►
From YouTube: Land Use Committee Meeting 9-14-2022
Description
No description was provided for this meeting.
If this is YOUR meeting, an easy way to fix this is to add a description to your video, wherever mtngs.io found it (probably YouTube).
A
A
Good
evening
and
welcome
this
is
the
September
14th
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.
Depending
on
the
type
of
matter.
This
commission
will
either
make
a
final
determination
or
send
its
recommendation
to
city
council.
B
A
So,
with
seven
members
present,
we
do
have
a
quorum
also
present
tonight
from
City
staff.
Our
neighborhood
and
land
use,
planner,
Megan,
Jones,
planner,
Katie,
ashbaugh
assistant,
City
attorney
Brian
George
planning
manager,
Liz
Williams.
This
is
a
formal
hearing
and
there
are
rules
that
govern
our
proceedings.
Most
importantly,
only
one
person
speaks
at
a
time,
so
all
act,
all
testimony
become,
may
be
accurately
recorded.
A
Anyone
who
wishes
to
address
the
commission
regarding
any
matter
on
tonight's
agenda
will
have
the
opportunity
to
do
so
at
the
appropriate
time.
Commissioners
may
ask
questions
at
any
time.
Our
procedure
is
to
hear
from
staff
on
the
documents
on
file
and
then
receive
testimony
in
other
evidence
from
the
applicant
or
repellent
after
that.
Person's
wishing
to
make
a
statement
regarding
the
matter
will
have
a
chance
to
do
so.
Any
person
with
a
legal
interest
in
property
located
within
the
defined
notification
requirements
of
the
subject.
A
Property
may
present
evidence
reasonably
questioned,
Witnesses
or
seek
a
continuance
of
the
hearing.
When
all
supporting
an
opposing
testimony
and
statements
have
been
heard,
the
applicant
or
repellent
will
be
given
the
opportunity
for
rebuttal
or
closing
statement.
Then
the
commission
will
close
the
record
and
begin
deliberations
to
consider
the
standards.
The
commission
will
make
formal
findings
a
fact,
based
on
the
testimony
and
evidence
presented
Guided
by
the
standards,
the
commissioner's
knowledge
of
our
community
and
the
recommendations
of
Staff
All.
Testimony
is
taken
under
oath,
although
we
do
not
apply
the
strict
rules
of
evidence.
A
Please
limit
your
testimony
to
the
proposal
as
it
relates
to
the
standards
contained
in
the
zoning
ordinance
and
the
corresponding
staff
memorandum,
when
testifying
state
your
name
and
address
for
the
record
and
sign
in
on
the
public
comment
sheet,
our
meetings
are
audio
and
video
recorded.
Please
make
sure
that
you
are
at
a
microphone
when
asking
questions
or
making
statements
so
that
you
can
be
properly
recorded.
A
All
proceedings
are
subject
to
broadcast
at
a
later
date.
Any
matter
not
concluded
that
tonight's
hearing
will
be
continued
to
our
next
regularly
scheduled
meeting
I'm
on
the
agenda.
This
evening
we
have
one
case
which
is
22
plnb0020
for
1621
31
Chicago
Avenue
is
the
applicant
present.
Thank
you.
Thank
you
with
that.
We
will
move
into
our
agenda.
The
first
item:
being
the
approval
of
minutes
for
August
24th
2022,
has
everyone
had
a
chance
to
look
through
those
and
is
there
a
motion
for
approval.
A
By
lindwall.
A
By
putel,
is
there
any
further
discussion
any
edits
that
need
to
be
made
hearing?
None
all
those
in
favor
of
approval,
say
aye
aye,.
E
A
Opposed
with
seven
votes
in
favor,
the
motion
carries
and
the
minutes
are
approved
with
that
we
will
move
on
to
our
old
business,
which
is
technically
the
case
for
16
21
31
was
continued
from
our
August
10th
meeting
at
this
moment,
I'm
going
to
ask
anyone
who
thinks
they
may
be
speaking
to
us
on
this
matter
tonight
to
be
sworn,
would
you
please
raise
your
right
hand?
F
A
You
we
are
going
to
have
some
some
things
going
on
here.
I'm
going
to
ask
the
applicant
to
please
keep
their
presentation
to
within
20
minutes.
I
know
there
is
a
neighborhood
group,
Mr
frosher,
yes,
I'm,
going
to
ask
you
to
keep
your
presentation
to
10
minutes,
and
then
we
are
figuring
out
the
people
who
live
within
the
1
000
foot
notification
will
be
granted
three
minutes
to
speak
and
everyone
else
will
be
given
two
minutes
to
speak.
A
I
will
ask
you
if
someone
has
gotten
up
and
said
exactly
what
you
plan
to
say.
It
is
perfectly
fine
to
get
up
and
say:
I
agree
with
the
previous
speaker
or
something
that
Mr
Mr
frosher
has
presented
as
well.
H
E
A
G
Right
good
evening,
Commissioners
Jeff
Michael
with
Horizon
Realty,
Group
and
I'm
joined
here
this
evening
by
my
team,
Tim
Kent
with
Papa
George,
Hames,
Graham,
Grady
and
Sylvia
Micah
with
the
Taft
law.
Firm
and
I
got
Jonathan
Perman
with
the
Perman
group
and
Daniel
Michael,
with
Horizon
Realty,
Group
and
also
Michael
worthman,
with
kloa
their
traffic
study.
G
If
you
flip
to
the
next
slide,
please
so
as
a
way
of
a
matter
of
background
I
think
most
of
you
guys
are
familiar
with
us,
but
just
in
case
you're,
not
Horizon.
Realty
Group
is
a
family
owned
and
operated
development.
Company
we've
been
around
since
1984..
We
have
approximately
100
employees
and
about
28
buildings,
mostly
in
the
north
side
of
Chicago.
G
We
own
and
operate
about
2400
market
rate
apartments,
and
our
focus
is
on
renovating
downtrodden
buildings,
bring
them
up
to
current
standards,
fix
them
up,
stabilizing
them
and
holding
them
we're
Legacy
and
generational
holders,
and
we're
very
vested
in
the
neighborhoods
in
which
we
own
our
properties
and
we're
also
the
proud
owners
of
the
Marion
at
1611
Chicago
Avenue,
which
happens
to
be
immediately
to
the
south
of
the
property
that
we're
talking
about
tonight.
Next
slide,
please
so
the
Marion
we
bought
it
in
2012.
It's
been
owned
and
operated
by
us.
G
Since
then,
we've
invested
over
40
million
dollars
of
Our
Own
Private
capital
and
turning
the
Marion
around
I.
Don't
know
if
some
of
you
are
familiar
with
it
before
we
did
our
renovation
there,
but
it
was
in
pretty
bad
disrepair
and
we
basically
saved
it
from
probably
being
condemned,
and
today
it's
the
home
to
over
150,
thriving
evanstonian
seniors
and
probably
the
crown
jewel
of
Senior
Living
in
the
North
Shore.
Next
slide.
G
Please,
and
here
we
included
a
testimonial
from
one
of
our
favorite
residents,
Luba
Ames
speaking
to
the
care
and
the
attention
to
which
we
own
and
take
care
of
the
Marion.
My
father
was
with
us
today.
Is
there
probably
three
days
a
week,
fretting
over
every
little
detail
of
it
and
and
operating
it
as
if
it's
our
own
home
next
slide
and
I
want
to
turn
your
attention
to
this
QR
code.
G
We've
been
at
this
for
quite
a
while
for
about
three
years
now
so
I've
been
faced
with
pretty
much
every
question
or
objection
you
could.
Think
of
so
we
thought
it'd
be
a
good
practice
to
put
all
those
questions
and
answers
down
in
writing.
So
for
those
of
you
that
are
sitting
in
the
audience
today,
you
probably
have
questions
I
invite
you
to
scan
that
there's
a
good
chance,
your
questions
there
and
and
get
you
some
answers,
while
you're
waiting
for
your
turn
to
speak
next
slide.
G
Okay,
so
getting
into
our
project
here
this
is
a
aerial
shot
facing
Southeast
in
the
yellow
box.
You
could
see
a
rendering
of
what
the
Legacy
would
look
like
in
the
context
of
its
surrounding
area
and
the
buildings
and
proximity
to
it.
In
our
opinion,
it
fits
great
within
the
context
of
what
is
already
in
the
immediate
vicinity
of
the
site.
G
Next
slide,
an
aerial
view,
so
1621
is
located
on
the
east
side
of
Chicago
Avenue.
As
you
can
see,
the
Marion
is
located
immediately
to
the
South.
This
is
directly
across
the
street
from
the
park
Evanston
apartment
building
and
almost
across
the
street
directly
from
Whole
Foods
next
slide.
It's
currently
improved
with
a
single
story:
retail
strip
center
for
lack
of
a
better
word.
G
There
are
three
commercial
tenants
there
now
there's
seven
potential
commercial
Bays
there,
as
you
know,
found,
is
in
that
space
and
they're,
leaving
at
the
end
of
this
month
and
there's
two
other
commercial
tenants
there.
In
our
opinion,
the
building
has
reached
functional
obsolescence.
It
is
extremely
old,
it
doesn't
have
the
ceiling
Heights
that
today's
tenants
require
we've
been
added
trying
to
rent
that
space
since
we
bought
in
2012
and
not
had
much
success.
G
It
is
in
much
need
of
capital
repairs
and
improvements,
the
MEP
systems
there
are
shot
and
basically
non-existent
so
for
any
tent
that
wants
to
come
in
there.
It's
going
to
require
a
significant
Capital
Improvement
to
bring
it
up
to
the
standards
that
today's
commercial
tenants
need.
So
it
long
story
short
that
property
is
simply
not
being
used
to
its
highest
and
best
use
today
next
slide.
G
First,
the
project
is
going
to
inject
social
and
economic
Vitality
into
downtown
Evanston.
A
neighborhood.
That's
been
confronted
with
challenges
due
to
the
pandemic,
the
legacies
that
bring
nearly
300
residents,
their
friends,
family
visitors,
all
patronizing,
the
restaurants
in
downtown
Evanston,
the
shops,
the
salons.
This
is
going
to
add
significant
amount
of
sales
tax
revenue
to
the
city
that
it
could
use
it's
an
opportunity
to
take
an
eyesore
property
that
is
only
marginally
contributing
to
the
community
and
turn
it
into
a
crown
jewel
next
slide.
G
Our
project
replaces,
like
I,
mentioned
a
functionally
obsolete
retail
square
footage
on
the
block
with
new,
attractive
retail
stores,
we're
enhancing
a
streetscape
and
the
retail
potential
of
that
block.
Next,
please,
the
Legacy
presents
an
opportunity
to
create
18,
beautiful,
affordable
housing
and
a
class,
a
building
and
probably
the
most
prime
location
of
Evanston.
G
So
we've
been
at
this
for
quite
a
while,
and
we've
been
working
on
the
project
for
seven
years,
several
years,
not
seven
years
during
those
years,
we've
received
a
lot
of
meaningful
feedback
from
the
community
and
we've
listened
to
that
feedback.
We
have
a
slide
here,
a
quick
animation
that
shows
oh
wait
before
we
get
to
that,
provide
just
some
inspirational
photos
of
what
we
intend
to
do
there.
G
This
will
be
a
class,
a
building
with
all
Class
A
amenities
that
you
would
come
to
expect
for
building
this
type,
it's
going
to
have
a
24-hour
doorman,
a
rooftop
deck
and
a
pool
share
kitchen
space
dog
Spas
fitness
center,
a
working
Lounge,
so
people
can
work
from
home.
So
we
provide
again
just
to
give
you
an
idea:
we've
not
fully
developed,
interiors
and
and
renderings,
but
inspirational
photos
of
what
we
intend
to
do
there
next
slide
Tim.
G
So
this
is
the
animation
I
was
speaking
to
it
shows
a
go
back,
one.
Oh,
it
doesn't
play
Tim,
okay,
I,
don't
think
we've
played
the
animation,
but
this
was
the
original
iteration
of
our
development.
I
think
it
started
at
28
stories
and
what
this
would
have
done
if
it.
Unfortunately,
this
is
a
PDF,
but
it
morphs
into
what
we
have
now,
where
we're
at
the
18
story.
G
190
foot
195
foot
building
and
what
it
would
show
is
that
we
reduced
the
unit
count
by
about
25
percent.
We
reduced
the
far
by
about
30
percent
from
where
we
started,
and
we've
added
the
18,
affordable
housing
units
to
the
development
plan
that
previously
had
zero
and
then
most
important.
Not
most
importantly,
but
equally
important
is
that,
in
response
to
the
comments
that
we
received
on
the
first
iteration,
we've
moved
the
loading
and
unloading
of
the
building.
G
As
you
know,
the
iho
is
premised
upon
the
very
notion
of
granting
additional
density
and
height
as
a
mechanism
for
the
city
to
provide
affordable
housing
that
otherwise
would
not
be
built.
This
is
accomplished
through
bonus
density
Provisions
that
are
built
into
the
iho.
As
you
know,
the
project
seeks
to
do
exactly
what
the
iho
is
encouraging
and
enabling
developers
to
do,
but
we
cannot
achieve
the
goals
of
providing
meaningful,
affordable
housing,
especially
in
one
of
evanston's,
most
desirable
and
expensive
areas,
without
incorporating
the
trade-offs
between
affordable
units
and
this
added
density.
G
The
predicament
needs
to
be
acknowledged
by
those
that
are
criticized
in
the
height
of
this
building.
The
proposed
building
has
a
tape,
measure
height
of
195
feet.
The
underlying
zoning
District
already
contemplates
buildings
of
nearly
this
height.
So
those
who
argue
the
building
is
too
tall
for
the
block
are
not
recognizing
the
nuances
of
the
downtown
plan
and
its
zoning
to
create
these
affordable
units
in
the
most
desirable
parts
of
Evanston.
G
It
costs
money,
there's
simply
no
way
to
crack
that
knot
without
providing
the
extra
density
and
height
to
overcome
the
significant
Revenue
loss,
that's
associated
with
the
iho
units
and
the
sunk
costs
that
are
simply
associated
with
constructing
a
building
of
this
size,
such
as
a
foundation
parking
lots
of
many
spaces
that
need
to
be
spread
over
a
large
number
of
Revenue
generating
units,
especially
in
today's
environment,
where
interest
rates
have
skyrocketed.
The
cost
of
construction
is
up
25
percent
over
last
year
alone
and
property
taxes
continue
to
go
through
the
roof.
G
G
You
have
the
opportunity
to
work
with
a
local
family
that
has
proven
to
be
a
trustworthy
partner.
That's
already
personally
invested
in
the
block
and
there
will
be
a
long-term
owner
and
will
see
this
project
through
its
completion.
Our
plan
is
to
develop
own
and
operate
the
new
project
forever.
We're
not
a
fly-by-night
developer
that
builds
and
flips
a
project
leaving
the
community
with
uncertain
ownership
and
management.
G
We
respectfully
request
you
support
and
approve
this
project
to
think
boldly
to
seize
the
unique
opportunity.
That's
before
Evanston,
that's
going
to
make
a
real
impact
on
affordable
housing
and
furthering
the
goals
of
creating
desirable
housing
opportunities
and
add
to
the
Vitality
of
downtown
Evanston.
G
I
I
Just
to
touch
briefly
on
the
standards
and
I
know,
details
have
been
provided
to
you
in
the
staff
report,
which
we've
reviewed
and
we've
coordinated,
with
making
Jones
and
other
staff
of
the
city
just
at
a
high
level
and
then
I'll
get
into
a
bit
more
of
the
details.
The
the
Alfresco
dining
opportunity
that's
created
here
is
certainly
consistent
with
your
standards.
It's
Mr
Michaelson
indicated
we've
relocated
the
drive
to
the
back
side
of
the
building,
which
then
allows
for
more
Alfresco
dining
on
the
street.
I
There's
walkable
retail,
which
is
one
of
your
standards.
There's
the
uninterrupted
bicycle
lane,
which
will
be
allowed
for
the
whole
block.
The
affordable
housing.
Mr
Michael
is
very
clear
here
in
what
your
iho
allows
in
terms
of
the
trade-off
between
additional
height
in
order
to
allow
a
more
affordable
housing
this
in
terms
of
sustainability.
This
will
be
a
lead
silver
building
again
compliant
with
your
standards.
The
parking
deck
has
been
minimized.
There
are
57
parking
spaces
here.
I
This
is
a
Transit
oriented
development
location
and
we
also
have
been
in
communication
with
the
local
Church
Street
Garage
about
the
opportunity
to
lease
additional
spaces
should
demand,
require
it,
but
we've
minimized
the
parking
consistent
with
your
standards.
There's
a
tractor
design.
That's
certainly
consistent
with
other
buildings
that
have
been
approved
or
constructed
in
downtown
Evanston.
We
eliminated
the
curb
cut
driveway
for
an
uninterrupted
block
again
bringing
new
housing
opportunities
to
Evanston.
I
Also,
with
regard
to
the
alley,
we
have
developed
an
alley
management
plan
which
will
include
a
contribution
of
up
to
two
hundred
thousand
dollars
by
the
applicant
for
the
resurface,
missing
and
redesign
of
the
alley
which
many
Property
Owners
share
in
that
plaque.
In
addition,
the
the
new
building
will
eliminate
the
the
you
know:
placement
of
the
dumpsters
in
the
back
along
the
alley.
That
is,
creates
a
confusion
and
congestion.
I
All
of
our
trash
facilities
will
be
located
inside
of
our
building
and
we
also
have
a
waste
management
plan
that
will
contribute
to
the
use
of
this
building
in
an
order
orderly
entitled
in
tiny
manner
the
a
couple
of
the
other
standards
that
are
referenced
in
your
staff
report,
the
mass
the
scale,
the
proportion
and
architecture
features
of
this
building,
all
comport
with
the
design
guidelines,
design
standards
for
the
City
of
Evanston.
I
The
scale
and
building
design
is
similar
to
buildings
that
have
been
approved
or
constructed
in
downtown
Evanston.
The
materials
that
are
proposed
for
this
building
are
appropriate
in
few
of
the
standards
that
you
provide,
as
well
as
the
other
buildings
that
have
been
constructed.
Similarly,
the
roof
line
this
building
is
compliant
with
your
standards.
The
Legacy,
Penthouse
and
amenity
floor
is
actually
stepped
back
from
the
facade
in
that
tallest
floor
is
not
visible
from
the
street
at
any
location.
I
I
mentioned
earlier,
not
only
the
refuse
containers
will
be
inside
of
the
building,
but
the
loading
docks
are
in
the
building.
We
believe
the
two
loading
docks
are
sufficient
for
this
project,
even
with
move-ins
and
move
outs,
and
that
three
loading
purse,
as
stated
in
the
zoning
ordinance,
are
not
necessary.
The
two
loading
bursts
will
be
will
be
sufficient.
I
Some
of
the
details
again
in
your
ordinance
in
terms
of
the
standards,
the
meters
the
mechanical
equipment,
will
be
inside
of
the
building,
so
there
won't
be
anything
visible
from
the
public
way
and
again,
the
parking
structure
is
designed
to
to
minimize
the
number
of
vehicle
access
and
exit
points.
Crossing
The
Pedestrian
way.
I
We
have
no
vehicles,
Crossing
The,
Pedestrian
Lake,
they
all
come
in
and
out
of
the
alley
we
have
pedestrian-oriented
storefronts
as
Mr
Michael
indicated,
these
will
be
bright,
new
storefronts
that
are
market
in
terms
of
their
design
and
their
appearance,
as
well
as
the
the
opportunities
they'll
create
for
tenancy.
I
We
have
clear
glass
windows,
which
is
consistent
with
your
design
guidelines.
We
are
lead
silver,
which
is
consistent
with
your
guidelines
as
well.
This
will
be
a
terrific
feather
in
evanston's
cap
for
having
Elite
Silver
building
here
and
the
circulation
both
inside
and
outside
of
the
building
is
well
designed.
I
I
I
mentioned
the
alley,
improvements
that
will
be
made,
as
well
as
the
alley
management
plan
for
coordination
with
first
United
methodists
across
the
alley,
as
well
as
the
other
property
owners
up
and
down
the
block
and
the
internal
circulation
of
the
building
is
effective
as
well,
including
the
ability
to
bring
the
bicycles
through
the
lobby
and
onto
the
street
and
not
using
the
alley
for
bicycles,
which
I
know
is
not
consistent
with
with
evidence,
regulations
and
then
before
I
turn
it
over
to
our
traffic
consultant,
the
the
number
and
with
the
curb
Cuts,
we
have
no
curb
Cuts,
so
we
have
relocated
the
perco
share
entry
from
the
street
to
the
alley
consistent
with
the
direction
of
the
city
on
the
prior
iteration
of
this
project.
I
J
Good
evening
my
name
is
Michael
worthman
I'm,
a
principal
with
a
firm
of
Kenneth
glengren,
O'hara,
Buna,
Inc
or
kloa
I'm,
a
registered
professional
engineer
in
the
state
of
Illinois.
As
Graham
said,
we
conducted
the
traffic
study
for
the
proposed
development
and
just
want
to
give
you
a
brief
summary
of
some
of
of
our
findings.
First
of
all,
the
traffic
study
was
conducted
based
on
the
methodology
accepted
within
the
industry
and
within
the
city
and
most
Transportation
agencies.
J
As
Graham
said,
this
development
is
considered
a
Transit
oriented
development
for
two
main
reasons.
The
first
is
its
location
in
the
heart
of
downtown
and
its
proximity
to
all
of
the
commercial
retail
entertainment,
all
the
amenities,
everything
that
Evanston
has
to
offer.
A
second
is
the
fact
that
it's
proximity
to
the
significant
public
transportation.
That's
serving
the
area.
The
site
is
located.
One
half
mile
from
the
Metra
in
L
Davis
Street
station,
there's
several
bus
routes
serving
the
area.
J
As
you
well
know,
there's
bike
Lanes
in
the
area,
the
new
I
guess
it's
not
new,
several
year
old
bike
lane
on
Chicago
Avenue.
So
all
of
this
makes
this
development
and
is
considered
a
Transit
oriented
development
and
the
main
key
feature
of
a
Transit
oriented
development.
Is
it
reduces
the
reliance
of
the
automobile
for
residents
residents?
Just
don't
need
automobiles.
Like
you
find
at
other
developments,
they
can
walk
to
restaurants.
They
can
walk
to
the
entertainment
they
can
walk
to
transportation
to
get
to
and
from
work.
J
As
such,
the
volume
of
traffic
generated
by
a
TOD
in
the
parking
demand
of
a
TOD
is
significantly
lower
than
what
you
would
find
in
a
typical
residential
building.
That's
not
considered
a
Transit
oriented
development,
a
second
reducing
the
volume
or
the
new
volume
of
traffic
that
will
be
generated
is
the
site
currently
contains
about
fifteen
thousand
square
feet
of
commercial
development,
which
is
currently
generating
traffic.
J
Okay,
so
I'll
sum
it
up
quickly,
access
to
the
57
parking
spaces
and
the
two
loading
docks
will
be
provided
via
the
public
alley.
This
is
for
two
main
reasons:
one,
the
City
of
Evanston
prefers
access
to
be
off
the
alley,
and
we
have
been
told
that
we
will
not
get
access
off
of
Chicago
Avenue
due
to
the
bike
lane
and
The
Pedestrian
activity
along
Chicago
Avenue.
The
impact
on
the
Alley
will
be
limited
due
to
several
reasons.
The
traffic
counts
and
we've
done
several
out.
J
Excuse
me,
the
traffic
study
has
shown
that
the
alleys
intersections
with
Davis
and
church
have
more
than
sufficient
capacity
to
accommodate
the
additional
traffic
that
will
be
generated
by
the
development
and
the
two-way
operation
of
the
alley
is
really
preferred,
as
it
helps
to
distribute
that
traffic
you
can
enter
or
exit
either
to
the
North
or
the
South,
and
it
also
helps
to
distribute
that
traffic
on
the
roadway
system
just
one
more
Point.
In
addition,
the
development
will
provide
a
loading
Lane
on
Chicago
Avenue.
J
For
drop
off
and
pickups
and
food
deliveries,
we're
looking
at
eliminating
two
to
three
parking
spaces
on
Chicago
Avenue,
so
that
we
can
accommodate
those
Ubers
food
deliveries
and
so
forth.
One
unique
aspect
of
this
building:
it
will
have
a
doorman
and
that
helps
in
two
ways
when
it
comes
to
the
Loading
one,
when
the
food
deliveries
come,
they
just
drop
it
off
at
the
front
desk
and
then
leave
at
the
doorman.
J
They
don't
have
to
wait
for
the
residents
to
come
down
so
that
food
delivery
is
much
quicker
and
second,
the
doorman
is
also
observing
the
loading
zone.
He
can
manage
that
loading
zone.
If
you
see
someone's
parking
too
long,
he
can
do
something
about
that.
I
will
be
here
for
any
questions
that
you
have
I
appreciate
it.
Thank
you.
Thank
you.
K
A
Thank
you.
Commissioners
have
questions
for
the
developer.
L
I
I
have
a
question:
I
I
think
it
might
be.
For
staff,
though,
can
can
we
review
the
height
issue,
because
I
I
mean
I
read
the
material
and
I
I
saw
your
present
at
your
slide
presentation
that
is
in
our
material
and
I'm
confused,
because
I
I
understand
when
we're
talking
about
height,
I,
understand,
there's,
bonuses
for
affordable
housing,
but
I
also
understand
that
parking
is
by
zoning,
not
included
in
that
height.
G
Address
some
of
that,
this
slide
I
think
it
helps
it
so
to.
G
Zoning
height
the
D4
and
magazine
correct,
allows
for
105
base
zoning
height
and
with
the
developer
allowances
an
additional
40
feet
to
get
to
145
feet
and,
as
you
alluded
to
the
parking
structures
up
to
four,
do
not
count
against
that
height
So.
In
theory,
if
you
had
four
levels
of
parking
structure
and
a
residential
building.
On
top
of
that,
you
could,
in
theory,
get
to
108
185
feet
of
tape.
Measure
height
our
building
is
tape,
measure
height
195
feet,
counting
the
penthouse
on
the
very
tippy
top
floor.
G
L
G
N
N
L
N
G
L
G
The
two
exactly
the
200
000
number,
that
you're
referring
to
is
one
of
the
public
benefits,
we're
offering
an
additional
200
000
to
just
fix
the
alley.
The
full
length
of
the
alley
from
Davis
to
Chicago
on
a
portion
of
basis
provided
the
other
property
owners
that
are
abutting.
That
alley
also,
you
know
share
in
that
plan.
C
C
Public
benefits,
but
but
this
could
come
that
that
that
particular
peace
could
come
out
as
a
or
we
could
recommend
that
come
out
as
a
condition.
Correct.
Okay
and
then
is
there
a
Target
demographic
for
the
units,
demographic.
G
No,
you
know
we're
offering
unit
types
of
different
sizes.
It's
pretty
typical
of
a
building
of
the
size,
they'll
have
Studios
ones
and
twos
I
think
we'll
have
a
spattering
of
Threes
on
the
on
the
higher
floors,
but
we're
you
know
we're
thinking.
It's
evanstonians.
We
don't
we're
not
looking
to
attract
students.
I
know
that's
been
raised
as
a
concern
and
empty
nesters.
C
Okay
and
then
finally,
Mr
worthman
was
talking
about
the
in
in
the
packet.
It
talks
about
eliminating
certain
of
the
parking.
You
know
two
or
three
parking
spaces
in
front
of
the
the
building
along
Chicago
Avenue.
Have
there
been
discussions
with
the
city
about
replacing
the
Lost
parking
Revenue.
G
P
You're
good
just
talk
a
little
bit
about
your
alley
management
plan.
Obviously,
there's
a
lot
of
work,
that's
going
to
be
going
on
during
construction
and
then
following
construction
working
with
the
neighbors
to
assess
what
issues
they
have
and
how
you
would
resolve
that
correct.
G
So
the
alley
management
plan
is
a
plan
that
we
intend
to
implement
once
the
building
is
building
is
built
and
operational
and
obviously
we
would
sit
down
with
stakeholders
and
property
owners
and
get
their
input
on
that
plan.
Also,
and
the
idea
is
that
opposed
to
now,
when
it's
just
a
free-for-all
in
that
Alley
we're
gonna,
have
a
plan
that
could
be
managed.
G
That
could
be,
you
know,
implemented
by
us
being
there
having
a
shared
owner,
a
shared
management
between
the
residential
piece
and
the
commercial
piece,
and
basically
the
ideas
that
we
thought
of
are
making
sure
that
moving
and
move
outs
for
the
building
are
all
time.
Slotted,
they're
they're
made
by
appointment
through
our
management
same
thing,
with
commercial
deliveries
and
finding
out
from
our
neighbors
nearby
what
are
their
peak
times.
L
I
I
I
know
this
question
is
for
staff
and
it
seems
like
I,
always
ask
this
question
every
time
a
development
comes
in
and
asks
for
reduced
parking,
significantly
reduced
parking,
and
they
say
that
oh
we'll
put
parking
in
X
parking
garage,
existing
parking
garage,
and
so
this
developers
talked
about
Church,
Street
and
I.
Think
that
the
staff
is
monitoring
this
because
everybody
can't
put
part
additional
parking
in
Church
Street.
So
what
is
the
status
of
all?
That?
Is
there?
Still
with
all
the
developments
we've
approved?
There
still
is
available
parking
in
these
garages.
N
A
larger
policy
regarding
the
the
parking
and
how
we
determine
how
much
parking
can
be
leased.
N
I
would
also
like
to
revisit
maybe
some
of
the
parking
requirements,
but
that
would
be
something
that
I
think
is
probably
a
longer
term.
Yeah.
Q
N
L
L
G
We
could
we
could
get
the
number
to
your
point,
commissioner,
hayleeck,
that
we
do
know
that
that
garage
is
50
lease,
because
we
currently
leave
spaces
for
the
Marion
there.
It's
it's
currently
50
least
yeah
and
we're
not
even
talking
about
private
garages.
The
park
Evanston
across
the
street.
It's
private
is
nowhere
near
capacity
either.
Okay,.
R
Thank
you,
Mr,
chair,
I,
had
a
question
about
the
loading
births.
I
think
this
is
one
of
your
Associates
mentioned.
That
is
the
opinion
of
the
development
group
that
only
two
births
were
necessary
rather
than
the
three.
Could
you
explain
that
a
little
bit
further
practical.
G
Standpoint,
we
think
too,
is
is
more
insufficient.
I
think
we're
running
the
cost
of
requiring
that
third
of
space
and
I
like
Tim,
speak
from
an
architectural
standpoint.
I
think
there
was
a
little
bit
of
a
I'll.
Let
him
speak
to
that,
but
we
think
practically
speaking
too
is
more
than
enough.
Move-In
move
outs
are
going
to
be
managed.
Like
I
said,
they'll
be
slotted.
We
have
180
units
there.
Our
retention
is
usually
our
turnover
is
probably
about
40.
G
So
if
you
do
the
math
you're,
looking
at
probably
70
to
72
move-in
move
outs
a
year,
that's
six
a
month
that
could
easily
be
managed.
They
usually
take
two
hours,
so
they
don't
usually
align
with
commercial
deliveries
that
happen
wee
hours
of
the
morning.
So
we
believe
that
two
are
more
than
sufficient
to
handle
the
you
know
the
capacity
that
we
will
have
there.
G
P
G
P
P
P
So
again,
knowing
that
you
started
at
28
stories,
which
was
a
rather
ambitious
figure
for
that
particular
site,
can
you
find
a
way
to
look
at
yourself
at
195
or
185
feet
and
get
closer
to?
You
know
where
you
should
be
so
that
we
don't
have
this
kind
of
abrupt
standard
on
the
east
side
of
Chicago
Avenue.
E
G
Well,
you're,
obviously
going
to
have
less
affordable
housing
units.
A
lot
of
this
was
driven
by
again,
as
I
mentioned,
having
to
satisfy
those
and
as
a
public
benefit,
adding
those
five
additional
units.
It'll
change,
the
the
you
know,
the
economics
of
it
as
that
building
gets
smaller,
we're
going
to
lose
those
affordable
housing
units
in
terms
of
the
transition
zone.
Yes,
it
is
transition
zone,
but,
as
you
can
see,
there
are
buildings
that
are
clearly
violative
of
that
zone.
G
That
are
further
east
of
of
us,
and
the
thing
that's
interesting
to
note
is
that
the
D4
zoning
District
actually
has
the
highest
base
Zony
height
of
any
zoning
District.
G
So
that's
one
thing
worthy
of
note
that
that
led
our
kind
of
process
in
terms
of
how
how
high
can
we
go
with
this
building
and
then
in
terms
of
I
think
I,
don't
know.
If
we
have
do,
we
have
that
chart
Jonathan
John.
They
need
to
explain
the
chart
better
than
I
can,
because
you
created
it.
S
Perman
with
the
the
permanent
group
consultant
to
the
developer,
this
shows
you,
you
know
over
the
last
20
25
years,
actually
even
a
little
more
the
taller
buildings
that
have
been
built
primarily
in
downtown
Evanston
or
entirely
in
downtown
Evanston,
and
where
our
proposal,
the
Legacy
sits,
it
would
become
the
seventh
largest,
the
tallest
building
in
Evanston.
S
So
there
has
been,
there
have
been
a
number
of
cases
where
in
downtown
Evanston,
the
city
has
permitted
with
a
trade-off
of
a
number
of
public
benefits,
not
just
blindly
but
offering
public
benefits
they
have
offered
and
Grant
been
granted
height.
That
is
significantly
more
than
what
we're
asking
for
in
comparison.
P
I'm,
sorry
I
guess
I'm
just
having
trouble
reading
some
of
the
names
of
those
buildings
yeah
that
helps
a
little
bit.
So
again
you
are
the
orange
bar.
You
can
just
briefly
reiterate
this
again.
S
So
the
orange
bar
again
is
is
the
Legacy
and
what
we
are
asking
for
is
56
more
height
than
what
is
permitted.
What
we
wanted
to
see
was
what
other
buildings
have
been
granted
variances
in
Evanston
and
what
percentage
above,
what
was
permitted
were
they
given,
and
so,
if
they
start
moving
left
Optima
Towers
60
higher
the
Mathers
66
percent
higher
than
what's
permitted
and
I'm
not
going
to
read
every
one
avador
66
might
starting
to
get
blurry
here.
The
the
park
Evanston
was
176
percent
more
than
what
was
permitted.
S
500
Davis
was
225
percent
more
than
what
was
permitted,
and
then
you
can
see
the
the
tallest
buildings
in
Sherman
Plaza,
1601
Orrington
Optima
views
all
well
over
200
percent
of
what
was
permitted
again.
We
are
asking
for
approximately
56
percent
More
Than
Words
permitted.
So.
A
E
A
50
50
of
200-
please
please,
don't
applaud
50
of
200
feet
is
different
than
200
percent
of
10
feet.
You.
S
Know
no
question,
and,
and
so
that
we
have
another,
it's
we
don't
have
a
slide
of
it,
but
I
can
we
can
provide
you
with
another
slide
that
does
show
or
another
graph.
That
shows
you
what
the
underlying
zoning
actually
is
in
each
of
these
instances
and
we'll
be
happy
to
provide
the
commission
for
with
that.
P
Again
not
to
belabor
this,
but
you
are
in
a
transitional
Zone,
going
to
a
more
residential
area.
So
I
think
that's
where
a
lot
of
the
concern
and
the
comments
are,
which
is
simply
what
happens
to
that
section
of
Evanston.
If
buildings
continue
to
go
that
high
and
I,
don't
expect
you
to
answer
that
I'm
just
making
that
observation
and.
G
It's
it's
a
very
you
know,
it's
an
honest
observation
and
a
fair
observation,
but
it
just
comes
down
to
a
policy
question.
Evanston
has
made
a
concerted
effort
to
provide
an
affordable
housing
ordinance.
We
have
an
opportunity
to
to
make
a
very
meaningful
contribution
to
that.
Affordable
housing
number
increasing
by
20
in
Prime
Evanston
and
the
point
is,
you
know
if
the
community
wants
to
put
their
money
where
their
mouth
is
so
to
speak
and
put
these
affordable
housing
units
in
great
locations?
G
D
Can
you
tell
me
about
the
process
and
the
work
that's
gone
into,
seeking
lead
certification,
silver,
I,
see
that
I
see
the
the
checklist
in
the
packet
and
income
showing
that
it's
going
to
achieve
Leed
silver
in
compliance
with
the
Evanston,
Green,
Building,
ordinance
and
I'm
curious.
If
you
could
talk
more
to
who
you
use
to
help,
you
seek
that
certification
and
maybe
what
sustainable
features
of
the
building
you've
targeted
in
order
to
achieve
it.
K
K
Well,
we
went,
we
did
go
through
and
selected
the
the
likely
options
that
could
allow
us
to
get
to
lead
silver
I,
don't
remember
what
those
were
off
the
top
of
my
head,
but
we
are
going.
You
know,
we've
done
several
our
practice
system,
several
wheat,
silver,
gold
and
platinum
projects,
so
we're
familiar
with
it.
A
A
quick
question
for
you
when
we're
talking
about
affordable
units
I
know
that
there's
different
sizes
of
units
that
you
have
planned
in
the
building,
you
said
anywhere
from
Studios
up
to
a
few
three
bedrooms,
but
mostly
Studios
through
two
bedrooms.
Have
you
made
a
commitment
decided
what
you're
using
for
affordable
housing?
Will
those
be
Studios?
Will
those
be
primarily
two
bedrooms.
G
Per
the
ordinance,
the
unit
mix
of
the
affordable
units
will
match
the
proportionality
of
the
market
rate
units.
So
as
an
example,
if
the
building
is
30,
one
bedrooms
we
will
out
of
our
affordable
units,
30
will
be
one
bedrooms
and.
S
K
I've
got
it
here:
the
the
mix
in
the
building
is
14,
Studio
53,
one
bedroom
and
31
two-bedroom,
so
the
affordable
mix
will
match
that
roughly
with
you
know,.
L
Of
the
standards
that
we
have
to
comply
with
is
context
neighborhood
context
and
I
I
was
a
little
negatively
impacted
by
when
I
saw
that
you
were
doing
fiberglass,
not
fiberglass,
I'm,
sorry,
fiber
cement
panels
on
the
lower
levels.
Would
you
consider
brick
to
match
the
to
be
consistent,
not
the
same
color
necessarily
but
but
it's
a
brick
block
sure.
G
And
the
short
answer
is
yes:
Tim
us
beat
the
architecture
of
it.
K
G
A
A
Q
Yeah,
it's
the
same
material.
Thank
you
very
much.
My
name
is
Bob
Fletcher
I'm,
an
Evanston
resident
live
at
1580,
Sherman,
Avenue
and
within
a
thousand
feet
of
the
subject.
Development
I
want
to
make
clear
these
are
not
comments,
but
testimony
and
evidence
to
the
Luc
I
won't
need
10
minutes,
but
it
would
ask
that
Bill
Brown,
who
is
Chairman
of
the
Board
of
Trustees,
of
the
750
Member
First,
United,
Methodist
Church
and
obviously
a
very
significant
member
of
the
community
get
a
couple
of
those
minutes.
Q
Q
Where
I
use
quotes
the
languages,
come
straight
from
the
city
code
or
supporting
docs
two
introductory
points.
If
you
look
at
page
four,
this
is
really
important
and
it
was
cited
by
commissioner
linwall.
This
development
is
cited
in
the
D4
downtown
transition.
District
transition
is
part
of
the
name
of
that
district.
For
a
reason,
the
very
purpose
and
intent
of
this
particular
district
is
to
provide
a
suitable
transition
between
the
downtown
districts
and
those
adjacent
to
the
downtown.
Q
If
you
look
at
page
five
at
the
bottom,
I
want
to
point
out
that
approval
of
this
development
would
set
a
terrible
precedent.
In
fact,
you
can
already
see
them
referring
to
presidents
as
a
basis
for
this
particular
development.
This
President
would
got
the
D4
downtown
transition.
District
gutted
zoning
got
the
standards
and
got
the
city
of
evanston's
2009
downtown
plan.
Every
developer,
who
follows,
would
point
to
this
building
as
the
precedent
for
putting
up
their
own
18-story
building
on
what
is
supposed
to
be
a
transition
block.
Q
This
transition
zoning
specifically
exists
specifically,
so
that
these
kind
of
buildings
cannot
be
built.
That's
why
it's
zoned
differently,
all
the
references
to
all
those
other
tall
buildings
in
downtown
Evanston
are
irrelevant.
They
are
not
in
the
D4
transition
zone.
You
must
determine,
as
members
of
the
lluc
that
this
development
meets
every
standard
of
approval.
It
does
not
even
come
close
I
don't
have
time
to
review
all
the
standards
that
it
fails
to
me,
but
I'll
hit
a
few
highlights
turn
to
page
seven.
These
are
the
standards
of
approval
for
Planned
developments.
Q
The
building
must
adhere
to
all
of
these.
It
must
be
compatible
with
surrounding
development.
It
must
be
compatible
with
the
purpose
and
intent
of
the
zoning
ordinance
and
it
must
strengthen
The,
Pedestrian
or
orientation
and
scale.
If
you
flip
to
page
eight,
as
you
can
see
here
in
that
diagram,
it
is
neither
compatible
with
the
surrounding
development.
Q
All
of
Which
is
less
than
half
its
height,
nor
does
it
strengthen
The
Pedestrian
scale,
and
if
you
turn
to
page
nine,
it's
clearly
contrary
to
the
purpose
and
intent
of
the
zoning
ordinance
for
the
transition
zone,
which
is
to
provide
a
suitable
transition.
The
column
on
the
right
is
the
proposed
building
the
column
on
the
left
is
the
base
Zoning
for
this
D4
transition
district.
There
is
a
Chasm
between
the
two
columns
if
you
flip
to
page
10
other
standards
for
plan
development
that
this
building
fails
to
meet
or
here,
including
land
use
intensity.
Q
This
is
not
far.
Land
use
intensity,
180
units
versus
the
54
permitted
in
the
base
zoning.
It
will
also
have
a
big
negative
impact
on
traffic,
which
I'll
talk
about
in
a
second
big
negative
impacts
on
congestion,
safety
for
neighboring
homeowners,
who
you
will
hear
from
the
neighboring
Church
who
you
will
hear
from,
and
the
preschool
that
happens
to
be
based
in
that
neighboring
church
I
already
mentioned
the
name,
the
negative
impact
from
the
neighborhood
plan
in
gutting
neighborhood
planning.
Q
Q
In
fact,
if
you
flip
to
page
12
and
you
actually
look
at
the
metrics,
this
is
again
straight
from
the
2009
downtown
plan
for
the
Eastern
Edge,
which
is
the
third
row
down
and
where
this
building
is,
you
only
get
to
the
high
end
of
110
feet
and
the
high
end
of
five
for
the
far.
If
you
include
all
the
bonuses,
if
you
flip
to
page
14,
let
me
talk
briefly
about
standards
for
special
use.
Well,
not
all
the
standards
are
here.
The
development
fails.
Those
I've
listed
I've
already
talked
about
the
first
point.
Q
The
building's
failure
with
respect
to
the
general
plan
and
zoning
cumulative
effect
point
will
be
negative.
When
you
can
consider
the
traffic
congestion,
safety
and
impact
on
land
values,
it
clearly
will
diminish
neighboring
property
values,
I'm
sure
you
read
the
24
additional
comments
that
came
from
opposition
to
this
proposal
that
arrived
since
the
just
since
the
last
continuance.
19
of
those
were
Neighbors
on
Hinman
and
Church
Street
very
much
concerned
about
their
property
value.
You'll
hear
more
from
some
of
those
people
shortly.
Q
The
developers
traffic
study
argues
no
negative
impact
from
The
increased
traffic.
This
180
unit,
300
resident
Tower,
will
drive
big
increases
in
congestion
and
create
safety
issues.
Let
me
tell
you
why,
and
it's
laid
out
on
slides
15
to
19.
the
developer,
provided
traffic
study
by
kloi
could
not
be
more
flawed.
Residential
buildings
like
this
proposal
today
attract
enormous
numbers
of
ride,
sharing
food
delivery
and
package
delivery.
Q
Think
Lyft,
Uber,
GrubHub,
doordash,
FedEx
UPS
Amazon
worse
yet-
and
this
is
the
by
far
the
bigger
impact
these
vehicles
do
not
flow
past
the
building
right
they
inch
to
the
side.
They
stop
they
back
up,
they
do
K
turns
they
circle
around
the
block
multiple
times
they
then
Park
illegally
and,
as
was
pointed
out,
the
drivers
jump
out
and
abandon
their
vehicles
and
run
up
to
deliver
food
or
packages.
This
is
already
one
of
the
busiest
streets
and
one
of
the
busiest
intersections
at
church
in
in
Chicago
in
the
in
the
city.
Q
This
will
be
an
absolute
mess.
It
will
wreak
havoc
with
traffic
safety
and
congestion
traffic
study.
I've
read
the
entire
thing.
All
100,
plus
pages
of
it
is
completely
silent
on
these
kind
of
impacts.
It's
silent
on
the
impact
of
any
of
these
covid
and
new
app
driven
sort
of
vehicles
nor
their
unusual
driving
patterns
and
what
it
will
have
on
traffic
congestion
and
safety.
They
also
use
12
year
old
data
in
their
supposedly
approved
modeling
bottom
line.
Q
This
building
will
create
dangerous
congestion
conditions
for
Neighbors
Whole
Foods
customers,
which
also
happens
to
be
an
Amazon
drop
spot,
the
church
and
the
preschool.
In
summary,
this
proposed
development,
which
must
be
evaluated
based
on
the
standards
of
approval.
That
is,
your
Charter
in
writing.
Q
A
hundred
percent
every
single
one,
approval
of
those
standards
of
approval
for
special
use
and
plan
developments,
That's
the
basis
on
which
this
building
should
be
evaluated
and
denied
approval
would
gut
the
D4
zoning,
the
transitions,
District
zoning,
the
standards,
the
downtown
plan
and
sets
a
terrible
precedent
if
the
city
or
developers
want
to
try
to
change
the
zoning.
That's
fine,
that's
great!
Let's
do
it,
but
we
should
not
try
to
pretend
that
this
proposed
development
meets
the
standards
of
approval.
Q
A
For
some
reason,
I
had
read
it
as
frosher
and
it's
fracture
are
there
questions
from
commissioners.
A
E
A
A
N
Sure
so,
actually
I
have
a
slide
with
that
actually
has
a
chart.
That
explains
some
of
this
and
actually
within
the
staff
report.
That
also
goes
into
some
detail
on
that.
N
But
I'll
start
with
the
the
density.
The
dwelling
unit,
so
54
is
based
on
the
lot
size.
54
units
is
the
maximum
for
this
particular
lot
in
the
zoning
District.
Since
this
proposed
development
meets
the
conclusionary
housing
ordinance,
they
would
be
able
to
get
52
bonus
units
which
brings
that
up
to
106
dwelling
units,
we
don't
have
any
site
development
allowances
related
to
density.
N
So
that's
where
you
get
the
required
or
the
maximum
allowed
dwelling
units
for
that
particular
lot.
They
are
proposing
180
total
units,
so
it's
123
base
units
they
are
proposing
to
have
13
on-site,
affordable
units
which
then
yields
them
52
additional
units
or
13
times
4.
N
L
Excuse
me
can
I
can
I
just
this
is
a
comment
and
a
question.
I
guess
it's
my
opinion,
but
the
the
trick
on
this
on
this
number
of
units
issue
is
that
you
could
have.
L
L
I.
Think
I
mean
I
I,
understand,
there's,
there's
it's
in
the
code,
but
it's
I
just
feel
like
it's
an
odd
metric.
N
That
that's
understood
it,
but
it
it
is
difficult
to
predict
and
determine
exactly
how
many
people
will
be
in
a
particular
size
dwelling.
You
may
have
one
person
who
decides
they
want
to
have
an
office
and
an
additional
bedroom.
So
that's
why
we
deal
with
the
dwelling
units
instead
of
the
actual
person.
C
I,
just
while
we're
on
the
drawing
units
I
just
want
to
make
sure
I
understand
the
the
math,
so
essentially
it's
52
units
or
54
units
that
that
are
permitted
based
on
the
lot
size.
Now,
the
yeah,
the
calculation
of
the
of
the
bonus
for
the
affordable
units
depends
on
how
many
units
are
being
proposed.
So
in
this
case
the
original
application
said
13
additional
units
which
you
know
then
yields
52
additional
units.
C
If
we
were
looking
at,
you
know
the
the
18
that
are
currently
being
proposed
with
the
five
as
a
bonus.
Could
you
also
not
have
done
the
math
saying
there
are
18,
affordable
units
times?
Four
which
is
72.
C
is
that
is
that
how
that
would
yeah,
I
I'm
trying
to
understand?
You
know
I,
understand
that
you
know
the
developer
was
a
proposed
180
units,
so
part
of
so
are
you
working
backwards
that
you
know
54
are
permitted
by
based
on
the
lot
size
plus
the
52,
which
meant
then
meant
that
that
128
were
the
proposed?
Is
that
kind
of.
N
C
N
H
C
Okay,
I
understand
right,
so,
okay,
I
just
was
wondering
how
the
math
was
done
because
it
you
know.
N
So
continuing
on
to
the
far
in
the
D4,
the
maximum
base
amount
is
5.4.
N
Since
they
are
meeting
the
iho
requirements,
they
get
an
additional
two
which
brings
you
up
to
7.4.
They
can
request
a
site
development
allowance
which
would
be
an
additional
0.6,
which
then
brings
that
total
amount
to
eight.
They
are
proposing
7.8,
which
is
about
or
below
rather
that
8.0
Benchmark.
So
they
still
need
to
request
the
site
development
allowance,
but
they
are
under
that
amount.
N
N
They
can
request
the
site
development
allowance
of
40
additional
feet
which
gets
them
to
145
feet
and,
based
on
the
discussion
we
had
earlier,
it
is
possible
to
have
parking
levels
that
are
dedicated
to
parking
that
are
excluded
from
the
zoning
height
calculation.
That
is
four
stories
or
40
feet.
Whichever
is
less
so
you
don't
automatically
get
those
40
feet.
It's
based
on
how
many
floors
are
actually
provided
in
the
building?
N
The
base
requirements
are
140
feet
so
that
breaks
down
to
10
parking
spaces
for
the
retail
space
and
130
units
for
the
residential
units
due
to
beating
the
ihr
requirements,
we
don't
count
the
parking
that
is
required
or
that
would
be
required
for
those
on-site
affordable
units.
So
that
brings
that
requirement
down
to
130
parking
spaces.
N
There
are
no
site
development
allowances
that
can
be
requested
for
this,
and
they
are
proposing
to
have
57
on-site
parking
spaces,
which
includes
eight
compact
parking
spaces
for
the
loading
births.
The
base
requirements
is
three:
if
we
compare
the
previous
iteration,
that's
actually
the
retail
that
kind
of
bumped
up
the
number
of
loading
bursts
that
they
need.
So
they
are
required
to
have
the
three
and
neither
iho
bonuses
or
site
development
allowances.
C
N
C
A
Thank
you
any
other
questions,
as
for
staff
right
this.
Second,
if
not
I'll,
move
on
to
the
people
who
live
within
a
thousand
feet
of
the
property.
A
The
first
two
mentioned
Mr
fresher,
had
wanted
to
to
give
some
time
to
if
everyone
stays
within
their
times.
I
won't
have
a
problem
doing
that,
but
I
don't
want
us
to
be
here
all
night,
the
first
one
being
William
Brown.
V
V
V
Frankly,
it's
disturbing
that
such
a
tall
project
would
be
considered
for
the
east
side
of
Chicago
Avenue,
where
the
building
stepped
down
as
they
moved
towards
the
lake
in
accordance
with
a
city
master
plan.
Further,
the
new
building
would
be
directly
across
the
street
from
an
existing
building
of
more
than
20
floors.
A
canyon
effect
in
the
making
on
Chicago
Avenue
City
staff
reviews
have
suggested
an
8
to
10
story.
Building
for
this
location,
something
in
scale
of
the
Marion
Edition,
for
example,
I-
think
that
the
building's
height
is
designed
to
maximize
return
on
investment.
V
V
Besides,
the
height
of
the
building,
its
impact
on
Allied
traffic
is
a
major
concern
for
the
church,
with
its
15
space
parking
lot.
Just
off
the
alley
on
the
south
side
of
the
church
and
directly
behind
the
proposed
building.
I
would
guess
the
concerns
are
the
same
for
the
tenants
at
1616
Inman
apartment
building,
who
access
parking
off
this
alley
as
well.
V
President,
the
alley
is
so
busy
that
waiting
to
leave
the
church
lot
often
leads
to
delays
of
20
minutes
or
more,
not
to
mention
frequent
lack
of
access
to
the
lot.
On
one
occasion,
our
senior
pastor
was
significantly
delayed
in
getting
to
the
hospital
on
an
emergency
call
response,
not
a
good
situation.
V
The
proposed
building
will
make
a
bad
situation
worse
with
increased
LA
traffic
generated
by
the
activity
of
this
building.
If
we
could
tenant
deliveries,
Tendencies
of
the
parking
garage
tenants
moving
in
and
out
trash
pickup
building
operations,
deliveries,
Etc
the
addition
of
food
service
in
the
planned
retail
spaces
or
elsewhere
in
the
building
for
tenants
would
result
in
even
more
traffic
congesting
an
alley
resulting
in
Greater
difficulty
in
using
the
church
parking
lot.
In
conclusion,
the
project
is
arguably
on
its
third
time
around
having
been
rejected
by
all
reviewing
entities.
V
The
previous
sequences
of
consideration,
many
of
us
Wonder.
Why,
at
another
time
the
project
is
planned,
would
have
a
number
of
negative
impacts,
as
planned
would
have
problems
of
many
kinds
affecting
the
neighborhoods,
including
First
United
Methodist
Church
is
a
congregation.
We
ask
the
commission
to
vote
no
for
the
project
is
currently
planned.
A
W
My
address
is
1635
Hinman
Avenue
directly
across
the
street,
from
the
Tower
of
the
First
United
Methodist
Church.
Thank
you,
I
own,
a
condo
unit.
In
that
building,
let
me
get
rid
of
the
Mask
I.
Have
a
few
brief
impromptu
comments
about
the
height
issue.
The
500
Davis
Building
at
135
feet
was
built
in
1980.
There
was
no
plan
for
downtown,
then
the
141
foot
Mather
buildings
were
greenlighted
in
2006..
W
The
downtown
plan
did
not
exist
until
2009.
Therefore
they
are
not
good
precedents.
For
this
building,
moreover,
is
I'm.
Sure
everyone
in
this
room
knows
Chicago
Avenue
is
the
dividing
line
between
D4
and
D3,
and
the
west
side
is
in
D3
and
this
building
would
be
in
D4.
So
the
Evanston
tower,
building
on
the
west
side
is
not
a
legitimate
precedent
either,
but
I'm
mainly
here
to
speak
to
an
issue
that
hasn't
been
discussed
and
is
even
more
troubling,
and
that
is
the
business
history
of
the
developer.
W
During
the
July
26th
meeting,
convened
by
first
ward
council
member
Claire
Kelly,
a
neighbor
asked
Mr
Michael
whether
hrg
had
declared
bankruptcy
in
2020.
He
angrily
refused
to
answer
the
question
when
someone
reacts
that
way,
it
usually
means
there's
something
that
person
doesn't
want
you
to
know
so.
I
began
investigating
and
I
am
concerned
about
what
I
have
found
ARG
and
its
satellite
LS
LS
LLCs
have
been
in
continuous
litigation
since
2009
when
a
tenant,
Amanda,
bonnen,
sued,
Horizon
management
for
underpayment
of
interest
on
her
security
deposit.
W
The
amount
was
trivial:
a
dollar
forty
but
Horizon,
dug
in
Ms
bonnen
tweeted
a
complaint
about
the
poor
condition
of
her
apartment
and
Horizons
slapped
a
libel
suit
on
her,
which
they
lost
other
tenants
joined
in
bonnen's
suit,
which
became
a
class
action
and
cited
violations
of
Chicago's
landlord
tenant
ordinance,
as
well
as
the
underpayments
Horizon
fought
that
class
action
suit
for
four
years
and
lost
in
the
resolution.
The
dispute
was
settled
in
November
2013.
Horizon
paid
forty
five
thousand
to.
E
M
W
But
then
a
judge
also
found
them
liable
for
the
legal
fees
that
the
class
action
suit
had
required,
and
that
came
to
eight
hundred
thirty
three
thousand
dollars
in
November
2014,
not
2020
Horizon
did
file
for
bankruptcy
and
claimed
that
they
could
not
pay
more
than
a
small
fraction
of
the
833
thousand
dollar
award.
Mr
Michael
and
his
father
moved
assets
out
of
horizon
management
to
entities
not
named
in
the
class
action
suit,
which
made
Horizon
management
insolvent.
W
As
claimed
the
firm's
owner,
Daniel
Michael
attempted
an
Insider
sale
of
Verizon
assets
to
his
son
for
seventy
five
thousand
dollars.
The
tenants
claimed
that
they
had
been
defrauded
of
the
judge's
award.
The
court
appointed
a
trustee
to
investigate
the
situation.
The
trustee
is
appointed
by
the
court
to
ensure
that
the
creditors
receive
fair
value
and
that
the
bankruptcy
itself
is
not
fraudulent.
The
trustee
has
now
stake
in
the
outcome
of
the
suit
and
no
previous
history
with
Daniel
or
Jeffrey
Michael,
and
therefore
no
acts
to
grind.
W
A
W
A
A
X
A
X
I'll
I'll
do
another
paragraph.
The
trustees
lawsuit
is
still
in
litigation
as
I
speak.
The
parties
were
ordered
to
the
file
disposative
motions
no
later
than
September.
First
13
days
before
this
hearing
with
responses
to
follow
in
October
before
submitting
their
first
proposal,
hrg
was
already
in
Chapter
7
bankruptcy
and
the
defendant
in
a
suit.
A
A
A
A
Z
Z
I
live
at
1635,
Hinman
Avenue,
just
on
the
other
side
of
the
street,
I
implore
you
to
do
your
job
and
deny
this
third
request
by
this
developer,
a
request
even
more
egregious
than
the
previous
two
denied
them.
Z
Please
know
that
I
would
be
fully
in
support
of
any
development
here
that
meets
the
parameters
of
the
established
zoning
requirements.
Again.
This
is
egregious
the
results
of
this
added
traffic
and
congestion
would
be
to
knowingly
and
willfully
make
the
surrounding
area
more
unsafe.
This
air,
this
alley,
is
already
an
eyesore
and
is
hazardous
with
unpredictable
dangers
due
to
being
so
narrow
and
congested.
Z
Also,
I
must
also
find
parking
a
block
away
from
my
home
due
to
all
the
cars
from
the
sold
out
graduate
hotel
and
people
seeking
free
parking
that
are
shopping,
downtown
or
going
to
the
lakefront
for
less
than
two
hours.
I
can
understand
that,
but
the
approval
of
even
more
congestion
with
this
Tower
with
grossly
insufficient
parking
spaces
is
unacceptable.
Z
Z
A
You
were
Miss
severeign
right
to
Vern,
I'm,
sorry,
I'm,
Jennifer
Washburn
was
Jennifer
Washburn
here
going
once
twice
three
times.
Next
up,
I
have
and
I'm
sorry
faster
I'm
going
to
mispronounce
your
last
name,
I'm
doing
it
tonight
to
everybody,
I'm
Grace,
emmathew,.
M
You,
my
name,
is
Grace
E
Matthew,
516,
Church,
Street,
Evanston
I'm,
the
senior
pastor
of
First
United,
Methodist
Church,
esteemed
members
of
the
land
use
commission.
The
only
good
thing
to
come
out
of
this
long
battle,
for
what
is
permitted
in
our
beloved
neighborhood
is
that
many
of
us,
including
me,
are
now
students
of
the
standards
of
approval
for
Planned
development,
and
this
development
is
not
permitted
by
the
standards
and
should
not
be
permitted.
M
We
are
asking
for
more
than
what
is
permitted
end
of
good,
so
the
developer
knows
that
they
do
not
meet
the
standard,
great
project,
wrong,
location,
money,
making,
project
wrong
location
first
church
is
a
next
door.
Neighbor
of
the
Marion.
We
were
founded
by
those
who
founded
Northwestern
University.
M
We
are
the
building
where
Garrett
Evangelical
Seminary
holds
their
graduation
and
for
the
last
30
years,
first
church
has
housed
the
jrc
for
their
High
holidays.
We
are
good
neighbors.
When
the
jrc
uses
our
building
for
a
whole
week.
We
cover
all
the
Christian
symbols
and
we
put
a
banner
in
front
of
our
river
doors.
M
We
are
that
kind
of
neighbor
in
our
Memorial
Garden
I,
interred,
Alderman
Rudy's
ashes,
Alderman
Julia
ashes
and
Bishop
edso
ammon's
Ashes,
to
name
a
few
First
United
Church
is
more
than
ourselves.
Our
building
belongs
to
the
community
as
a
next
door.
Neighbor
of
the
proposed
development
before
you
I
am
here
to
testify
that
the
proposed
development
does
not
meet
the
standards
by
any
stretch
of
the
imagination,
and
the
fact
is
that,
according
to
the
standard,
this
planned
development
is
not
compatible
with
its
surrounding
development.
M
Why,
according
to
the
standards
because
of
the
nature
in
height,
bulk
and
scale,
are
set
forth
in
section
6-1,
The
Proposal
arrogantly
ignores
the
preservation
of
the
Historic
Landmark,
that
is
First
Church.
It
is
incompatible.
In
addition,
it
ignores
the
increase
of
the
traffic
which
puts
our
preschoolers
Children
at
Risk.
The
alley
we
share
with
the
Marion
is
already
greatly
congested.
It
is
lined
with
over
20
of
their
dumpsters,
and
three
of
ours
resurfacing
will
not
decrease
the
traffic.
The
alley
leads
to
our
church
parking
lot.
M
M
It
is
tricky
you
heard
about
my
being
summoned
to
the
hospital
when
a
dear
member
of
the
congregation
took
a
turn
for
the
worse
and
the
truck
blocked
the
North
and
the
truck
blocked
the
South
entry
and
I
searched
for
someone
to
move
the
trucks
and
I
admit
I
did
something
I
swore
never
to
do
as
a
pastor
for
the
last
30
years
as
I
passed,
I
did
the
one
thing:
I
swore
never
to
do.
I
broke
down
and
wept.
M
Additionally,
trucks
in
the
alley
will
result
in
a
negative
cumulative
effect,
which
falls
short
of
the
standards.
Not
only
is
the
church
parking
lot
are
threatened
by
this.
The
huge
structure
would
completely
obliterate
any
natural
light
on
the
west
side
of
our
church
office.
Location
I.
Ask
you
to
put
us
out
of
our
misery
as
a
community
and
just
simply
throw
out
this
development.
It
just
is
a
great
development,
wrong
location.
Thank
you.
Thank.
AA
Good
evening
my
name
is
Dennis
harder,
I'm
a
resident
at
522
Church,
which
is
in
the
same
block
as
this
development
proposal.
I
spent
more
than
50
years
as
a
professional
in
City,
Planning
and
real
estate.
Development
I've
worked
for
municipalities,
consulting
firms
and
in
University
education
programs.
AA
I
note
that
the
proposal
before
the
community
is
very
much
like
past
proposals
from
this
petitioner
and
those
past
proposals
have
failed
to
gain
support
to
the
Greater
Community
further.
The
most
recent
proposal,
almost
two
years
ago,
was
rejected
by
the
Planning
Commission
and
the
city
council
for
reasons
of
high
number
of
units
Etc
that
you've
heard
about
tonight.
AA
There's
legislation
that
requires
a
certain
number
of
affordable
units
be
included
in
the
residential
projects,
a
requirement
that
I
strongly
support.
However,
surely
the
city
council
did
not
intend
that
providing
affordable
housing
use
should
be
a
means
for
trampling
the
Planning
and
Zoning
framework
in
any
part
of
the
city.
AA
My
main
point
is,
with
the
proposal
being
significantly
out
of
sync,
with
the
existing
Planning
and
Zoning
framework.
Changing
that
framework
of
those
Frameworks
in
downtown
Everson
should
not
be
pursued
piecemeal
through
the
back
door.
As
this
approval
of
this
project,
this
proposal
would
do
in
support
of
bringing
proposals
for
change
in
downtown
Evans
and
into
the
front
door.
I
offer
three
suggestions.
AA
First,
this
proposal
should
be
rejected.
Second,
the
city
should
refuse
review
the
goals
and
provisions
of
the
affordable
housing
legislation
on
the
books
to
understand
how
they
might
be
in
conflict
with
the
goals
and
Provisions
of
other
city
ordinances,
for
example,
the
disowning
ordinance
and
with
the
planning
framework
and
then
to
affect
necessary
changes.
AA
AB
My
name
is
Fred
Tannenbaum
807
Davis
Street
been
living
there
for
16
years
since
they
built
it.
I
have
a
question
the
Marion,
the
gentleman
said
they
worked
on
the
Marion
and
remodeled.
It
looks
nice,
but
then
he
knows
what
our
rules
are,
and
he
knows
what
Evanston
is.
So.
Why
does
he
come
to
us
with
a
plan
that
the
moment
they
before
the
ink
is
dried?
He
sends
you
pages
of
things
that
he
wants
to
change.
AB
AB
If
it's
changed
by,
for
instance,
he
did
the
Marion
Marion
has
two
exits
and
entrances
for
people
to
want
to
get
in
and
get
out
of
there
out
of
the
building.
One
has
a
driveway
off
of
Chicago
Avenue.
When
there's
an
ambulance
going
there,
I
can
see
from
my
building.
The
ambulance
can
pull
into
the
wrote
the
route
so
they're,
not
on
Chicago
Avenue.
If
something
happens
to
a
resident
of
their
new
building,
it's
going
to
be
sitting
in
the
middle
of
the
street
and
unable
to
give
this
service
that
it
has
to
give.
AB
A
I'm
Bob
and
the
last
person
I
have
within
the
thousand
feet
notification
district
is
Arthur,
Altman
foreign.
Thank
you,
Mr
Altman.
If
you
please
state
your
name
and
address
sure.
T
I'm
Dr
Arthur,
Roman,
807
Davis
here
in
Evanston,
I've,
been
here
15
years.
Okay,
several
things
the
parking
if
the
commercial
spaces
are
fully
occupied,
the
people
who
are
servers,
the
manager,
the
clients
need
a
place
to
park
so
either
the
street
or
the
Church
Street
parking
lot.
Also,
the
57
spark
parking
police
is
don't
account
for
what?
If
attendances,
I
really
need
two
parking
places
or
my
aunt
Tilly
is
coming
in,
so
there's
always
a
greater
need
for
parking
places
than
57.
T
The
next
is
the
size
of
the
apartments.
I've
looked
I've
been
to
these
different
meetings
too.
The
one
and
two
bedroom
and
those
smaller
units
I
forget
what
they
call
them
anyway.
Those
sizes
are
very
small.
I
bet
you.
If
you
looked
at
all
the
other
buildings
around
with
one
two
bedrooms
and
those
small
units
you'd
find
that
this
these
apartments
are
even
smaller.
T
T
The
the
bicyclers
have
their
right
away,
but
there's
no
poor
to
share
for
somebody
to
pull
in
for
a
short
period
of
time
and,
like
someone
said
before,
there's
a
lot
of
type
deliveries,
Amazon
ups
and
what
have
you
and
then,
if
I
was
coming
in
from
out
of
town
to
visit
my
uncle
Ted,
he
would
say
you
got
to
go
through
the
alley.
What.
E
T
Don't
I
don't
know
this
is
a
high-class
building.
Why
do
I
have
to
go
through
the
alley?
So
I,
don't
think
that's
a
bonus.
I
think
that's
a
negative
thing.
They
have
to
go
through
the
alley
and,
oh,
lastly,
unfortunately,
with
covet
and
even
a
little
before
the
commercial
spaces
have
been
open.
A
lot
Joy,
Yee,
moved
and
now
that
other
place
has
been
vacant
for
a
long
time
when
they
built
that
new
addition
for
the
Marion
there
was
a
empty
space
for
a
year
or
two
so
I
think
they're,
optimistic
and
I.
T
Wish
them
luck
on
that,
but
the
renting
of
these
two
or
three
commercial
spaces,
there's
no
guarantee
do
we
want
even
more
empty
places
that
are
empty
and
so
on.
Anyway,
thanks
for
listening
to
me
thank.
A
The
next
group
of
speakers
will
be
allotted
two
minutes.
These
are
people
who
signed
up
to
speak
but
live
outside
of
the
1000
foot
notification
area.
The
first
one
is
Martha
Rudy,
followed
by
Kira
Kelly,
it's
Miss
Rudy.
Here
please
come
up.
AC
I
I
get
it
so
I,
don't
know
what
I
don't
know.
What
to
tell
you.
Okay,
but
I'll,
be
brief
anyway,
mostly
because,
as
I
said,
I'm
Martha,
Rudy,
500,
Lake,
Street
I'm,
a
lifelong
member
of
the
First
United
Methodist
church
located
right
behind
this
proposed
development
and
I
want
to
Second
what
both
the
chair
of
the
trustees,
Bill
Brown
and
our
senior
pastor.
Grayson
Matthew
stated
already
that
this
project,
for
all
of
the
reasons
that
they
said,
does
not
meet
the
standards.
AC
AC
Because
I
don't
want
to
go
through
all
the
points
again,
you've
heard
them,
but
I
have
great
concern
about
the
alley
and
I
have
been
out
there
with
the
tape
measure
and
I've
brought
this
up
in
previous
hearings
with
the
developer.
I've
not
seen
it
addressed
so
I
want
to
just
lay
it
out
there.
One
of
the
concerns,
or
one
of
the
things
is
that
meets
the
of
the
standards
is
that
it
does
not
cause
undue
traffic
congestion
and
I'm
greatly
concerned
with
the
back
and
the
alley
it.
AC
There
are
points
in
the
alley
right
now
that
are
18
feet
wide
they're,
not
it's
not
wide
enough
for
two
large
vehicles
to
pass
side
by
side.
Vehicles
have
to
kind
of
come
into
the
church's
parking
lot
to
get
out
of
the
way
for
another
vehicle
to
pass.
AC
AC
I
have
concern
that
about
the
utility
poles,
the
vehicles
that
are
parked
in
the
parking
lot,
that
they
will
be
damaged
because
I
have
done
a
lot
of
research
and
I
won't
go
through
the
details
because
you
guys
are
will
be
completely
snoozing
off,
but
I
have
a
lot
of
research
on
the
turn
radius
of
vehicles
and
what
is
required,
and
in
every
case
there
is
not
enough
space
in
the
alley
to
make
a
90
degree
turn
without
like
swinging
around
into
the
other,
into
our
parking,
the
church's
parking
lot
or
other
open
space
back
there.
AC
So
I
asked
in
previous
hearings
that
there
be
a
study
about
this
I
haven't
seen
anything
about
it.
I
haven't
seen
my
concern
addressed,
but
that's
just
one
more
reason
why
it
does
not
meet
the
standards.
Thank
you.
Thank.
A
You
Mr
Rudy
I,
have
Kira
Kelly,
followed
by
Meg
Welch,
yes
ma'am.
If
you
have
a
question.
AD
A
You
yeah
I'm
calling
two
people
at
a
time
just
so
Kira
Kelly
not
present
Meg
Welch.
AD
AD
On
that
block,
there
are
three
very
old
buildings
there's
the
church
there
is
the
John
Evans
building
and
the
original
Marion
building.
All
of
these
buildings
were
built
in
the
early
very
early
1900s
I'm
wondering
if,
in
light
of
having
these
three
historic
buildings
on
our
block,
if
a
structural
engineer
has
been
contracted
to
examine
whether
or
not
the
foundations
of
these
Church,
these
three
buildings
are
I'm
able
to
withstand
an
excessive
amount
of
pounding
and
hammering.
Obviously
the
alley
is
a
big
bone
of
contention.
AD
You
can
already
see
the
bricks
at
the
bottom.
The
alley
cannot
be
widened,
so
it
brings
a
lot
of
things
to
to
mind
and
I
just
I.
Just
don't
think
that
this
block
was
built
for
that
kind
of
construction.
AD
I
worry
that
we
may
have
a
repeat
performance
of
the
collapsed
Condo
building
in
Florida,
which
fell
for
structural
reasons
and,
last
but
not
least,
on
November
17
2021
CBS
News
reported
the
following
about
a
new
lawsuit.
Being
filed
against
the
adjacent
adjacent
property
of
87,
Park
Tower-
and
this
is
the
building
next
to
the
collapse,
condo
says:
the
construction
of
a
luxury
building
next
door
triggered
the
collapse
of
an
already
fragile
Florida
condominium
that
killed
98
people
in.
M
E
A
A
A
Not
seeing
Mr
Hilton
Janet
irons,
these
are
people
who
signed
up
online,
so
they
may
not
have
been
able
to
make
it
fergal,
Hanks
and
then
Bernard
Riley
will
be
the
next
person.
A
You
have
two
minutes.
U
My
name
is
Fogel
Hanks
I
live
at
1500,
Chicago
Avenue
and
we're
kind
of
at
a
time
of
increasing
rent
pressures
both
across
the
country,
but
also
within
Evanston,
and
this
development
will
place
kind
of
downward
pressure
on
rent
in
Evanston
and
make
both
kind
of
provide
more
spaces
for
people
to
live,
but
also
reduce
the
rent
of
people
living
elsewhere
in
Evanston.
U
The
fact
that
this
Transit
into
development
will
mean
that
they'll
be
increased
demand
for
downtown
restaurants
and
other
businesses
due
to
the
fact
that
people
don't
have
the
ability
to
drive
up
to
Wilmette,
as
some
kind
of
comments
have
brought
up
as
a
concern
and,
most
importantly,
will
provide
both
affordable
and
market
price
homes
and
a
reduction
in
height
will
come
at
the
cost
of
a
reduction
in
the
number
of
these
homes.
U
A
You
Mr
haggs
Bernard
Riley,.
Y
Hi
Bernard
Riley
1500,
Hinman,
Avenue
I'm,
president
of
the
board
of
directors
of
the
1500
Hinman
Cooperative
Apartments
I,
did
submit
my
comments
online,
just
very
late,
but
I
in
sitting
here
tonight.
A
couple
of
other
things
came
to
mind.
Y
Three
things
number
one
this
and
the
for
the
reasons
mentioned
by
other
people,
particularly
Mr
Fletcher.
This
is
a
death
death
star
of
a
project
given
the
location
that
it's
being
talked
it
out,
but
more
important,
too
I
think
shutting
down
discussion
of
the
business
practices
of
the
developer
to
me
represents
I.
Y
Think
a
disputable
narrowing
of
the
Mandate
of
this
committee,
or
this
commission
I
think
that
it's
that's
a
very
narrow
interpretation
with
this
commission
supposed
to
be
looking
at,
and,
secondly,
and
finally,
I
I,
worry
and
I
wonder
about
the
expense
of
public
resources,
particularly
the
city,
scarce
resources,
in
the
repeated
consideration.
The
time
devoted
to
the
repeated
consideration
of
a
project
that
from
the
beginning
was
patently
inappropriate
for
the
area
in
which
it's
proposed.
Thank
you.
A
A
If
you
again,
if
you
could,
please
come
up
to
the
microphone
just
so
we
can
get
you
recorded
and
state
your
your
name
for
the
record.
Please.
F
I
live
across
the
street
from
the
proposed
project
at
1630,
Chicago
Avenue.
It
will
completely
obliterate
our
view.
The
park
at
Evanston
has
283
spots
in
the
parking
garage
and
the
developer
is
correct.
You
don't
need
one
for
each
apartment,
but
we
are
about
70
percent
full,
so
they're
going
to
be
short.
Many
many
many
spaces,
and
also
we
just
had
a
crisis
at
the
at
the
park
is
that
we
didn't
anticipate
Amazon.
F
F
The
garbage
people
were
amazed
because
we
have
Amazon
now
and
we
have
Lyft
and
all
these
Services.
We
can't
get
out
of
our
parking
lot
because
we
have
a
three-lane
parking
lot
and
most
of
the
time
there's
either
an
Uber
driver,
FedEx
or
one
of
the
other
people
parking
in
that
driveway
and
they
get
out
of
the
car
and
leave.
So
it's!
This
is
just
too
much
for
too
little
of
a
space
like.
Thank
you.
Thank.
A
You
with
that
public
comment
is
closed.
Mr
Michael,
you
are
you're
able
to
give
a
chance
given
a
chance
to
answer
any
of
the
questions,
concerns
that
were
raised
or
to
make
a
closing
statement
before
we
begin
deliberation.
G
So
a
few
quick
points.
Thank
you,
commissioners,
to
clarify
the
history
of
our
application.
Here
there
was
people
alluding
to
the
fact
this
has
been
before
you
three
four
times.
This
is
the
second
to
go
around.
There
have
been
several
iterations
of
the
project
as
I
mentioned
earlier.
There
have
been
many
award
meetings
meetings
before
Dapper,
but
in
terms
of
an
application
before
public
comment,
I
mean
for
land
news
commission.
This
is
the
second
go
around.
G
So
it's
going
to
be
clear
on
that
comments
regarding
the
bike,
Lane
Port,
cochair
delivery
and
all
that
I
want
to
remind
everybody
in
this
room
that
our
original
iteration
had
a
port.
Co-Share
was
original
intent,
an
idea
to
have
a
curb
cut
that
traversed
the
bike
lane,
so
that
we
would
take
all
the
activity
off
the
street
and
conduct
that
activity
within
the
boundaries
of
our
own
property,
and
that
was
rejected.
G
You
know
by
the
city,
the
the
preference
was
to
take
that
activity
primarily
to
the
alley,
and
that's
why
that
plan
had
changed.
So
that
was
our
first
iteration
and
also
addressing
what
the
last
gentleman
mentioned
in
terms
of
boxes.
Piling
up
and
deliveries
and
all
that
we're
going
to
be
in
a
much
better
position
to
handle
and
manage
those
aspects
of
today's
life
because
we're
a
new
Builder,
a
newer
building
and
we
could
simply
plan
for
it.
G
L
L
It's
one
of
the
big
issues
seems
to
be
seems
to
be
height
relative
to
the
the
allowable
zoning
and
I
asked
before
what
the
difference
was
between
what
is
allowable
with
the
bonuses
and
and
what
the,
what
the,
what
you're
proposing
and
then
and
I
the
dimension
was
30
feet.
L
So
would
the
project
still
be
viable
if
I'm
not
suggesting?
We
do
this,
but
I
guess
question
if
you
got
rid
of
all
the
affordable,
if
that's
possible,
I,
don't
know
if
that's
even
possible,
but
that
would
eliminate
one
floor.
I
calculated
of
maybe
that's
not
possible
so
and
then
the
other
would
be
to
put
the
two
floors
of
parking
Underground.
G
G
Of
right
it
was,
it
was
as
of
right,
it
was
78
units
and
you
helped
me
arrive
at
that
number.
I
can't
remember
how
we
arrived
at
seven
days.
I
think
it
was
the
we
had
to
comply
with
the
affordable
requirements.
L
You
know
where
I'll
tell
you
where
some
of
this
is
coming
from
when
you
go
from
28
units
to
18
units.
It
sounds
a
little
bit
disingenuous
when
you
say
well,
18
units
is
18
floors,
I'm,
sorry,
28
floors
to
18
floors.
You
don't
say
well,
that's
as
that's
as
far
as
we
could
go.
So
you
know
was
28
units
28,
sorry,
28
floors
is
as
low
as
you
can
go
and
now
18
floors
is
as
low
as
you
can
go.
What
about
15
floors
again.
G
We
would
have
to
look
at
that.
We've
had
so
many
iterations
of
the
project.
I
have
iterations
of
15
floors,
but
then
it's
not
the
same
programming
that
we've
presented
here
tonight.
So
I'd
have
to
look
at
you
know
we
have
to
draw
it
up
and
and
see,
but
I
can't
tell
you.
We
looked
at
it
as
a
bright
project
and
it
loses
a
significant
amount
of
money
because
of
the
compliance
with
the
iho,
those
you
know,
those
units
rent
at
literally
half
the
amount
of
a
market
I.
L
Understand
I'm
just
I'm
just
wondering
if
there's
another
solution
here,
that's
closer,
if
not
complied
complying
with
the
with
the
actual
zoning,
with
the
with
the
site
development
again.
A
I
have
one
question
for
staff
and
it's
going
to
open
up
the
can
of
worms
that
I
really
don't
want
us
to
get
into.
So
it's
more
of
a
comment.
Maybe
for
staff
is
when
we
start
looking
at
our
inclusionary
housing
ordinance
and
what
bonuses
we
give
based
on
that
we're
seeing,
in
this
particular
case
and
I'm
I'm,
not
making
a
statement
for
or
against
this
in
this
particular
case
at
this
time.
A
So
I
don't
know
if
that's
something
and
I'll
Claire
Kelly
is
here
too
the
council
member
from
the
First
Ward,
so
I'll
just
throw
it
out
to
you
as
a
comment
to
everyone
that
maybe
that
is
something
that
needs
to
be
looked
at
in
our
ordinance
and
it's
not
something
that's
our
purview
to
say,
but
I'm
just
saying
when
we
start
seeing
projects
that
are
doubling
in
size
based
off
the
inclusionary
housing
allowances.
Maybe
we
need
to
look
at
how
do
we
rework
those
numbers
a
little
bit,
especially
in
larger
developments?
A
So
that's
more
of
a
comment
than
a
question
with
that,
though
I
will
go
ahead
and
close
the
record
and
the
board
will
begin
its
deliberation
and
I'll
ask
for
comments
from
yes,
yes,
come
to
the
microphone.
Please.
Q
Q
Question
and
perhaps
who's
ever
controlling
the
the
screen
here
could
pull
up
that
nice
overhead
shot
from
Mr
perman's
presentation
where
he
showed
the
buildings
with
the
various
different
heights
and
how
it
yeah
it
was
kind
of
gray
and
pink
I.
Think.
Q
So
this
this
is
obviously
a
question
for
Mr
Perman
and
the
reason
I
there's
there's
confusion
is
rampant
here,
right
and
so
I
want
to
be
crystal
clear.
The
standards
of
approval
are
what
matters
when
people
can't
meet
standards,
they
confuse
and
they
use
precedent
president
can
be
perverted.
So
if
you
could
move
to
that
slide,
that
shows
all
those
wonderfully
tall
presidential
buildings
in
gray
and
pink
it's
one
of
those
looks.
Q
How
many
of
the
buildings
in
pink
that
are
cited
as
tall
precedents
to
this
Legacy
building
are
both
East
of
Chicago
Avenue
and
therefore
in
the
D4
transition
zone
and
were
approved
after
2009
when
the
2009
downtown
plan
was
put
in
place
and
the
standards
of
approval
were
met,
I
think
I
know
the
answer,
but
I'll.
Let
you
answer.
AA
S
That
being
two
are
in
the
D4.
Wait,
wait,
wait.
Let
me
one
is
the
Albion
at
182
feet
2019,
which
is
about
46
percent
over.
He
said
you
asked
which
of
the
hold
on
correct
there
are.
There
are
none
East
of
Chicago
Avenue,
so
so
without.
S
A
I'm
gonna
cost
the
order,
please
we
are
going
to
close
the
record
at
this
point.
We're
going
to
begin
our
deliberation.
The
testimony
is
now
closed.
A
I
will
ask
Commissioners
for
their
thoughts
in
General
on
the
proposal.
That's
here
before
us.
A
C
Okay,
I
am
going
to
go
back
yesterday,
but
generally
I
believe
that
this
particular
project
is,
you
know
too
dense
and
too
tall
and
we've
in
the
staff
memos
that
again
we
talk
about.
We
have
the
2000
comprehensive
plan.
We
have
the
2009
downtown
plan
and
obviously
we
have
the
zoning
ordinance
that
started
out.
You
know
dates
from
1993.
C
That's
subsequently
been
amended
to
deal
with
inclusionary
zoning,
air
housing
and
a
whole
lot
of
other
things,
but
before
that
there
was
the
the
what
the
1993
zoning
ordinance
was
based
on
were
two
documents.
There
was
the
1986
comprehensive
plan
and
the
1989
plan
for
downtown
Evanston
and
I
worked
with
the
plant.
Then
plan
Commission
on
both
of
those
documents
and
I
think
that
they're
they're
instructive
because
they
they
talk
about
the
kind
of
the
intent
and
the
history
and
the
the
allowable
development
densities
that
were
contemplated.
C
The
1986
comprehensive
plan
looked
at.
You
know
creating
copper
opportunities
from
excuse
development
and
pursuing
refinements
to
the
zoning
ordinance
to
stimulate
economic,
revitalization
that
in
the
1989
downtown
plan,
really,
you
know,
looked
at
the
downtown
in
great
detail.
It
envisioned
that
higher
density
residential
would
establish
a
transition
between
the
downtown
core
and
the
surrounding
areas,
and
it
looked
and
really
identified
higher
density
housing
as
a
as
an
important
part
of
the
land
use
mix,
and
in
particular
you
know
the
downtown
core.
C
Prior
to
you
know
the
the
new
you
know
the
1993
zoning
ordinance
had
zoning
Heights
of
B3
that
limited
you
know,
the
base
height
was
85
feet
and
this
site
was
zoned
to
allow
85-foot
Heights,
and
you
know
in
the
60s
and
70s
the
city
made
a
lot
of
changes
to
allow
higher
density
housing
in
the
downtown
core,
which
was
to
the
west
of
Chicago
Avenue
Chicago
Avenue
was
to
traditionally
the
the
dividing
Zone,
and
you
know
that
that
plan
also
identified
a
number
of
sites
and
I
think
you
know
the
this
site
being
one
as
a
potent
who
is
having
significant
Redevelopment
potential,
the
site
where
the
Hyatt
Regency
is
now
that
was
one
the
Albion
site
was
another
and
the
Optima
Horizons
site
was
was
yet
another
and
when
the
you
know
so
so
the
intent
was
to
encourage
residential
development.
C
On
The
Fringe
of
the
downtown
core
and
when
the
93
zoning
ordinance
was
adopted,
I
think
a
couple
of
you
know.
People
have
noted
that
the
D4
zoning
District
allows
taller
buildings
than
the
D3
downtown
core
base
does
and,
and
one
of
the
reasons
for
that
was
that
it
was
to
provide
incentives
to
encourage
Redevelopment
of
some
of
those
under
utilized
sites
and
I.
C
Think
that
you
know
it's
you
know
so
so
there
was
development
incentives
built
in
to
the
underlying
zoning,
and
if
you
look
carefully
at
the
zoning
ordinance,
the
while
105
feet
is
the
maximum
allowable
height
in
the
D4
District.
That's
for
residential
buildings.
If
you
wanted
to
build
an
office
building
your
base
height,
your
maximum
height
would
be
85
feet.
C
So
the
you
know
the
point
is
that
there
are
significant
incentives
to
encourage
allowances
to
encourage
density
and
development
in
the
regulations
that
we
already
have
and
I
think.
It's
also
important
to
note
that
in
the
19
2009
downtown
plan,
while
this
you
know
East
development
framework,
you
know
they
called
for
a
six-story
base
height
for
the
for
development
and
the
110
stories
or
tenths.
You
know
the
the
110
feet
or
10
stories
was
envisioned
if
you
were
providing
significant
development
bonuses.
C
So
you
know
the
and
and
I
think
it's
really
important
to
note
that
the
2009
downtown
plan
elsewhere
in
the
downtown
called
for
you
know
they.
They
were
very
aggressive
in
in
looking
for
tall
buildings.
So
for
the
you
know
the
downtown
core
and
the
Fountain
Square
block.
They
were
proposing
building
Heights
of
25
to
35
feet.
You
know
35
stories,
so
I
think.
C
My
my
point
is
is
that
between
the
52
units
allowed
as
a
inclusionary,
Housing,
Development
bonus
and
the
base
and
the
and
the
height
allowances
and
the
site
development
height
of
40
feet,
I
think
that
the
zoning
and
the
city,
you
know
sufficient
incentives
are
being
provided
to
accommodate
an
appropriate
scale
development.
C
So,
for
those
reasons,
I
don't
think
that
this
project
is
appropriate
for
this
site
and
I'm
not
even
going
to
get
into
the
the
you
know
the
site,
design
guidelines
for
plan
developments,
which
also
again
that
they
were
developed,
because
when,
when
the
city
you
know
set
the
set
up
a
mechanism
where
most
about
larger
scale,
developments
have
to
be
planned
development
and
go
through
that
process.
Those
design
guidelines
were
established
and
adopted
to
encourage
better
design.
P
First
of
all,
I
think
the
the
Redevelopment
of
this
site
would
be
a
welcome
thing
to
have
in
Evanston.
P
Better,
all
right
so
I
do
think
Redevelopment
at
the
site
would
be
welcome
and
I
think
it
should
be
noted
that
even
if
a
8
or
10
story
building
would
be
put
here,
you
would
still
have
some
issues
with
traffic.
You
would
have
issues
with
deliveries.
You'd
have
issues
with
parking
if
the
city
is
going
to
accommodate
growth.
Those
things
are
part
of
it.
P
P
We've
kind
of
wrestled
this
before
with
transitional
zones
to
try
to
see
if
we
can
approved
projects
that
are
correctly
sized
and
scaled
so
that,
as
you
get
closer
to
residential
areas,
there's
a
little
bit
more
of
a
gentle
brief
as
you
go
into
them.
I
really
hope
nobody
uses
500
Davis
anymore
as
a
as
a
standard
for
what
we
should
do
in
Evanston.
That
was
put
up
a
long
time
ago,
and
the
height
really
isn't
relevant.
P
P
This
project
does
seem
out
of
scale
and
it's
it's
a
problem
in
the
sense
that
the
city
wants
to
see
Redevelopment
and
should
see
Redevelopment,
but
we've
gone
from
28
stories
down
to
18
stories,
and
it
is
still
seems
as
if
it
stands
out
among
everything
else.
As
you
go
east,
and
that
would
be
my
problem
with
it
primarily.
O
O
The
number
of
dwelling
units
and
the
number
of
parking
spaces
is
too
small
for
this.
The
number
of
drilling
units
is
too
many,
and
the
number
of
parking
spaces
and
two
small
is
too
small
for
these
dwelling
units,
and
the
deviation
from
the
zoning
coordinates
is
too
large
for.
M
M
O
Feet
plus
the
20
feet
for
two
parking
garage
floors
that
are
proposed,
so
the
total
is
125
feet
allowance
and
we
have
195..
So
it's
too
big
of
a
change
or
too
big
of
a
allowance
that
is
searched
here.
I'm
also
not
happy
with
the
fact
that
the
retail
space
is
actually
smaller
than
what
we
currently
have
everyone's
the
needs
more
retail
space,
whether
it
will
be
used
now
or
later.
O
Why
not
use
the
the
whole
lot?
It
is
a
hundred
and
ten
by
170
feet.
This
lot
could
be
developed,
I
believe
with
a
courtyard
planning
scheme,
so
to
cover
the
blind
walls.
That
I
talked
at
the
start
of
this
meeting
and
you
will
have
a
much
bigger
floor
footprint,
and
then
you
will
avoid
what
you're
showing
here
on
your
floor.
Layouts
you
have
almost
half
of
the
apartments
with
only
North
exposure.
O
Nobody
likes
such
Apartments.
You
have
troubles
renting
them.
If
you
use
the
east
and
west
side
of
this
slot,
the
110
feet,
you'll
have
many
more
options
to
avoid,
let's
call
them
bat
apartments
or
bad
exposure
Apartments,
so
it
will
be
I,
believe
a
much
better
layout
scheme
and
why
still
not
using
underground
parking
so
that
you
develop
more
parking
spaces,
that's
an
option.
O
L
First
of
all,
I
want
to
complement
the
developer
for
making
the
changes
that
they
that
you
did
make
from
the
last
application.
I
think
that
those
were
significant,
obviously
the
height
of
the
building,
the
far
the
the
relocated
entry,
which
everybody
complained
that
it
was
off
of
Chicago,
Avenue
and
personally
I
think
interrupting
the
bike
path
is
a
bad
thing,
so
I,
even
though
the
Alley's
tight,
if
you
had
a
10-story
building,
six-story
building
you'd
still
have
the
same
issues
with
the
alley
and
I
I.
L
Believe
that
that's
where
the
access
should
be
also
you
you
took
a
painted
concrete
building
and
made
it
a
glass
facade
building
which
I
think
improved
it.
A
lot
I
would
love
to
see
a
project
like
this
in
Evanston
I.
Think
I
am
I,
am
honestly
very
concerned
about
our
downtown
I.
Think
that
when
I
go
there
and
I
walk
around
and
I
see
the
empty,
storefronts
and
I
don't
see.
Restaurants
coming
back
or
businesses
coming
back.
L
I
am
terrified,
and
one
of
the
reasons,
one
of
the
things
that
could
help
that
is
more
housing
downtown,
so
I
really
want
to
see.
I
I
would
like
to
see
this
project.
A
project
developed
on
this
site,
however,
has
spoken
very
eloquently
by
my
fellow
Commissioners,
we're
not
here
to
change
the
zoning
and
I
think
we're
here
to
we're
here
to
interpret
it,
but
I
think
that,
because
this
is
a
transitional
Zone,
there
are
very
logical
reasons
for
that,
and
this
is
just
a
little
bit
too
high.
L
Now
the
suggestion
that
my
fellow
commissioner
made
on
the
configuration
of
the
building,
maybe
that
that
could
help
I
know
it's
expensive
of
putting
parking
Underground.
Maybe
that
would
help
you
know
as
far
as
affordable
housing.
Maybe
you
just
do
the
minimal,
but
I
do
think.
The
overall
goal
should
be
to
get
something
built
on
this
site,
but
I,
don't
I
think
the
project
is
just
too
big.
D
R
Largely
ditto
what
we
just
heard
from
our
my
fellow
commissioner
I,
you
know,
concur
with
a
lot
of
what
has
been
said
by
the
rest
of
the
Commissioners
I
I
do
want
to
tie
a
couple
threads
together
that
you
know
we
this
the
city
does
need
more
residents
downtown.
We
do
me,
need
more
vitality
and
more
activation
of
the
existing
retail
spaces.
The
restaurants
that
are
closed,
the
vacancies
that
are
out
there
and
that
we
do
that
by
having
more
people
living
in
and
around
downtown
and
and
utilizing
those
spaces.
R
But
this
building
is,
you
know,
as
it's
been
said
before,
is
is
out
of
scale
for
a
transitional
Zone
and
and
it's
it's,
it's
not
a
project
that
I'm
that
I'm
opposed
to,
but
in
that
spot
it
just
is,
is
two
deaths
and
and
too
tall.
E
A
I
will
address
my
mind
during
our
review
of
the
standards
since
I'll
be
going
through.
Those
I
think
a
lot
of
things
I
feel
have
kind
of
already
been
iterated,
so,
rather
than
continue
to
repeat
things
in
order
to
approve
any
project
or
recommend
approval
for
a
project.
In
this
case
we
are
recommending
body
to
city
council
city
council
is
the
final
determining
body.
A
We
must
find
that
several
standards
have
been
met
and
one
thing
I
always
like
to
clear
up,
as
we
hear
time
and
time
again
that
people
are
asking
for
above
what
is
allotted
and
part
of
the
zoning
ordinance
does
allow
for
people
to
ask
for
things
Beyond.
That's
why
we
have
variations.
That's
why
we
have
site
allowances.
A
Things
like
that,
so
just
to
kind
of
help
clarify
the
point
that
when
somebody
asks
for
something,
it's
not
something
that
they
are
not
entitled
to
necessarily,
it
is
something
that
we
on
in
the
zoning
ordinance
allow
for
them
to
ask
from
us.
It's
just
not
something
they
can
do
by
right.
So
I
just
always
like
to
put
that
out
there.
So
people
kind
of
understand
a
little
bit
more
about
the
zoning
process
in
order
to
find
that
this
project
should
be
recommended
for
approval.
A
Like
I
said,
there
are
several
standards
that
we
have
to
go
through.
The
first
one
is
the
standards
for
a
special
use
which
you'll
see
up
on
the
screen
over
here,
although
it
can
be
hard
to
read
the
first
one
being.
It
is
one
of
the
special
uses
specifically
listed
in
the
zoning
ordinance
and
a
plan.
Development
is
allowed
in
the
D4
district
downtown,
so
that
standard
has
been
met.
Number
two.
It
is
in
keeping
with
the
purposes
and
policies
of
the
adopted,
comprehensive,
General
plan
and
the
zoning
ordinance
as
amended
from
time
to
time.
A
A
However,
it
is
also
within
one
of
our
transition
districts,
and
therefore
my
feeling
is
that
it
is,
is
in
a
larger
scale
than
should
be
permitted
because
of
it
being
in
a
transition.
District
If
This
Were
across
the
street
on
Chicago
Avenue
on
the
west
side.
I
think
we'd
be
looking
at
this
a
little
bit
differently,
but
I
believe
that
that
standard
is
not
met.
A
The
proposed
development
will
not
or
will
excuse
me,
it
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
upon
the
city
as
a
whole.
A
This
one
is,
we
expect
to
see
actually
greater
impact
in
our
downtown
area.
That's
where
we
expect
to
find
the
most
dense
housing
and
office
spaces
in
our
city,
but
we
also
have
to
balance
that
against
the
fact
that
this
again
is
in
a
transition
district
and
does
about
residential
homes
on
one
side
as
well
as
we've
heard
testimony
to
to
the
operations
of
the
church
there.
A
A
Getting
to
that
well,
I'll
get
to
that
one.
When
we
get
to
traffic
congestion,
it
does
not
interfere
with
or
diminish
the
value
of
property
in
the
neighborhood
again
this
we
kind
of
just
talked
about
a
little
bit.
A
You
know
the
one
thing
that
I
always
have
to
remind
people
we've
heard
some
from
the
building
across
the
street
is
that
one
does
not
purchase
views
so
always
be
aware
of
that
when
you
are
looking
at
properties,
because
someone
can
always
build
in
front
of
you
and
block
your
view.
But
with
that
being
said,
I
think
we
have
heard
testimony
that
the
the
value
of
the
of
those
neighboring
properties,
especially
the
residences,
could
be
impacted
by
this.
So
I
believe
that
that
standard
has
not
been
met.
A
Number
five:
it
can
be
adequately
served
by
public
facilities
and
Services
I
believe
this
standard
is
met.
Obviously
this
is
talking
about
the
ability
for
the
fact
that
the
property
has
gas
electric,
the
utilities
that
are
necessary,
as
well
as
having
access
to
an
alley.
Things
like
that,
so
I
believe
that
standard
has
been
met.
Number
six.
It
does
not
cause
undue
traffic
congestion.
We've
heard
a
lot
of
testimony
on
this
one,
both
at
the
front
and
rear
of
the
property.
A
Number
seven.
It
preserves
significant
historical
and
Architectural
resources.
My
interpretation
of
this
is
that
we've
heard
some
testimony
about
the
the
church
behind
it.
However,
my
belief
on
this
is
really
that
the
architectural
and
environmental
I'm,
sorry,
the
architectural
historical
issues,
pertain
to
the
site,
location
and
its
impact.
So
I
believe
that
this
standard
is
met.
Number
eight
preserves
significant
natural
and
environmental
features.
We
haven't
really
heard
a
lot
of
testimony
upon
this.
A
I
will
note
that
there
was
a
a
green
garden
placed
on
top
of
of
the
building
in
an
attempt
to
provide
some
green
space.
So
I
will
I
will
say
that
standard
is
met
because
there's
not
a
lot
of
of
natural
Green
Space
there
currently
and
number
nine
it
complies
with
all
other
applicable
regulations
of
the
district
in
which
it
is
located
and
other
applicable
ordinances,
except
to
the
extent
such
regulations
have
been
modified
through
the
plan.
Development
process
or
the
grant
of
a
violation
are
of
a
variation.
A
Excuse
me,
so
I
believe
that
that
standard
is
not
met,
basically
because
this
does
not
really
follow
I,
actually
I.
Take
that
back,
I
follow
this
is
this
is
met
because
there
are
no
regulations
that
are
in
violation
it's
more
to
the
the
again,
the
transition
District
being
not
a
compliance
here.
Those
are
my
findings
on
the
special
uses.
Does
any
of
the
Commissioners
have
anything
that
they
would
like
to
add
or
object
to?
In
my
findings
hearing
none,
we
will
move
on
the
next
set
of
Standards
our
standards
for
a
plan
development.
A
These
are
new
standards
that
just
were
adopted
by
city
council
about
two
months
ago,
a
month
ago
before
that
we
didn't
have
real
strict
standards,
but
we
have
implemented
new
standards
and
these
apply
to
the
plan
development.
So
the
first
one
is
the
requested
site.
Development
allowances
will
not
have
a
substantial
adverse
impact
on
the
use
enjoyment
of
property
values
of
adjoining
properties.
That
is
beyond
a
reasonable
expectation.
A
Given
the
scope
of
the
applicable
site,
development
allowances
of
the
plan,
development,
location,
I,
don't
believe
that
this
standard
is
met
by
granting
the
site
allowances
that
are
being
requested.
I
believe
that
we
are
allowing
a
building
that
is
too
large
for
a
transition
District
to
be
built
and
therefore,
like
I,
said,
I
I,
don't
believe
that
standard
is
met
number
two.
The
proposed
development
is
compatible
with
the
overall
character
of
existing
development
in
the
immediate
vicinity
of
the
subject
property
again,
this
being
a
transition
dot
District.
A
A
The
development
site
circulation
is
designed
in
a
safe
and
logical
manner
to
mitigate
potential
hazards
for
pedestrians
and
vehicles
at
the
site
and
the
immediate
surrounding
area.
This
one's
a
little
tricky,
because
we've
talked
about
the
fact
that
we
don't
want
people
entering
off,
Chicago
Avenue.
Well,
there's
only
other
one,
one
other
place
that
you
can
get
to
the
site,
and
that
is
Through.
The
Alley,
which
creates
its
own
set
of
of
problems.
A
I
think
that's
just
kind
of
going
to
be
a
problem
on
this
site
because
of
the
of
the
bike
path.
That's
there
because
of
it
being
Chicago
Avenue
and
because
of
it,
sharing
an
alley
again
with
residential,
a
residential
district,
so
I'm
I'm
going
to
I,
don't
know
how
do
I
want
to
do
on
this?
One
I'm
going
to
say
that
that
that
standard
is
not
met
but
again
on
this
particular
site.
A
I,
don't
know
without
direction
from
the
city
exactly
how
that
can
be
met,
which
creates
a
whole
problem
number
four:
the
proposed
development
aligns
with
the
current
and
future
climate
sustainability
goals
of
the
city.
We
really
didn't
touch
on
this
in
any
way,
but
I
will
say
that
by
having
a
green
space
on
the
top
addressing
issues
with
bird
friendly
glass,
things.
A
A
I,
don't
know
if
anyone
has
any
thoughts
on
the
public
benefits
that
were
proposed.
I
mean
obviously
we're
we're,
including
the
inclusionary
housing,
which
is
one
of
the
goals
of
the
city
and
and
that's
what's
triggering
some
of
the
site
allowances
that
are
being
requested.
A
L
I
I
have
one
comment,
one
thought
and
then,
if
this
project
comes
back,
the
the
tenants
that
are
there
on
the
site
right
now,
I
know
found,
has
found
enough
has
found
another
place,
but
there's
the
Mexican,
restaurant
and
then
I
think
a
dry,
cleaner
and
I'm,
not
sure
what
else.
L
But
boy
I
think
one
of
the
benefits
that
would
one
of
the
one
of
the
things
we
need
to
do
is
keep
retail
in
Evanston,
and
one
of
the
benefits
that
I
could
see
is
subsidizing
in
some
way
because
it's
especially
a
restaurant,
it's
very
difficult
to
create
the
space
with
the
kitchen
and
all
that,
and
so,
if
there's
an
I,
don't
know
a
dry,
cleaner
may
be
the
same.
I
don't
know,
but
somehow
subsidize
them
to
find
another
space.
L
I
would
I
would
go
for
that
over
one
or
two
of
the
other
benefits
I.
C
P
A
All
right
very
benefit
standards.
B
A
These
are
standards
and
guidelines
for
plan
developments
in
the
D4
District.
Each
plan
development
shall
be
compatible
with
surrounding
development
and
not
be
of
such
nature
in
height,
bulk
or
scale
to
exercise
any
influence,
contrary
to
the
purpose
and
intent
of
the
zoning
ordinance
is
set
forth
in
purposes
and
intent.
A
We've
had
discussion
already
about
this
I'm,
not
going
to
repeat
what
I
said
earlier,
but
the
the
scale
seems
large
for
a
D4
building
each
plan
development
shall
enhance
the
identity
and
character
of
the
downtown
by
preserving,
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.
I
believe
that
this
standard
is
met
because,
again
we're
looking
for
large-scale
buildings
that
will
be
in
downtown.
A
The
building
does
have
a
nice
setback
with
a
tower
sort
of
being
in
the
middle,
so
as
not
to
be
a
large
single
block.
All
the
way
up
for
190
feet
so
I
believe
that
standard
isn't
that
number
three
each
plan
development
should
be
compatible
with
and
implement.
The
adopted,
comprehensive
General
plan
as
amended
the
plan
for
downtown
Evanston
any
adopted
land
use
or
Urban
Design
planned
specific
to
the
area.
This
zoning
ordinance
and
any
other
pertinent
City,
Planning
and
Development
policies.
A
Again,
we've
kind
of
talked
about
how
it
does
not
really
comply
with
the
comprehensive
General
plan.
I
will
make
the
comment.
The
plan
for
downtown
Evanston,
which
was
adopted
in
2009,
is
only
a
guiding
document
for
us,
because
the
code
was
never
implemented
to
change
the
the
ordinances
to
reflect
to
enforce
that
through
codification.
A
A
But
where
it
conflicts,
the
zoning
ordinance
takes
precedence.
Number
four:
each
plan
development
shall
be
completed
within
two
years
of
the
issuance
of
the
special
use
for
the
plan.
Development
I
have
no
reason
to
believe
that
that
would
not
be
applied
to
without
an
extension,
if
necessary,
as
we've
run
into
several
sourcing
issues,
with
some
of
our
developments
in
town,
so
that
one
is
met.
Number
five,
all
Landscaping
treatment
within
the
plan
development
should
be
provided
in
accordance
with
the
requirements
set
forth
in
chapter
17,
landscaping
and
screening.
A
A
Standards
and
guidelines
for
plant
developments
in
the
D4
District,
more
walkways
developed
for
a
plan
development
shall
form
a
logical,
safe
and
convenient
system.
I
we've
already
had
discussion
that
no
curb
Cuts
will
be
allowed
so
that
standards
met
number
two.
The
location,
construction
and
operation
of
parking
loading
areas
and
service
areas
shall
be
designed
to
avoid
adverse
impacts
on
residential
uses.
Again,
a
lot
of
this
we've
already
kind
of
talked
about
with
the
alley
abutting
residential
districts,
but
really
being
the
only
way
that
this
this
building
can
be
serviced.
A
Number
three
principle:
vehicular
access
point
shall
be
designed
to
permit
smooth
traffic
flow
with
controlled
turning
movements,
minimum
hazards
to
vehicular
and
pedestrian
traffic,
again
kind
of
reiterating
what
we've
said
before.
Plan
development
shall
provide
a
possible
for
underground
installation
of
utilities,
not
something
that
we
discussed
at
this
particular
time.
A
I,
don't
know
that
that
was
noted
anywhere
in
our
packet
plan.
Development
shall
be
provided
a
market
feasibility
statement
that
was
I
believe
there.
A
Up
there
and
that's
something
that
updates
as
you
move
closer
into
developing
a
building
anyway
for
every
plan
development
there
should
be
provided
a
traffic
circulation
impact
study.
We
did
receive
a
traffic
study
from
kloa,
which
was
included
in
our
packet
number.
A
Seven,
the
zoning
administrator
may
add
his
or
her
discretion
require
of
the
applicant
additional
studies
or
impact
analyzes
I,
don't
believe
any
have
been
requested
by
the
zoning
department
for
this
particular
project,
the
win
study
and
and
so
that
the
applicant
explained
until
they
worked
closer
to
where
they
were
in
terms
of
size
and
density.
It
didn't
make
a
lot
of
sense,
so
that
standard
will
be
met.
Do
I
have
any
more,
don't
think
so
kind
of
took
you
backwards.
Okay,
okay,
we're
good
all
right!
So
with
that
you
will
see.
A
We
have
many
many
standards
that
we
go
through
on
our
on
a
project
like
this.
At
this
point
we
are
recommending
body,
so
I
will
ask
if
there.
I
Again,
it's
green
Grady
of
attorney
on
behalf
of
the
applicant.
First
of
all,
we
want
to
thank
you
all
very
much.
We
know
you
put
an
incredible
amount
of
time,
energy
and
thought
into
your
work
on
behalf
of
the
citizens.
We
also
want
to
thank
everyone
who
came
to
the
microphone
to
speak
about
the
project
on
behalf
of
the
applicant.
We
would
like
to
ask
that
our
application
be
continued.
We
would
like
to
look
at
reviewing
everything
we
heard
from
you
with
the
prospect
of
of
modifying
the
project.
I
Significantly,
we
want
to
look
at
the
different
Financial
models.
We
want
to
look
at
the
different
use
models.
We
want
to
look
at
the
changes
that
have
occurred
in
how
people
use
properties
in
a
post-covered
world.
We
need
to
look
at
costs.
We
need
to
look
at
supply
chain.
We
need
to
take
into
consideration
all
the
things
we
that
we
have
heard
from
you.
We
would
respectfully
request
to
continue
the
matter.
We
won't
be
coming
back
in
30
days.
I
It
will
take
us
longer
than
that,
but
we
would
like
to
express
our
appreciation
and
let
you
know
that
we
have
heard
you
and
we
hope
to
take
into
consideration
the
many
many
considerations
that
the
members
of
the
commission
have
stated
as
well
as
the
members
of
the
of
the
public.
We've
read
all
the
comments
that
have
been
submitted
and
we
do
not
take
them
lightly
with
that.
That
is
our
request.
So.
A
I
would
look
to
staff
here
for
usually
for
these
sorts
of
projects
where
something
is
being
drastically
changed.
We
would
require
a
new
application.
It's
not
my
purview
to
say
this,
but
I
I
don't
know
if
we
can
grant
them
an
application
under
the
old,
without
starting
them
all
over
from
scratch
and
making
them
pay
all
the
new
fees
and
everything
again,
but
they
would
have
to
go
through
present
new
drawings,
new
plans,
re-notice
the
public
et
cetera
Etc,
so
that
normally,
when
we
do
a
continuance,
there's
no
additional
notification
to
the
public.
A
I
AE
A
G
Well,
I
want
to
clarify.
We
haven't
made
a
decision
to
withdraw
at
this
point.
I
was
saying:
is
we
want
to
go
back?
Look
at
the
comments
that
you've
raised
and
I
committed
to
looking
at
underwriting
different
permutations
of
the
building
and
see
if
that
work.
If
we
conclude
that
hey
that
doesn't
work,
we
have
to
stick
with
what
we're
doing
I
like
the
opportunities
come
back
and
so.
L
A
That's
that's
what
I'm
kind
of
struggling
and
I
was
going
to
ask
the
applicant.
So
if
you're
looking
at
changing
things,
perhaps
significantly
right,
then
it
would
be
a
new
application,
understood.
G
A
So
I
think
maybe-
and
and
this
is
a
question
again
for
staff
attorneys
and
everybody
above
my
pay
grade.
If
we
render
a
recommendation
this
evening,
can
it
be
held?
The
city
council
has
to
hear
it
within
60
days
of
our
decision
according
to
the
ordinance,
if
I'm
not
mistaken,.
L
AE
B
Code,
if
I
recall,
I
think
it
is
that
it
needs
to
be
heard,
which
would
just
be
the
introduction
not
acted
upon
right.
So
it
would
just.
It
would
need
to
be
on
a
city
council
agenda
within
the
60-day
time
frame
and
they
would
take
a
vote
to
introduce
it
and
then
act
upon
it.
A
So
so
that's
I
think
where
we're
going
to
have
to
go
with
this
is
we
will
make
our
recommendation
to
city
council.
It
has
60
days
before
it
has
to
appear
on
council's
agenda
items
and
in
that
60-day
intervening
period
you
can
decide
whether
or
not
you
want
to
reapply
move
forward
with
the
project
as
is
or
if
there's
some
little
tweak
that
you
want
to
make
before
it
goes
to
p
d
and
city
council.
Okay,
so.
B
A
A
So
we'll
go
ahead
and
and
take
our
vote
for
recommendation
to
city
council,
which
is
where
we
are
and
so
I
will
ask
if
we
always
try
to
make
motions
in
the
affirmative,
so
that
there's
very
little
clarification
having
to
be
about
whether
you're
voting
for
or
against
something.
C
Questions
about
the
the
staff
recommendation
for
the
conditions.
Do
we
do
the
the
conditions
first
and
then
the
motion.
C
Okay,
well,
I
I
have
two
things
I'd
like
to
or
actually
I
think
too.
That
I
would
like
to
suggest
adding
first
I
think
a
number
eight
we
need
to
a
condition
needs
to
be
included.
C
Conduct
in
construction
management
plan,
which
is
pretty
typical
for
these
kinds
of
developments
and
number
nine
would
be
a
condition
that
there
an
annual
payment
be
made
for
the
Lost
revenue
for
the
spaces
devoted
to
the
parking
to
the
loading
zone,
and
then,
at
this
point,
I
don't
know
if
it
number
two
with
respect
to
the
alley
management
plan.
C
At
some
point,
I
think
there
ought
to
be
clarification
as
to
you
know
the
the
impact
of
the
cap
on
the
the
200
000
contribution,
but
I
don't
know
that
I
don't
know
that
that
makes
sense
to
for
us
to
really
get
into.
At
this
point,
I.
C
I
think
it
will
be
as
well
but
I
think
the
construction
management
plan
and
the
requiring
an
annual
payment
for
the
Lost
loading
zone
revenues
should
be
included
as
a
condition
so.
A
Actually,
can
you
go
back
to
that
page
there?
Yes,
so
these
are
the
other
conditions
that
staff
is
recommending
at
this
time.
Additional
public
benefits
are
considered,
as
suggested
within
the
staff
report,
a
donation
of
five
thousand
dollar
in
lightweight
Divi
e-bike
station
purchase
and
donation
to
the
public
transportation
fund.
A
That
could
go
towards
the
study
that
the
city
is
currently
working
with
the
CTA
to
modernize
the
purple
line
on
number
two
that
the
applicant
adhere
to
the
Ally
management
plan
number
three:
the
waste
management
plan
number
four
bird
friendly
measures
continue
to
be
worked
on
and
finalized
prior
to
building
permit
issuance.
I
will
just
note.
I
know
that
bill
that
bird
friendly
glass
is
something
that
is
very
hard
to
get
right
now,
due
to
some
supply
chain
issues,
number
five
consider
adding
car
sharing
space
within
the
building's
garage
or
the
vicinity.
C
C
So
with
that,
since
you
want
a
positive
motion,
I
move
to
that
the
plan
commission
or
the
land
use
commission
recommend
approval
of
the
plan
development
application
for
1621-31
Chicago,
Avenue,
22
pnl.
C
D-P-L-N-D-0020,
as
presented
by
the
applicant
with
the
additional
condition,
the
nine
additional
conditions
that
recommended
by
staff
and
and
and
the
land
use
Commission.
B
It's
likely
to
do
a
roll
Cabo,
chair
Rogers.
Yes,.
O
A
So,
with
a
vote
of
zero
to
seven,
the
motion
fails,
which
means
that
it
will
move
forward
to
city
council
with
a
recommendation
for
denial.
But
again,
as
we
discussed
just
moments
ago,
there
will
be
a
period
of
time
and
City
staff
I'm
sure
can
push
it
back
to
give
you
as
much
time
as
possible
to
do
whatever
you
need
to
look
into
before
it
moves
forward,
and
then
we
can
make
a
determination
about
whether
a
new
application
is
submitted
or
whether
it
moves
forward.
A
This
way,
I'd
like
to
thank
everyone
who
came
out
and
stuck
with
us
this
evening,
it's
a
long
night
but
I
do
appreciate
hearing
from
from
people
in
in
the
public
and
getting
everyone's
input
and
thoughts
on
on
the
projects
that
are
happening
in
Evanston.
A
L
Bet
about
I
want
to
ask
this
every
single
meeting
seriously
I
I
and
you
know
we're.
We
have
these
projects
that
come
before
us
and
they
they
talk
about
the
zoning,
the
zoning
that
was
done,
10
11
12
years
ago,
and
and
some
of
this
is
is
becoming
out
of
date,
and
so
my
question
is:
when
are
we
gonna?
Have
a
look
at
the
comprehensive
plan.
H
Meeting
together
a
new
RFP
yeah,
because
we
have
some
ideas
on
how
to
change
it,
that
we
think
will
make
it
more
effective.
That
I
don't
want
to
share
right
at
this
moment,
but
that
we
will
bring
forward
and
present
to
probably
the
city
council
for
their
agreement.
Before
proceeding
with
the
RFP.
H
We
have
we
we've
just
started
working
on
it,
but
the
RFP
that
was
done
is
quite
old.
It
was
done
as
a
combination
of
requesting
a
strategic
plan
and
a
comprehensive
plan,
and
that
isn't
a
normal
format
and
there
were
some
benefits
that
were
thought
to
be
gained
from
it
that
we're
not
going
to
be
gained
from
it,
which
is
why
we
separated
it
and.
E
H
A
A
W
W
B
B
B
I
Have
a
Kenneth
Graham
Grady
for
the
record
attorney
for
the
applicant
I'm,
not
sure
if
there's
any
correlation,
but
you
know
we
do
pay
a
four
thousand
dollar
application
fee
and
that
may
be
sufficient
to
cover
costs.
There
may
be
a
fraction
of
the
cost,
but
there
is
an
application
fee
that
we
pay
right.
Thank.
A
You
any
other
club,
a
comment:
yes,
Mr
freshler.
Q
Very
quickly,
I
wanted
to
thank
all
of
the
Commissioners
on
behalf
of
all
of
the
residents
who
participated
tonight.
This
has
been
an
exhausting
process
for
us.
Some
of
you
are
aware
that,
although
maybe
there's
only
been
two
formal
applications,
this
is,
in
fact
at
least
the
fourth
iteration.
Here
we
don't
have
the
resources,
it's
very
difficult
for
us,
as
individual
citizens
to
understand
these
standards
of
approval.
Q
I
hope
you
see
that
we
made
a
very,
very
vigorous
effort
to
make
sure
we
understood
what
your
standards
of
approval
were
and
try
to
make
sure
that
our
comments,
at
least
most
of
them,
were
relevant
to
those
standards.
We
appreciate
your
attention
and
I'm
hopeful
will
not
come
back
to
you
to
talk
about
a
building
of
this
size
and
scale
again.