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From YouTube: Land Use Commission Meeting 3-8-2023
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A
A
Good
evening
and
welcome
this
is
the
March
8
2023
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
recommended
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
Ms
Jones.
Would
you
please
call
the
roll.
A
A
So,
with
eight
people
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
Alex,
ruggie
planning
manager,
Liz,
Williams
and
interim
community
development
director
Sarah
flax.
This
is
a
formal
hearing
and
there
are
rules
that
govern
our
proceedings.
Most
importantly,
only
one
person
speaks
at
a
time,
so
all
testimony
may
be
accurately
recorded.
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.
A
Our
procedure
is
to
hear
from
the
staff
on
the
documents
on
file
and
then
receive
testimony
in
other
other
evidence
from
the
applicant
or
appellant.
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.
Property
may
present
evidence
reasonably
questioned,
Witnesses
or
seek
a
continuance
of
the
hearing.
A
When
all
supporting
an
opposing
testimony
and
statements
have
been
heard,
the
applicant
or
repellent
will
be
given
the
opportunity
for
rebuttal
or
a
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
upon
the
testimony
and
evidence
presented
Guided
by
the
standards,
the
commissioner's
knowledge
of
our
community
and
the
recommendations
of
staff.
A
All
testimony
is
taken
under
oath,
although
we
do
not
apply
the
strict
rules
of
evidence.
Please
limit
your
testimony
to
the
proposal
as
it
relates
to
the
standards
contained
in
the
zoning
ordinance
and
the
corresponding
staff
memo.
When
testifying,
please
state
your
name
and
address
for
the
record
and
sign
in
on
the
public
comment
sheet.
A
Our
meetings
are
audio
and
video
recorded.
Please
make
sure
that
you're
at
a
microphone
when
asking
questions
or
making
statements
so
that
you
can
be
properly
recorded,
all
proceedings
are
subject
to
broadcast
at
a
later
date.
Any
matter
not
concluded
on
tonight's
hearing
will
be
continued
to
our
next
regularly
scheduled
meeting.
We
do
have
two
items
that
were
posted
on
the
agenda.
A
The
other
item
that
we
do
have
on
the
agenda
is
16
21,
31,
Chicago,
Avenue,
22,
pldnd
0102,
is
the
applicant
present.
Thank
you
with
that
I'm
going
to
ask
that
anybody
who
feels
they
may
be
speaking
to
us
tonight
on
any
matter.
Please
be
sworn
at
this
time.
By
raising
your
right
hand,
do
you
swear
our
firm
throughout
the
course
of
these
proceedings
to
tell
the
truth
and
nothing
but
the
truth.
A
Thank
you
with
that.
We
will
move
into
our
agenda.
The
first
item
we
do
have
on
the
agenda
is
the
approval
of
the
meeting
minutes
for
February
22nd
2023.
Is
there
a
motion
to
approve.
C
I've
got
a
comment
on
page
nine.
It
says,
commissioner
helich
Express.
This
is
about
the
church
that
we
reviewed
last
time,
commissioner
Hallock,
as
far
as
concerns
regarding
the
timing
of
project
financing
and
parking
I
just
wanted
to
elaborate
on
that
in
the
meeting
minutes.
It's
not
it's
project
financing,
but
it's
fundraising
specifically,
and
the
point
I
was
trying
to
make-
is
that
maybe
I
didn't
make
it
clearly.
C
But
the
point
I
was
trying
to
make
is
that
the
the
housing
cannot
happen
until
the
church
vacates
their
existing
property
and
the
church.
When
I
asked
about
fundraising
said
well,
they
they
haven't
even
started
yet.
C
So
the
point
is:
is
that
the
these
two
projects,
even
though
we
approve
them
separately,
are
tied
together
because
nothing
can
happen
until
the
church
moves
out
and
they
can't
move
out
until
they
raise
enough
funds
to
build
the
to
build
the
new
church,
so
they're
they're,
tied
together
so
I,
don't
know
how
concisely
say
that,
but
somehow,
if
that
can
be
added.
D
Yes,
I
actually
have
several
additional
Corrections
and
additions
on
page
bottom
of
page
two
under
commissioner
questions
I'd
just
like
to
add
that
we're
talking
about
the
Illinois
Housing
Development
Authority
on
page
five
under
number
three
I
think
we
want
to
be
saying
with
respect
to
the
alleged
hardship
or
practical
difficulty.
D
It
should
be.
A
portion
of
the
lot
is
owned
by
the
city,
because
in
the
the
way
the
whole
project
is
structured
with
the
land
swap
only
a
piece
of
of
the
land
that
actually
would
contain.
The
housing
is,
oh,
is
owned
by
the
city
and
then
on
page
10
of
15
when
we're
motioning
to
begin
a
new
case
after
10
pm
should
be
commissioner,
Hallock
you'd
make
a
good
chair,
but
he's
not
the
chair.
Now.
D
And
finally,
on
page
14
under
number,
one
I
think
the
finding
should
be
the
lack
of
a
loading
dock
will
not
I
have
an
adverse
impact,
so
those
are
my
corrections
and
with
that
I'll.
Second,
the.
D
I'll
I'll
move
to
approve
the
minutes
as
corrected
moved.
E
A
Seconded
by
Westerberg
any
further
discussion,
if
not
all
those
in
favor,
please
say
aye
aye
any
opposed
and
I
actually
will
be
abstaining,
because
I
was
not
at
that
meeting.
A
So
my
guess
is
that
makes
it
seven
to
zero
to
one
and
the
minutes
are
approved
with
those
changes
that
were
added
in
with
that,
we
will
move
into
the
main
part
of
the
our
agenda
again,
reiterating
that
we
are
are
not
hearing
the
first
case
so
we'll
move
on
to
the
second
case,
a
special
use
for
plan
development
at
1621-31,
Chicago
Avenue,
Miss
ashbaugh.
Would
you
like
to
read
that
into
the
record?
Please?
Yes,.
F
This
case
is
case:
number
22,
plnd-0102,
Jeffrey,
Michael
of
Horizon
Realty
Group
applicant
requests,
a
special
use
for
plan
development
to
construct
a
15-story
160
foot
tall
from
grade
mixed-use
building
with
approximately
7
200
square
feet
of
ground
floor,
commercial
140
dwelling
units
and
57
parking
stalls
within
a
two
level
parking
garage
in
the
D4
downtown
transition.
District.
A
Thank
you.
This
point,
I
will
ask
the
applicant
if
they
please
step
up
to
the
lectern
and
introduce
yourself.
G
Good
evening,
chair
Rogers
and
members
of
the
land
use
commission,
my
name
is
Graham
Grady
I'm,
the
attorney
for
the
applicant
I'm
Jeff
Michaels
who's.
The
actual
applicant
will
speak
momentarily
a
following
Mr
Michael.
You
will
hear
from
Tim
Kent
of
Papa
George
Haynes
the
project
architect,
who
will
be
followed
by
Michael
worthman
kloa.
Our
traffic
consultant,
followed
by
Jonathan
Perman
of
the
Perman
group
and
I,
will
follow
them
to
review
the
standards
and
with
that,
it's
my
pleasure
to
introduce
the
applicant
Jeffrey
Michael.
H
Good
evening,
thank
you.
H
H
We
have
filed
this
model
for
many
years,
which
eventually
led
us
here
to
Evanston
and
more
specifically,
to
the
Marion
we
purchased
what
was
formerly
called
the
North
Shore
retirement
Hotel
back
in
2012
from
the
prior
owners.
The
property
was
sorely
neglected
for
several
decades,
while
it
may
not
have
shown
from
the
outside
from
the
inside.
It
was
an
atrocity
provided
very
poor
living
conditions
for
Evanston
seniors.
H
H
The
Marion
speaks
for
itself
and
like
with
all
of
our
project,
it's
been
a
labor
of
love.
Today
the
Marion
is
home
to
about
150
seniors
and
plays
hosts
to
local
brides
and
grooms.
Mitzvahs
weddings
serves
the
most
amazing.
Meals,
provides
unmatched
services
and
will
remain
a
permit
fixture,
not
only
in
the
Evanston
Community,
but
in
our
family.
It
has
been
home
to
a
variety
of
small,
independent
retailers
and
restaurants.
H
You
only
need
to
walk
by
the
Marion
to
see
that
for
yourself,
which
leads
me
to
why
we're
here
tonight
we
have
a
vision
for
this
block
of
Chicago
Avenue
and
it
doesn't
start
with
the
Marion
okay,
but
only
every
only.
It
begins
with
the
Marion
I'm.
Sorry,
in
addition
to
the
Marion,
we
own,
the
commercial
retail
properties
immediately
to
the
north
of
this
property
that
sits
about
on
about
one
half
acre
parcel
with
about
127
feet
of
Frontage
along
Chicago
Avenue.
H
Our
vision
is
to
build
a
beautiful,
beautifully,
designed
mixed-use
Residential
Building
it'll
change
the
appearance
of
of
this
block
for
the
better
and
provide
a
level
of
living
experience
and
services
that
does
not
exist
in
Evanston.
This
building
will
complete
the
1600
block
of
Chicago
Avenue,
complement
the
Marion,
the
park
Evanston
and
the
rest
of
the
Urban
Street.
H
As
you
know,
we've
gone
through
several
iterations
of
the
building
design
and
each
time
we've
learned
a
lot
from
the
constructive
criticism
that
we
received,
as
well
as
the
Adoration
that
many
have
also
shared
on
the
project
tonight,
we're
unveiling
a
new
design
which
directly
responds
to
the
thoughtful
suggestions
made
by
you,
guys
on
the
land,
use,
commission
staff,
neighborhood
and
other
community
safe
stakeholders.
We've
made
substantial
adjustments
to
assuage
several
concerns.
They
are
a
reduction
in
the
bulk
size
and
density
in
the
far
the
far
is
down
19
from
last
time.
H
I
was
here
and
we
have
22
percent
fewer
units.
From
the
last
time,
I
was
here.
The
building
is
30
feet.
Shorter,
went
from
195
feet
down
to
165
feet.
We
will
increase
the
number
of
affordable
units
of
market
rate
buildings
in
Evanston
by
12
percent.
We
will
increase
the
number
of
affordable
units
in
market
rate
buildings
in
downtown
Evanston
by
24
percent.
H
We
added
warmth
with
masonry
at
the
ground
level
to
better
fit
the
streetscape
and
the
surroundings
of
the
building
and
we're
proposing
an
enhanced
package
of
public
benefits
that
includes
alley.
Reconstruction:
apprenticeships,
scholarships
for
students
and
hiring
opportunities
for
Evanston
residents
to
be
enforced
by
way
of
a
Workforce
Development
agreement.
H
As
my
team
will
show
you
in
further
detail.
A
proposal
now
aligns
with
the
parameters
of
the
zoning
code
and
the
D4
zoning
District,
while
also
meeting
all
the
PD
design
standards.
While
it
is
acknowledged
that
forced
site
development
allowances
are
being
requested,
we
believe
that,
with
the
contribution
of
the
meaningful
on-site,
affordable
housing
in
evanston's,
most
desirable
area,
along
with
the
healthy
offering
of
public
benefits
and
the
overwhelming
economic
infusion
that
the
Legacy
project
presents,
it
clearly
merits
this
accommodation.
I
Okay,
hi
I'm
Tim
Kent,
with
Papa
George
James,
architects
in
Chicago.
I
So
briefly,
to
reiterate
some
of
the
development
allowances
that
are
being
requested
here.
I
The
we
have
in
terms
of
height
105
feet
is
allowed
under
the
zoning
ordinance
we're
asking
for
a
40-foot
site
development
allowance
for
145
feet.
The
building
the
tape
measure
height
of
the
building
will
be
165
feet,
but
20
feet
of
that
doesn't
count
towards
the
height,
because
it's
used
for
a
parking
garage.
I
I
We're
asking
we
have
57
parking
spaces
in
the
project
and
118
are
required,
that's
primarily
because
the
retail
use
that
is
assumed
that
will
be
here
if
it's
restaurant
use.
The
worst
case
scenario
in
terms
of
parking
load
would
require
an
additional
number
of
spaces.
However,
we
know
that
there's
no
parking
there
today
and
there
aren't
any
parking
issues
on
site
today,
but
we're
requesting
57
spaces
118
are
required
by
the
zoning
ordinance.
I
I
just
wanted
to
show
quickly
a
series
of
diagrams
that
show
where
the
site
is.
This
is
mid-block
on
Chicago
Avenue,
the
Marion
is
to
the
right,
and
the
zoning
ordinance
allows
a
building
of
this
height.
The
black
dashed
line
is
the
105
foot
base
height,
that's
allowed
under
zoning.
However,
the
zoning
ordinance
permits
us
to
request
additional
height
up
to
40
feet,
as
a
development
allowance
40
feet
doesn't
count
would
not
count
for
if
it's
for
parking
we're
only
really
using
20
feet
of
that,
because
we
have
two
levels
of
parking.
I
I
The
building
is
a
contemporary
class
volume
that
is
turned
perpendicular
to
Chicago
Avenue,
it's
sculpted
in
a
way
with
a
curve
in
the
glass
at
the
corner.
To
give
it
some
visual
interest.
Balconies
are
Incorporated
and
recessed
into
the
volume
of
the
glass
so
that
they
don't
protrude.
I
Almost
a
background
building
in
the
way
it's
expressed
as
the
building
reaches
the
ground,
we
pay
very
close
attention
to
the
pedestrian
characters
of
Chicago
Avenue
that
are
existing
today
with
a
carefully
defined
Rhythm
that
is,
at
the
appropriate
scale
for
pedestrian
use.
This
this
gray
volume
here
is
now
brick.
Previously,
it
was
all
a
a
prefabricated,
concrete
panel,
so
we're
using
that
same
material
as
an
accent,
but
it's
primarily
brick,
which
is
in
keeping
with
the
texture
and
the
character
of
Chicago
Avenue.
I
It
is
as
it
exists
today
and
we're
breaking
up
the
volume
of
the
building
as
it
reaches
the
ground
and
celebrating
the
entry
to
the
residential
part
of
it
as
well,
and
then
we
see
the
building,
also
from
the
from
the
Northwest,
and
note
that
the
building
is
set
back
from
this
edge
here,
which
is
at
the
property
line
by
15
feet,
and
it's
set
back
so
that
we
can
have
proper
amount
of
proper
amount
of
glazing
on
that
whole
wall.
I
This
is
a
close-up
view
of
the
sidewalk
we're
anticipating
a
very
activated
use,
a
very
complementary
experience
to
everything
that's
going
on
in
a
not
only
in
downtown
Evanston,
but
as
we
would
expect
to
see
in
an
active
downtown
Urban
experience,
the
there
could
be
outdoor
dining
if
we
have
a
restaurant
or
that
type
of
use
here,
and
then
we
have
a
canopy
that
would
be
that
would
Mark
the
entrance
for
the
residential
use
and
then
additional
retail
space
on
the
opposite
side
of
that,
we,
you
may
remember
that
the
original
design
had
a
curb
cut
and
a
port
cochair
that
has
all
been
moved
to
the
back
and
is
now
off
the
alley.
I
So
the
bike,
the
bike
lane
is
protected
and
then
we
will
have
a
loading
zone.
That's
parked
in
front
I
have
a
plan
that
will
show
that
in
a
second
and
for
30
minute
loading
zone,
so
that
cars
don't
lock
this
area
and
we
can
allow
loading
and
drop-offs
to
occur
in
a
protected
area.
That's
in
the
front
of
the
building.
Additionally,
it's
not
shown
in
this
rendering,
but
there
will
be
some
bike
racks.
That
will
be
located
here
and
then
over
on
the
other
side
of
where
this
car
is
so.
I
And
then
these
are
the
the
materials
where
we
have
pre-finished
window
wall
fiber
cement
panel,
but
primarily
it's
brick
at
the
base
of
the
building
and
and
some
metal
panels
and
then
Sac
finish
concrete.
That
would
be
used
on
the
exposed,
concrete
columns
that
are
expressed
here
that
also
break
up
this
volume
into
smaller
subsections,
so
that
the
grain
of
the
street
is
is
maintained.
I
I
This
is
the
ground
floor
plan
I'll
be
coming
back
to
this
plan
in
a
minute
and
our
parking
consultant,
Michael
worthman
will
be
speaking
to
this,
but
we
have
two
loading
births
here.
The
residential
driving
entrance
vehicular
entrance
will
be
again
off
the
alley
here:
Lobby
and
then
we
have
about
7
200
square
feet
of
retail
or
potentially
restaurant
use.
I
That's
here
the
amount
of
retail,
that's
in
the
on
the
property
is
actually
reduced
from
what's
there
today
and
then
back
of
house
and
access,
and
then
we
have
parking
floors,
two
levels
of
parking
and
then
typical
residential
floors.
This
is
the
first
floor
above
the
podium.
There
will
be
some
space
used
by
the
residents
there
and
then
typical
floor.
The
building
is
comprised
the
units
are
Studios,
one
bedroom
and
two
bedroom
units.
I
The
uppermost
level,
the
residential
level
are
larger.
Penthouse
units
and
then
at
the
very
top
floor.
This
is
that
half
floor.
The
15th
floor
is
a
mixture
of
amenity.
There
will
be
a
pool,
a
dog
run,
other
amenity
space
and
then
mechanical
space,
and
then
we
have
data
to
support
all
this
140
total
units
10,
affordable.
I
I
Evanston
app
they're
here
this
is
a
fire
hydrant
access,
that's
existing
with
the
fire
hydrants,
that's
there
today
that
will
be
maintained,
and
then
we
have
bike
racks
here
for
public
bike
racks
here
and
here,
and
then
the
entrance
from
this
area
through
to
this,
which
is
leading
to
the
front
door,
and
then
we've
also
identified
zones
that
could
be
used
for
sidewalk
dining
in
the
future.
Should
that
use
be
brought
here
and
we've.
A
Before
you
step
away,
I
just
have
one
quick
question
for
you
said
since
you're
on
this
slide
there
was
a
percentage
of
retail
decrease.
What
is
that
roughly?
Do
you
know.
I
J
Also
the
question
you
said
that
on
the
North
side,
the
setback
had
something
to
do
with
the
glazing
on
that
side.
What
is
that
about.
I
Sure
this
wine
is
the
property
line
and
that's
called
an
interior
lot
line
and
you're
not
allowed
to
have
Windows
against
an
interior
property
line.
So
we're
setting
the
the
windows
or
the
the
face
of
the
building
back
15
feet
that
will
allow
us
to
have
15
or
75
percent
of
that
window.
Wall
be
fully
glazed
and
that's
a.
I
D
While
you're
with
the
perspectives,
if
you
could
go
back,
one
more
I
had
a
question
about,
there
appears
there
appears
to
be
a
planter
and
a
canopy
and
the
yes
that
one
are
those
is
the
planter
within
the
property
line,
or
does
that
extend
to
the
beyond
the
property
line?
And
this,
similarly,
is
the
canopy
project
pass
that
can't
pass
the
property
line.
The.
I
Canopy
would
definitely
project
beyond
the
property
line,
as
we
would
typically
see
in
any
canopy
like
this.
That's
when
the
building
is
on
the
Zero
outline
the
planter
is,
it
may
be
actually
I,
think
it's
just
in
the
rendering,
but
it's
not
in
the
plan.
So
it's
we'd
have
to
look
at.
I
L
Chair
yeah,
can
you
go
back
to
the
the
picture
where
you
had
the
other
buildings
in
the
close
vicinity
and
the
heights
listed
for
those
yep
for
this
one?
Those
are
all
actual
Heights
right.
Those.
N
Good
evening,
good
to
see
everybody
again,
my
name
is
Michael
worthman
I'm,
a
principal
with
the
firm
of
kloa
offices
at
95,
75,
West,
Higgins
Road
in
Rosemont.
I
am
a
licensed
professional
engineer
and
a
certified
professional
traffic
operations.
Engineer
we
were
retained
to
conduct
a
traffic
study
for
the
proposed
development
and
I
will
give
you
a
brief
summary
of
the
findings
of
a
traffic
study.
N
As
you've
heard
the
unit
the
development
is
going
to
consist
of
140
units
of
that
about
68
percent
of
the
units
will
be
Studios
or
one
bedroom
about
32
percent
will
be
two
bedrooms,
no
three
bedrooms,
so
it's
predominantly
Studios
and
one
bedrooms,
as
we
just
talked
about
there'll,
be
7
200
square
feet
of
commercial
space,
which
is
about
a
50
percent
over
50
percent
reduction
to
the
current
commercial
space
at
the
site
and
there'll
be
a
total
of
57
parking
spaces
a
little
bit
on
the
traffic
study.
N
The
traffic
study
was
performed
based
on
the
methodology
within
the
industry
and,
more
importantly,
with
the
based
on
what
the
transportation
agencies
require,
including
idot
Cook
County
in
the
City
of
Evanston.
N
We
used
all
the
current
manuals
and
software
that
are
available
when
performing
this
study,
so
we
lose
all
used
all
the
latest
criteria
when
performing
the
study
and
the
methodology
is
the
same
that
we
use
in
all
of
our
study,
particularly
in
urban
areas
like
Evanston
City
of
Chicago
Village
of
Oak
Park.
N
One
thing
about
the
development
which
is
very
important
is
it
is
considered
a
Transit
oriented,
oriented
development
for
several
reasons.
One
is
its
location
within
downtown
air,
downtown
Evanston
and
it's
proximity
to
all
the
businesses
and
the
amenities
which
are
all
within
walking
distance
or
many
of
them
are
in
walking
distance
of
the
site
and
two
is
the
robust
public
transportation
serving
the
area.
You
got
the
Davis
Street
L.
N
You
got
the
Davis
Street
Metro,
you
got
three
or
four
bus
routes,
you
got
Divi
stations,
car
sharing
stations
and
you
got
the
Chicago
bike
lane
all
within
a
quarter
mile
to
three
tenths
of
a
mile
or
about
a
five
to
ten
minute,
walk
from
the
area
from
the
site.
Furthermore,
evanstein
considers
this
area
transit,
oriented
development.
N
N
As
such,
you
can
see
that
the
volume
of
traffic
to
be
generated
by
the
development
in
its
parking
demand
will
be
significantly
reduced.
Given
this
Tod
characteristics.
Further.
Reducing
the
traffic
to
be
generated
by
the
development
is
the
fact
that
the
site
currently
has
fifteen
thousand
square
feet
of
commercial
space,
and
it's
currently
generating
traffic.
We're
going
to
reduce
that
in
half
another
factor
that
will
reduce
the
volume
of
traffic
is
the
unit
mix,
as
I
indicated.
N
68
percent
of
the
units
are
one
bedroom
and
Studios
they're
smaller
units
in
the
two
bedroom
and
three
bedrooms
where
you
have
more
families,
children
and
so
forth.
So
that's
a
significant
factor
in
the
volume
of
traffic
and
the
parking
demand
that
you
have
for
these
types
of
developments
as
it
pertains
to
access.
As
you
can
see
here,
access
to
the
57
space
parking
garage
is
going
to
be
off
the
alley
at
the
North
End
of
the
site.
It
will
be
a
two-way
access,
drive
one
inbound,
Lane
and
one
outbound
Lane.
N
The
reason
that
the
access
Drive
is
on
the
Alley
is
twofold:
I'm
sure.
As
you
all
know,
it's
preferred
by
the
City
of
Evanston
to
have
access
on
the
Alley
to
minimize
any
impact
on
the
street
system
and,
more
importantly,
on
the
sidewalk
system.
Evanston
tries
to
minimize
their
access
drives
along
the
main
streets.
More
importantly,
the
Chicago
two-lane
bike
lane
runs
in
front
of
the
site
and
Evanston
will
not
allow
us
to
break
access
at
that
location,
so
access
will
be
off
the
alley
57
spaces.
N
N
The
impact
of
the
development
of
the
access
drives
on
the
Alley
will
be
limited
due
to
several
reasons.
One
is
the
traffic
volume
show
that
the
volume
of
traffic
on
the
Alley
is
very
low.
I
think
it
serves
about
30
parking
spaces
along
the
alley,
so
it's
a
it's
a
low
volume
of
traffic.
N
Second
is
the
fact
that
that
the
intersections
of
the
alley
with
Davis,
Street
and
Church
Street
have
more
than
sufficient
capacity
to
accommodate
the
additional
traffic
that
will
be
generated
by
the
facility.
N
Third,
is
the
fast
fact
that
the
commercial
deliveries
on
the
Alley
will
be
significantly
reduced,
given
that
the
amount
of
commercial
space
is
going
to
be
reduced
in
half?
Fourth,
is
the
fact
that
the
proposed
development
is
going
to
provide
two
loading
docks?
Currently
there
isn't
any
loading
docks
in
the
alley,
so
we're
providing
loading
docks
to
pull
that
deliveries
off
of
the
alley
and
into
the
loading
docks.
N
N
More
importantly,
the
developer
has
committed
to
implementing
a
alley
management
plan
to
ensure
that
the
alley
is
operating
sufficiently
and
second,
the
developer
is
committing
to
improve
the
alley
over
its
existing
condition,
drop
off
and
pick
up
activity
and
quick
deliveries.
Your
ubereats
and
so
forth
will
occur
within
the
front
of
the
building
via
the
three
parking
spaces
in
front
of
the
building.
Those
will
be
dedicated
as
short-term
30-minute
parking
spaces.
We've
worked
with
the
City
of
Evanston
and
that's
they
feel
that's
the
most
appropriate
way
to
address
that
concern.
N
So
three
of
the
spaces
right
in
front
will
be
30
minute
parking
spaces,
so
there'll
be
high
turnover
parking
spaces
to
accommodate
pickup
and
drop
off
and
ubereats
in
in
the
like.
Once
again,
the
impact
on
these
deliveries
and
drop
off
and
pick
up
activity
will
be
reduced.
One
for
the
fact
that
we
have
two
loading
docks
in
the
back
of
the
building,
so
those
longer
term
deliveries,
FedEx
Amazon,
can
back
park
in
the
back
take
their
time
to
deliver
those
packages.
N
The
building
will
also
have
a
doorman,
which
is
important,
in
fact,
in
the
fact
that
when
there's
an
ubereats
delivery,
they
can
drop
it
off
to
the
doorman.
They
don't
have
to
wait
for
the
resident
to
come
down,
so
that
will
speed
up
the
deliveries
of
these
food
deliveries
and,
second,
the
doorman
can
keep
an
eye
on
those
three
spaces
make
sure
no
one's
double
parking,
no
one's
sitting
there
longer
than
30
minutes.
N
Lastly,
the
measures
that
are
being
done
here
are
similar,
if
not
more
than
what
you
would
find
at
any
other
residential
development
that
you
have
within
the
City
of
Evanston.
So
we're
really
going
out
of
our
way
to
try
to
minimize
those
deliveries
and
drop
off
and
pick
up
activity
quickly.
I'm
almost
done
just
want
to
indicate
the
traffic
study
that
we
did
provide
for
a
very
worst
case
analysis.
N
We
assumed
all
new
traffic
to
be
generated
by
the
development.
We
did
not
take
any
discounts
for
the
commercial
development,
that's
already
there
and
that's
generating
traffic.
A
second
is
for
the
request
of
Evanston.
The
traffic
study
includes
the
traffic
to
be
generated
by
nine
additional
developments
within
the
area.
So
we
looked
at
those
nine
additional
developments
and
added
that
traffic
to
the
roadway
system,
Street
system,
as
well
as
using
an
ambient
growth
factor
just
to
account
for
any
additional
growth
in
the
area.
N
What
we
found
out
is
that
in
general,
the
intersections
the
roadways
within
the
study
area
do
have
sufficient
Reserve
capacity
to
accommodate
the
traffic
that
will
be
generated
by
the
development.
As
we
all
know,
there
is
some
queuing
and
additional
delay
that
happens
at
some
of
these
intersections,
particularly
Northbound
or
southbound.
Excuse
me
on
Chicago
Avenue.
This
is
typically
for
about
a
half
an
hour
period
that
we
find
in
the
afternoon,
and
the
queues
typically
dissipate
pretty
quickly.
More
importantly,
the
volume
of
traffic
that
we're
adding
to
these
intersections
is
very
low.
N
It's
less
than
a
one
percent
increase
in
traffic
at
any
of
the
intersections
as
such
other
than
the
improvements
to
the
alley.
No
additional
improvements
are
required
on
the
roadway
system
to
accommodate
the
traffic
that
will
be
generated
by
the
development.
I
will
be
here
for
any
questions
that
you
have
or.
C
G
So
the
public
benefits
and
the
improvements
to
the
alley
comes
in
two
components:
one
who
pays
for
the
improvements
and,
secondly,
the
alley
management
plan.
On
the
first
part,
the
entire.
The
plan
is
for
the
entire
alley
between
the
two
streets
to
be
improved,
the
Mary
I'm,
sorry,
the
the
applicant
will
pay
100
for
the
127
linear
feet
from
behind
the
building
all
the
way
across
to
the
other
side
of
the
alley.
G
In
addition,
the
Marion
will
pay
for
the
area
from
the
Legacy
to
the
corner
to
the
center
of
the
alley,
so
that
leaves
a
couple
of
other
areas:
the
area
behind
the
Marion.
That's
on
the
opposite
side
of
the
alley.
The
applicant
is
going
to
contribute
50
percent
to
the
cost
of
that
two
hundred
thousand
dollars.
C
G
G
G
Evanston
has
a
50
50
payment
plan.
There's
public
benefit
of
two
hundred
thousand
dollar
contribution
by
the
applicant
will
reduce
the
burden
for
areas
where
the
applicant
has
no
obligation
whatsoever
to
pay
anything.
And
that's
this
area
in
this
area,
and
so
it's
it's
a
200
000
contribution
by
the
applicant
to
help
get
the
entire
alley
paid
from
one
street,
which.
C
H
Whole
alley
so
Evanston
has
a
50,
50
program,
I.
Think
it's
by
way
of
a
special
assessment.
You
guys
probably
know
where
I
was
probably
not
what
are
to
clarify
we're
going
to
commit
to
fixing
the
127
feet
that
are
directly
behind
a
property,
we're
also
committing
to
contribute
the
first
two
hundred
thousand
dollars
towards
evanston's
share
of
that
50
50
program.
So
let's
say
it's
another
two
hundred
thousand
dollars,
or
let's
say
it's
three
hundred
thousand
dollars
to
fix
the
rest
of
the
alley.
H
D
So,
just
to
clarify
the
two
hundred
thousand
dollars
is
really
just
the
the
cities.
You
know
the
it's
a
contribution
to
the
city's
portion
of.
H
D
D
Because
it's
it's
not
really
terribly
clear
the
way
the
the
alley
Improvement
Pro,
you
know
with
that
section-
is.
H
G
G
G
They
have
individual
dumpsters
for
their
businesses.
Some
of
those
dumpsters
are
not
perfectly
aligned
in
perpendicular
or
in
plane
when
this
building
is
built,
100
of
those
dumpsters
behind
those
six
businesses
will
go
away.
Secondly,
one
hundred
percent
of
the
alley
parking
behind
those
six
businesses
will
go
away.
G
G
Secondly,
people
hear
57
cars,
57
cars,
57
cars,
a
lot
of
people,
work
from
home,
people
are
going
to
leave
or
come
home
at
the
same
time,
57
cars
coming
and
going
even
with
rush
hour
scenarios
it's
in
drips
and
drafts,
so
we're
hopeful
that
the
land
use.
Commission
members
recognize
the
Improvement
to
the
alley
that
this
project
will
bring
with
the
elimination
of
all
those
dumpsters
with
the
eliminaries
and
all
those
cars
I
was
out
there.
G
M
G
A
G
G
Okay,
it's
terrific!
Are
there
any
other
questions
for
Mr
worthman
from
kloa.
E
I
do
have
a
few
questions,
just
kind
of
understand.
As
you
look
at
this
type
of
a
building
and
try
to
evaluate
how
much
parking
you
need
how
it
impacts
everything.
Did
you
take
a
look
at
any
of
the
the
other
new
senior
living
facilities
that
have
gone
up
in
Evanston,
I?
Think
there's
the
epidur
and
the
truly
to
get
some
sense
of
how
many
spaces
there
are
really
used
by
residents.
E
N
Have
not
per
se
I
can
tell
you,
there's
been
a
big
study
done
in
the
city
of
Chicago
in
the
downtown
area
where
they
say
right
now
that
a
unit
is
using
about
one-third
space
or
about
0.33
parking
spaces
per
unit.
I
believe
we're
at
0.401
I
believe
it
is
spaces
per
unit.
What
contributes
to
the
low
parking
demand?
Is
that
Tod?
More
importantly,
it's
the
unit
mix.
N
You
know
you
don't
have
as
many
two
bedrooms
and
three
bedrooms
there's
been
studies
that
show
that
one
in
studio
and
one
bedroom
apartments
parking
demand
is
significantly
lower
than
those
with
two
or
three
bedrooms.
And
that's
because
you
get
more
families,
you
got
kids,
you
need
two
cars
where,
if
you're
in
a
studio,
one
bedroom,
you
usually
got
a
millennial
or
an
empty
nester
where
they
may
have
one
car
or
no
car
at
all,
particularly
the
millennial.
E
Thank
you,
but
this
is
for
seniors,
so
I
guess
no.
G
N
P
E
E
So
that
can
be
I
suppose
an
issue
for
Neighbors,
obviously
in
terms
of
where
those
cars
do
end
up
parking.
How
about
for
the
retail
you
do
not
have
any
parking
for
the
retail?
Is
that
correct,
yeah.
Q
So,
commissioner,
Jonathan
Perman
here
we
must
clarify
we
at
the
city's
strong
recommendation
have
committed
to
take
20
to
least
23
space
up
to
23
spaces
in
the
church,
Chicago
parking
garage
that
could
be
used
for
a
variety
of
purposes,
whether
that's
visitors,
whether
that's
restaurant,
patrons
or
additional
needs
that
residents
have
or
employees
the
public
parking
garages
in
Evanston
are
running
currently
at
about
50
percent
capacity.
So
there's
more
than
enough
room
for
us
to
be
able
to
use
some
of
those
spaces
which
are
just
a
block
away.
H
C
As
long
as
we're
talking
about
parking,
maybe
this
is
the
time
to
talk
about
this
.41
ratio
which
I
understand
from
reading
that
this
is
a
ratio
that
has
been
applied
to
other
projects
and
some
of
those
projects
even
have
come
back
to
us.
So
just
tell
me:
if
I'm
wrong
come
back
to
us
and
say
hey
even
that
ratio
we
can't
we
can't
fill.
We
have
plenty
of
empty
spaces,
so
sir,
can
they've
asked
us
to
even
redo
if
they
could
even
reduce
it.
So
could
you
elaborate
on
that.
F
The
ratio
I
do
not
recall
I'll
defer
to
Megan
Jones.
She
was
the
case.
The
staff
lead
for
that
project.
R
M
E
E
I
get
the
concept
behind
not
having
a
curb
cut
but
I'm
a
little
concerned
that
you
know
we
are
pushing
more
traffic
through
an
area.
That's
already
pretty
constrained.
F
F
With
the
traffic
I
presume,
we
presume
would
be
limited
to
the
loading
only
for
move-ins
moves
out
which
the
building
management
would
be
responsible
for
scheduling
and
then,
of
course,
also
any
inventory
deliveries
for
prospective
retail
or
restaurant
tenants
and
I.
We
believe
the
most
frequent
use
would
then
be
the
pick
up
and
drop
off,
which
would
be
the
point
of
the
30-minute
parking
stalls.
F
They
had
to
initially
propose
to
just
block
it
off,
but
we
talked
with
the
parking
division
and
and
public
works,
and
we
feel
that
the
parking
to
reduce
the
maximum
permitted
amount
of
time
you
can
park
there
to
30
minutes
will
encourage
turnover
people
that
are
there
for
two
to
five
minutes
waiting
for
someone
to
come
out
of
the
building
to
ride
that
should
be
sufficient.
So
staff
was
not
concerned
with
any
increased
traffic
to
the
alley.
Q
Commissioner,
I
think
it's
also
important
to
remember
that
when
we
first
brought
this
project
to
the
city
and
to
the
then
plan
commission,
our
plan
was
to
have
a
port
could
share
concept
with
a
curb
cut
and
that,
quite
frankly,
was
was
roundly
rejected
by
City
staff
and
by
the
community.
And
so
you
know,
given
that
we
accepted
that
change.
We
thought
it
was
an
Artful
and
creative
way
to
handle
the
traffic.
But
that
really
pushed
the
entry
in
to
the
garage
to
the
back
to
that
to
the
alley
and
that's
why
we're
there.
R
S
E
But
but
I
understand,
I
understand
the
challenges.
I
guess.
My
question
to
staff
is
whether
long
term
as
we
look
at
these
developments
and
as
we
continue
to
see
them
proposed
whether
it
does
make
sense
to
make
sure
we
incorporate
drop-offs
loading
and
things
like
that
within
their
property,
as
opposed
to
pushing
it
up
to
the
street.
F
Long
term
I
think
that
would
be
a
great
policy
direction
that
we
could
hopefully
come
to
a
consensus
on
not
just
with
this
particular
project
but
within
the
whole
downtown
and
other
areas.
I
think
with
this
particular
location,
with
it
being
mid-block
the
enter.
The
city
staff
was
more
concerned
about
preserving
the
the
protected
bike
lane
and
making
sure
that
that
was
preserved.
That
was
on
staff's
opinion
and
both
Public
Works
and
key
development
were
in
agreement
on
that.
D
S
Q
Q
They
have
been
responsive,
they
have
been
helpful
and
we
really
appreciate
their
creative
insights
and
what
they've
offered
to
us
over
the
last
few
years.
So
thank
you
so
much
you
don't
get
enough
credit
and
we
really
appreciate
it.
Q
I
wanted
to
talk
a
little
bit
about
history
and
context.
A
history
Professor
once
told
me
that
you
can't
understand
the
present
unless
you
understand
the
background
in
the
history
and
the
context,
and
so
to
bring
some
context
to
this
project.
I
want
to
offer
a
couple
points.
Q
First,
the
marketplace
itself
that
we're
operating
in
and
that
we're
choosing
to
invest
in
the
population
of
Evanston,
as
I've
mentioned
before,
but
it
continues
is
much
less
today
than
it
was
in
the
1970s
and
80s
Evanston
has
not
grown
in
terms
of
the
number
of
people,
and
thus
there
is
plenty
of
room
for
people
to
move
into
Evanston
and
there's
a
great
demand
for
people
to
come
to
Evanston.
The
population
of
Evanston
is
about
77
and
a
half
thousand
in
1970.
Q
It
was
about
80
000
people,
so
it
continues
not
able
to
meet
or
get
to
the
level
that
it
once
was
50
some
years
ago.
However,
to
answer
the
question
of
why
that
is
it's
a
really
simple
reason,
and
that
is
that
households
today
are
much
smaller
than
they
were
30
40
50
years
ago.
So
while
we
have
less
people
in
Evanston,
we
indeed
have
more
households.
Q
We
also
have
right
now,
in
terms
of
the
market
conditions,
a
housing,
Supply
shortage.
This
is
not
just
Evanston.
This
is
the
United
States
of
America
right
now,
a
serious
housing
shortage
at
all
price
points.
The
U.S
needs
to
build
according
to
the
National
multi-family
Housing
Council
every
year
from
here
on
out
for
the
next
10
years,
328
000
new
apartments
every
year
just
to
keep
up
with
the
demand
the
demand
is,
is
because
of
a
number
of
things,
not
the
least
of
which
is
the
pandemic,
that
Forest
long-term
changes
and
challenges
to
downtowns.
Q
Like
Evanston
people
took
a
Hiatus
for
a
few
years
and
didn't
make
housing
moves
or
decisions.
They
are
now
the
pan.
There
is
still
a
pandemic.
We
have
learned
to
live
with
it,
but
now
we
are
seeing
people
coming
out
of
their
homes,
so
to
speak
and
looking
for
other
housing
opportunities
and
that's
one
of
the
drivers
of
demand.
A
second
driver,
of
course,
is
interest
rates,
which
has
lessened
the
appetite
for
housing
purchases
and
increased
the
demand
for
apartments.
Q
There's
less
demand
for
office
space,
obviously
with
the
Advent
of
remote
working,
which
means
less
demand
for
daytime
eating
and
shopping.
There
is
a
movement
to
rely
more
heavily
in
terms
of
contemplating
ones
downtown
on
residential
living,
we're
seeing
that
in
Chicago
and
so
to
be
successful
with
the
strategy
you
need
density
in
the
downtown
to
create
the
demand
for
diners
and
Shoppers
and
Evanston
is
positioned.
Q
Interestingly,
one
of
the
stabilizing
factors
that
Evanston
has
is
the
presence
of
Northwestern
universities
by
far
the
largest
employer
and
with
over
ten
thousand
undergraduate
and
graduate
students
in
Evanston
and
over
a
billion
dollars
in
annual
research
Awards.
It
is
a
fortunate
demand
generator
for
Evanston
and
it
continues
to
grow.
Q
And
yes
and
I
will
say
this:
the
some
of
the
tenets
of
the
Legacy
will
be
students
and
faculty,
some
of
whom
will
start
businesses
in
Evanston
and
form
long-term
commercial
and
residential
relationships
with
our
local
economy,
but
to
prove
our
point
in
terms
of
demand.
Even
further,
the
city
staff
asked
us
to
redo
our
Market
study,
where
we
had
hired
Integra
Realty
resources
to
do
a
marketing
report.
A
couple
highlights
that
they
brought
in
their
report
and
which
is
in
your
your
packet.
Q
Q
The
result
is
that
Evanston
needs
more
rental.
Apartments
of
all
types
as
the
market
is
full
Integra
believes
the
location
is
Stellar.
It's
an
excellent
case
in
place
for
high
density
development
and
there's
load
parking
demand.
Since
many
renters
will
not
own
a
car
on
affordable
housing,
there
continues
to
be
a
mistaken
perception
that
new
luxury
apartments
in
Evanston
are
somehow
forcing
out
long-term
residents
with
gentrification.
Nothing
could
be
further
than
the
truth
when
it
comes
to
this
project,
and
that's
because
we
are
not
displacing
anyone.
Q
Finally,
there
are
inherent
high
costs
of
land
in
in
an
inner
ring
community
on
Lake
Michigan,
like
Evanston,
and
if
you
couple
that
with
what
is
relatively
little
land
in
Evanston,
that
can
be
used
for
multi-family
housing,
because
most
of
Evanston
is
owned,
geographically
R1
and
R2
in
effect,
Evanston
itself
and
I'm.
Not
a
casting
blame
here.
I'm
just
this
is
just
reality
is
he
has
actually
zoned
itself
out
of
easily
accommodating
housing
at
scale,
which
is
generally
needed
for
affordability.
Q
So
this
project,
through
the
iho
that
we're
complying
with
offers
some
progress
towards
evanston's
goal
of
making
itself
a
little
more
affordable
on
parking.
One
other
point
and
that's
connected
to
the
environment
and
evanston's
Ambitions,
to
be
a
green
City,
there's
a
very
high
penalty
that
we
pay
as
a
community
for
adding
more
parking
stalls
which
cost
25
to
40
000
a
piece
more
than
the
cost
of
a
car
itself,
and
that
adds
to
the
cost
of
the
rental
price.
Q
When
you
look
at
the
total
cost
of
the
building,
so
over
parking
or
building
too
much
parking
is
actually
a
really
big
deal
and
it
especially
hurts
us
in
the
context
of
wanting
to
be
a
Transit
Transit
oriented
development
city.
So
parking
styles
are
expensive:
they
require
extra
land
they're
expensive
to
build
and
they
increase
the
cost,
which
then
reduces
the
availability
of
affordable
housing.
Q
You
see
how
it's
all
connected,
so
downtown
Evanston
has
an
abundance
of
public
parking
as
I
mentioned
earlier,
and
we
need
just
from
an
economic
standpoint
to
try
to
fill
those
public
parking
garages
because
Evanston
is
shouldering
the
expense
of
capital
costs
that
it
pays,
regardless
of
how
many
cars
are
in
those
garages.
So
for
a
community
that
Harbors
Ambitions
to
be
a
model
Green
community,
let's
stop
building
more
parking
spaces
which
are
ways
full
of
precious
land
resources.
Q
Two
more
points
that
I'd
like
to
make
one
is
we
provided
you
with
a
fiscal
economic
impact?
Analysis
I
won't
go
into
the
details
of
it,
but
let
me
tell
you
why
it's
important
it's
important,
that
this
project
will
provide
on
a
net
present
value
and
when
we
take
into
account
the
public
costs
of
another
213
residents,
so
the
cost
per
pupil
cost
for
schools
that
there
will
be
a
few
students
that
are
generated
and
the
public
cost
for
serving
these
new
residents.
Q
Q
Q
That
does
not
make
it
one
of
the
most
challenged
taxing
bodies
in
Cook
County,
but
it
is
a
challenge
for
this
community
and
unless
even
since
tax
base
can
use,
continues
to
grow
and
meet
the
growth
in
Public
Employee
Retirement
benefits,
then
Evanston
will
be
saddled
with
only
one
other
option:
that's
the
two
options:
either
cut
services
or
raise
property
taxes
or
other
taxes
even
higher.
So
this
project
provides
a
strong
opportunity
for
Evanston
to
add
to
its
tax
base.
Q
Lastly,
the
context
of
precedent-
and
let
me
shoot
to
here
this
is
a
graph
and
if
you
want
to
see
it
up
close
because
I
know
that
that's
hard
to
read,
we've
actually.
Q
Q
There
are
some
that
that
feel
that
there
is
a
proverbial
line
in
the
pavement
on
Chicago
Avenue,
suggesting
that
heightened
density
somehow
cannot
exist
of
the
center
of
that
north-south
Corridor
of
Chicago
Avenue.
Yet
that
line
was
breached.
If
you
will
many
years
ago,
not
on
Chicago
Avenue,
it
wasn't
breached.
Q
Similarly,
when
the
500
Davis
building
was
built
in
1978
at
135
feet
in
a
D1
Zone,
which
was
221
percent
above
what
was
permitted,
there
was
opposition,
but
did
it
result
in
high
traffic
volumes,
lower
home
values
or
a
lesser
quality
of
life?
I,
don't
think
so.
The
variance
is
that
we
are
asking
for
from
the
zoning
code
are
much
much
less
than
what
this
body
and
what
the
city
council
embodies.
Q
Your
predecessors,
then,
what
has
been
granted
in
the
past
and
the
relief
that
we're
asking
for
regarding
dwelling
units
and
parking
at
the
end
is
quite
comparable
to
other
recently
approved
developments
which
have
enhanced
downtown
Evanston.
One
example
in
another
part
of
the
D4
zone
is
Optum
Horizons
in
2005,
which
was
granted
a
12
percent
increase
above
what
was
permitted
in
terms
of
height.
So
there's
a
list
of
the
tallest
buildings
in
Evanston.
You
can
see
where
the
Legacy
would
be.
Q
Q
Q
That
we
can
ask
for
in
terms
of
a
development
allowance,
many
other
projects
have
been
granted
variances
of
40
50,
111
percent,
178
percent
221.
You
see
there
so
I
just
wanted
to
give
you
the
the
context
that
we
think
this.
This
project
stands
on
on
its
own
two
feet,
but
looking
at
how
Evanston
has
ruled
on
other
similar
kinds
of
requests
that
were
actually
much
greater,
those
were
granted
and
we
hope
that
by
our
requests
coming
down
significantly
from
where
we
were
two
three
years
ago
that
you
will
take
that
into
consideration.
E
So
Mr
Perman,
yes,
just
a
question
or
a
comment
sure
of
the
the
buildings
that
are
on
this
list.
Most
of
them
are
west
of
Chicago
Avenue
or
at
least
on
the
west
side.
The
two
that
are
not
are
500
Davis
and
the
Mather
and
I
actually
asked
staff
to
check
on
the
height
of
the
matter.
The
height
of
the
matter
is
actually
for
the
north
building
about
117
feet.
E
E
Q
M
D
First
of
all,
I
was
actually
very
surprised
when
I
looked
at
my
property
tax
bill
and
discovered
that
the
District
65
is
only
funding,
I,
think
35
or
39
percent
of
its
pension
obligations
at
the
moment,
which
surprised
me,
but
also
when
you're
we're
calculating
you're
you're
doing
your
physical
impact
analysis.
You
were
basically
assuming
that
the
property
taxes
that
this
building
would
pay
would
be
net
new
taxes.
D
So
I
think
I
just
want
to
make
the
point
that,
while
the
a
new
building
would
pay
significant
amounts
of
property
taxes,
it
also
would
mean
that
that
other
property
owners
would
pay
a
penny
or
two
less
just
the
way.
The
property
tax
is
calculated.
Q
D
Q
M
D
It
spreads
the
tax
burden
or
among
more
properties,
but
you
know
given
the
fact
that
evanston's
tax
base,
the
last
time
I
looked,
was
over
two
billion
dollars.
You
know
a
new
development
even
of
the
scale
is
not
going
to
really
appreciably
change
anybody's
tax
bill.
No.
A
I
have
a
couple
questions
on
the
iho,
so
we're
looking
at
10,
affordable
units
in
the
building,
our
ratio
that
I've
gotten
is
68
Studio,
one
bedroom,
32
percent,
two
and
three
bedroom.
Is
that
correct.
Q
A
I
believe
I
believe
Mr
worthman
threw
those
numbers
out
for
us.
U
V
I
There
are
no
three
bedrooms
and
then
the
iho
units
would
match
that
right.
So
two,
five
three
that
equals
ten
okay
and
they
would
be
in
the
same
ratio
approximately
as
the
body
of
the
rest
of
these
right,
because.
A
That's
the
way
we
base
it
off
of
what
is
the
level
of
affordability
for
these
units?
What
is
the
Ami
that
we're
looking
at
sixty
percent?
Okay.
C
Are
there
any
other
questions?
We've
got
a
question
for
Mr,
Michael
I
think
it
would
be
yours
and
I
I
always
ask
this
question.
I
think
I
know
kind
of
how
you're
going
to
answer
this
because
I
I
know
this
is
not
finalized,
but
we've
had
several
projects
that
we've
approved
and
they
haven't
been
built
and
the
reason
is
financing,
and
so
in
this
climate
and
I
know
you
can't
you
probably
don't
have
guaranteed
financing
but
being
who
you
are.
C
H
Yeah
there
is
no
Finance
sure
and
then
that's
a
good
question.
As
I
mentioned,
we've
funded
and
financed
all
28
buildings
that
we've
ever
purchased
and
projects
that
we've
done
and
we
anticipate
doing
the
same.
With
this
project.
We
will
go
out
and
get
a
construct,
a
construction
loan
for
about
probably
about
65
percent
but
the
rest
of
the
equity.
The
good
thing
about
dealing
with
us
is,
we
don't
have
to
go
out
and
raise
that
Equity.
H
We
did
the
same
thing
with
the
Marion
off
of
our
own
balance
sheet
and
we
intend
to
do
the
same
with
this
project.
But
we've
talked
to
lenders
they're
ready
to
to
partner
with
us
when
this
gets
approved.
D
I
have
one
more
question
in
the
application
with
respect
to
the
retail
space
talked
about
between
two
and
six
units.
You
know
for
the
retail.
Yes,
so
it's
only
two
two
units
so
so.
D
Square
feet
because
the
application,
you
know
you
know
indicated
in
one
point
two
to
six
and
I
just
was
wondering
if
they,
if
the
intent
was
to
break
them
into
smaller
spaces
or
to
have
two
larger
spaces
and
and
then
I
guess,
for
you
know,
the
the
follow-up
question
for
staff
is:
does
that
impact
anything
from
the
city's
perspective?.
F
We're
not
aware
of
the
range
there
being
a
range
of
tenant
spaces.
It
is
just
the
two
that
are
depicted
on
the
site
plan
and
in
terms
of
parking,
even
if
they
were
to
split
off
and
make
one
accessible
from
the
interior
of
the
lobby,
it
would
be
the
same
parking
requirement.
F
We
did
do
the
the
parking
ratio
based
upon
assuming
it
would
be
a
type
one.
Restaurant
prospectively,
okay,.
F
M
M
J
I
have
some
questions
I'd
like
to
go
back
to
the
height?
Can
you
tell
me
again
how
you're
calculating
the
14
increase
in
height
variance.
J
Q
105
feet:
that's
the
base
permitted
the
allowance.
The
development
allowance
that's
available
to
us
of
145.
fate,
which.
Q
Q
H
G
Q
J
J
What
is
it
I
want
to
make
sure
that
we're
being
clear
that
this
is
a
D4
district
and
there's
a
certain
intent
of
the
purpose
of
the
D4,
meaning
that
it's
transitional
between
downtown
and
other
uses?
So
I'd
like
to
hear
you
explain
how
you
understand
the
purpose
of
that
being
a
transitional
zoned
area.
G
Thank
you,
I
apologize.
Thank
you.
So
the
legacy
is
proposed
to
be
significantly
shorter
than
the
buildings
that
are
across
the
street
that
are
not
in
the
transition
zone
and,
as
you
can
see,
it
stepped
down
even
further.
The
Mather
is
141
feet,
which
is
closer
to
the
lake
to
the
East
and
the
500
Davis
is.
E
G
Thank
you
very
much
for
that
correction,
but
you
see
the
concept
the
further
to
the
West.
The
buildings
are
the
taller.
They
are
we're
in
the
transition
zone,
so
we're
about
60
feet,
we're
doing
the
math
right
shorter
than
the
park
Evanston
directly
across
the
street
70
feet
shorter
than
that,
and
so
that
that
is
a
part
of
how
we
are
honoring
being
in
the
transition
zone.
We're
on
the
east
side
of
Chicago
Avenue
we're
70
feet
shorter
than
the
building
directly
across
across
the
street.
If.
H
I
could
add
I
understand
the
spirit
of
your
question.
You're
saying
we're
supposed
to
taper
down.
Is
this
tapering
and
there
is
no
definition
of
what
taper
is.
All
we
have
to
go
by
is
what
the
zoning
code
allows
us
to
do
and
there's
a
specific
calculation,
so
we're
tapering
down.
Are
we
maximizing
in
accordance
with
that
zoning
code
allows
we
are,
but
in
our
view,
we're
tapering
down.
You
know
we
could
all
debate
all
night.
Q
Q
J
I
I
am
interested
in
the
intent
of
the
D4
District
and,
and
it
says
here
in
our
packet
the
to
to
meet
that.
It
says
the
massing
and
the
scale
of
structures
within
the
D4
District
should
be
reflective
of
established
uses
and
to
provide
a
suitable
transition
between
downtown
districts
and
those
adjacent
to
the
downtown.
So.
J
G
So,
thank
you
for
your
question.
The
first
in
terms
of
uses
all
the
uses
that
we're
proposing
are
already
existing
in
the
D4
there's
retail
there
there's
some
apartments
and
and
that's
what
our
uses
are,
that
are
that
are
being
proposed
so
in
terms
of
the
uses
we're
totally
consistent
with,
what's
already
there
and
in
the
D4
in
terms
of
the
the
height
and
the
massing
and
the
density.
G
That
is,
in
fact
a
judgment
call
and
we
believe
we
meet
the
standards
for
for
the
developer
allowance,
that's
being
requested,
but
that's
why
there's
a
there's
an
Luc
for
you
to
make
a
judgment
based
upon
our
application
and
the
totality
of
the
public
benefits
and
all
the
other
components
of
our
application.
Q
I
would
also
suggest
that,
if
you're
looking
for
a
direct
comparison
in
the
D4
that
you
might
look
at
Optima
Horizons
at
Clark
and
Sherman,
which
is
162
feet
in
the
D4,
that
was
granted
a
12
increase
over
with
what
they
over
their
development
allowance.
I
So
the-
and
maybe
this
should
come
from
staff
to
clarify
105
feet
is
the
base,
and
then
the
development
allowance
that
can
be
granted
is
40
feet
above
that
that's
what
we're
asking
for.
It
also
stipulates
that
parking
doesn't
count
towards
height.
That's
how
we're
getting
to
the
165.,
so
transition
District.
What
that
means
we're
really
just
following:
what's
in
the
zoning
ordinance.
J
I
D
The
staff
yeah,
actually
I
I,
think
I
can
clarify
and
get
if
staff
will
confirm.
My
understanding
is
that
you
have
the
base
height
the
40
feet.
The
the
site,
development
allowances
that
are
listed
in
the
ordinance
are
ones
that
can
be
requested.
That
would
not
require
a
super
majority
vote
of
the
city
council.
Anything
over,
for
example,
anything
over
the
160.
D
Feet,
that's
being
requested
would
require
I,
don't
know
if
it's
two-thirds
or
three
quarters,
but
it
would
refi
require
more
than
five
votes
of
the
city
council
to
approve
so
there's.
So,
basically,
what
the
site
development
allowances
do
is
provide.
Flexibility
for
the
city
council
to
consider
additional
height
did
I
clarify
is.
Is
that
correct?
Yes,.
A
F
Thank
you,
commissioner,
lindwall,
so
that
that
would
be
correct.
The
buy
right
height
to
use
a
little
zoning
jargon
would
be
105
feet.
The
zoning
development
allowance
that
or
site
development
allowance
that
can
be
requested
without
requiring
a
super
majority
vote,
is
145
feet
and
then
they
are
proposing
165
feet.
However,
there
are
20
feet
within
the
building
that
are
used
for
their
parking
garage,
so
that
is
deducted
from
what
we're
considering
their
height.
F
So
they
are,
in
fact,
in
terms
of
the
way
the
zoning
formula
Works
requesting
a
height
that
is
up
to
the
maximum
of
what
they
can
ask
for
without
requiring
a
super
majority
vote.
Also,
it's
orange
I'm
fairly
certain
that,
because
they're
compliant
with
the
inclusionary
housing
ordinance
that
they
do
not
require
a
super
majority
vote
anyway,
because
they
are
compliant
with
that.
So,
even
if
it
were
146
feet,
they
would
not
need
a
super
majority
vote.
Another
way
of
putting
this
is
if
they
were
proposing
160
feet
or
106
feet
106.
F
That
would
still
be
a
site
development
allowance
for
those
in
the
public
that
are
that
this
may
assist.
I
I
I
wanted
to
also
just
add
one
other
clarification
that
seems
to
be
lost
frequently
in
these
conversations,
and
that
is
that
it
is
as
of
right.
Someone
could
build
as
of
right
of
building
145
feet
tall
here,
105
feet,
plus
40
additional
feet
for
parking,
and
that
would
be
that
would
be
as
of
right
as
long
as
all
other
as
of
right
rules.
I
Q
I
A
Right
I'd
like
to
move
along
from
this
discussion
and
I'm,
not
concerned
about
super
majorities
or
not
at
Council
that
doesn't
affect
our
our
decision
at
all.
Mr
Grady
I'll.
Give
you
a
moment
to
summarize
at
the
end
after
public
comment,
but
is
there
anything
you
want
to
say
before
I
open
it
up
to
public
comment,
just.
G
I'll
point
you
to
a
couple
of
things
that
are
in
our
application:
I
was
going
to
go
through
these
in
detail,
but
out
of
respect
for
the
hour
and
everyone
here.
So
first
of
all,
I
want
to
I
want
to
point
us
to
the
last
slide
in
our
deck,
which
is
the
public
benefits
I'm
going
to
go
past.
All
of
the
standards.
G
So
we
we
are
hopeful
that
the
members
of
the
land
use
commission
will
appreciate
the
significant
public
benefits
that
are
being
offered
here.
The
Alley
repairs,
everyone
benefits
from
those
repairs
to
the
alley.
There
is
an
apprenticeship
program
with
the
general
contractor
which
will
provide
a
trade
and
construction
education
opportunities
which
should
not
be
underplayed.
There
are
too
few
Tradesmen.
Currently
we
also
have
a
local
Employment
Program
as
a
part
of
a
public
benefit.
There
will
be
a
scholarship
of
fifty
thousand
dollars
in
aggregate
at
Oakton,
Community
College,
focusing
on
real
estate.
G
There
will
also
be
an
ownership
apprenticeship
program.
I've
already
mentioned
the
alley,
management
plan
and
again
I
hope.
People
really
understand
that
this
actually
is
a
net
Improvement
to
the
alley,
because
it
gets
rid
of
all
those
lateral
cars
and
six
dumpsters,
the
three
short-term
parking
spaces
again,
which
will
be
run
on
the
on
the
app
on
the
Evanston
app.
So
it
won't
call
for
staff
time
or
police
officers
coming
out
there.
G
We
have
a
significant
Waste
Management
plan,
we've
also
volunteered
to
participate
in
environmental
site,
cleanup
elsewhere
in
Evanston,
five
thousand
dollars
towards
a
Divi
station,
and
also
the
promotion
of
local
artists
and
there's
more
details
in
our
in
our
application.
Those
are
all
public
benefits
that
are
that
are
not
required
by
the
applicant.
G
Secondly,
I
wanted
to
focus
on
the
conditions
we
passed
out.
The
the
conditions
there's
condition
four
and
condition
five
have
a
couple
of
modifications.
I
was
going
to
go
through
those
in
detail,
but
I
actually
gave
all
my
copies
to
you.
So
chairman
you're
saving.
Another
couple
of
minutes
here
but
I'd
like
to
ask
if
you
have
any
questions
on
those
conditions
to.
D
The
application
I
just
would
like
to
ask
a
little
bit.
I
I
saw
the
the
suggestion
for
the
car
sharing
vehicles
in
the
traffic
report
originally
and
I.
Guess.
My
question
is
whether
or
not
that's
really
you
know
how
that
would
be
handled
or
if
it,
you
know,
I
I'm,
just
not
sure
that
that's
really
a
particularly
relevant
condition
and
I'd
like
to
kind
of
hear
more
about
what
was
what
was
intended.
H
Replies
on
that
condition,
as
you
are
I
didn't
know
what
that
meant,
to
the
extent
that
we
can
participate
in
card
sharing
programs,
we
will
we
have
in
other
buildings,
but
I
didn't
that
condition
was
just
brought
to
my
attention
today.
I,
don't
know
where
it
erosion
was
the
first
time
I
had
seen
it.
We.
G
H
G
Yeah,
thank
you
and
chair
two
other
two
other
points.
First
of
all,
with
regard
to
the
standards
and
then
I'll
have
one
other
one,
we
would
be
happy
to
go
through
each
of
the
standards
and
how
we
believe
the
applicant
meets
those
standards.
Unless
you
insist
on
our
doing
it,
we
won't
do
that.
G
However,
we
do
respectfully
request
that
you
read
our
responses
that
you
please
read
our
responses,
because
we
earnestly
believe
that
we
qualify
that
for
them
a
couple
of
other
closing
points
chairman
some
people
have
said:
oh
my
gosh
you're
applying
for
100
apartment
you're,
a
hundred
units.
How
can
that
be
the
way
it
can
be?
Is
the
ordinance
allows
it?
G
G
If
you
don't
like
that,
perhaps
put
it
in
your
annual
report
and
ask
the
city
councils
to
change
it,
but
don't
take
it
out
on
us
as
an
applicant,
because
we
have
a
right
to
apply
for
it
and
hopefully
you'll
agree
that
we
meet
the
standards
too.
I
hope
you
understand
the
distinction
I'm
talking
about.
G
Secondly,
on
on
the
affordable
housing
and
although
I
lived
in
Chicago
I'd
raised
my
kids
in
Evanston
Robert
Crown
for
skating
in
the
movie
theaters-
and
you
know
a
big
part
of
what
Evanston
is-
is
its
people.
If
it's
culture,
we
are
hopeful
that
this
board
will
say:
here's
an
opportunity
to
grow
Evanston,
here's
an
opportunity
to
bring
10,
low-income
individuals
or
families
into
downtown
Evanston.
G
We
are
hopeful
that
this
board
will
say
the
Marion
with
150
seniors
is
just
as
much
a
part
of
the
community
as
institutions
and
organizations
across
the
alley
and
throughout
the
community.
We
are
hopeful
that
churches
and
other
institutions
would
view
this
as
an
opportunity
to
say
here
are
10.
Low-Income
families
are
individuals,
let's
nourish
their
spirit,
Let's
help
them
on
their
path.
Let's
not
turn
them
away,
because
this
building
might
cast
a
shadow
on
us.
G
A
All
right,
thank
you
before
I
move
into
public
comment.
Can
we
get
the
lighting
situation
straightened
around
in
here?
So
all
of
my
lights
are
back
on.
A
As
we
move
into
there,
we
go.
Thank
you
as
we
move
into
citizen
comment.
I've
had
a
request
for
to
the
chair
for
the
First
United
Methodist
Church,
to
be
represented
by
Mr,
Brown
and
I.
Believe
Pastor
Emma
through
is
also
here,
and
the
chair
has
decided
to
grant
10
minutes
for
their
presentation.
So
I'll
ask
you
to
come
up
at
this
point
to
do
your
presentation
for
us.
Please.
M
X
X
X
So
now
we're
in
45
minutes
and
okay
got
it.
My
name
is
William.
Brown
I
was
out
at
1200
malford
street
I'm,
the
chairman
of
the
Board
of
Trustees
of
the
First
United
Methodist
Church,
representing
over
600
members.
Our
church
has
been
at
the
location
of
516
church
since
1870
over
150
years.
Current
building
has
been
there
since
1910
it's
designated
as
a
historic
property
and
is
an
anchor
of
the
lakefront
historic
district
in
Evanston.
Just
understand
what
the
neighbor
is
to
the
east
of
this
building.
X
I
have
prepared
the
following
testimony
with
Bob
Croucher
Bob
can't
be
here
so
I'm
providing
it.
The
observation
and
information
in
this
presentation
are
based
on
the
ordinance
for
D5
zoning
location,
with
no
special
consideration.
There
would
be
part
of
a
plan
development
proposal
requiring
special
review
and
approval
through
the
processes
of
city
government.
That's
what
these
folks
are
asking
for
key
to
the
evaluation
of
this
proposal,
that
is
in
the
D4
transition
District.
The
name
of
the
district
says
it
all
a
place
where
built
environment
changes
from
one
context
to
another.
X
X
A
X
X
Keep
going
thank
you.
This
table
comes
straight
from
the
2009
downtown,
planned
adaptation
of
the
city
council
to
propose
development
lies
in
the
Eastern
Edge,
which
is
the
third
row
down
on
this
graphic
again.
The
clear
base
level
height
in
this
block
should
be
a
maximum
of
66
and
a
Max
of
110
feet
even
with
bonus
and
adjustments
versus
165..
Next
image.
X
Develop
developer
complains
that
they
meet
the
code.
Let's
be
clear,
they
have
the
right
to
propose
a
non-compliant
development.
However,
the
land
use
commission
is
the
party
responsible
for
evaluating
that
proposal.
I'm
not
saying
this
because
you
all
don't
know
I
wanted
to
be
part
of
public
record
and
for
the
people
here
and
virtually
that
are
listening
to
understand.
X
What
exactly
is
the
case
next
image,
so
there's
a
series
of
four
slides
here
and
they
show
the
proposed
development
failures,
meet
of
13
of
26
standards
for
the
D4
area,
fully
half
of
the
required
standards
I'll
highlight
a
few
of
the
each
in
the
four
sections.
This
image
the
development
will
be
both
interfere
and
diminish
property
values
in
the
neighborhood
next
image.
X
Please
the
proposed
developments,
excessive
height
mass
and
density,
is
in
the
transition
district
and
resulting
shadowing
crowding
congestion
and
safety
issues
will
clearly
have
adverse
impact
on
the
use,
enjoyment
and
value
of
the
neighborhood
next
image.
The
next
two
slides
are
standards
specific
to
the
special
D4
transition.
District.
These
standards
may
clear
the
requirement
of
adhering
to
the
purpose
and
intent
of
D4
transition.
X
District
proposed
building
is
clearly
not
compatible
with
the
surrounding
development
and
D4
transition,
District,
that
is
at
least
80
percent
taller
and
in
most
cases,
more
than
twice
the
height
of
surrounding
developments.
It
is
clearly
contrary
to
the
intent
of
the
D4
transition
District.
Next
next
image,
there
will
clearly
be
adverse
effect
on
residential
uses
adjoining
the
development.
It
will
not
result
in
a
smooth
traffic
flow,
a
minimum
Hazard
to
the
Killer
and
pedestrian
traffic.
X
This
block
of
Chicago
Avenue
is
already
among
the
most
congested
in
the
city,
and
I
would
add
that
the
comments
from
KOA
while
clearly
have
a
new
promoter
of
fine
standards
and
the
latest
things
to
analyze.
Traffic
I
met
the
church,
probably
three
or
four
days
a
week
as
its
volunteer
facilities
Manner
and
time
and
again,
the
traffic
in
the
alley
at
both
ends
delivery
trucks.
You
can't
pass
them,
there's
not
two
lanes.
X
In
fact
our
horrendous
congestion
and
I
believe
that
that
will
worsen
with
what
we're
going
to
have
with
this
development,
rather
than
get
better.
There
may
be
a
restaurant
so
on
and
so
forth.
X
Lastly,
the
proposed
development
clearly
fails
on
many
of
the
standards
of
approval
that
must
be
used
to
pass
D4.
Zoning
standards,
if
approved
this
building,
would
be
a
dangerous
precedent
for
the
D4
transition
District.
Thank
you
for
that
image.
It
would
create
slippery
slope
that
compromises
the
D4
transition,
District's
purpose
and
intent,
and
the
most
important
would
seriously
undercut
the
standards
of
approval
which
the
land
use
commission
is
chartered
to
uphold.
X
Further
developers
could
use
an
approval
to
undercut
the
D4
District
requirements.
So,
to
conclude,
the
project
is
on
its
third
time
around.
We
wouldn't
be
here
at
all
if
it
met
the
base
standards
of
D4,
this
wouldn't
be
happening,
not
the
first
time,
not
the
second
time.
Not
this
third
time,
at
any
rate,
it's
on
its
third
time
around
and
still
lacks
sufficient,
meaningful
adjustments
to
address
prior
Community
concerns
from
these
people
about
the
height
and
density
and
has
been
said
on
other
occasions.
X
V
Now
here's
my
surprising
beginning,
The,
Horizon,
Realty
Group,
were
my
first
friends
upon
my
arrival
to
Evanston
July
2018,
the
senior
pastor
of
First
Church
Evanston
was
retiring.
After
23
years,
I
was
minding
my
own
business
senior
pastor
in
Naperville
Illinois,
when
the
bishop
called
me
to
Evanston.
I
did
not
know
much
about
Evanston,
except
that
it
was
a
city
founded
by
methodists.
V
The
same
method
is
to
officially
establish
Northwestern
in
1851
the
same
Methodist
who
purchased
in
1853
379
acres
of
land,
the
same
methodists
who
then
named
Evanston
after
a
member
of
First,
Church,
Dr
John
Evans
these
same
methodists
founded
Garrett
seminary
in
1853,
and
they
are
the
same
methodists
who
founded
this
congregation.
I
now
serve
in
1854..
It
is
called
First
Church,
not
because
we
want
gold
in
some
church
Olympics,
but
because
we
were
the
first
church
built
in
Evanston.
V
V
Anyway,
I
arrived
in
Evanston
2018
July
I
got
an
email,
I
went
back,
looked
at
it
dated
July
23
2018.
It
was
the
first
email
that
welcomed
me
to
Evanston.
It
said
dear
Pastor
in
Matthew,
please
first,
let
me
welcome
you
to
Evanston
and
congratulate
you
on
your
new
appointment
as
senior
pastor
of
First
United
Methodist
Church
of
Evanston
I
thought.
Someone
knows
I'm
in
town
nice,
it
went
on
to
say:
I
am
actually
the
former
executive
director
of
the
Evanston
Chamber
of
Commerce
1992-2010.
V
So
I
have
a
great
appreciation
for
the
important
role
played
by
the
faith
community
in
this
great
City
I
thought
ooh
a
heavyweight
in
Evanston,
and
then
he
went
on
to
say
The.
Other
reason
for
my
contacting
you
is
that
I
represent
Horizon
Realty
Group
hrg
and
you
may
be
aware:
hrg
now
has
proposed
to
build
a
13-story
apartment
building.
Oh,
this
was
getting
interesting.
V
I
tell
you
this
so
that
I
can
tell
you
that
the
front
of
the
proposed
hrg
building
faces
Chicago
Avenue,
but
the
rear
end
pushes
against
our
Church's
parking
lot
with
the
alley
between
us
and
I.
Am
an
alley
user
I
use
that
alley
every
single
day
and
I
tell
you.
Even
if
you
pave
it
in
Gold,
it
is
still
going
to
be
a
hell
of
a
an
alley.
It
is
a
nightmare.
It
is
a
nightmare.
V
What
are
the
synonyms
for
anecdotal
and
trustworthy
said
Alexa
unreliable
sketchy,
subjective,
Old,
Maid's,
Tales
I,
tell
you
when
I
tell
you
that
Mary
Ellen
40-year
member
of
the
church
was
at
the
hospital
calling
and
I
got
stuck
in
that
alley
for
45
minutes
and
ended
up
amazing
my
opportunity
to
minister
to
her.
That
is
not
anecdotal.
That
is
lived
experience
in
that
alley.
I
tell
you
this
building
is
testing
our
Methodist
neighborliness,
but
back
to
the
2018
World
Cup.
V
V
I
would
like
to
said
that
when
Jonathan
Perman
sent
me
that
email
I
called
him
my
first
friend
because
he
understood
the
terror
of
that
alley,
life
got
busy.
I
never
met
with
him,
but
then
here
we
are
40.
Four
years
later
and
I
am
looking
at
this
and
I'm
opposed
to
this
to
this
building
September
14
2022
last
year
you
land
use
Commissioners
oppose
the
building
seven
to
zero.
Nothing
has
changed
from
that
meeting.
It's
still
too
dense.
It's
still
too
tall.
It's
still
too
high.
V
M
V
A
Y
V
A
V
They've
asked
us
to
toss
the
codes
they've
asked
us
to
toss
the
codes.
The
vast
is
to
toss
the
codes.
Why?
Because
they're
asking
for
allowances
and
I,
don't
know
where
this
wild
card
of
allowance
who
holds
it,
but
this
is
what
I
know.
I
suddenly
found
inspiration
from
South
Carolina
that
those
who
have
Deep
Pockets
and
those
who
are
able
to
exercise
influence,
which
Mr
Perman
tells
me
that
he
knows
he's
been
here
for
20
years.
V
He
knows
how
the
City
Works
I,
don't
I'm
a
newbie,
but
this
is
what
I
know
that
from
South
Carolina
I
know
this
that
no
one
is
above
the
codes.
No
one
is
above
the
rules.
Nobody
is
above
the
laws,
not
even
my
first
friends,
so
I
ask
you
Commissioners
to
just
know
those
of
us
who
live
live
there
to
please
vote
this.
A
You
with
that
we'll
move
into
regular
citizen
comment
as
I
call
your
name
I,
don't
want
to
set
time
limits
on
everybody.
I
will
ask
you
to
be
respectful
of
time,
because
it
is
nine
o'clock
and
I
have
13.
People
are
both
over
here.
14
people
signed
up
to
speak.
So
when
I
call
your
name,
please
come
up
state
your
name
and
address
for
the
record.
A
The
first
speaker
is
Jennifer
Washburn
good.
Thank
you
Candace.
If
I
mispronounce,
your
name,
I'm,
sorry
HiFi,
you.
T
T
My
I
mostly
want
to
also
talk
about
the
alley,
but
I
was
really
struck
by
the
concept
that,
if
the
additional
four
floors
that
they're
like
we
shouldn't
notice
them,
because
it's
like
they're,
invisible
or
something
so
we
it
shouldn't,
bother
us
that
it
makes
a
building
just
extra
tall
and
also
one
not
just
one
comment
that
about
how
if
other
people
can
build
tall
buildings-
and
we
can
too
it
reminded
me
of
many
years
ago,
when
McDonald's
to
having
McDonald's,
you
had
to
have
these
huge
arches.
T
T
So
I
was
going
to
speak
to
the
business
about
site,
circulation
and
Design
should
be
safe
and
logical
and
location,
construction
and
operation
of
parking
loading
areas
and
service
areas
should
be
designed
to
avoid
adverse
effects.
So
I'll
just
mention.
Besides,
what
Pastor
Grace
mentioned
that
we've
had
a
lot
of
high
winds
and
torrential
rains,
and
the
alley,
especially
right
around
where
this
building
is
proposed,
gets
a
lot
of
water
in
it.
Sometimes
people
can't
drive
through
it
that
hasn't
been
mentioned,
and
sometimes
trash
cans
that
are
even
large
will
get.
T
T
Maybe
it's
going
to
be
set
back,
20
feet
and
I.
Didn't
I
didn't
catch
that,
but
this
turning
around
being
able
to
turn
around
in
that
area.
I
mean
now.
When
you
get
three
trucks
in
there
and
they're
waiting,
they
they
pull
into
the
empty
space
where
the
low
you
know
or
the
lowest
restaurants
are,
but
that
won't
that
won't
be
there
anymore
and
so
I,
don't
know
where
they're
supposed
to
turn
around,
because
if
somebody
pulls
their
car
out
of
the
garage,
a
tenant
and
they
come
out
and
then
they
see.
T
Oh,
it's
blocked
here
and
I
was
going
to
go
out
on
the
south
end
they're
going
to
have
to
either
back
into
where
they
came
from
or
they're
going
to
have
to
back
out
to
Church
Street,
which
is
very
dangerous
because
of
people
dropping
off
their
kids
morning
and
afternoon
and
pedestrians
students
walking
around
I.
Oh
I
didn't
hear
where,
like
where
ambulances
will,
whether
they
will
come
to
the
back
or
the
front
of
that
I,
don't
know
and
and
I
also
wondered
if
those
three
Reserve
spots.
T
T
The
phrase
was
used
about
tapping
tapering
down,
but
the
first
time
I
and
I've
been
to
all
of
these
meetings.
The
first
time
it
was
Mr
Michael's
described
it.
T
I
had
the
mistaken
impression
that
it
was
going
to
blend
in
with
the
Marion,
I,
I
and
so
I
was
I've,
always
been
surprised
that
it
looks
like
completely
unrelated,
except
for
the
architecture
of
the
stores
at
the
bottom
now,
but
I
think
that
it's
tapered
up
not
tapered
down
and
unless
the
alley
is
going
to
be
widened,
I
don't
see
how
it
could
possibly
work.
Thank
you
very
much.
Z
But
I
want
to
address
you
as
stewards
of
our
city,
whom
we
citizens
and
I
have
been
a
citizen
of
Evanston
since
1976
cowdown
to
make
wise
decisions
encouraging,
but
also
wisely
limiting
and
Planning.
Development
and
I
want
to
tell
you
what
your
decision
tonight
would
tell
me.
As
a
citizen
a
long
time,
citizen
of
Evanston
I
remember
September
14th
last
year,
when
the
18-story
version
was
rejected,
that
a
member
of
the
hrg
team
asked
you
what
height
would
be
acceptable
and
I
heard
the
answer
eight
to
ten
stories.
Z
Z
If
you
approve
this
building,
you
will
be
telling
me
and
the
developers
you
can
forget
all
that
high
flown
stuff
in
the
planning
Department's
site
about
standards
of
approval
and
zoning.
We
don't
care
about
that
anymore.
We
have
ways
for
people
to
get
around
that
and
we're
going
to.
Let
them
do
it.
If
you
do
that,
my
trust
in
this
body
and
in
the
city
government
will
not
be
completely
destroyed,
but
it
will
be
diminished
and
I
hope
you
will
make
a
wise
decision.
Thank
you.
A
You
pass
okay,
thank
you.
Rebecca
tavirn,
Tavern,.
S
These
are
my
greatest
concerns
with
Horizons
proposal
and
also
demonstrate
clear
and
egregious
violations
of
our
City's
standards
for
approval.
Most
glaring.
This
plan
is
proposed
in
a
D4
transition
District,
as
you
are
aware,
and
is
a
flagrant
violation.
At
one
and
a
half
times
the
height
allowed
and
two
and
a
half
times
the
units
permitted.
S
It
is
also
completely
out
of
scale
compared
with
its
neighboring
buildings,
as
has
been
discussed
again,
ignoring
the
accepted
plan
for
downtown
Evanston
or
the
comprehensive
General
plan,
even
more
worrisome,
the
congestion
that
would
be
caused
by
an
additional
225
or
more
residents.
Within
this
footprint,
plus
the
Myriad
of
Ubers
lifts,
GrubHub,
doordash,
Amazon,
FedEx
and
UPS
Vehicles
will
overwhelm
Chicago
Avenue
from
at
least
at
the
very
least
Davis
to
Church
Streets.
S
In
addition,
the
area
congested
the
already
congested
and
narrow
alley
would
be
made
only
more
problematic
from
the
constant
activity
on
their
on
their
parking,
egress
and
loading
docks.
This
added
level
of
congestion
is
clearly
dangerous
and
of
great
concern.
Are
they
just
ignoring
the
community
that
already
exists
here?
S
The
church,
the
preschool
or
even
their
Marian
seniors,
attempting
to
navigate
outside
their
front
door?
All
of
these
factors
will
damage
our
property
values,
as
well
as
the
quality
of
life.
We
treasure,
as
evanstonians
my
husband
and
I,
live
in
a
condo
on
Hinman,
and
our
residential
Community
will
literally
lose
sun
right,
sunlight
from
this
Behemoth
its
height,
such
a
blatant
violation
of
our
G4
transition.
District
designation.
S
This
proposed
development
should
be
considered
where
the
standards
of
approval
allow
for
it,
but
this
is
not
the
appropriate
site.
Clearly
through
all
the
resubmissions.
The
attitude
of
Horizon
Realty
Group
is
consistently
one
of
contempt
both
for
the
established
standards
and
for
those
of
us
here
who
oppose
defending
our
quality
of
life
and
our
very
safety.
S
Y
Y
The
land
use
commission
has
a
responsibility
to
determine
the
relationship
between
the
allowances
from
the
city's
Planning
and
Zoning
standards
being
sought
by
the
developer
for
the
site
and
the
benefits
developer
says
will
accrue
from
the
development
as
proposed.
This
is
a
difficult
and
complex
task.
Y
Do
these
benefits
warrant
maximizing,
for
instance,
the
40-foot
height
allowance
and
almost
blowing
through
the
limits
on
unit
bulk,
equally
necessary
and
important
that
this
commission
consider
whether
there
would
be
undesirable
impacts
from
this
call
them
disbenefits?
There
are
likely
to
result
from
allowing
the
current
proposal
to
proceed.
Y
Y
Some
just
benefits
will
be
palpable,
for
example,
The,
increased
congestion,
the
Stark
visual
impact
of
this
development
from
the
community
side
and
the
wind
and
shadow
effects.
Another
probable
dispense
disbenefit
includes
that
uneasy,
feeling
that
the
city's
Planning
and
Zoning
Frameworks
can
be
picked
at
piecemeal
until
they're
no
longer
relevant.
Y
In
conclusion,
it's
my
opinion
that
the
proposed
benefits
are
in
sufficient
basis
for
approving
the
allowances
from
the
zoning
standards
sucked
by
the
developer.
This
developer
should
either
further
adjust
this
development
proposal
toward
Conformity
or
seek
changes
to
the
Planning
and
Zoning
Frameworks
themselves.
Thank
you.
AA
First
of
all,
I
would
urge
all
Commissioners
to
look
at
their
statistics
and
how
they're
being
measured.
They
measured
the
Marion
with
the
Coppola
height,
but
they
only
marry
measure
their
own
Building
without
the
40-foot
parking
allowance.
That's
how
they
got
to
the
14
percent.
AA
Make
no
mistake
when
you
go
to
approve
or
deny
this,
that
building
is
165
feet
tall
they're,
asking
for
over
50
percent
higher
than
what
is
currently
zoned
at
105
feet.
Mr
Michael
said
we,
and
this
is
a
quote.
I
heard
him
say
tonight
we
are
adhering
to
what
the
codes
allow,
which
is
not
true.
Otherwise
we
wouldn't
be
here
they're,
asking
for
more
than
150
percent,
more
units
than
are
currently
zoned
and
less
than
50
percent
of
the
parking
lots
that
are
zoned.
AA
So,
let's
talk
about
parking
and
traffic
a
little
bit
lots
of
talk
about
a
reduction
from
what's
there
currently
I
would
like
to
know
if,
when
they
did
their
study,
if
they
did
the
study
with
the
retail
and
found
in
that
space
or
after
they
were
denied
the
opportunity
to
renew
their
lease
traffic
northbound
on
Chicago,
when
you
are
going
northbound
in
Chicago,
if
you
want
to
turn
right,
that
right
turn
is
a
red
light
for
a
little
bit
longer
than
traffic.
AA
That's
continuing
North
right
and
it
only
takes
three
or
four
cars
to
back
up
until
those
cars
that
are
wanting
to
turn
right
are
in
the
single
Lane
of
Northbound
traffic,
with
increased
traffic
there
and
that's
where
everyone's
going
to
the
alley
to
park
and
that's
where
all
the
trucks
are
going
to
park.
It's
only
going
to
take
a
couple
of
trucks
before
all
the
South
or
all
the
Northbound
traffic
backs
up
there.
AA
Finally,
they
mentioned
that
about
50
percent
of
residents.
Don't
commute
I
count
myself
in
that
50
residents
I
take
public
transportation
to
work
when
I
go
to
work,
but
I
drive
all
over
Evanston
I
run
errands
I.
Try
to
shop
here
and
I
want
to
make
sure
that
that
gets
captured
here,
that
it
doesn't
mean
that
50
of
Evanston
residents
don't
drive
they
do
they.
They
drive
around
Evanston
a
lot.
AA
Horizon
has
adopted
the
strategy
to
wear
us
down.
They
present
an
egregious
plan
fight
with
us
on
calls
and
then
amend
the
plan
slightly
and
come
back.
I
want
this
to
be
over.
This
is
contentious
and
I
would
love
to
see
a
plan
come
to
the
city
council,
where
it's
within
the
development
allowances
I
want
more
citizens
in
Evanston.
I
want
a
greater
tax
base
and
I
want
more
people
visiting
our
restaurants
and
retail
shops.
But
let's
do
it
without
blocking
the
sky
and
do
it
in
a
transition
zone.
That's
actually
transition
thanks.
AA
A
P
P
A
recent
analysis
from
The
upjohn
Institute
for
employment
research
found
that
new
market
rate
construction,
which
is
typically
expensive,
does
benefit
affordability
for
lower
quality
housing
in
the
short
run.
The
study
estimates
that
building
100
New
Market
rate
units
leads
with
between
50
and
90
people,
to
move
out
of
below
medium
income
tracks,
with
almost
all
of
the
effect
occurring
within
five
years.
Why
do
we
refuse
to
accept
the
strong
consensus
among
social
policy
experts
that
the
way
to
make
housing
more
affordable
is
simply
to
increase
Supply
beyond
the
simple
public
good
of
housing
affordability?
P
We
know
that
Evanston
businesses
are
struggling
postcovid,
an
increase
in
population
density
would
inevitably
lead
to
higher
economic
activity
activity
and
businesses
could
begin
to
recover
from
the
pandemic.
This
development
would
also
attract
more
businesses
to
closed
storefronts
Reviving.
Downtown
Evanston
I'll
acknowledge
that
in
a
well-established
City
opportunities
for
development
that
make
zero
trade-offs
are
sparse
later,
my
classmate
Emmett
will
address
some
of
these
challenges,
but
this
location
is
better
in
many
ways
than
others.
It's
directly
on
a
corridor
with
multimodal
Transit
options.
P
It
doesn't
take
away
opportunities
for
programs,
programs
like
adus
or
the
community
reinvestment
act
to
function
and
increases
desirable,
downtown
density,
specifically
with
snowballing
benefits
down
the
line,
as
shown
by
the
upjohn
study.
This
is
not
a
matter
of
supporting
capitalist
greed,
nor
the
people
involved
in
this
development.
This
should
not
be
a
matter
of
outdated
zoning
policies
or
units
of
measurement
for
downtown
buildings.
It
is
a
matter
of
supporting
the
future
Evanston,
as
this
development
will
serve
and
benefit
with
evanston's
current
inaccessibility.
This
is
a
necessary
investment
to
ensure
a
just
and
prosperous
future.
K
K
Resident
at
916,
Elmwood
I'd
like
to
start
by
noting
an
important
feature
not
only
of
this
meeting
but
of
many
like
it
in
general.
Those
in
opposition
to
projects
like
this
are
much
more
likely
to
be
present
here
for
two
reasons.
First,
research
shows
that
negative
emotion
is
a
far
more
far
stronger
political
motivator
than
support
for
our
candidates,
laws
or
even
housing
developments.
Second
and
more
importantly,
the
people
who
will
directly
benefit
from
building
new
housing.
Those
who
will
live
in
it
are
not
here
because,
of
course,
they
don't
know
who
they
are.
Yet.
K
Those
speaking
in
support
are
through
a
few
voices
speaking
to
the
interest
of
the
hundreds
of
people
who
will
be
able
to
find
good
housing
here
or
elsewhere
because
of
this
project
and
I
like
to
address
some
of
the
more
pertinent
concerns
raising
this
in
other
meetings.
First,
parking
and
traffic.
The
problem
with
traffic
is
not
more
people
being
housed.
It's
more
cars.
This
development
in
the
heart
of
walkable
downtown
will
attract
primarily
those
with
an
interest
in
car,
free
or
car
light
living.
K
We
have
a
dense,
walkable
downtown
thanks
to
good
decisions
about
developments
like
this
one,
every
upgrade
to
evanston's
density
makes
us
a
better
less
car
dependent
City.
Second,
many
neighbors
are
concerned
about
the
building's
height,
but
there
are
several
buildings
in
close
proximity
that
are
similar
and
often
greater
in
height,
nor
should
height
be
our
priority.
K
Lastly,
to
members
of
the
church,
I
hear
you
but
look
to
Matthew
25
I
was
a
stranger
and
you
invited
me
in
Jesus,
says
truly
I
tell
you
whatever
you
did
for
the
least
of
these.
You
did
for
me.
I
say
this
as
a
fellow
Christian,
our
duty
is
not
to
keep
our
Earthly
buildings
From
Shadows.
Nor
is
it
to
protect
our
alleys
above
the
interests
of
those
who
need
housing.
It's
to
provide
Dwelling
Places
to
neighbors.
We
have
not
yet
met
and
in
doing
so,
carry
out
Christ's
calling
to
us.
K
Contrary
to
the
assertions
of
many
today,
zoning
laws
that
restrict
downtown
density,
affordability
and
opportunity
for
Evanston
residents
present
and
future
are
not
the
end-all
be-all
choose
in
favor
of
affordable
housing
choose
in
favor
of
downtown
businesses,
choose
in
favor
of
density,
walkability
and
equity
in
Evanston.
Thank
you.
O
Good
evening,
Bruce,
a
45-year
resident
of
seventh
and
now
first
word,
I'll,
be
brief
and
not
repetitive,
I,
don't
know
why
the
developer
once
more
is
before
us
here.
I,
don't
know
why
the
developers
pursuing
such
an
unlikely
to
be
approved
project
the
developer
is
an
owner.
The
developer
has
experience.
The
developer
is
the
owner
of
this
property.
O
Surely
the
developer
conducted
its
due
diligence?
Surely
the
developer
thoroughly
acquainted
itself
with
our
zoning
laws,
our
ordinances
and
codes
and
based
on
that
due
diligence
and
development,
experience
and
knowledge
they
purchased
the
property,
so
the
developer
entered
into
this
with
their
eyes
wide
open,
and
yet
they
are
putting
forth
with
wildly
non-compliant
and
non-responsive
proposal.
There
is
nothing
in
this
latest
iteration
that
should
move
any
commissioner
to
chasing
our
vote.
O
It
is
the
developer's
responsibility
to
put
forward
a
project
that
will
satisfy
their
profit
expectations
that
fits
within
the
environment
of
our
laws
and
ordinances
and
codes,
the
developers
responsible
to
pay
attention
to
what
the
city
and
its
citizens
envisioned
for
this
property.
The
developer
cannot
expect
the
city
and
the
citizens
of
Evanston
to
help
make
their
project
profitable.
With
respect
to
comments
on
presidents,
we
need
not
repeat
the
mistakes
of
the
past.
The
developer
has
come
before
us
three
times
now.
The
developer
has
been
rejected
unanimously
by
this
body.
At
the
last
time.
O
A
Thank
you,
Mr
emenbach,
Fred,
cannonbaum,.
AB
I'm
here
speaking
on
behalf
of
Fred
Tannenbaum,
and
also
he's
a
constituent
who
is
disabled
and
lives
within
what
is
it
500
feet
or
a
thousand
one
thousand?
So
I
would
like
to
ask
the
commission
if
you
would
consider,
in
the
future,
testimony
of
virtual
testimony
from
those
who
for
the
for
these
hearings-
I
just
sorry
so
from
Fred
10bomb.
AB
I'm
referencing
the
issue
of
the
rear
and
front
door
access,
there's
not
sufficient
room
at
the
rear
of
the
proposed
building
for
delivery
of
merchandise,
for
the
commercial
businesses
or
delivery
to
the
proposed
retail
businesses
residents
moving
in
in
or
out
or
access
for
the
church
across
the
alley.
The
front
of
the
building
also
has
only
reduced
access
for
residents
or
guests
using
cabs
or
accessing
cars
to
the
front
door.
AB
Any
emergency
access
to
the
building
would
be
hampered
due
to
the
lack
of
any
driveway
in
the
front
of
the
building,
any
traffic
conflict
and
there's
traffic
conflict
with
the
Main
Street
on
Chicago
Avenue,
as
well
as
with
the
bike
lane.
Traffic
in
front
of
the
proposed
building
would
be
a
constant
issue.
Thank
you.
W
W
My
notes
on
my
iPhone,
that's
fine
good
evening.
W
W
W
What
I
was
surprised,
I
didn't
hear
from
the
developer
or
the
other
Consultants
advising
him
is
that
the
capacity
could
actually
be
oversold.
I
would
say
by
15
percent,
which
would
allow
for
an
additional
nine
cars
to
be
parked
in
the
garage.
It's
common
practice
to
ever
sell
monthly
parking
even
in
residential
garages,
and
we
have
a
residential
project
downtown
which,
by
the
way
we
park
about
and
it's
a
Transit
oriented
development
we
park
approximate,
not
even
30
percent
of
the
units
have
cars.
W
W
And
the
one
negative
I
would
have
and
I
would
like
the
city
to
examine
it
and
it's
not,
even
because
of
this
project,
I'm
off
I'm,
always
or
I'm,
often
going
northbound
on
Chicago
Avenue
and
making
a
left
turn
into
the
Whole
Foods,
which
I
don't
think
I
can
do
the
way
the
legally
I
don't
think
I'm
supposed
to
do
it
by
the
way
the
the
striping
is
set
up
and
they've
basically
taken
out
I,
know
six
or
eight
feet
in
the
middle
of
the
middle
of
the
road.
W
It
seems
to
me
and
and
as
you
get
to
the
corner
of
Church
Street,
you
have
plenty
of
I
mean
they're
they're
room
for
their
room
for
at
least
three
lanes.
So
it
seems
to
me
that
the
city
should
go
back
and
figure
out
how
you
can
get
three
lanes
of
traffic
up
and
down
that
street
and
I.
Think
you
can.
W
The
last
thing,
I
would
say
which
has
nothing
to
do
with
this
project.
Is
that
if
there's
anybody
in
this
room,
who
has
anything
to
do
with
the
Evanston
parking
app
there's
a
there
is
a
mistake.
They
tell
you
that
they're
going
to
charge
you
a
35
Cent
surcharge,
if
you
don't
park,
if
you
don't
fill
up
the
full
two
hours
and
then
they
don't
charge
it,
they
also
tell
you
they're
not
going
to
charge
it.
So
if
anybody
has
any
influence
over
that
app,
please
change
it.
A
Thank
you,
Mr
hammerschlag,
that
is
all
the
speakers
I
had
signed
up
tonight,
did
I
miss
anyone
not
seeing
any
hands
Mr
Grady.
You
have
an
opportunity
here
to
respond
to
anything
that
you've
heard
or
or
make
a
summation
if
you'd
like.
If
you
want
to
say
anything,
Jeff.
G
G
It
was
music
to
my
ears
to
hear
those
two
young
men
come
to
this
Podium
and
talk
about
the
importance
of
affordable
housing,
the
importance
of
density
and
the
importance
of
reaching
out
to
people
when
the
young
man
quoted
the
Scripture.
It
almost
brought
tears
to
my
eyes.
It
reminds
me
of
that
song.
G
G
G
G
G
There
are
hundreds
of
people
that
live
within
the
catchment
area
for
the
notice
and
we
keep
hearing
from
just
a
very
small
few
number
of
them
and,
as
the
gentleman
said,
we're
not
hearing
from
the
people
who
would
have
the
opportunity
to
live
in
this
building
to
contribute
to
Evanston
to
shop
and
dine
in
Evanston
and
we're
not
hearing
from
the
low-income
families
that
could
benefit
from
the
10
units
that
are
proposed
for
this
project.
Evanston's
policy
is
to
attract
affordable
housing
downtown.
This
is
your
opportunity
to
do
so.
G
H
Thank
you
for,
for
your
time
tonight
have
been
described
as
a
lot
of
things
this
evening.
I've
been
told
here
that
I'm
ignoring
what
the
community's
saying,
I'm
small
I,
don't
care
and
I'm.
Sorry
if
I
come
off
that
way,
it's
not
the
case
at
all.
You
know,
as
as
I
mentioned
marks,
we
literally
put
our
Blood
Sweat
and
Tears
in
this
project.
We
treat
the
Marion
Lake.
H
All
the
remarks
I'm
hearing
today
are
just
they're
discontent
with
the
zoning
code
and
up
in
arms
about
what
the
zoning
code
allows
and
I
can
only
you
know,
I,
don't
know
what
else
to
say,
we're
here,
attempting
to
play
Within
the
rules
of
what
the
zoning
code
allows
if
they
don't
like
the
site,
development
allows
us.
That's
not
my
issue
I'm
here
applying
for
project
that
I
believe
we've
articulate
I
think
as
clearly
as
we
can
it
comports
with
your
zoning
code
with
foresight,
development
allowances
that
are
within
your
purview.
Thank
you.
A
C
So
here
are
my
thoughts:
I've
been
taking
notes
as
I
read
the
what
was
submitted
to
us
and
also
this
testimony.
C
I
think
several
I
want
to
go
through
several
points
here,
I
think
number,
one
on
the
on
the
zoning
and
the
height.
You
know
careful
what
you
wish
for
and
I've
seen
this
happen
on
several
projects
where
this
developer
any
developer
on
this
site
could
have
built
a
lower
building
of
the
same
far
slightly
lower.
It
would
have
been
massive,
it
would
have
been
you
know,
taken
you
know.
C
Property
line
to
property
line
and
I
certainly
appreciate
the
fact
that
what
they've
done
is
masked
the
building
slightly
higher
than
it
than
it
could
have
been
in
that
low
bulky
building,
Arrangement
and
then
oriented
it
to
benefit
the
Neighbors,
which
is
the
and
the
streetscape
which
is
to
to
put
the
narrow
end
on
the
east
and
west
side.
So
that
to
me
that's
that's
an
elegant,
massing
and,
like
I,
said
I
think
it
meets
the
zoning
with
the
development
allowances,
the
issue
of
the
transition
zone.
C
If
you
go
back
which
we
don't
need
to
do
here.
But
if
you
look
at
that
aerial
aerial
diagram,
you
can
see
definitely
how
this
is
this:
building
it
transitions
from
the
downtown
to
the
to
the
the
residential
area
to
the
to
the
east,
I
I
think
the
park.
Evanston
is
236
feet
if
you
count
to
to
the
ultimate
height
of
the
building
165
feet.
That's
by
my
calculation.
That's
a
71
foot
transition.
C
If
you
go
to
the
setback,
not
counting
that
top
mechanical
amenity,
it's
an
87
foot
setback
I
mean
how
much
of
a
transition
do
we
want
here.
I
think
that's
a
significant
significant
transition,
the
parking
you
know:
we've
kind
of
beat
that
to
death
that
the
parking
that
currently
Evans
and
Sony
requires
is
just
not
realistic.
C
The
the
existing
buildings
have
proven
that
and
and
the
Legacy
has
promised
to
lease
additional
parking
in
an
adjacent
or
a
nearby
parking
garage,
the
alley,
the
alley.
The
entire
alley
needs
to
be
improved
and
I.
Guess
I,
don't
know
how
we
can
put
that
not
a
requirement.
We
can't
make
any
requirement,
but
but
the
urging
that
that
be
that
be
done
as
part
of
this
development
because
I
think
that's.
C
That's
very
important:
the
entire
alley
needs
to
be
improved,
but
the
alley
is
20
foot
wide,
that's
wider
than
most
alleys
in
Evanston.
The
the
traffic
consultant
has
shown.
If
you
looked
on
the
submittal.
Someone
asked
about
this
that
it
wasn't
clear
how
these
cars
and
trucks
could
maneuver
in
the
alley.
They've
shown
how
that's
done
so.
That's
that's
been
that's
been
proven.
C
They
said
that
they
could
coordinate,
move
in
and
outs
with
with
the
church
or
other
adjacent
businesses.
I
think
they've
handled
that
benefits
I
actually
sitting
here
for
several
years.
I've,
never
seen
the
list
of
benefits
that
this
developer
has
provided
the
construction,
training,
local
hire
scholarships,
Apprentice
program,
Divi,
EV
spaces,
affordable
units,
I
mean
there,
there's
there's
a
long
list,
so
I
think
that's
that's
significant
and
I
think
that's
something
we
we
would
look
for
in
in
this
project.
C
Last
but
not
least,
I
think
this.
This
project
needs
to
happen
because
Evanston
needs
it.
We
it's
it's
sad
for
me
to
go
downtown
and
look
at
how
how
the
how
the
empty
storefronts
the
few
people
on
the
street
the
only
way
we're
going
to
get
that
fixed
is
by
building
more
housing
and
more
Office
Buildings.
C
That
and
that
will
that
will
I'm
sure
upset
a
lot
of
people,
because
a
lot
of
people
just
want
the
status
quo.
But
that's
not
going
to
work
if
we
want
to.
If
we
want
a
vibrant,
vibrant,
Evanston.
E
So
I
agree
that
the
the
development
in
and
of
itself
can
be
a
very
good
thing
for
that
block
and
for
the
city,
as
always,
my
issues
are
with
scale
and
the
scope
of
things
again.
This
is
the
East
Edge
of
Chicago
Avenue
and
it
is
part
of
D4
and
the
intent
clearly
in
the
zoning
documents
is
to
keep
that
height
down.
As
you
proceed
East
now
it
is
even
at
165.
E
It
is
a
lot
less
than
what
you
have
across
the
street,
but
the
transition
zone
is
not
supposed
to
refer
necessarily
to
the
buildings
in
downtown.
It's
meant
to
refer
to
what's
going
on
behind
it,
you've
got
a
historic
site
in
terms
of
the
church,
and
everything
begins
to
transition
to
the
lakefront.
E
So
you
know,
I,
don't
see
15
stories
as
being
appropriate
here.
I
also
think
we
have
to
think
about
precedent.
You
know
we're
already
hearing
that
the
math
is
set
a
precedent.
I
think
they
did
at
10
and
11
stories.
It's
that
seems
to
be
a
reasonable
height,
but
I
think
if
you
look
at
Chicago
Avenue
itself
and
you
try
to
take
that
East
Edge
all
the
way
down
and
say
that
you
can
start
building
15
stories.
I,
don't
think
that's
the
intent
of
zoning
and
I
think
that
is
an
issue.
E
I
should
mention
that
I,
don't
think,
there's
anything
reprehensible
about
what
the
developer
has
asked
for
the
allowances
are
part
of
what
they
can
go
for.
They
put
together
a
very
handsome
building
and
I
think
they
need
to
be
commended
for
that.
But
I
do
think
that
the
height
is
too
much
and
needs
to
be
addressed
and
needs
to
come
into
scale
with
the
zoning
that's
there
and
then.
Finally,
just
just
on
the
Alley,
it's
going
to
be
a
difficult
thing,
no
matter
what
gets
built
there,
no
matter
the
size
of
the
building.
E
There
will
always
be
an
issue
with
the
alley
and
the
different
stakeholders
will
have
to
work
through
that.
I.
Do
recommend
that
if
this
is
approved,
the
city
really
work
hand
in
hand
with
the
developer
and
the
neighbors
to
make
sure
that
the
plans
go
through
that
everyone
can
communicate,
because
this
is
pretty
tight
even
at
20
feet.
That
is
going
to
be
tight
and
one
last
thing
in
the
public
benefits.
I
think
they're
good,
but
I
don't
think
that
they
justify
the
size
of
the
project.
At
this
point,.
A
D
I
guess
we're
just
going
to
go
down
the
list
I
also,
you
know,
while
this
project
is
an
improvement
over
the
last
proposal,
I
still
have
a
problem
with
it
not
being
an
appropriate
transition.
D
The
more
recent
document
was
the
2009
comprehensive
plan
or
downtown
plan
which
identified
this
or
really
kind
of
reiterated.
The
function
of
this
particular
block
as
a
transition
block,
and
you
know
that
that
really
said
that
you
know
that
what
was
contemplated
in
the
1993
zoning
ordinance
was
really
taller
than
than
should
be
allowed
and
I
would
know
you
know
and
as
I
think
staff.
You
know
it's
pointed
out
that
the
you
know
really.
D
The
base
height
for
this
particular
site
according
to
the
plan,
is
considerably
less
than
100
feet,
and
the
10-story
allowance
was
predicated
on
some
very
specific
public
benefits.
I'm
I
can't
remember
what
all
of
them
were:
I
think
underground
parking
was
one
of
them
and
there
were
some
other
formulaic
site
development
allowances.
Those
were
never
adopted
by
the
the
city
council,
but
I
think
that
they,
you
know
the
the
notion
that
this
should
transition
is
very
relevant
and
I.
D
Would
you
know
also
note
that
you
know
the
the
500
Davis
building,
which
is
obviously
taller,
was
built
in
the
late
1970s?
The
Mather
was
again
built
and
approved
before
the
downtown
plan
was
created
in
2009.
The
I
am
not
bothered
by.
You
know
I
think
that
the
the
site
development
allowance
requests
for
the
parking-
or
you
know
those
two
are
reasonable:
I
am
bothered
by
the
the
high
end
I,
you
know
in
reading
through
which
hasn't
come
up.
You
know.
D
We've
got
one
submission
of
Citizen
comments
from
Robert
hecking
who
lives
at
the
park
Evanston
across
the
street,
really
detailing
the
the
how
long
the
delivery
vehicles
ups
and
the
other
people
are
parked
and
really
you
know
they
they
mostly
are
using
Chicago
Avenue.
D
So
I
think
that,
while
density
in
and
of
itself
is
not
necessarily
bad,
I
think
that
the
added
congestion
based
on
on
those
kind
of
newer
delivery
driver
actions-
you
know,
really
is
something
that
we
haven't,
that
we
haven't
really
discussed
and
it
needs
to
be
taken
into
account
and
In
fairness
to
the
to
Mr
worthman.
D
You
know,
that's
not
something
you
would
typically
see
happen
during
the
the
morning
and
evening
periods
in
my
I
I
drive
down
that
that
usually
I'm
going
south
on
Chicago
Avenue,
and
you
know
the
the
congestion
on
that
block,
or
you
have
to
be
careful
on
that
black.
D
Usually,
traffic
moves
fairly
smoothly,
but
there
are
a
lot
of
people
turning
left
into
Whole,
Foods
and
and
and
it
it
is
a
problematic
location
and
I
think
that
the
requested,
height
and
and
density
really
is
kind
of
a
bit
beyond
what
it
would
be
appropriate.
So
I
do
have
continue
to
have
concerns
about
really
kind
of
what
the
intent
of
the
the
policy
you
know.
The
land
use
policy
should
be
and
well
I
I
agree
that
the
the
building
is
attractive.
It
is
too
tall.
U
C
C
C
J
I,
like
everything
apartment
I,
like
everything
about
the
project
except
for
the
height
in
the
D4
District
I,
think
the
intent
of
the
of
D4
is
clearly
transitional
and
I.
Think
that
the
the
request
on
the
height
is
is
a
combination
of
Maximum
requests.
The
105
is
the
maximum
allowed,
that's
a
maximum
and
then
the
40-foot
site
allowance.
J
That's
another
request.
It's
the
maximum
of
that
40
request
and
and
I
don't
and
I,
and
I
I.
Don't
like
the
characterization
of
the
that
extra
40
feet
is
a
foregone
conclusion
conclusion.
That's
also
a
request,
and
then
also
and
then
so
then
so
that's
maximum
maximum
of
that
request
and
plus
the
parking
now
we're
now
we're
talking
about
way
on
one
side
of
the
envelope
of
the
range
of
what
should
be
a
transition
and
it's
no
longer
fitting
the
intent
and
they'll
come
in
this
in
the
streetscape.
J
And
when
you
look
at
the
the
images
as
much
as
I
like
the
building
very
much,
it
clearly
doesn't
fit
with
the
existing
streetscape.
AC
Sure
I'm,
actually
in
favor
of
this
project,
I
agree
with
commissioner
Hallock.
AC
It's
either
way
you
can
I,
guess
slice
your
pie,
you
can
either
make
it
short
and
wider
or
you
can
make
it
tall
and
slender.
So
for
me,
I'm
in
favor,
I,
don't
have
an
issue.
K
U
Perspective
I
think
that
the
variances
and
the
allowances
that
the
developer
seeks
are
really
pushing
the
antelope
and
they
bring
this
really
tall
building
out
of
the
cityscape
that
is
over
there.
So
it
is
a
kind
of
a
over
imposing
the
street,
and
I
will
go
further
a
little
bit
with
the
architectural
concept
nobody
kind
of
mentioned,
but
this
building
being
slim
and
Tall
leaves
to
sight
blank
walls
forever,
because
this
was
on
the
property
lines
of
the
neighboring
properties.
U
They
will
stay
there
forever.
We
have
one
of
them
on
the
south
side
and
we'll
have
another
one,
probably
probably
on
the
North
side,
and
this
will
be
a
kind
of
a
really
really
sore
eye.
Let's
call
it.
The
other
thing
is
once
again
and
I'm
pointing
this.
This
building
has
five
apartments
on
each
floor
that
are
facing
north
only
so
these
people
will
live
without
seeing
the
Sun,
and
this
is
10
floors
of
five
Apartments,
which
makes
a
third
of
the
building
facing
on
the
North.
U
The
apartments
I
know
quote,
allows
it
I,
simply
pointing
it
to
the
developer
and
to
everyone.
Simply
the
architectural
concept
of
this
building.
I
really
doubt
that
it
is
successful
for
this
project,
so.
C
I
was
involved
in
a
project
that
high-rise
All,
Glass
similar
and
it
faced
East-West
just
like
this
building
did
so.
The
long
sides
were
on
the
North
and
the
South
guess
what
side
rented
the
fastest
the
North.
L
Well,
I
I
do
support
this
project
and
I
intend
to
vote
Yes
speaking
of
this
project
in
the
context
of
all
three
of
them
that
have
been
proposed
that
we've
been
here
for
I
I,
like
how
the
bike
lane
is
preserved
and
it's
not
interrupted
by
a
curb
cut,
I
I
know
that's
kind
of
from
a
former
iteration,
but
it
came
up
again
today
that
that
was
a
compromise
that
was
made
basically
taking
into
account
our
feedback
and
and
working
with
with
City
Hall
staff.
L
I
I,
like
the
fact
that
in
general,
this
project
adds
213
residents
to
a
downtown
that
sorely
needs
more
activity.
L
You
know
in
brief,
a
lot
of
the
points
that
commissioner
Hallock
made
I
think
are
very
good
points.
I'll
I'll,
add
to
that
that
they're,
this
project
Endeavors
to
reduce
the
amount
of
retail
at
this
site
and
anybody
who's
walked
around
downtown
Edison,
can
see
that
we
have
a
lot
of
vacant,
retail
so
to
reduce
the
supply
of
retail
and
to
increase
the
increase.
L
L
I
could
see
as
a
potential
advantage
to
this
I
like
in
this
project,
that
we
have
two
loading
bays
and
important,
particularly
as,
as
is
there
more
deliveries
and
they're
not
asking
for
loading
Bay
relief,
which
was
something
that
was
discussed
before
I
personally,
don't
have
don't
see
a
problem
with
the
height
I
think,
as
it's
been
mentioned
here
before
that
this
is
the
best
height
to
massing
plan
I've
seen
out
of
their
their
various
iterations.
L
You
know
we
can
I,
guess
we're
having
a
debate
discussion
about.
What's
the
what's
the
best
compromise
as
far
as
a
shorter,
more
massive
building
to
a
taller,
more
slender,
building
and
I
think
out
of
the
proposals
that
I've
seen
that
this
is.
This
is
significantly
the
best
trade-off
between
the
two
and
in
terms
of
height
in
the
transition
District.
That
was
an
issue
I
had
with
the
previous
plan.
L
You
know
you
have
a
building
that
is
in
a
transition
zone.
You
have
a
building
proposed
that
is
across
the
street
from
a
from
one
of
the
tallest
buildings
in
the
city.
You
have
a
building
kind
of
behind
it
in
the
matter.
That
is
quite
a
bit
shorter
and
I
think
that
this
proposed
plan
is
the
best
one
that
appropriately
addresses
that
that
step
down
that
stepped
on
ethos
that
the
city
is
going
for.
L
You
know,
broadly
speaking,
we
don't
want
a
look
that
looks
like
Edgewater
or,
with
you
know,
a
wall
of
apartment,
Towers,
condo,
Towers,
high
rises
up
against
the
lake
and
I
understand
that
the
broad
concept
of
that
and
I
I
think
that
by
having
the
step
down
from
the
from
the
downtown
core
to
this
site
to
the
Mather
and
then
further
down,
I
I
think
that
that
aesthetic
is
really
being
achieved
on
this
site.
L
It
is
a
highly
walkable,
highly
Transit,
Rich
corner
I
use
the
bus
stop
and
that
on
that
corner
quite
frequently
several
times
a
week,
I
walked
that
corner
all
the
time.
Almost
every
day,
I
take
the
train.
Downtown
I
go
and
do
my
business
in
that
neighborhood
and-
and
this
is
this-
is
what
we
want
a
city
like
Evanston.
We
want
Transit
oriented
development
in
inappropriate
locations.
L
We
we
all
know
up
here
that
we've
had
projects.
You
know,
as
we
heard
earlier
tonight.
Previous
projects
that
we've
approved
to
have
less
parking
than
is
required,
and
then
the
developers
come
back
and
say
I'm,
not
even
using
the
lower
allowance
that
you
guys
agreed
to.
L
You
know
we
heard.
Actually,
if
I
can
digress
and
maybe
ask
staff
a
question.
A
L
The
parking
garage-
that's
that's
immediately.
North
of
this
proposed
project
there
was,
it,
was
thrown
out
that
that
parking
garage
is
about
half
capacity.
Is
that
seem
accurate
that
seem
about
right.
L
The
the
city's
parking
garage
is
as
close
as
this
project.
Yes,
the
applicant
mentioned
that
it's
it's
about,
half
full.
Does
that
sound
about
right.
F
So
we
did
meet
with
the
parking
division
at
the
design
and
project
review
committee
meeting.
They
did
not
mention
the
parking
occupancy
rate.
I,
don't
recall
anything
being
mentioned
about
that,
but
I'm
happy
to
confirm
that
with
the
applicant
and
then
we
can
include
that
information
at
for
the
Planning
and
Development
Committee
yeah.
L
Just
rang
that
up
because
it's
it
tracks
with
I've,
used
that
parking
garage,
I,
I,
walk
past
that
parking
garage,
often
I,
use
it
extremely
rarely
and
it
tracks,
with
my
experience,
that
parking
garage
is
about
half
full
and
that
is
is
the
antithesis
of
active
use?
That's
the
antithesis
of
really
what
we
want.
We
don't
want
under
utilize
infrastructure.
We
have
a
project
that
is
that
is
endeavoring
to
to
utilize
that
infrastructure.
L
So
it
already
exists
that
access
Supply,
that
that
is
already
there
and
and
if
we
require
an
overabundance
of
parking
that
has
a
cost
and
that
drives
down
affordability
that
has
to
be
paid
for
by
someone
and
it
has
to
be
paid
for
in
higher
rents
higher
you
know
higher
purchase
prices,
higher
taxes,
you
know
it,
it
does
get
absorbed.
So
I
do
think
that
that
it's
appropriate
in
this
spot
to
have
to
have
less
parking.
So
overall
I
answer.
L
I
am
in
support
of
this
project
and
in
general
in
in
particular,
the
the
changes
in
the
the
iterative
process
that
the
developer
has
has
been
willing
to
engage
with
with
us,
with
the
community
and
with
City
staff.
A
Thank
you,
commissioner,
and
I'll
note
for
the
record
that
commissioner
Hugo
did
join
us
late,
so
I'll
ask
his
opinion
on
this
as
well.
AD
If
a
developer
were
to
come
in
with
105
feet
and
then
wanted
to
put
some
garage
floors
on
there,
is
there
a
limit
to
the
number
of
garage
floors
they
could
put
in
and
it
was
the
was
that
an
accurate
statement
that
they
do?
They
don't
count
toward
any
sort
of
height
limitations,
so
they
could
put
10
garage
floors
up
if
they
wanted
to
and
they'd
be
in
good
shape,
right
sure.
A
F
AD
F
The
limits
the
principal
use
would
still
need
to
be
a
list
of
part
of
the
permitted
uses
in
the
zoning
District,
so
they
wouldn't
necessarily
I,
don't
think,
be
able
to
put
a
full-blown
parking
garage
to
clarify
that,
but
with
regard
to
the
Park,
the
height
deduction,
that's
listed
in
the
zoning
code.
The
reason
the
two
parking
levels
of
their
total
of
20
feet
do
not
count.
F
There
is
a
provision
in
the
code
that
more
or
less
is
a
way
to
offset
the
height
that
their
the
building
is
going
to
be
in
the
zoning
code,
because
we're
also
simultaneously
requiring
on
par
on-site
parking.
So,
in
a
sense
to
your
point,
they
could
theoretically
propose
a
building
with
four
floors
of
parking.
More
than
75
percent
of
the
floor
area
Port
per
floor
that
40
feet
would
then
be
deducted
from
that.
F
So
if
the
building
were
145
feet,
40
feet
of
it
we're
parking
the
zoning,
they
would
not
need
a
site
development
allowance
to
allow
a
height
of
105
feet.
Now.
If
the
building
were
106
feet,
they
would
need
to
list
out,
in
the
ordinance
and
in
their
zoning
relief
106
feet,
and
then
we
would
still
list
the
overall
Building
height
by
the
number
of
floors.
AD
Okay,
thank
you
and
the
reason
I
was
asking
was
because
a
lot
of
the
discussion
here
is
turned
on.
You
know:
what's
a
reasonable
height
in
this
transition
zone
in
the
D4,
Zone
and
I
think
in
some
ways
the
drafters
of
the
various
Provisions
have
kind
of
told
us
what
they
thought
would
be
more,
would
more
or
less
meet
meet
that
meet
that
step
down
or
tapering
I.
AD
Think
that's
what
the
applicant
used
provision,
you're,
allowed
105
and
then
you're
allowed
40
additional,
and
so
whoever
drafted
those
Provisions
contemplated
at
some
point,
some
Luc
or
Planning
Commission
or
whatever
was
called
back
then
could
theoretically
approve
something
up
to
up
to
145..
It
doesn't
mean
it
has
to
happen
every
time
and
for
for
good
reasons.
It
may
not,
but
certainly
that
gives
me
at
least
a
some
sense
of
what
was
contemplated
as
a
step
down
or
appropriate
tapering
level
going
forward.
AD
Secondly,
somebody
put
in
there
that
up
to
four
floors
of
garages,
don't
don't
qualify
so
they
so
whatever
the
drafters
at
that
time
are
intending
they
weren't
intending.
You
know:
100
foot,
100
foot
building
of
height.
They
were
contemplating
that
in
practice
going
forward
and
complaining
commission
could
have
prove
something
up
to
145
and
then
predict
in
two
more
garage
floors.
You
could
be
up,
though,
in
65,
as
they
are
here
and
you're
still
within
the
spirit
who've
always
intended
by
the
by
the
by
by
the
by
the
code.
AD
So,
commissioner
pector,
you
raised
a
number
of
issues
about
this
and
be
pushing
the
limit
on
a
lot
of
these.
So
the
four
sdas
that
they're
asking
for
I
think
on
the
parking
lot.
I
wouldn't
say
they
are
because
I
think
it's
probably
being
aggressive
in
a
sense
that
you
probably
don't
need
that
much
parking
space,
at
least
from
what
we
heard
from
the
parking
from
the
some
of
the
analyzes
from
some
of
the
witnesses.
AD
I.
Think
the
the
density
issue
I
mean
they're
well
under
the
far
and
commissioner
Hallock's
point:
do
we
want
to
go
fat
and
wide
or
tall
and
and
slender
and
I
certainly
think
aesthetically.
What
they've
come
up
with
is
much
better
than
going
the
wide
and
fat
fat
route.
So
for
me,
the
question
comes
down
to
this.
AD
This
transition
issue,
and,
and
is
this
height
appropriate
for
the
transition
I
think
it
is
and
and
I
think
for
me,
an
additional
Tipping
Point
is
the
is
the
need
for
for
greater
density
in
Evanston,
more
people
living
downtown
to
really
help
Revitalize.
Some
of
the
businesses
I
know
our
own
building.
AD
The
rotary
building
I've
got
600
employees
we've,
you
know,
probably
got
60
people
coming
into
the
office
now,
whereas
we
used
to
have
600,
that's
600
people
out
there
buying
lunch
and
doing
all
kinds
of
things
and
spending
money
we're
down
to
60..
So
I
agree
with
everything
commissioner
Alex
said,
except
for
the
fact
that
the
I
think
the
office
buildings
are
much
less
important
in
terms
of
driving.
That
density
and
driving
economic
revitalization
in
downtown
Evanston.
AD
Much
more
important
is
the
is
the
is
the
housing
piece
and
then
finally,
the
low-cost
housing
aspect
here,
10
more
units
we
need
more
low-cost,
you
know
the
portable
housing
and
in
Evans
there's
no
doubt
about
it.
So
I
think
on
balance
is
again
one
of
these
there.
You
know
reasonable
people
can
differ,
but
I
think
unbalanced.
AD
For
me,
that's
not
unreasonable
what
the
developers
asking
for
significant
improvement
over
the
last
two,
the
last
two
attempts
to
come
to
this
commission
rightfully
so
they
were
denied
my
view,
the
previous
two
times,
but
I
think
this
is
good
for
Evanston.
It's
a
reasonable
proposal
and
in
terms
of
the
transition
issue,
I
think
the
I
think
it's
reasonable,
given
the
parameters
that
the
the
code
outlines
for
for
this
commission
to
provide
these
site
development
allowances.
For
that
reason,
I'm
going
to
I'm
inclined
to
support
this.
This
project.
A
Thank
you,
commissioner.
I
will
save
lots
of
my
comments
for
going
through
the
standards,
but
I
will
say
a
couple
things
up
front
number.
A
One
I
am
glad
to
see
that
we
we
have
been
able
to
come
down
quite
a
bit
in
our
height
overall,
the
building
is,
is
still
an
attractive
building
I
like
the
idea
of
of
having
the
it
came
in
the
last
round,
but
from
the
original
one
having
the
slightly
higher
storefront
along
there
to
kind
of
make
it
feel
not
quite
as
drastic
of
a
change
from
the
Marion
on
down
to
the
one-story
building.
A
That
will
be
remaining
still
at
the
far
end
at
the
north
end
of
that,
oh,
it's
not
quite
the
north
end,
but
at
the
north
end
of
this
site
you
know
it's.
It's
there's
a
number
of
other
things
that
that
I'll
I'll
go
into
during
standards
since
I
have
to
go
through
those
and
I'll
just
I'll
just
start
in
on
that.
So
in
order
to
recommend
approval,
which
we
are
a
recommending
body
at
this
for
this
particular
project,
we
recommend.
D
I
just
wanted
to
clarify
you
know
the
the
applicant
noted
that
the
canopy
would
extend
over
the
property
line.
Does
that
require
any
other
kind
of
zoning
relief?
Just
for
the
record?
Yes,.
F
The
canopy
does
not
require
any
additional
zoning
relief.
They
would
just
need
to
obtain
a
right-of-way
permit,
and
that
would
just
be
done
part
of
the
regular
building
permit
process
and
to
know
the,
even
if
a
proper,
to
kind
of
clarify
something
from
commissioner
Hugo's
prior
question.
A
plan
development
would
be
required
if
any
new
construction
over
30
000
gross
square
feet
were
proposed
on
the
property.
F
So,
even
if
something
the
property
is
about
50
000
Square,
the
prior
gross
gross
Square
floor
area
was
15
000
square
feet,
so
two
stories
of
that
it
would
be
even
30
square
thirty
thousand
square
feet.
So
then
a
plan
development
would
still
be
required,
so
it
would
still
come
it
just
the
height
would
not
be
listed
as
a
separate
site
development
allowance.
Thank.
A
You
thank
you
yes
and
just
to
remind
everybody.
We
are
basically
looking
at
at
four
particular
areas.
A
The
100
dwelling
units
were
54
are
permitted,
145
height,
where
105
is
permitted,
57
on-site
parking
stalls
or
a
minimum
of
118
is
required,
and
then
the
compact
90
degree
parking
stalls
of
15
feet
were
18.
Feet
is
required
and
that's
without
any
site
development
allowances.
So
that's
just
what
would
be
what
they're
asking
for
in
relation
to
what
would
be
permitted
by
right?
A
So
now,
I
will
go
through
the
standards
we
have.
Several
groups
of
Standards
that
we
have
to
go
through
to
find
anything
is
to
recommend
for
approval
anything.
A
The
first
ones
I'm
going
to
go
through
are
the
special
use,
or
do
you
want
to
computers?
I
can
do
these
first.
It
doesn't
really
matter
I'm,
flexible,
okay,
especially
your
standards.
A
So
there
are
a
series
of
special
use
standards.
There
are
nine
of
them
that
we
must
find
are
met
to
make
any
recommendation
for
approval.
A
The
first
standard
is
that
it
is
one
of
the
special
uses
specifically
listed
in
the
zoning
ordinance.
We
are
looking
at
a
plan
development
for
residential
and
Commercial,
which
in
our
downtown
is
permitted.
I.
Think
it's
been
mentioned
that
we
are
in
the
D4
District
here
and
we
do
find
those
permitted
in
this
area
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
Probably
my
feeling
in
looking
at
this
particular
project
is,
whereas
we
have
come
down
in
height,
I
still
feel
that
the
height
does
not
meet
the
transition
that
is
intended
for
the
D4
District
I
know
there
are
people
who
will
counter
that
I
was
doing
sort
of
a
straw,
pull
and
I
think
we're
about
evenly
split
on
things
and
I
think
the
height
was
one
of
the
particular
issues.
A
C
C
I
understand
it,
but
if
it
it
wouldn't
say
that
it
allows
it
to
be
requested.
If
it
wasn't
a
possibility
that
it'd
be
I,
understand
it
becomes
a
judgment,
call
right,
but
but
what
I'm
getting
it
I,
don't
think
you
can
say
that
it
doesn't
comply
if
the
if
the,
if
the
zoning
allows
it
I
it's
an
opinion
that
you
want
it
to
be
shorter
or
whatever,
but
it
I
don't
think
you
could
say
that
it
doesn't
comply.
A
A
Number
three:
it
will
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.
We
have
heard
a
testimony
basically
that
we're
looking
at
creating
more
density
in
our
downtown,
obviously
we'll
be
increasing,
affordable
housing
as
well
in
this
particular
area.
So
there
are
particular
benefits
for
the
city.
A
The
issue
becomes
the
negative
cumulative
effect
and
again
I
think
this
goes
to
height
and
the
fact
that,
although
you
can
build
up
to
a
height
I,
don't
think
that
we
are
automatically
destined
to
give
that
height.
So
I,
don't
believe
that
standard
is
met
but
I
know.
Some
of
my
fellow
Commissioners
will
disagree
with
me,
commissioner.
I.
C
Want
to
argue
with
you
on
every
point,
but
I
would
I
would
don't
agree
with
you
on
this
I
think
negative.
Communicative
effect
is
you
know,
considering
all
the
elements
not
just
height
and
I,
don't
know
what
height,
what
negative
effect
height
has
considering
it's.
Just
an
incremental
I
don't
see
that
I
I
haven't
heard
testimony
that
that
increment
affects
anybody
negatively
I.
E
K
M
E
D
Would
agree
with
chair
Rogers
in
and
I
look
at,
not
so
much
the
through
traffic
again
during
Peak
periods,
but
really
the
increase
of
the
Ubers
and
the
you
know
the
UPS
trucks
and
the
deliveries
that
are
generated
by
the
additional
units.
So
I
think
that
that
there
is
a
negative
cumulative
impact.
C
D
D
So
I
think
that
what
you
have
to
look
at
is
what
is
the
impact
on
the
neighborhood?
In
terms
of
you
know,
traffic.
A
Number
four
is
that
it
does
not
interfere
with
or
diminish
the
value
of
property
in
the
neighborhood
I
I.
Don't
think
that
this
necessarily
is
interfering
with
or
diminishing
the
value
of
the
neighborhood
properties.
A
A
You
know
any
any
development
that
goes
in
in
this
at
the
size
at
this
location
will
require
upgrades,
probably
to
electrical
possibly
Plumbing
depending
upon
what
situation
is
at
this
particular
site.
But
I
have
no
reason
to
believe
that
that
can't
be
met
number.
We
do
letters
and
numbers,
and
it
confuses
me
six.
A
It
does
not
cause
undue
traffic
congestion.
We
have
heard
some
testimony
about
this
about
traffic
congestion
being
caused
I
know,
commissioner
lindwall
has
raised
issues
about
Ubers
about
there's
been
discussion
about
UPS
Amazon
deliveries.
That
sort
of
thing
my
personal
opinion
is
that
it
will
not
be
undue
traffic
congestion.
We
expect
to
see
traffic
congestion
at
some
level
in
our
downtown
areas.
It's
because
we
pack
more
people
in
there
tends
to
be
more
services
that
need
to
be
delivered
by
vehicle,
as
well
as
people
using
vehicles.
I.
A
Don't
believe
that
that
I
I
do
believe
that
this
standard
has
been
met.
It
preserves
significant
historical
and
Architectural
resources.
The
particular
building
that
is
on
this
site
has
no
historical
or
architectural
significance
to
to
which
I
am
aware,
or
we've
heard
testimony
so
I
believe
that
standard
is
met,
preserves
significant
natural
and
environmental
features.
Again,
there
aren't
really
any
on
this
particular
site.
A
It
is
a
developed
lot
and
it
will
continue
to
be
a
developed
lot
and
therefore
I
believe
that
standard
is
is
fine
and
the
last
one
it
complies
with
all
other
applicable
regulations
of
the
district
in
which
it
is
located
and
other
applicable
ordinances,
except
for
the
established
regulations,
have
been
modified
through
plan
development
process
or
granted.
Variation.
A
I
have
no
reason
to
believe
that
this
applicant
would
not
meet
any
of
the
regulations
that
would
be
imposed
upon
them
by
other
means
so
by
the
city,
so
I
believe
that
standard
isn't
it
is
met
as
well.
I
know,
commissioner
helic
has
voiced
an
opinion
against
some
of
my
findings.
A
Does
anybody
else
have
anything
they
would
like
to
add?
Commissioner
huco
yeah.
AD
A
Okay,
we
also
then
have
the
special
use
for
a
plan
development
standards.
There
are
five
of
these,
the
first
one
being
the
requested
site.
Development
allowances
will
not
have
a
substantial,
a
substantial
adverse
impact
on
the
use,
enjoyment
or
property
values
of
adjoining
properties.
That
is
beyond
a
reasonable
expectation.
A
This
is
one
of
those
again
I.
Think
we're
going
to
have
some
differences
on
this
kind
of
goes
back
to
sort
of
the
discussion
we've
had
on
the
comprehensive
General
plan
and
the
zoning
ordinances,
whereas
there
there
will
be
an
adverse
impact.
I
do
believe
in
with
this
particular
height
of
the
building
that
it
would
be
a
substantial
one.
I
know
that
others
will
disagree
with
me
on
that,
but
that
is
my
finding
on
that,
commissioner
Hallock
I
don't
think
we
need
to
rehash.
A
It
obviously
is
in
disagreement
with
me
on
that
the
proposed
development
isn't
compatible
with
the
overall
character
of
existing
development
in
the
immediate
vicinity
of
the
subject,
property
again,
I,
don't
believe
that
this
particular
standard
is
met
again,
going
back
to
our
step
down
our
tiered
effect,
I
think
if
the
the
Mather
were
closer-
and
we
didn't
have
immediate
short
buildings,
I
I
do
understand
we're
look.
D
A
A
We
have
had
a
lot
of
testimony
about
the
fact
that
the
alley
will
be
used
for
the
primary
access
point,
but
I
think
that
in
looking
at
creating
a
as
we
say
here,
a
safe
and
logical
manner
to
mitigate
the
hazards
to
pedestrians
and
vehicles
and
I
would
add
bicyclists
since
there's
a
protected
bike
lane
here
as
well,
that
this
standard
is
met
because
we
are
trying
to
mitigate
the
overall
impact
on
people
that
would
be
using
Chicago
Avenue
and
pushing
it
to
the
alley.
A
Instead,
the
proposed
development
aligns
with
the
current
and
future
climate
and
sustainable
sustainability
goals
of
the
city.
We
didn't
really
talk
about
this,
but
I
know
that
they're
somewhere
I
saw
the
you
know.
We
have
the
the
lead
on
the
higher
lead
standards
that
would
be
used,
which
is
one
of
the
things
we
consider.
We
didn't
hear
testimony,
but
there
is
a
bird
friendly
ordinance
which
I'm
sure
you're
familiar
with
the
applicant
is
shaking
their.
A
D
A
So
there's
they
are
taking
into
consideration
sustainability
goals
of
the
city
when
they're
looking
at
developing
this,
the
final
one
is
public
benefits
that
are
appropriate
to
the
surrounding
neighborhood
in
the
city
as
a
whole
will
be
derived
from
the
approval
of
the
requested
site
development
allowance.
We've
had
some
testimony
on
this
I'll
say
just
from
my
personal
opinion.
A
It's
nice
to
see
some
public
benefits
that
aren't
really
kind
of
reaching
for
things
that
seem
like
I'll,
just
throw
something
out
there
I
do
like
the
fact
that
there's
investment
into
people
in
this
particular
in
this
particular
plan
in
looking
at
apprenticeships
and
looking
at
scholarships
for
people
who
are
going
into
the
industry,
things
like
that,
so
I
believe
that
that
standard
has
been
met.
A
Did
anybody
want
to
add
anything
either
for
or
in
contradiction
to
my
findings
on
the
standards
other
than
commissioner
Hallock?
I
know
doesn't
agree
with
me,
but
but
we,
we
can't
argue
all
night
staff.
A
We
need
to
get
rid
of
these,
so
I'm,
going
to
request
that
we
do
that
by
whatever
means
necessary,
because
these
aren't
really
standards.
These
are
kind
of
guidelines,
and
it's
hard
for
us
to
to
look
at
these.
These
are
things
that
that,
in
my
opinion,
the
city.
If
the
city
is
concerned
with
these
things,
the
city
needs
to
be
involving
this
as
it
moves
through
the
city's
process
for
building
and
things
like
that.
But
since
they
are
in
here,
I
will
go
through
them
to
police
staff.
A
There
are
several
General
conditions
that
are
applied
for
site
development
allowances
and
special
uses
for
plan
developments.
The
first
one
each
plan
development
shall
be
compatible
with
surrounding
development,
not
be
such
a
such
a
nature
in
height,
bulk
or
scale
as
the
exercise
any
influence,
contrary
to
the
purpose
and
intent
of
the
zoning
ordinance.
A
A
Each
plan
development
shall
enhance
the
the
identity
and
character
of
the
downtown
by
preserving,
where
possible,
character,
giving
buildings
enhancing
existing
streetscape
amenities,
maintaining
retail
continuity
in
areas
that
are
prominent.
You
know
we
we
do
have
in
this
particular
project
and
I
mentioned
earlier.
I
do
like
the
fact
that
at
the
ground
level
on
the
base
layer
is,
is
really
kind
of
giving
a
nod
to
the
existing
buildings
around.
It
is
continuing
with
retail
and
again
does
not
have
any
curb
Cuts
or
anything
like
that
to
interfere
with
the
with
the
general
flow.
A
Each
plan
development
should
be
compatible
with
and
implement.
The
adopted,
comprehensive
General
plan
as
amended.
The
plan
for
downtown
Evanston
has
adopted
land
use
or
Urban
Design
plan
specific
to
the
area.
The
zoning
ordinance
other
pertinent
City
Planning
Development
policies,
particularly
in
terms
of
land,
use,
land,
use,
intensity,
housing,
preservation,
environmental
Urban,
Design
traffic
impact
and
parking
impact
on
schools,
public
service
and
Facilities,
essential
character
of
downtown
district,
the
surrounding
residential
air
neighborhoods
and
a
bottle
res,
and
a
budding
residential
lots.
A
So
I
would
say
that
we've
talked
about
several
of
these
things.
We've
talked
about
the
housing
and
about
how
obviously
providing
additional
housing
downtown
and,
in
particular,
affordable
housing
has
a
great
impact
on
the
city,
the
environmental,
with
the
sustainability
efforts
that
are
being
made.
The
traffic
impact
and
parking
we've
talked
about
quite
a
bit.
A
There's
been
a
little
discussion
on
the
schools
but
and
the
public
services
and
Facilities
we've
talked
about
the
essential
character
of
the
downtown
district,
obviously
again
creating
taller
buildings
in
downtown
the
surrounding
residential
neighborhoods
in
a
budding
residential
lots.
I
think
that's
where
we've
had
some
of
our
discussion
and
our
disagreement.
A
The
conservation
of
the
taxable
value
of
land
and
retention
of
taxable
land
on
tax
rolls
and
we've
had
lots
of
discussion
also
about
the
fact
that
we
are
tasked
with
trying
to
increase
our
tax
base
and
obviously
a
a
new
building
on
this
site
would
do
such
each
plan.
Development
shall
be
completed
within
two
years
of
the
issuance
of
the
special
use.
Permit.
A
I,
guess
that's
not
something
that
we
really
have
purview
over,
but
that's
a
city
policy.
So
if
you
move
forward,
that
would
be
the
case.
A
All
Landscaping
treatment
with
the
plan
development
shall
be
provided
in
accordance
with
the
requirements
set
forth
in
chapter
17,
landscaping
and
screening.
We
didn't
really
talk
much
about
Landscaping.
There
was
some
discussion
about
a
planter
up
front,
but
I've
also
noticed
on
the
plans.
There
is
a
streetscape
with
several
trees
planted
on
it
and
everything
like
that.
So
as
though
we
didn't
talk
about
that,
that
seems
to
be
in
compliance
mostly
with
the
the
landscaping
and
screening
that's
outlined
in
the
ordinance
site,
controls
and
standards.
A
Again,
we've
talked
about
this
with
the
fact
that
there
is
a
protected
bike
lane
in
front.
There
will
be
no
curb
Cuts
in
front,
therefore
ensuring
safe
walkways
for
everyone
number
two,
the
location,
construction
and
operating
or
parking
loading
areas
and
service
areas
shall
be
designed
to
avoid
adverse
effects
on
residential
uses
with
or
joining
the
development
from,
where
possible,
provide
additional
parking
beyond
what
is
required
of
the
plan.
A
Development
we've
talked
about
the
fact
that
the
because
of
the
things
I
just
mentioned
in
the
walkability
moving
everything
to
the
back
off
the
alley
is,
is
what
is
being
done.
It
does
have
an
impact
on
residential,
but
that's
because
this
is
one
of
those
rare
areas
where
we
have
residential
on
one
side
and
commercial.
On
the
other
side,
there's
no
way
that
you
can
marry
the
two
without
some
form
of
attention,
and
then
I
would
just
say
that
also
that
this
is
a
20-foot
wide
lot.
A
So
our
25
foot
wide
alley,
and
so
therefore
it
would
be
less
impactful
than
if
it
were
a
smaller
alley,
which
we
typically
find
throughout
the
rest
of
Evanston.
A
principal
vehicular
access
points
shall
be
designed
to
permit
smooth
traffic
flow,
with
controlled
turning
movements,
minimum
hazards
to
vehicular
and
pedestrian
traffic.
A
Again,
we've
we've
moved
all
of
the
traffic
into
the
alley,
which
should
alleviate
any
interference
between
pedestrians
and
motor
vehicles
and
it
being
at
an
alley,
it's
a
an
established
well-designated
place.
So
that
should
be
fine.
The
plan
development
shall
provide,
if
possible,
the
for
underground
installation
of
utilities,
both
in
public
ways
private
extensions.
We
didn't
really
talk
about
this
again.
This
is
something
more
so
for
the
city
to
talk
about
when
they
move
through
the
permitting
process
for
every
plan
development,
there
should
be
provided
a
market
feasibility
statement.
A
We
did
have
an
updated
one
provided
to
us
tonight.
Thank
you
very
much
for
that,
and
it
seems
like
the
the
market
feasibility
study
is
in
compliance
with
what
is
expected
for
every
plan
development.
There
should
be
provided
a
traffic
circulation
impact
study
which
will
show
the
effect
of
all
proposed
uses
upon
the
adjacent
nearby
roads
and
highways
a
mountain
Direction
anticipated
traffic.
We
did
have
a
traffic
study
submitted
by
the
applicant,
which
seemed
to
be
meeting
the
meeting.
What
is
required
here?
A
There
was
some
discussion
about
whether
it
took
into
account
everything,
but
that
is,
that
is
what
we've
been
provided
and
I
feel
it
does
meet.
A
What
is
what
is
necessary
and,
finally,
the
zoning
administrator
May
at
his
or
her
discretion
require
of
the
applicant
additional
studies
or
impact
analyzes
again,
that's
something
that
is
up
to
the
zoning
administrator
to
determine
if,
if
she
wants,
as
opposed
to
us
asking
for
that,
that
being
all
of
the
many
many
standards,
we
also
had
some
conditions
that
were
to
be
considered
with
the
recommendation,
which
are
on
page
15
of
20.
A
in
the
a
document
from
the
city
The
Memo
from
the
city.
A
Those
include
the
three
on-street
parking
stalls
immediately
in
front
of
the
subject:
property
be
changed
to
30
minute
maximum
metered
stalls
and
I
heard
this
come
up
in
public
comment.
But
those
are
not
exclusively
for
the
use
of
this
building.
They
would
be
for
the
use
of
any
person
in
the
City
of
Evanston
who
wanted
to
park
there.
A
They
would
just
be
limited
to
30
minutes
the
applicant
complete
space,
one
of
the
alley
management
plan
dated
March,
2nd
2023
within
12
months,
the
final
certificate
of
occupancy
insurance
and
that
the
applicant
applicant
comply
with
phase
two
of
the
alley
management
plan
dated
March,
2nd,
but
there's
not
a
date.
Added
to
that
is
there
anything
that
we
want
to
add
into
that,
or
is
that
just
that
they
must
comply
with
it
overall.
F
The
that
condition
is
related
to
the
operations
of
it,
so
we'd
considered
putting
in
perpetuity,
but
just
it
would
go
with
the
property
owner
that
the
operations
of
that
and
it
may
be.
It
need
to
be
adjusted
if
there's
but.
E
I
would
excuse
me
I,
would
just
suggest
or
recommend
that
there
is
someone
at
the
city
as
a
checkpoint
person
to
be
able
to
hear
any
comments
from
the
neighbors
as
this
goes
forward.
There
are
always
issues,
it's
just
construction,
it's
it's
not
anyone's
fault,
but
I
think
it
would
be
helpful
to
have
a
point
person.
F
Correct,
yes,
we
would,
if
there
were
any
issues
with
the
way
that
the
Alley
traffic
is
being
handled.
We
do
have
a
the
311
system.
There
is
a
drop
down
selection
for
any
issues
with
the
alley,
so
we
could
direct
the
public
to
submit
a
311
request
as
a
complaint
regarding
the
alley
following
the
Improvement
I.
E
A
The
fourth
one
is
the
applicant
lease:
no
more
than
23
off-site
parking
stalls
within
a
thousand
feet
of
the
subject:
property
by
either
a
private
lease
agreement,
subject
to
approval
by
the
zoning
administrator
or
a
lease
agreement
with
the
city
for
stalls
in
a
city-owned
facility
prior
to
certificate
of
occupancy
issuance.
A
D
This
is
the
one
where
the
applicant
is
adding
a
sentence.
The
applicants
shall
not
be
responsible
to
provide
off-street
parking
if
proposed,
the
proposed
developments.
Commercial
space
is
vacant
in
unoccupied
and
I'd
like
to
get
a
comment
from
staff.
On
that
one.
F
Yes,
so
that
stipulation
is
consistent
with
some
other
recent
plan
developments
that
this
body
is
considered.
It's
really
intended
to
just
make
sure
that
they're
not
leasing
stalls
that
are
not
going
to
be
utilized.
F
A
Yes,
I
think
it's
fine
yeah,
okay,
number,
four
I'm,
sorry
number
five,
and
this
is
when
the
applicant
had
suggested
to
change
to
so
I'll.
Read
their
wording.
Applicants
shall
consider
based
upon
demand,
adding
car
sharing
vehicles
to
the
on-site
parking
garage
or
within
a
thousand
feet
of
the
subject:
property
for
use
by
building
tenants
all
right,
I'm
Sorry
by
building
residents.
A
I'm
I'm
fine
with
that
too,
unless
anybody
really
feels
it
needs
to
be
in
there,
so,
let's
just
strike
condition
number
five
number:
six:
the
development
complies
with
chapter
4,
13,
floodplain
regulations
of
the
city
code
and
a
watershed,
management
ordinance
and
the
water.
The
Metropolitan
Water
Reclamation
District
prior
to
issuance
of
any
building
permits.
I
think
that's
perfectly
fine
and
sensible.
The
development
complies
with
the
City's
bird
friendly
design
requirements,
which
you
talked
about
just
a
little
bit
ago.
A
Development
complies
with
the
city's
electric
vehicle
parking
requirements
prior
to
any
building
permits
being
issued.
That's
something:
we've
talked
about
that
being
one
of
their
their
sustainability.
So
I,
don't
think.
That's
an
issue
number
nine,
the
applicant
sign
and
agreed
for
construction
management
plan.
A
It
lists
through
several
things
here:
I'm
not
going
to
read
through
the
whole
thing,
but
this
is
something
we
regularly
ask
for
large
developers
to
minimize
any
impact
or
lessen
the
impact.
I
should
say
probably
on
the
neighboring
residents
and
on
the
generals
and
the
city
as
a
whole
number
10
that
there
be
a
final
waste
management
plan.
A
A
Public
benefits
we've
got
a
list
of
several
public
benefits
here,
the
ones
that
they
suggested
and
I'm.
Sorry
I
can't
find
that
real,
quick
here.
G
A
A
All
right,
the
first
benefit
that
they're
proposing
alley
repairs.
We've
heard
testimony
here
about
the
127
linear
feet
that
a
bunch
of
subject
property.
A
They
will
be
involved
in
making
the
repairs
and
for
the
area
directly
behind
the
new
development
and
then
we'll
contribute
up
to
200
000
towards
the
city
of
evanston's,
share
of
costs
associated
with
making
repairs
to
the
balance
of
the
alley.
A
A
A
The
next
one
is
the
local
employee,
Employment
Program,
participant
hiring
the
educational
scholarship
contribution
so
partnering,
with
Oakton
College
to
work
with
someone
to
are
to
work
on
funding
a
property
management
and
building
maintenance,
scholarship
program
for
students
that
are
residents
of
Evanston
cap
to
ten
thousand
for
students
and
fifty
thousand
in
the
aggregate
ownership
apprenticeship
program
having
a
Workforce
agreement
with
the
city
in
which
they
will
provide
an
apprenticeship
for
at
least
12
weeks
with
the
intention
of
providing
full-time
employment
thereafter
for
a
staff
position
of
assistant,
property
manager,
assistant
building,
engineer
or
door
attendant
on
on
that
one
in
particular,
I
would
like
us
to
remove
door
attendant
I
think
that
we
really
should
push
for
for
upper
positions
if
possible.
A
The
alley
management
plan
we've
talked
about
that
the
creation
of
three
short-term
parking
spaces.
That's
one
of
the
things
that
we've
talked
about
is
one
of
the
conditions,
creation
of
an
industry-leading
Waste
Management
plan.
This
again
was
something
that's
been
outlined
in
documents
that
were
submitted
to
us,
and
one
of
the
conditions
would
be
a
more
finalized
version
of
that.
A
As
we
move
move
forward,
environmental
site
cleanup
clean
up
the
site
that
is
currently
subject
to
a
no
further
remediation
plan
by
removing
contaminated
soil,
installing
a
Divi
system
for
our
donation
of
five
thousand
dollars
for
the
lightweight
divvy
stations
and
to
promote
local
artists
as
well.
A
If
not,
we
finally
get
to
the
voting
part
of
things.
Okay,
cool,
so
I
will
ask
if
there
is
a
motion
to
recommend
approval
of
1621-31,
Chicago
Avenue
to
city
council
actually
to
Planning
and
Development
City
Council.
D
Sure,
just
as
a
as
a
question,
we
don't
need
to
include
the
public
benefits
we've
just
gone
through
because
that's
that's.
D
The
things
that
were
presented
to
us-
okay,
all
right
I,
move
approval
of
the
special
use
for
plan
development
with
site
development
allowances,
1621-31,
Chicago,
Avenue,
22,.
D
A
B
A
No,
so,
with
a
vote
of
four
to
five,
the
motion
fails,
but
the
recommendation
will
still
move
forward
to
city
council
and
you
can
work
with
staff
to
figure
out
when
you
will
be
on
their
agenda
and
if
there's
anything
that
wasn't
clear
in
what
we
went
through,
that
you
have
questions
about,
feel
free
to
reach
out
to
them
as
well.
A
That
concludes
the
one
case
we
did
have
on
our
agenda
this
evening.
We
still
have
a
couple
other
quick
items,
one
being
communication,
anything
from
any
of
our
staff.
A
Commission,
thank
you.
Thank
you.
We
do
have
a
section
for
public
comment.
I
think
most
of
the
public
has
left
the
room
already,
so
I
will
entertain
a
motion
for
adjournment
I.