A proposal that would restrict service-type businesses in Glenview’s downtown while encouraging restaurant and entertainment-based establishments was tabled by a village commission. Its members acknowledged the need for more community discussions and research.
The Glenview New Development Commission on Feb. 11 opted against taking action on a series of changes that village staff had proposed to the Glenview Municipal Code. The changes, which would make downtown Glenview more of an entertainment district, would ban a number of service-based and retail businesses from opening on properties within the downtown commercial district.
The list included convenience stores, pet stores, pet groomers, day care centers with outdoor play areas, physical therapists, massage therapy and chiropractic offices, among others.
Additionally, the proposal called for the prohibition of dry cleaners and liquor stores from operating on the first floor of buildings along Glenview Road and Waukegan Road in the downtown.
On the flip side, village staff proposed adding several newly permitted businesses to the downtown, including comedy clubs, wine bars, “speakeasies,” bowling alleys and indoor miniature golf.
Adam Aronson, deputy director of community development for the village of Glenview, called the proposals a “starting point of discussion,” with a goal of receiving feedback from both the commission and community members. He said the proposals were an outgrowth of downtown strategic planning, which found that the public preferred a “more active, pedestrian-oriented, walkable downtown.”
The Glenview Downtown Development Code states that a revitalized downtown should contain a “mix of uses” while promoting vibrant and active street life, Aronson noted.
The Development Commission was told that the proposed bans on certain types of businesses would not impact existing establishments, as they would be allowed to continue operating at their locations as “non-conforming” uses. But that did not quell concerns from some owners and their representatives who addressed the commission.
“Sure, the existing clinics can stay, but I think it’s very clear that this kind of categorical restriction creates an immediate, adverse effect on a property owner’s interest,” said Brian Montana, the representative of a physical therapy establishment owner.
Krenar Zhubi, whose parents owned and operated a dry cleaner and tailor on Waukegan Road for many years, said these types of establishments are what bring people to downtown. He also encouraged the village to include downtown business owners in any future zoning conversations.
“Our concern is that this proposal is stacking the deck against family businesses,” Zhubi said.
Commissioner Vincent Wilk said he was “surprised” that the village would want to discourage dry cleaners from operating in downtown, while Commissioner Shawn Eshoo said she did not believe that excluding certain businesses was necessary.
“If a business owner has an idea of what they want and what they think will be successful in our downtown area, we should afford them the right to choose the business they want,” Eshoo said.
Commissioners largely called for soliciting the community for input on the future of downtown before any decisions are made.
“I think that would be a great way to approach this and then bring it back after there has been outreach to the community,” said Commissioner Megan McClung.
Chairman Steve Bucklin added: “I want to make sure we present to the village trustees a well-thought-out plan with a lot of involvement.”
The commission did not set a date when discussion would resume.
“We’ll evaluate all the feedback and consider the next steps,” Aronson said.
“Similar to other economic incentive tools – like property acquisition, grant programs, streetscaping, parking enhancements – changes to the zoning code are a mechanism the Village can use to continue enhancing vibrancy in and revitalization of Downtown Glenview.”
Bucklin noted that the process of community outreach must also be improved. Multiple residents and business owners who spoke on Feb. 11 said they were unaware that changes to the municipal code were under consideration as they had not been notified of the public hearing.
Other communities have passed restrictions on specific uses within their downtown areas as part of revitalization efforts. In Park Ridge, businesses that do not produce sales tax are largely prohibited in the city’s Uptown Core area, the heart of its central business district.
In downtown Skokie, ground floor spaces must be retail shops or services that are open to customers, according to the village. Naperville also requires service businesses to occupy the second floor or above in its downtown core district, with the aim of achieving a “walkable, retail-focused downtown at the street level,” a Naperville city staffer told the Naperville Sun.
