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From YouTube: 1st and 4th Wards Joint Community Meeting - Planned Development at 1621-31 Chicago Avenue 2-15-2023
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A
B
Good
evening,
testing
can
all
hear
me
welcome.
Thank
you
all
for
coming
this
evening
to
the
First,
Ward
and
second
ward,
community
meeting
I'm
Council
I'm.
Sorry,
what
did
I
say?
First
word
in
fourth
ward:
community
meeting,
I'm
council
member
Claire,
Kelly
and
with
me
is
council
member
Jonathan
nuzma,
the
fourth
board.
B
Thank
you
we're
here
this
evening
to
hear
about
the
latest
iteration
of
the
proposed
plan,
development
for
1621-1631,
Chicago,
Avenue
and
I'd
like
to
give
a
special
thanks
to
our
city,
planner
Katie
Asheville,
for
all
your
help
with
this
this
evening,
as
well
as
our
Planning
and
Zoning
manager,
Elizabeth
Williams
and
our
interim
community
development
director
Sarah
flax.
Thank
you
all
for
all
your
help
with
us
this
evening.
I
know
it
was
a
lot
to
set
this
up.
B
A
D
Thank
you.
Can
everybody
hear
me?
Okay,
thank
you.
Alderman
Kelly,
alderman
newsma
for
hosting
us
this
evening.
Brief
introduction,
I'm
Jeff,
Michael
I'm,
the
applicant
with
Verizon
Realty
Group.
If
you
don't
know
me
by
now,
I
don't
know
where
you've
been
been
at
this
for
a
little
while
and
I
got
Tim
Kent
he's
our
architect
with
Papa
George
Haynes
and
Graham
Grady
with
tap
Law
Firm,
so
we're
here
tonight
as
a
precursor
to
our
upcoming
public
hearing
on
our
revised
PD
application
for
the
Legacy
at
1621,
Chicago
Avenue.
D
D
So,
even
while
I'm
up
here
some
of
your
questions,
if
I
don't
get
to
it,
they're
they're,
most
likely
on
that
site,
I
want
to
offer
a
little
bit
of
History,
because
there's
been
much
made
about
the
number
of
times
that
we've
been
at
this
in
terms
of
an
application.
While
this
project
has
gone
through
numerous
design
iterations
since
its
initial
introduction
back
in
2017,
the
current
PD
application
is
our
third
application.
D
Further,
only
one
application
was
taken
to
the
city
council
back
in
October
2020..
With
respect
to
the
second
application,
we
appeared
there
most
recently
September
14th
of
2022
before
the
land
use
commission,
but
continue
the
matter
prior
to
a
vote
based
upon
the
feedback
that
we
received
from
the
Commissioners.
At
the
time
our
project
stood
195
feet
tall,
it
included
180
units
and
had
18
on-site
affordable
units,
while
the
overall
sentiment
of
the
Commissioners
was
positive
and
was
well
received,
the
Commissioners
welcome
Redevelopment
of
the
site.
D
They
appreciate
the
need
for
the
new
vitality
and
vibrancy
of
the
downtown
area
and
they
like
design
overall,
but
the
consensus
was
that
the
building
was
simply
too
tall
for
the
D4
zoning
District
So.
Based
upon
the
comments
that
we
received,
we
went
back
to
the
drawing
board
and
made
some
significant
changes
to
the
building.
As
I
said,
the
previous
design
stood
30
feet
taller
than
the
permissible
zoning
height,
yet
only
10
feet
taller
than
what
is
potentially
contemplated
in
tape,
measure
height
by
the
D4
zoning
District.
D
Nevertheless,
we
redesigned
the
building
to
a
tape,
measure
height
of
165
feet
and
a
zoning
height
of
145
feet,
which
now
meets
the
limits
of
the
D4
zoning
district.
With
a
site
development
allowance,
we
also
receive
feedback
that
the
project
was
too
dense.
Accordingly,
we
went
back
and
reduced
the
size
of
the
building.
It
was
originally
180
units.
It's
now
140
units,
that's
a
reduction
of
nearly
23
percent
in
unit
count,
while
maintaining
the
same
number
of
parking
spaces.
D
F
D
Okay,
so
we
put
the
brick
at
the
masonry
level
to
better
comport
to
the
surroundings
of
the
building
and
Evanston
at
large.
So,
with
the
new
design,
we
have
reduced
the
significance
of
the
site
developments
also
being
sought.
While
we
still
technically
need
for
site
development
allowances.
One
of
them
is
a
de
minimis
technical
requirements
and
I'm
going
to
go
through
those
really
quickly.
So
we're
all
clear
on
what
we
need
here.
The
first
one
pertains
to
dwelling
units.
As
of
right.
You
could
build
54
dwelling
units
on
this
site.
D
We
are
asking
for
100
base
dwelling
units
because
we're
putting
10
on-site,
affordable
units
per
the
code
afforded
40
bonus
units
that
gets
us
to
a
total
count
of
140
units,
I'm
lights
off
again,
okay,
so
the
first
site
development
allowance
has
to
do
with
the
dwelling
units.
The
second
is
the
height
as
I
discussed,
already
we're
requesting
40
feet
of
height
as
permitted
by
a
site
development
allowance
guidelines
we're
now
at
the
height
that
City
staffers
have
previously
communicated
to
us
that
they
could
support.
The
third
is
parking.
A
D
Right
there,
okay,
so
the
first
one
I
mentioned
I
can't
I'll
go
one
word
Tim
yeah,
okay,
so
they
may
not
be
the
same
order
that
I'm
presenting,
but
the
first
one
was
the
dwelling
units.
The
second
is
the
height.
The
third
is
parking.
95
parking
spaces
are
required
for
the
residential
use.
After
you
account
for
the
affordable
units
and
assuming
a
most
onerous
commercial
use
of
a
restaurant
or
the
retail
space.
Another
23
parking
spaces
would
be
required
for
that,
so
total
is
118..
D
We're
proposing
57
on-site
parking
with
the
intention
of
leasing
off-site
parking
if
needed,
to
fill
the
Gap
and
important
also
to
note
is
that
of
the
118
spaces
required
23
are
attributable
to
a
restaurant
use.
We
do
not
know
if
there
will
be
a
restaurant
user
in
the
commercial
space.
It
might
just
be
an
ordinary
retailer,
in
which
case
less
parking
spaces
is
required,
but
we're
airing
on
the
side
of
caution
here
and
just
as
a
footnote.
D
This
property
isn't
Tod
Zone,
and
there
are
studies
out
there
showing
that
TD
Tod
located
properties
have
a
substantial
reduced
parking
demand
to
the
tune
of
50
to
80
percent
of
projects
that
are
a
non-tod
zones.
So
then
the
fourth
site
development
allowance-
this
is
the
technical
the
Minimus
one
I
mentioned
to
you
is
that
we
have
eight
parking
spaces
that
are
designed
for
compact
cars,
so
they're
three
feet
shorter
than
what
is
otherwise
required
for
normal
parking
Lane.
D
Important
to
note,
we
no
longer
need
a
site
development
allowance
with
regard
to
the
far
the
floor
area
ratio
because
we
reduce
the
size
of
the
building
we're
now
within
what
is
allowed
in
the
zoning.
I
also
want
to
address
a
point
of
contention
regarding
the
alley,
because
much
has
made
about
much
has
been
made
about
the
condition
of
the
alley
and
the
potential
burden
that
this
development
will
cause
on.
The
Alley
and
I
have
five
points
in
that
regard.
First,
part
of
our
public
benefits
offering
is
to
rebuild
the
alley.
E
D
000
towards
the
rebuild
of
the
rest
of
the
alley,
provided
that
the
other
adjoining
property
owners
also
contribute
accordingly,
second
Point.
Currently
there's
no
alley
management
plan
and
no
loading
dock
for
the
existing
building.
We're
going
to
have
a
well
thought
out
alley
management
plan,
that's
going
to
be
strictly
enforced,
move-ins
and
outs
will
be
coordinated
by
the
on-site
management,
so
the
loading
docks
are
used
and
Resident
residential
movements
and
move
outs
do
not
take
place
on
the
Alley
itself,
we're
expecting
9
to
10
total
move-in
and
move
outs
per
month.
D
That's
not
a
lot
for
an
alley
like
this.
Additionally,
all
commercial
deliveries
will
be
coordinated
with
the
on-site
management
around
move-ins
and
move
outs
and
other
vendor
deliveries.
We
would
expect
that
residential
delivery,
such
as
the
Amazon
shocks,
are
still
going
to
take
place
at
the
front
of
the
building,
but
we're
gonna
have
a
loading
zone
at
the
front
of
the
building.
Third
We
performed
a
traffic
study
with
counts,
indicating
the
aliac
has
sufficient
capacity
to
handle
this
project,
while
I'm
sure
that
many
can
offer
anecdotal
nightmare
stories
about
what
takes
place
in
that
alley.
D
I've
seen
it
myself
at
the
end
of
the
day,
we
have
an
empirical
study
performed
with
actual
traffic
counts
and
verifiable
data.
That
concludes
that
the
alley
has
sufficient
capacity
to
handle
our
planned
building.
Fourth,
remember:
this
plan
was
designed
at
the
encouragement
of
City
staff.
The
original
plan
did
have
a
port
co-share,
with
deliveries
being
handled
within
the
boundaries
of
our
own
property
site
and
the
Ingress
and
egress
taking
place
off
the
front
of
the
building.
D
However,
after
lengthy
discussions
and
many
meetings
with
many
stakeholders,
it
was
decided
that
we
do
want
to
create
a
conflict
point
with
the
protected
bike
lane.
There
are
valid
reasons
for
that,
so
the
Ingress
and
egress
was
shifted
to
the
back
of
the
building,
so
this
ultimately
ends
up
being
a
lesser
of
two
evils:
option.
There
is
no
perfect
answer
to
how
you
Ingress
or
egress
this
building.
Lastly,
it's
an
alley
in
a
downtown
district.
D
It
is
meant
to
handle
commercial
activities,
it's
not
a
driveway,
it's
not
a
bike
path
and
it's
not
a
cutting
or
anything
else.
It's
designed
for
the
purposes
of
loading
and
unloading
for
commercial
activity,
and
that
is
what
it'll
be
used
for,
albeit
in
a
more
advantaged
fashion
and
from
an
economic
and
fiscal
impact.
This
project
will
generate
an
estimated
10.3
million
dollars
in
new
Revenue
over
13
years,
which
has
a
net
present
value
of
close
to
7
million
dollars
in
today's
dollars.
The
property
taxes
alone
are
expected
to
increase
nine
to
ten
folds.
D
It's
about
they're
about
a
hundred
thousand
dollars
right
now,
we're
thinking
once
the
building's
stabilized
they're
gonna
be
about
1.1
million
dollars
in
property.
Taxes
about
80
percent
of
that
I
think
goes
to
the
City
of
Evanston
or
meet
even
more
an
update
on
the
current
tenants
there.
So
that's
also
been
a
sensitive
point
of
concession.
There's
two
current
tenants
over
there,
Found
Restaurant,
as
many
of
you
know,
was
there
the
lease
was
up.
D
They've
moved
to
another
location
in
Evanston
and
from
all
towns
are
thriving
in
that
new
space
and
we're
also
having
very
productive
discussions
with
LA,
cocinita
and
BC
cleaners
and
without
divulging
too
much
information.
That's
not
public
I'm,
fairly,
confident
that
we're
going
to
be
relocating
them
in
our
exist
or
our
next
door.
Building
at
the
Marion.
D
This
project
seeks
to
do
exactly
what
the
iho
encourages
and
enables
developers
to
do,
but
we
can't
deliver
and
Achieve
those
goals
of
providing
meaningful,
affordable
housing,
especially
in
one
of
evanston's,
most
desirable
neighborhoods,
without
incorporating
the
trade-off
between
affordable
units
and
some
density.
We
respectfully
request
that
you
support
this
project
and
voice
that
support
to
Alderman
Kelly
and
Alderman
newsma.
We
encourage
you
to
think
boldly
about
progress
in
Evanston
about
what
it
takes
to
support
local
businesses,
what
it
takes
to
generate
meaningful
economic
engines
what
it
takes
to
create
desirable,
affordable
housing
in
Evanston.
D
Yes,
we've
been
at
this
for
a
long
time.
Perhaps
too
long,
perhaps
we
started
with
a
project
that
did
not
align
with
the
desires
of
the
community
But
Here.
We
are
now
with
a
project
that
fits
within
the
contemplated
zoning
which
contribute
it
will
contribute
greatly
to
the
local
economy
and
is
beautiful.
It
will
dramatically
improve
this
block,
it'll
complete
it
and
bring
much
needed
Class
A
housing
to
evanston's
most
desirable
area.
Thank
you
for
your
time
and
I'm,
going
to
turn
the
floor
back
to
you
all.
D
Of
you
that
don't
understand
what
the
distinction,
when
I
say,
tape
measure
it's
as
if
you
physically
took
a
tape
measure
you're
going
to
measure
165
feet
to
the
very
top
of
that
building
from
the
street.
It's
going
to
appear
as
though
it's
155
feet,
because
you
can
see
there's
a
step
back
at
the
very
top
and
when
I
talk
about
the
zoning
pipe,
the
zoning
height
is
145
feet
because
per
the
evidence.
Zoning
code,
the
there's
two
cores
of
parking
here,
which
are
hidden
those.
C
D
E
E
B
D
D
E
H
H
Regardless
of
whether
you
were
or
on
the
street
after
people
who
are
behind
the
building,
still
get
the
effects
of
a
15-story
building,
it's
not
a
14-story
building
and
I
think
we
talked
I.
Think
we
talked.
Can
you
hear
me
I
think
we
spoke
last
time
about
the
fact
that
this
is
a
D4
step
down,
District
in
which
they
are
supposed
to
be
a
transition
between
business
and
residential
and-
and
this
is
twice
almost
the
height
of
the
other
business
use
that
is
already
on
on
the
Block.
I
A
D
E
H
E
D
I
J
J
D
J
J
Let's
just
agree
to
disagree:
well,
no
I'm
not
going
to
agree
to
disagree
because
it's
in
writing.
If
you
look
in
the
Evanston
downtown
plan,
it
is
Crystal
Clear.
In
fact,
I
can
show
you
a
table
that
shows
six
to
ten
stories,
no
more
than
110
feet
in
height,
and
it
is
specifically
because
of
the
reasons
this
woman
brought
up
a
moment
ago,
which
is
there
are
residential
units,
no
more
than
three
or
four
stories
at
most
on
the
back
side:
condos
apartment
buildings,
tenant
homes
and
this
side
of.
A
I
I
I
It's
not
a
concession
of
a
little
bit
to
the
zoning.
It's
an
egregious
near
tripling
of
the
number
of
units
permitted
by
the
basic
zone,
eight,
so
either
the
city
means
what
it
says
when
it
does,
zoning
or
it
doesn't,
and
if
it's
possible
to
game
the
system
so
that
something
much
bigger
than
what
is
envisioned
for
the
neighborhood
can
be
built.
Then
we
need
to
change
the
way
we
do
business
because
that's
not
that's.
D
I
L
L
I
L
L
L
L
Building
I
know
that
I'm
also
I'm
only
talking
about
the
number
of
units.
That's
all
okay,
yeah,
so
I
have
a
feeling
that
you
must
be
exceeding
the
maximum
site.
Development
allowance
that
you
can
ask
for.
You
must
be
going
from
54
to
100..
I
know
how
you
got
from
100
to
140.,
so
to
say
that
you're
within
the
zoning
is
is
misleading.
That's
all!
Well!
It's.
F
F
A
N
F
A
D
N
Right
good
evening,
ladies
and
gentlemen,
Katie
ashfall
planner
and
the
Planning
and
Zoning
division,
there
are
two
maximum
development
allowances
in
the
code
pertaining
to
floor
area
ratio
and
height
and
then
any
other
deviation
or
item
that
they
are
not
meeting
the
code.
That
is
also
a
site
development
allowance,
but
there's
not
a
maximum,
so
they
can
they're
they're
allowed
to
request
a
maximum
for
area
ratio
and
a
maximum
height
in
the
D4
District.
O
O
Evanston
has
a
unmet
need
for
affordable
using
units
for
families
of
four
to
five,
so
Evanston
families
and
children
are
struggling
to
buy
housing
for
the
appropriate
size
and
and
at
rent
of
30
to
50
Ami,
and
that
should
be
a
starting
point.
We
need
affordable
housing
units
here
in
Evanston
that
are
affordable
into
perpetuity
and
ever
since,
overall
trend
of
becoming
increasingly
luxury
is
alienating.
O
O
P
Thank
you,
Pastor
Chris,
we
I
just
have
one
question:
we've
done
this
for
so
long,
Reverend,
Gracie,
Matthew,
First,
United,
Methodist,
Church,
Senior
Pastor,
just
wondered
if
you
keep
bumping
on
zoning
I
mean
we've
been
doing
this
a
long
time
since
I've
been
here
in
Evanston.
Why
don't?
Why?
Don't
you
work
on
changing
the
zoning,
because
you
keep
bumping
on
that?
These
are
zoning
problems,
so
I'm
trying
to
learn
why
you
haven't
worked
on
changing
the
zoning
on
this
I.
K
K
So
this
is
a
horrible
example
where
it's
what
comes
to
mind
you're
on
an
airplane,
you
can
upgrade
the
business
class.
Okay,
so
we're
on
the
airplane.
We
want
to
upgrade
the
business
class
and
that's
that's
the
poor
development
allowances.
Sorry
forgive
the
biblical
poor
analogy,
but
it's
discretionary
on
the
part
of
the
city
council,
but
we
have
a
right
to
apply
for
them
and
the
poor
development
allowances
that
we're
applying
for
are
squarely
allowed
in
the
zoning
ordinance
for
us
to
apply
for.
C
C
K
B
P
Q
I
Grace
Matthew
I'm
speaking
you
tonight,
on
behalf
of
the
entire
church,
congregation
in
objection
to
the
plan,
15
story,
building
at
6,
21
631,
Chicago
Avenue
through
many
previous
committee
hearings.
Objections
to
this
building
have
been
nearly
Universal,
with
a
very
few
exceptions
in
support
of
it.
So
this
evening,
I
expressed
continued
concern
and
observe
that
the
city
staff
specifically
has
suggested
to
Horizon
Realty
in
previous
reports
that
an
8
to
10
story
building
would
be
appropriate
height.
I
I
When
the
zoning
regulations
state
that
the
base
height
not
exceed
10
stories,
that
would
be
appropriate
to
recommend.
It
seems
that
Horizon
Realty
is
employing
a
text
of
attrition
in
their
repeated
efforts
to
seek
approval
of
a
plan
that
is
inappropriate
for
the
site.
Enough
city
council
needs
to
rule
once
and
for
all
that
a
building
taller
than
10
stories
will
never
be
approved.
Until
then,
objective
objections
from
interested
parties
will
persist.
Thank
you.
I
D
I
It
you
bought
it
if
you
bought
it,
you
probably
did
some
due
diligence
as
to
what
the
zoning
on
that
property
was
and,
if
you're
an
astute
developer,
you
would
do
that
and
why
you
would
come
to
the
city
with
a
project
that
is
so
whacked
up
compared
to
the
zoning
that's
available
on.
You
have
no
expectation
to
be
able
to
build.
I
I
I
My
name
is
Craig
Williams
and
I'm,
just
a
trombone
player
and
an
artist
so
I
don't
have
a
lot
of
interest
in
zoning
except
to
see
if
the
truth
is
being
told
and
the
laws
being
followed.
But
what
I
would
like
to
bring
attention
to
is
a
quality
of
life
issue
which
I
seem
to
rarely
hear
people
talk
about,
but.
M
I
I
I
I
am
personally
acquainted
with
people
who
have
been
knocked
off
their
feet
by
the
wind
walking
on
Chicago
Avenue
when
they
passed
the
when
they
moved
from
Whole
Foods
down
to
where
Pete's
Cafe
is
because
there's
that
big
18
19
story
building
there
and
a
huge
wind
tunnel
on
either
side
of
it
and
elderly
people
can
literally
be
knocked
down
on
a
windy
day.
By
that
it's
dangerous.
H
J
J
A
J
Zoning
or
that
side
of
Chicago
Avenue,
which
is
in
fact
the
D4
transition
zone,
is
intended
to
be
a
step
down
and
the
intent
is
for
buildings
on
that
side
of
Chicago
and
in
that
block,
to
be
no
more
than
eight
to
ten
stories
in
height
period.
End
of
story,
unfortunately,
and
I
thought
Graham
actually
did
a
pretty
good
job
of
explaining
it.
J
There
are
these
very
weird:
machinations
and
calculations
are
associated
with
bonuses
that
you
get
this
and
that
for
the
other
thing,
and
it's
frankly,
a
real
perversion
of
our
zoning
and
it's
a
perversion
of
our
affordable
housing
efforts
and
we
shouldn't
kind
of
acquiesce
because
it's
complicated
because
it's
complex.
The
bottom
line
is
this:
building
at
this
height
and
this
density
doesn't
belong
on
that
side
of
Chicago,
Avenue
period,
end
of
story
and
we're
very
much
in
support
of
affordable.
I
J
But
this
isn't
the
way
to
get
at
affordable
housing.
In
my
in
my
point
of
view
and
so
I'm
sure
I'll
have
an
opportunity
at
a
future
date
to
go
into
more
detail
about
why
I
believe
the
way
I
do
but
I
wanted
to
make
it
crystal
clear
that
I
think
there
is
a
perversion
occurring,
because
this
is
a
complex
calculation
that
I
don't
think
was
ever
intended
to
allow
this
building
to
be
built
on
the
east
side
of
Chicago
area.
C
I
D
D
D
D
D
C
Where
did
Found
Restaurant
relocated
found
is
now
the
tour
in
the
Chase
Bank
Rotunda
yeah
everybody
go
there
or
to
any
other
restaurant
downtown
and
spend
a
lot
of
money
because
we
could
use
it.
Thank
you.
There's
currently
an
abundance
of
retail
space
in
downtown
Evanston.
Do
we
need
more
retail
space.
D
C
E
C
All
right,
let's
run
through
the
I,
feel
on
Amy
Timberlake's
question:
is
there
another
one
below
that,
or
is
that
the
last
one
comment
after
listening
to
The
Proposal
this
evening,
we
remain
opposed
to
any
building
that
is
higher
than
eight
to
ten
story,
etc,
etc.
Okay,
one
more
question
in
the
room
here.
M
Hi,
can
anybody
hear
me
great
how
you
doing
Jeff
so
I
have
some
questions
for
you?
Are
you
gonna
submit
an
adjusted
pro
forma,
so
we
can
look
at
the
numbers
and,
if
you're
not
gonna,
do
if
you
have
the
numbers
right
here
great.
Can
you
talk
about
the
vacancy
law,
so
we
can
understand
what
the
net
operating
income
is
for
the
building
and
how
the
taxes
based
on
that
might
be
calculated.
My
other
question.
M
On
the
location
and
size
of
the
units,
it's
reasonable
to
assume
that
at
least
some
of
those
units
will
be
occupied
by
Northwestern
students
or
Northwestern
graduate
students
who
can
if
they
can
afford
that
tuition
could
probably
afford
the
rents
that
are
listed
in
the
documents
online.
So
since
they're
seasonal
and
not
year-round,
that's
what
the
vacancy
loss.
M
D
Probably
go
in
reverse
order
as
far
as
the
retail
goes.
Obviously
we're
going
to
Market
this
to
to
the
market
and
whoever
responds
we're
gonna
entertain
anybody,
that's
interested
in
that
space,
we're
going
to
build
it
out
in
such
a
manner
that
will
be
inviting
for
a
restaurant
user,
because
we
want
to
activate
that
first
floor
by
having
Outdoor,
Cafe
and
really
inviting
the
outside
environment
with
the
building
sort
of
making
it
one
and
making
it
a
destination
point
But.
D
Ultimately,
whoever
steps
forward
and
wants
to
open
a
business
there
we're
going
to
look
at
any
offer.
We
have
I
should
say
any
offer,
I'm
not
interested
in
putting
a
cigarette
shop
there
or
a
cell
phone
store
there,
or
something
like
that
went
through
something
that's
going
to
enhance
the
building
and
be
an
amenity
to
the
building.
We're
very
selective
in
the
attendance
that
we
take
I
think
is
evident
by
our
building
next
door
at.
I
F
D
They're,
all
local
businesses
they're
good
businesses,
they're.
All
businesses
are
amenity
to
that
block,
so
we're
very
selective
what
we
want
over,
but
at
the
end
of
the
day
we
want
something
that's
going
to
activate
that
space
and
really
be
a
bust.
It
would
be
unfortunate
just
have
like
a
bank
there
or
something
like
that.
D
One
of
your
other
questions
vacancy
we
underwrite
it
a
five
percent
vacancy
your
comment
regarding
Northwestern
students-
probably
I'm,
not
gonna,
lie
to
you
and
say
there
wouldn't
be
any
Northwestern
students
there.
They
might
be
attracted
to
the
the
studio
apartments
as
they're
gonna
be
smaller,
but
this
could
be
a
market
rate
apartment
where
you,
the
studios,
will
be
smaller.
So
it's
going
to
be
a
market
rate
apartment
open
to
the
market
at
large.
We're
gonna
get
everything
we're
expecting
that
we'll
get
some
empty
nesters
we're
expecting.
D
We
got
some
couples
there,
so
I
wouldn't
say
that's
going
to
be.
It's
certainly
not
going
to
be
a
a
student
building
because
it's
going
to
be
probably
low
out
of
their
budget
in
terms
of
what
students
are
accustomed
to
paying
for
rent.
But
to
answer
your
question,
the
the
seasonal
vacancy
we
do
require
12-month
leases,
irrespective
whether
it's
a
student
or
not
I
can't
remember.
Oh
yes,
if
I
brought
underwriting,
we
have
underwriting
for
this.
We
didn't
bring
it
with,
but
we
based
on
that
underwriting.
D
D
D
M
D
Of
course,
it's
continuously
adjusted
based
on
you
know
what
the
building
ultimately
becomes
we're
constantly
looking
at
we're.
Looking
at
based
on
market
conditions,
we
updated
our
market
feasibility
report
to
indicate
new
rent
levels,
vacancy
absorption,
all
that
good
stuff,
we're
constantly
looking
at
the
numbers,
all.
G
P
Has
the
grace
of
First
United
Methodist
Church,
just
from
where
I'm
sitting
my
perch
is?
This
is
not
going
to
go
through
so
I'm
wondering
what
will
it
take
for
you
to
abandon
this
I'm
just
I,
just
I
just
see
my
life
being
about
coming
to
these
meetings
forever
and
ever
and
and
so
I'm
just
wondering
what
will
it
take
for
you
to
abandon
this.
D
Okay,
the
short
answer
is
I'm
not
going
to
abandon
this
okay,
we're
ultimately
going
to
come
to
a
consensus
with
the
city.
I
I
feel
badly
about
your
sediments
here,
I
do
and
again
I
I
say
this
with
with
the
utmost
respect:
I
disagree
with
your
guys
interpretation
of
the
code
and
ultimately
it's
going
to
come
down
to
the
land
use
commission.
We
are
complying
with
the
code,
whether
you
like
the
code
or
don't
like
the
code,
that's
a
whole
nother
issue
for
another
day.
D
D
I,
don't
know
how
else
to
answer
that
this
was
clearly
contemplated
by
your
code.
You
may
not
like
it,
but
it
is
and
I
sleep
well
at
my
understanding
and
knowing
that
full
well,
because
this
part
of
the
block
was
not
for
an
8
to
10
story.
Building,
it
wasn't
read
the
code.
I
encourage
you
to
do
so.
Read
the
code
then
come
back
to
me.
We
could
debate
it.
E
B
D
D
So
we're
required
by
the
code
to
match
the
unit
types
of
the
affordable
units
to
the
overall
profile
of
the
building.
So
if,
for
example,
10
of
the
entire
building
is
one
bedrooms,
then
ten
percent
of
our
affordable
units
will
also
be
one
bedrooms
and
it's
80k
they're
all
gonna
be
rented
at
the
sixty
percent
Ami.
Those
were
red
for
I.
Don't
have
the
chart
in
front
of
you,
but
it's
about
a
thousand
dollars
for
those
units
which
is
very
affordable
and
they'll,
be
identical
units
foreign.
I
Eloquently
put,
it
would
seem
Jeff
that
you
point
to
things
that
could
be
approved
if
the
city
council
had
a
mind
but
but
do
all
observe
the
tone
deafness
to
our
concerns.
Please
please
and
so
know
that
that's
what
we
think
Jeff
you
can
speak
about.
What's
allowed,
you
can
offer
the
comments
that
you
do.
You
are
not
listening
to
us
about
what
the
community.
D
E
R
But
I
feel
bad
because
I
feel,
like
you're,
being
attacked
by
a
lot
of
people
and
maybe
I'm
late
to
the
game,
but
I
feel
like
we
could
negotiate
politely.
When
has
the
world
turned
into
everything
is
very
aggressive
and
there's
I
just
feel
like.
We
should
listen
to
you.
We
should,
you
know,
give
our
opinion
but
I'm
kind
of
turned
off
by
how
negative
and
how
how
mean-spirited
some
of
this
is
and
I
didn't
think
this
was
what
Evanston
is
about.
R
D
Just
I
sincerely
appreciate
those
comments
and
I've
never
met
you
before,
but
just
so
you
know,
we
also
own
the
Marion
next
door
so
to
a
certain
degree,
we've
put
our
money
where
Mark
where
our
mouth
is.
We
have
a
significant
investment
in
the
City.
We
took
an
old
senior
home
that
literally,
should
have
been
torn
down
and
put
our
own
money
into
it.
40
million
dollars
of
our
own
money
and
completely
revamped
the
Marion.
D
It
looks
like
the
Four
Seasons
hotel
and
you
ask
about
the
seniors
and
what
are
we
doing
for
the
seniors,
our
seniors
living?
There
love
the
Marion
and
they
love
us
because
they
know
what
we're
about
we're
family
owned
and
operated
company.
We
put
our
Blood,
Sweat
and
Tears
into
that
building
next
door,
just
like
we're
gonna
do
in
this
Legacy.
So
thank
you.
G
G
D
Q
Q
More
density.
Things
like
that
I
want
to
be
sure
that
sort
of
true
to
evidence
values
were
you
know,
focused
on
density,
where
it's
needed
in
order
to
drive,
affordable
housing
and
to
me
not
knowing
the
codes,
and
it
does
seem
like
if
you
were
to
increase
the
ratio
of
affordable
housing,
not
just
to
what
code
specifies.
But
potentially
you
know
decreasing
your
profit
and
that
could
be
somewhat
more
palatable
to
the
community.
D
A
S
S
It
was
the
formerly
the
North
Shore
retirement
hotel
since
we're
talking
about
Community
involvement
here,
so
they
filed
a
complaint
with
a
National
Labor
Relations
Board
back
in
May
of
2013..
After
reviewing
the
complaint
which
asserted
that
Horizon
refused
to
bargain
in
a
good
faith,
refused
to
furnish
information
and
they
implemented
unilateral
changes,
I
just
kind
of
want
to
know
what
their
response
is,
because,
even
after
that
whole
scenario,
unplayed
even
after
being
ordered
by
the
nlrb
to
comply,
Horizon
did
not
sign
a
collective
bargaining
agreement
until
2019
and
the
industry.
S
D
I
mean
I'm
not
obviously
going
to
address
the
specifics
of
I,
don't
know
what
he's
referring
to
I.
We
did
have
a
union
at
that
building
many
years
ago.
As
far
as
our
weakness,
Community
I've
mentioned
the
Marion
next
door.
I've
mentioned
what
we've
done
there.
This
gentleman,
if
you'd
like
to
meet
with
me,
I,
give
him
a
personal
tour
of
the
Marion
to
see
what
we've
done
there.
My
company
employs
over
100
people,
we're
family
owned
and
operated.
D
I
haven't
taken
a
cent
in
terms
of
Public
Funding
on
any
project
I've
ever
done.
All
we
do
is
go
and
renovate
old,
dilapidated,
neglected
buildings
and
replenish
them
with
our
own
Capital.
So
I
I,
you
know
in
terms
of
are
we
good
for
the
community?
Absolutely
we've
already
put
our
money
where
our
mouth
is
in
Evanston.
I
Q
I
I
D
I
I
I
K
I
The
third
time
you've
been
before
us
you've
been
rejected
the
last
time
by
a
unanimous
law
of
the
land
use
commission
which
had
it
gone
forward.
The
council
would
have
failed,
it's
very
rare
for
the
council
to
turn
around
a
7-0
rejection.
I,
don't
see
anything
in
this
new
proposal.
That's
going
to
get
you
past
land
use
commission
either
and
if
you
don't
get
past
it
to
them,
you're
probably
not
going
to
get
past
the
council
either.
B
I
have
not
attended
any
of
the
other
meetings.
I
just
have
one
question
due
to
something
I
read
online:
is
there
any
regulation
that
would
limit
you
or
prohibit
you
from
using
this
building
whatever
how
many
stories
it
ends
up
being
from
being
a
55
plus
or
some
age
limit,
any
part
of
it
to
be
a
feeder
into
the
Marion.
D
L
D
C
Thank
you,
councilmember
Kelly
and
I
might
age
staff's
help
on
the
on
the
dates
of
the
next
steps
in
the
process
here.
But
what
we
had
here
tonight
was
actually
a
required
part
of
the
process.
It's
a
new
requirement
to
have
a
community
meeting
or
plan
development
such
as
this.
In
the
past,
this
was
not
required.
Many
council
members
had
these
kind
of
meetings
anyway,
it
is
now
a
requirement
so
that
we
can
at
least
check
that
box
that
we've
met
and
have
this
community
meeting.
N
Yeah,
so
absolutely
the
people,
Property
Owners
or
residents
that
live
within
1
000
feet
of
the
property
in
question
should
have
you
would
have
received
mailed
notice.
There
was
a
postcard
that
was
sent
out
so
another
one
was
mailed
out
or
will
be
coming
to
you
shortly.
Regarding
the
public
hearing
part,
that's
the
statutorily
required
part
of
the
process,
and
then
we
did.
We
can
also
do
a
email
blast
again
for
the
land
use
commission.
Some
of
you
may
have
attended
for
the
first
time
tonight.
N
Be
it
continuance,
then
the
land
use
commission
would
just
do
a
simple
majority
vote
to
Grant
or
deny
the
continuance.
If
they
were
to
deny
it,
they
would
need
to
take
a
vote
to
make
their
recommendation
to
the
council
that
evening,
if
they
granted
the
continuance,
they
would
then
have
to
say
a
date
certain
at
the
meeting,
and
then
everyone
present
at
the
meeting
would
know
when
to
show
up
the
next
time
which.
N
Planning
and
Development
Committee
of
the
city
council,
they
meet
I
believe
the
start
time
is
usually
around
6
15
p.m.
Prior
to
the
city
council
meeting
the
second
and
fourth
Monday
of
the
month,
they'll
do
their
recommendation
to
the
full
city
council,
the
city
council
then
immediately
after
and
the
same
evening,
does
the
first
reading
of
the
draft
ordinance
and
it's
for
introduction
and
then
two
weeks
later,
the
city
council
will
then
take
make
a
final
determination
on
the
ordinance
for
the
plan.
Development.