Residents raised concerns about a new proposed affordable housing complex on the southern border of Evanston during an Aug. 31 community meeting.
3rd Ward Alderperson Melissa Wynne presented the project alongside Economic Development Manager Paul Zalmezak and representatives from Cleveland-based development company PIRHL. The Housing Authority of Cook County is also a partner in the development but representatives were not in attendance at the meeting.
The project, originally planned to be a mixed-income building, will now be entirely affordable units. Sixty units are planned with one, two and three bedroom options available if approved.
Rent for the building will vary based on tenants’ income compared to the area median income, according to PIRHL. Forty two units will be affordable up to 80% of the area median income, with the remaining 18 units being subsidized with HACC housing vouchers. With such vouchers, families pay up to 30% of their income toward rent with the subsidy covering the remaining amount.
Broken down with the area median income in mind, rent for a one-bedroom unit will cost from $565 to $1,573. For a two bedroom, rent will range from $1,336 to $1,804 and three bedrooms would range from $1,544 to $2,288.
The location of the proposed complex at 504 to 514 South Boulevard currently houses what city officials deemed to be an underutilized parking lot next to four townhomes owned and operated by HACC. Three of the four townhomes are currently occupied but PIRHL said it will work with HACC to relocate those residents.
Neighbors to the property Doree Stein and Calvin Lynn cited numerous concerns about the project during the meeting. Both said they worry about the impact construction could have on the foundation of their homes, which they said have been slipping and cracking for years. Zalmezak assured both the construction process will be documented and any damaged caused to their homes by the construction is required to be fixed by PIRHL as part of the construction management plan.
Lynn, who runs his contracting business PDQ Construction Inc. out of his home just east of the proposed project site, said removing the parking lot will make it difficult for his clients to park and meet with him in an already parking-congested area of the city.
“I want to know how it’s going to affect my business, how it’s going to affect my equity,” Lynn said. “How can I operate a business with one parking space? How can my tenants park there and have access to parking? How is it going to affect my structure?”
Zalmezak said a look at the lot’s utilization over five years showed on average about 20 permits in use compared to the approximately 70 available spots. Since the COVID-19 pandemic, the lot has held a variety of large vehicles including work trucks and boats, which Zalmezak said will change if the project goes forward.
Worries about parking were a main theme for residents who said during snow emergencies and street sweeping, it’s nearly impossible to find somewhere to park and the lot has served as a much-needed backup. Plans for the project allow for 45 tenant parking spaces, but area residents said that isn’t enough and those remaining would bleed into nearby street parking, adding to the parking woes.
In response, Wynne said the city is looking into street parking passes but received pushback when she said residents would have to pay for the passes.
Other residents were concerned about the possibility of displacing three families living in existing HACC townhomes near the site. Those residents said that even if the townhome residents are given first pick of units in the new building, this doesn’t comply with HUD standards that equal or better housing be provided, for the reason that they would lose access to yard space.
Traffic concerns were brought up as well with residents saying the intersection at Chicago Avenue and South Boulevard is consistently backed up during peak travel times and it isn’t uncommon for people crossing the street from the CTA Purple Line station to nearly be hit by drivers.
There is no wiggle room to lower the number of units, according to Zalmezak, who said the project is being funded by very competitive housing tax credits that would be lost if those changes were made.
When asked about the building’s potential impact on crime, Wynne said she is unaware of any other developments constructed in her time on council that led to increases in the crime rate, but there has not been a study done for this project.
“What the City Council will require … is that current Evanstonians get first priority on these units so that would be asking about whether I think current Evanstonians living together in a brand-new building are going to cause crime,” she said. “I don’t think they will.”
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Resident Robert Hopper spoke out during the meeting asking why the city doesn’t do more to foster growth in area landlords and instead partners with companies from out of state.
“There’s life here in this community. I would hope by this time we would have jettisoned that model of redevelopment of urban centers that says we get rid of everything that’s there and we’ll bring everything to save your life and make it better,” he said. “These folks have a life there already. Why isn’t the city investing in fanning the flames of those bonfires that are already in the field?”
According to PIRHL’s Senior Vice President of Development Johana Casanova, units in the building would remain affordable for 30 years, meaning after that time the building could be sold and units be placed at market value. She also said the building will be owned in part by both PIRHL and HACC as well as investors. Gurnee-based Ludwig and Company is tapped to provide building management with Casanova saying they will be on site part time.
To exemplify the need for more affordable housing, Wynne referenced a study done by the state which showed after the 2008 recession, the percentage of Evanston’s housing market that was considered affordable dropped from 25% to 14%.
“That number has only gotten worse since then. We hear all the time on the City Council that we are desperately in need of more affordable housing and what can we do about that,” she said. “This will help. This is the biggest chunk we will have built ever for affordable housing across age groups.”
The city named affordable housing as its top priority for the 2023 session in January.
The proposed timeline for the project is likely to be pushed back, according to Zalmezak, as the Land Use Commission is also being tasked with consideration of the ongoing Ryan Field proposal from Northwestern University. Evanston Planning Manager Liz Williams said during an Aug. 29 7th Ward meeting that it will likely take multiple meetings of the Land Use Commission, as a large turnout is expected with lots of comments.
“Feedback only makes the project better — at the end whenever that approval happens at City Council, whether that’s Sept. 6 or Oct. 13, your input will make it better,” Zalmezak said.