Evanston Coalition for Responsible Development

The Evanston Coalition for Responsible Development believes that all citizens of Evanston, as well as downtown stakeholders, are entitled to know the facts about the proposed 38-story skyscraper at 708 Church Street. The purpose of this website is to give individuals a reliable resource on which they can make informed decisions and influence their elected officials.

The following is a list of "myths" surrounding the proposed 708 Church development. Clicking on a specific myth will reveal the "reality" of the proposal. This list will be modified as new information is gathered.

Myth: A shorter skyscraper addresses all of the problems with the project.

Reality: While the development team proposed a slightly shorter building, nothing has really changed. The height was never the only issue. There are still no significant public benefits, the building is still well over 150 feet taller than the tallest building in Evanston, the density has not changed, there is still less retail space, existing office space that is already contributing to the Evanston economy is being removed and not replaced, the developer is still asking for $3 million in TIF assistance to renovate the Hahn building, along with many other issues. The City has now hired a consultant (at taxpayer expense) to look at the economics of the project (the report will be available at the end of the month). For a more detailed accounting of what "changed" and the issues, click here.

Myth: The project will add nearly 2.5 million in annual tax revenue for the city.

Reality: A more accurate estimate of tax revenue is in the $400,000 to $500,000 range -- after the building is fully occupied and assessed.

The projected property tax revenue represents the total for all tax districts. Because the development is in a TIF, most of the taxes will go into a special fund controlled by the City to fund a limited set of eligible activities for the remaining life of the TIF (set to expire in 2019). After the TIF expires, other tax districts will receive their full share of the taxes generated.

The City's portion of the overall tax bill has historically averaged around 20%. While the TIF is in existence, property tax revenues generated by this building will not be available to support increased operating costs of providing police, fire, emergency service or other City services to residents because they are not TIF-eligible project costs.

Since there are existing leases in the 708 building extending to 2012 (e.g. Williams Shoes), it is possible that construction would not begin until after that date.

Myth: The developer is not asking for any financial assistance from the City of Evanston.

Reality: False. In a February 4, 2008 letter to City Manager Julia Carroll, the development team made a formal request for $3 million in TIF funds to help with their proposed changes to the Hahn building. It is unknown whether this will be the only request as the developer is still showing a $2 million subsidy deficit.

The renovation to the Hahn building has hidden economic costs as the developer has plans to relocate current tenants and then re-tenant the building (at a higher cost) after renovations. This process will most certainly eliminate more affordable office space in the downtown area.

Myth: The project has already been approved.

Reality: The project has NOT been approved. While the Plan Commission narrowly recommended conditional approval (4-3), the project must now go before Planning & Development before it proceeds to the Council for a binding vote. Because of the excessive variances being requested, approval will take a super-majority vote of 6 of the 9 Aldermen. The positive recommendation from the Plan Commission included a long list of conditions including at least one level of underground parking, restoring the 2nd story office space and further refinements to the design among other things.

Myth: Fire Safety is not an issue with a 38-story skyscraper in Evanston.

Reality: As Evanston Fire Chief Berkowsky explained in a memo to the Plan Commission, an aerial ladder is only effective for 105 feet or roughly 7 floors. Therefore, it is imperative that there be redundancies of water pumps and a newly designed "robust elevator" capable of withstanding an initial fire. The main issue is the INITIAL response to a fire. While the City of Chicago can send 61 fire fighters as a first-response, Evanston can only send a maximum of 26. While Evanston has a reciprocal response agreement with neighboring communities, the average response time -- after a call for additional resources has been made -- is in excess of 15 minutes. Time is critical in fighting a high-rise incident.

Myth: The City Aldermen have already expressed approval of the project.

Reality: The executive session of the City Council held in March of 2007 was ruled in violation of the open meetings act of Illinois by the Illinois Attorney General. This meeting was not a part of the approval process for planned developments. The minutes of the meeting were eventually released to the public and are available here.

Myth: The housing market can absorb more condominium units.

Reality: Questionable. With a conservative estimate of 700 condominiums currently on the market, it is questionable whether today's housing climate is right for this type of development. Recently approved condominium projects in Evanston have either postponed building due to faltering interest in condominiums (1881 Oak and soon The Eastwood) or are actively pursuing other uses for the land (Sienna Project) or simply selling (1001 Chicago and Kendall).

Myth: The building would not put undue burden on the existing public utilities.

Reality: In the August 2nd Staff Report on 708 Church, the Evanston Public Works Department repeatedly reported that the developer had given them insufficient information to make a statement.

Myth: The addition of 218 condos will bring much needed revenue to downtown merchants.

Reality: There is no way to accurately gauge the amount of money that roughly 300 new residents would spend downtown. However, the fact is that we would be losing the 100 plus professional offices that currently occupy 708 Church. If each professional had only 3 clients a day, that would equal, or even surpass, the positive impact on downtown from the proposed building. Many, if not all, of the professionals and their clientele use downtown parking and dine or shop while they are here.

Myth: Evanston will get much needed retail space.

Reality: The original proposal of the developers actually created LESS retail space than currently exists. In an effort to minimize the impact of the base of the building, the developers proposed that this retail space be cut in half.

Myth: The new retail space will attract higher quality national retail.

Reality: The retail space being provided is marginal when it comes to national chain stores. Additionally, it will increase the rents for local retailers who will be forced out of Evanston. Long-time retailers like Williams Shoes will potentially go out of business.

Myth: High-rise condominiums are the best way to maximize tax revenue for the City.

Reality: To the contrary, professional office and retail uses pay taxes at a much higher rate than residential units. Ten stories of offices could easily generate more income for the City of Evanston than 218 luxury condominiums occupying the same footprint.

Myth: One benefit for the City will be a contribution to affordable housing.

Reality: While the developers are planning to give a contribution to affordable housing, it is not a voluntary contribution. By ordinance, EVERY new planned development must contribute to affordable housing through a monetary contribution or through providing affordable units on site.

Myth: The developers will preserve the historic Hahn building.

Reality: The Hahn building is already landmarked and protected from development. The developers have publicly stated that if they purchase the Hahn building, they WILL require some financial assistance in the form of TIF funds to aid in the restoration. A financial benefit to the developers.

Myth: The project will add an "iconic" building to the Evanston skyline.

Reality: A 38 story skyscraper that is similar to buildings in any number of major metropolitan cities cannot be considered iconic. It is simply a tall building that is out of context with the surrounding buildings.

Myth: The project includes a complete renovation of Fountain Square.

Reality: The developers do not have any ownership of Fountain Square and do not intend to include renovation of Fountain Square in their plans. What they have said is that they will consider a "meaningful" contribution to the redevelopment of Fountain Square should the City decide to use TIF funds to renovate the square.

Myth: The Fountain Square (Rothchild's) building will be torn down as part of the project.

Reality: Absolutely false. There has been no deal made with the owner of this building.

Myth: Re-zoning the block to D3 will minimize the allowances requested by the developer.

Reality: Even if the block is zoned from D2 to D3, the height and density allowances are staggering. Current D3 zoning allows for a maximum of 85 feet in height -- after subtracting a bonus of 4 stories for parking. If the building is a mixed-use planned development (residential/retail) there is the possibility for an allowance for a total height of 220 feet. The developer is asking for more than DOUBLE the height. Current D3 zoning allows for a floor area ratio (FAR) of 4.5 for buildings and 8.21 for parking. The developer is asking for an FAR of 15.77. D3 allows for up to 96 units, where the developer is asking for 218 units. This is only the beginning of the exceptions.

Myth: The developer is providing a public benefit of additional tax revenue.

Reality: This is true of ANY development. Because the project is in a TIF district, the City is restricted in where revenue can be used and will not see measurable benefit until 2019. The use of TIF funds is restricted geographically, but also to a limited range of expenditure categories. While it can support increased capital costs (buying a new fire truck or high-rise equipment, for example), it can't be used to fund the salaries or pension fund contributions for any new fire personnel that may be needed.

Myth: The proposed building will be LEED certified.

Reality: While the developer has reluctantly promised "silver" LEED certification, there is no guarantee that the developer will ultimately realize this goal. Silver certification is the second lowest certification available -- a step above basic. Gold or Platinum certification would be more appropriate for the significant variances being requested.

Myth: Downtown traffic will not be affected by the building.

Reality: Of course traffic will be affected to some degree. The question is whether a quality and independent traffic analysis has been performed. Cars and trucks will need to enter and exit the building from a one-way street, causing additional congestion while some circle the block. Because the developer is only building two loading berths (instead of the required five), there is the potential for delivery trucks to be backed up on Orrington while waiting for an available berth.

Myth: The developer has adequately addressed the wind issue.

Reality: Absolutely false. While the developer has said they have had talks with a company in Canada, they have yet to present any viable independent study that will show the effects of wind from such a structure. As anyone who walks the area today knows, Sherman Plaza created a significant increase in wind making pedestrian travel unpleasant at times.

Myth: Development is necessary for Evanston to survive.

Reality: We absolutely agree. However, we believe that the development needs to be done responsibly and in context with the needs of EVERYONE in the City. There needs to be balance between residential, office and retail uses in the downtown. Too much of any of these components is in conflict with good planning principles.

Myth: The Plan Commission overwhelmingly approved the proposal.

Reality: The Commission narrowly approved the proposal by a vote of 4-3. The three commissioners who vehemently opposed the project exercised their right to publish their own "findings of fact" that will go to Planning and Development in early 2008.

Myth: My voice doesn't count as a decision has been made.

Reality: WRONG. The elected members of the City Council work for you. They have an obligation to hear all comments about this development. We would urge you to take a moment and call or email your alderman expressing your opposition to the current proposal. Contact information can be found here.