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From YouTube: Plan Commission Meeting 7-24-2019
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A
Good
evening
today
is
July
24
2019,
and
this
is
the
public
hearing
of
the
Evanston
Planning
Commission.
The
zoning
ordinance
directs
this
body
to
hear
applications
for
map
amendments
text.
Amendments
planned
developments
as
well
as
to
make
recommendations
regarding
the
city's
long
term
plans.
This
Commission
will
make
a
recommendation
which
will
then
be
sent
to
the
City
Council
Ms
Jones.
You
please
call
roll.
A
A
D
A
Let's
see
so
the
format
and
procedures
for
today's
public
hearing
is
as
follows.
The
Planning
Commission
is
the
public
hearing.
We're
having
today
is
to
gather
facts
and
information
regarding
petition
by
that
information
with
a
motion
to
recommend
approval
approval
with
refinements
or
denial
to
the
City
Council.
We're
final
action
will
occur.
A
The
summary
of
our
procedures
for
tonight's
hearing
will
be
the
city
staff
will
present
their
report
regarding
the
petition,
after
which
the
plan
commission
may
ask
questions
of
the
staff
petitioner
will
then
present
testimony
regarding
their
petition,
after
which
the
Planning
Commission
may
requesting
the
petitioner
and
any
of
the
petitioners
witnesses.
Next
members
of
the
public
can
ask
questions
of
the
petitioner
when
speaking
at
the
microphone
they
should
give
their
name
and
address
and
whether
they
have
been
sworn
in
to
testify.
A
Petitioner
will
then
have
the
opportunity
to
answer
any
questions
from
the
public
members
of
the
public
and
then
give
sworn
testimony
when
speaking
at
the
microphone
they
should
give
their
names
address
and
whether
they've
been
sworn
in.
The
petitioner
will
then
have
the
opportunity
to
cross-examine
any
member
of
the
public
after
that,
provided
that
testimony
after
the
public
has
completed
its
testimony.
Public
testimony
for
the
case
will
be
closed.
A
A
A
A
It's
my
understanding
that
centrum
partners
is
a
joint
venture
partner
with
the
petitioner.
At
the
time
my
law
firm
had
a
matter
that
it
was
representing
central
partners
on.
While
we
did
not
believe
there
was
a
conflict
out
of
an
abundance
of
caution.
I
recused
myself
from
those
hearings
since
that
time
the
we
no
longer
represents
the
central
partners
in
in
any
forum
and
as
such,
after
speaking
with
city
staff,
that
abundance
of
caution
is
no
longer
necessary
and
so
I
have
decided
not
to
recuse
myself.
From
today's
hear,
please,
please
identify
yourself
for
them.
A
E
F
F
B
Going
to
give
a
brief
overview
of
the
project.
Up
to
this
point,
the
original
development
was
approved
in
2016.
There
was
a
minor
adjustment
that
was
approved
by
our
design
and
project
review
committee
in
2017.
The
building
has
not
yet
been
constructed.
The
originally
approved
development
had
a
total
of
163
units.
This
included
102
dwelling
units,
which
are
units
that
include
kitchens,
and
these
were
the
independent
and
assisted
living
units.
There
were
30
memory,
care
units
and
31
assisted
living
with
cognitive
impairment,
units
that
made
up
that
163.
B
The
original
F
AR
was
4.35,
the
total
parking
spaces
provided
were
67
and
the
building
height
was
ten
stories
or
a
zoning
height
of
105
feet.
This
development
is
currently
zoned
d4,
which
is
the
downtown
district,
and
if
you'll
recall,
levels
that
are
within
a
structure
that
are
at
least
75%
dedicated
to
parking
are
not
included
in
the
calculation
of
the
building
height
this
evening
there
is
a
major
adjustment
to
the
plan
development
that
is
being
requested.
B
This
adjustment
would
reduce
the
building
height
to
nine
stories
or
a
zoning
height
of
104
feet
and
10
inches
increase,
say
if
they
are
slightly
to
four
point.
Four
seven
reduce
the
number
of
dwelling
units
to
forty
three
for
a
total
of
160
units.
This
I
will
know
it
actually
removes
the
originally
approved
site
development
allowance
for
the
number
of
units.
B
This
adjustment
also
would
increase
the
side,
yard
setback
from
four
feet
to
5
feet
and
it
would
increase
the
parking
spaces
provided
to
70.
This
includes
68
compliant
parking
spaces
and
to
compact
parking
spaces.
All
other
conditions
that
were
listed
in
the
original
ordinance,
which
is
47,
oh
16,
will
be
unchanged.
B
In
the
staff
report,
I
mentioned
the
addition
of
an
additional
memory
care
unit
that
would
bring
that
up
from
33
to
34
memory
care
units.
This
displays
where
that
change
is
occurring.
The
drug
on
the
left
is
what
was
originally
submitted
as
part
of
this
adjustment.
They
went
on
the
right.
The
red
circle
shows
exactly
where
that
change
is
taking
place,
but
they're,
essentially
removing
what
I
believe
is
the
beauty
salon
and
putting
an
addition
additional
unit
in
its
place.
B
This
chart
gives
an
overall
summary
of
the
requested
changes
that
have
occurred
since
the
plant
development
was
approved.
You
see
that
largely
rezoning
height
has
stayed
pretty
much
the
same
with
the.
If
they
are
it's
decreased
in
2017
is
now
increased
of
it.
The
number
of
parking
spaces
has
increased.
B
So
the
proposed
development
or
adjustment
to
the
development
must
maintain
the
original
plan
development,
satisfaction
of
the
following
standards,
which
are
addressed
within
the
report,
and
we
will
go
over
a
bit
more
detail
during
deliberation.
Section,
six,
three:
five:
ten
standards
for
special
uses,
section:
six:
three:
six:
nine
standards
for
planned
developments
and
Section
six,
eleven
one
ten
standards
and
guidelines
for
planned
developments
in
the
D
for
downtown
transition
district.
F
E
Thank
you.
Our
presentation
will
be
very
brief,
and
then
we
be
here
to
answer
any
questions.
Michael
McLean,
one
of
the
principles
and
the
development
entity
will
briefly
address.
Why
we're
making
these
changes,
which
we
think
is
appropriate
to
let
the
Planning
Commission,
know
the
reason
for
these
changes.
If
you
started
our
architect
is
here
to
answer
any
questions.
I
think
staff
has
really
covered
what
we're
doing
here.
We
hope
that
the
Planning
Commission
sees
that
these
are
very
minor
changes
to
the
overall
development
based
on
what
was
approved
before
so
Michael.
G
Good
evening,
Michael
McLean
with
Condor
partners
the
developer
of
the
project.
Thank
you
all
for
coming
tonight.
I
know
this
was
a
special
hearing,
so
I
do
appreciate
you
fitting
us
in
so
number
of
reasons.
We're
making
the
changes.
I
mean
the
primary
change
here
that
in
our
minds,
I
know
there
are
legal
and
zoning.
You
know
changes
that
were
listing,
but
primary
change
in
our
minds
was.
G
G
The
other
thing
that
we
did
was
we
took
the
second
floor,
parking
garage
which
made
the
building
a
story
taller,
and
we
put
it
on
the
ground
that
made
from
a
more
efficient
building
it's
more
expensive
to
build
actually,
but
it
did
reduce
the
the
overall
height
of
the
building,
even
though
the
zoning
height
is
pretty
much
the
same.
The
overall
height
is
a
story
lower,
so
that
also
went
towards
some
of
the
you
know.
Some
of
the
neighbors
had
expressed
concern
over
the
height
and
we
reduced
the
height
by
a
story.
G
We
also
brought
on
back
in
2016
for
those
of
you
who
were
here.
It
was
strongly
recommended
that
we
bring
on
a
management
partner
prior
to
going
to
City
Council.
We
did
that
now,
a
number
of
years
later.
That
relationship
did
not
work
out.
The
fact
that
that
company
in
general
is
not
currently
working
out,
we've
replaced
them
with
a
much
more
sophisticated
and
experienced
management
company.
G
Who
is
our
partner
or
a
new
partner
in
the
project
which
we're
very
excited
about
he's
got
a
long
pedigree
in
senior
housing
in
Chicago
fact
he
was
a
senior
VP
at
senior
lifestyles
or
for
most
of
his
career,
and
now
he's
got
a
new
bread.
Note
that
it's
this
type
of
product
very
well
now
those
are
the
three
kind
of
primary
drivers
of
what
these
changes
are.
The
one
unit
adding
back
in
between
dapper
in
here
and
the
memory
care,
was
actually
just.
G
G
F
Just
one
question:
you
know:
it's
been:
it's
been
a
few
years
since
the
first
time
you
were
here.
What's
your
schedule
for
construction
now,
do
you
have
financing?
You
know
we.
G
Do
have
financing
aew
is
a
big
real
estate
investment
fund
out
of
Boston.
There
are
committed
to
be
our
LP
Kapler
of
limited
partner
capital,
and
we
do
have
a
bank
that
we
have
a
term
sheet
with
and
we're
negotiating
final
loan
docs.
We
are
expecting
to
we're
hoping
to
break
ground
as
soon
as
we
get
a
foundation.
Permit
we've
been
into
the
MWR
d--
for
about
nine
months
now
and
the
the
foundation
permit
has
been
reviewed
by
the
city
of
Evanston,
but
they
can't
do
anything
with
it
so
worth
around
wrd.
G
So
we've
got
a
GMP
a
compound
one
of
the
largest
construction
companies
in
the
country
is
our
general
contractor
we're
really
geared
up
to
get
out.
We
had
to
go
through
this
process,
which
we
hadn't
realized
that
we
had
to
go
through
this
process.
When
we
were
making
these
kinds
of
changes,
we
thought
they
were
gonna
be
minor
because
they
were
still
within
the
intent
of
the
original,
but
we
have
to
go
through
this
and
it
should
all
line
up
for
a
September
break
groundbreaking.
G
F
D
Question
I
have
two
questions:
can
you
give
us
some
guarantees
or
some
assurances
that
granting
this
adjustment
will
indeed
result?
You
know
development.
G
G
D
G
We
we
have,
we
have
a
close
relationship
with
Mount
Zion
Church
and
we've
been
in
constant
contact
with
the
church
over
the
the
process
and
the
construction
plan.
The
logistics
plan,
which
is
going
through
the
city
staff,
now
has
been
approved.
We
in
that
process
we've
also
been
in
communication
with
both
the
developer
and
the
contractor
of
the
trauma
trauma
core
project.
G
The
way
that
the
properties
are
staged
now
they're
gonna
be
topping
off
fairly
soon
as
we're
getting
in
the
ground.
So
the
chaos
that's
happening
on
their
site
now
should
be
being
reduced,
while
our
site
starts
goes
a
little
bit
more,
but
we're
very
cognizant
they're
so
close
to
the
road
and
they're.
You
know
they're,
so
tight
we're
a
little
bit
further
removed
from
neighboring
properties.
It's
really
just
the
church
and
the
railroad
that
were
adjacent,
but
we
have
a
logistics
plan.
G
G
G
D
G
Improving
their
property,
what's
in
the
best
interest
of
of
the
city,
I
think
actually
to
do
an
improvement
return,
what's
a
forgotten
alleyway
into
an
actual
Road
and
and
it
helped
improve
their
situation
that
they
have
difficulty
with
in
their
parking
lots.
Handicap
ad.
A
accessibility
is
really
challenges.
G
They're,
raising
some
grades
or
connecting
to
different
the
two
parking
lots
from
the
actually
paving
one
which
isn't
paved
then
we're
connecting
it
to
the
higher
one
so
that
there's
a
better
flow
of
traffic
and
and
and
they're
accessible
bus
can
park
properly
and
designate
state
spaces,
and
things
like
that.
That's.
D
G
From
what
was
original
as
it
relates
to
rich
okay,
so
if
all
the
traffic
still
goes
up,
oak
turns
around
on
site
and
goes
back
down
oak
ridge,
the
access
to
Ridge
was
the
primary
concern
with
staff
and
and
and
the
different
councils
because
of
the
traffic
patterns
on
a
ridge.
That
portion
has
stayed
the
same.
It's
still
basically
a
rollover
curb
it's
a
different
pattern.
There's
signs
that
you
do
not
enter
because
of
emergency
services.
We
explored
bollards,
but
emergency
services
doesn't
want
bollards
or
right
on
the
main
entrance.
It's
now.
G
It's
very
similar,
still
there's
a
ground
floor
that
has
its
own
entrance
for
visitors
and
staff
and
shorter
term
parking,
that's
adjacent
to
the
lobby
and
that,
but
there's
a
instead
of
a
ramp
going
up
to
the
second
floor,
there's
a
ramp
that
goes
down
to
the
first
link
to
the
basement
floor.
So
it's
very
similar
just
slightly
maneuvered.
A
G
So
the
best
of
my
knowledge,
we
haven't
changed
the
drop-off
scenario.
In
fact,
I've
made
it
a
little
safer.
The
loading
docks
used
to
be
adjacent
to
the
drop-off
area.
We've
now
moved
them
down
to
the
easternmost
corner,
where
their
debt
they're
actually
down
a
ramp
and
into
the
basement.
So
there's
no,
there
was
a
there
was
I
remember
now
there
was
a
pedestrian
concern
if
these
trucks
are
backing
in
and
out
and
people
are
kind
of
loading
in
and
out
is
that
a
problem?
Those
have
shifted
to
to
more
out-of-the-way
location?
A
G
It
yes
to
technicalities
right,
the
our
programming
changes,
we're
not
going
to
do
the
dedicated
floor
for
assisted
living
with
a
cognitive
impairment,
so
that
just
spread
the
unit's
out
around
the
building
to
get
back
the
unit
count,
because
the
cognitive
impairment
units
are
smaller
right
so
that
that
lead.
That's
why
we
leaked
a
little
bit
of
fa
are
the
kitchens
we
had
originally
planned
all
of
our
units
with
kit,
except
for
the
memory
care
with
kitchens,
which
meant
ranges
stoves
in
the
assist.
G
Well,
we
were
always
primarily
going
to
be
assisted
living
with
a
small
piece
of
independent.
The
independent
has
basically
stayed
the
same.
I
think
we
grew
by
a
few
units
there,
but
we
removed
the
stoves
from
the
assisted
living
units
because
they
were
necessary
for
markets
person
perspective
the
operators
perspective
a
different
opinion
from
this
operator.
In
fact,
actually
the
other
operator
eventually
agreed
that
the
stove
itself
was
unnecessary
on
the
assistive
living,
because
three
or
four
meals
a
day
are
provided
by
the
building.
G
C
G
G
A
C
G
By
nature
memory,
care
has
to
be
a
lot
in
environment
so
and
there
are
different
technologies.
We
can
use
to
do
that
wristbands
and
key
codes,
and
things
like
that.
So
it's
it.
The
memory
care
floor
is
a
self-contained
floor
and
has
its
own
dining
area.
What
we
call
mom's
kitchen,
which
is
kind
of
the
heart
of
the
community,
where
people
can
sit
at
the
counter
and
help
cook
and
bake
and
things
like
that.
There's
a
art
activity
room.
There
is
still
beauty
salon.
We
just
fit
it
in
somewhere
else.
C
G
Actually
think
it
opened
up
a
little
bit
from
under
on
the
roof.
Okay,
there's
a
little
bit
of
a
change
of
the
design,
but
it's
a
pretty
good
amount
of
space
for
the
30
grow
or
so
residents
that
will
be
there
and
that's
program
time.
So
my
understanding
is,
is
that's
not
just
open
and
and
necessarily
free
to
wander
all
the
time
that
people
scheduled
to
go
out
there
for
an
hour
or
so,
and
the
whole
environment
is
very
programmed
and
very
specific
about
therapy
and
about
working
with
the
cognitive
impairment.
C
G
G
Then
we
have
on
the
second
floor,
which
is
not
off-limits
to
memory
care,
a
very
large
terrace
with
an
outdoor
kitchen
and
dining
area,
as
well
as
some
fire
pits
and
other
recreation
with
help
memory
care
users
can
come
down
and
will
come
down.
It's
adjacent
to
the
main,
dining
room
so
for
larger
events
and
special
times,
and
things
like
that
with
with
help
that
they
will
be
given
access
to
that
as
well,
then
there's
a
rooftop
patio
as
well
for
primarily
for
the
independent
living.
C
H
The
original
design,
as
he
approached
on
oak
there
was
a
canopy
that
kind
of
gave
you
some
hint
that
there
was
some
sort
of
entry.
Now
that
the
new
design
it's
gone,
and
you
know
we're
kind
of
on
access
with
a
with
the
parking
we're
having
the
loading
dock,
which
is,
you
know,
I
know
it's
a
tough
site,
it's
tough
to
access,
but
I
the
other.
The
other
part
I'm
I'm
confused.
G
Sorry
so
the
design
and
we're
good
we'll
continue
to
have
the
conversation
with
staff
about
it,
the
exact
design,
because
fire
is
a
little
different
than
DPW
and
things
like
that.
But
the
design
includes
a
change
of
pavement
material.
So
go
go
front,
we're
going
from
like
a
blacktop
to
a
paver
or
stamped
concrete
right.
It's
a
color
change.
It's
a
great
chain,
so
it'll
be
a
rollover
curb,
so
it
will
look
much
more
like
a
sidewalk.
So,
okay.
H
G
H
G
G
H
G
G
A
A
A
E
A
A
D
B
I'm,
the
first
set
of
standards
we'll
go
through
our
standards
for
especially
use
for
the
plan
development.
Those
standards
are,
it
is
one
of
the
special
uses
specifically
listed
in
the
zoning
ordinance.
It
is
in
keeping
with
purposes
and
policies
of
the
adopted,
comprehensive
general
plan
and
zoning
ordinance
as
emitted
from
time
to
time.
B
It
will
not
cause
a
negative
accumulative
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
proposal
type
especially
use
upon
the
city
as
a
whole.
It
does
not
interfere
with
or
diminish
the
value
of
property
in
the
neighborhood.
It
can
be
adequately
served
by
public
facilities
and
services.
It
does
not
cause
undue
traffic
congestion,
it
preserves
significant
and
historical
and
architectural
resources.
A
Okay,
does
any
members
of
the
Commission
have
any
any
comments,
respect
to
those
those
standards
and
I
would
say
that
you
know
given
the
given
the
changes
being
proposed,
it
would
seem
to
me
that
each
one
of
these
standards
has
either
been
satisfied
or,
in
some
cases,
are
not
applicable.
B
All
right
next,
we
have
the
standard
floor
plan
to
develop
a
plan,
development
mm-hmm.
So
as
a
special
use
plan
development
involves
such
special
considerations
of
the
public
interest
that
it
shall
be
required
to
adhere
to
the
specific
plan
development
standards
established
in
the
zoning
district
in
which
it
is
located.
Compliance
with
the
standards
shall
govern
the
recommendations
of
the
Plan
Commission
applicable
to
a
planned
development
and
the
action
of
the
City
Council.
In
order
to
ensure
that
an
improved
approved
plan
development
is
in
harmony
with
the
general
purposes
and
intent
of
a
zoning
ordinance.
A
B
Okay,
the
next
set
of
standards
are
specific
to
planned
developments
within
the
v4
district
bus.
That's
section
611
110
a
general
conditions.
Those
are
each
plan.
Development
shall
be
compatible
with
surrounding
development
and
not
be
of
such
the
nature
and
height
bulk
or
scale
as
to
exercise
any
influence,
contrary
to
the
purpose
and
intent
of
the
zoning
ordinance
as
set
forth
in
section
6
1
to
purpose
and
intent
of
this
title.
B
Each
plan
development
shall
enhance
the
identity
and
character
of
the
downtown
by
preserving,
where
possible,
character,
giving
character,
giving
buildings
enhancing
existing
streetscape
amenities,
maintaining
retail
continuity
in
areas
where
it
is
prominent,
strengthening
pedestrian
orientation
and
scale
and
contributing
to
the
mixed-use
vitality
of
the
area.
Each
plan
development
shall
be
compatible
with
and
implement.
The
adopted,
comprehensive
general
plan,
as
amended
plan
for
downtown
Evanston,
any
adopted
land
use
or
urban
design
plan
specific
to
the
area.
A
Any
any
comments
from
Commission
perspective,
those
standards
again
I,
would
I'm
sorry
yeah
again.
I
would
say
that
it
appears
that,
given
that
this
is
already
a
planned
development
and
the
changes
being
proposed,
that
all
of
these
standards
have
been
satisfied,
I
believe
there's
one.
Yes
last
one.
B
Listen,
that
is
a
section
B
of
611
110
that
includes
walkways
developed
for
plan
development
shall
form
a
logical,
safe
and
convenient
system
for
pedestrian
access
to
all
project
facilities,
as
well
as
any
off-site
destination
likely
to
attract
substantial
pedestrian
traffic
drifting.
'we
shall
not
be
used
by
other
automotive,
automotive
traffic.
B
The
principal
vehicular
access
point
shall
be
designed
to
permit
smooth
traffic
flow
with
control,
turning
movements
and
minimum
hazards
to
vehicular
and
pedestrian
traffic.
The
plan
development
shall
provide,
if
possible,
for
underground
installation
of
utilities,
including
electricity
and
telephone,
both
in
public
ways
and
private
extensions
thereof.
Provision
shall
be
made
for
acceptable
design
and
construction
of
stormwater
control
facilities,
including
grading,
gutter,
piping
and
treatment
of
turf
and
maintenance
of
facilities
for
every
planned
development.
B
There
should
be
provided
a
market
feasibility
statement
that
shall
indicate
the
consumer
market
areas
for
all
uses,
proposing
the
development,
the
population
potential
of
the
area
or
areas
to
be
served
by
the
uses
proposed
and
other
pertinent
information
concerning
the
need
or
demand
for
such
uses
of
land
and
for
every
planned
development.
There
should
be
provided
a
traffic
circulation
impact
study
which
shall
show
the
effect
of
all
proposed
uses
upon
adjacent
nearby
roads
and
highways.
The
study
shall
also
show
the
amount
and
direction
of
anticipated
traffic
flow
and
clearly
describe
what
road
and
traffic
control.
A
It
seems
to
me
that
the
petitioner
has
has
satisfied
these
these
standards
as
well.
Do
you
have
any
other
comments
from
the
Commission?
Okay
with
that?
Does
anyone
have
any
other
any
other
comments
or
have
anything
they
want
to
stay
with
respect
to
this
this
case,
all
right,
I
think
this
is
when
I
asked
for
a
motion,
then
I.