1976 September 21

These September 21 documents, copied from City records in 1996, show how the U2 zoning ordinance was formulated and debated by the City and NU.

September 21, 1976 - ZBA Report on the Public Hearing re. case 4-76-V

Since the document is very long, it was split it into two sections.

PDF 1 : pp. 1-26

PDF 2: pp. 27-55 (p. 47 is missing)

The same 12/15/1975 NU Petition for Zoning Amendment was presented again as an exhibit at this hearing.

Transcribed excerpts from pp 25-26

Evanston resident O' Meara's speaks on behalf of Evanston and Wilmette residents opposed to NU's request.

The uses to which the property of Northwestern could be put, would be limited only by Northwestern's imagination. ...Northwestern has not presented one shred of evidence to help this Zoning Board of Appeals to make a determination as to what effect, adverse or otherwise, it would have on the surrounding neighborhoods. Northwestern University -- we should keep in mind, is a sophisticated landowner. Northwestern has at its fingertips resources far beyond what any individual owner would have. They have an internationally renowned traffic institute. has the traffic institute run any studies, any analysis, as to what impact the influx of people and traffic,or transportation would have on the surrounding property? If they have, we haven't seen it. Nothing has been filed with the Zoning Board of Appeals, the City Council, or any arm of this municipality. If the traffic institute has not performed any analysis, any studies, why haven't they? If Northwestern thought for a moment, that its traffic institute, with its reputation, could come in and give a favorable t report, favorable to its position, you can believe that they'd be here right now, and that would be Exhibit No. 1. What do we have -- nothing.

What about the Planning and developing Committee, Northwestern University's Planning and Development Committee is a highly sophisticated group. What studies have they done to determine the impact of the use of its property on the surrounding neighborhoods? We have seen nothing. As far as I know, there has been nothing filed with any of the arms of this municipality, here. Why haven't they conducted studies -- could it be that there be some suggestions as ti what the results of what that study would be? Here, they have all these resources at its fingertips, and the owners do not. Where are Northwestern University's witnesses, and this is what I have been talking about., when I refer to the application as being balk conclusions, opinions, arguments of counsel,these are not evidence. Evidence is bringing in witnesses, bringing in documents, submitting photographs, we don't have one shred of evidence. if there was any evidence that would support their cause, don't you think they'd be here telling you -- here is a parade of witnesses, here is what they have to say, wouldn't this be great, what do we get, nothing. In fact , Northwestern, in effect says, says, "I really don't want to talk to you people." Well, what impact would this unlimited, unfettered, unconditional use of its property have on the surrounding neighborhood? How can we make this determination, meager as our resources are?, as homeowners? I think we can do this, because right now, I'll ask the people who lived in the neighborhood during the various activities at Northwestern University , and McGaw Hall, and the activities and any other activities that were conducted on the property -- what did they observe, what were their observations, what were their opinions, and what were their conclusions, These are witnesses, not arguments of counsel.

pp. 33-34: comments about businesses losing money on event days (from a 1970 survey and another one later).

Transcribed excerpts from pp 46-49. Comments by O'Meara re. property values

O'Meara: The question has been raised by property owners of Evanston and Wilmette, as to the effect upon the value of their property.

..summarize the basis of this report (Tec-Search), and the conclusion. The conclusion is that the introduction of professional sports at a university facility could pose such a great threat to the confidence of the property owners, that they wouldn't keep up the property. It is this danger that prompts many of them close to the university to oppose vigorously the attempt to convert that college facility to professionals ports of any kind. Any loss of confidence in the future of the residential area around the university facility could also be reflected in the sales prices of the individual property. Eventually, the deterioration would have its effect upon the assessed valuation of the property, constituting an important part of the the tax basis in Evanston and Wilmette. The effect would likely be felt on income property on terms of rentals, which determines the property values and transactions. The property closest to the athletic facilities would normally sustain the greatest impact from the regular or frequent professional sports events, and the adverse effects would decrease with distance. The older, more marginal properties,would typically be the ones most quickly affected by the loss of confidence in property values.

But, other properties could not be expected to escape the problem as time goes on. Even Northwestern, itself, if I may refer to this committee to page 6 of Northwestern University's statement of facts, even Northwestern university admits that there are burdens in terms of traffic, parking, litter, and noise, if there was an increased use.

1971 Tec-Search Reports

May 1976 - September 1976 : May 6 NU Statement of Facts