.

full article: http://www.evanstonnow.com/story/news/bill-smith/2009-01-15/aldermen-back-385-foot-height-limit

well, it looks like the fountain square tower proposal is back from the dead with a new height. from evanstonnow.com:


Tower revamped for new height limit
Monday, Feb. 23, 2009, at 2:15 pm
Bill Smith

Developer Tim Anderson confirmed today that the 708 Church St. development team has submitted a revised proposal to the city for a 35-story tower.

The new plan slices three floors from the previous project design to bring it in under the 385-foot height limit for the Fountain Square block adopted by the City Council as part of the downtown plan earlier this month.

read more: http://www.evanstonnow.com/story/news/bill-smith/2009-02-23/tower-revamped-for-new-height-limit




if you want to see images of the new design, click the link below:

http://www.cityofevanston.org/departments/communitydevelopment/pdf/2009-02-19_708ChurchStAddendum.pdf

it appears to be pretty similar to the last design, but with 3 floors knocked off the top and the set back heights increased to make up for the lost square footage. overall, it still looks pretty good, if a bit more squat, and at nearly 400' it would still give evanston's cute little skyline the defining peak that it needs.

It's not as sexy as the original 49 story version, but hey... it's better than nothing. I'm surprised they're considering moving forward with anything at this point. Plus, they're shooting for LEED silver!

Cue the NIMBY's and get ready for a yard sign campaign full of misinformation and deception... :ohno:

Evanston aldermen voted 6-3 tonight to approve the Fountain square tower project.

The vote came at a special session of the Planning and Development Committee.

http://www.evanstonnow.com/story/news/bill-smith/2009-03-04/hope-trumps-fear-on-tower

^ yep. good news.

here's a rendering of the redesign:

http://img4.imageshack.us/img4/7809/708church.jpg (http://imageshack.us)

I loved the original design but the new one is still pretty good. LEED Silver is awesome too!

some interesting height figures.

so i took the elevation from Booth Hansen that listed the roof height at 385' and took some scaled measurements off of it. granted, these are all approximate, but if BH's elevation was correctly drawn to scale, then these figures below are probably within inches of being accurate.


- height of parking podium: 59'-6"

- height of 1st setback: 178'-6

- height of 2nd setback: 278'-6" (which lines up very nicely with the 277' Chase Building and the 276' Sherman Plaza)

- roof height: 385'-0"

- total height to top of parapet mechanical screen: 409'-6"





so, if this project goes through at its proposed height, here's how the 10 tallest chicagoland skyscrapers would stack up:



418'/31 floors - Oak Brook Terrace Tower, Oak Brook Terrace
409'/35 floors - 708 Church Street, Evanston
395'/26 floors - The Gallagher Center, Itasca
277'/22 floors - Chase Building, Evanston
276'/25 floors - Sherman Plaza, Evanston
270'/20 floors - Zurich Towers 1, Schaumburg
270'/20 floors - Zurich Towers 2, Schaumburg
266'/19 floors - Esplanade 1, Downers Grove
265'/28 floors - Optima Views, Evanston
263'/21 floors - 425 Woodfield Corp. Center, Schaumburg


only 10 measly feet short of taking the title from oak brook terrace. son of a...............

so only the two story building will be razed then?
that ugly corner building lives on then? there is no justice
why?
this project looks good,
but it would be stupid to knock down the three story building

sometimes good buildings die
and sometimes bad buildings live on

YAY! I love the name of your town! :D

so only the two story building will be razed then?

uhhhhhh, that's been the plan all along, nothing has changed. from the very beginning this project was envisioned as a replacement for the 2 story 708 church building.




that ugly corner building lives on then? there is no justice
why?

i don't know about justice, but tearing down the fountain square building would be a pointless waste. besides, it's really not the bad of a building.




but it would be stupid to knock down the three story building

knocking down the 3 story hahn building has never been a part of the plan. the hahn building is a protected evanston landmark.

here's a quick photoshop i did with the tower put into the evanston skyline. the perspective is whacked, but i'm not very good with photoshop and i didn't feel like spending any more time on it.

http://img24.imageshack.us/img24/6867/708church3.jpg (http://img24.imageshack.us/my.php?image=708church3.jpg)

preliminary approval was granted by the full council last night with finalization expected at the next city council meeting on march 23. all 6 alderman who voted in support at the P&D meeting, again voted in favor this time, even with the 5 year extension that the developer asked for, so the NIMBYs are really out of ammunition at this point, unless some big unknown game changing aspect about this project comes out.



from evanstonnow.com

No minds changed on tower
Tuesday, Mar. 10, 2009, at 9:54 am
Bill Smith

Plans for the 35-story Fountain Square tower project received preliminary approval from the full Evanston City Council Monday -- with the extension of time developers requested to begin construction.

full article: http://www.evanstonnow.com/story/news/bill-smith/2009-03-10/no-minds-changed-on-tower

I figured there would be all kinds of noise by the "Save Evanston, Stop the TOWER" group, but I guess now that TIF funding and height limits aren't an issue, they didn't have much left to complain about.

I'm glad that the developer is going to help fund a redesign of Fountain Square. Too bad the city sunk a bunch of money into repairs to that area just last year.

Also, this was done by Focus:
existing
http://img5.imageshack.us/img5/9392/708churchexisting.jpg

proposed
http://img13.imageshack.us/img13/7809/708church.jpg

FINALLY!

now the fate of this project is entirely in the hands of the economy. they've got 5 years to hope things turn around.



Fountain Square tower approved
Tuesday, Mar. 24, 2009, at 7:12 am
Bill Smith

The Evanston City Council Monday voted 6-3 to give final approval to plans for a 35-story condominium tower at 708 Church St. on the Fountain Square block downtown.

The vote came after approval of one final amendment to the proposal, offered by Alderman Anjana Hansen, 9th Ward, at the suggestion of members of the Network for Evanston's Future.

full article: http://www.evanstonnow.com/story/news/bill-smith/2009-03-24/fountain-square-tower-approved

^Awesome. I'm psyched about this one; I still say Evanston is going to end up with a tower as good as the original design. The time extension the developers requested is a promising bit of news as well--sounds like they are in this for the (relatively) long haul.

^ yeah, they're definitely in it for the long haul, the development team of klutznick/focus is the same team that spent about 5 years bringing sherman plaza to fruition, and while the architectural result there is lamentable, i think that the developers are trying to redeem themselves a bit with this project by going with booth hansen at the architectural helm.

The cool blue boxy building on south ave just west of sheridan
is getting a facelift of sorts

instead being blue its becoming silver.
There are good things about the market collapsing
buildings that were worth fixing are getting fixed
instead of demolished




Now we get to look at a fenced in area of nothing
at Chicago and Main for HOW LONG?
that was stupid. I never understand why nothingness has to be fenced in
well i guess to prevent dumping, but
they might as well erect a temporary park, cuz
its gonna be awhile before that other building is put up

they didnt fence in the lot on central where the old evanston movie theatre was
why did they have to fence in chicago and main lot?

The cool blue boxy building on south ave just west of sheridan
is getting a facelift of sorts

instead being blue its becoming silver.
There are good things about the market collapsing
buildings that were worth fixing are getting fixed
instead of demolished




Now we get to look at a fenced in area of nothing
at Chicago and Main for HOW LONG?
that was stupid. I never understand why nothingness has to be fenced in
well i guess to prevent dumping, but
they might as well erect a temporary park, cuz
its gonna be awhile before that other building is put up

they didnt fence in the lot on central where the old evanston movie theatre was
why did they have to fence in chicago and main lot?

I noticed the blue/silver transition happening too. In fact, I just drove by that building this morning and it looks great. Funny that just a few years ago, I saw a proposal to tear down that building and replace it with a new condo building. Should be interesting to see the end result of the transformation.

As for fencing, I'm not really sure. Probably a liability thing if the site isn't completely graded flat and seeded. The central street site was indeed fenced in for a while before the developer graded it flat and planted grass. Same with the Kendall College site.

http://www.chicagotribune.com/business/chi-observatory-nu-kellogg-jun11,0,253387.story

Former observatory site one possible spot for Kellogg School of Management

By Greg Burns
8:54 AM CDT, June 11, 2009

Northwestern University's Kellogg School of Management may be getting fresh digs in one of the most spectacular locations on the Evanston lakefront campus.

The vacant site of the Lindheimer Observatory, demolished in 1995, is the leading contender in the top-ranked business school's plans for a new home base. It would give future MBA students several hundred feet of waterfront as well as a view of the Chicago skyline.

http://www.chicagotribune.com/business/chi-observatory-nu-kellogg-jun11,0,253387.story

[B]Former observatory site one possible spot for Kellogg School of Management



Beautiful location, but I wish they'd do something in place of that hidious parking ramp on the South end of the campus.

http://img188.imageshack.us/img188/7101/58355970.jpg
Andy Tucker/ flickr (http://www.flickr.com/photos/mspdude/3989188948/)

Winthrop Club and The Mather. Other developments like 1800 Ridge and parts of Sienna are also visible in this pic.

^ i love the pic, thanks for posting it.

that view sure would look a whole lot better with a nice 400' centerpiece tower right in the middle of it ;)

Agreed, great picture. perhaps even more than a 400' tower downtown i'd like to see something solid go in at the SE corner of Chicago and Main... a giant empty lot is not very fitting for one of Evanston's other fine urban strips

i'd like to see something solid go in at the SE corner of Chicago and Main... a giant empty lot is not very fitting for one of Evanston's other fine urban strips

I can't believe they allowed the existing building to be destroyed for that horrible 10 story building. That was by far one of the ugliest proposals I've seen IMO. So while I'm sad they proceeded with demolition, at least we won't have to put up with that eyesore. Hopefully whatever eventually goes up will be fairly tall but with a much better design.

http://www.kellogg.northwestern.edu/News_Articles/2009/new_building.aspx

Northwestern selects site for new Kellogg building
11/11/2009

Northwestern University plans to construct a building on the lakefront of its Evanston campus as a new home for the University's renowned Kellogg School of Management, Northwestern President Morton Schapiro and Sunil Chopra, interim dean of Kellogg, announced today (Nov. 11, 2009). The new facility will be located on the northeast corner of Northwestern's lakefront campus, immediately adjacent to Lake Michigan on two sides.

Timing for the design and construction of the new building will depend on fundraising efforts, which are now underway.

The new building will include classrooms, faculty offices, collaborative learning spaces and administrative offices. Because of its location, it will feature spectacular views of the lake, the Chicago skyline to the south and the North Shore to the north.

The Mather is that fancy new nursing home building in downtown,
that i guess is getting updated from the old georgian building it was in.
Then the old building is set to get knock down and then another
south building will get built according to this article.
Hard to believe that evanston has more landmarks than manhattan,
that is a headscratcher

Nice fancy place for the oldies, thats good.
Good for jobs too.

http://www.mcknights.com/bridging-past-to-present-evanston-illinois-historic-district-welcomes-a-new-addition/article/158785/


..........

Evanston, a suburb that borders Lake Michigan, is located just north of Chicago. It is a strong proponent of historic preservation, a factor that weighted heavily in getting approval for the Mather, Leary explains: “Evanston has more historic landmarks than the entire city of Manhattan, so that was quite a challenge to overcome.” (hunh?)
After facing nine regulatory bodies over 27 months, Mather officials finally received the green light from the city.

The Mather is divided into two buildings. The north building, which is now open, has 37 skilled nursing beds, 10 assisted living units, 12 memory-care units and 141 independent living apartments. The south building, currently known as The Georgian, is a 1920s hotel-turned-senior living facility.

Some time in the next few months, The Georgian's residents will move to The Mather and The Georgian will come down to make room for a new south building. Designers took actual pieces from The Georgian to use in the north building of The Mather. Pillars, pediments and terra cotta add accents to the north building.

“One of the unique features of the project is the two buildings will be connected by an underground pedestrian corridor,

http://www.chicagotribune.com/news/local/chicago/chi-evanston-marina-nzone-08-jan08,0,962634.story

Evanston marina plan stirs little excitement
Architect's harbor plan could ease debt, but Evanston sees drawbacks

By Brian Cox

Special to the Tribune

January 8, 2010

When architect Michael Vasilko learned Evanston was looking for ways to close a gaping budget hole, he drafted plans to use the lakefront for a marina, hotel and arts complex and presented it to city officials.

"I'd like them to consider something that could be revenue-producing," said Vasilko, who says tough financial times require innovative thinking.

So far, the response from aldermen and some residents has been tepid if not downright cold, but the discussion has prompted a re-examination of the city's long-term plans for its lakefront and its budget woes -- currently a $9.5 million deficit.

"There's no question in my mind that Evanston wants to keep the lakefront green," said resident Matt Mirapaul, who lives about a block from Church Street beach, where Vasilko proposed building the 1 million-square-foot marina complex. "These ideas are going nowhere. They will be slapped down by residents and common sense.".............

More in link

http://www.thematherevanston.com/

February 2010

The demolition of 422 Davis Street for The Mather, Phase II is on schedule. Controlled demolition and dismantlement of the Georgian structure will continue throughout the month of February.

We are working with the City of Evanston to coordinate site logistics. Demolition is anticipated to be completed in the first quarter of 2010, followed by foundation construction. We currently anticipate completion of The Mather by the early fourth quarter of 2011.
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Photos of demolition @ Evanston Now (http://www.evanstonnow.com/story/news/bill-smith/2010-02-16/demolition-continues-at-mather-complex)
http://img15.imageshack.us/img15/4219/developmentbyright2.jpg
http://img14.imageshack.us/img14/4707/hinmansouthofdavis.jpg

http://www.chicagotribune.com/news/local/northnorthwest/ct-x-n-evanston-varsity-20100317,0,5909828.story

Evanston seeks grant money to explore rehabilitation of Varsity Theater
By Brian Cox

Plans to breathe new life into a hidden architectural gem in downtown Evanston picked up speed recently as City Council members agreed to explore the possibility of reopening one of the Chicago area's grandest movie palaces as a performing arts center.

The Evanston City Council has voted unanimously to seek a $50,000 grant from the National Endowment for the Arts as seed money for a possible rehabilitation of the 84-year-old Varsity Theater.

^^^^^^

I didnt even know that was a theater.
I forget, what is there now?

Its a shame that there really is not great old theater in evanston right now
I remember the Coronet on Chicago ave and can believe that gem was demolished. The Evanston theater was okay
as an arthouse theater.
But its odd that there isnt any arthouse movie places in Evanston.
The one in Wilmette looks cool, havent been in yet,
but when its friday or saturday night I dont think much about going out in Wilmette, maybe when im 40 plus. :)
I think Evanston went through a very dark time, and its getting better,
they say they are so prolandmark but really I dont see it, so many buildings they had are gone
and they want to knock down that nice two story building in downtown for a highrise
which is okay in some sense, but that is a really nice two story building,
not to mention the nice two story building that got knocked down at main street.

Anyways that would be awesome if it would be restored.