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From YouTube: Plan Commission Meeting 8/9/2017
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A
A
A
A
This
is
a
public
hearing
for
the
purpose
of
gathering
facts
and
information
regarding
the
proposed
development
and
to
prepare
a
recommendation
by
the
Plan
Commission
to
the
City
Council.
That
recommendation
may
be
for
approval
of
the
project
as
presented
for
approval
with
recommended
changes
or
for
a
denial
of
the
request
in
this
matter.
We
are
a
recommending
body.
A
A
During
that
time.
We
will
not
entertain
questions
just
in
order
to
let
them
get
through
what
they
want
to
say
at
that
point.
Commissioners
will
ask
any
questions
they
have
of
the
applicant
and
the
applicants
witnesses.
We
will
then
invite
questions
questions
from
members
of
the
public.
Those
questions
are
to
be
relevant
to
the
matters
that
have
been
presented
and
we
will
not
accept
any
argumentative
questions
with
those
your
own
testimony
can
come
later
at
the
completion
of
questions.
Then
members
of
the
public
will
present
testimony.
A
A
Ask
you
to,
in
your
testimony
to
remain
focused
on
the
development
as
it
has
been
presented
to
us
and
to
try
to
avoid
redundancy.
If
someone
has
already
made
the
point
that
you
want
to
make
simply
affirm
that
without
restating
it
generally
I
would
like
you
to
hold
your
testimony
to
three
minutes.
We've
got
a
fair
number
of
people
who
want
to
speak
tonight
at
the
completion
of
that
testimony.
A
A
Staff
may
make
brief
closing
comments,
and
then
we
will
close
the
public
record
and
the
Commission
will
proceed
to
its
deliberation.
Now.
The
Commission
may
continue
the
hearing
on
its
own
volition,
if
it's
necessary
to
secure
additional
information.
I
know
that
there's
been
considerable
interest
in
the
possibility
of
a
continuance
of
this
hearing
on
the
part
of
the
public,
so
I
want
to
just
to
be
sure
that
we're
all
singing
off
the
same
music
I
want
to
read
article
12
section
II
of
our
rules
in
their
entirety.
A
Requests
for
continuance
at
the
close
of
the
petitioners
case.
The
chair
shall
inform
those
present
of
the
following
persons
or
groups
with
an
ownership
release,
hold
interest
in
property
within
500
feet
in
the
case
of
a
zoning
amendments
and
within
1,000
feet
in
the
case
of
unique
uses
and
planned
developments,
and
then
blah
blah
blah
alleys
and
suchlike,
who
wish
to
object,
shall,
upon
request,
be
granted.
One
continuance
for
the
purpose
of
presenting
evidence
to
rebut
testimony
given
by
the
applicant.
Such
continuance
shall
be
by
public
announcement
to
a
date.
A
We
would
take
testimony
from
everybody
except
the
person
who
requested
the
continuance
and
that
person
will
be
first
on
the
docket
at
the
continued
meeting.
If
you
have
signed
in
to
speak
tonight,
but
for
whatever
reason
in
the
course
of
the
petitioners
presentation
you
decide,
you
would
rather
postpone
your
testimony
until
a
continued
meeting,
you're
free
to
do
that.
Just
tell
us
and
we'll
put
you
on
the
list
for
next
week
or
whenever
it
is.
B
A
A
C
D
I
will
briefly
go
over
the
project
and
staff
recommendations
I'm
in
touch
on
some
of
the
points
of
the
overall
project,
so
the
applicant
for
1452,
1508,
Sherman
Avenue,
is
requesting
approval
of
a
plan
development.
This
includes
five
site
development
allowances
for
the
height,
the
number
of
units,
the
number
of
parking
spaces,
the
floor
area
ratio
or
fer,
and
the
ziggurats
setback
some
of
the
general
characteristics
of
the
project.
It
is
about
0.8,
6,
acres
or
30
7279
square
feet,
the
overall
site.
The
building
size
is
a
total
of
360
2520
gross
square
feet.
D
The
commercial
area
that
is
proposed
within
the
building
is
nine
thousand
six
hundred
sixteen
square
feet.
The
total
number
of
units
proposed
is
287
units
which
includes
the
following:
breakdown
of
161
studios,
68,
one-bedroom
units,
56
two-bedroom
units
and
two
three-bedroom
units.
The
applicant
is
proposing
180
to
total
parking
spaces
with
which
breaks
down
to
approximately
0.63
parking
spaces
per
unit
or
0.5,
two
parking
spaces
per
bedroom.
D
D
And
this
drawing
shows
the
ground
floor
plan.
As
you
can
see,
the
access
to
the
parking
area
is
off
of
the
alley
and
not
on
Sherman,
so
as
to
avoid
conflict
points
of
ingress
and
egress.
We
also
have
the
retail
space
that
friends
along
Sherman
Avenue,
as
well
as
the
lobby
area
and
to
the
south
of
the
property
we
have
the
proposed
pocket
park.
D
Again,
we
have
the
number
of
dwelling
units,
the
maximum
permitted
and
the
d4
would
be
given
the
size
of
the
lot
would
be
93
units
they're,
proposing
287
the
building
heights
proposed
as
one
192
feet
and
as
I
was
explaining
before.
If
we
exclude
the
parking
levels,
it's
actually
167
feet
for
the
b4
zoning
district
for
a
development
that
includes
residential
use.
It
is
105
feet
for
the
maximum
height
with
the
site,
development
allowances.
They
get
an
additional
40
feet
for
a
total
of
145
feet.
D
The
floor
area
ratio
they're
proposing
6.9
the
maximum
for
the
d4
district
is
five
point.
Four,
with
the
site
development
allowances
that
bumps
up
to
6.0,
the
number
of
parking
spaces
is
389.
This
is
broken
down
by
the
unit
count,
as
well
as
the
retail
space
that
is
provided
and
they're
proposing
to
have
182
on-site
parking
spaces.
D
The
last
site
development
allowance,
the
ziggurats
setback
that
is
actually
a
design
characteristic
that
we
have
for
a
number
of
buildings
within
our
downtown
area.
Essentially,
it
is
kind
of
a
3d
form
that
provides
for
podium
of
sorts.
You
have
a
particular
setback
at
the
ground
level.
Up
to
a
certain
height,
usually
that
particular
portion
of
the
building
will
be
up
to
the
property
line
for
the
downtown
area.
Once
you
get
to
a
certain
height
in
this
case,
it's
42
feet.
D
It
needs
to
be
set
back
a
certain
amount,
and
in
this
case
it
would
have
to
be
40
feet
due
to
the
regular
shape
of
the
lot
and
the
building
they
aren't
able
to
meet.
That
requirement
for
the
whole
portion
of
the
lot
so
they're
requesting
a
site
development
allowance
for
that
as
well,
the
other
setbacks
and
both
requirements
they
actually
do
meet.
This
is
breaking
down
the
building
setbacks,
as
well
as
the
number
of
loading
docks
that
are
required.
D
And
here
we
have
a
list
of
the
public
benefits
that
are
proposed.
In
addition
to
the
require
a
hor
inclusionary
housing
ordinance
requirement
of
either
a
payment
in
fee
of
lieu
of
providing
affordable
on-site
units
or
actually
providing
the
on-site
units
they
are
proposing
to
have
to
on-site,
affordable
units
at
60
percent
area,
median
income
or
ami.
They
are
proposing
to
contribute
$50,000
to
the
city
of
Evanston
toward
capital,
improvement
for
landscaping
and
partir
idolization.
They
will
enact
a
maintenance
program
for
Harper
Park
to
the
south
of
the
site.
D
Sale
will
be
providing
a
public
pocket
park
on
the
south
end
of
the
site.
They
will
be
making
a
$50,000
contribution
for
public
art
and
a
light
program
within
the
development
they
are
proposing
to
do.
A
CTA
mentioned
viaduct
restoration
for
two
life
cycles
of
the
life
of
the
restored
paint
in
the
form
of
painting
and
different
upgrades.
That
would
be
permitted
by
the
actual
owners
of
the
railroad
tracks.
They
are
providing
a
dimming
station
at
the
site
which
comes
to
a
cost
of
sixty
thousand
dollars.
D
D
This
will
be
on
site
and
in
class
they
frozen
to
resurface,
Sherman,
Avenue,
post
construction
and
restoration
of
the
alley
to
the
west
of
the
to
the
west,
adjacent
to
the
property,
basically
to
fix
any
damages
that
occur
during
construction.
They
will
be
providing
streetscape
improvements
along
like
at
Lake
Street
and
Sherman
Avenue,
including
lighting
new
sidewalk
and
landscaping.
They
will
be
utilizing
measures
to
mitigate
a
harm
to
migratory
birds
which
will
include
achieving
a
LEED
credit
55
for
bird
strike
glass.
D
They
will
be
providing
wayfinding
signage
on
site,
which
will
point
to
transit
services
at
the
Davis,
Street
metro,
CTA
pace
and
divvy
stations
that
are
around
the
site
and
directing
safe
pedestrian
routes
to
the
Dempster
Street
CTA
station.
They
will
be
installing
a
real-time
transit
arrival
board
in
the
lobby
of
the
building.
They
will
be
waving
moving
fees
for
Evanston's
top
ten
employers
by
size
and
they
will
be
seeking
to
achieve
a
LEED
Gold
certification.
We
require
at
least
a
LEED
Silver
certification.
D
Briefly,
going
over
the
standards
for
the
planned
development,
the
development
marcellus
satisfies
the
following
standards
that
are
actually
addressed
within
the
staff
report.
Section
3
excuse
me
section
6,
3,
5
10,
which
is
standards
for
special
uses,
section
six:
three:
six,
nine
two
standards
for
planned
development,
section,
six
11
110,
which
is
standards
and
guidelines
for
planned
developments
in
the
d4
downtown
transition
district
and
our
staff
recommendation.
At
the
end
of
our
staff
report.
D
As
an
amendment
to
the
planned
development
that,
within
one
year
of
issuance
of
the
final
statistical
of
occupancy
for
the
building,
the
applicant
must
submit
a
traffic
study
analyzing
the
turning
movements
and
parking
utilization
within
the
garage.
That's
excess
off
of
the
ADI
le
immediately
to
the
west
of
the
site,
including
analysis
of
any
traffic
incidents
adjacent
to
the
site
and
based
on
that
analysis
of
that
traffic
study,
the
city
would
reserve
the
right
to
require
additional
traffic.
Calming
measures
prior
to
issuance
of
the
temporary
certificate
of
occupancy.
D
The
applicant
will
have
to
submit
an
approval
letter
from
the
Illinois
Environmental
Protection,
Agency,
that
any
environmental
contamination
on
the
site
has
been
remediated
and
that
deliveries
for
the
on-site
commercial
use
proposed
would
be
performed
from
the
alley
and
would
be
prohibited
during
the
hours
of
7
a.m.
to
9
a.m.
and
4
p.m.
to
6
p.m.
Monday
through
Friday
and
here
I've
listed
out,
the
standards
for
the
special
use
and
planned
development
I
can
briefly
go
through
these
or
you
want
to
say
we
sort
over
okay
and
then
these.
D
A
All
right,
miss
Pugh.
Are
you
going
to
hold
the
trigger.
E
E
Okay,
I
think
I
have
one
here.
Let
me
make
sure
right,
perfect,
okay,
good
evening,
I'm
donna
pew
of
a
partner
in
the
law,
firm,
Foley
and
Lardner
on
behalf
of
albion.
Residential
now,
you've
heard
a
lot
a
little
bit
about
the
project
and
about
of
course
we
have
to
talk
about
the
site
development
allowances.
E
We
really
do
need
them.
We've.
You
know,
turn
this
upside
down
many
many
times
and
so
I
wanted
to.
Let
you
know
that
we
were
not
taking
that
lightly
in
asking
for
those
now,
for
example,
height
exclusive
of
parking
floors,
as
she
mentioned
with
the
with
the
site
development
allowance,
it's
145
would
be
required
and
we're
asking
for
167.
So
that's
a
22-foot
difference.
When
we
started
the
process
it
was,
it
was
quite
a
bit
more
or
was
I
think
maybe
20
almost
20
feet
more
and
we've
reduced
the
height
there's
also
on
floor
area.
E
The
code
provides
for
a
6.0
with
site
development
allowances
and
we're
asking
for
6.9,
but
that
6.9
does
include
balconies
and
certain
outdoor
spaces,
of
which
we
have
a
lot.
So
it's
I
don't
want
to
say
it's
misleading
the
way
it's
calculated,
but
it's
it's.
The
6.9
is
a
much
higher
number
than
it
would
be
if
it
was
just
interior
space.
What
you
traditionally
think
of
FA
are
the
way
it's
calculated
in
evidence.
E
The
parking
is
in
it,
of
course,
the
transit-oriented
district.
It's
at
the
southern
end
of
that.
So
we've
taken
that
into
account.
Although
the
code
would
require
389,
we
are
requesting
182
again.
Our
folks
will
talk
to
you
about
why
they
feel
very
confident
that
that's
an
adequate
supply
with
the
location
with
what
this
project
is
about
and
where
it's
located
and
all
the
stop
gaps
that
they
have
as
well
with
the
ample
parking
garage,
nearby,
etc.
So,
you'll
hear
more
about
that.
E
Likewise,
our
dwelling
units,
it
sounds
like
a
lot
and
you're
allowed
93
and
we're
asking
for
287.
It
sounds
like
triple
what
you're
allowed
and
technically
that
is,
but
what
we
are
focused
on
is
we
did
a
number
of
studies
of
how
many
people
would
actually
live
there
if
you
had
the
as
of
right
building
at
93,
but
you
still
had
the
other
dimensions,
the
height,
the
floor
area,
etc
that
you're
allowed.
E
We
figured
out
how
many
people
would
live
there
under
the
code
and
it's
very
close
to
what
would
live
there
under
our
building
you're
going
to
hear
more
about
that.
But
so
the
actual
population
of
the
building
is
very
similar
with
these
requests
that
we're
making.
But
it
again
it
does
sound
like
like
a
big
increase
and
the
ziggurats
setback
I
think
they
can
mention.
That
is
a
very
irregularly
shaped
lot
and
for
the
most
part,
the
building
is
set
back
very
far
at
42
feet.
E
But
of
course,
the
lot
narrows
and
again
we
worked
extensively
with
staff
to
try
to
get
the
building
to
be
in
the
right
shape
and
the
right
place
to
to
at
least
maximize
views
and
everything
for
everyone
now.
Lastly,
we
we
have
supplied
the
legal
notices
in
accordance
with
law
and
I
just
wanted
to
mention
who
you're
going
to
hear
from
Jason
Kane,
president
of
Albion
residential
Andrew
Yule,
vice
president
of
development
with
Albion
Paul
Alessandro,
the
partner
and
project
architect
with
HPA.
Also
here
is
Ray
Hartshorne
ray.
Where
are
you?
E
F
You
very
much
my
name
is
Jason
Kane
I'm,
the
president
of
Albion
residential
I,
just
want
to
take
a
few
minutes
just
to
kind
of
introduce
us
and
who
we
are
before.
Andrew
can
talk
a
little
bit
about
the
project:
Alvina,
the
chicago-based
apartment,
ownership,
development
acquisition
and
asset
manager.
We
have
a
sister
company
called
village
green,
which
engages
in
the
management
of
apartments.
We
manage
about
38,000
units
all
along
all
throughout
the
country,
but
mostly
here
in
the
Midwest
and
in
the
Chicago
region.
F
We
manage
about
seventy-five
eight
seventy
one
hundred
and
eight
thousand
units
overall,
some
of
our
previous
projects,
I
guess
the
best
way
to
describe
what
we
do
in
general
and
Andrew
we'll
get
into
some
of
the
specifics
is
that
you
couldn't
put
in
the
context
of
hotels
and
Starwood
hotels
and
specifically,
we're
probably
more
of
a
W
than
Weston.
You
won't
see
a
whole
lot
of
beige
in
our
projects.
F
As
I
mentioned,
we
are
an
affiliate
of
build
train.
Those
green
is
an
apartment
manager.
We
as
a
team,
don't
do
any
other
types
of
real
estate.
We
don't
do
condominiums,
we
don't
do
office,
we
don't
do
industrial
real
estate,
we
do
apartments
even
within
apartments.
We
don't
do
senior
housing,
we
don't
do
student
housing,
we
are
an
apartment
ownership
company
and
we
try
to
own
and
and
I
just
left
my
board
meeting
this
afternoon.
F
Our
intent
here
is
to
own
for
a
long
time,
so
I
hope
to
see
everyone
around
in
the
years
to
come.
Just
personally
very
quickly.
I
attended
the
Kellogg
School
management
and
when
I
got
the
first
phone
call
about
this
deal,
they
asked
me
hey.
Do
you
know
where
Tommy
Nevins
is,
and
I
said
and
I
sure
do
that
was
the
first
place?
F
I
ever
met
all
of
my
friends
at
Kellogg
on
June
and
June
2002
so
a
little
over
fifteen
years
ago,
and
from
that
point
on,
I
knew
what
kind
of
special
project
we
could
do
here
and
I'd
like
to
thank
you
know
all
of
our
team
for
putting
all
together
and
also
you
know
the
hard
work
of
staff
to
get
to
this
point,
but
I'd
like
to
introduce
Andrew,
you'll
he'll.
Take
you
through
the
project.
Thank
you.
G
G
It
was
part
of
our
idea
of
putting
a
team
together
to
make
sure
that
people
from
Evanston
have
an
understanding
of
what's
going
on
in
Evanston
as
a
long-term
holder
of
real
estate,
like
Jason,
said
it's
important
for
us
from
a
quality
perspective,
picking
the
right
consultants
that
understand
what
we're
trying
to
do
as
a
long-term
holder
of
real
estate.
It
designed
the
building
a
little
bit
differently.
It
makes
the
building
a
little
bit
more
effective
and
efficient,
we're
managing
it
for
a
long
period
of
time.
G
So
we
want
to
make
sure
that
everything
is
done
correctly.
The
first
time
around
so
to
Megan
did
a
great
job
of
an
overview.
So
it's
going
to
help
speed
us
up
dramatically.
I
promise
you
in
that
just
a
quick
overview
of
the
site.
So
when
we're
looking
at
the
site
here,
I
don't
know
if
this
has
a
laser
pointer
on
it
doesn't
know.
Okay,
thank
you
all
right.
As
we
look
to
the
south
of
the
site,
we
have
lake
street
and
we
come
down
Sherman,
and
then
we
have
Grove
I.
G
Think
what's
important
to
point
out
here
is
the
alley:
that's
located
behind
our
site
and
borders
right
up
against
the
CTA
and
metro
line.
There's
also
another
alley
that
kind
of
cuts
through
right
here
up
to
our
property
line.
So
today
we
have
Tommy.
Nevins
is
actually
here
today
and
they'll,
be
speaking
briefly.
There,
the
landowner
to
the
far
south
side,
the
rest
of
the
parcel
starting
from
right
here
and
up
and
through,
is
the
secondary
owner
of
this
there's
an
empty
lot.
G
G
So
I'm
gonna
give
you
a
little
bit
of
a
preview
of
the
project.
Paul
Alessandro
are
the
partner
at
HPA
is
going
to
really
get
into
the
nuts
and
bolts
of
the
project,
but
things
I
wanted
to
point
out
for
sure.
Are
you
know
starting
in
the
upper
right?
You
know
the
building
is
very
modern.
It's
it's
built
in
a
modern
aspect.
It
has
a
very
gentle
S
curve
to
it
to
kind
of
try
to
break
up
the
mass
of
the
building
itself.
It's
a
very,
very
pretty
sleek
soft
building
this.
G
This
curve
allowed
us
down
here
in
the
lower
left,
to
set
the
building
back
about
40
feet
off
of
the
property
line,
which
is
really
important
from
a
public
standpoint
when
you're
standing
there
on
the
street
right
here
in
this
area,
you're
not
going
to
feel
that
tower
really
coming
down
and
encroaching
and
being
very
heavy
on
you.
So
the
idea
of
the
s
was
to
try
to
conform
to
code.
We
were
hoping
not
to
have
to
ask
for
relief
as
the
site
is
trapezoidal
in
nature.
It's
very
otic.
G
It's
down
to
60
feet
at
its
lowest
point
and
the
idea
was
to
break
up
the
mass
with
that
gentle
s-curve.
We're
planning
on
bringing
really
energizing
retail
to
to
the
street
side
as
described.
We've
moved
the
parking
to
the
alley
and
then
we're
creating
a
pocket
park
that
comes
off
the
south
side
of
the
building
which
will
be
enjoyed
for
the
for
the
public.
G
So,
as
in
terms
of
zoning,
we
wanted
to
stay
within
the
D
for
zoning.
We
didn't
want
to
ask
for
a
zoning
change
in
this
particular
project.
It
was
really
important
to
us
and
it
was
secondarily
important
to
us
to
not
be
the
tallest
building
by
any
means.
So
what
we
were
able
to
do
was
create
this
3d
model
and
I
hope.
Afterwards.
Everyone
gets
a
chance
to
really
come
up
there
and
look
at
it.
What
you'll.
F
G
A
G
B
G
We
wanted
a
project
that
would
fit
you
know
within
the
context
we
wanted
to
give
a
pedestrian
friendly
feel
we
wanted
to
make
sure
that
we
weren't
changing
zoning,
and
you
know
when
I
talk
about
context.
If
you,
you
know
it
back
at
the
screen,
the
context
is
the
upper
left
of
the
rotary
building.
That's
239
feet.
The
roof
of
our
building
is
somewhere
around
a
hundred
and
seventy
nine
feet.
So
there's
a
good
60
foot
difference
between
the
roof
of
our
building
and
the
rotary.
G
While
we're
asking
for
192,
we
have
mechanical
systems
in
a
room
up
above
at
the
top
of
the
building
and
across
the
street,
is
a
Holiday
Inn,
which
is
145
feet,
so
we're
kind
of
in
the
middle
of
that
transitional
district
of
where
were
of
what
we're
asking
for,
which
is
why
we
want
to
create
the
model
as
well.
It
was
a
really
good
idea
by
alderman
wen
to
show
that
and
I
think
it's
something
we're
going
to
continue
to
do.
It
helps
with
scale
so
to
point
out.
G
Everyone
has
briefly
spoke
about
this,
but
again
to
talk
about
the
FAA
I.
Think
that's
the
most
important
trigger
here.
When
we
looked
at
the
project
we
said
we
want
to
meet
SAR,
we
want
to
meet
building
math,
it's
really
what
the
definition
of
it
is
and
we
do
meet
it.
What
we
have
is
the
outdoor
spaces.
We
have
these
huge
terraces
on
the
podium
level
that
allow
your
own
private
yard.
On
the
fourth
floor,
maybe
you're
a
dog
owner.
G
You
want
to
let
them
out
we're
going
to
have
that
privacy
which
takes
up
a
lot
of
that
land
area.
We
also
have
balconies
that
are
inset
there.
The
insects
which
we're
calling
verandas
so
they're
inset
there
they're
within
your
unit,
they're
strips
along
both
the
east
and
west
elevations,
and
then
we
have
exterior
appendages
which
are
balconies
that
are
hanging
off
the
building
which
add
up
to
that
amount.
G
As
we
talked
about
the
total
bedroom
come
when
you
look
at
what's
as
of
right
today,
you're
saying
you
have
a
2100
square
foot
unit,
that's
allowed
as
of
right.
If
we
were
to
build
that
you're
building
somewhere
between
three
and
four
bedroom
units,
it's
just
what
you
would
do,
there's
not
a
market
place
for
that
today
in
this
environment
and
what
you
would
get
with
that
as
of
right
is
a
population
count,
that's
very
similar
to
our
projected
population,
count
of
what
we're
looking
to
do
with
the
project.
G
So
we've
had
a
community
meeting,
we've
had
two
public
tapper
meetings
and
they've
been
fantastic.
It's
been
a
lot
of
good
comments
that
have
come
out
of
them.
It
started
with
just
changes
in
the
building
alone,
we've
reduced
the
building
for
about
12
units.
From
the
very
first
time
that
we
started
talking
about
the
project,
while
increasing
parking,
10
stalls,
we
think
we
can
get
a
couple
more
in
there
as
we
actually
start,
laying
out
the
structure
and
more
design
development.
G
We
have
a
feeling
we
can
get,
maybe
two
or
three
more
tucked
away
in
some
areas.
We've
also
realized
from
the
first
community
meeting.
We
had
that.
There's
an
alley
that
exists
behind
us
to
the
west
is
a
little
bit
of
a
hazard
today,
there's
two-way
traffic
going
through
it
and
as
we
worked
with
staff
and
staff,
convinced
us
to
move
the
parking
to
the
alley
of
the
building,
which
is
the
right
call
for
this
project.
G
We
we
had
some
legal
ownership
issues
with
the
alley
and
that's
what
took
us
so
long
to
get
around
to
making
that
happen.
As
we've
clarified
those
with
the
title
company
who
actually
owns
it
with
the
railroad,
we
were
able
to
allow
for
the
alley
now
to
go
from
what
we
were
calling
14
feet
to
16
feet,
we're
asking
for
it
to
be
one
way
south
to
north
and
we're
asking
we're
going
to
provide
traffic
calming
measures
throughout
that
alley.
G
G
We're
also
going
to
be
implementing
bird
read
credit
number
55,
which
is
the
bird
friendly
materials
if
something
that
hasn't
been
done,
but
something
that
staff
has
brought
to
our
attention
of
other
issues
of
projects
within
the
city
and
then,
in
addition
to
the
fee
of
2.9
million
dollars,
we're
going
to
be
adding
two
additional
units
to
the
property
that
are
affordable
and
I'll
get
into
that
a
little
bit
later.
Some
more
changes
that
we
made
from
these
meetings.
The
building
has
become
much
more
modern
than
what
you've
seen
so
far.
G
It
started
off
less
modern.
The
base
was
more
historic.
Looking
in
nature,
we've
added
more
glass,
we've
added
more
content.
You
know,
we've
added
some
signage
in
there,
we're
still
working
through
that
signage
of
what
it
looks
like,
but
it's
going
to
be
blade,
signage,
we're
working
on
a
four
seasons,
art
piece
that
I'll
get
to
a
little
bit
later,
and
you
know
some
other
small
changes,
but
you
know
what's
important
here
is
that
we
appreciate
staff.
G
It
was
a
really
good
vetting
process
and
it
was
a
lot
of
good
communication
back
and
forth
with
the
public
talking
to
staff
staff
talking
to
us
enough
trying
to
work
through
these
solutions
before
we
came
here
before
you
today.
So
it's
something
that
was
a
little
bit
unique
to
us
a
lot
of
times.
These
come
a
little
bit
later
in
the
game,
but
I
think
they
were
very
helpful
to
us.
H
Thanks
Andrew
I'm
Paul
hall
sander
with
Hartshorne
and
punk
art
architecture,
as
indicated
ray
Hartshorne
is
here
as
well
as
our
project.
Planner
John
Donoghue,
who
is
a
third
generation
of
in
stone,
Ian
HPA,
is
located
in
Chicago's
West
Loop,
we're
celebrating
our
30th
anniversary
this
year
and
our
17th
year
of
collaboration
with
Albion
and
its
sister
companies,
both
locally
and
in
projects
throughout
the
Midwest.
The
main
reason
for
this
continued
relationship
is
albion.
H
Like
us,
it's
focused
on
the
resident
experience
they
value,
design
and
carefully
select
project
sites
to
provide
the
best
living
experience
for
their
tenants
and
is
long-term
building
holders
and
operators,
in
addition
to
being
developers
they
care
about
and
are
very
responsive
to
their
end
users
and
their
neighbors,
who
they
will
be
closely
aligned
with
over
the
life
of
their
properties.
I
wanted
to
start
this
evening
by
talking
about
how
the
design
we
are
presenting
evolved.
H
One
of
our
key
design
drivers
is
what
we
call
location,
branding,
trying
to
tying
a
building
to
its
site
and
the
unique
characteristics
of
its
context.
The
image
here
shows
some
of
those
unique
characteristics
that
particularly
struck
us
at
the
outset.
The
superimposed
lines
tracing
the
curve
of
the
shoreline,
the
ship
to
the
street
grid
in
the
original
Philo
Jetson
Street
plan
and
the
sweep
of
the
CTA
and
metro
lines
in
the
city
layout
became
the
starting
point
for
our
form,
generating
starting
from
those
four
signs.
We
derived
the
shape
and
patterning
of
the
building.
H
The
curves
of
the
previous
illustration
are
shown
here,
translated
into
the
building
form
with
the
heart
or
diagonal
street
grid
represented
at
the
base
of
the
building
said.
In
contrast,
the
undulating
form
of
the
tower
above
this
idea
also
became
our
method
of
conforming
to
setback
and
zoning
requirements
as
permitted
by
the
irregular
site.
H
We
also
looked
at
the
immediate
environs
of
the
head
of
the
downtown
transit
transition
district,
including
Harbor
Park
cross
lake
street
and
the
location
of
the
hotel
tower
to
our
east,
to
cite
our
tower
in
a
matter
that
maintains
the
view
corridor
along
Lake
Street.
Finally,
the
building
integrates
the
existing
park
space
at
Harbor
Park,
with
the
new
space
created
on
our
site
to
further
integrate
our
building
into
its
environment.
H
H
That
said,
the
building
itself
is
organized
into
two
main
components:
the
strong
pedestrian
base
with
the
residential
portion
setback
and
above
the
base
component.
The
base,
echo,
is
the
traditional
detailing
and
scale
found
throughout
the
retail
and
commercial
buildings
of
the
downtown
district.
Well,
integrating
the
more
modern
language
of
the
residential
curve
above
the
detailing
of
the
shifting
administration
patterns,
is
a
further
reference
to
the
shifting
street
grid
and
serves
to
reduce
the
apparent
scale
of
the
building
as
it
transitions
to
the
mid
rise
neighborhood
to
the
south.
H
Per
lead
55,
we
have
divided
our
building
into
zones
zone
1,
which
is
the
lower
50
feet
of
the
building
from
the
5th
floor
at
that
lying
down.
This
is
the
area
where
more
than
60%
of
the
bird
strikes
occur.
This
area
will
be
fully
compliant
with
the
recommendations
of
LEED
55
in
zone
2
above
the
50
foot
mark,
as
some
of
Lee
55
is
not
applicable
to
residential
buildings
which
require
lights
and
views
per
lead.
We
are
utilizing
applicable
portions
of
LEED
55
guidelines
and
recommendations.
The
Audubon
Society.
H
These
include
low
reflectance
glass
to
mitigate
reflections.
One
of
the
main
causes
of
bird
strikes
irregular
surfaces
in
both
the
curved
aspect
of
the
building
and
the
regular
patterning
of
solid
and
glass,
which
provides
shifting
reflections
as
compared
to
a
flat
all
glass
surface.
We
will
be
implementing
a
tenant
program
to
further
reduce
interior
lighting
during
migration
periods,
which
is
part
of
lead.
Pilot
credits,
7
and
al
beyond,
will
be
implementing
a
separate
program
to
monitor
performance
of
the
building
as
its
placed
in
service
to
allow
for
adjustments
and
address
any
reported
incidents.
H
Moving
on
to
specifics
of
the
elevations,
we
have
a
material
board
out
here
on
the
table,
showing
our
selected
exterior
finishes.
Looking
first
at
the
base
portion
of
the
building,
we
are
showing
three
brick
samples
for
the
street
facades
shown
bottom
left
on
the
board.
The
two
similarly
colored
samples
at
the
bottom
will
be
the
predominant
brick
surface,
represented
here
by
the
two
different
colors
in
the
rendering.
These
colors
have
a
subtle
difference:
to
provide
some
separation,
long
sermon,
avenue
facades
without
providing
a
stark
contrast.
H
The
third
darker
brick
is
used
for
accents
at
headers
and
along
the
pilaster
basis.
The
fourth
brick
at
the
top
of
the
board
will
be
used
at
the
alley
facade
in
a
standard
modular
size.
The
glass
and
metal
panel
samples
will
be
used
at
the
upper
residential
portion
and
will
also
be
integrated
into
the
base
fronting
park,
and
the
tile
will
be
the
soffit
surface
at
the
verandas
and
the
covered
deck.
We
have
also
included
a
paint
sample
for
the
steel,
canopies
and
awnings
at
the
pedestrian
level.
H
H
Moving
on
to
the
plans,
this
is
our
ground
level
plan
fronting
Sherman
and
the
corner
pocket.
Our
continuous
retail
uses
will
activate
the
sidewalk
and
provide
active
uses
on
the
street.
Our
central
lobby
will
be
designed
with
a
hospitality
influence
and
it's
direct
relation
to
the
adjacent
retail
spaces
will
allow
those
spaces
to
bleed
into
the
lobby
and
share
seating
to
keep
the
lobby.
Similarly
active.
The
South
retail
space
will
also
spill
out
to
a
contained
area.
The
pocket
park
for
good
weather
seating.
H
The
balance
of
the
first
floor
at
the
back
of
the
house
is
back
of
the
house,
uses
and
parking.
The
parking
is
accessed
directly
off
the
alley
through
there,
which
will
be
one
way
north
and
we
are
setting
our
building
an
additional
two
feet
off
the
property
line
to
provide
a
16
foot,
clear
width
to
allow
vehicles
to
pass
in
the
case
of
unintentionally
stopped
vehicles.
We've
also
included
three
loading
stalls
also
accessed
from
the
alley
two
at
the
North
End
for
residents
and
one
at
the
midpoint
of
the
building
to
service
the
retail
ramp.
H
At
the
first
floor,
accesses
the
two
additional
parking
levels
above
this
view
shows
the
street
level
experience
looking
north
along
Sherman
Avenue
towards
Fountain
Square.
We
will
be
implementing
the
downtown
streetscape
design
guidelines
into
our
project,
and
our
building
includes
the
previously
mentioned
pedestrian
scale,
features
such
as
retail,
canopies
and
signage
to
further
enhance
the
streetscape.
This
also
illustrates
how
the
setback
of
the
residential
portion
will
appear
from
the
pedestrian
perspective.
H
A
typical
parking
level
representing
our
second
and
third
floor
shows
the
ramping
arrangement
or
the
arrangement
of
regular
and
accessible
parking
spaces
in
the
circulation
path
and
ramping
above
the
parking
level.
The
fourth
floor
is
our
first
amenity
level.
The
north
portion
of
the
floor
contains
residential
units
each
with
its
own
private
outdoor
space.
Additionally,
the
north
end
of
the
large
roof
of
the
setback
will
be
programmed
as
common
outdoor
garden
area
in
there.
H
The
south
end
of
the
fourth
floor
contains
the
residents
health
and
fitness
center
with
its
own
covered,
exterior
terrace
for
quiet
activities
and
outdoor
exercise
in
the
area
directly
to
the
west
of
the
elevator
core
up
there
contains
our
indoor
dog
run
and
bathing
facility,
as
well
as
direct
access
to
the
outdoor
dog,
run
against
the
tracks.
A
typical
upper
level
floor
plan
shows
a
mix
of
unit
types
and
studio
convertible,
one
two
and
three-bedroom
configurations.
This
plan
also
indicates
the
location
of
the
inset
verandas,
which
are
shown
dotted
in
the
plan.
H
Finally,
our
upper-level
plan,
our
second
amenity
floor,
has
a
combination
of
indoor
and
outdoor
space.
The
indoor
amenity
lounge,
shown
in
blue
is
intended
to
work
as
a
shared
office
space
environment,
allowing
tenants
who
work
from
home
a
space
to
work
outside
of
their
unit
with
Internet
and
printing
services,
and
it
will
also
function
in
the
evenings
for
gatherings
and
relaxation.
The
West
portion
of
the
enclosure
is
dedicated
to
building
mechanical
systems,
as
is
the
northern
portion
of
the
roof.
H
The
southern
end
of
the
roof
will
be
occupied
with
our
skyline
terrace,
with
a
shallow
relaxation
pool
outdoor
seating
in
cooking
areas
and
beautiful
views
to
the
lake
in
downtown
Chicago.
With
that
I'm
going
to
turn
the
presentation
over
to
Ted
wolf,
our
landscape
architect
will
discuss
the
lands.
The
landscape
features
more
specifically.
G
G
Going
to
we
have
Ted
so
Ted's
here
for
landscape
questions,
you
know,
look
we
can
get
back
to
him,
so
he
would.
He
would
go
through
the
general
landscaping
plan
of
what
we're
going
to
be
doing.
He
has
any
questions
you
guys
want
to
direct.
He
can
speak
to
you
about
the
pocket
park,
all
the
plantings
that
are
inside
there
as
you
see
up
here
and
then
he
can
speak
more
too.
It's
actually
going
inside
the
park.
G
G
Then
he
has
some
manoeuvring
diagrams
inside
here
the
traffic
calming
vehicular
calming
ideas
and
then
I'm
just
going
to
wrap
it
up
with
just
a
quick
slides
about
the
community
benefits
that
we
have
just
a
little
bit
more
in-depth.
So
we
had
an
independent
third-party
review
or
review
student
age
population
within
the
building
to
make
sure
that
we
weren't
going
to
be
a
burden
on
to
the
public
school
system
and
they've
confirmed
that
they
believe
about
14
school-age
children
are
less,
is
likely
to
result
residing
a
project
like
this
and
that
also
takes
into
account.
G
They
can
be
going
to
private
school
as
well
as
public
school.
So
is
an
independent
third-party
review
and
it's
really
based
on
our
unit
size
and
mix
of
what
we
have
with
that
we've
also
had
police
fire.
The
city's
utility
consultant
has
looked
at
the
project
and
I'd
like
to
mention
that
there
is
remediation
that
needs
to
be
done
on
the
site.
G
The
site
has
been
a
lot
of
different
things
over
a
period
of
time,
so
we're
fully
committed
to
making
sure
that
we
have
all
of
the
remediation
properly
planned
out
and
provided
to
staff
as
that
that
occurs
and
goes
on
it
is
a
90
million
dollar
investment
into
the
community.
It's
very
important
for
us
to
note
this
is
a
substantial
investment
into
this
great
community
that
we
want
to
continue
to
build
it
and
make
it
great.
G
G
We're
also
going
to
be
generating
a
million
dollars
in
building
permit
fees,
which
think
is
very
important
for
the
city
of
Evanston
and
into
that
creation
of
jobs.
450
construction
jobs
about
70
will
be
between
the
retail
and
the
property
itself
and,
most
importantly,
we're
not
standing
up
here
asking
for
any
tips
or
any
tax
abatement.
I
think
it's
very
important
to
note.
It's
a
trend
that
was
going
on
for
a
period
of
time,
we're
standing
here
today
saying
we're
taking
that
financial
risk
we
believe
in
the
market.
G
Landscaping
contributions
were
described
earlier.
We
are
fully
committed
to
that.
We're
also
committed
to
the
maintenance
at
Harper
Park
we're
fully
committed
to
a
public
art
collaboration
with
Jennifer
lassic.
We've
already
started
some
great
conversations.
We
have
some
great
sculptural
pieces,
that'll
be
for
season,
we'll
have
it
a
light
program
around
the
facade
of
the
building
into
the
ground
to
try
to
make
an
energizing
use,
we're
committed
to
the
CTA
vied
out
the
pictures
to
the
right
or
what
the
CTA
viaduct
looks
like
today.
G
G
We
have
memberships
that
we're
going
to
be
offering
to
residents
who
don't
bring
cars,
try
to
alleviate
that
in
the
transit
screen,
I'm
going
to
be
teaching
classes
at
Evans
in
high
school
and
bringing
those
students
to
our
job
site
I
think
it's
really
important
for
them
to
have
an
opportunity
to
have
a
career
in
construction
they
wanted
or
horticulture
and
giving
them
that
opportunity
to
come
to
the
site
of
the
field.
Trip
is,
is
something
I've
done
before
successfully
in
Pittsburgh
and
I?
G
Think
it's
an
amazing
thing,
as
well
as
being
in
the
classroom
to
teach
them
about
business,
finance,
horticulture
architecture
and
even
legal.
If
that's
something,
that's
that's
of
interest
to
them.
We're
committed
to
helping
the
high
school
I'm
working
with
Shelley
Gates
becoming
a
LEED
certified
gold
building.
It
was
mentioned
by
Megan
we're
going
to
try
to
get
there.
G
I
can't
give
you
my
full
promise
until
I
get
a
little
bit
deeper
into
the
plans,
because
weed
is
an
office
product
at
the
end
of
the
day,
and
we
think
we
can
get
there
we're
pretty
confident
of
it.
But
we
just
want
to
make
sure
we
can
and
will
continue
to
work
with
staff
to
make
sure
we
can
get
there.
We
will
be
above
the
baseline
for
sure
of
silver
we're
working.
G
We've
met
with
the
YWCA,
we're
very
interested
in
continuing
to
work
with
them,
the
chamber
very
interested
the
downtown
business
district,
and
you
know
overall,
this
is
just
a
summary
of
what
our
benefits
are.
You
know
we've
looked
at
it
from
a
one-time
in
an
annual
basis
of
how
much
these
benefits
are
accumulating
to
the
neighbors.
That's
it.
We
have
more
additional
reports.
Thank
you,
so
much
I
know
went
over
I
apologize
and
questions
comments
that
you
have
we're
here
with
more
experts.
E
A
A
This
is
dated
August
9th
I'm,
a
resident
living
and
owning
property
at
1501,
Oak
Avenue
within
a
thousand
feet
of
the
proposed
planned
development
at
1450,
1508,
Sherman
Avenue,
pursuant
to
article
13
II
of
the
administrative
rules
and
procedures
of
the
evidence
and
plan
Commission
I
request
a
continuance
of
the
hearing.
With
respect
to
the
subject
project.
This
continuance
is
requested
to
propose
rebuttal
materials
relevant
to
the
plan
Commission's
consideration
of
the
application.
This
is
your
statement.
Ms
white
Ms
white
meets
the
requirements
for
a
continuance.
We
will
therefore
continue
this
hearing.
B
A
A
G
We
have
designated
14
stalls
of
the
garage
we're
considering
that
to
be
used
for
the
retail
employees
at
the
moment,
so
it
would
not
be
a
public
Raj.
It
would
be
a
private
garage,
but
14
stalls
would
be
designated
for
the
retailers
employees
to
use.
If
also
within
that,
we're
going
to
be
requiring
the
restaurant
that
we
have
to
use
a
valet
service
and
the
valet
service
could
use
those
14
stalls
within
our
garage
to
park
cars.
So.
K
Thank
you,
I
want
to
start
by
commending
both
the
developers
and
the
staff
for
providing
one
of
the
best
packets
that
we've
had
since
I've
been
on
this
commission.
It's
not
a
comment
on
the
project
itself
is
just
on
the
packet
itself.
It
was
really
well
put
together,
so
I
want
to
start
by
that.
That's
a
comment
I,
but
my
question
to
the
developers.
K
G
Been
working
on
for
nine
months,
I
appreciate
that,
yes,
oh,
so
that
that
name
and
number
gets
a
little
bit
confusing
it's
actually
studios
and
convertibles.
The
two
are
lumped
together,
so
it's
about
25%
studios,
25%
convertibles.
It
can
durable,
essentially
there's
in
a
real
bedroom.
It
doesn't
have
natural
air
that
comes
into
the
bedroom
or
a
window,
but
it
has
a
sly.
It
will
have
a
sliding
glass
wall.
It
will
operate
as
a
one
bed-
junior
one-bedroom.
G
What
they're
saying
is
that
there's
this
group
between
forty
five
thousand
and
sixty
thousand
dollars
of
income
that
are
looking
for
housing
right
now
and
by
continuing
to
build
smaller
units
are
allowing
them
the
ability
to
live
within
a
new
project,
and
this
has
to
do
with
a
reduction
of
you
know.
Mortgages
mortgages
are
down
7%
over
the
last
five
years.
It's
about
six
million
people
that
are
looking
for
rental,
housing
opposed
to
purchasing
a
home.
So
what
we're
trying
to
do
is
attributed
to
two
things.
Mortgage
standards
are
much
higher
today.
G
If
they
have
a
bigger
down
payment,
you
have
to
have
higher
credit,
and
the
second
part
is
Millennials
and
empty.
Nesters
Millennials
want
to
be
transient.
They
want
to
be
able
to
get
up
and
go.
They
want
a
job
in
Washington,
DC,
San
Francisco.
They
want
to
be
able
to
have
the
freedom
to
do
that
and
they're
wanting
to
be
urban
they're
getting
married
at
a
later
age.
G
Today,
they're
getting
married
in
their
30s
opposed
to
their
20s
they're,
taking
a
dog
instead
of
a
kid,
so
families
are
starting
at
a
later
age
and
empty
nesters
are
wanting
to
downsize
their
home
they're
wanting
to
get
rid
of
the
stairs,
but
they
want
to
see
within
the
community
that
their
kids
and
grandkids
are
located
with
them.
So
we're
seeing
a
really
heavy
trend
today
and
nm,
HC
and
Uli.
G
Both
talk
a
lot
about
national
multi
Housing
Council
in
the
Urban
Land
Institute
are
talking
more
about
immediate
need
for
building
in
Tod
vocations,
transient
oriented
locations
right
now
immediately
to
fulfill
the
needs
for
this
group.
That's
looking
for
housing
as
we
speak,
so
the
idea
of
the
smaller
housing
allows
Millennials
as
an
overgeneralization.
Don't
have
a
lot
of
money.
They're
broke,
they
have
student
debt,
they
have
other
things
going
on,
so
the
smaller
the
unit,
the
smaller
the
rent,
but
they
still
want
that
new,
high-tech
building.
The
new
feel
the
cool
building.
G
Everything
that's
going
on
with
it.
So
today
we're
trying
to
provide
for
that
group
to
having
a
chance
to
to
live
within
the
area
and
we're
seeing
occupancy
rates
in
Evanston
at
all-time
highs.
Most
of
the
buildings
are
over
90%,
there's
a
lease
up
going
on
right
now,
which
is
contradicting
numbers,
but
everyone
is
in
the
high
90%
range
for
occupants,
even
if
you
look
at
them
broken
down
and
I
think
it
was
in
the
package
I'm
not
sure
by
unit
type,
there's,
maybe
seven
or
eight
studios
in
the
new
product.
G
G
Oh,
it's
its
Millennials,
it's
the
ones
who
decided
to
all
run
downtown
and
rent,
because
it
was
the
cool
thing
to
do,
and
now
they're
stepping
back
a
little
bit
saying:
I
want
the
more
suburban
feel,
but
in
an
urban
environment
I
don't
want
a
car.
I
still
want
to
take
public
transit
I
want
the
metro.
I
want
the
Purple.
Line
I
want
the
ability
to
take
a
divvy
bike
and
ride
to
work.
G
They
are
the
ones
that
are
saying
this
to
us
right
now,
they're
saying
Chicago's
just
way
too
out
of
control
in
terms
of
rents
and
they're
pulling
back
that's
one
of
them.
Empty
nesters
is
the
second.
You
know:
they're
they're,
really
looking
they're
a
generation
right
now,
that's
looking
for
that
housing
type
that
is
still
within
the
community
but
sizable.
G
So
we
have
the
two
bedrooms
available
for
them
that
go
from
we're
going
to
two
different
sized
two
bedrooms,
a
thousand
square
foot
and
a
1,200
square
foot,
and
we
think
that
1,200
square
foot,
some
of
them
will
be
two
bedroom
plus
den.
So,
while
we're
not
three
bedrooms,
the
den
could
be
a
nursery
for
a
grandchild
or
it
could
be
a
small
room
for
a
grandchild
or
maybe
they
still
own
a
small
business
and
it's
an
office
in
their
home.
K
L
G
So
studios
and
it's
going
with
the
marketplace
right
now,
we're
looking
at
somewhere
in
the
range
of
$1500
and
that
could
range
from
studios
up
to
the
two-bedroom
three
bedrooms
and
they
range
based
on
floor.
What
they
like
what
they're
seeing
and
then
you
know
the
good
thing
about
apartments.
Is
the
marketplace
really
dictates
what
the
rents
are
today
and
we're
trying
to
stay
within
that
cove
of
being
affordable
enough?
That
someone
who
makes
fifty
thousand
dollars
a
year.
You
know
we
use
with
a
three
time
multiplier
in
the
industry.
G
G
G
We
think
and
I
can
have
pull
offs
on
your
speak
to
it
a
little
bit
more.
If
we
want
to
get
in-depth
I,
don't
know
how
to
in-depth
we
want
to
go,
but
what
we've?
What
we've
seen
is
what
we've
shown
you
right
now
is
about
a
60%
glass
building
and
it's
my
understanding
that
you
really
need
to
be
around
the
50%
threshold.
So
these
metal
mullions
that
are
really
breaking
up
the
mass.
G
Some
of
them
are
very
thin
incised,
they're
about
12
inches
and
we're
looking
to
increase
those
about
2
inches
in
size,
the
14,
which
will
help
that
mass.
Allow
us
to
have
that
protection
at
level
2
of
the
building
at
level.
1
we're
looking
at
maneuvers
with
different
types
of
glass
element
that
that
keeps
the
birds
away,
but
we're
confident
we
can
get
there.
H
As
I
indicated,
we
went
through
a
bunch
of
different
versions
of
this
building
with
setbacks
and
offsets
and
piling
more
of
the
mass
up
against
the
north
end
of
the
building.
What
we
found
is
that
it
started
to
get
very
large
relative
to
its
surroundings
and
that
keeping
the
building
kind
of
at
a
low,
even
height
and
bending
it
as
we
can
given
the
site
configuration
the
geometry
of
the
site,
ended
up
with
at
the
building
with
the
least
impact
visible
visually
and
as
a
mall
as
a
mass.
H
It's
like
we
were.
We
were
a
little
concerned
to
start
piling
stuff
up
against
the
rotary
and
making
a
building
as
high
as
that
or
higher
we're
also
concerned.
If
the
building
starts
to
set
back,
you
start
create
pockets
that
create
additional
issues
for
bird
strike
and
as
well
as
some
wind
shadowing
were.
M
H
So
you
kind
of
highlighted
one
of
the
big
problems
with
metal
buildings.
They're
two
predominant
problems
with
no
buildings
number
one
is
the
coating
on
the
exterior
of
the
panel,
which
tends
to
wear
over
time.
We
are
proposing
a
panel
that
has
a
pearlescent
three
coat
system
on
it,
which
is
a
very
kind
of
industrial
level.
Finish
on
it.
The
other
problem
that
you
get
with
metal
pal
buildings
is
the
sealant
at
the
joints,
which
tends
to
absorb
dirt
from
the
atmosphere
which
then
in
rainstorms
washes
down,
and
you
get
streaking
and
gray.
H
N
Concerned
about
the
traffic
patterns,
our
sermon
is
about
to
be
changed
substantially.
It's
going
to
be
south
of
Davis
is
going
to
be
one
lane
southbound
and
one
lane
northbound
for
part
of
it.
I
don't
know
if
they're
taking
that
block
that
this
is
on
down
to
one
lane
or
not
right
now,
it's
two
and
then
it
funnels
down
to
one
the
block
south.
There's
only
stop
signs
at
that
intersection
and
you'll
be
increasing.
G
Okay,
so
what
Paul's
going
to
show
you
that's
the
alley,
so
the
turnin
is
right
there
in
the
middle,
where
the
two
arrows
one
arrow
is
going
up.
One
arrow
is
going
down,
you
come
back
up
and
you
continue
to
go
north
north
onto
the
busier
Street
at
Grove,
where,
instead
of
to
the
residential
street
at
Lake,
the
idea
is
to
keep
it
all
going
north,
where
the
downtown
district
really
is
heavy
I
still.
O
That's
correct.
Welcome
back,
thank
you.
We
did
study
that
I
mean
the
first
thing
is
the
alley
is
going
to
be
one
way.
So
currently
it's
two-way,
so
there's
more
conflict
at
that
end
of
the
alley.
Oak
Grove
people
are
turning
left
and
turning
right.
So
there's
a
lot
more
movement
now
with
one
way
traffic
is
going
to
clean
it
up
and
basically
all
you're
going
to
have
is
traffic
coming
off
the
alley,
turning
either
left
or
right.
O
We
did
look
at
the
signal
at
the
Grove
and
Sherman
we
looked
at
the
operations
of
the
intersection.
We
didn't
see
any
significant
backups.
It
does
not
extend
to
the
alley.
The
intersection
actually
operates
at
very
good
level
of
service
and
we're
now
going
to
be
changing
in
with
the
additional
traffic
on
the
development.
One
thing
I
want
to
point
out
is
again:
this
is
a
Tod
and
you
know
we
don't
expect
many
of
the
resonance
to
drive.
There
will
be
some
you
know,
based
on
the
census,
track
data
for
this
area.
O
O
O
A
L
G
Quiz',
so
right
now
all
the
retail
that's
fronting
Grove
over
here
is
using
this
area
as
trash
and
loading
of.
What's
going
on
so
they're
pulling
to
this
general
area,
there,
man
trucking
it
up
to
capital
which
is
located
right
here.
Bangers
and
Lakes
is
located
right
here:
okay,
they're
using
this
general
area
as
we
speak
now
there
is
a
small
triangular
piece:
that's
right
here!
You
can't
see
it
it's
owned
privately
and
they
are
using.
People
are
using
it
today.
You
know
we
would
be
putting.
G
The
others
like
seven
or
eight
cars
and
I,
don't
know
if
legal
or
not
it's
not
strikes,
but
people
are
parking
there.
Okay,
and
so
the
idea
here
is
that
it's
fine
as
long
as
the
city's
fine,
with
that
the
idea
that
they're
just
going
to
have
to
come
up
here
to
park
into
their
stall
in
a
more
traditional
manner,
the
seven
or
eight
stalls
that
are
there.
Okay.
P
O
Ages,
it's
on
a
rate
less,
yes,
absolutely
actually
tight.
The
garage
door
initially
was
four
located
for
the
south
and
when
we
did
our
turning
the
cars
were
not
able
to
make
that
turn
and
get
up
the
ramp.
So
we
moved
the
garage
entrance
for
the
north
in
order
to
allow
that
to
happen.
So,
yes,
we
did
do
that
and.
P
K
K
While
we're
talking
traffic
anecdotal
evidence,
but
there
are
trash
bins
on
the
what
would
be
the
exit
of
your
alley
right
now,
because
I
almost
backed
into
one
parking
in
one
of
those
places
that
are
iffy
so
anecdotal
evidence.
But
my
real
question,
coming
out
of
the
alley,
has
been
considered
to
ban
the
left
turn
on
the
Grove.
It
could
get
a
little
messy
with
the
underpass
the
entrance
to
rotary
and
then
force
are
ready
to
go
turn
right
on
Grove.
We.
O
Looked
at
that
I
mean
the
the
distance
of
the
alley
from
the
viaduct
is
greater
at
Grove
than
it
is
at
Lake.
That's
why
we
reversed
it
to
go
north
mount
so
sidelines.
Wise
is
not
an
issue
it's
operating
today
properly.
There
are
people
turning
laughs
without
without
an
issue
and
by
making
it
one
way
only
that's
going
to
simplify
the
movement
so
that
at
that
location,
both
for
vehicular
traffic
as
well
as
conflict
with
pedestrian,
so
we
really
don't
think
it's
necessary
to
prohibit
E.
The
left
turns
out
is.
O
K
P
G
The
project
that
Jason
showed
you
earlier
start
to
start
the
conversation
on
Randolph
towers
to
the
apartments
that
we
own
and
operate
in
the
office
there
as
an
80/20
deal
80%
market
rate
20%,
affordable.
The
only
way
that
that
was
able
to
be
successful
was
with
the
contribution
from
the
city
we
received
a
very
large
tip
and
the
tip
allowed
us
to
be
able
to
make
the
financials
of
that
work.
So
you
know
the
issue
that
we
have
here
is
financially.
The
project
won't
work
with
putting
the
housing
into
the
into
the
building
itself.
G
We
think
we're
going
above
and
beyond
by
adding
being
one
of
the
first
to
add,
affordable
housing
units
into
the
project.
We
think
that
the
money
is
going
to
be
well
spent
with
other
projects
that
have
been
approved
for
another
type
of
project
or
helping
a
developer
who's
building
a
new
project
include
inclusionary
housing
within
their
project,
but
standalone
development
for
affordable
housing
is
at
this
particular
location.
For
us
it
would
not
work.
We
would
not
be
able
to
make
it
work.
G
You
those
classes
are
pretty
passionate,
bringing
the
students
there
and
watching
them
actually
look
at
a
construction
site.
You've
got
to
make
sure
they
have
a
helmet
and
all
the
proper
gear
on,
but
the
questions
that
were
asked
to
some
of
the
construction
workers
we
make
them
show
up
in
their
full
gear.
So
they're
saying
well.
This
is
what
I
dress
up
as
every
morn.
What
time
did
you
wake
up?
What
is
the
union?
What
does
that
mean?
What
is
it
hagh
union
benefits
work?
G
Do
you
get
health
care
and
the
questions
that
were
asked
by
these
kids,
where
they
were
amazing,
and
there
are
questions
that
typically
aren't
asked
unless
you
have
a
parent
or
a
family
member,
that's
in
that
industry,
so
we
did
it
just
for
a
construction
in
engineering
purpose
in
Pittsburgh,
I'm,
expanding
it,
because
we're
building
a
park
to
horticulture,
I
think
Ted.
Wolfe
has
a
lot
to
give
I.
Think
he's
a
great
teacher
and
I
think
there's
an
excitement
that
gardening
students
would
like
to
see
as
well
as
architecture
and
just
sitting
down
and
saying.
J
G
Question
so
we
hit
kind
of
the
unfortunate
perfect
trio.
There
was
8
parcels
originally
at
this
at
this
location
stretching
south
to
north.
We
had
a
pumping
station,
we
had
a
funeral
home,
we
had
two
dry
cleaners
that
did
on-site
dry
cleaning
and
we
had
a
vulcanized
Inc
station.
So
we
had
a
whole
bunch
of
different
uses
that
were
very
scary
to
us
and
it
almost
didn't
have
the
deal
happen
even
to
move
forward.
We
did
phase
one.
G
We
did
a
phase
two
and
we'll
do
what
I
call
a
phase
three,
which
is
even
more
in-depth
work.
We
board
more
holes
in
the
ground
than
probably
anyone
has
done
before,
starting
a
project.
What
we've
come
to
the
conclusion
of
is
in
the
southeastern
corner
is
really
the
only
big
contamination
right
there.
G
It's
petroleum
and
it
was
a
pumping
station
Petroleum's
easy
for
us
to
remediate
it's
not
a
very
difficult
remediation,
we're
going
to
have
to
remove
it,
take
it
off
site
and
bring
it
to
a
qualified
landfill
where
it
needs
to
go
from
there
we'll
be
down
a
vapor
barrier
over
the
rest
of
the
property
to
make
sure
that
none
of
the
contaminates
exhume
out
of
out
of
the
land.
So
we
will
be
doing
that
will
have
a
you
know,
part
of
the
letter
that
Megan
read
today
we're
working
with
that.
G
We
need
to
make
sure
that
we
can
provide
a
plan.
The
request
by
staff
is
to
have
it
completed
before
our
first
temporary
certificate
of
occupancy.
We
want
to
make
sure
we're
working
with
iepa.
They
take
a
long
time
to
write
letters.
So
we
want
to
make
sure
we
have.
A
plan
in
place
is
what
our
suggestion
is
will
provide.
The
plan
will
show
that
proof
of
submission
of
what
we're
doing
and
then
make
sure
we
follow
through
and
have
all
the
proper
clearances
completed
in
a
timely
fashion,
to
submit.
Q
B
H
H
A
A
R
Anna
Roosevelt
at
10:28,
Judson
I
just
wanted
to
suggest
that,
in
terms
of
questions
about
substance
related
to
the
development,
it
would
be
good
for
the
continued
meeting,
perhaps
for
the
I,
would
think
the
architect
to
develop
a
little
bit
further.
The
vision
of
what
kind
of
people
will
be
living
in
the
kinds
of
apartments.
This.
R
What
I'm
one
I
was
wondering
listening.
What
kind
of
population
would
really
fit
into
these
rooms?
So,
yes,
people
are
marrying
later,
but
there
cohabiting
they're,
not
living
by
themselves
in
the
studio
I,
did
live
in
a
studio
myself
for
many
years
in
New
York,
but
I
found
nobody
wanted
to
buy
my
studio.
It
was
a
cooperative,
so
I'm,
just
thinking
a
little
bit
more
fleshing
out
for
the
further
meeting
would
be
helpful
for
everyone
to
kind
of
envision
the
population
that
will
fit
into
these
apartments,
which
has
been
specified
by
size
and
by
number.
R
A
F
Any
type
of
question
where
we
go
to
is
anecdotal
what
kind
of
person
there's
all
sorts
of
people
and
all
sorts
of
you
know.
Demographics
age
position
in
life
married
not
married,
kids,
not
kids,
but
in
general
just
to
run
it
down.
As
we
put
up
some
of
the
statistics
of
what's
happening
in
the
market
and
how
many
studios
are
in
the
market.
You
know
the
fact
is
that
eetu
has
83
studios.
F
One
is
vacant
1717
as
13
studios,
one
is
vacant,
Evanson
place
has
17
studios,
one
is
vacant,
are
Kevin's
has
30
studios
two
are
vacant,
it
is
a
is
a
very,
very
popular
floor
plan
not
only
in
Evanston
even
Chicago
other
suburbs,
and
the
answer
continuously
is
why?
Why
is
because
they
are
the
least
priced
unit.
B
G
Question
wasn't
it
found
an
architect?
It's
not
a
developer
or
a
market
study
information
type
questioned.
It
was
a
question.
The
answer
is,
the
answer
is
very
clear:
it's
anybody
who
can
afford
to
live
within
a
unit
is
qualified
to
live
within
a
unit.
I
can't
I
can't
make
a
decision
of
who
can
live
there
based
on
anything
other
than
the
credential
I.
Didn't.
G
F
Young,
its
young
professionals,
okay,
young
professionals,
that
are
working
in
downtown
it's
it
will
be
grad
students
up
at
Northwestern.
It
will
be
people
that
are
coming
from
the
city
as
we
described
earlier,
that
are
looking
for
a
permanent
place
to
live
that
will
buy
houses
in
Evanston,
but
as
a
trial.
They
want
to.
You
know,
check
out
Evanston
without
having
to
buy,
and
the
fact
is
you
know
who
is
it?
As
we
talked
about
the
Millennials
Millennials
by
definition,
on
average
today
have
a
net
worth
of
ten
thousand
dollars.
F
They
cannot
afford
to
buy
a
house,
they
it's
one
of
the
pieces.
Why
we
don't
need
the
parking
is
because
they
can't
afford
the
car.
So
it's
proven
out
is
who
is
it
going
to
be?
It
will
be
young
professionals,
it
will
be
grad
students,
it
will
be
some
law
students,
it
will
be
medical
students
and
will
people
at
work
downtown.
Maybe
people
at
work
downtown,
Evanston.
Q
A
G
Thanks
for
the
question,
so
we
provided
a
report
by
a
third-party
independent,
reviewer,
SP
Freedman.
So
that's
within
the
planned
development
application.
It's
comprehensive
is
probably
seven
or
eight
pages
to
it
that
discuss
it.
They
do
it.
They
do
a
study
based
on
census,
tract
and
market
study
of
the
current
apartment,
buildings
or
luxury
buildings,
buildings
of
similar
style
within
not
only
the
Edmundston
community
but
other
similar
like
communities.
So
they
did
look
at
Skokie.
They
did
look
at
Oak
Park.
They
did
look
at
Northbrook.
G
They
looked
at
different
areas
where
people
could
be
moving
for
the
idea
of
going
to
school.
They
really
took
a
backwards
approach
to
it,
and
then
they
take
a
look
at
our
unit
mix
and
when
they
look
at
the
unit
mix
occupancies
by
units,
our
studios,
convertibles,
one
bedrooms
max
occupancy,
is
to
75
percent
of
this
building
or
more
our
two-person
occupancy.
G
So,
typically,
in
that
unit
net
situation,
typically,
you
wouldn't
find
a
school-aged
child
in
a
in
a
in
one
of
those
types
of
environments
they
now
when
they
looked
at
the
2
bedrooms
and
3
bedrooms
within
the
building,
that's
where
they
derived
there
could
be
14
school-age
children
that
potentially
live
within
this
project.
But
there
was
a
third
party
independent
report
that
was
completed,
that
is
in
the
plan,
development
application
more
in
depth
and
and.
C
I
would
like
to
ask,
however,
while
the
developer
is
including
two
units,
apparently
that
works,
but
29
units
won't
work
financially
and
I'd
like
to
know
if
there's
been
any
discussion
with
city
staff
about
if
there's
something
in
between
that
would
work
and
if
there
would
be
the
potential
to
see
some
modeling
so
that
we
could
see
if
there's
something
between
two
and
twenty-nine,
that
would
work
since
it
sounds
like
the
29
is
into
possibility,
even
though
I
believe
that's
what
we
really
need.
I.
F
What
a
valuation
of
one
of
these
properties
today
is
about
20
times
an
annual
income?
So
if
you
took
20
times
the
ten
thousand,
you
know
that's
where
you
would
get
a
$200,000
type
of
number
so
when
we
say
we're
paying
125,000
100,000
per
affordable
apartment
till
we
get
to
the
2.9
million
you're,
essentially
saying
putting
in
an
affordable
unit
on
a
valuation
basis.
For
us
to
make
a
deal
financially
feasible
is
about
double
what
the
inclusionary
zoning
you
know
with
the
what
the
option
is,
and
so
really
you
know
when
you
do
the
math.
F
You
know
I
guess
if
we
looked
at
it,
there's
lots
of
ways
you
could
look
at
it.
We're
trying
to
meet
what
the
current
zoning
with
desert
code
and
in
regulation
say.
But
in
essence
you
could
say
hey.
Could
you
do
half
right
of
them
instead
of
doing
29
essentially,
could
we
do
14
or
15
and
that'd
be
it?
You
know
that
would
be
something
that
would
mathematically
may
work,
but
realistically
that
that's
this
very
simple
math
on
why
you
know
us
and
every
other
I
think
developer.
T
I
I
Ted
Wolfe,
with
Wolfe
landscape
architecture
and
also
vice
president
of
the
Illinois
ornithological
society.
That's
not
I
was
retained
by
the
design
team,
but
that's
one
of
my
other
hats.
I
think
Paul
talked
about
the
the
burg
impact
in
a
couple
of
occasions.
One
is
the
low-level
ones.
The
birds
that
are
nesting
and
feeding
and
our
local
birds
and
the
other
one
with
MS
hobby
just
asked
about
was
the
migratory
birds,
most
birds
migrate
at
night.
They
are
fooled
by
a
reflective
services
into
thinking.
I
That's
more
sky
or
more
open
space
in
front
of
them
just
like
they
are
maybe
during
the
day
with
reflective
glass,
and
so
the
the
kind
of
window
treatments
are
glazing.
Treatments
that
to
work
at
all
will
work
at
all
levels
of
the
building,
and
so
the
bird
will
not
be
as
fooled
into
thinking
that
they're
flying
into
open
sky
because
they
will
see
a
solid
object
rather
than
reflected
the
sky
in
front
of
them.
So
it's
really
quite
simple
daytime
and
nighttime.
These
glazing
treatments
will
have
the
same
effect.
I
I
Evanson
has
the
great
you
know
pleasure
or
benefit
of
being
on
the
Mississippi
Flyway
we're
right
on
Lake
Michigan,
which
is
again
as
noted,
is
a
path
that
birds
follow,
so
any
high-rise
development.
The
impacts
that
the
north-south
orientation
of
this
building.
In
particular,
it
puts
the
narrow
side
towards
the
general
north-south
pattern,
but,
as
someone
will
likely
ask
well
you
know:
don't
winds
affect
that?
I
Don't
birds
fly
east
and
west
The
Times
and
the
answer
that
is
yes,
there
are
limited
things
you
can
do
with
a
fixed
object
and
a
movable
bird
and
I
think
we've
done
as
much
as
possible.
It's
the
site
is
north-south
oriented,
so
that's
helpful
and
the
glazing
treatments
will
be
a
further
helpful
to
that.
U
V
Thank
You
chairman
for
remember
the
commission,
members
of
public
Scott
Mangum
planning
the
zone
administrator.
So
if
a
recommendation
is
made
from
this
body
to
City
Council,
there
would
be
an
ordinance
drafted
in
order
to
approve
a
plan
development
that
ordinance
would
contain
conditions
of
approval.
They
often
would
have
timing
measures
on
those
conditions
for
when
they
would
meet
and
the
conditions
that
were
stated.
V
X
Thank
you.
My
name
is
Gary
good
friend
I
reside
at
1421,
Sherman
Avenue
I'm,
still
rather
concerned
about
the
parking
situation
and
wanted
to,
particularly
since
I
think
we
just
found
out
that
14
spaces
are
now
being
allocated
for
retail
employees
would
subtract
from
that.
A
number
but
I've
heard
a
lot
of
conceptual
and
anecdotal
evidence
about
the
millenials
and
the
tenants.
Are
there
any
hard,
fast
studies
that
you've
conducted?
That
shows
that
a
good
number
of
these
tenants
will
not
be
only
in
the
vehicle?
X
A
C
V
Sure
thank
you
available
online
on
the
Planck
missions
page
or
the
packets
for
the
plane.
Commission
meetings
believe
was
last
month's
meeting.
The
Planning
Commission
considered
revision
to
parking
requirements
in
transit,
oriented
development
areas
such
as
the
downtown
that
included
a
study
that
was
prepared
through
a
grant
with
the
RTA,
so
there
are
tables
in
there.
We
took
a
look
at
vehicle
counts
in
the
existing
developments,
15
or
so
existing
developments
around
the
city.
Y
Y
The
rental
is
very
severe,
as
is
the
one
from
Davis
and
sure
the
corner
of
Davis
and
Sherman.
With
these
all
these
high-rises
coming
in
it's
becoming
dangerous
and
I
was
wondering
if
there
had
been
any
studies
done
on
the
effect
when
you
were
planning
of
the
architecture
of
this
building,
what
effect
it
would
have
on
the
wind.
Thank
you
thank.
A
H
One
of
the
main
ways
that
you
avoid
wind
at
the
ground
is
to
not
have
your
building
run
straight
down
to
the
ground
in
the
tower
to
have
your
tower
land
on
a
podium.
The
winds
that
are
coming
from
the
west
and
coming
from
the
south
will
then
hit
the
face
of
the
tower
wash
down
to
the
podium
and
calm
at
the
podium
level
above
streets
that
you're
not
bringing
wind
to
the
to
the
street
and
funneling
it
along
along
Sherman
Avenue.
Where
we're
there
are
some
expected
to
be
some
southern
winds.
Z
Good
evening
my
name
is
Alan:
Factor
I
live
at
1503,
Oak
and
I've
got
a
question
also
about
parking
and
garage
occupancy.
First
of
all,
I'd
like
to
know
what
you're
going
to
be
charging
for
renting
a
Braj
space
to
residents.
Also,
if
your
garage
is
not
filled,
will
you
be
renting
to
outsiders
and
another
question
is
or
come
I'll
phrase
it
as
a
question.
I
suspect
you
will
have.
Perhaps
you
will
be
getting
Millennials
in,
but
not
everybody
is
going
to
be
working
downtown
based
on
the
ownership
in
our
condominium.
Z
Z
What's
up
okay,
my
question
is:
will
people
be
able
to
afford
the
garage
space
rental
in
addition
to
paying
$2,000
a
month
for
a
convertible
studio
and
related
to
that
the
developers
mentioned
that
they
will
have
their
request
in
requiring
the
restaurants
to
have
la
service?
Well,
where
are
the
valet
is
going
to
be
parking
their
cars
if
there
are
only
eight
spaces
that
will
be
available
for
the
on-site,
retailers
and
I?
Imagine
they
will
be
open
also
in
the
evening.
Thank
you.
Thank.
A
G
It'll
be
an
additional
charge,
it'll
be
a
market
rate
set
by
what
the
normal
market
is
for
a
monthly
parking
pass.
So
if
you
were
to
look
at
a
garage
across
the
street,
if
you're
looking
to
groj
in
a
competitive
parking
area,
they're
all
going
to
be
very
similar,
we're
going
to
be
right
in
line
with
that,
we
don't
anticipate
a
lot
of
the
studio
renters
to
be
bringing
cars,
as
we
stated.
G
So
we
anticipate
the
two
bedrooms:
three
bedrooms-
maybe
two
people
living
in
a
one-bedroom
plus
den
to
be
utilizing
those
those
those
stalls,
so
they
might
be
the
ones
that
are
young
professionals
that
are
making
$600,000
or
more
and
they'll
be
able
to
provide
for
paying
for
those
stalls.
I
think
there
was
another
part
of
the
question
in
terms
of
the
valet,
so
the
valet
is
currently
across
the
street
from
us
as
the
Holiday
Inn
and
the
holiday
and
no
matter
what
I
go
to
the
site,
all
the
time
it's
very
empty.
G
So
there
could
be
a
wedding
going
on
at
the
Holiday
Inn
the
site
is
still
empty.
The
idea
is
to
make
an
agreement
with
the
Holiday
Inn
work
with
them
across
the
street
to
provide
ample
ample
parking
for
the
valet
to
go
right
across
the
street
and
bring
the
car
right
back
up
in
front
of
the
site.
Okay,.
A
G
No,
there
are
city
garages
that
are
available
as
well,
if
right
across
the
street,
one
block
north
there's
a
Grove,
there's
a
very
large
parking
garage
and
then
another
block
north
there's.
Another
parking
garage
which
are
very
large
and
I.
Think
staff
both
had
staff
has
a
report.
I
believe
Callaway
both
have
a
report
on
occupancies
within
those
garages
which
are
not
full
at
the
moment,
not
even
close
to
being
full.
Okay.
AA
Hello,
my
name
is
melody
Beckham
I'm
at
1712,
Dobson
Street
in
Evanston,
two
questions
but
they're
easy,
a
quick
one
of
them
was
regarding
the
retail
space
I'd
like
to
know
how
or
whom
you
are
inviting
into
the
retail
space
and
how
much
we
tell
space.
Is
there
like
in
terms
of
square
footage,
what
types
of
retailers
are
coming
to
this
facility
or
who
you
are?
Who
are
you
expecting
to
be
there?
What
types
of
stores
and
the
other
ones
that
Glee
is?
AA
A
G
Question
is
how
much
retail
square
footage
is
in
the
building
we
plan
for
a
plus
or
minus
forty
five
hundred
square
foot
restaurant,
which
it's
our
full
anticipation
that
we're
going
to
be
working
with
Prairie
moon
on
recon
cepting,
a
different
idea
for
them
to
have
an
indoor
outdoor
space
I'll.
Let
the
owner
of
prairie
moon
speak
to
that.
But
that
has
been
our
conversations
all
along
as
we've
been
moving
forward,
the
other
two
retail
spaces
will
be
service
based
and
when
I
say
service
based
no
hood
cooking.
G
So
no
full-service
restaurant
I
plan
on
working
with
Paul's
animals
act
with
Economic
Development
to
understand
what
it
else
is
needed
right
now.
Let's
stop
mimicking
more
uses
that
we
already
have
today.
Let's
find
local
uses
part
of
the
idea
why
it's
so
exciting
with
Rob
is
he's
from
Evanston.
This
is
his
life.
He
understands
the
neighborhood.
You
know
we're
working
with
other
small
groups
that
have
been
suggested
to
us
that
have
Evanston
routes
as
well
and
trying
to
keep
that
local
field.
G
Both
of
those
service
based
locations
will
be
small,
two
thousand
square
feet
plus
or
minus.
We
see
it
as
a
as
a
visual,
a
possible
pet
store,
a
possible
ice-cream
shop,
a
possible
small
retail
or
something
that's
more
and
user
friendly.
Nothing,
that's
going
to
require
a
large
traffic
demand,
so
if
Rob
or
Rohit
is
available,
I
ask
them
to
come
up.
Okay,
thank.
B
AB
Hi,
my
name
is
Rohit
zoj
mom
from
Tommy
Nevins
Club,
one
of
the
first
things
that
I
wanted
to
everybody
here
now
we
voluntarily
put
Tommy
Nevins
up
for
sale.
One
of
the
reasons
why
we
did
that
was
due
to
decreasing
sales
over
the
last
several
years,
we've
owned,
Tommy
Nevins
since
2003.
In
that
time
we
did
two
remodels
one
to
our
banquet
facility,
and
then
we
built
out
a
beer
garden
and
all
of
those
all
that
money
was
designed,
obviously
to
drive
revenue
and
we've
actually
seen
revenue
go
the
other
way.
AB
Essentially,
when
we
put
the
location
up
for
sale,
we
had
a
couple
of
different
options.
Unfortunately,
no
restaurant
groups
wanted
to
come
in
when
we
looked
at
the
situation
with
Albion.
One
of
the
great
things
that
they
kind
of
brought
to
us
was
a
they
wanted
to
be
in
the
area
for
the
long
term.
They
own
the
building,
they're
going
to
be
renting
it
out,
they're
going
to
be
long-term
owners,
and
we
still
have
Pete
Miller's
right
down.
AB
The
street,
and
so
ensuring
that
we
had
a
good
neighbor
coming
into
our
into
our
formal
location,
was
very
important
to
us.
One
of
the
other
things
that
that
kind
of
drove
us
to
this
was
the
site
remediation.
That
was
brought
up.
We're
not
going
to
be
able
to
sell
that
building,
there's
petroleum
all
throughout
the
foundation.
That
was
something
that
we
didn't
know
when
we
bought
the
building
and
we
may
not
have
moved
forward.
AB
A
AC
Hello,
my
name
is
Robert
Strom
I'm,
the
owner
and
operator
of
Prairie
moon,
restaurant
1502,
Sherman
Avenue.
Just
a
brief
history.
I
was
born
in
63
and
my
family
moved
here.
In
that
year
we
occupied
a
place
and
on
the
backlot
Grant
Street
602
o1
I
own.
My
first
place
myself
over
on
hull
Terrace,
602,
o2
and
I
currently
reside
in
602
or
3.
Evanston
has
been
my
home
for
my
entire
life.
It's
also
been
my
home
for
my
entire
professional
life.
I
started
with
Steve
Prescott
at
Davis
tree
fish
market
in
1985.
B
AC
Got
it?
Thank
you,
sir
Thank
You
chairman.
All
I
wanted
to
say
is:
is
that
I
believe
that
this
is
a
good
move
for
us?
This
is
an
opportunity
for
us
to
be
able
to
update
for
us
to
be
able
to
be
more
relevant.
More
current.
We
currently
occupy
about
7,200
square
feet,
we'd
like
to
be
more
close
right.
Around
4,000
4,500
we've
worked
with
lbm,
we've
worked
with
Andrew
over
a
year
now
and
I
think
the
project
is
solid.
AC
I
will
say
that
that
area
of
Evanston
right
now,
if
you've
looked
at
it
and
its
history,
the
space
where
the
funeral
home
was
was
available
before
our
space
was
so
that's
been
vacant
for
17
years.
Is
that
right
about
17
years
plus
a
parking
lot
that
is
in
disrepair?
It's
an
awkward
space?
We've
been
working
within
it
since
2001
we
want
to
stay
there.
All
the
end
has
given
us
the
chance
to
stay
there.
We
want
to
come
back
into
this
project.
AC
We
believe
in
this
project,
I
believe
in
Evanston,
I
understand
what
everybody's
concerns
are,
but
as
far
as
a
business
owner,
this
is
a
very
good
move
for
us
and
I
feel,
like
you
know,
as
far
as
being
a
part
of
the
community,
we've
we've
paid
our
dues
and
we've
done
our
we've
done
our
part
and
we'll
continue
to
do
so
within
the
new
location.
So
there's
my
three
minutes.
AC
A
AD
AD
Correct
and
Albion
is
the
owner
of
the
building
and
your
village
green
is
definitely
going
to
be
the
manager
as
they
do
manage
all
your
other
buildings,
and
so
with
all
the
good
news
that
you
come
into
Evanston
with
this
is
going
to
happen
and
that's
going
to
happen
and
all
this
money
I
don't
think
you
came
in
for
that
purpose.
So
my
question
is:
are
these
apartments
having
leases?
Do
they
have
leases,
and
would
you
not
have
proposed
anything
since
the?
According
to
your
little
card?
AD
There
are
building
codes
with
certain
limits
of
height
and
number
of
units,
which
years
are
double
that.
Would
you
not
have
come
in
at
all
if
you
couldn't
make
enough
money
off
of
this
building?
So
if
the
board
says
you
have
to
go
down
to
one
hundred
units,
you
say
sorry
we're
not
doing
this
because
you
know
with
all
agents
like
the
money
for
the
high
school,
the
area
you're
effect.
F
F
We
are
asking
for
some
variances
there's
no
doubt,
but
the
one
that
we're
really
talking
about
is
going
from
90
units,
I
believe
in
your
question,
from
92
to
287
units
once
again,
getting
back
to
the
bedrooms
is
if
we
were
creating
2100
square
foot,
condos
93
of
them
the
sales
price
on
those
would
be
millions
of
dollars.
I,
don't
know
that,
there's
a
whole
lot
of
projects
in
Evanston
where
people
are
selling
millions
of
dollar
condos,
for
you
know
90
plus
of
them.
So
the
answer
is
no.
B
A
AE
I
actually
have
two
questions.
My
name
is
Galen
Immersion
and
I
live
in
1419,
omelet
and
I'm.
A
pedestrian
I
walk
that
area
all
the
time.
One
of
my
questions
has
to
do
with
you.
Have
a
forty
foot
setback
for
the
part
two.
What
is
the
setback
for
the
lower
part
of
the
building,
which
is
what
I
said
that
between
the
curb
and
the
building
itself,
there
are
places
in
Evanston
where
there
are
trees
that
limit
how
much
actual
space
there
are
pedestrians
to
walk?
AE
A
I
Ted
wolf
again,
if
you
look
at
the
dimensions
on
the
very
right
there,
the
overall
dimension
of
the
Sherman
Avenue
sidewalk
from
back
of
curb
to
property
line,
is
14
feet.
Four
inches
within
that
14
4
inches
we're
going
to
have
a
9
foot,
6
wide
sidewalk,
that's
a
clear
pedestrian
zone.
It's
extraordinarily
wide!
It's
almost
as
wide
as
the
typical
sidewalk
on
North
Michigan
Avenue
in
Chicago.
What's.
A
I
So,
within
that
four
cues
before
there
will
also
be
the
planter
per
the
downtown
Evanston
streetscape
project,
a
narrow
planter
with
a
curb
and
tree
and
planting
below
it,
but
nine
foot
six
is
the
key
thing.
I
think
the
lady
was
asking
about
that's
a
very
wide
sidewalk
on
Lake
Street,
it's
wider.
Still,
we
have
19
feet.
7
inches
of
overall
width
at
the
sidewalk
will
be
10
feet
wide.
I
There
there's
no
point
that
having
a
wider
sidewalk
than
that,
it
literally
is
wide
enough
to
drive
a
truck
down,
and
so
these
will
both
be
generous
sidewalks
allowing
pairs
of
people
to
pass
each
other
without
having
to
give
way.
I
can't
answer
the
question
about
the
safe
route
to
the
Dempster
I'll
stop.
Maybe
somebody
else
could
feel
that
well.
B
A
R
My
my
concerns
for
future
discussions
are
that,
instead
of
maybe
giving
big
grants
for
to
the
town,
I
think
that
incorporating
more
affordable
units,
not
necessarily
many
more
but
some
more,
would
be
a
good
idea
and
I
also
think
a
little
bit
more
careful
thinking
about
who's
going
to
be
in
the
building
as
an
anthropologist
and
archaeologist.
I
know
that
if
you
plan
a
building
without
a
sense
of
the
humans
that
are
going
to
be
in
it
and
doing
what
they're
doing
I
think
that
it
may
be
a
problem.
So
that's
those
are
two
areas.
R
A
AF
AF
A
Thanks
I
don't
know
SCAF.
Have
we
ever
asked
for
a
wind
study.
A
AG
C
AG
Okay
and
then-
and
mr.
Feldman
has
reminded
that
we're
Giordano's
is
now
where
there
was
also
a
wounds
that
they
requested
that
wasn't
dead,
that
building
was
never
developed,
that
was
the
add,
an
additional
Optima
building
so
that
that
was
a
I.
Don't
remember
how
tall
that
one
was,
but
it
was
18
stories.
Thank
you
that
predated
my
time
on
a
Planning
Commission,
but
that
was
a
window
said.
He
was
also
requested
for
that
location.
Okay,.
G
B
K
K
U
A
AH
It's
my
name
is
Chris
Michaels,
so
with
a
13:33,
maple
and
I'm,
actually
on
the
board
of
directors
of
that
condo
association.
Currently
so
I
also
live
within
the
circle
and
so
have
been
both
at
this
meeting
and
then
also
at
the
initial
public
hearing
that
you
guys
put
on
at
Prairie
moon
there
and
there's
a
lot
of
things
that
I
see
to
like
about
this
overall
proposal
right.
That
is
a
redevelopment
of
a
space
which
can
actually
use
all
of
that
I'm.
AH
Actually
one
of
the
few
people
who
probably
likes
the
the
wave
of
the
overall
project
and
in
also
they
the
balconies
that
are
included
in
a
horizontal
form
within
that.
So
there's
a
lot
of
things
to
like
about
the
project.
So
the
thing
is,
though,
that
Evanston
has
a
zoning
code
right
and
in
2009,
after
a
ton
of
community
involvement,
there
were
things
such
as
the
e
floor
area
ratio
that
were
put
into
effect,
where
we're
supposed
to
have
something
like
5.4.
AH
But
I
think
the
overall
deal
is
that
for
the
number
of
variances
and
the
degree
of
the
variances
that
are
being
requested,
I
do
believe
that
the
city
should
actually
see
greater
benefit
than
what
they
are
currently
seeing
in
terms
of
a
pocket
park,
and
then
some
of
these
other
small
things
I,
remembering
that
the
pocket
park
is
across
the
street
from
a
little
utilized
park.
Already.
AH
So
in
terms
of
looking
through
the
diagrams
that
are
provided
in
the
online
form,
so
I
see
today
that
the
loading
docks
have
actually
been
moved
around
from
what
is
actually
available
on
the
the
initial
drawing
where
there
had
been
two
tandem.
Loading
docks
and
also
the
entrance
to
the
parking
garage
has
been
moved
further
north.
AH
So
one
of
the
things
that
overall
concerns
me
is
the
developer
is
kind
of
not
exactly
certain
that
they've
been
looking
closely
at
this
kind
of
thing,
because
that
was
one
of
the
first
things
that
struck
me
where
the
entrance
to
the
parking
garage
was
that
you'd
have
to
then
immediately
make
a
right
to
turn
to
go
up
a
15
and
a
half
percent
grade.
I
didn't
think
that
that
was
going
to
be
possible
and
apparently,
as
you
said
tonight,
when
you
started
doing
the
traffic
studies
that
that
was
indeed
true.
AH
So
probably
that
looks
better
today.
I'll
also
point
out
that
the
staff
have
noted
that
there
are
tandem
car
spaces
in
the
garage.
That's
not
come
up
today,
but
I
would
be
interested
to
see
how
developer
thought
those
were
going
to
be
utilized
such
that
you
could
actually
count
all
of
the
the
spaces
within
them
there.
AH
Additionally,
I
would
encourage
staff
to
actually
count
the
total
number
of
spaces
I'm,
not
sure
that
I
actually
come
up
with
the
numbers.
The
developer
has
according
to
the
the
drawings
that
are
there,
we're
in
the
right
order
of
magnitude,
but
on
every
floor,
we're
off
by
one
or
two
I
also
note
that
both
stairwells
that
are
included
within
the
building
exit
to
Sherman
in
city.
Okay,
with
that,
would
it
be
better
to
actually
have
one
of
them
to
exit
into
the
or
have
an
available
exit
into
the
garage.
AH
AH
In
terms
of
the
benefits
to
the
city
right,
so
one
of
the
claims
benefits
are
bike
racks,
so
from
the
the
drawing
as
near
as
I
can
see
that
there's
one
bike,
rack,
that's
located
at
the
resident
door.
There's
one
bike!
Rack!
That's
back
in
the
alley,
although
that
probably
had
to
move
with
the
moving
of
the
the
entrance
and
in
the
divi
station.
That's
significantly
fewer
than
what
staff
had
actually
asked
for.
One
of
the
other
claimed
benefits.
How.
AH
So
one
of
the
other
claimed
benefits
is
the
the
car
share.
Then
that's
claimed
as
a
public
benefit,
but
how
is
the
public
actually
to
get
to
those
two
car
shares
right
documents
online
say
that
you're
going
to
walk
through
the
lobby,
get
led
in
by
the
24-hour
door
guy
there's
then,
like
a
series
of
other
things
that
you
need
to
navigate
through
another
to
actually
get
back
there.
To
my
mind,
that
is
not
actually
a
public
benefit.
AH
It's
only
going
to
be
utilized
by
those
in
the
building,
so
I
would
not
count
that
actually,
as
a
public
benefit,
given
the
way
that
it's
structured,
unless
there
can
be
a
new
way
of
coming
up
with
it,
I
also,
don't
think
really
that
the
viaduct
is
much
of
a
public
benefit.
I
would
instead
ask
that
one
of
the
other
viaduct
stay
down
at
Greenwood
that
has
not
yet
been
replaced,
be
asked
for
that.
That
would
be
a
significant
benefit
that
would
allow
the
zoning
variances
to
go
through.
AH
So,
overall,
it's
just
the
question
of
exactly
what
benefit
is
the
city
going
to
see
out
of
the
significant
number
of
variances
that
are
being
asked
for
and
the
degree
of
severity
we're
significantly
over?
The
FA
are
usually
when
a
project
comes
to
this
board.
We're
arguing
about
Oh
point.
One
point
two
point:
three
FA
are
here
we're
significantly
above
0.5,
regardless
of
exactly
how
it
is
elated.
So,
overall,
it's
just
a
question
of
what
value
is
the
city
going
to
see
for
approving
I,
a
building
which
is
grossly
out
of
compliance
with
code.
AA
And
only
because
so
many
people
decided
to
wait
until
next
time.
I'll
just
say
a
couple
of
comments
and
hear,
and
so
now
my
comments
would
be
I'm,
basically
pretty
much
for
the
building,
in
terms
of
it
being
the
design.
I
think
it's
beautiful,
building,
actually
I
think
that
it
could
bring
people
together
and
for
a
nice
spot.
The
pocket
park
just
serving
the
public,
especially
since
Prairie
moon
actually
is
still
actually
Ford
and
going
to
be
a
part
of
it.
AA
I
think
that's
a
wonderful,
family-owned
restaurant
and
if
it
can
remain
here,
that
would
be
important
and
also
Tommy
Nevins
effect
that
they
are
actually
trying
to
leave
the
space
in
the
area.
So
we're
not
really
hurting
those
businesses
that
I
really
felt
strongly
about
making
sure
that
they
weren't
objecting
to
this
project
so
long
as
they
approve
of
it.
I
think
that's
positive
and
good
and
I
would
like
to
also
say
that
it's
good
that
they
saw
so
many
things,
the
jobs
that
they're
bringing
in
that
this
project
could
enhance.
I.
AA
A
A
A
A
D
Yes,
it
is,
there
are
actually
two
items
that
will
be
brought
before
you,
one
would
actually
be.
Probably
the
biggest
thing
is
August.
30Th
is
intended
to
be
a
joint
meeting
of
the
Planning
Commission
and
the
Zoning
Board
of
Appeals,
because
we
have
a
potential
project
on
Simpson
that
will
require
both
the
rezoning
of
the
property
and
a
special
use
to
operate
for
a
proposed
restaurant
at
that
site.
So
that
meeting
is
intend
to
convene
on
August
30th
and
also
we
have
a
discussion
item.
J
D
A
commercial
mixed
use
and
Alderman
when
I
believe
was
the
alderman
who
referred
that
item
to
the
Planning
Commission.
She
has
some
concerns
regarding
some
of
the
regulations
within
that
zoning
district.
So
we
just
want
to
look
at
some
of
the
options
for
your
updating
that
or
changing
it
as
possible.
So
it
will
be
a
discussion
on.
D
K
K
K
A
J
A
A
If
now,
the
one
thing
that
I
have
part
of
the
reason
that
we
went
through
some
of
the
dance
that
we
went
through
earlier
this
evening
was
because
I
am
adamant
on
the
idea
that
that
the
request
for
a
continuance
can't
be
made
until
after
the
testimony
has
been
presented
to
the
developer.
We
had
I,
don't
know
six
requests
for
continuances,
at
least
only
four.
J
J
K
Think
part
of
it
is
that
some
members
is
public
and
I.
Don't
know
that
we
have
the.
We
can't
change
that
and
we
can't,
as
we
can't
say,
that
it's
an
assumption
actually
that
come
here
to
the
first
meeting.
Knowing
all
you
can
creation
to
learn
about
the
project
and
don't
actually
do
the
homework
they
need
to
do
before.
B
K
A
A
W
A
A
M
A
J
M
A
P
Q
K
A
Q
N
A
M
L
L
It
okay,
they
may
do
a
wind
story
on
their
own
accord
to
determine
comfort
levels
on
the
terraces
and
the
balconies
and
the
windows
on
the
facade.
So
we
should
ask
them
if
they're
going
to
do
it
on
their
own,
they
just
may
do
it.
They
may
want
to
postpone,
until
after
the
project's
approved,
as
opposed
to
prior
to
being
approved,
I
think
that's
typical
to
do
it
after
it's
proof.
Okay,.