LUC wary of upzoning for four

A referral from Evanston's City Council to the Land Use Commission to consider increasing the maximum number of units allowed on R1, R2 and R3 zoning lots to four units was met with harsh criticism Wednesday night by nearly all members of the commission.

The LUC was asked to discuss the potential changes to the city's zoning code, something expected appear in next week's first draft of the new zoning code, part of the city's Envision Evanston 2045 effort.

City Planning Manager Liz Williams said the new zoning code draft will likely be available by Tuesday, but Wednesday night's discussion set the groundwork for what will be a contentious few months at LUC meetings.

Although single family homes will still be allowed throughout the city, the change would eliminate single family zoning and allow developers and builders to build up to four units in previously single family-only areas.

Many housing advocates support the idea, both in Evanston and in other communities where it's happened, citing housing equity and supply increase leading to cost decreases as main reasons why.

On Wednesday, a few residents spoke in support of the suggestion, urging the commission to back the idea when it comes to a final vote later this winter.

Resident Stuart Cleland said he supported the idea and provided an example of a four unit building in a single family neighborhood that doesn't alter the "character" of the neighborhood, a chief concern among commissioners and residents alike.

Although the building he cited — 2122 Maple Ave. — is in an R4a zoning district, which allows for a "mix of residential types at a medium density." The building is, however, adjacent to two single family homes and is similar in height.

Northwest Evanston resident George Krupkin also supports the idea.

"Evanston is a town that my whole life has been telling me it's very diverse," Krupkin said. "But there's been no change in my neighborhood from what I've seen ... I think [change] toward more housing options is a positive one and that's why I think this should continue to be discussed."

"I want a neighborhood and a city that's open to all, not just those who can afford it," Krupkin said.

Commissioner George Halik was concerned about several aspects of the change, including potential height, density, character and cost.

"Every four unit building that I've seen is twice as tall as a single family resident that's one or two stories tall," Halik said. "There are already zones that are appropriate for higher density. We already have these, but to open it all up and basically obliterate the R1, I think that would be terrible."

Halik added that a focus of the Envision Evanston 2045 draft released last week was to attract more young families to the city, something he said increasing density wouldn't do.

"We talk a lot about families," Halik said. "I think building more density in single family neighborhoods is not the way to do it ... I think this is going in the absolute wrong direction."

Commissioner Kiril Mirintchev said that while increasing density has its benefits, it also has its problems.

"It inevitably worsens some other parameters, like greenspace per person, like parking, [and] habitable space per person," Mirintchev said.

He, and several other commissioners agreed, that they want to see more concrete data to back the claims that the approach would be the best one, and particularly asked for projections and numerical goals about how dense the city wants to be.

"I would like to have some more information about the density, especially the density, because it's a really serious thing," Mirintchev said. What is our goal and how can we achieve it."

Another one Halik's concerns on Wednesday was the speed at which the whole process is moving. City staff maintains that Envision Evanston will be reviewed, discussed, approved by the LUC and reviewed by the City Council passed sometime before the end of March, right before April's election.

The LUC has several meetings scheduled nearly every other week to hear public comment and discuss the plans through January.

"The fact that we're ramming this through before an election just seems undemocratic frankly," Halik said, backing a suggestion raised at a recent ward meeting to potentially put the plan on a referendum.

"What do people in a single family neighborhood say about this?" Halik asked. "I think their voices should be heard and I don't know any other way to do it except for a referendum or an election."

Resident Michael Bruneing had similar concerns, asking "What is the rush ... Should this not be considered on a more careful and full way?"

Many residents said although they may know about the Envision Evanston process, many more have no idea its happening.

Williams said the city just sent mailers to all taxpayers in the city with information about the plan, which should be arriving in the coming days.

Commissioner Darush Mabadi said he believes Evanston can grow and does need to increase its housing stock to do so, but said there are alternative ways than building four flats in single family neighborhoods across the city.

Mabadi suggested creating two and three flats out of existing buildings or subdividing mansions as alternative options.

"We need to figure out a way to create designs that are tolerable for the community at large" Mabadi said. "There's ways to create inventory within our inventory. We've got to go slower."

Commissioner Jeanne Lindwall's main concern was the plan to potentially eliminate parking minimums, especially if at the same time the city is increasing density in already parking-strapped areas.

Lindwall was also concerned about lack of data to back up the necessity for the change.

Commission Chair Matt Rodgers said he thinks the city has to be careful and acknowledge where development would likely take place.

"The areas that are poorer are the neighborhoods that are going to be more ripe for this development to occur," Rodgers said. "If we take the bold step of saying four flats across the board, there's no coming back from that."

He added that he believes starting with two flats could be a beneficial compromise.

"I think two flats can be built [easily and fit in everywhere]," Rodgers said. "I just have concerns about opening up the doors and then we're stuck with it."

The LUC will meet again on Wednesday, Nov. 20 at 6 p.m. at the Civic Center for a three-hour public hearing to discuss the first draft of Envision Evanston 2045 .