Owners of condos at One Evanston complained to the Plan Commission Wednesday night about views they’ll lose if a proposed new high-rise is built just to the north at 1571 Maple Ave.

An architect hired by the condo association presented photos and composite photo-renderings that he said showed the before and after views from several units at One Evanston.

A rendering claimed to represent the view from the same room if 1571 Maple is built.

Under questioning from Plan Commission members, architect Bill Kokalias conceded that the impaired views would mainly affect units at the center of the north side of One Evanston, formerly known as the Winthrop Club.

Units at either end of the building would be much less affected.

The developers of 1571 Maple have proposed a north-south alignment for their building, and, in response to a question from Commission Chairman Scott Peters, Kokalias agreed that if the building were oriented east-west — as it might be under the zoning code — the impact on views would be more severe.

And a consultant for the 1571 developer presented a series of diagrams showing a range of angles of view that would remain for One Evanston owners after construction.

A diagram from the 1571 building’s developer representing the impact on views from the same unit.

Experts hired by the developer and the neighbors clashed over the impact of the proposed building on the value of units in the existing building — with the developers expert saying any loss of value would be slight, and likely temporary, while the neighbors’ expert said it would be substantial and enduring.

Other experts hired by each side clashed over whether the new project would meet the city’s planning goals and whether it complied with zoning standards.

After hearing nearly four hours of testimony, accompanied by nearly 300 pages of documents, the commission voted to postpone a vote on the project until its next meeting on Jan. 14.

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Bill Smith is the editor and publisher of Evanston Now.

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  1. And when One Evanston

    And when One Evanston (Winthrop) went up, many people in Optima Views lost their view of the Chicago Skyline. Karma!

  2. The Tyranny of Lost Views
    Perhaps the only sure-fire way to preserve the status quo — view-wise — into perpetuity is for the One Evanston folks to buy up that parcel of land themselves.

  3. You just have to believe!

    When the sales rep said "Just look at that view! – it will never change!" You believed them? And when the rep said, "Taxes are low and won't go up. Ever!" You believed them? And when they said "You'll get taller and younger if you buy this unit!" You believed them?

    If I were you, sell now while the view is good.

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