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From YouTube: Land Use Commission Meeting 1-26-2022
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A
I'll
start
over
since
the
recording
just
hit
me
good
evening
and
welcome
this-
is
the
january
26
2022
public
hearing
of
the
land
use
commission.
The
city
code
directs
this
body
to
hear
applications
for
map
and
text
amendments
special
uses,
including
plan
developments,
zoning
relief
and
appeals
from
decisions
of
the
zoning
administrator,
as
well
as
to
make
recommendations
regarding
the
city's
long-term
planning
goals
and
objectives.
A
Depending
on
the
type
of
matter.
This
commission
will
either
make
a
final
determination
or
send
its
recommendation
to
city
council.
Would
you
please
call
the
role
miss
jones.
B
A
C
B
Commissioner,
johnson
absent
commissioner
miriam
chev
commissioner
zordan
absence.
Commissioner
westerberg
here,
commissioner
cullen.
C
D
A
I
saw
him
too
I'll
assume
that
he's
going
to
get
on
and
go
ahead
and
begin
with
the
rest
of
this.
So
with
eight
members
present
our
nine
members
present,
we
do
have
a
quorum
also
present
tonight
from
city
staff,
our
neighborhood
and
land
use,
planner,
megan
jones,
planner,
katie,
ashva
and
assistant
city
attorney.
Brian
george,
I
think
that's
everyone
from
city
staff
who's
here
this
is
a
formal
hearing
and
there
are
rules
that
govern
our
proceedings.
A
A
Our
procedure
is
to
hear
from
staff
on
the
documents
on
file
and
then
receive
testimony
and
other
evidence
from
the
applicant
after
that.
Persons
who
wish
to
make
a
statement
regarding
the
matter
will
have
a
chance
to
do
so.
Any
person
with
a
legal
interest
in
property
located
within
500
feet
of
the
subject.
Property
may
present
evidence
reasonably
questioned
witnesses
or
secret
continuance
of
the
hearing.
A
A
The
commission
will
make
formal
findings
of
fact-based
formal
findings,
fact-based
formal
findings
on
the
testimony
and
evidence
presented
and
on
the
commissioner's
knowledge
of
the
community
and
recommendations
of
staff.
All
testimony
is
taken
under
oath,
although
we
do
not
apply
the
strict
rules
of
evidence.
Please
limit
your
testimony
to
the
proposal
as
it
relates
to
the
standards
contained
in
the
zoning
ordinance
and
the
corresponding
staff
memorandum.
A
When
testifying,
please
state
your
name
and
address
for
the
record
and
we
don't
have
a
sign-in
sheet,
so
just
raise
your
hand,
and
I
will
call
on
you
and
if,
for
some
reason
after
I've
closed
the
the
calling
on
people-
and
I
haven't
called
on
you
yet
feel
free
to
give
a
little
shout
out.
Our
meetings
are
audio
and
video
recorded.
Please
make
sure
that
your
microphone
is
on
when
you
are
asking
questions
or
making
statements
so
that
you
can
be
properly
recorded.
A
A
For
1732,
through
34
and
40
orrington
avenue
it's
a
planned
development.
Is
the
applicant
present
just
give
me
a
little
hello?
Yes,
I
am
john
all
right.
Thank
you
before
we
begin.
The
first
thing
I
have
to
do
is
because
of
us
meeting
remotely
through
zoom
platform,
in
accordance
with
the
executive
order
issued
by
the
governor
I'll,
ask
if
there's
a
motion
to
allow
us
to
meet
remotely.
F
Oh
second,
and
also
we
have
to
approve
minutes.
I
believe
too,
at
some
point.
A
A
So
it
has
been
moved
by
commissioner
cullen
and
seconded
by
commissioner
lindwall
for
us
to
meet
remotely.
Would
you
please
call
the
roll.
G
H
B
I
D
A
Thank
you
so,
with
a
vote
of
nine
to
zero,
the
motion
passes
and
we
are
authorizing
ourselves
to
meet
remotely
the
next
item
of
agenda
is.
We
have
two
sets
of
minutes.
We
have
three
sets
of
minutes,
one
from
each
of
our
previous
commissions
before
we
merged
and
then
our
last
meeting,
which
was
our
first
as
a
new
merged
commission.
A
J
Can
I
this
is
attorney
assistant
attorney
brian
george.
I
just
wanted
to
make
clear
that
you're
not
voting
to
approve
the
minutes,
you're
just
voting
to
receive
them
that
okay,
so
we
we
just
wanted
so
so
just
so
the
if
the
draft
minutes
will
be
in
the
public
record
you're
not
actually
going
to
be
voting
on
approving
the
minutes.
Just.
J
J
A
Thank
you
for
the
clarification
so
with
that.
I
will
ask
if
there
is
a
motion
from
a
plan
commissioner,
to
receive
our
minutes
from
october
27
2021.
H
A
F
H
A
Yes,
so
it
looks
like
by
a
five
five
to
zero
vote.
We
have
received
the
october
27
2021
plan
commission
draft
meeting
minutes.
The
next
item
on
the
agenda
is
for
the
zoning
board
of
appeals
for
their
december
21st
2021
meeting.
K
A
A
If
not,
if
you
would
please
call
the
role
of
former
zba
members.
K
L
L
A
Finally,
the
last
set
of
minutes
is
our
minutes
from
our
first
meeting
on
january
12
2022.
Is
there
a
motion
to
approve
those.
M
N
A
A
H
B
C
A
So,
with
a
vote
of
eight
to
zero,
with
the
abstention
from
the
commissioner
who
was
not
at
our
our
last
meeting,
the
meeting
minutes
for
january
12
2022
are
approved.
A
I
will
now
continue
on
moving
into
the
first
item
that
we
have
on
our
agenda
this
evening.
I
will
ask
that
anybody
who
may
be
speaking
to
us
tonight
on
this
matter
to
unmute
themselves.
At
this
point,
I
will
ask
you
to
be
sworn
in
and
it
will
all
be
everybody
just
saying
yes
and
I'm
going
to
there's
no
way
for
me
to
really
see
people
raising
their
hand
or
anything.
So
I'm
going
to
trust
you.
A
A
A
O
John
carlson
trammell,
crowe
chicago
development,
inc
applicant
submits
for
a
zoning
map
amendment
and
a
special
use
for
a
plan
development
to
construct
a
10-story
mixed-use
building
with
approximately
4
120
square
feet
of
ground
floor
retail
and
approximately
122
100
square
feet
of
it
office,
laboratory
space
and
35
enclosed
parking
stalls.
The
applicant
requests
to
amend
the
current
zoning
district
of
the
subject:
property
d2,
downtown
retail,
core
district
section,
6-11-3
of
the
evanston
zoning
ordinance
to
d3
downtown
core
development
district
section
6-11-4.
O
The
applicant
also
requests
site
development
allowances
in
the
d3
district.
For
one,
a
a
floor
area,
ratio
of
7.0,
where
4.5
is
permitted
and
up
to
8.0,
can
be
requested.
Number
two:
a
ziggurat
setback
of
6.4
feet
to
11
feet
where
a
minimum
of
40
feet
is
required
at
the
building
height
of
32
feet
along
orington
avenue,
number
three:
a
height
of
and
a
half
feet
where
85
feet
is
allowed
and
up
to
170
feet
can
be
requested
and
number
four
35
on-site
parking
stalls
where
a
minimum
of
211
is
required.
O
A
Thank
you
miss
asheville,
mr
carlson.
If
you
would
like
to
explain
to
us
your
project
and
tell
us
about
the
various
variations
that
you're
requesting
as
part
of
this
plan,
development.
P
Yeah
well,
thank
you
very
much
and
do
you
mind
if
I
share
my
screen
whoever's
controlling
this?
I
have
a
brief
presentation,
thank
you
and
prior
to
doing
that.
I
just
want
to
introduce
our
team
members
that
are
also
on
zoom
tonight.
Morgan
bearblasco
works
with
myself
at
tramo
crow
company,
along
with
david
payne
out,
so
the
three
of
us
are
here
to
answer
questions
on
behalf
of
the
development
team,
we're
also
represented
by
katy
jenky
day
dale
at
dla
piper
who's
here
for
questions.
P
Anything
legally
related
and
matt
blewett
is
an
architect
who's
going
to
walk
you
through
the
presentation.
Once
I
give
a
brief
introduction
and
then
louie
abuna
kloa
is
also
on
the
line
for
anything
regarding
traffic
and
grassy
grass
to
the
site.
So,
on
behalf
of
all
of
our
teams,
thank
you
for
spending
your
evening
with
us.
This
is
a
project.
We
are
very,
very
excited
about.
P
P
So
we're
proud
to
have
that
on
our
on
our
boiler,
plate
of
our
company
overview
of
the
projects
in
the
midwest
and
then
the
other
two
projects
on
the
center
and
the
right
screen
are
two
life
science
projects
in
downtown
chicago,
one
of
which
delivered
about
a
year
ago
and
the
other
one
is
delivering
in
about
a
month
from
now
so
proud
of
what
we
design
and
deliver
to
the
communities
such
as
yourself
and
evanston,
and
and
we're
not
going
to
go
through
the
stats
on
this
page,
but
really
just
wanted
to
show
you
the
calendar
of
the
projects
we
deliver.
P
No
project
looks
the
same.
We
really
try
to
to
speak
with
community,
listen
to
you
and
the
stakeholders
and
really
drive
for
a
great
project
for
everyone
involved.
So
I'm
going
to
go
through
a
really
brief
introduction
of
the
site.
I
think
we're
all
familiar
with
the
former
burger
king
site,
I'll
reference
throughout
this
project,
but
this
is
two
sites
that
are
assembled
as
you
zoom
in
closer
here.
It's
actually
additional
of
the
residential
complex
to
the
south
and
then
the
burger
king
lot.
P
The
total
site
square
footage
is
about
21
000
square
feet
and,
as
you
look
from
a
bird's
eye
perspective,
this
is
looking
southwest
over
the
campus
looking
southwest
and
just
to
show
you
the
before
and
the
after
of
what
we
are
here
to
speak
about.
You
can
see
in
the
three
right
images
from
the
northwest
southwest
and
southeast
as
you
circle.
The
building.
This
is
an
office
building
that
is
laboratory
similar
to
the
two
projects
I
outlined
downtown
chicago.
P
This
is
geared
towards
life,
science,
innovation,
technology
and
we're
really
trying
to
deliver
jobs
to
stay
in
evanston
that
are
coming
out
of
the
university.
This
is
a
private
development.
It's
it's
not
a
public
development,
there's
no
association
with
the
university,
so
this
is
a
speculative
project
that
we
will
with
the
the
strides
we
have
to
make
to
get
this
project
approved,
to
secure
your
approvals
and
move
forward.
P
The
goal
will
be
to
get
this
project
to
break
ground
in
late
22
and
be
able
to
deliver
approximately
18
months
thereafter,
as
we
go
throughout
the
next
few
items.
Here
I
just
wanted
to
hit
on
the
site
plan.
I'm
going
to
hand
it
over
to
architect
matt
blewett,
to
bring
you
through
some
of
the
elevations
and
specifics
of
landscape
plans
really
just
wanted
to
set.
P
The
tone
of
orington
avenue
is
on
the
right
side
of
this
image
and
then
obviously,
clark
is
running
east
to
west
on
the
north,
pointing
out
the
hard
corner
we
heard
through
various
community
meetings
and
engagements
over
the
past
few
months
of
that
corner
is
very
it's
a
key
corner.
I
guess
I
should
say
it's
right
across
the
street
from
the
university.
It's
the
hard
corner
and
needs
to
be
special,
so
really
trying
to
activate
that
hard
corner
making
it
inviting
and
then
making
sure
all
loading
ingress,
egress
pedestrian
safety
is
handled.
P
So
what
we're
doing
is
we're
eliminating
curb
cuts,
driving
all
the
loading
and
the
parking
garage
access
off
the
alley,
so
we're
going
down
to
one
curb,
cut
base
off
the
alley
and
then
we're
also
having
an
uber
ride,
share
drop
off
portion
for
people
coming
and
going
to
work
on
clark
street
right
front
of
that
intersection
and
we're
also
actually
adding
additional
stalls
by
closing
some
of
those
curb
cuts
to
these
sites.
So,
as
you
can
see
here,
the
front
entrance
to
the
office
building
is
right
here.
P
It's
heavily
landscaped,
inviting
and
going
into
this
area
here
in
yellow
blue
is
the
retail
in
all
the
back
of
house
loading
with
really
activating
the
entire
streetscape
from
the
planned
south
east
all
the
way
around
to
the
northwest
corner.
So
with
that,
I'm
going
to
hand
it
over
to
matt
blewett
at
esg,
architects,
who's
been
involved
in
all
those
projects
that
you
saw
on
the
screen
and
really
excited
for
you
to
hear
what
he
has
to
say
today.
So
thank
you
again.
Q
Q
We
can
probably
just
flip
to
the
next
slide
and
run
through
the
plans
very
quickly
below
grade
underground
parking,
we're
providing
35
spaces,
plus
some
additional
motorcycle
parking
and
some
storm
water
retention
would
be
located
on
this
level,
as
well
as
some
ancillary
mechanical
and
electrical
spaces
flipped
to
level
one
again,
I
think
johnny
did
a
great
job
of
going
through
program
elements
on
level,
one
again
just
reinforcing
that
we
tried
to
orient
all
of
the
active
uses.
Q
Q
One
thing
to
highlight
here
we
are
anticipating
and
you'll
see
in
the
renderings
are
planning
for
a
double
height
space
at
the
entry
lobby,
which
is
a
feature
that
we're
we've
utilized
in
other
projects,
including
the
aberdeen
project
that
johnny
mentioned
and
fulton
market,
and
it's
a
really
nice
kind
of
opportunity
for
maybe
an
art
installation
that
could
be
an
asset
when
they're
drawn
to
this
part
of
the
neighborhood
next
slide.
Q
This
is
the
third
floor,
so
this
is
where
we
step
back
from
the
from
the
lot
line,
essentially
providing
our
little
ziggurat
setback
on
orington,
and
then
you
can
kind
of
see
the
gently,
the
gentle
outline
of
the
tower
and
the
rounded
corners
to
use
the
edges.
The
typical
floor
plate
also
with
kind
of
a
perspective
potential
layout.
Some
items
of
note
here
the
building
features
an
offset
core
to
the
west.
This
provides
maximal
flexibility
for
for
space
planning
and
layouts
for
the
anticipated
science
and
technology
users.
Q
This
is
we've
found
working
on
the
other
projects
that
that's
a
an
asset
to
these
to
these
users,
maybe
more
so
than
other
typologies
of
buildings,
and
in
this
building
it
really
strives
to
get
the
most
flexibility
for
whatever
user
may
come
in.
Q
One
other
item
of
note
is
that
each
of
the
floor
plates
will
have
a
balcony,
as
you
can
see,
in
the
north
kind
of
the
top
right
oriented
to
face
the
lake
and
and
to
maximize
views
of
the
city
and
the
campus
on
our
10th
floor
is
our
amenity
amenity
deck.
Q
So
the
building
steps
back
considerably
from
the
orington
facade
here
and
provides
a
kind
of
a
glassy
amenity
experience,
including
a
fitness
center
and
locker
rooms
that
would
serve
both
fitness,
as
well
as
the
bike
parking
on
the
first
floor,
as
well
as
a
large
lounge
area
board
room
and
then
you
know
kind
of
the
main
feature
here
is
a
large
outdoor
terrace
area
that
would
be
accessible
to
tenants,
also
maximizing
views
to
the
lake
and
and
to
the
city
and
getting
some
reprieve
off
of
that.
Q
Orington
elevation
for
the
higher
portions
of
the
building
and
then
our
11th
floor
is
a
full
floor.
Mechanical
penthouse,
these
types
of
buildings,
you
know
compared
to
maybe
your
traditional
office
buildings,
have
a
very
high.
You
know
much
larger
equipment
needs
and
and
moving
a
lot
more
air.
So
it's
a
rather
large
mechanical
space
to
serve
that
need
and
kind
of
flip.
Through
these
civil
plan.
Only
thing
to
take
away
from
the
civil
and
landscape
is
that
we
will
be
complying
with
the
current
sidewalk
paving
as
well
as
planting
standards.
Q
Q
Some
examples
of
some
potential
species
of
different
plantings,
both
perennial
and
annuals,
that
could
infill
into
the
landscape
plan
that
we've
shown.
So
these
were
to
give
a
little
extra
context
to
what
might
go
into
that
landscape
areas
on
grade.
Q
So
just
some
views
of
the
building
from
some
perspectives.
Here,
look
at
these
renderings
working
with
staff
and
other
meetings.
We
really
wanted
to
try
to
reduce
the
bulk
and
the
harshness
of
the
the
massing
by
easing
the
edges
everywhere
we
could
so
we
rounded
the
corner
kind
of
the
key
corner
at
clark
and
orrington
to
ease
that
experience,
as
well
as
just
bowing
the
the
elevations,
the
gentle
arc
on
the
orington
elevation,
as
well
as
the
clark
street
elevation.
Q
Here's
a
rendering
of
the
streetscape
experience,
anticipating
that
there
could
be
this
sidewalk
seating,
showing
how
this
could
activate
the
orington
corridor
north
of
the
orleans
hotel.
Q
Again.
This
is
a
view
from
the
north.
Looking
kind
of
we'll
focus
more
on
the
main
entry
plaza,
there's
a
view
kind
of
from
the
northwest,
as
you
would
be
coming
down
elgin
kind
of
your
gateway
view.
If
you
were
approaching
the
building
again,
easing
the
corner
and
providing
a
glassy
corner
for
some
interest
for
for
that
gateway
kind
of
perspective,
and
then
this
is
a
view
of
our
western
facade
showing
that
the
west
side
of
that
offset
core.
Q
It
is
naturally
going
to
be
less
glassy
than
the
rest
of
the
building,
but
we've
tried
to
activate
this
experience
by
providing
a
three-dimensional
formed
metal
panel
skin
solution,
as
well
as
kind
of
jittering
some
of
the
windows
and
adding
as
much
glass
as
we
could
to
provide
as
much
visual
interest
as
we
possibly
can
on
this
elevation.
Q
The
pattern
is
meant
to
kind
of
undulate
to
give
again
more
more
interest
on
that
facade.
It's
a
view
of
our
lobby
entrance
and
our
plaza
area.
As
you
can
see
the
building
steps
back
slightly
from
the
from
the
property
line
to
give
a
little
more
room
for
for
larger
plantings
as
well
as
the
plaza
you
know,
plaza
furniture
bike,
more
additional
bike
parking
outside,
and
you
can
see
that
double
height
space,
we're
kind
of
alluding
to
a
lighting,
slash
art
installation
that
might
occupy
that
space
again.
Q
This
is
the
alley
elevation
facing
the
arlington
hotel.
You
can
see
our
entries
to
parking
and
loading.
Q
And
then
again,
the
north
elevation,
glassier
and
and
kind
of
inviting
for
the
kind
of
main
entry
to
the
building,
just
a
brief
review
of
the
material
palette
that
we're
anticipating.
So
we've
got
a
couple
of
kind
of
tones
of
more
natural
tones
of
metal
panels,
so
metal
panel
2
is
meant
to
be
kind
of
a
champagney,
muted
tone
metal
panel.
One
is
intended
to
be
kind
of
a
zinc
or
pewter
metal
accent.
That
would
be
complementary
to
that
champagne
tone.
Q
We
anticipate
we'll
have
a
couple
of
different
glazing
types
likely
something
on
the
lower
levels,
that's
slightly
more
transparent
than
maybe
what's
happening
above,
but
we're
still
working
through
some
different
options.
For
that
we've
got
a
couple
of
other
wood
materials.
You
can
see
and
you
can
see
it
highlighted
here
on
the
on
the
base.
That
would
be
in
and
be
kind
of
more
of
a
natural
texture
and
tone
that
we'd
like
to
see
at
the
base
of
the
building.
Q
And
as
we
roll
through,
this
is
just
highlighting
some
features.
I
think
we
can
go
quickly
through
just
showing
where
these
materials
live.
Again,
we
picked
out
some
lighting
preliminary
lighting
selections,
trying
to
focus
on
down
cast
lighting
lighting
that
might
be
bird,
safe
and,
and
you
know,
provide
the
appropriate
light
levels
without
causing
any
you
know
up
lighting
or
light
stiller
pollution.
So
you
can
start
to
see
as
those
lights
how
they
start
to
show
up
on
the
project.
Q
And
then
signage
and
and
wayfinding,
we
anticipate
you
know
significant
signage
on
orington,
to
direct
folks
to
the
loading
and
parking
areas
and
and
through
the
alley.
And
then
we
are
showing
a
monument
signage.
Maybe
address
signage
at
the
building
face
itself
towards
the
main
entry.
Q
This
is
just
a
height
comparison
study
showing
us
relative
to
the
surrounding
context.
We
will
be
one
of
the
tallest
buildings
in
the
area,
but
I'm
just
going
to
show
how
that
kind
of
relates
to
the
downtown
core
and
and
the
direct
adjacency,
and
we
can
skip
over
the
area.
Summary
we've
worked
extensively
with
the
bird
friendly
evanston
group.
We've
had
a
great
kind
of
relationship
working
with
them.
We've
listed
a
number
of
our
strategies
that
we're
going
to
be
implementing
on
the
project.
I
think
we're
additionally
studying
a
few
others.
Q
Q
Additionally,
our
balcony
railings
we've
committed
to
either
doing
all
metal,
railings
or
providing
bird
friendly.
That
is
fritted
glass
and
fill
if
we
do
go
the
route
of
glass
surroundings.
Q
We've
also
committed
to
looking
at
the
plantings
on
the
level
three
roof
area
that
steps
out
to
make
sure
that
those
aren't
providing
that
they're,
not
tall
enough
for
providing
the
opportunity
or
enticing
birds
to
run
into
the
glass
as
well
as
looking
at
the
plantings
on
the
on
grade
to
see
what
can
be
done
to
minimize
what
impact
those
plantings
might
have.
Q
And
then
we
just
have
a
couple
of
traffic
studies
just
showing
or
turning
studies
showing
entry
and
egress
out
of
the
both
the
loading
area
and
the
parking.
So
we
can.
Let's
do
this
is
for
the
loading.
So
first
one
was
entry.
This
is
leaving
and
then
for
the
the
parking
deck
on
the
left
entering
and
then
on
the
right,
leaving.
P
And
this
is
johnny
carlson
again
with
travel
crown.
P
I
just
want
to
in
the
presentation
prior
to
jumping
into
the
public
benefits
that
I'm
going
to
outline
here
shortly,
just
to
rehash
where
we
are
it's
a
10
story,
life,
science,
office
building
and
it's
35
below
grade
parking
stalls
and
what's
unique
about
this-
is
there's
zero
space
like
this
in
evanston,
the
two
first
projects
of
class,
a
high-rise
life
science
buildings
were
delivered
in
fulton
market
and
those
are
r2
projects
and
we're
seeing
a
big
amount,
a
large
amount
of
demand
and
users
really
trying
to
keep
science
in
chicagoland,
the
cluster
and
all
the
surrounding
communities
such
as
evanston,
and
I
think
one
of
the
big
key
drivers
of
why
we
view
that
this
hard
corner
right
across
from
the
universities
is
going
to
succeed,
is
those
those
science
degrees,
those
technology
degrees,
those
business
degrees,
they're
all
going
to
start
companies
and
what's
been
happening
over
the
past
few
years.
P
Is
you
have
great
science
coming
out
of
the
university?
It
grows
to
a
scale
and
has
to
leave
to
the
coast,
because
there
is
no
class
a
space
in
this
market.
So
our
goal
is
to
deliver
a
class,
a
building
that's
never
been
built
before
and
around
this
area.
It's
not
competitive
from
a
traditional
office
standpoint,
it's
going
to
have
more
air.
P
It's
going
to
have
more
power,
it's
going
to
allow
higher
clear
heights,
less
vibration
and
really
be
a
home
to
hopefully
a
number
of
companies-
and
hopefully
this
is
the
first
of
many
to
drive
this
growth
of
what
we're
seeing
across
the
country
and
keep
it
in
evanston
so
that
that's,
I
just
wanted
to
make
sure
we
close
with
that
and
in
order
to
do
so,
we
have
to
work
with
community
and
we've
come
up
with
these.
The
list
of
these
public
benefits
to
hopefully
secure
your
support.
P
First,
we
are
not
housing
development,
obviously
we're
an
office
building
and
we
are
contributing
to
the
affordable
housing
fund.
We
were
one
of
the
first
buildings
ever
to
put
all
affordable
units
on
site
at
avador,
evanston
and
so
we're
firm
believers
in
it,
and
we
know
that
our
occupants
of
the
building
working
and
coming
into
and
visiting
this
building
are
going
to
want
to
live
in
the
community.
So
we
want
to
make
sure
we
are
a
part
of
that,
so
we
are
contributing
250
000
beyond
a
requirement
of
zero
dollars.
For
that.
P
The
public
transport
transit
improvement
fund,
so
we're
handling
transit
via
bikes
and
we're
handling
it
with
the
contribution
and
obviously
we're
near
many
modes
of
transportation,
from
tran
trains,
buses
etc.
Where
I
mentioned
throughout
the
presentation,
we're
eliminating
curb
cuts,
providing
a
safe
environment
and
we're
increasing
the
on
street
parking
stall
count
beyond
that.
P
P
It's
boarded
up
nothing's
there
and
we're
looking
forward
to
eliminating
that
blade
and
making
this
corner
what
it
should
be,
which
is
a
key
corner
and
the
front
entrance
to
the
community
university
and
the
city
and
then
also
we're
earmarking,
approximately
4,
500
square
foot,
dining
retail
establishment
on
the
hard
corner
there
to
drive
more
traffic
to
to
eat
and
shop
and
walk
to
and
from
once
they
visit
our
building
to
go
down
and
provide
commerce
for
the
community
and
job
creation
is
key.
P
We
view
this
as
there's
gonna,
be
people
starting
companies
here
and
working
here
and
creating
great
science
and
innovation,
but
not
only
that
is
those
companies
are
going
to
grow
and
they're
going
to
want
to
stay
where
they
started
and
if
they
can
grow
here
and
not
have
to
move
their
families.
That's
a
that's
a
strong
piece,
so
we
do
think
that'll
not
only
create
thousands
of
jobs,
but
hopefully
it'll
carry
into
many
years
to
come,
and
then
just
the
new
street
trees
trying
to
tie
into
the
landscaping.
P
This
is
a
unique
corner
where
it
has
big
setbacks
and
allows
for
big
buffers
of
tree
beds
and
working
within
the
code
with
the
city
and
and
right
now,
there's
no
below
grade
stormwater
detention.
We
will
obviously
provide
that
perk
code
bury
that
in
a
vault
and
make
sure
it's
released
a
slower
rate.
So,
overall,
we
feel
that
this
is
a
good
set
of
public
benefits
for
what
we're
asking
and
we'll
continue
to
work
throughout
comments.
P
A
Sorry,
I
said
thank
you
to
mr
carlson
for
for
the
presentation.
I
know,
staff
also
has
a
presentation
that
they
would
like
to
share
so
before
we
move
into
questions
from
the
commissioner.
Some
of
that
might
be
answered
by
our
staff
presentation,
so
I'm
going
to
let
them
go
ahead
and
do
that
first.
O
Okay,
let
me
get
my
tab
pulled
up,
okay,
all
right!
So
as
mr
carlson
and
his
team
have
already
touched
on
the
subject,
property
is
1732
34
in
1740
orrington
at
the
south,
a
west
corner
of
the
clark,
elgin
and
orington
avenue
property.
O
But
I'm
gonna
touch
on
what
the
zoning
request
is
actually
for
what
the
review
process
for
this
particular
application
is
the
existing
conditions
of
the
site
in
the
existing
zoning,
just
a
high
level
summary
of
what
the
applicant
has
already
described
and
then
particularly
break
down
the
site
development
allowances
that
the
applicant's
requesting
the
public
benefits
that
they're
proposing
and
then
finally,
the
staff
recommendation
with
conditions
from
the
design
and
project
review
committee.
O
I
also
will
have
slides
for
the
commissioners
to
reference
at
the
end
of
my
presentation
for
the
different
standards
with
which
the
different
specific
zoning
relief
requests
can
be
reviewed.
O
So
this
project
requires
a
rezoning
or
zoning
map
amendment
from
the
d2
downtown
retail
core
district
to
the
d3
downtown
core
development
district.
So
the
land
use
commission
will
be
making
a
recommendation
on
that.
Then
the
applicant
is
also
requesting
a
planned
development
in
the
d3
district
with
four
site
development
allowances.
O
So,
specifically,
a
building
height
of
149.5
feet
where
170
feet
is
allowed
a
ziggurat
of
6.4
to
11
feet
and
a
height
of
32
feet
above
grade
where
a
ziggurat
of
40
feet
at
a
in
a
height
above
grade
between
24
to
42.
Feet
is
required
for
those
in
the
public.
The
ziggurat
is
essentially
the
upper
tiers
of
the
building
or
upper
floors.
O
O
O
O
Some
additional
conditions
were
added
I'll
touch
on
that
later
then
tonight
is
the
public
hearing
and
the
plan
the
land
use
commission
may
make
a
recommendation
to
approve
approve
with
the
conditions
as
we've
as
staff
has
suggested
or
deny
this
request
to
the
planning
development
committee
of
the
city
council
and
then
our
city
council
reviews
the
application
twice.
First,
as
the
plane
development
committee
of
the
city
council
and
then
second,
the
city
council
will
make
a
final
determination.
O
The
land
use
commission
and
the
plane
development
committee
may
take
additional
meetings
to
review
this
request
if
they
see
fit
so
site
context
just
to
touch
on
that
northwestern
university
is
located
to
the
north
across
elgin
road.
We
have
mixed
use
commercial
ground
floor
and
then
apartment
upper
floor,
buildings
located
to
the
west
of
the
site
area,
highlighted
in
yellow
and
then
to
the
east
across
warrington
avenue.
We
have
some
northwestern
university
housing,
hotel,
orington
or
hilton.
Orington
is
then
located
to
the
south
across
the
public
alley.
O
The
existing
zoning
of
the
property
again
is
d2
across
elgin.
Road
is
u1
university
housing,
additional
d2,
zoned
properties
are
located
to
the
west
into
the
east
and
then
the
d3
district
is
located
immediately
to
the
south,
which
does
include
the
hotel,
and
then
you
can
see
the
the
d4
downtown
transition
district
to
the
northwest
of
the
area
a
block
over,
and
then
we
have
r6
general
residential
district.
O
Just
a
couple
highlights
of
existing
conditions.
I'm
sure
everyone
is
familiar
with
the
long
vacant
burger
king
property.
There
are
18
surface
parking
stalls
on
the
property
and
there's
a
shared
access,
drive
on
off
of
the
west
side
of
orington
avenue
and
then
there's
a
three-story
six-unit
apartment
building
at
the
southeast
corner
of
the
property.
O
O
So
the
applicant
they're
proposing
a
floor
area
ratio
of
7.0
I'll
show
how
we
come
to
that
calculation.
In
a
couple
slides.
O
The
overall
height
is
almost
168
feet,
that's
to
the
top
based
on
some
approximate
measurements
of
their
elevations,
the
top
of
the
exhaust,
but
the
height
is
measured
to
the
top
of
the
highest
occupied
floor.
So
that's
there's
10
floors
above
grade
it's
the
top
of
that
10th
floor.
O
That's
requiring
the
site
development
allowance,
the
use
square
footage
on
about
41
20
square
feet,
they're,
proposing
to
have
commercial
space
on
the
ground
floor
right
at
that
corner
and
then
below
grade
they'll
have
35
parking
stalls
and
they
also
are
going
to
have
eight
motorcycle
moped
spaces,
an
air
in
the
slide,
the
40
bicycle
spaces.
O
That's
actually
going
to
be
on
the
ground
floor
and
a
dedicated
bike
room
right
off
of
orington
avenue
for
employees
to
access
and
then
finally,
the
upper
floors,
239
that's
going
to
be
where
the
office
and
laboratory
space
is
located.
O
So
the
proposed
zoning
is
to
the
d3
downtown
core
development
district,
which
the
property
immediately
to
the
south
across
the
alley
is
in
that
zoning
district.
So
we're
contiguous
with
that
which
is
best
planning
practices
and
also
consistent
with
case
law.
And
then
the
d2
district
does
kind
of
continue
to
surround
the
subject.
Property.
O
The
site
plan
they
are
proposing
off
of
the
out
public
alley
to
the
south.
The
loading
dock
is
to
this
a
lot
about
to
the
middle.
I
think,
are
you
able
to
see
my
arrow
on
this
okay?
So
this
is
about
where
the
loading
dock
is
and
then
to
the
east
of
that
is
the
entry
into
the
below
grade
parking
garage.
O
There
are
pedestrian
entrances
along
clark
and
then
also
along
orington
and
the
commercial
retail
space
or
restaurant
space
is
what
anchors
that
corner
as
a
public
benefit.
The
applicant
is
going
to
be
reconstructing
this
alley
and
burying
the
utilities
so
to
go
through
the
four
site:
development
allowances.
First
again,
the
149.5
feet
where
170
is
allowed.
This
is
just
kind
of
show
the
overall
height
of
the
highest
floor
of
the
oc
like
occupied
space
and
they're,
actually
still
under
what
they're
allowed
to
request.
O
So
I
wanted
to
kind
of
break
down
the
math
of
what
they're
allowed
to
they
could
have
requested
and
then
what
they're
actually
requesting
here
so
they're
below
the
8.0,
which
would
be
if
they
were
requesting
that
it
would
be
172
192
square
feet.
They're
asking
for
149
630
square
feet
which
triggers
the
7.0
floor
area
ratio
site
development
allowance
number
three.
O
O
This
40
foot
dimension
is
approximate,
but
if
the
building
were
to
comply
with
that,
the
floor
plates
would
be
pushed
back
quite
a
bit,
they're
proposing
a
very
a
varying
ziggurat
setback
of
just
about
six
and
a
half
feet
to
11
feet
from
orington
avenue,
and
they
are
proposing
it
within
that
required
range
of
24
to
42
feet
and
the
last
site.
Development
allowances
is
related
to
the
parking
they
have
35
parking
stalls
in
the
lower
below
grade
level
for
employees.
O
They,
the
applicants,
informed
staff
and
design
project
review
committee
that
the
parking
will
be
programmed
based
on
the
tenants
needs,
whether
they
end
up
leasing
directly
through
building
management
or
the
prospective
tenants,
as
employers
kind
of
get
a
set
number
for
their
employees.
O
They'll
determine
that
as
needed,
and
then
a
draft
lease
is
in
preparation
with
the
law
department
and
the
applicant
to
secure
100
parking
stalls
in
the
525
church
street
parking
garage,
so
there
that
is
a
condition
of
approval
that
will
be
more
fleshed
out
by
the
time
it
is
considered
by
the
plane,
development
committee
and
city
council,
as
is
standard
to
city
policy,
but
right
now,
that's
where
the
condition
is
the
moped
or
motorcycle
parking
is
located
here.
O
That
is
a
bit
helpful
to
anyone,
and
then
the
accessibility,
stall
or
accessible
stalls
are
located
here.
They
also
are
including
six
electrical
vehicle
charging
station
ready.
A
stalls
and
two
stalls
will
already
be
outfitted
with
that
at
the
time
of
building
completion
and
that's
something
that
was
requested
by
the
sustainability
coordinator
at
dapper.
O
So
here's
just
the
chart
of
all
of
those
site
development
allowances.
I
just
touched
on
the
loading
space
is
compliant;
they
don't
need
a
site
development
allowance
for
that
they
do
need
one
for
the
ziggurats,
the
building
heights,
the
floor
area
ratio
and
the
parking
and
again
here's
their
list
of
public
benefits.
A
couple
things
to
note.
O
While
they
are
proposing
many
of
them,
a
couple
of
them
are
inherent
to
new
development,
such
as
doing
the
stormwater
detention
street
trees
and
kind
of
continuing
that
streetscape
would
be
required
if
there
were
any
developments
on
the
property
and
then
having
a
new
building
you're,
inherently
going
to
have
a
modern,
develop,
building
design
that
is
going
to
be
up
to
code
and
then
also
up
with
best
construction
practices.
O
This
building
will
also
be
required
for
city
code
to
comply
with
the
green
building
ordinance
as
well.
So
that's
something
that
all
new
construction
has
to
comply
with,
and
I
think
that
leads
me
just
to
the
staff
recommendation.
O
So
these
first
four
conditions
were
recommended
specifically
by
the
design
project
review
committee,
so
staff
is
recommending
approval
with
the
following
11
conditions.
First,
at
the
bar
bike
parking
follows
apbp
guidelines.
The
adjacent
sidewalk
along
orington
carry
through
the
alley
without
a
change
in
slope.
M
O
O
This
the
first
condition
five
is
just
referring
to
the
parking
lease
that
they're
going
to
secure
100
additional
stalls
at
525
church
street
that
they
have
a
waste
management
plan
to
include
recycling
and
composting,
that's
kind
of
become
a
more
standard
condition
for
these
larger
developments.
O
Number
seven,
I
kind
of
mentioned
that,
but
the
reconstructing
the
entirety
of
the
public
alley
located
to
the
south
number
eight.
That
is
another
item
that
we
have
added.
That's
been
in
other
developments,
just
that
they
monitor
delivery
hours
and
that
they're
restricted
appropriately
outside
of
rush
hour
number
nine,
that
any
changes
like
beyond
that
are
going
to
be
beyond
what
they've
proposed
tonight
or
different
from
what's
permitted
in
the
d3
district
that
they
be
an
amendment
to
the
eventual
ordinance
number
10.
O
They
discussed
their
cooperation
with
the
bird-friendly
evanston
group,
so
they're,
aware
of
that,
and
then
finally,
this
is
the
most
verbose
condition,
but
this
is
to
address
the
feedback
from
the
public
at
the
community
meeting
in
september,
where
there
were
some
concerns
with
regard
to
if
the
property
or
the
tenants,
wherever
majority,
non-profit,
owned
or
sold
to
northwestern
and
to
make
sure
that
the
city
still
is
going
to
get
the
benefit,
the
finance,
so
financial
benefits
from
the
development
as
if
it
were
still
actually
operated
by
a
private
company
under
private
ownership.
O
That
draft
is
also
being
reviewed
by
the
law,
department
and
applicant
that
will
be
considered
farther
down
the
road
as
well
with
planning
development
committee
of
city,
council
and
the
city
council.
So
that
concludes
my
presentation.
O
A
F
Hi,
I
have
two
questions
for
staff
on
the
recommended
conditions.
The
first
has
to
do
with
how
much
of
the
public
alley
is.
Are
you
recommending
they
can
be
reconstructed?
Is
it
just
the
portion,
that's
adjacent
to
the
building,
or
are
you
proposing
that
it
would
extend
all
the
way
to
sherman.
O
P
Just
I
want
to
make
sure
we're
clear
I
I
believe
our
interpretation
of
that
was
just
the
area
to
the
south
of
our
property
boundaries
from
east
to
west.
It's
the
whole
alley,
but
it's
the
porsche
that
abuts
our
portion
of
it.
I
believe
that's
what
we
were
planning
and
I
think
that's
what
we
planned
for
so
unless
anyone
else
has
anything
to
chime
in
there.
I
believe:
that's
what
it
is.
F
Okay-
and
my
second
question
or
really
comment-
is
that
I
know
that
the
proposed
lease
of
the
spaces
references
the
525
church
street
garage.
I
would
also
you
know
all
three
of
evanston's
parking
garages
are
within
like
four
blocks
of
this
site,
so
the
city
may
want
to
consider
having
flexibility
as
to
exactly
which
garage
they're
leasing
their
spaces.
In
you
know,
as
long
as
they're
leasing
spaces,
I
think
that's
a
good
thing.
A
Thank
you,
commissioner
linwall
commissioner
halleck
was
next.
I
believe.
M
Okay,
well,
first
of
all,
I
I
want
to
compliment
the
presenter
and
staff.
I
I
think
the
presentation
was
one
of
the
most
comprehensive
that
we've
seen
and
graphics
were
great
everything
and
the
staff
did
an
amazing
job
of
summarizing.
All
the
all
the
issues
I
I
think
evanston
would
be,
should
be
excited
to
get
this
project,
but
I
I
do
have
a
question
on
on
parking.
Where
did
the?
Where
did
the
no
considering
the
211
required?
Where
did
the
number
35?
M
O
That
was
at
suggest
the
100
additional
stalls
to
be
leased
was
suggested
by
staff
when
they
were
in
the
initial
zoning
analysis
phase
of
this
project
during
the
summer.
That
was
just
the
recommended
number
and
the
applicant
was
okay
with
that,
but
that
that's
really
what
we've
suggested
to
them.
Just
based
on
understanding
of
building
demand
and
noting
that
parking
is
typically,
the
parking
requirements
can
be
lower
in
the
downtown
in
general,
yeah.
M
P
Don't
know
if
you
want
me
to
respawn
as
the
applicant,
but
we
were
comfortable
with
the
35
below
grade.
It's
actually
close
to
what
our
ratio
is
for
our
lab
buildings
in
the
city
and
that's
these
are
those
are
actually
less
desirable
from
a
tod
perspective.
So,
given
the
tod
coupled
with
the
walkable
to
the
university,
we
actually
were
comfortable
with
only
what's
on
our
site,
and
then
we
worked
with
staff
to
make
sure
that
they
were
comfortable
by
increasing
that
by
an
additional
100
parking
stalls.
Yeah.
M
I'm
not
really
disputing
that
number.
I
I
just
think
that
we
should
have
a
more
scientific
way
of
of
determining
these
numbers,
because
every
every
project
that
comes
before
us
lately
has
asked
for
reduced
parking,
and
so
that,
regarding
that,
though,
they're
what
I
don't
even
know,
I
remember
there
was
an
office
project.
M
It
hasn't
gone
through
yet,
but
at
davis
and
sherman-
and
I
don't
I
don't
know
what
what
was
granted
there,
what
was
required
there
for
their
parking,
I'm
sure
they
asked
for
reduced
parking
mike
and
then,
and
that
is
someone
keeping
track
of
of
these
parking
garages
that
we
know
are
not
full
but
as
we
promise
a
hundred
spaces
for
this
project
and
100
spaces
for
another
project,
you
know
are
these:
are
we
promising
more
parking
spaces
than
actually
actually
exist?
And
I
I
that's
the
question
for
staff.
N
I
can
take
that
one
good
evening,
johanna
nyden
community
development
director.
We
are
monitoring
that
we
have
a
parking
division
manager
who
oversees
the
parking
garages
and
manages
the
leases
with
with,
with
with
the
plan,
development
agreements,
and
we
all
and
other
private
agreements
with
with
whether
northwestern
is
leasing,
spaces
or
other
large
entities,
as
well
as
individuals
that
might
live
in
the
neighborhood
that
want
to
lease
the
parking
space
that
aren't
part
of
a
larger
development.
N
So
he
keeps
track
of
all
the
things
he's
very
aware
of
what
what
spaces
are
available
and
what
or
not.
I
think
the
point
was
raised
that
other
parking
garages
are
available
pre-pandemic.
I
know
that
the
parking
garage
associated
with
german
plaza
did
not
have
a
whole
lot
of
availability
at
the
time,
because
the
monthly
parkers
had
had
had
filled
that
up.
But
I
don't
know
where
that
stands
now.
So
this
this
particular
garage
has
generally
not
had
as
much
usage
as
the
other
city
garages.
A
Also
also,
commissioner
halleck.
At
one
point
we
had
asked
staff
to
sort
of
share
with
us.
You
know
we
had
a
number
of
people
who
were
kind
of
returning
spaces
to
us
based
on
the
fact
that
they
said.
Oh,
we
need
150
spaces
and
then
they're
like.
Can
we
give
some
of
these
back
to
you?
So
I
know
that
that
was
done
at
our
request
on
plan
commission-
and
I
don't
know
I
don't.
B
B
But,
generally
speaking,
in
more
recent
years,
we
have
seen
a
number
of
previously
approved
developments
that
had
more
parking
that
than
they
were
using.
So
they
came
back
to
at
the
time
plan
commission
to
request
a
reduction
in
the
required
number
of
spaces.
B
A
Thank
you.
I
didn't
mean
to
put
you
on
the
spot
for
having
to
recall
all
that
off
the.
H
Q
Q
It'll
be
pretty
tight.
I
think
I
would
let
louie
who's
on
the
line
respond
to
that.
If
you'd
like
he
did
the
traffic
studies,
but
any
one
car
will
have
to
wait
for
the
other,
but
I
think
the
maneuver
is
possible
to
get
in
and
out
yeah.
P
I
think
we're
going
to
have
flashing
lights
and
and
all
the
mirrors
that
we've
done
in
our
typical
urban
environments
too,
as
part
of
that
so
and
there's
only
35
stalls
and
they're
going
to
be
people
that
are
occupying
this
space.
This
is
really
not
for
visitors,
it's
more
for
the
people
working
there
within
the
building.
So
people
know
the
ingress
egress
points
and
we
don't
have
a
tenant
right
now.
It's
a
speculative
project
so
can't
provide
you
with
much
more
detail
but
louis,
I
don't
know
if
you
have
anything
else
to
add.
C
No
johnny
you're
correct
this
is
a
louis
abuna.
I
think,
given
that
the
limited
number
of
parking
spaces
and
the
the
low
turnover
you
know,
the
ability
of
these
cars
to
enter
and
exit
the
garage
through
the
alley
should
not
be
impeded.
P
And
one
other
thing
I'd
point
out
is
given
the
the
type
of
building
it's
not
like
everyone's
rushing
their
debating.
This
is
a
building
there'll,
be
science
going
on
throughout
running
experiments,
so
this
is
traffic
patterns
that
are
not
going
to
be
everyone
rush
to
work
and
leave
at
five.
This
is
going
to
be
sporadic
throughout
the
day
and
evening
on
a
slow
pace.
A
Thank
you,
mr
carlson,
commissioner.
Pukatel.
K
O
Yeah,
so
thank
you,
commissioner
cocktail,
so
the
ziggurat
setback
is
intended
to
kind
of
push
some
of
the
massing
of
the
building
back
away
from
where
the
pedestrian
might
experience
some
of
that
cavernous
feeling
from
the
street.
O
So
I
think
that
that's,
it
was
intended
to
kind
of
help
ensure
that
buildings
aren't
kind
of
again
just
creating
that
where
you've
got
a
tall
building
on
one
side
and
a
tablet
on
the
other
side
of
the
street
in
this
particular
area.
But
the
applicants
proposing
some
different
architectural
elements
along
that
frontage
of
the
building
and
they
are
kind
of
curving
it
in
certain
ways
and
also
the
building
materials.
I
think
they're
still
kind
of
achieving
the
intent
of
that
ziggurat
setback,
but
it's
a
design
strategy.
O
I
think
that
the
40-foot
setback
is
little
can
be
as
extreme
on
some
of
these
lots.
If
you
saw
in
the
exhibit
it's
about
a
third
of
the
four
plate
so
that
that
would
affect
you
know
the
mark,
the
ability
for
that
this
project
to
be
developed.
I
don't
know
if
the
applicant
would
like
to
speak
any
further
to
where
they
came
up
with
the
specific
setback
that
they
are
proposing.
P
Yeah,
I
guess
I
would
say
we
we
usually
that's
a
code.
That's
been
around
for
a
while,
I
believe
in
your
community.
So
I
think
it's
a
it's
a
code
that
might
be
outdated
and
it
looks
like
it's
obviously
a
goal
for
you
to
look
at
each
project
on
its
own
and,
if
we're
varying
from
it,
in
our
opinion,
it
would
be
what
are
we
doing
to
help
buffer
and
not
make
it
feel
so
encroaching?
P
So
I
think
it's
exactly
what
you
said
is
creating
this
podium,
making
it
step
back.
So
when
you're
a
human
here
standing
on
the
street,
you
can't
see
the
the
building.
It
is
step
back
and
you
can
see
here.
The
light
shade
in
blue
is
actually
air.
That's
just
to
show
you
that
if
we
were
to
build
lot
line,
the
lot
line
go
vertical.
This
is
what
the
mass
would
be.
So
we
broke
it
in
threes.
We
said:
there's
a
podium,
there's
a
setback.
P
You
go
vertical
and
then
you
also
set
back
here
on
the
roof
and
then
also
the
materiality
to
make
it
a
pedestrian
sense
of
what
does
it
feel
like
when
you're
walking
down
the
street?
Is
it
inviting
you
can
see?
This
is
actually
a
bowed
elevation
here.
So
this
is
further
back.
This
is
closer
and
this
rounds,
the
corner
when
we
first
went
to
staff
and
some
of
our
ideas
iterations.
P
This
is
a
boxy
building
more
rectangular
and
we
tried
to
carve
and
shave
away
the
corners
to
really
make
it
feel
like
that,
but
you're
correct
katie.
We
will
not.
I
don't
think
many
sites
like
this
will
be
able
to
hit
that
requirement.
Q
I
would
only
add
a
couple
of
really
quick
points.
We
we
designed
it
such
that
we
set
back
on
the
on
the
southeast,
face
further
back
than
the
orrington
hotel,
so
to
at
least
provide
some
relief.
Q
So
you
can
see
that
in
this
elevation-
and
we
do
have
a
particularly
wide
sidewalk
in
this
location
as
well
as
across
the
street,
the
residential
buildings
are
set
back,
so
we
feel,
like
the
cavern
effect,
isn't
really
maybe
as
impactful
on
this
particular
site
and-
and
we
wanted
to
anchor
this
this
important
corner
at
the
very
end
of
orrington.
Q
K
Thanks
yeah
yeah,
I
think
I
I
I
also
want
to
just
commend
the
design
team.
I
do
think
that
the
curvature
of
matching
you
know
the
shape
of
the
road
and
and
all
the
curves
along
there
do
create
a
really
great
effect,
and
certainly
it's
not
boxy
at
all.
I
was
trying
to
understand.
You
know
the
40
feet
for
the
ziggurat
setback
seems
aggressive.
K
I
was
trying
to
understand,
maybe
where
that
came
from,
but
okay
and
then
my
second
question
is
you,
as
as
kate
mentioned,
you
know,
this
building
does
need
to
comply
with
evanston's
green
building
ordinance,
which
would
require
for
a
building
this
size
to
me
to
achieve
leed
silver
status.
So
can
can
someone
talk
to
the
work
done
so
far
on
that
route?.
P
Yeah
great
question
and
it's
something
that
we
look
at
very
seriously
as
a
company
too,
so
I
would
tell
you
that
we
are
pursuing
lead
silver.
We
actually
the
two
buildings
in
full
market.
We
committed
elite
silver
and
we
actually
one
of
them,
was
gold
and
the
other
one's
in
for
certification
right
now
and
we
anticipate
achieving
gold.
So
we
we
try
not
to
just
hit
it.
We
try
to
exceed
it.
I
will
tell
you
between
storm
water,
between
a
number
of
things
with
the
bird
friendly
group
lead
credits.
P
It's
in
everything
we
do
from
material
sourcing
to
executing
to
composting.
Once
we
operate
these
buildings.
These
are
100
plus
your
buildings,
and
we
take
them
seriously.
We
have
to
make
sure
we're
doing
well
on
the
sustainable
front.
So
I
hope
that
answers
your
question,
but
that
is
exactly
what
our
goal
is
and
we're
gonna
achieve.
That.
G
H
G
I
will
join
my
colleagues
that
complemented
the
project.
It's
a
well
thought
and
well
presented
project.
Thank
you
for
that.
So
the
questions
to
the
architect-
and
these
are
a
kind
of
a
directed
to
lowering
the
height
of
the
building.
First,
can
you
work
with
a
smaller
floor-to-floor
height
instead
of
14-6,
something.
P
You
really
don't
have
a
huge
plenum
left
to
create
a
nine
foot,
clear
height
from
a
class,
a
perspective
so
think
about
the
nine
foot
below
is
where
you'll
see
looking
at
a
grid
within
a
lab
above
that
ceiling
grid.
Is
the
plenum
that's
going
to
be
housing
all
those
items
from
a
robust
infrastructure
standpoint.
So
in
our
minds,
that's
the
bare
minimum,
we're
actually
at
15
feet
florida
floor
and
full
market,
and
we
were
trying
our
best
to
be
at
a
height.
G
P
Yes,
I
guess,
from
our
perspective,
to
deliver
this.
You
need
the
amenity
floor,
the
utility
floor,
so
you
saying
maybe
walk
me
through,
so
I
make
sure
I'm
understanding
your
question.
This
is
the
amenity
floor.
We
really
wanted
to.
This
is
part
of
I
believe,
bishop
parktel.
G
On
this,
I'm
sorry
to
interrupt
my
point
is
keeping
the
outline
of
the
floor
just
combine
them,
which
means
put
the
utility
floor
together
with
the
amenity
floor
in
the
same
footprint
going
over
the
terrace,
so
that
you
can
use
the
bulk
of
the
two
top
floors,
because
this
is
something
that
obviously
catches
the
attention
in
the
site.
It's
too
high
and
it's
too
tall
over
there,
but
yeah.
H
P
Yep,
that's
a
great
comment
and
it's
something
we
actually
looked
at
originally
before
we
were
actually
having
it,
be
a
lid
with
a
different
facade
treatment.
So
it
was
darker.
It
was
a
different
tone,
different
metal
panel
and
really
accentuated
that
cap.
I
guess
I'll
call
it
and
met
with
staff
and
and
dapper
and
the
community,
and
they
really
said,
let's
soften
that
corner,
so
this
used
to
be
basically
a
corner
here
we
pulled
that
back.
P
So
we
need
this,
no
matter
where
it
is.
So
if
we
were
to
combine
this,
something
would
have
to
go
and
the
amenity
would
just
shift
down.
We'd
lose
square
footage
and
we'd
be
below
where
we're
at
today.
So
there's
really
not
a
way
to
combine
that.
Q
I'll,
just
I'll
just
add
from
a
design
perspective,
we
did.
We
did
review
if
the
tenth
floor
was
a
combined
mechanical
penthouse
and
an
entity
level
with
a
much
much
smaller
or
no
roof
terrace.
At
that
point,
I
I,
from
my
perspective
and
from
the
design
I
think
it
appears
taller
and
bulkier
in
that
massing
by
pulling
back
on
the
10th
floor.
Q
From
this
perspective,
you
don't
see
that
height
from
this
particular
angle
and
when
you
do
see
the
height,
it's
a
more
slender
tower
and
it
reads
as
a
separate
mass
from
the
larger
bulk
pure
element.
So
that
was
what
kind
of
drove
us
to
consider
putting
the
mechanical
farther
away
from
orrington
farther
away
from
the
corner
kind
of
orienting
it
to
the
west
into
the
south,
where
that
height
can
rise
in
a
smaller,
more
slender
mass
and
then
have
the
lower
element.
That's
slightly
bulkier
still
be
perceived
as
shorter
building.
Q
To
be
honest,
because
if
you're
pulled
out
all
the
way
to
the
face,
it's
going
to
feel
taller,
at
least
it's
compared
to
the
the
arrington
next
to
the
origin,
hotel
next
door.
G
Thank
you
so
I'll
continue
with
this,
and
this
is
a
combined
question
to
both
the
architect
and
staff.
I
am
concerned
and
asked
the
question
about
these
top
floors,
because
I'm
concerned
how
these
will
be
visible
from
the
west
and
now
talking
about
the
west
facade.
I
have
two.
Let's
say
question
comment
first,
what
will
happen
if
the
adjacent
property
requests
the
same
change
of
zoning
to
d3
and
requests
building
a
similar
in
height
and
in
volume
building
on
the
property
line
with
this
building?
G
Q
No,
I
I
can
at
least
jump
in
on
the
fire,
protection
element
and
west
facade
so
as
currently
designed,
our
unprotected
openings
are
to
the
percentage
that
meets
the
requirement
based
on
our
five
foot
setback
from
that
property
line.
So
we
should
have
no
fire
protection
issue
between
if
someone
is
in
a
lot
line
in
our
neighboring
site.
That's
actually
one
of
the
reasons
why
the
why
that
particular
facade
is
less
glassy
and
mostly
metal
panel
and
a
solid
face
because
of
our
proximity
to
that
property
line.
Q
But
our
current
you
know
lot
line.
If
someone
was
to
be
adjacent
to
us,
we
should
be.
There
should
be
no
additional
fire
protection
measures
needed
from
our
side
as
long
as
they're
you
know,
their
glazing
percentage
and
their
protected
openings
are
covered
from
from
their
setback
from
their
property
line.
P
And
I
and
that's
really,
what
drove
a
lot
of
the
design
with
the
offset
core
there
will
be
most
likely
in
the
future,
something
built
there
and
that's
where
the
offset
core,
let's
dress
it
up,
but
if
something
were
to
be
built,
it's
not
like
it's
covering
up
all
facades
of
our
glass
and
then
north
east
and
south
we're
protected
by
the
alley
setbacks
to
really
concentrate
that.
So
we
we
always
do
models
when
we
build
these
early
concepts
of
throwing
buildings
on
all
sides.
What
would
happen
if
someone
built
just
like
us?
A
Thank
you,
questioner
lindwall.
F
Just
kind
of
a
quick
follow-up:
how
far
are
you
going
to
be
from
your
your
west
facade
to
the
adjacent
three-story
residential
building?
You
said
you
have
five
feet
to
your
property
line
and
do
you
know
approximately
how
far
away
this
is.
Q
I'm
sorry
this
is
not
with
esg.
I
should
correct
that
our
technical
setback
is
is
2.75
feet.
That's
to
the
elevation,
also
arcs,
it's
similar
to
the
north
and
the
east,
but
we
it
doesn't
change.
The
the
percentage
of
glazing
is
going
to
be
compliant
with
the
the
setback
distance
from
that
property
line
and
to
answer
your
other
question,
parts
of
that
residential
building
are
literally
on
the
property
line.
Q
As
far
as
I
can
tell
from
the
survey,
but
aside
from
that,
they
get,
as
close
as
I
think,
is
one
or
two
feet
where
the
building
is
taller.
Q
G
F
A
Thank
you.
I
have
just
a
couple
quick
questions.
Could
could
you,
mr
carlson,
probably
be
the
best
one
sort
of
explain
what
you
mean
when
you
talk
about
life
sciences
and
people
hear
about
laboratories
and
what
kind
of
materials
are
going
to
be
used
and
things
like
that.
P
Yeah,
I
guess
that's
a
great
question
and
we
get
asked
it
often
because
it's
laboratories
utilizing
an
institutional
setting
different
in
the
university
setting
different
than
what
we
view.
This
is
more
of
an
r
d
innovation
science
perspective.
So
life
science
is
broad,
I
would
say,
ai
therapeutics
materials
sciences,
nano
these
are
companies
that
are
are
forming
basically
off
science
and
they
are
going
to
create
and
research,
something
to
hopefully
make
a
product
and
grow
that
company
and
sell
that
product
and
be
revenue
generating.
P
You
can
also
have
people
working
behind
a
computer
supporting
a
chief
science
officer.
You
know
figuring
out
how
to
create
a
therapy
to
fight
cancer,
so
it
could
be
all
over
the
board.
But
that's
the
easiest
way
to
say
that
people
use
the
word
laboratory
science
pretty
loosely,
but
that
that
it's
going
to
be
a
wide
range,
especially
with
technology,
meaning,
science
and
and
less
than
the
microscope,
but
more
on
the
computer
and
really
researching
how
to
to
bring
things
forward
and
into
the
market
to
save
lives
and
create
better
technology.
A
Thank
you.
Do
any
other
commissioners
have
questions
at
this
time.
D
One
question
chair:
rogers
for
the
architect:
can
you
talk
a
little
bit
about
the
size
of
your
loading
dock?
Apparently,
staff
feels
that
that
is.
Although
it's
a
short
loading
dock,
it
should
be
acceptable.
Can
you
talk
a
little
bit
about
given
the
constituency?
You
hope
to
attract
there,
how
many
truck
deliveries
would
be
coming
in
and
are
you
concerned
with
any
kind
of
backup
there.
Q
It's
a
it's
a
good
question
and,
as
you
can
probably
tell
from
the
floor
plan
here,
we're
trying
to
accommodate
a
lot
of
different
program
elements
on
this
on
this
very
small
site
as
compared
to
some
of
our
other
projects.
But
I
do
think,
given
that
the
size
of
this
building
and
the
volume
of
traffic
we
might
see,
we
might
see
more
smaller
delivery
type
vehicles
than
what
we're
showing
here,
and
I
think
you
know
we're
accommodating
a
single
birth
here.
Q
But
there's
plenty
of
staging
and
additional
space
around
that
that
birth
to
help
accommodate
any
kind
of
challenges
we
might
see.
As
as
we
see
deliveries
come
and
go,
I
think.
P
In
terms
of,
I
would
point
out
that
the
building
in
fulton
market-
that's
300,
000
square
feet.
That's
1375
fold
has
one
loading
dock
and
it's
actually
a
tougher
maneuver.
So
we're
not
concerned
from
an
operations
perspective
at
all
and
we've
proven
our
turning
radiuses.
I
think
what
we
find
in
these
buildings
is
you'll.
P
Have
a
number
of
this
users
they're
not
going
to
be
working
together,
they're
going
to
be
on
their
own
floors,
doing
their
own
science,
but
from
gases
from
deliveries
and
materials
they're
all
going
to
use
the
same
vendors
and
those
vendors
are
going
to
come
in
at
various
points
and
they've
we've
committed
to
excluding
deliveries
within
the
of
the
conditions.
So
I
think
from
controlling
the
ingress
egress.
P
All
these
users
are
going
to
be
using
the
same
vendors
in
the
building
for
economies
of
scale,
and
then
we've
proven
that
we
can
do
this
and
it's
double
the
size,
the
building
in
full
markets.
So
we
have
no
concerns
at
all
and
I
think
we're
meeting
code
from
from
that
perspective.
Louis
boone,
if
you
want
to
chime
in
at
all.
D
All
right,
thank
you
on
that
one
more
question
on
the
ziggurat.
I
also
think
you've
done
a
good
job
with
this
site,
which
is
very
tight
for
what
you're
trying
to
do
here.
But
there
is
a
big
difference
between
having
a
setback
of
only
six
to
eight
feet
and
40
feet.
P
Yeah,
how
about
this
I'll
throw
up
the
floor
plate
so
lab
modules
are
very
important.
Safety
is
very
important
when
we
design
these
buildings.
We
have
to
think
about.
This
is
a
raw
plate,
great.
Let's
slice
it
up
and
figure
out
how
to
design
this
from
outside
what
we
have
to
do
both
ways.
P
We
had
to
look
at
the
exterior
of
this
building,
and
then
we
had
to
look
at
the
core
with
the
offset
core
and
then
the
bait
ups
between
the
columns
to
make
sure
that
we're
designing
a
building
that
would
work
for
science
and
matching.
So
if
you
think
about
it,
it
really
pinches
what
you
can
do.
This
is
our
lab
module
that
works
from
the
benching
perspective.
P
So
if
this
were
to
come
in
this
whole
thing,
slides
over
these
columns,
don't
work
and
we're
a
50
50
office
to
lab
ratio.
What
we
anticipate
and
the
floor
plate
size
and,
for
instance,
a
typical
market,
would
be
closer
to
30
to
35
000
square
feet,
even
larger,
so
we're
at
the
absolute
minimum
we're
actually
at
19.5.
P
We
would
like
to
be
closer
to
30,
but
we
can't
create
an
office
building,
that's
anywhere
less
than
what
we
have
now.
We
basically
maximized
it
by
rounding
the
corners,
keeping
the
lab
modules,
also
having
this
setback
and
really
trying
to
use
things
like
balconies
setbacks
and
then
corners
like
this
to
really
not
our
hat.
But
that's
really
what
makes
it
tough
from
an
office
perspective
to
minimize
the
floor
plate
any
smaller.
A
Any
other
questions
from
commissioners
at
this
point,
if
not
I'll,
ask
members
of
the
public
who
want
to
speak
to,
please
raise
your
hand
using
the
hand,
raise
feature,
and
I
will
call
on
you.
As
I
see
you,
come
up.
A
A
Okay,
thank
you.
First,
I
see
cecile
mchugh.
I
Yes,
good
evening,
I'm
here
to
request
that
the
plan
development
being
proposed
at
this
meeting
not
be
approved,
because
the
requested
change
to
d3
zoning
is
not
appropriate
for
this
location
and
the
requested
building
height
is
out
of
scale
for
this
location.
Accepting
the
orrington
hotel.
There
are
no
other
buildings
nearby
that
are
d3
and
there
are
no
buildings
nearby
that
are
anywhere
near
the
high
of
this
proposed
building
to
the
immediate
west.
The
buildings
in
the
same
block
on
clark
are
all
d2
to
the
immediate
north
across
elgin.
I
The
annu
buildings
are
a
few
stories
tall
to
the
immediate
east.
The
buildings
across
warrington
are
d2
within
a
block
to
the
east
on
clark,
street
and
r6
area
begins
at
614
clark
and
continues
around
the
corner
on
both
sides
of
the
1700
block
of
chicago
both
sides
being
r6,
the
entire
1700
block
of
orrington.
Both
sides
is
d2
at
the
far
end
of
1700
block
of
orrington
on
the
east
side
of
the
library,
which
is
d3,
but
of
course,
nowhere
near
the
height
of
this
proposed
building.
I
D3
zoning,
which
is
intended
to
provide
the
highest
density
of
business,
infill
development
and
large-scale
redevelopment
in
downtown
evanston,
is
not
appropriate
here,
whereas
d2
zoning,
which
is
intended
to
support
traditional
downtown
shopping
in
evanston,
is
appropriate
here
and
I'm
sure,
as
you
know,
I'm
quoting
from
the
from
the
city
code
or
zoning
regulations.
I
I'm
also
asking
for
a
continuance
of
this
meeting
regarding
this
development
before
the
development
is
voted
upon,
so
that
the
following
information
can
be
considered
and
provided
first,
an
impact
study
of
parking
and
traffic
done
by
an
independent
resource
provided
by
the
city,
not
by
a
resource
provided
by
the
developer
as
needed.
This
has
been
talked
about
and
the
reason
being
that
it's
really
important
that
the
cumulative
one
of
the
reasons
being
that
it's
important
is
that
the
cumulative
impact
of
multiple
developments
in
an
area
can
be
considered
together.
I
I
I
have
a
draft
in
written
form.
I
think
it's
necessary
for
me
to
send
this
to
maybe
the
chairs
that
correct
in
order
to
to
have
this
continuance
be
granted,
and
I
have
that
ready
to
send.
A
I
I
think
it's
pretty,
I
think
it's
will
meet
your
length
requirements,
so
I
will
just
cut
being
paste
right
away.
Okay,.
A
We
have
a
request
for
continuance
according
to
our
rules,
it's
at
the
discretion
of
the
chair
as
to
whether
we
go
ahead
and
continue
testimony
because
of
the
number
of
people
that
we
have
on
here
and
people
who
have
made
time
for
this
I'd
like
to
go
ahead
and
continue
to
receive
testimony,
and
then
we
will
discuss
the
continuance
at
that
point.
A
But
I
do
want
to
give
everybody
who
showed
up
tonight
an
opportunity
to
speak
on
this
and
to
be
heard
so
with
that
I'm
going
to
go
ahead
and
move
on
to
laurie
howick.
If
I'm
pronouncing
your
name
correctly,
I
see
your
have
your
hand
raised.
R
Thank
you,
mr
chairman.
I
do
not
have
anything
as
prepared
as
cecile.
I
just
have
a
few
questions
for
the
developers
more
information
about.
Do
you
already
have
tenants
lined
up
what
kinds
of
labs
what
kinds
of
research,
what
kinds
of
of
handling
of
hazardous
material
disposal
thereof?
Incineration,
for
example,
also
in
the
staff
recommendation
the
guarantee
that
this
building
will
not
at
some
point
become
a
not-for-profit
property
and
therefore
taking
off
the
tax
rolls.
And
how
is
how
do
you
see
your
tenant's
relationship
with
some
place
like
northwestern,
affecting
that
status?.
R
If
you
could
just
talk
more
about
who
you
see
going
in,
if
you
have
tenants
already
lined
up
and
and
what
kind
of
waste
and
hazardous
materials
you
foresee
on
site,
thank
you.
P
Thank
you
for
those
thoughtful
questions,
I'll
just
hit
on
the
a
few
about
hazardous
materials.
Obviously,
there's
codes.
We
have
to
abide
by
professional
services.
This
will
be
a
24-hour
run
facility
with
experts
in
their
field
handling
those
all
these
users
within
the
facility
have
to
follow
ibc
from
a
code
perspective
and
make
sure
that
all
those
items
are
handled
delicately.
P
Regarding
the
types
of
companies,
I
think
I
already
reviewed
that
previously
therapeutics
device,
artificial
intelligence,
anything
like
that
from
a
technology
perspective.
This
is
a
speculative
project,
just
like
our
downtown
chicago
projects,
we
built
them,
we
filled
them
and
we
create
those
after
making
the
investment.
So
we
do
not
have
any
tenants
for
this
project.
We
do
not
need
tenants
for
this
project,
and
this
is
just
like
every
other
project.
We
do
and
try
to
build
in
communities
like
this
and
build
a
first
class
project.
L
Hi,
thank
you
for
letting
me
speak
one
of
the
things
that
and
I've
been
to,
I
think,
most
of
the
meetings
about
this
building.
One
of
the
things
that
I
don't
think
has
been
addressed
is
delivery
of
packages.
L
I
know
we
talked
about
the
loading
dock,
but
it's
likely
that
they're
going
to
be
amazon
and
other
delivery
trucks.
Are
they
going
to
be
delivering
through
the
front
door
or
is
it
presumed
that
they're
all
coming
in,
in
which
case
they
would
very
likely
be
double
parked,
because
we
all
see
that
on
our
streets
or
will
they
be
required
to
use
the
loading
dock?
Where
will
packages
go?
How
will
that
work.
P
Great
question
typical
deliveries
for
things
that
come
once
a
day
that
service
the
building
they'll
use
the
loading
dock
most
likely.
We
also
have
the
standing
loading
zone
for
drop
off
food
deliveries
and
or
quick
deliveries
right
along
on
the
north
portion
of
the
site
that
are
not
reducing
parking
stalls
that
will
have
flashers
put
on
short
term
parking
for
those
type
of
deliveries.
So
we
do
not
see
an
issue
and
we
are
meeting
code
in
that
perspective
and
a
work
through
dapper
to
get
approval
and
their
support
to
be
in
front
of
you.
L
Mostly
so
so
it's
my
understanding,
then
that
there
will
not
be
amazon
and
other
delivery
trucks,
double
parked
parked
outside
the
parking
space
or
or
keeping
other
cars
from
dropping
people
off
or
picking
people
up,
and
where
are
packages
going
to
be
stored
inside
the
building?
Because
you
know
amazon
doesn't
take
them
upstairs
and
deliver
them.
P
P
No,
we
agree
and
we
don't
want
packages
in
the
lab
either.
So
thanks.
A
Thank
you,
miss
bass.
Anyone
else
from
the
public
wish
to
address
the
board.
A
Going
twice
all
right,
thank
you
to
the
public
for
your
comments.
We
have
had
a
request.
A
So
in
the
chat
I've
put
up,
miss
mchugh's
request
for
a
continuance,
so
everyone
has
a
chance
to
see
it
under
our
rules.
We
are
allowed
to
grant
a
continuance
if
we
feel
that
it
is
necessary,
or
we
also
can
deny
the
the
request,
or
we
also,
since
we
are
a
recommending
body,
can
make
a
request
that
these
items
be
provided
to
planning
and
development
for
city
council
when
they
consider
this
case
when
it
moves
to
them.
H
Again,
just
a
question
on
the
basis
on
which
someone
can
ask
for
continuance.
My
understanding
is
correct
me.
If
I'm
wrong
is
that
it's
to
provide
evidence
rebutting
points
made
by
the
petitioner,
it
doesn't
seem
that
the
basis,
if
that's
true
the
basis
of
this
continuance,
does
not
seem
to
be
to
allow
the
requesting
party
to
provide
rebuttal
information
just
asking
for
more
studies
to
be
undertaken.
But
I
guess
it
turns
on
what
is
the
basis
by
which
continuance
can
be
requested.
A
The
continuance
can
be
requested
and
we've
changed
our
rules.
A
little
bit.
Zba
came
with
one
set
of
rules
and
plan
commission
came
with
a
second
set
of
rules,
and
so
when
we
combined
our
rules
together,
the
the
continuance
was
at
the
discretion
of
the
board.
Planned
commission
used
to
have
a
shall
grant
the
continuance
and
zba
had
a
may
grant
continuance.
A
A
M
Understand
the
this
continuance
staff
has
shown
that
there
have
been
several
meetings
on
this
project,
community,
open
community
meetings
and
dapper
meetings,
and
you
know
this-
you
go
through
that
whole
process.
Then
I
and
I
don't
see
what
what
testimony
is
being
disputed.
I
I
I
don't
see
it
and
as
far
as
additional
information,
there
were
plenty
of
opportunities
to
to
ask
for
that.
So
I
would
vote
not
to
not
to
have
the
continuance.
A
Thank
you,
commissioner,
commissioner.
Lindwall.
F
I
just
was
looking
at
our
roles
and
it
kind
of
limits
the
person,
the
the
people
who
can
request
a
continuance
to
a
person
with
a
legal
interest
in
the
real
property
which
basically
means
within
the
notification
boundaries.
So
I
guess
my
question
would
be
whether
miss
mchugh
falls
within
the
notification
boundary.
F
A
So
I'm
getting
I'm
getting
a
message
from
staff
that
she
is
within
the
1
000
foot
radius,
because
she
was,
she
did
receive
a
notice
okay.
So
she
she
is
within
the
1
000
foot,
radius
of
the
property.
A
If
not
what
I
will
do
is
we
have
a
citizen
who
has
requested
a
continuance
and
before
we
close
the
record
and
begin
any
discussion
or
anything
like
that,
I
will
ask
for
a
commissioner
to
make
a
positive
recommendation
on
this.
If
someone
feels
so
compelled
to
grant
the
continuance
and
then
we
will
take
a
vote
to
determine
whether
or
not
we
want
to
to
grant
the
continuance
as
a
board.
A
I
believe
I
heard
commissioner
cullen
make
a
recommendation
to
continue
the
case
we
would
have
to
give
to
the
army.
Yes,
yes,
we
would
have
to
continue
it
to
a
date
certain
so
just
staff,
I'm
going
to
look
to
you.
It
would
be
the
9th
would
be
our
next
meeting
if
I'm
correct
I'm
looking
around
for
there.
You
are
all.
B
A
A
continuance
until
our
meeting
on
the
ninth
of
february
is
there
a
second.
A
It's
been
seconded
by
by
westerberg,
so
there
is
a
motion
to
continue
this
matter,
which,
let
me
get
my
little
numbers
out
here
again,
which
is
21
plnd0090
until
our
meeting
on
february
9th
any
further
discussion,
if
not
miss
jones.
If
you
would
please
call
the
roll.
E
Before
we
go
on,
let
me
just
ask:
we
have
an
extensive
agenda
for
february
9th
already
miss
giles.
O
We
do
have
two
items,
one
of
which
was
previously
cancelled
from
when
these
zoning
board
of
appeals
lost
quorum
in
november.
O
That
case
is
now
coming
back
1414
church
and
that
has
quite
a
bit
of
public
neighborhood
feedback
both
for
and
again
so.
That
may
be
a
bit
of
a
longer
discussion.
The
other
item
that's
been
noticed
for
is
the
maga
ymca,
a
setback
variation
for
it's
located
at
1,
000
grove.
So
those
are
the
two
agenda
items
that
have
been
noticed
for
february
9th.
We
do
also
have
at
least
two
items
going
on
the
23rd
of
february
as
well.
A
Thank
you,
miss
asheville,
commissioner
lindwell.
F
I
just
am
trying
to
understand
how
this
information
would
be.
Provided.
F
You
know
it's
it's.
You
know
typically
with
a
continuance.
It's
so
that
the
the
individual
or
group
requesting
the
the
continuance
can
provide
additional
information,
and
here,
what's
being
requested,
is
that
somebody
provide
additional
information.
A
And
I
I
think
that
that
is,
that
is
part
of
the
crux
as
to
whether
or
not
this
continuance
is
granted
okay,
commissioner,
I
I
saw
another
hand
up
from
another
commissioner,
but
I
believe
it
went
down
so
I'm
going
to
take
commissioner
miranchev
did
you
want
to
add
something?
Well,
my.
A
Thank
you
any
other
discussion
from
commissioners.
If
not
miss
jones,
would
you
call
the
role
on
granting
a
continuance.
A
B
H
D
D
E
G
C
A
So
with
that
eight
to
one
vote
not
to
accept
the
continuance,
we
will
go
ahead
and
continue
with
the
meeting,
and
at
this
point
we
will
close
the
record
and
begin
the
deliberations.
O
Chair
rogers,
may
I
share
my
screen
to
show
these
standards
with
this
zoning
map
amen.
That
needs
to
be
considered.
That
was
I'm
not
enumerated
in
the
staff
report,
but
I
have
it
on.
I
can
share
it
on
the
screen
for
a
reference.
A
So,
just
as
a
little
bit
of
of
house
housekeeping
here,
this
was
not
in
the
original
packet.
These
standards
were
not
listed.
A
The
request
for
the
map
amendment
was,
but
the
standards
were
not
listed,
and
so
I
received
an
a
an
email
from
staff,
probably
about
a
half
hour
or
45
minutes
before
the
meeting
just
basically
outlining
these
these
standards.
But
this
was
properly
noticed
and
is
therefore
part
of
part
of
what
we
are
able
to
talk
about
at
tonight's
meeting.
A
A
Anyone
commissioner
westerberg.
D
Well
thought
out.
So
I'm
trying
to
weigh
that
against
what
I
feel
is
again
a
height
that
is
not
in
it's
not
compatible
with
the
buildings
that
surround
it.
I
think
I
could
live
with
the
height
if
the
setback
respected
this
streetscape
a
bit
more.
You
are
starting
to
transition
there,
and
it
seems
to
me
that,
even
if
we're
not
going
with
the
40
foot
originally
recommended
as
commissioners,
we
ought
to
try
to
respect
that
and
and
try
to
make
sure
that
the
program
doesn't
overwhelm
the
site
itself.
D
If
the
program
is
too
big
for
the
site,
that's
something
that
we
have
to
consider.
D
So
I'm
a
little
torn
here-
and
I
just
mentioned
those
observations
for
what
they're
worth,
I
think
again
also
changing
the
zoning
of
some
small
small
site
like
this
small
property
like
this,
could
have
an
effect
on
other
properties
in
the
area.
E
I
feel
like
this
is
probably
definitely
the
future
of
what's
going
to
be
happening
downtown,
and
so
for
that
reason
I
do
like
this
building.
However,
I
would
like
to
hear
more
about
what
type
of
labs
are
coming
here,
because
we
have
a
lot
of
office
space
in
downtown
evanston,
that's
not
being
used,
which
is
why
I
propose
the
the
continuance.
A
Thank
you,
commissioner.
I
will
say
that,
whereas
we
do
have
office
space
downtown,
we
have
very
little
class
a
office
space
downtown,
which
is
something
that
I
feel
that
the
city
does
need.
A
You
know
we
have
lots
of
buildings,
but
they
were
built
years
ago
before
the
the
age
of
technology
was
where
we
are
today
and
if,
if
we're
looking
at
building
something
that
is
working,
you
know
that
is
proposed
to
have
labs
that
will
be
working
for
the
future,
trying
to
shoehorn
them
into
a
1970s
or
1960s.
Building
that
has
kind
of
been
retrofitted.
A
To
some
point
really
fails
people
who
are
who
are
working
in
these
types
of
fields,
I
believe,
are
going
to
be
looking
for
that
class,
a
space
with
all
of
the
technology
and
amenities
that
they
need
to
be
on
the
cutting
edge.
You
know
I've
heard
mention
of
you,
know
ai
and
some
of
these
sorts
of
things.
Obviously
that's
something
where
you're
going
to
want
to
have
the
latest
and
greatest
in
your
workspace.
F
Yes,
I
mean
this
is
a
site.
That's
on
one
of
my
pretty
regular
walking
routes
to
and
from
downtown,
and
you
know
one
of
the
things
I
notice
you
know
and
the
streets
are
pretty
wide.
Orington
is
pretty
wide
and
you've
got
the
whole
clark
street
facade
with
the
park
next
to
it.
So
I'm
not
as
bothered
by
the
height
and
I'm
not
as
concerned
about
the
the
lack
of
the
you
know,
the
the
the
modest
cigarette
that's
being
proposed,
and
you
know,
and
again
we've
got
a.
F
You
know
that
the
alley
to
the
south
is
a
20
foot
wide
alley.
So
it's
there's
fairly
generous
right
of
way
of
serving
this
site
so
and
we
do
have
the
origin.
Hotel
is
a
b3
building
immediately
to
or
d3
building
immediately
to
the
south
across
the
alley.
So
I
you
know.
F
I
think
this
is
a
good
project
and
it
does
serve
fulfill
a
need
that
that
we
don't
really
have
this
kind
of
space
anywhere
else
in
the
downtown.
So
I'm
supportive
of
the
project.
K
Thank
you,
I'm
also
in
support
of
the
project.
I
think
that
this
particular
area
certainly
feels
pretty
blighted
to
anybody
that
goes
by
there,
and
so
we
need
a
good
solution.
I
I
think
just
the
nature
of
the
geography
of
the
the
lot
provides
an
opportunity
where
you
know
a
developer.
K
An
architect
could
really
take
advantage
of
it
and
create
something,
that's
potentially
very
boxy
and
out
of
place,
but
the
solution
they've
presented
and
that
they've
come
to
based
on
all
of
the
collaboration,
is
really
good,
just
aesthetically
and
and
visually,
and
how
it
works.
With
the
curvature
of
the
of
the
of
the
street
such
that,
even
though
it's
it's
big,
it's
it's,
it's
feeling
is
very
soft
and
delicate
in
many
ways,
and
I
I
really
like
it.
A
Thank
you,
commissioner,
commissioner
mir
and.
G
Chef,
so
here
are
my
thoughts
I
would
agree
with
my
colleagues.
The
building
is
well
thought
and
fills
the
space
that
needs
something
like
that.
G
G
I
think
that
they
can
do
that.
So
one
other
thing
is
the
top
utility
floor
or
mechanical
floor
if
it
could
go
down
with
and
combined
with
the
amenity
floor,
this
will
be
one
thing:
if
the
floor
to
floor
height
could
be
reduced
a
little
bit.
This
will
help
too.
G
G
The
second
serious
recommendation
is
the
thought
about
the
west
facade
and
how
it
will
affect
future
development
of
the
lots
adjacent
to
this
property
to
the
west.
I
think
that
this
has
to
be
thought
thoroughly
once
again,
because
there
there
will
be
probably
a
time
coming
in
the
next,
let's
say
five
or
ten
years.
I
don't
know
when
somebody
will
want
to
build
over
there.
Something
and
this
curved
facade
on
the
west
side
will
be
a
problem.
G
A
M
Yeah
yeah,
I
I
because
I
I
just
wanted
to
respond
to
the
last
commissioner's
points
number
one
on
the
height
the
fact
that
this
the
building
is
masked
the
way
it
is
and
that
there
is
a
setback,
a
huge
setback
at
the
roofs
and
and
that
mechanicals
placed
above
the
amenity
reduces
the
per
perceived
height
on
the
most
important
street,
which
is
oring
two
streets,
orington
and
clark.
So
I
I
definitely
don't
follow
his
his
logic
there.
M
M
We're
not
preventing
this
building
is
not
this
west
facade,
as
its
design,
is
not
preventing
another
building
on
that
site.
So
I'm
not
sure
about
that
objection
either.
As
far
as
the
setback,
I
think
that
I
I
I
when
I
read
that
that
was
a
requirement.
40-Foot
setback,
I
thought
well,
someone
when
this
was
this
code
was
originally
written,
did
not
think
that
through
because
it
makes
no
sense
to
make
a
40-foot
setback
when
you're,
not
even
considering
the
the
dimensions
of
the
site.
M
So
I
think
it's
it's
just
it's
just
an
odd
odd
requirement
and
I
think
they're
handling
the
setback
very
well.
The
way
they're
doing
again
doing
it.
A
A
A
Vacant
fast
food
restaurant
is
not
the
thing
that
is
is
ideal
for
this
space.
I
think
that
the
the
building
that
is
being
designed
here
feels
appropriate
for
the
space.
I
like
the
fact
that
it
is
not
a
big
box
in
evanston
we
tend
to
to
limit
height,
so
people
try
to
build
literally
lot
line
to
lot
line
as
high
as
they
can
go.
A
I
think
that
by
creating
a
softer
edge
by
rounding
it
by
having
balconies
on
the
corners
by
setting
back
the
highest
two
floors,
I
think
all
of
these
are
are
nice
additions
to
this
particular
development,
and
so
I
think
that
this
is
this
is
an
appropriate
building
for
this
space
and
also
is
something
that
evanston
desperately
needs.
So
those
are
my
general
thoughts
on
the
project.
A
We
do
have
several
standards
that
we
must
find
are
met
if
we
wish
to
approve
a
project,
the
I'm
going
to
ask
staff
if
they
could.
Please
pull
up
the
special
use
standards
first,
because
this
is
just
the
way
I
have
them
in
my
little
packet.
A
So
there
are
nine
standards
for
special
uses
that
we
find
that
we
must
find
are
met
in
order
to
approve
any
project
and
I'll
be
running
through
these,
and
some
of
these
will
be
conditioned
on
things
that
are
discussed
in
other
standards
as
well,
because
we're
looking
at
this
as
a
whole
package,
not
as
individual
individual
things
so
number
one-
is
that
it
is.
It
is
one
of
the
special
uses
specifically
listed
in
the
zoning
ordinance
plan.
A
A
Obviously,
we
look
to
build
our
office
spaces,
especially
when
they
are
mid-rise
office
spaces
in
the
downtown
area.
This
is
this.
Is
we
we've
had
some
discussion,
although
not
much
about
the
2009
downtown
plan?
It's
often
been
brought
up
over
the
years,
which
was
adopted
by
council
but
was
never
codified
into
the
zoning
ordinance,
but
it
specifically
identified
this
corner
as
one
of
the
entry
points
into
downtown
and
the
types
of
businesses
that
are
are
most
likely
to
come.
A
Here
are
the
types
of
businesses
we
would
expect
to
find
in
a
downtown
office
space
or
lab
space.
In
this
particular
case,
so
I
feel
standard
number
two
has
been
met.
A
Standard
number
three
will
not
cause
a
negative
cumulative
effect
when
its
effect
is
considered,
in
conjunction
with
the
cumulative
effect
of
various
special
uses
of
all
types
on
the
immediate
neighborhood
and
the
effect
of
the
proposed
type
of
special
use
on
the
city
as
a
whole,
again
just
kind
of
reiterating
that
this
is
an
office
building,
we're
looking
to
construct
in
the
downtown
area.
If
anything,
this
should
have
a
positive
impact
on
property
values
that
adjoin,
because
it
will
be
a
a
state
of
the
art
class.
A
A
office
building
instead
of
a
single
story,
neglected
fast
food
restaurant
number:
four,
it
does
not
interfere
with
or
diminish
the
value
of
property
in
the
neighborhood
again
just
sort
of
what
I
mentioned
that
by
by
having
a
newer
structure,
this
will
increase
property
values
and
is
reflect
and
is
replacing
a
derelict
building
number
five.
A
It
can
be
adequately
served
by
public
facilities
and
services.
Staff
has
informed
us
that
there
are
sufficient
utilities
to
serve
the
building,
as
well
as
providing
new
sidewalks
for
this
area,
reducing
curb
cuts
and
therefore
sort
of
improving
the
lot
as
a
whole.
A
F.
I'm
sorry
number
six
does
not
cause
undue
traffic
congestion.
We've
been
presented
with
a
traffic
study
which
shows
limited
impact.
We
will
be
re.
The
the
developer
will
be
removing
two
curb
cuts
and
a
drive
through
that
existed
at
this
at
this
particular
location,
as
well
as
moving
all
the
incoming
and
outgoing
traffic
to
the
alley,
as
well
as
large
delivery
trucks
to
the
to
the
alley
as
well.
So
I
feel
that
standard
has
been
met.
Number
seven.
It
preserves
significant
historical
and
architectural
resources.
A
There
aren't
really
any
for
this.
Particular
property,
the
building
that
is
there,
as
I
mentioned,
is
an
old
building
that
is
not
in
the
best
of
shape
and
has
no
significant
historical
or
architectural
significance.
A
A
This
is
a
well-known
developer.
Who's
worked
in
evanston
before
I
don't
believe
that
they
we
have
any
reason
to
believe
that
they
would
not
comply
with
any
regulations
that
the
city
places
on
them,
as
well
as
the
fact
that
that
we
are
able
to
guide
this
through
the
develop
plan
development
process
and
therefore
I
feel
this
standard
has
met
in
the
standards
for
special
uses.
A
Does
everyone
agree
with
my
findings
on
those
standards?
I
should
ask
if
there's
anybody
who
disagrees
and
if
so
please
mention
it
now
hearing
none.
We
will
move
on
to
the
next
set
of
standards,
miss
ashbaugh,
if
you
so.
This
is
the
plan
development
standards,
section
6369
of
the
city
code
as
a
special
use
plan
development
involves
such
special
considerations
of
the
public
interest
that
it
shall
be
required
to
adhere
to
the
specific
pla
to
the
specific
plan
development
standards
established
in
zoning.
The
zoning
district
in
which
it
is
located.
A
Compliance
with
the
standards
shall
govern
the
recommendations
of
the
plan
commission
applicable
to
a
planned
development
and
the
action
of
the
city
council.
In
order
to
ensure
that
an
approved
planned
development
is
in
harmony
with
the
general
purposes
and
intent
of
the
zoning
ordinance.
The
planned
commission
shall
not
recommend
approval.
I
should
read
the
land
use.
A
Obviously
we're
going
to
be
going
through
a
number
of
these
standards
which
are
covered
in
6
11
110..
I
don't
know
how
staff
wants
me
to
answer
this
question.
Obviously
there
are,
we
will
be
finding
other
standards
that
will
sort
of
address
a
lot
of
what
is
in
this
particular
one.
O
Anything
chair
rogers.
I
actually
would
like
to
defer
to
my
colleague,
megan
jones
neighborhood
land
use
planner,
as
she
has
staffed
the
plan
commission
when
they
applied
the
standard
and
I'm
not.
I
don't
have
the
institutional
knowledge
on
this
particular
item.
So
that's.
A
B
Yeah
sure
so,
admittedly,
this
particular
standard
is
a
little
bit
more
of
a
summary
and
kind
of
a
guiding.
B
Statement
of
what
the
commission
should
be
seeking
to
do
so,
you
are
essentially
correct
in
that
it's,
it's
making
sure
still
that
the
developments
are
meeting
certain
code
and
certain
goals
and
objectives
that
are
in
our
current
plans.
A
So
what
I
would
recommend
is
that
we
defer
this
to
the
end
of
our
discussion,
since
it's
kind
of
the
catch-all
for
everything.
So
if
we
could
go
to
the
next
set
of
standards
that
you
have
in
your
in
your
folder
there,
ms
ashva.
A
So
these
are
planned
developments
in
the
d3
district
standards
and
guidelines.
Again,
this
property
is
d2,
but
part
of
the
package
that
we
will
be
considering
is
a
map
amendment
that
will
change
it
to
d3.
A
A
Obviously,
this
is
not
within
one
of
our
historic
districts,
so
that
part
is
is
none
doesn't
does
not
come
into
play
and,
secondly,
the
the
building
is
compatible
in
my
finding
with
the
surrounding
development.
A
A
One
yeah
I
mean
it
it
it
kind
of
jumps
into
that
at
the
end.
So
I
interpret
this
as
being.
Is
it
overall
compatible?
But
I
appreciate
the
the
insight
as
well
number
two.
A
Each
plan
development
shall
enhance
the
identity
and
character
of
the
downtown
by
preserving
which,
where
possible,
character,
giving
buildings
enhancing
existing
streetscape
amenities,
maintaining
retail
continuity
in
areas
where
it
is
prominent,
strengthening
pedestrian
orientation
and
scale
and
contributing
to
the
mixed-use
vitality
of
the
area
believe
that
this
standard
is
met,
obviously,
there's
not
a
a
character
giving
building
in
the
you
know
on
this
lot
that
is
being
proposed.
A
However,
we
are
seeing
very
nice
improvements
to
the
to
the
streetscape.
We
will
be
seeing
some
new
retail
coming
into
this
area
as
proposed
on
this
property
on
the
first
floor,
and
also
we
are
seeing
an
increase
in
pedestrian
safety
by
removing
two
curb
cuts
and
moving
all
traffic
to
the
alley.
So
I
believe
that
standard
has
been
met.
A
Number
three:
each
plan
development
shall
be
compatible
with
and
implemented
and
implement
the
adopted,
comprehensive
general
plan
as
amended
the
plan
for
downtown
evanston
any
adopted
land
use
or
urban
plant
design
plans
specific
to
the
area,
this
zoning
ordinance
and
any
other
pertinent
city
planning
and
development
policies,
particularly
in
terms
of
I'm
going
to
group
some
of
these
together,
land
use
and
land
use
intensity.
A
This
is
obviously
a
mixed
use.
A
proposed
mixed
use,
building
in
our
downtown,
where
the
higher
density
is
expected
to
be,
as
well
as
having
being
a
tod
with
nearby
transit,
as
well
as
it
being
across
the
street
from
the
northwestern
university
campus
and
that
being
one
of
the
main
clients
that
they
are
looking
to
attract
for
for
for
rental
of
space
in
this
building.
So
I
believe
that
standard
is
met
housing.
This
is
not
applicable.
This
is
a
commercial
office
space
lab
space.
There
is
no
housing
included.
A
However,
I
will
mention
that
one
of
the
proposals
for
public
benefit
is
putting
money
into
the
affordable
housing
fund
for
the
city,
preservation
and
environmental
again
sort
of
touched
on
this
in
the
special
use.
It's
not
located
in
a
historic
district
and
with
the
environmental
we
actually
are
seeing
some
improvements,
because
we
will
have
a
stormwater
management
system
in
place
which
currently
doesn't
exist
on
a
heavily
paved
property
urban
design.
A
I'll
just
briefly
say
that
you
know
in
terms
of
the
design
of
the
building.
I
think
a
number
of
the
commissioners
have
already
mentioned
that
it
is
a
pleasing
building.
It
is,
it
feels
less
impactful
because
of
the
non-squared
off
edges
and
the
the
curvature.
A
So
I
feel
that
standard
is
met,
traffic
and
parking
again
with
public
access,
transit
access
to
downtown
and
a
traffic
study
that
shows
limited
impact,
the
reduction
of
curb
cuts.
I
think
this
is
met
as
long
as
we
consider
staff's
recommendation
also
of
limiting
the
delivery
hours
using
the
loading
zone
to
not
increase
potential
traffic
issues
during
peak
peak
rush
hours,
so
that
is,
that
is
good.
The
impact
on
schools,
public
services
and
facilities.
A
This
touches
a
little
bit
into
some
of
the
stuff
that
I've
already
mentioned
in
the
special
use
in
terms
of
services
and
facilities
in
terms
of
schools
in
this
particular
issue.
This
usually
relates
to
residential
we're,
not
seeing
any
residential
here.
Therefore,
there
will
not
be
an
increased
demand
on
the
public
school
system,
the
essential
character
of
the
downtown
district,
the
surrounding
residential
neighborhoods
and
abutting
residential
lots.
A
This
again
is
more
appropriate
for
our
downtown
than
a
vacant.
Building.
There's
been
some
discussion
about
the
width
of
the
of
the
streets
around
the
area,
creating
some
sort
of
a
buffer
already,
although
the
ziggurat
does
not
meet
the
the
standards
set
forth,
but
there
is
a
ziggurat
plan
in
place
for
the
structure,
therefore
lessening
its
impact,
so
I
feel
that
standard
is
met.
A
Neighborhood
planning
again,
we've
talked
a
little
bit
about
the
downtown
plan
and
that
this
is
this
is
identified
as
one
of
the
corners
for
our
downtown
and
so
having
a
a
nice
modern
building
in
that
area
makes
sense
to
me,
so
I
believe
that
standard
is
met
and
the
conservation
of
the
taxable
value
of
land
and
buildings
throughout
the
city
and
retention
of
taxable
land
on
the
tax
rolls
obviously
creating
a
a
modern
office
building
will
increase
the
tax
on
this
particular
property,
of
which
evanston
will
receive
a
portion,
and
I
think
that
if
we
apply
a
covenant
for
the
property
that
it
remain
on,
the
tax
rolls
in
the
future
to
prevent
it
from
ever
leaving
the
tax
rolls.
A
I
think
that
that
standard
is
also
met
that
covers
off
on
the
standards
that
are
in
six
eleven
one.
Ten,
a
anyone
have
anything
to
add
to
my
thoughts
on
that
agreement.
D
A
Thank
you,
so
that
is
on.
A
Okay,
so
that
that
is
6
11
110
a1,
if
I'm
following
correctly
as
well
as
some
of
these
things
kind
of
repeat,
and
so
probably
also
in
3i
here
with
the
essential
character.
If
I'm,
if
I'm
interpreting
your
comments
correctly,.
A
Thank
you
next
set
of
standards.
A
Are
the
zoning
map
amendment
standards
again
some
of
these
kind
of
overlap
with
some
of
the
other
things
that
we
have
talked
about
number
one?
These
are
found
again
in
section
six,
three,
four,
five
of
the
city
code
number
one
whether
the
proposed
amendment
is
consistent
with
the
goals,
objectives
and
policies
of
the
comprehensive
general
plan
is
adopted
and
amended
from
time
to
time
by
the
city
council.
A
Where
we
see
that
office
buildings
and
especially
taller
office
buildings,
we
would
expect
to
find
in
the
downtown
area,
and
so
I
believe
that
that
that
standard
is
met
number
two,
whether
the
proposed
amendment
is
compatible
with
the
overall
character
of
existing
developments
in
the
immediate
vicinity
of
the
subject.
Property
we've
not
really
talked
a
lot
about
this,
but
since
this
is
being
proposed
for
a
d3
and
it
abuts
d3
and
it's
coming
from
d2
it
is,
it
is
a
a.
A
It
makes
sense
that
this
would
be
a
continuation
as
opposed
to
sort
of
a
spot
zoning
where
we
just
pick
a
property
and
and
give
it
a
an
assigned
zoning
outside
of
the
character
of
anything
that
abuts
it.
So
I
believe
this
standard
has
been
met
number
three:
whether
the
proposed
amendment
will
have
an
adverse
effect
on
the
value
of
adjacent
properties.
A
Again,
we've
not
really
heard
any
testimony
to
this
fact,
but
because
of
the
fact
that
it
bought
similar
properties
that
are
already
zoned
at
d3.
I
believe
that
this
standard
is
met
and
number
four,
the
adequacy
of
public
facilities
and
services,
and
again
I
will
refer
back
to
the
fifth
standard
in
our
special
uses.
That
staff
has
provided
us
with
information
that
there
is
sufficient
utilities
to
serve
this
building,
as
well
as
the
improvements
that
we
will
see
on
the
streetscape
lack
of
curb
cuts.
A
Things
like
that,
so
I
believe
that
standard
is
met.
Anyone
disagree
with
my
findings
of
standards
and
the
zoning
map.
Amendment
standards.
A
Hearing
none,
okay,
so
let's
take
a
look
at
the.
If
you
could
pull
up,
please
the
public
benefits
section
there
and
actually
go
go.
Actually,
let's
go
here.
A
So
these
are
the
public
benefits
that
have
been
proposed
by
the
developer
and
I
believe,
staff
also
added
in
some
additional
conditions,
then
that
we'll
look
at
next,
but
I
want
to
go
through
these
first
is
there
anything
here
that
people
feel
is
not
appropriate
is
not
enough
that
we
should
ask
for
more
or
something
that's
not
on
the
list
that
we
believe
should
be
a
public
benefit
for
this
particular
project.
D
A
K
Yeah,
I
agree
with
that
suggestion
about
increasing
the
the
reconstruction
of
the
alley.
I
just
wanted
to
point
out
a
editorial
point
on
item
number
three
there
I
believe
we
wanted
to
say
a
hundred
thousand
and
not
ten
thousand.
A
Yeah,
it
was
read
as
a
hundred
thousand
when
it
was
read
into
the
discussion.
So
yes,
there
was
a
zero
that
is
missing
at
the
end,
but
the
comma
is
in
the
correct
place.
Thank
you.
A
Any
other
commissioners
have
any
thoughts
on
public
benefits
other
than,
and
I
don't
let
me
see
this
is
the
alley
listed
on
here.
F
Yeah
and
and-
and
I
believe
that
the
you
know,
the
public
benefits
is
really
more
of
a
purview
of
the
city
council
rather
than
ours.
I
believe
our
we're
we
can,
you
know,
certainly
review
them,
and
it
certainly
is
important
to
you
know
to
understand
them,
but
I
think
that
our
purview
is
if
I'm
correct
and
staff
can
correct
me
if
I'm
wrong
is
really
looking
at
the
conditions
on
the
on
the
plan
development
and
that's
where
the
the
alley
is
identified.
A
Yes,
yeah.
I
just
wanted
to
to
run
this
by
if
anybody
had
anything
that
they
felt
was
not
appropriate
or
that
they
felt
should
be
expanded,
or
anything
like
that
that
we
could
also
put
that
in
our
recommendation
to
to
council
all
right
moving
along
then
to
the
conditions
that
were
discussed.
A
There
were,
I
think,
11
in
total,
miss
ashbal.
If
you
could
go
to
those
screens
yep
you
there
right
there.
So
these
are
the
conditions
that
are
being
proposed
by
staff,
and
these
come
from
public
meetings
from
dapper
and
just
general
thoughts
from
staff
on
on
typical
buildings
of
this
ill.
I
don't
know
what
apb
bp
stands
for
in
the
guidelines.
A
O
A
Okay,
thank
you.
So
I
think
that
that
one
is
perfectly
fine.
Obviously
it's
adhering
to
best
practices.
I
have
no
problem
with
changing
the
the
or
not
changing
the
slope
of
the
alley
as
it
moves
across
the
pedestrian
walkway
being
maintained
along
the
building,
and
that
sounds
fine
to
me.
A
If
you
can
move
to
the
next
page,
please,
the
issuance
of
the
building
permit
would
be
conditional
upon
them
acquiring
an
agreement
with
the
city
for
the
hundred
parking
spaces,
and
there
was
a
little
bit
of
discussion
about
whether
we
should
specify
525
church
street
or
if
we
should
just
leave
it
open
to
where
city
the
city
feels
the
most
appropriate
place
for
those
spaces
is
based
on
the
fact
that
this
is
located
very
closely
to
a
number
of
our
parking
garages.
F
Yeah,
you
could
just
add
to
the
you
know
after
the
fee
from
525
church
street
parking,
garage
or
other
downtown.
F
A
I
think
it
really
becomes
an
issue
for
staff
to
address
as
they
see
fit,
but
rather
than
tying
them
into
one.
If
they
should
decide
to
change
it,
the
condition
would
just
be
on
a
parking
garage.
Downtown
waste
management
plan
is
provided
to
include
recycling
and
composting.
I
think
that
one
is
perfectly
fine.
I
would
maybe
add
in
here
also
that
any
sorts
of
materials
that
would
be
used
in
a
laboratory
setting
that
might
require
special
conditional
disposal
also
be
included
in
the
waste
management
plan.
A
The
applicant
reconstruct
the
entirety
of
the
public
alley,
so
this
is
where
we've
talked
about
already,
that
it
will
be
the
the
entire
alley
not
just
from
the
subject
property,
but
from
orrington
over
to
sherman
on
that
entire
length
of
the
alley.
So
I
don't
know
if
that
needs
to
be
worded
a
little
bit
differently.
A
O
Sorry
I
was
having
trouble
muting.
I
don't
think
that
we
we
have
in
the
past
done
conditions
where
we
do
specify
the
hours
and
then
there
are
other
conditions
where
it
is
more
kind
of
open-ended.
O
So
if
the
commission
would
like
to
suggest
hours
that
they
feel
are
appropriate,
you
can
but
the
open-ended
nature
of
that
we
can,
that
can
also
just
be
dependent
on.
We
can
take
a
closer
look
at
the
traffic
study
specifically
and
coordinate
that.
S
O
On
who
the
applicant
blues
attendance
may
be,
I
don't
know
if
they
also
had
any
feedback
on
what
their
intended
users
may
end
up
using.
A
I'm
fine
leaving
it
vague
unless
somebody
else
wants
to
put
something
more
concrete
in
number
nine
that
any
material
changes
in
the
use
of
the
building
on
the
subject.
Property
must
be
approved
as
an
amendment
to
this
planned
development
by
subsection
63612
of
the
zoning
ordinance.
A
My
question
to
staff
is:
isn't
that
already
required
if
they
need
to
make
a
substantial
if
they
need
to
make
a
material
check?
Or
are
you
talking
about
material
as
in
the
materials
of
the
building.
O
This
has
been
a
standard
condition
in
other
plan
developments.
My
understanding
of
it
is
that
we're
just
kind
of
putting
it
in
there
to
reinforce
the
fact
that,
yes,
they
will
need
to
come
in
for
a
major
adjustment.
I
don't
know
if
planner
jones
or
director
knight
in
would
like
to.
N
A
N
F
A
Think
I
think,
that's
speaking
to
whether
or
not
it's
office,
space
or
residential
or
anything
like
that.
Obviously,
if
you,
if
you
wanted
to
change
the
type
of
building,
it
became
okay,
it
require
a
new
plan
development.
N
O
Chair
rogers,
may
I
suggest
an
additional
word
just
you
said
substantive
changes
in
the
use
or
the
exterior
materials.
May
we
have.
That
would
be
helpful
for
staff
as
enforcing
the
condition.
A
My
only
question
back
to
staff
on
that
one
is
what,
if
there's
a
change
on
materiality
on
the
inside,
and
is
that
something
that
you
want
to
from
a
structural
point
of
view
be
involved
with.
So
that's
the
only
reason
I
would
push
back
on
exterior.
Only.
A
So
I'm
going
to
move
on
from
that
one
to
number
10
that
lead
55
bird
friendly
standards
be
incorporated
in
the
proposed
building
and
bird
friendly
evanston
continues
to
be
involved.
We've
already
seen
that
that
they've
been
working
closely
with
bird
friendly
evanston,
and
I
know
that
there
were
a
couple
things
that
were
not
quite
nailed
down
yet
in
terms
of
like
balcony,
railings
and
things
like
that.
But
it
sounds
like
the
developer
is
amenable
to
working
with
them.
A
So
I
think
that
standard
are
that
condition
is
perfectly
fine
and
then
a
number
11,
and
this
one
we
talked
about
a
little
bit
and
I
guess
I
have
a
question
for
our
attorney
on
this
one,
and
maybe
miss
knighton
also
knows
some
history
on
this.
What
is
the
enforceability
of
this
in
terms
of
northwestern
b?
I
I'm
not
sure
northwesterners
who
we're
all
talking
about
here.
It's
the
elephant
in
the
room
that,
if
northwestern,
were
to
buy
this
property
at
some
point
in
the
future.
N
Well,
this
isn't
necessary.
I
think
that
this
is
still
you
know,
sort
of
in
a
staff
recommendation,
so
it's
a
working
staff
recommendation.
The
idea
here
is
that
you
that
there
would
still
be
compensation
for
the
key,
this
key
taxing
bodies
in
evanston
that
we
know
to
be
hit
when
we
we
lose
things
on
the
tax
roll.
So
this
is
effectively
saying
if
they
seek
to
be
a
tax
exempt
you
it's
not
necessarily
that
northwestern
purchases,
the
property,
it's
that
the
uses
within
in
the
in
the
building
become
tax
exempt.
N
We
know
that
northwestern
bought
a
building
in
downtown
and
the
uses
can
some
of
the
uses
continue
to
be
taxable
so
part
of
the
building
was
taxable,
so
this
seeks
to
do
that
so
payment
in
lieu
of
taxes,
my
understanding
and
brian
can
city
attorney.
George
can
weigh
in
on
this,
but
my
understanding
is
that
payment
in
lieu
of
this
is
effectively
a
payment
in
lieu
of
taxes.
S
A
I'm
just
raising
it
so
that
when
it
goes
to
council
with
this
recommendation
from
us,
we're
sure
that
we're
on
solid
footing
on
it
yeah.
So
that's
that's
the
only
thing
that
I'm
raising
that
for
yeah.
S
A
Okay,
that
that's
my
only
question
on
it
is
to
make
sure
that
we
are
covering
the
base
so
that
we
don't
find
out
20
years
down
the
road.
This
building
has
suddenly
been
removed
from
the
tax
rules
and
we
get
nothing
taxable
on
it.
So,
however,
that
needs
to
be
worded
that
kind
of
goes
through
all
the
standards,
all
the
conditions.
A
A
So
with
that,
I
will
ask
if
there
is
a
motion
for
a
recommendation
of
approval
for
21
plnd0090
for
1732
through
34
and
40
orington
avenue
for
a
planned
development
with
the
conditions
that
have
been
outlined
on
one
through
11,
with
the
minor
changes
that
have
been
requested
and
that
the
development
be
in
substantial
compliance
with
the
testimony
and
documents
submitted
here
in
don't
move.
B
A
Then,
with
that
change,
I'm
requesting
now
a
motion
for
pln
21
pl
nd
0,
0,
9,
0,
17
32
34
through
40
orington
avenue
to
be
a
max
approval,
a
recommendation
of
an
approval
for
a
map,
amendment
changing
the
subject:
property
from
d2,
downtown
retail
core
to
d3,
downtown
retail,
downtown
core
development
district.
S
A
Could
hallek
seconds
any
further
discussion
on
the
map?
Amendment
change
hearing
none
miss
jones.
Would
you
call
the
role
please
for
the
map
amendment.
A
H
E
D
A
I'm
counting
nine,
yes
votes
and
no
no
votes.
So
with
a
nine
to
zero
vote.
The
recommendation
for
a
change
of
zoning
will
go
on
to
p
d
and
then
city
council.
A
So
now
I
will
ask
for
a
motion
for
21
plnd0090
1732
through
3440
orrington
avenue
that
we
approve
the
planned
development.
A
With
the
conditions
that
have
been
outlined,
one
through
eleven
in
the
document,
the
staff
has
provided
with
the
minor
changes,
as
well
as
it
being
in
substantial
compliance
and
with
the
with
the
documents
and
the
testimony
submitted
this
evening.
H
K
A
I
didn't
see
somebody
pop
up,
but
it
sounded
like
poop
tell.
Is
that
correct?
Yes,
okay,
so
halleck
moves
and
futel
seconds,
so
we're
going
to
call
the
roll
on
the
plan
development.
A
H
D
C
A
So
I
show
a
vote
of
six
to
three
yes
with
six
in
the
affirmative,
so
it
will
move
forward
to
pnd
with
the
recommendation
that
it
be
approved.
A
Anything
else
we
need
to
handle
on
this
particular
case.
If
not,
I
will
just
say
thank
you
to
the
citizens
who
showed
up
to
speak
this
evening.
Thank
you
to
mr
carlson
and
his
team
for
coming
and
presenting
this
evening
and
good
luck
with
your
project.
Moving
forward.
A
Thank
you.
Thank
you.
The
next
item
we
have
on
our
agenda
is
communication.
I
don't
know
if
staff
has
anything
to
bring
or
any
of
the
commissioners
have
anything
to
bring.
A
Hearing
none,
we
will
move
on
to
public
comment.
Is
there
anyone
from
the
public
here
who
wishes
to
make
a
statement
to
us
on
either
this
matter
or
any
other
zoning
land
use
issues?
If
you
just
raise
your
hand,
I
don't
see
any
hands
going
up,
so
the
final
thing
is
adjournment
again.
We
will
meet
on
wednesday
february.
A
9Th
2022
is
our
next
meeting
at
7
p.m,
and
it
will
be
on
the
zoom
platform
as
well,
and
information
will
be
posted
on
the
city's
website
prior
to
that
meeting,
usually
those
up
on
the
friday
before
so
with
that
is
there
a
motion
to
adjourn.
A
D
A
Thank
you.
Thank
you
to
everyone
for
your
time
this
evening
and
we'll
see
you
all
on
the
ninth.