Dear Evanston Residents,

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In reply to Cat Vielma’s letter of 2/13/25, she would not necessarily know my firm name because each of my projects have been developed under a different LLC name (as required by lenders and tax-credit investors -- Each real estate project must stand on its own).  However, if Cat were to re-read that article about my development in Rockford (the 2nd largest city outside metropolitan Chicago), she would see that the mayor of Rockford speaks well of my work in affordable housing.  Not only did the city unanimously approve my requested zoning, but the city also subsequently unanimously approved $1.8 million in soft funds to help make my next affordable building possible.

 

If Cat wants to contact me directly, I would be willing to share my list of lenders, tax-credit investors, and state housing authorities with her, all of which she would know by name, and they all love my affordable housing projects.

 

I respectfully urge Cat and others to re-read my letter to the Evanston RoundTable (dated 2/10/25) because Cat has mischaracterized much of what I said in my letter.  Please note that some of the criticisms of affordable housing that Cat has heard over the years are the same criticisms of real estate development in general, but most of those criticisms do not apply to me.

 

Cat is correct in that I did state:  “It’s fiscally irresponsible. . . to build affordable housing that would benefit other municipalities . . ..”  Because there is a cost to a municipality of affordable housing (e.g., affordable housing properties pay significantly lower real estate taxes per unit when compared to market-rate properties, thus causing market-rate housing to pay higher real estate taxes per unit than they otherwise would pay), a municipality should not be underwriting and encouraging the development of affordable housing that ends up benefiting other municipalities.

 

Also, if Cat were to re-read my letter to the Evanston RoundTable, she would see that I’m in favor of affordable housing in Evanston, but it must be of the right size (to create economies of scale and attract experienced property management companies of affordable housing).  Let me ask you, Cat:   What is the average number of units in the affordable projects that your company has financed?  Would your company finance a 4-unit building?

 

Cat wrote:  “I am sorry to learn that despite working in an industry that emphasizes the need for diverse, transit-oriented, service enriched housing options for all kinds of residents, you personally feel so differently about Evanston.”  Again, Cat needs to re-read my letter to the Evanston RoundTable.  I stated that affordable housing should be ideally located near transportation and near services so that residents of affordable housing don’t need to buy a car.  It should not be developed in outlying neighborhoods of detached single-homes.  The city’s revision of R1 and R2 zoning should not deprive families of the option to live in detached single-family homes.

 

If Cat were to re-read my 2/10/25 letter, she would see that one of my major points is that I (and many others) oppose Mayor Biss’s efforts to revise R1- and R2-zoning to allow for the construction of 4-unit buildings in their place.  Those supporters of affordable housing are being misled/duped into thinking that 4-unit buildings are going to increase the supply of affordable housing, which it will not, certainly not in any meaningful numbers.  Most (if not all) of those possible units will be market-rate housing.

 

Cat wrote:  “I sleep well knowing there are more of us in Affordable Housing that carry [our] professional values into our personal lives, and most of us have our careers ahead of us, not behind us.”

First:  My “Mission Statement” speaks for itself:  Mission Statement:  Quality real estate development, achieved legally, morally, ethically, fairly, and even compassionately.”

Second:  Per the president of a major non-profit of affordable housing (concerning several affordable properties which I spearheaded for the non-profit):  “I sincerely appreciate your kindheartedness to consider xxxxxx . . . .   I believe this tops my career experience, enjoying a long relationship with you – your intent to do good things in the world and seeing it come full circle.  I am honored to know you and thank you from the bottom of my heart.”

 

Third:  I have volunteered to help the City of Evanston develop affordable housing, provided that the city does not revise the existing R1 and R2 zoning.  In the process of helping the city, I could help the city substantially reduce its capital needs.  Cat, would you be willing to do the same for Evanston?

Fourth:  Concerning me having most of my career behind me, Cat is correct in that I am an old guy, but I am a decently wise old guy.  Per Mark Twain:  “When I was 14, my father was so ignorant I could hardly have the old man around.  But when I got to be 21, I was astonished at how much the old man had learned in seven years.”

 

EVANSTON RESIDENTS: 

Mayor Biss's push to allow for the construction of a multi-unit building on any R1- and R2-zoned property would make Evanston the first Chicago-area municipality to eliminate single-family zoning.

The percentage of housing units that are detached single-family houses: 

Evanston:  31.8%;    U.S.:  63.6%:    Wilmette:  75.2%

              CONCLUSION:  Mayor Biss and his supporters on the City Council should not be pushing legislation that will accelerate the reduction of detached single-family homes in Evanston and result in the destruction of the charm/character of Evanston.  Mayor Biss's push to revise the R1- and R2-zoning is an example of Mayor Biss's flawed thinking.  Also, Mayor Biss’s push for increased density is downright foolish.  He should not be re-elected.