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From YouTube: Plan Commission Meeting 11/29/2017
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A
A
A
A
Our
purpose
this
evening
is
to
gather
facts
and
information
regarding
the
proposed
development
and
prepare
recommendation
to
the
City
Council.
That
recommendation
may
be
for
approval
of
the
request
for
approval
with
conditions
or
for
denial
of
the
petition.
The
City
Council
is
the
final
determining
body
in
this
matter.
We're
making
a
recommendation
to
them.
A
Let
me
review
the
procedure
that
will
follow.
This
is
slightly
different
from
our
usual
procedure.
We
will
begin
with
staff
giving
a
brief
summary
of
the
project
and
of
the
standards
by
which
we
are
to
evaluate
the
proposal.
The
petitioner
will
then
present
the
project
and
any
witnesses.
They
wish.
A
A
We
will
then
allow
members
of
the
public
to
ask
questions
of
the
petitioner
or
of
the
staff.
This
will
be
questions.
Only
statements
will
be
held
to
a
later
point
in
the
in
the
evening,
and
those
questions
must
be
relevant
to
the
standards
for
approval
which
staff
will
have
reviewed
and
confined
to
points
raised
by
the
petitioner
or
staff,
and
those
questions
should
not
be
argumentative.
A
Members
of
the
public
will
then
present
testimony
that
will
be
done
under
oath,
as
in
the
case
of
the
questions,
testimony
must
be
relevant
to
the
project
and
to
the
standards
and
I
would
encourage
you
to
avoid
repetition.
If
someone
has
already
said
what
you
want
to
say
simply
confirm
what
they've
said,
rather
than
repeating
the
whole
statement,
we
will
take
testimony
from
any
organization
which
wishes
to
speak
first
and
that
testimony
will
be
limited
to
ten
minutes.
A
A
The
petitioner
may
make
a
brief
closing
statement,
including
rebuttal
of
public
testimony
or
staff
comments.
Staff
may
then
make
a
brief
closing
statement
and
we
will
close.
The
public
record.
Commission
will
then
proceed
to
its
deliberation,
including
evaluation
of
the
project
against
the
required
standards
and
to
a
recommendation
to
the
City
Council
the
Commission
may,
if
it
chooses
continue
the
hearing
to
a
future
date
in
order
to
secure
additional
information,
and
that
continuance
must
be
done
to
a
date
and
time
certain
which
will
be
announced
before
the
meeting
is
continued.
A
If
a
continuance
is
agreed
on,
there
will
be
no
further
notice,
no
further
public
notice.
In
addition,
any
person
or
group
with
an
ownership
or
leasehold
interest
within
a
thousand
feet
of
the
subject,
property
may
request
and
will
be
granted.
One
continuance
for
the
purpose
of
presenting
evidence
to
rebut
testimony
given
by
the
that
request
for
continuance
may
be
made
at
any
time
after
the
petitioner
completes
their
opening
statement.
A
It
must
be
in
writing
all
that
the
the
continuance
will
be
granted,
but
we
may
continue
to
take
testimony
this
evening
if
we
do
that,
just
in
order
to
save
the
time
of
people
who
are
here
and
may
not
want
to
come
back
next
time.
If
we
do
that,
the
person
who
asks
for
the
continuance
or
organization
will
ask
for
the
continuance,
we'll
be
the
first
speaker
at
the
continued
meeting.
A
If
you
testify
tonight-
and
there
is
a
continuance,
you
will
not
be
allowed
to
testify
at
that
second
session
and
you
will
remain
under
oath
now.
Any
of
you
who
expect
to
speak
or
may
be
asked
to
speak
I
need
to
put
you
under
oath.
If
you
raise
your
right
hand,
promise
to
tell
the
truth
in
this
proceeding.
C
C
Some
general
project
characteristics,
the
actual
property
size
is
twenty-seven
thousand
eight
hundred
and
forty-one
square
feet
or
0.6
four
acres.
The
building
size
is
four
hundred
and
fifty
seven
thousand
six
hundred
ninety
nine
gross
square
feet,
which
includes
seven
thousand
four
hundred
eighty
one
square
feet
of
commercial
space.
They
are
proposing
to
have
three
hundred
and
eighteen
dwelling
units
within
the
building
that
break
it
down
to
58
studios,
136,
one-bedroom
units,
ninety-eight
two-bedroom
units
and
twenty-six
three-bedroom
units.
C
There
will
be
one
hundred
and
seventy-six
total
parking
spaces
on-site,
which
will
include
car
share
spaces,
which
the
number
has
yet
to
be
determined.
This
breaks
down
to
0.55
parking
spaces
per
unit
or
0.3,
eight
parking
spaces
per
bedroom
and
overall,
the
height
of
the
building,
is
33
stories
which
breaks
down
to
353
feet
or
if
we
exclude
the
levels
that
are
dedicated
to
parking,
that
is
three
hundred
and
thirteen
feet.
C
This
is
a
diagram
that
I
believe
the
applicant
will
probably
go
over
in
a
little
bit
more
detail.
This
is
the
ground
floor.
It
shows
the
raised
access
points,
including
the
entrance
to
the
residential
portion
of
the
building,
as
well
as
how
the
drive-through
facility
interacts
with
the
site,
as
well
as
the
drop-off
area.
That
is
just
east
of
the
newly
constructed
building,
but
it
will
be
in
front
of
the
university
building
which
is
proposed
to
stay
as
part
of
the
development
to
break
down
the
site,
development
allowances
that
are
being
requested.
C
Again,
there
are
eight
first
one
being
the
number
of
dwelling
units
the
required
or
maximum
that
are
permitted
in
the
d3
district
is
93.
There
are
no
site
development
allowances
that
would
be
granted
for
that
one.
They
are
proposing
318
for
building
heights,
the
maximum
base
height
and
the
d3
district
is
85
feet
which
does
not
include
the
parking
levels.
This
can
go
up
to
220
feet,
which
also
does
not
include
the
parking
levels
if
they
are
granted
a
site
development
allowances.
The
proposed
project
is
313
feet,
not
including
the
parking
levels
or
353
feet.
C
If
we
do
include
the
four
levels
of
parking,
the
floor
area
ratio
for
the
d3
district
has
a
base
of
4.5
with
a
site
development
allowance
that
goes
up
to
8.
The
proposed
FA
are
for
this.
Particular
project
is
12.25,
which
does
exceed
the
maximum
site
development
allowances,
as
do
the
building
height.
The
number
of
parking
spaces
that
would
be
required
for
this
development
would
be
267.
C
What
is
proposed
is
176
on-site
parking
spaces.
The
number
of
loading
berths
that
would
be
required
are
5.
This
project
is
proposing
3,
which
includes
one
existing
loading
dock
that
is
off
of
Chicago
Avenue.
They
are
so
also
requesting
a
site
development
allowance
for
a
curb
cut
or
driveway
between
the
building
and
the
right-of-way
along
Davis
Street.
C
This
is
not
allowed.
There's
no
curb
cut
or
driveway
access
that
is,
between
the
building
on
the
right
of
the
way.
There
are
two
different
cigarette
set
backs
that
they're
requesting
variances
for
the
first
is
along
the
north
property
line.
They
should
have
as
a
requirement
within
this
district,
then
along
Davis
Street,
a
25
foot
setback
at
a
height
of
42
feet
this
project.
This
report
is
proposing
21.6
feet
at
a
height
of
58
feet.
C
C
The
public
benefits
that
are
proposed
include
up
to
25,000
to
support
100,000
dollars.
Excuse
me
to
support
sponsorships
and
events
in
Fountain
Square
up
to
20,000
dollar
contribution
for
art
featured
in
Fountain
Square,
a
50,000
dollar
contribution
to
support
biking
in
Evanston,
and
this
may
include
a
DVD
station
bike
parking
near
the
intersection
of
Chicago
Avenue
and
Davis
Street
or
CTA
station
improvements.
C
They'll
also
have,
as
I
mentioned
earlier,
incorporation
of
car
shared
spaces
on
the
site.
They
will
have
milled
and
repave
the
alley
from
Davis
Street
to
the
northern
boundary
of
the
project,
property
line
and
milled
resurfaced
and
patched
Davis
Street
curb
Lane
adjacent
to
the
project.
They
will
also
be
providing
streetscape
improvements
along
Davis,
Street
and
Chicago
Avenue,
which
will
include
lighting
a
new
sidewalk,
a
landscaping
and
bollards
that
would
protect
the
existing
bike
lane.
They
will
be
pursuing
a
LEED
Gold
certification,
which
is
above
the
the
required
LEED
Silver.
C
They
will
be
providing
utilization
of
measures
to
mitigate
harm
to
migratory
birds.
They
are
committing
to
hiring
and
working
with
minority
business
enterprises,
women,
business
enterprises,
disadvantaged
business
enterprises
and
small
business
enterprises
for
the
projects.
This
will
include
MBE
or
WBE
subcontractors
and
suppliers
that
would
make
up
10%
of
the
construction
budget.
They
are
also
committing
to
having
a
contractor
that
is
committed
to
job
training
and
administering
of
green
Advantage,
contract
or
continent
to
subcontractors,
building
engineers
and
interns
or
apprentices,
including
a
third
party
administered
exam
for
a
green
advantage.
C
Certified
practitioner
they
will
be
accommodating
space
within
their
building
for
it,
Evanston
nonprofit
or
another
neighborhood
tenant
with
history
in
Evanston
and
finally,
they
will
be
proposing
to
do
upgrades
to
the
University
building,
which
is
in
Evanston
landmark.
Should
the
plan
development
proceed
so
that's
a
general
overview
of
the
projects
I.
We
can
go
over
the
standards
or
save
that
until
after
the
applicant
has
presented
I.
C
It
is
one
of
the
special
uses
specifically
listed
in
the
zoning
ordinance.
It
is
in
keeping
with
the
purposes
and
policies
of
the
adopted,
comprehensive
general
plan
and
their
zoning
ordinance
as
I
muted
from
time
to
time.
Three
that
will
not
cause
a
negative
cumulative
effects
when
its
effect
is
considered
in
conjunction
with
the
cumulative
effect
of
various
special
uses
of
all
types
on
in
the
immediate
neighbourhood
and
the
effects
of
the
proposed
type
was
specially
used
upon
the
city
as
a
whole,
for
it
does
not
interfere
with
or
diminish.
C
The
value
of
property
in
the
neighborhood
5,
it
can
be
adequately
served
by
public
facilities
and
services
6.
It
does
not
cause
undue
traffic
congestion
7.
It
preserves
significant
historical
and
architectural
resources
8.
It
preserves
significant
natural
and
environmental
features
and
finally
9.
It
complies
with
all
other
applicable
regulations
of
the
district
which
it
is
located
and
other
applicable
ordinances,
except
to
the
extent
such
regulations
have
been
modified
through
the
planned
development
process
or
the
grant
of
a
variation
that
is
specially
new
standards
for
the
planned
development.
C
Okay,
the
standards
for
playing
development
or
section
six,
three,
six,
nine,
this
particular
standard-
is
as
a
special
use
planned
development
involves
such
special
considerations
of
the
public
interests
that
it
shall
be
required
to
adhere
to
the
specific
planned
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
into
approved
planned
development
is
in
harmony
with
the
general
purposes
and
intent
of
his
owning
ordinance.
A
A
E
Good
evening,
chairman
Ford
and
members
of
the
Plan
Commission,
my
name
is
Dave
cocaine
and
I'm
with
Vermillion
development.
Thank
you
for
the
opportunity
to
present
tonight
this
evening,
all
overview
a
little
bit
about
our
project
team
and
the
chronology
of
the
project's
evolution
from
there.
Devon
from
SCB
will
talk
about
the
site
context
and
the
design
of
the
project
itself
and
I'll
conclude
by
talking
about
some
of
the
benefits,
both
those
recognized
as
public
benefits
and
otherwise
that
the
project
will
bring
to
the
community
into
downtown
Evanston.
E
So
to
begin,
we
have
combined
a
team
that
has
significant
local
experience,
longtime
ownership
in
the
Evanston
community
and
deep
expertise
in
urban
development
and
revitalization,
specifically
SCB.
Our
architect
has
done
two
projects
in
recent
times
that
are
well
regarded
and
within
just
a
few
blocks
of
this
site.
Cattle
camp
and
cattle
camp
is
a
locally
based
Evanston
landscape
firm
that
has
done
projects
throughout
the
community.
E
Greg
de
Stefano
is
a
longtime
evidenced
in
resident
who
has
been
involved
in
many
of
the
most
salient
projects
in
Evanston
his
instance
history
and
is
currently
developing
a
28
noise
remark.
Corporation
is
when
a
property
owner
here
for
70
years
in
the
Evanston
community
of
the
University
building.
When
combined
with
the
experience
of
vermilion
and
Campbell
coil,
we
think
we
have
assembled
a
team
that
can
execute
very
capably
on
this
project
and
one
that
will
be
compelling
for
downtown.
E
Turning
to
Vermillion
background
one
of
our
core
missions
as
an
organization
is
urban
redevelopment
and
revitalization,
give
you
a
few
examples
of
that.
This
is
a
project
we
undertook
in
Hyde
Park
in
concert
with
the
city
of
Chicago
in
the
University
of
Chicago,
transforming
an
old
parking
lot
and
a
tired
retail
center
into
a
vibrant
mixed-use
project
that
has
we
anchored
the
53
Street
Court
53rd
Street
corridor.
E
Excuse
me
not
only
as
it
received
accolades
from
the
land
use
community
but,
more
importantly,
its
received
accolades
from
the
people
who
live
and
work
in
Hyde
Park
more
recently
and
closer
to
Evanston
we're
taking
an
old
gas
station
that
was
contaminated
and
transforming
it
into
a
retail
and
residential
project
that
will
reactor
this
important
corridor
in
East.
Lakeview
we're
also
one
of
the
Midwest's
largest
developers
of
affordable
housing
with
services.
E
We
house
people
with
disabilities
homelessness
and
seniors
and
provide
support
services
to
them
in
addition
to
housing,
we've
brought
that
experience
to
bear
on
the
inclusionary
housing
proposal
that
we've
put
forth.
So
it's
really
our
experience,
in
particular
in
revitalizing
underutilized
sites
that
attracted
us
to
this
opportunity.
Three
and
a
half
years
ago.
Now,
as
we're
all
aware
and
I
think
all
of
you
are
familiar
with
the
site
as
it
exists
today.
These
sites
are
certainly
underutilized
and
contrasts
with
maybe
some
of
the
other
sites
that
have
been
considered
for
development.
E
Recently,
the
chase
Drive
Thru,
his
staff
has
noted,
has
an
80
foot
or
so
curb
cut.
It's
been
in
existence
for
decades
and
acent.
This
project
will
continue
to
exist
in
that
condition.
For
many
decades
to
come,
we
will
transform
that
we
will
reduce
the
size
of
it
to
make
it
one
of
the
most
to
take
it
from
one
of
the
most
intrusive
curb
cuts
on
the
protected
bike
lanes
on
Davis
and
Church
to
one
of
the
least
intrusive,
curb
cuts
on
Chicago
and
Church.
Excuse
me,
Davis
and
Church.
E
Additionally,
the
University
building
the
lot
immediately
west
of
the
university
building
has
sat
vacant
for
years
and,
as
you
can
see,
even
has
exposed
foundations.
So
this
is
a
site
that
clearly
needs
reinvigoration.
It
really
doesn't
fit
with
the
downtown
plan
in
terms
of
the
use
or
its
appearance.
E
Now,
like
many
redevelopment
projects
involving
complicated
sites,
this
one
has
evolved
over
a
very
long
period
of
time.
We've
spent
three
and
a
half
years
working
with
land
ownership
and
city
staff
and
others
to
try
to
bring
this
project
to
a
point
where
we
could
present
it
to
you.
We
began
in
August
of
2014
and
sat
down
with
staff
for
the
first
time
at
the
end
of
2014.
E
About
three
years
ago,
almost
to
the
day
we
spent
over
two
years
negotiating
with
Chase
to
enable
the
acquisition
of
their
property
and
I
can
tell
you
other
developers
over
time
had
approached
chase
about
combining
it
with
the
parcel
that's
owned
by
the
university
building
and
we're
not
successful
in
doing
that.
So
he
spent
a
long
time
working
to
get
chase
to
the
table
and
enable
a
development
that
would
accomplish
some
of
the
goals
of
the
downtown
plan,
while
also
accommodating
chases
business
needs,
as
this
project
has
evolved.
E
Obviously,
lots
of
changes
have
occurred
in
Evanston
over
three
and
a
half
years.
Development
interest
has
accelerated.
The
project
itself
has
evolved,
there's
a
new
inclusionary
housing
ordinance
that
relates
to
for
rent
projects.
Without
which
we
are,
one
project
is
evolved,
see
staff
has
turned
over,
but
what
does
remain
constant
during
that
period
of
time?
Is
our
dedication
to
taking
this
underutilized
site
these
lots
that
have
incompatible
land
uses
and
transforming
them
into
something
that
contributes
to
the
vibrancy
and
vitality
of
downtown
Evanston?
F
Thank
you
very
much.
It's
a
pleasure
to
be
here.
My
name
is
Devin
Patterson
and
my
principal
at
Salomon
coral
Ben's,
we're
an
architecture
firm
located
in
Chicago
and
also
an
office
in
San
Francisco.
Our
our
designs
are
focused
on
developing
urban
downtown
areas,
and
we
do
that
successfully
around
the
country.
We've
done
a
couple
projects
here
as
well
in
Evanston,
so
we're
glad
to
be
back
here.
F
The
design
for
this
project
really
came
from
the
development
team
and
so
we're
given
to
us
as
well
the
things
we
wanted
to
encourage
us
to
do
as
we
started
to
think
about
how
to
develop
this
project.
First,
we
wanted
a
community
focused
downtown
destination.
This
is
at
the
heart
of
the
walkable
area
of
downtown
evident.
We
want
that
to
be
a
very
a
proud
moment
on
the
street
there.
We
also
wanted
to
preserve
a
historic
landmark
of
Evanston.
F
The
University
of
building
is
has
a
special
place
in
a
lot
of
people's
hearts,
and
we
want
to
have
that
be
a
part
of
this
development
and
keep
it
the
way
it
is
and
restore
it
back
to
some
of
its
original
glory.
We
also
want
this
to
be
a
economic
catalyst
for
the
neighborhood
that
really
utilizes
this
underutilized
piece
of
property
in
downtown
Evanston,
and
we
also
want
this
to
be
a
sustainable
project,
as
we
talked
about
we're
striving
for
a
LEED
Gold
project
here,
which
is
a
very
high
standard
for
a
residential
building.
F
Just
to
give
you
some
of
the
vision
about
how
we've
come
up
with
the
building
that
we've
designed.
That
we
think
is
the
appropriate
response
to
this
site.
This
site
sits
at
kind
of
the
in
the
center
of
you're
down
to
adjacent
to
many
modes
of
transportation
and
many
areas
of
walkability,
and
so
we
think,
having
density
and
residential
use.
This
close
to
some
of
the
train
stations
and
the
CTA
stations
is
an
appropriate
response
for
this
neighborhood
here
and
if
you
look
at
this
diagram
here,
we
we
have
it
up
here.
F
Here,
it's
not
a
consistent
42
feet,
as
the
code
would
like
you
to
believe
that
this
height
should
be
there's
a
variety
of
different
heights
and
I.
Think
that
creates
a
variety
of
interest
to
that
Street
and
so
I
think
what
we
wanted
to
do
as
we
looked
at
this,
is
find
something
in
our
building.
That's
compatible
with
the
variety
of
Heights
that
are
along
the
street
frontier,
and
we
talked
about
some
of
the
the
allowances
that
we're
looking
for
for
the
building
to
be
built
on
the
site
here.
F
This
diagram
illustrates
some
of
the
setbacks.
Some
of
the
ziggurat
setbacks
that
were
encroaching
in
and
one
of
them
is
the
the
rear
yard
setback.
If
you
look
at
the
previous
photograph,
it
encroaches
on
a
parking
lot,
which
is
to
the
north
of
us
here.
So
we
didn't
see
that
as
a
major
issue,
I
think
the
the
one
we
looked
at
the
most,
as
has
tried
to
get
as
much
setback
as
we
possibly
could
was
along
Davis
Street
here.
F
So
we've
reduced
that
from
40
feet
to
29
foot
4
inches
in
that
location
above
the
58
feet
points
there,
so
we're
a
little
taller
than
the
the
code
allows,
but
we
think
we've
got
an
appropriate
architectural
response
that
helps
to
mitigate
that
hike
issue
along
there.
The
other
thing
I
want
to
make
very
clear
to
is
one
of
the
things
that
we
did
in
this
design.
Is
we
preserved
in
its
entirety
the
university
building?
F
We
have
not
encroached
on
the
airspace,
above
that
the
building
sets
sets
on
the
property
line
between
the
two
projects,
and
so
there
is
no
encroachment
over
the
top
of
it,
which
we
thinks
is
important
thing
it
also.
It
was
a
decision
that
was
made
early
on
to
do
this,
which
you
know
allowed
us
to
have
less
development
area
on
the
site,
developed,
potentially
a
shorter
building,
because
we
did
not
want
to
go
over
the
top
of
that
existing
building
there.
F
We
think
that's
a
good
civic
gesture
just
to
show
you
how
the
building
is
organized
from
a
stacking
diagram.
Here
the
ground
floor
has
blue,
which
is
the
retail
on
the
street.
Here
we
have
the
residential
entrance,
which
is
adjacent
to
the
university
building.
We
have
four
levels
of
parking
above
that
we
have
an
outdoor
amenity,
deck
that
overlooks
Davis,
Street
and
looks,
and
so
it'll
be
an
active
piece
to
see
at
from
the
ground
level.
There
we
have
a
indoor
amenity
space
for
the
residents.
F
F
This
is
another
diagram
that
illustrates
in
a
different
way
the
street
Heights
along
Davis
Street
here-
and
this
is
a
larger
contact
that
goes
a
block
to
the
east
and
then
a
block
to
the
west
of
our
site
here,
and
you
can
see
there
are
a
variety
of
different
heights
of
scales
along
the
street.
These
towers
that
are
set
back,
there's
a
there's,
a
slight
variation
between
our
building
and
the
the
building.
That's
to
the
to
the
left
of
us
they're
the
chase
building
there.
So
you
can
see
contextually.
F
We
think
that
the
building
fits
in
the
context
of
the
neighborhood
and
when
you
look
across
the
street,
this
should
also
illustrates
the
variety
of
different
cornice
lines:
roof
lines
that
are
proposed
or
that
exist
across
the
street
from
us.
So
it's
not
just
an
even
line
across
there,
so
we've
tried
to
respond
to
that
architectural
aid
and
then
developing
that
podium
design.
This
is
our
podium
right
here.
This
is
a
elevation
of
the
north
side
of
the
street.
F
What
you're
seeing
here
is
our
building
the
university
building
in
its
entirety
preserved
the
chase
building
with
its
pavilion
out
front
here,
and
so,
when
you
look
across
the
street,
we
worked
very
hard
to
to
develop
a
pattern
and
architecture
that
responds
to
the
scale
and
the
texture
of
the
buildings
across
the
street.
We
have
a
variety
of
different
heights
of
cornice
lines
here.
F
The
other
thing
we
wanted
to
show
is
how
the
ground
floor
works
of
this
of
this
development,
and
we've
worked
with
city
staff
to
try
to
find
the
the
best
connections
to
the
street
to
the
dedicated
bike
path
into
the
alley.
For
this
development,
the
university
building
sits
here.
It
has
a
loading
dock,
that's
off
of
Chicago
Avenue
over
here.
The
residential
entrance
is
right
here,
as
we
mentioned
earlier
here,
we're
proposing
a
drop-off
which
is
adjacent
to
the
corner
here
for
residents,
uber
things
like
that
drop
off
and
go
into
the
building
here.
F
There's
a
direct
access
from
the
dedicated
bike
path
into
a
of
this
dashed
line
represents
a
path
to
the
bike:
storage
for
the
building
straight
from
that
path
there,
which
we
think
is
one
of
the
first
that's
been
done
on
this
street
here
and
then
we
have
a
curb
cut
here,
which
was
mentioned
before
currently,
there's
an
85-foot
curb
cut
on
the
street.
There
we
have
minimized
the
curb
cut
down
to
16
feet
in
this
location.
F
Here
then,
that
provides
the
drive-thru
access
for
chase
in
the
building,
and
so
it's
one
lane
in
and
two
lanes
out
and
there's
an
ATM
on
the
alley
there
and
we've
got
some
things.
We've
also
don't
know
quite
a
bit
of
study
on
these
things
that
I
can
go
within
a
few
minutes
here,
and
the
alley
provides
access
for
the
drive-thru
provides
Lexus
to
the
loading
and
also
provides
access
to
the
parking
entrance
in
this
location.
F
Here
and
we've
worked
with
the
city's
landscape
ordinances
to
populate
trees
on
the
street
here
that
also
improve
the
vitality
of
the
streets.
So,
looking
at
this
building
architectural
II,
we
wanted
to
show
you
how
we've
been
really
considering
this.
This
building
is
actually
seen
pretty
prominently
from
from
Fountain
Square,
and
we
wanted
to
illustrate
that
in
this,
this
red
ring
that
you
see
up
here
on
the
screen.
But
if
you
look
at
the
building
model,
that's
to
the
right
of
me
here.
You
can
see
that
this
really
becomes
a
nice
backdrop
to
this
plaza.
F
That's
established
right
now
in
front
of
Chase.
We've
actually
developed
all
four
sides
of
this
buildings
facades,
primarily
because
we
want
to
have
an
elegant
facade.
That's
seen
from
Fountain
Square
I
know
the
city
is
making
a
huge
investment
into
that
parks.
We
want
this
building
to
contribute
to
the
success
visually
from
that
part.
We
also
think
that,
because
the
building
is
set
back
from
that
Park,
the
height
should
not
be
an
issue
from
from
that
point.
F
Facade
that
really
is
more
successful
for
residential
viewing
and
for
marketing
for
the
the
building,
and
then
I
talked
about
how
we've
been
working
with
the
city
staff.
We've
been
working
with
design
Evanston
we've
been
working
with
bird
friendly
and
Evanston
to
develop
a
podium.
That
really
is
a
successful
building,
and
you
can
see.
We've
got
two
different
versions
of
it
here.
F
There's
the
upper
version
and
the
lower
version,
and
the
lower
version
is
through
a
tremendous
amount
of
work
with
all
the
people
I
mentioned
before
is
to
show
how
we
were
able
to
reduce
the
height
of
that
we
were
actually
able
to
take
I
think
six
feet
out
of
that
area.
There
we've
also
refined
that
detailing
of
that,
the
facades
themselves
before
were
larger.
Solid
panels
was
a
variety
of
different
materials.
Now
we've
unified
it
to
a
brick
facade
which
you'll
see
on
all
three
sides
of
the
building
from
the
street.
F
Here
that
the
scale
of
the
brick
is
is
consistent
with
what
you
find
on
the
opposite
side
of
the
street.
We've
actually
used
a
Norman
brick,
which
has
a
modular
height
to
it,
but
a
horizontal
length.
A
little
bit
longer
than
a
typical
modular
brick,
which
we
think
is
appropriate
for
this
scale
of
building,
and
we
have
three
different
fronts.
We
have
a
front.
That's
this
one!
Here
we
have
a
second
one,
it's
in
the
center
here
and
then
the
third
one.
F
So
it's
really
de
marking
the
three
there's
two
different
retail
areas
here
and
then
the
residential
entrance
is
called
out
with
a
special
kind
of
taller
element
there.
That
calls
calls
out
architectural
either
where
the
entrance
is
the
building.
Next
door
is
obviously
the
university
building
which
remains
intact,
but
you
can
see
a
lot
of
a
lot
of
back-and-forth
with
a
lot
of
different
individuals
has
yielded
something
that
I
think
is
considerably
better
than
when
we
first
started,
and
these
also
wanted
to
illustrate
how
this
is
really
working.
From
a
perspective
standpoint.
F
This
is
looking
east
down
David
Street,
here
we're
just
in
front
of
the
east
side
of
the
west
side
of
the
building.
As
you
approach
it
from
Fountain
Square.
Here
you
can
see
that
the
facade,
the
care
of
the
facade-
that's
on
the
on
the
street
front,
has
been
carried
around
to
the
west
side
of
the
building.
Here,
there's
translucent
windows
in
that
location,
so
the
garage
will
be
enclosed.
You
won't
be
able
to
see
into
the
space
during
the
daytime
it'll
glow
at
night.
F
This
was
really
on
that
backdrop
there
and
a
part
of
the
tower
also
actually
kind
of
tucks
down
into
that
to
create
a
little
bit
more
of
a
playful
relationship
of
the
tower
to
the
podium
rather
than
the
tubing
distinctly
different.
You
can
also
see
how
we've
worked
with
varying
heights
of
cornices
parapets
on
the
building
to
create
distinction
on
that
street.
So
it
does
not
look
like
one
even
facade,
even
though
it
is
a
similar
height,
and
then
this
is
looking
back
towards
the
west.
F
You
can
see
his
sermon
plans
out
there
in
the
distance.
You
can
see
the
university
building
in
the
foreground.
You
can
see
again
the
materiality
the
brick
that
has
been
carried
around
to
the
West
for
the
East
was
on
this
building.
Here
we
try
to
develop
a
building
that
had
a
character
that
was
distinct
from
the
the
university
building,
but
also
complemented
it
here.
So
we're
looking
at
a
brick
material
here,
that's
kind
of
a
gray
material
with
a
little
bit
of
an
over
flash
of
glaze.
So
it's
got
a
variety.
F
It
looks
like
it's
aged.
It
looks
like
it's
fit
into
this
downtown
neighborhood
for
many
years
and
it
would
be
very
distinct
from
the
limestone
building,
which
is
the
University
of
building
2
next
door.
So
it
really
helps
to
kind
of
accentuate
the
beauty
of
that
be
existing
building
hairs.
So
Anderson.
A
F
Think
I'm,
just
about
ready
to
wrap
up
I,
just
wanted
to
explain
a
couple
of
things
that
we've
done
as
far
as
the
studies
that
have
been
done
on
the
project,
we've
done
parking
studies,
our
our
terror
group
is
with
us
here
today,
so
they
can
answer
questions,
but
they
they
feel
as
though
the
parking
is
appropriate
for
this
building.
We've
also
had
Kol
away
our
parking
or
traffic
consultant.
Look
at
the
impact
on
the
alley.
F
We've
also
done
traffic
studies
for
the
neighborhood
and
we've
also
done
impacts
of
the
drive
through
through
the
building,
all
of
which
we
feel
are
mitigated.
They
think
that
there's
a
the
the
project
will
not
generate
any
more
traffic
to
to
to
the
neighborhood.
The
impact
is
minimal
and
he
can
elaborate
on
that
further.
But
that's
that's
it.
Thank
you
very
much.
Thanks.
E
The
interest
of
time
I'll
go
quickly
through
these
last
slides.
So
let
me
finally
turn
to
the
project's
benefits,
the
impact
that
it
has
on
downtown
and
to
the
community.
First
is
Devin
mentioned.
We
are
preserving
an
historic
structure
in
Evanston,
it's
over
100
years
old,
like
many
extort
buildings.
This
building
is
in
need
of
significant
investment
to
me
to
make
it
viable
for
the
future.
E
Frankly,
if
we
were
looking
at
it
strictly
from
an
economic
perspective,
it
would
be
much
easier
to
tear
the
building
down
and
use
that
area
which
would
allow
us
to
reduce
the
length
height
by
60
feet,
reduce
the
size
of
the
parking
podium,
ease,
vehicular
access
and
so
forth.
That's
not
the
right
decision,
that's
not
the
right
way
to
maintain
character
in
downtown,
and
so
we've
chosen
to
preserve
it
and
in
double
down
and
invest
significant
dollars
in
its
renovation.
E
In
addition,
we've
highlighted
a
number
of
other
project
attributes,
some
of
which
are
explicitly
recognized
as
community
benefits,
others
of
which
are
just
economic
impact.
We
talked
earlier
about
revitalizing,
an
underutilized
site,
which
is
a
really
nice
sort
in
downtown
Evanston
tracks
from
the
pedestrian
experience
and
breaks
up
the
street
wall.
We're
adding
to
that
many
of
the
benefits
that
Meghan
listed
earlier.
E
I
won't
list
them
each
because
I
think
she
did
a
good
job
summarizing
them
and
while
it
isn't
in
the
purview
of
the
plan
commission
to
talk
about
the
inclusionary
housing
ordinance,
we
have
offered
a
very
innovative
program
from
that
perspective.
That
delivers
dollars
to
people
more
quickly
with
more
impact
and
at
lower
incomes
in
the
existing
inclusionary
housing
notes.
E
Finally,
from
a
tax
revenue
perspective,
which
is
very
important
to
affordability
in
Evanston,
will
put
about
a
million
and
a
half
dollars,
or
so
in
new
property
taxes
on
the
C's
tax
rolls
about
$400,000
a
year
in
new
sales
taxes
and
in
the
near
term
about
a
million
six
in
permits,
the
income
for
the
city
when
we
break
ground
and
pay
our
permit
fee.
So
it
has
a
really
significant
economic
impact,
both
long
term
and
short
term.
So
we
appreciate
the
Commission's
consideration.
We
think
we
brought
an
experienced
team
to
execute
on
this
project.
E
We
think
it
will
place
density
where
density
is
appropriate.
It
will
add
commercial
uses
to
this
area,
which
has
been
underutilized
for
many
many
decades
and
does
so
in
a
way
that
is
consistent,
architectural
with
surrounding
uses
and,
finally,
that
well
that
dramatically
reduces
the
size
of
the
existing
curb
cut,
rather
than
considering
us
as
asking
for
a
special
use.
Permit
I
think
I
would
characterize
it
is
were
enabling
the
90
percent
reduction
of
the
curb
cut
that
exists
today.
E
H
I
will
Thank
You
mr.
chairman
members
of
Commission
members
of
public.
It's
got
Mangum
Planning
and
Zoning
Administrator,
as
Megan
pulls
up
the
slides
for
us
just
one
brief
interjection
or
note
on
the
developer
presentation
on
the
slide
regarding
public
benefits,
just
as
a
side
note
that
you
listed
the
public
benefits
provided
by
the
proposed
development
here
and
then
compare
them
to
other
developments.
The
list
of
public
benefits
for
the
other
developments
is
not
an
exhaustive
list,
so
there
are
additional
public
benefits
that
some
of
the
other
projects
provided
it
or
not.
H
On
that
slide,
just
in
the
interest
of
clarity
there.
As
for
the
staff
recommendation,
this
project
has
been
before
the
design
and
project
review
committee
twice
at
two
meetings,
so
staff
and
design
project
review
committee
do
recommend
that
the
Planning
Commission
make
a
recommendation
for
denial.
The
special
use
for
the
pros
planned
development
at
sixty-one
Davis
Street
to
City
Council.
H
However,
we
have
provided
a
list
of
potential
conditions
of
approval
similar
to
other
planned
developments
if
the
project
should
move
forward
and
in
either
the
plan
Commission
or
the
City
Council
has
a
different,
different
thought
about
the
project
and
going
back
to
the
standards
that
the
recommendation
is
based
on.
If,
if
Megan
can
pull
up
the
slide,
please
on
the
planned
development
standards
in
the
D
districts,
the
downtown
districts.
H
In
this
case,
the
ground-level
drive-through
use
as
an
existing
use
is
incompatible,
and
this
proposed
use
would
also
be
incompatible
in
a
pedestrian
area
downtown
with
the
curb
and
Tunnel
that
go
along
with
that
proposed
use.
That
disrupts
the
the
pedestrian
orientation,
as
well
as
a
protected
bike
lane,
which
is
a
recent
investment
of
the
city.
Additionally,
the
four
levels
of
parking
at
the
front,
facade
the
tracks
from
pedestrian
orientation
and
experience
as
far
as
the
next
set
of
standards,
the
sight
control
standards.
H
H
Additional
FA
are
sort
of
reaching
at
8.0
Max,
and
this
proposed
development
does
exceed
those
maximum
allowances.
The
height
over
90
feet
higher
than
the
220
feet.
That's
allowed
it's
with
the
subtraction
of
the
four
levels
and
forty
feet
for
parking
and
then
also
exceeds
a
maximum
floor
area
ratio
by
over
fifty
percent
at
the
12.25
versus
8.0
with
maximum
development
allowance.
The
code
does
allow
for
a
supermajority
vote
of
the
City
Council
to
authorize
developments
that
exceed
the
maximum.
In
this
case,
we
do
not
feel
that
that
is,
it's
warranted.
A
I
E
E
E
H
Commission
well
cozy,
the
Evanston
Preservation
Commission
would
need
to
issue
a
certificate
of
appropriateness
for
any
exterior
changes,
modifications
to
the
building
there.
They
did
review
the
proposed
development,
focusing
on
the
compatibility
of
the
base
of
the
proposed
development
with
the
existing
University
building
and
made
a
recommendation
of
approval
based
on
that
scope
with
some
conditions
there
and
one
of
those
being
that
exterior
modifications
in
the
future
would
need
to
come
back
to
the
Preservation
Commission.
With
those
details.
I
H
J
K
E
E
J
A
K
J
So
so
I'm
interested
in
this
this
drive-through,
you
know
it's
I
mean
this
is
a
area,
that's
perfect
for
pedestrian
oriented
use,
and
you
know
in
most
people's
mind
the
drive-through
and
the
bank
itself.
Don't
have
to
be
next
to
each
other.
You
know
the
way
modern
banking
is
and
I'm
wondering
you
know.
Was
there
any
land
swap
or
any
way
that
there
was
pursued
a
deal
that
could
have
moved?
J
E
Question,
commissioner,
so
one
if
you
look
at
the
protected
bike
lanes
on
Davis
and
Church,
there
are
roughly
among
streets.
Alleyways
Drive
was
about
thirty
five
cup,
curb
cuts
plus
or
minus.
Certainly
this
is
one
of
the
most
intrusive
of
those
35.
We
would
actually
take
it
from
35
from
one
of
the
worst
to
one
of
the
least
intrusive,
being
16
feet
and
even
being
better
than
what
the
city
has
it.
Its
own
parking
deck,
a
block
and
a
half
to
the
west.
Did
we
have
conversations
with
chase
about
different
design
solutions?
E
Absolutely
the
city
staff
was
involved
in
some,
though
not
all
of
those
I'm,
not
sure
it
was
the
current
planning
staff
I.
Believe
it's
the
previous
folks
who
are
involved
in
that
here's.
The
bottom
line
chase
owns
the
property
that
curb
cut,
has
existed
from
what
I
can
tell
for
about
40
years.
They
have
the
right
to
continue
to
use
it
for
that
purpose.
If
they
choose
it's,
it's
not
only
used
as
a
bank
drive-through,
it's
also
used
as
a
parking
lot
and
that's
what's
generated.
You
know
some
zoning
code
violations
over
time.
E
So,
yes,
we
did
discuss
with
Chase
other
possibilities.
We
had
a
call
with
chases
redevelopment
representative
with
Scott,
and
the
bottom
line
is
chase
views
ATMs
as
critical
to
its
future.
If
used
them
as
increasing
in
your
rather
than
decreasing
and
use,
and
it
very
carefully
considered
what
it's
planned
for
facilities
in
Evanston
was.
The
project
went
all
the
way
to
the
CFO
JPMorgan
Chase
in
New
York
for
approval,
and
so
we
did
our
best.
E
It's
important
to
note
that
if
that
drive-through
ever
closes,
we
have
the
right
to
buy
it
back
and
we
have
included
it
in
our
FA,
our
calculation,
so
that
we
can
convert
it
to
retail
at
some
future
point
if
it
goes
dark,
but
the
bottom
line
is
there
the
landowner,
you
know,
and
they
can
impose
that
condition.
So
we
tried
to
minimize
the
impact
and
make
it
a
I
think
a
far
better
situation
than
it
is
today.
Yeah.
J
I'm
sorry
I
just
wasn't:
I
wasn't
asking
whether
ATMs
are
valuable.
I
know,
I
know
in
the
downtown
area.
Most
people
would
come
by
foot
to
use
an
ATM
and
I'm.
Just
saying
you
know,
a
drive-through
ATM
doesn't
necessarily
have
to
be
in
the
center
of
downtown,
where
we're
first
of
all,
that's
hard
to
get
to
driving
wise
because
there's
a
lot
of
traffic-
and
you
know
there
are
other
places
on
the
periphery
that
still
could
be
service.
J
K
E
E
D
M
L
When
we,
when
we
did
our
observations,
you
know
we
did
not,
we
didn't
observe
any
significant
truck
movements
during
the
rush
hour,
which
is
when
our
traffic
would
peak.
So,
for
example,
in
the
morning
there
were
no
trucks
observed
and
in
the
evening
there
were
one
or
two
trucks
that
were
observed,
and
you
know,
even
at
the
time
at
times
that
we
observed
trucks
and
even
a
semi
sitting
at
the
alley
delivering
at
the
Whole
Foods.
There
was
enough
room
one
time:
I
was
there.
L
D
N
E
Believe,
there's
any
I,
don't
recall
there
being
any
significant.
What
are
called
recognized
environmental
conditions,
I
I,
think
what
we
are
trying
to
accommodate,
as
I
mentioned
earlier,
is
preservation
of
an
historic
building
which
really
does
drive
some
design
constraints
for
the
site.
As
I
said,
we've
looked
at.
If
that
were
not
there
and
again
it's
not
something
we're
advocating
for,
but
it
is
a
design
constraint
that
maybe
other
projects
haven't
adhered
to.
You
know
the
building
would
be
about
60
feet.
Lower
and
heights
would
be
around
the
same
height
as
the
the
chase
Tower.
E
A
A
I
do
have
a
question
about
the
public
benefits
I'm
sure
in
the
list.
We
have
your
first
two
are
up
to
$25,000,
to
support
sponsorships
and
vents
and
squaring
up
to
20,000
contribution
for
heart
feature
in
Fountain,
Square
I
guess
I
have
two
questions
sure
up
to
one
of
the
criteria
that
you
will
use
to
decide
how
far
up
you
go
and
what
and
what
are
your
no
less
than
numbers?
What's.
H
E
A
K
Checked
the
zoning
map,
and
it
appears
that
the
the
chase
building
itself
is
a
planned
development
and
I
and
the
area
that's
included
in
this
planned
development
is
not
he's
outside
of
that
area.
Once
a
staff,
if
they've
confirmed
that,
that's
that
the
map
is
accurate,
that
when
the
chase
building
was
developed,
whether
the
this
drive-through
area,
that's
obviously
part
of
that
development,
whether
that
was
included.
That
site
was
included
as
part
of
the
planned
development
request
and
if
not
I,
would
ask
staff
to
just
investigate
and
and
report
back
to
the
Commission.
H
K
And
then
the
other
question
is
this
is
harkens
back
to
a
time
before
I
was
sitting
in
the
plant
Commission.
There
was
a
discussion
about
a
project
at
the
called
a
fountain
tower
square
or
fountain
square
tower.
K
It
was
gonna
be
like
500
feet,
plus
that
ultimately
got
approved
at
a
lower
height,
but
I
remember
in
reading
articles
about
those
discussions
that
there
was
an
issue
with
the
fire
department
being
able
to
reach
and
address
any
kind
of
emergencies
in
a
building
of
that
height,
and
so
what
I
don't
recall
is
whether
the
there
were
still
those
concerns
and
the
the
tower
that
got
approved,
ended
up
being
approved
or
whether
that
it
got
lowered.
As
a
result,
his.
O
Good
evening
Johanna
Leonard
comido,
a
director
I,
was
actually
sitting
in
that
seat
when
that
development
came
through
because
I
was
on
the
Planning
Commission
at
that
time.
So
at
the
time
there
was
concern
about
the
rate
and
ability
that
the
the
fire
department
and
cooperating
agencies
would
be
able
to
reach
individuals
in
that
building.
O
If
there
was
a
fire
and
the
the
fire
chief
at
the
time,
chief
burkowski
came
and
spoke
to
the
Planning
Commission
and
provided
an
overview
of
how
a
fire
in
high-rise
would
be
fought,
how
how
they're
trained
to
to
handle
that
and
the
different
fire
suppression
systems
that
would
be
included
in
that
building.
And
it's
an
interesting
comment
you
bring
out,
because
we
were
literally
just
talking
about
this
today
in
a
staff
meeting
about
the
inclusion
of
fire
suppression
systems
in
in
this
level
of
a
discussion
for
a
development
review.
O
So
that
would
be
something
that
the
fire
department
would
work
with
us
if
this
was
approved
and
we
and
moved
forward
for
a
building
permit.
But
that
was
not
why
the
building
was
lowered,
came
in
and
I
think,
if
version
eight
forty
nine
stories
and
it
was
approved
by
City
Council
at
about
thirty
five
ultimately,
but
that
was
it
came
down
for
other
reasons.
Okay,.
A
P
E
P
Name
is
Hank
goldman
I
live
at
8:07,
Davis
Street,
which
is
less
than
a
block
from
the
supposed
blighted
area
that
the
developers
talked
about.
So
my
questions
are,
with
over
thirteen
thousand
apartments
in
Evanston
and
probably
about
another
thousand
to
come
online
with
some
of
the
proposals.
How
does
the
developer
think
that
they
are
going
to
make
their
apartments
more
affordable
and
why
people
would
jump
to
their
places
and
if
they
do,
are
they
going
to
come
from
existing
apartments
and
leave
those
to
come
to
theirs?
That's
my
first
question.
P
My
second
question
was:
why
do
they
think
they
can
entice
retail
when
so
many
others
over
the
years
in
Evanston
have
made
that
same
statement
and
failed
third
question:
is
how
does
this
building?
How
is
it
not
going
to
add
to
what's
an
already
horrendous
wind
tunnel
effect
in
the
in
the
downtown
and
Joanna
mentioned
it,
but
I
had
it
down
here.
What
will
the
impact
be
on
Police,
Fire,
EMS,
etc?.
E
Will
there
be
some
natural
migration
within
Evanston
I
suspect
there
will
be
I
think
it
will
also
appeal
to
perhaps
a
new
audience
that
is
looking
for
this
kind
of
product,
for
example
40%
of
our
units
or
two
and
three-bedroom
Apartments,
which
is
a
much
higher
ratio
than
some
of
the
other
projects
that
have
been
proposed.
So
I
think
that
appeals
to
a
very
different
target
audience
than
my
studios
or
one-bedroom
apartments.
So
that's
question.
One
question
two:
with
regard
to
retailers:
first,
let
me
say
we
have.
E
We,
as
a
company
have
significant
experience
in
retail
development.
The
Hyde
Park
project,
which
I
mentioned
earlier,
had
about
75,000
square
feet
of
retail.
Comparatively
this
project
has
around
seven
or
eight
thousand
square
feet
of
retail,
so
we're
pretty
experienced
when
it
comes
to
leasing
retail
space
and
in
fact,
we've
already
had
some
preliminary
discussions
with
one
and
use
in
particularly,
we
think
would
be
very
exciting
for
downtown.
E
F
F
Sometimes
there
are
shelves
that
are
put
there
or
sometimes
vertical
elements.
It
depends
on
how
the
wind
is
hitting
the
building
and
how
it's
coming
off
of
other
buildings
in
the
neighborhood.
We
have
not
done
that
study
to
date,
but
we
would
do
it
as
part
of
the
design
process.
Should
this
move
forward.
E
And
then,
finally,
with
regard
to
police
and
fire,
you
know
Johanna
covered
the
fire
piece
of
it,
I
think
pretty
pretty
well.
Obviously,
the
building
will
be
designed
in
accordance
with
the
standards
articulated
by
the
local
fire
department,
as
well
as
the
building
inspection
department
of
the
city,
to
make
sure
that
there
are
sufficient
fire
suppression
systems
in
the
building
to
mitigate
any.
You
know
unfortunate
fire
incident.
Q
I
have
a
couple
of
questions
for
the
developer,
one,
your
name,
sir.
My
name
is
Ivan
Hall.
Thank
you.
One
I
think
it
was
number
seven
on
one
of
these.
Numerous
video
screens
we've
watched,
I,
don't
know
how
you
can
say
this
won't
have
an
impact
on
somebody's
property.
When
say
the
people
living
in
Sherman
Plaza.
Mr.
Q
E
With
regard
to
property
values
as
a
general
matter,
the
addition
of
new
kind
of
leading
edge
projects
are
generally
viewed
as
accretive
for
other
properties
in
the
area
and,
as
you
can
see,
while
we
are,
you
know
proximate
to
Sherman.
Plaza
were
not.
You
know
next
door
to
it,
there's
a
significant
distance
between
our
project
and
it
with
regard
to
parking
and
traffic.
Our
traffic
engineers
already
addressed
the
traffic
question.
Why
don't
you
address
the
parking
question?
If
you
would
thank
you.
R
Oh
no
cars,
45%
of
renters
under
35,
don't
own
cars
and
over
65,
so
65
percent
of
renters
over
65
don't
know
cars.
Now,
that's
in
downtown
Evanston!
That's
not
a
citywide
number,
but
those
are
the
target
markets
for,
for
this
particular
building.
I
am
a
architect
of
something
called
the
design
by
the
Center
for
neighborhood
technology
called
the
et
OD
social
impact
calculator
that
estimates
the
peak
parking
demand
for
this
building
at
peak
time,
when
everyone's
asleep
from
1:00
a.m.
R
to
4:00
and
Monday
through
Thursday,
and
we
estimate
between
158
and
174
spaces
that
generated
by
this
building,
largely
because
of
the
trends
that
I
just
mentioned
to
you
else
or
in
downtown
Evanston.
So
we
feel
very
confident
that
the
parking
number
in
this
building
is
accurate
and
rightly
sized
the
demographics
it
serves.
Thank.
B
S
S
You
hadn't
had
enough
time
to
actually
develop
bird
friendly
bird
friendly
adaptations
to
your
original
design,
and
you
didn't
mention
tonight
how
you
had
how
you
had
dealt
with
the
glass
railing,
which
is
a
very
big
problem
at
the
podium
and
the
podium
in
general
with
landscaping.
So
I
was
wondering
how
you
had
developed
how
you
had
dealt
with
that.
F
Thank
you
very
much.
We
we
have
been
working
on
the
development
of
the
podium,
which
is
the
primary
area
of
concern
for
bird
strikes,
because
it's
the
lowest
portion
of
the
building
and
the
birds
fly
around
the
treetop
levels.
So
we've
focused
our
effort
on
reducing
bird
strikes
to
the
building
because
of
the
we've
done.
Is
we've
reduced
the
amount
of
transparent
glass
in
that
location
there?
So
the
three
floors
or
the
four
floors
excuse
me
that
are
above
the
ground
floor
would
be
translucent
glass.
F
G
G
What
preclude
you
from
discussing,
how
it
aligns
or
doesn't
align
with
our
inclusionary
housing
ordinance
when
this
is
such
an
important
topic
and
I
know
you
know,
as
I've
seen
through
our
Co
urbanize.
This
really
smacks:
I
mean
flies
right
in
the
face,
barely
offering
any
units
and
I
find
it
a
little
bit
shameful
that
this
isn't
a
top
priority.
Now
it
has
been
in
the
past
and
why
we're
suddenly
you're
precluding
yourselves
from
even
discussing
it
well.
A
My
brief
answer,
which
I
gave
earlier
and
I'll
ask,
come
counselor
Trudeau
to
add
to
this.
If
he
needs
to
is
that
we
are
given
a
set
in
the
ordinance
of
specific
set
of
standards
which
a
project
must
meet
when
it's
brought
to
us
on
which
we
must
make
a
written
finding.
The
iho
is
not
included
within
those
standards,
and
it
is
a
matter
for
the
council's
to
terminate.
G
And
why
is
it
not
included
this
time
on
those
standards?
Why
do
we
suddenly
aren't
wisent?
Why
aren't
city
staffers
concerned
this
time
in
their
recommendation
to
you
to
look
at
this
last
time?
It
was
and
I
mean
it's
really
I
mean
for
units
out
of
318
I
mean
this
needs
to
be
discussed.
I'd
like
to
know
why
you,
this
hasn't
been
listed.
T
Mario
tryto
assistant
city
attorney,
just
to
discuss
the
inclusionary
housing
ordinance
is,
is
part
of
the
development.
That
is
something
that
will
be
reviewed
by
the
City
Council
it
again.
It's
not
it's
exactly
what
chairman
port
side,
it's
not
part
of
the
standard
that
is
up
for
review
at
this
point.
Why
it's
outside
of
this
jurisdiction?
That's
how
the
zoning
code
reads
well,.
G
A
U
So
regard
regarding
that
you
don't
have
a
standard
to
discuss.
Inclusionary
housing
ordinance
tonight,
I
have
a
city
code
that
I
am
asking
about
city
code,
section,
6,
3,
5
9b
states
that
the
zoning
ordinance
prohibits
the
approval
of
the
variance
and
can
in
combination
with
the
plan
development.
So
tonight,
is
it
possible
for
Vermillion
development
to
ask
for
eight
major
variances
to
the
site
development
allowances
and
a
variance
to
the
inclusionary
housing
ordinance?
A
V
E
The
proposal
as
contemplated
know
would
not
be
financially
viable
within
the
allowances
and,
in
fact,
as
a
part
of
the
staff
analysis,
and
there
was
a
valuation
done
of
the
project's
financial
feasibility
in
the
context
of
the
inclusionary
housing
contribution.
Although
it
was
a
broad
look
at
and
it
established
that,
basically
we're
earning
a
basically
a
minimum
kind
of
threshold
of
about
six
percent
return
on
cost,
which
is
in
today's
market.
What
is
expected
for
these
types
of
projects?
B
V
E
U
I
have
another
question
for
the
traffic
consultant
is:
do
you
have
any
estimates
of
the
hourly
rate
that
cars
would
be
passing
the
protected
bike
lane
for
the
drive-through?
You
know,
I
just
am
wondering
how
many
cars
per
hour
would
be
crossing
that
protected
bike
lane.
That's
pretty
close
to
already
a
dangerous
intersection
for
bikes
that
have
to
diagonally
cross.
So.
L
I,
do
not
have
the
I
will
live
throughout
the
day,
but
we
have
it
during
the
peak
hours,
because
that's
what
we
normally
look
at
so
currently
there
is
traffic
coming
off
the
alley
that
crosses
the
protected
bike
lane
both
going
in
and
out
over
80
in
the
morning
and
about
120
in
the
evening.
So
that's
already
occurring
and,
as
you
heard
earlier,
the
bank
currently
has
a
very
wide
curb
cut.
You
know
that
serves
the
drive-through
one
lane
in
and
about
six
lanes
out,
so
it's
currently
severely
impacted
by
that.
L
B
P
I
have
a
question
for
the
gentleman
who
did
the
parking
study.
When
you
did
your
parking
study,
did
you
actually
go
and
talk
to
owners
of
buildings
in
the
surrounding
area
to
find
out
how
many
cars
you
made
a
statement
about
I
forget
the
number,
but
did
you
actually
talk
to,
for
instance,
my
building,
which
has
two
hundred
fifty
one
units
and
over
five
hundred
people,
how
many
cars
we
have.
R
No
I
did
not.
I
will
add,
though,
that
over
the
in
2015-2016,
the
data
that
is
the
base
of
our
modeled
estimate
is
based
on
data
collected
from
over
40
multifamily
residential
buildings
in
Evanston
and
across
Co
County.
So
we
applied
that
model
estimate
that
we
developed
visiting
all
those
buildings
to
to
create
the
estimate.
W
R
R
X
E
Will
say
we
talked
to
the
park
Evanston,
which
is
the
nearest
resident
large
scale,
residential
project
in
proximity
to
the
site,
the
parking
utilization
they
have.
There
is
somewhere
around
60
percent
of
the
spaces
they
have
on-site,
so
we
do
know
that
there
is
a
an
excess
supply
of
parking
immediately
north
of
us.
A
R
No
I
think
that's
a
fair
thing
to
bring
up
the
utilization.
The
utilization
of
parking
in
rental
buildings
and
in
condominium
buildings
is
different.
The
car
ownership
among
those
who
own
homes
or
condos
tends
to
be
higher
than
among
those
who
rent
and
that's
true
moving
downtown
Evanston.
It's
true
in
most
transit
served
areas
and
I
think
that
that's
a
that's
a
key
distinction
to
make.
K
J
H
Yes,
we
do
have
that
information.
We
can
look
that
up
and
probably
provide
some
more
this
evening.
It
was
in
the
transitory
development
study
that
precipitated
the
reduction
and
barking.
We
did
look
at
data
on
vehicle
registration
and
for
certain
buildings
that
were
more
recently
developed,
so
we
do
have
some
of
those
numbers
there
that'll
look
that
up
this
evening.
Mr.
R
Smith
I
happen
to
have
those
numbers
on
him
offhand.
If
that's
useful,
we
worked
with
Evanston
staff
to
evaluate
the
available
spaces
at
both
the
Church
Street
and
Maple
Street
Garage
between
1:00
and
4:00
a.m.
on
weeknights
peak
parking
time.
At
that
time,
the
church
street
lot
has
had
an
average
of
160
spaces
available
and
the
Church
and
Maple
Street
Lots
combined
had
283
spaces
available.
Y
A
U
Sorry
this
is
a
very
thought-provoking
discussion.
I
was
just
wondering
with
your
parking
study.
Is
that
including
now
the
accept
you
know
approved
Albion
project?
That's
going
to
increase
traffic
with
restaurant
and
retail
and
also
with
target
getting
parking
in
the
Sherman
Plaza
garage?
Is
that
accounted
in
your
traffic?
Our
parking
study.
R
I
think
that's
a
great
question.
No!
No,
it
is
not
the
study
focused
on
the
building
and
the
model
demand
for
cars
at
that
building,
based
on
a
combination
of
the
national
trends
that
I
mentioned
earlier,
and
what
we
found
at
40
different
rental
buildings
across
across
Co
County
I
will
say
that
you
know
with
regard
to
those
uses
and
in
particular
the
the
target.
One
of
the
things
we
did
find
is
that
at
peak
time,
which
is
between
1:00
and
4:00
a.m.
R
R
The
peak
times
for
parking
for
that
target
are
likely
to
be
at
the
daytime
during
the
day
when
there
will
arcing
will
not
be
at
its
peak
at
the
David
at
this
building
and
so
I.
Don't
wouldn't
necessarily
anticipate
any
conflicts
from
that
building,
in
particular,
while
acknowledging
that
surely
that
target
will
create,
you
know
more
parking
in
general
and
more
parked
cars
in
general
in
downtown.
R
M
B
F
I
Z
A
AA
I
go
thank
you
for
allowing
this
testimony.
My
name
is
prudence
Mullen
and
I
serve
as
president
of
the
st.
Mary
Conference
of
the
Society
of
st.
Vincent
DePaul
in
Evanston.
We're
part
of
the
diocesan
Council
of
the
Society
in
the
Archdiocese
of
Chicago.
The
Society
of
st.
Vincent
DePaul
is
a
worldwide
Christian
community,
founded
in
Paris
in
1833
and
now
serving
in
149
countries.
AA
Though
the
Society
is
global.
We
are
organized
locally
in
conferences.
Conference
members
called
Vincentians
live
the
mission
of
the
society
by
joining
together
in
friendship
to
grow
spiritually
by
offering
person-to-person
service
to
those
who
are
needy
and
suffering.
The
Society
is
Catholic
in
its
origin
and
remains
an
international
Catholic
voluntary
organization
of
laypeople.
We
elect
our
own
officers
and
manage
our
own
funds.
We
serve
those
in
need,
regardless
of
creed,
ethnic
or
social
background,
health,
gender
or
political
opinion.
AA
The
st.
Mary
Conference
in
Evanston
was
established
in
1871.
There
are
three
more
conferences
in
Evanston
established,
later
associated
with
the
parishes
of
st.
Nicholas,
st.
Athanasius
and
st.
Joan
of
Arc.
This
network
of
conferences
enables
us
to
serve
those
in
need
throughout
the
community
of
Evanston.
The
Society
of
st.
Vincent
Paul
has
legal
recognition
as
a
501
C
3
charity.
AA
We
have
a
long
history
of
working
with
civil
society
with
religious
groups
and
agencies
established
to
help
those
in
need.
In
fact,
we
frequently
get
calls
from
people
who
have
been
told
to
call
us
by
the
city
of
Evanston
connection
for
the
homeless
and
the
Salvation
Army.
We
primarily
serve
people
who
are
not
served
by
the
city
and
other
agencies
annually
of
in
sanctions
in
Evanston
serve
over
100
people
with
low
incomes,
whose
most
urgent
need
is
for
help
with
rent
and
utilities.
So
we
feel
we
help
to
prevent
homelessness
every
day
in
the
city.
AA
We
support
the
approach
to
affordable
housing
included
in
the
verbal
Vermillion
development
at
6:01
Davis,
because
of
fund
of
1.5
million
available
immediately
in
2018.
Should
this
be
approved,
opens
new
approaches
and
provides
new
funds
to
meet
the
housing
needs
of
those
who
are
not
served
well
in
our
community.
As
administrators
of
this
fund,
we
could
serve
more
people
in
the
housing
support.
We
could
also
provide,
through
our
Vincentian
network
case
management
and
necessary
support
services
to
selected
families
identified
through
our
school
districts,
to
help
them
achieve
economic
stability
with
housing
they
can
afford.
AA
The
proposed
fund
from
the
Vermillion
development
at
6:01
Davis
could
be
a
much
needed
pilot
project
on
housing
equity
in
Evanston.
It
will
make
housing
policy
and
practice
more
flexible
by
opening
new
opportunities
more
inclusive.
By
addressing
the
immediate
needs
of
low-income
residents
and
more
effective
by
developing
models
for
supporting
families
to
improve
their
economic
position,
this
could
become
a
model
for
new
approaches
to
achieving
housing
and
housing
equity
in
urban
communities
in
Illinois
and
beyond.
Thank
you
thank.
A
AB
My
name
is
Allyson
Slone
I'm
in
Evanston
resident
and
I
would
like
to
take
just
about
five
minutes
to
talk
about
the
issue
of
bird
collisions
in
Evanston
in
regards
to
all
buildings
in
Evanston.
Not
just
this
one
proposal
for
thousands
of
years
before
the
cities
of
Evanston
and
Chicago
existed,
millions
of
birds
have
been
stopping
to
rest
and
refuel
along
the
Lake
Michigan
shoreline
and
their
migrations
to
and
from
their
wintering
grounds.
In
South
and
Central
America,
around
14
million
birds
stop
in
lakefront
parks
in
the
Chicago
area
every
year.
AB
This
includes
about
280
different
species.
This
refueling
time
in
our
urban
forests
is
critically
important
to
their
survival.
Some
birds,
like
the
black
Paul
Warbler,
need
to
double
their
bodyweight
on
land
before
they
fly
1,800
miles
non-stop
across
the
Atlantic
which
takes
them
about
72
hours.
Even
though
many
of
these
birds
are
small
enough
to
fit
into
an
envelope.
AB
AB
When
the
Migratory
Bird
Treaty
Act,
was
signed
into
law
in
1918,
it
became
illegal
to
kill
any
bird
that
is
native
to
the
United
States.
Yet
still,
bird
populations
are
in
steady
decline
while
we're
no
longer
shooting
birds
to
extinction.
As
we
did
the
passenger
pigeon
and
the
Carolina
parakeet,
we
are
inadvertently
killing
500
million
to
1
billion
birds
every
single
year
with
our
glass
windows.
AB
The
good
news
is
that
technology
now
exists
to
prevent
this
problem
and
new
bird
friendly
glass
is
being
manufactured
with
patterns
and
coatings
that
are
visible
to
birds.
If
we
would
like
to
continue
living
with
birds
in
our
world,
this
bird,
safe
glass
will
need
to
become
our
new
normal
and
the
window
of
choice
by
architects
contractors,
retailers
and
homeowners.
AB
AB
AB
AB
Birds
can
crash
into
windows
that
show
plants
and
trees
inside
or
see-through
corners
and
paired
windows
that
show
a
clear
path
to
the
other
side
and
during
their
night
migration
birds
can
be
drawn
to
bright
lights
and
their
flight
paths,
including
lights
for
windows
on
tall
buildings,
because
songbirds
use
lights
from
stars
and
the
moon
to
guide
them
man-made
lights
can
attract
them.
Much
like
moths
to
a
porch
light.
Turning
off
lights
is
especially
important
near
the
lakefront
where
migration
is
concentrated.
AB
Since
1978
researchers
from
the
Field
Museum
have
collected
over
30,000
Birds
at
McCormick
Place
on
the
lakefront
in
Chicago,
they
determined
that
turning
out
the
lights,
reduced,
nighttime
window
crashes
by
83%,
so
in
2000
Chicago
became
the
first
city
to
launch
a
lights-out
program
for
tall
buildings
to
turn
off
lights
after
11
p.m.
during
migration
season.
This
measure
saves
an
estimated
10,000
birds
every
year.
AB
AB
All
right,
Evanston
is
also
a
lakefront
city
on
the
Flyway
millions
of
birds
pass
through
our
city
each
year
and
sadly,
thousands
of
them
don't
make
it
out.
These
are
birds
I
collected
at
buildings,
on
the
northwestern
campus
and
just
two
and
a
half
weeks
this
spring.
As
you
can
see,
there's
not
typical
backyard
birds.
AB
The
majority
died
at
this
new
married
building
on
the
lakefront
at
Northwestern,
the
Kellogg
global
hub.
We
sounded
the
alarm
about
this
building
after
I
collected
82
dead
and
injured
birds
there,
and
just
a
two
and
a
half
week
period.
This
spring
and
volunteers
have
found
over
200,
more
birds
there,
this
fall.
AB
Birds
also
get
trapped
behind
in
those
invisible
glass
railings
at
Kellogg,
like
this
dead
thrush
and
a
rare
blue
ink
Warbler.
Fortunately,
northwestern
has
responded
to
our
findings
and
they
say
that
they
would
like
to
become
a
nationwide
leader
in
bird
friendly
buildings.
This
fall.
They
installed
window
films
over
the
entire
Searle.
Building
that
add
a
line
pattern.
We.
AB
AC
It's
a
lead
pilot
credit
called
lead
55,
and
we
believe
that
by
asking
the
developers
to
meet
this
lead
55,
which
is
the
bird
friendly
credit
that
that
would
address
all
all
of
these
problems
with
these
buildings,
and
so
we
have
had
discussions
with
this
developer
about
the
lead
credit,
55,
they've
applied
it
in
some
areas
that
the
the
area
from
the
sidewalk
up
to
the
podium.
It
is
really
excellent
in
terms
of
bird
friendliness.
They
did
a
good,
they
did
a
good
job
there.
AC
W
A
W
AD
W
I
did
hear
the
staff
say
that
the
fort
that
the
inclusionary
housing
ordinance
is
not
part
of
the
standards
that
your
compliance
with
it
is
not
part
of
the
standards.
However,
the
developer
has
included
their
affordable
housing
plan
as
part
of
their
public
benefits,
which
are
put
forward
as
a
means
for
convincing
you
that
the
variances
that
they
are
seeking
should
be
granted,
and
to
that
extent
it
really
is
relevant
to
your
decision
making.
W
It
seems
to
me,
if
that's
part
of
the
overall
rationale
for
going
beyond
the
other
requirements
of
the
zoning
ordinances,
but
I
do
appreciate
that
you're
allowing
us
to
speak
on
the
in
the
inclusionary
housing
ordinance,
while
Vermillion
has
provided
extensive
documentation
of
the
benefits
that
its
proposal
will
provide
in
the
form
of
rental
assistance
and
homelessness
prevention.
These
are
a
distraction
from
the
main
issue.
The
intent
of
the
inclusionary
housing
ordinance
is
to
create
affordable
units.
W
Affordability
solutions
such
as
those
four
million
proposes,
are
being
addressed
in
other
ways
by
the
city,
as
well
as
by
other
social
service
agencies.
Particularly
st.
Vincent
has
been
discussed
and
there
are
new
subsidy
programs
being
considered.
The
iho
is
the
only
mechanism
in
place
right
now
to
create
new,
affordable
units,
and
that's
what
it
should
be
used
for.
W
H
To
clarify
sir
Thank
You
mr.
chair
just
to
clarify
the
inclusionary
housing
ordinance
is
a
separate
ordinance
of
the
city
found
in
the
city
code.
So
it's
not
a
public
benefit
to
meet
the
the
enclosure,
to
housing
ordinance
or
to
seek
relief
from
it
or
provide
an
alternative,
equivalent
plan
if
you
are
exceeding
and
going
up
and
beyond
that,
that
would
be
a
different
matter.
Thank.
A
P
Thank
you
and
I'll
take
a
lot
less
to
leave
more
for
others
again,
as
I
mentioned
before,
my
name
is
Hank.
Goldman
I
live
at
8:07,
Davis
Street,
which
is
less
than
a
block
away
from
an
area
which
I
didn't
know
until
the
other
day
was
a
blighted
area.
Nor
did
the
five
hundred
people
who
live
in
my
building
are
the
people
who
owned
restaurants
and
other
retail
establishments,
but
that's
neither
here
nor
there
now
to
the
proposal
itself.
P
The
building's
too
big,
too
dense
will
cause
tremendous
traffic
and
congestion
issues
in
the
area
wreak
havoc
on
wind
tunnel
issues
that
already
exist
in
the
downtown
interfere
with
the
bike
lane
that
is
used
by
many
cyclists.
The
developers,
like
other
developers,
have
done
a
great
job.
Reading
from
the
developer,
101
handbook
on
how
great
this
building
is
going
to
be
what
it's
going
to
do
for
the
city
on
how
wonderful
everything
is
going
to
be
kind
of
reminds
me
of
another
real
estate
developer.
P
X
AD
Good
evening,
that's
here
in
the
committee
members
I'm
in
support
of
this
effort
only
for
one
reason
Allanson
is
making
every
effort
to
attract
new
families.
At
the
same
time,
we've
done
little
to
retain
our
old
families.
The
family
I
brought
tonight
is
a
fourth
generation,
Evans
Sounion
family.
They
had
to
leave
because
the
children
retired
have
to
go
to
school.
She
wanted
to
speak
and
talk
about
her
challenges
when
she
lost
her
permanent
residence.
AD
This
mother
has
struggled
for
years.
She
is
living
in
transitional
housing
outside
of
Evanston
for
a
temporary
amount
of
time
until
she
can
find
adequate
housing
in
Evanston
we
miss
Boylan
said
we
are
here
to
serve
the
people
who
are
not
served
well,
we
are
decreasing
our
demographics
in
Evanston.
It
is
sad
because
we
don't
want
to
use
that
little
word
called
gentrification.
AD
We
are
increasing
the
homogeneous
population
of
Evanston.
Now,
that's
gonna
change
that
quaint
image
of
evident
of
being
so
engaging
and
serving
so
many
different
people
of
so
many
race
and
ethnic
backgrounds.
I
work
with
homeless
families
and
I
think
that
this
is
another
opportunity
to
try
and
put
a
little
dent
into
the
issue
of
how
do
we
find
a
adequate,
fixed,
appropriate
housing
for
families
who
are
struggling?
AD
Let's
move
towards
some
kind
of
program
to
help
many
of
our
homeless
families
stay
in
Evanston
and,
let's
not
run
them
away
to
Chicago
or
the
far
northwest
suburbs.
Let's
take
an
opportunity
for
one
developer
to
truly
invest
in
housing
for
families
who
have
lost
their
permanent
housing
in
Evanston.
Thank
you
very
much.
Thank.
AE
Mr.
chairman
Commission,
my
name
is
Jack
White's
I'm,
president
of
design,
Evanston
I'm,
an
associate
member
of
the
Preservation
Commission
and
I'm
a
50-year
resident
of
Evanston
I've
watched
year
after
year
for
more
than
30
years
as
a
vacant
lot
at
six,
Owen
Davis
in
the
very
heart
of
downtown
has
sat
unused,
unkempt
and
then
be
utilized.
AE
AE
AE
I
won't
go
into
the
dapper
review
and
recommendation.
However,
I
do
want
to
point
out
the
problem
about
the
drop-offs
and
the
drive
through.
The
million
has
revised
the
drive-thru
and
drop-off
areas.
The
current
dr.xu
has
four
exits
on
to
Davis
I'm
told
tonight.
Perhaps
there
are
six
well.
The
proposed
has
only
one
through
the
alley.
AE
End
quote:
I
believe
that
the
building
for
a
million
development
has
proposed
and
the
design
that
Salomon
Cordwell
has
created
for
6:01
Davis
meets
and
exceeds
all
of
the
suggestions
in
the
2009
downtown
plan.
For
all
these
reasons,
I
heard
you
two
I
reckon
that
you
approve
the
project.
Thank
you.
Thank.
B
Q
Let
me
just
say:
the
2009
plan
is
basically
just
a
little
layered
plan
for
one
from
1963
that
I
had
as
a
kid
growing
up
here
and
as
far
as
a
vibrancy
to
the
downtown
that
comes
from
people,
not
buildings.
It
seems
to
me
that
there
should
definitely
be
a
continuance
because
parking
and
wind
tunnels,
even
the
developers
themselves,
says
they
have
not
fully
vetted.
Q
All
of
these
issues
perfectly
create
a
wind
tunnel
is
what
we're
doing
right
now
in
downtown
Evanston
buildings
of
various
different
Heights
spaced,
sporadically
perfect
job
well
done
as
far
as
Evanston
being
a
place
of
character,
we're
losing
it
quickly.
We
have
this
kind
of
backed
around
I.
Don't
know
why
we're
asking
to
have
variances
on
codes
developers
should
be
actually
complying
with
our
codes
all
right.
So
this
whole
situation
is
backwards
and
I'm.
Sorry,
6%
snot
enough
go
somewhere
else,
go
to
Oak
Brook,
all
right.
You
know.
Q
Building
this
building,
this
property
can
be
made
profitable,
and
if
it's
not
this
one
it'll
be
another
one.
Sorry,
sir,
it
may
not
be
30
years,
I,
don't
know
if
you've
been
around
downtown
Evanston
it's
on
fire.
Our
existing
infrastructure
was
not
designed
for
this
we're
already
at
a
tipping
point
and
with
the
four
or
five
buildings
in
the
pike.
It's
going
to
be
very
unlivable.
AF
Any
developer
can
just
see
them
as
optional,
negotiable
and
building
height
limits
really
don't
exist
anymore
I,
if
I
wanted
to
be
in
a
canyon
of
high-rises,
I
could
have
gotten
more
space
for
the
money
in
Rogers
Park,
but
I
didn't
want
to
move
there
because
I
didn't
want
to
be
there
and
I
hope.
This
doesn't
become
like
that.
AF
U
Good
evening,
Vermillion
development
is
proposing
a
mega
development
which
obliterates
the
zoning
code
and
provides
no
obvious
public
benefits.
A
lot
of
the
public
benefits
that
they
list
are
actually
just
general
requirements
of
a
planned
development
and
also
you
you
went
over
it,
but
I
just
want
to
go
over
it
again,
because
this
is
ridiculous.
I
mean
a
342
percent
increase
in
number
of
dwelling
units,
a
368
percent
increase
in
max
height,
a
142
percent
increase
from
the
site
development
increase
a
two
hundred.
U
Seventy
two
percent
increase
from
the
max
far2
for
a
d3
zoning
and,
as
scott
Mangum
has
said,
without
the
university
building,
it
would
be
16
for
the
fa
r
when
the
requirement
is
8.
A
355
percent
increase
is
for
the
for
the
floor
area,
airy
ratio
without
the
university
building,
according
to
the
max
f,
a
yard
for
the
d3
zoning.
They
they're
only
providing
3
units
3
loading
berths
instead
of
5
the
the
list
goes
on,
I
mean
this.
The
you
know:
why
do
we
have
a
zoning
code?
I
mean?
U
Are
you
not
going
to
follow
it?
I
mean
there's
a
reason
that
we
have
a
zoning
code,
and
so
you
know
City
Code,
section
636,
6,
States,
City
Council
may
modify
the
established
site
development
allowances
for
a
zoning
district
by
a
two-thirds
vote.
If
such
a
modification
is
essential
to
achieve
a
public
benefit.
Well,
the
public
benefits
4
million
development
is
promote.
U
B
B
Y
Y
A
fifty
year
resident
here
and
and
commercial
realtor
in
Evanston
had
Bodhi
studios
in
the
across
from
the
YMCA
I
went
to
Evanston
high
school
and
graduated
lifeguard
down
at
the
beaches
special
police
for
years.
Evanston.
Y
Gave
tours
up
in
the
lighthouse
that
you
see
over
here
in
1863,
I
really
wasn't
prepared,
I
mean
we'll
of
the
the
date
when
I'm
looking
at
there
I'm
close
to
that
time,
but
I
really
wasn't
prepared
to
say
what
I'm
gonna
say
now,
but
I
hear
everybody
talking
about
zoning
and
this
and
that
but
I
remember
as
a
boy
scout
looking
up
out
of
that
lighthouse
and
looked
at
Evanston,
and
it's
changed
and
I.
Remember
this
being
here
in
the
1970s
and
old
orchard
was
built
and
downtown.
Y
While
he
reads
see
leagues,
Huntley's
all
these
businesses,
Baskins
Lytton's,
they're,
all
going
out
of
business,
he
could
take
a
bowling
ball
and
roll
it
down.
The
street
IRA
Cohen
was
with
the
Chamber
of
Commerce
at
the
time
and
would
come
in
what
are
we
gonna?
Do
we
have
no
money
here?
What
are
we
gonna?
Do
things
change
zoning
has
to
change
to
go
along
with
it.
We're
not
sitting
here
heating
our
homes
with
blogs
and
fires
and
standing
outside
in
taking
the
cold
things
have
to
change,
or
we
can
die
anyway.
Y
I,
like
the
project
like
it,
for
all
of
the
reasons
that
they've
talked
about
here,
the
positive
reasons
I,
like
the
idea
of
the
art
that
they're
planning
giving
back
to
the
community
the
idea
of
the
money
coming
to
help
for
the
homeless,
I
think
it's
all
positive
and
I'd
like
to
see
this
thing
go
through.
Thank
you.
Thank.
B
Z
I
have
a
question
that,
for
you
folks
is
there.
Is
there
a
plan
for
what
population
were
aiming
for
for
Evanson
I?
Think
it's
all
the
signs
that
say
welcome
to
Evanston
and
they
say
seventy
eight
thousand
or
seventy
nine
thousand.
As
far
as
I
remember,
it's
been
like
that,
since
the
70s,
those
signs
have
been
the
same.
I
can't
believe
that
you
know
it.
The
population
has
stayed
exactly
that
and
I.
Z
Just
wonder
if
there's
some
kind
of
aim,
because
we're
with
the
LVN
building
in
this
building,
that's
six
hundred
apartments
added
for
downtown
Evanston
and
we
have
very
few
access
streets
because
there's
the
lake
on
the
east
and
there's
one-way
streets,
so
there's
basically
Church
Street
and
right
now
people
are
avoiding
Church
Street
they're
going
down
Lake
Street
instead
I
because
I
live
on
the
corner
of
Lake
and
Elmwood.
So
I
know
that
and
it
starts
at
like
5:30
in
the
morning
I
know
we
have
noise
ordinances,
but
those
aren't
really
enforced
and
I.
Z
Just
you
know
when
they
talk
about
parking
in
these
transit
communities
and
the
trends
I
know,
there's
a
trend
for
transit
communities.
Several
have
been
built
already,
but
I
wonder
the
statistic
that
I
remember
from
Northwestern
studying
this
was
that
68
or
69
percent
of
a
Vanstone
ian's
drive
to
work.
Only
19
percent
take
public
transportation
so
and
also
there
are
the
store
owners
that
used
to
park
in
the
Holiday
Inn
parking
garage
there
they're
not
allowed
to
park
there
anymore.
Z
So
they,
you
know
a
couple
of
the
hair
salon,
people
that
we
know
have
asked
you
know:
where
can
we
park
around
on
the
street?
So
it's
already
a
big
problem,
so
I
know
the
trend
is
to
build
these
build
big
buildings
that
don't
have
you
know
Park
places
for
each
apartment,
but
we
already
have
a
problem.
This
is
what
I
wanted
to
say.
Thanks.
A
O
B
G
So,
over
the
last
10
years,
rents
have
increased
in
this
town
by
over
30%,
and
while
the
average
income
has
only
increased
by
about
7%-
and
this
is
due
to
these
luxury
high-rise
buildings,
what
you
all
are
practicing
is
gentrification.
This
is
gentrification
on
steroids
and
we
need
to
start
calling
it
for
what
it
is.
V
As
I
said
before,
when
I
introduced
myself
with
questions
for
revolvers,
my
name
is
herb.
Chuckle
we've
been
residents
for
over
40
years
in
Evanston
and
we
are
very
disappointed
in
how
Evanston
continues
a
loser's
character.
Downtown
Everson
continues
to
look
more
and
more
like
downtown
Chicago.
Is
that
what
we
want
and
Evanston
the
parking
study
was
based
on
40
buildings
according
to
developers
throughout
Cook
County?
How
could
there
be
40
buildings
of
Cook
County
in
communities
like
Evanston?
That
parking
study
has
to
be
flawed.
For
that
reason,.
V
AG
Hi,
so
just
a
few
short
months
ago,
the
plan
Commission
here
reviewed
the
Albion
and
unfortunately
did
not
spend
the
kind
of
time
almost
not
one
minute
discussing
and
deliberating
the
extreme
variances
that
were
asked
for
they
spoke.
You
all
spoke
almost
exclusively
after
the
two
and
a
half
hours
of
public
comment
in
opposition.
You
spoke
really
about
the
affordable
housing
component,
so
it's
very
confusing.
AG
So
what
was
in
that
case
it
was
seem
to
be
a
failure
of
our
vetting
and
looking
at
that
block
as
a
transitional
block
it
really
that
project
undermined
the
the
the
intent
and
purpose
of
the
d4
zoning
there
and
I'm
the
reason
I'm.
Bringing
this
up
is
because
not
only
did
the
former
Zoning
Board
of
Appeals
call
it
an
obliteration
of
zoning,
but
a
architect.
AG
Recently
after
the
Albion
approvals
said
we
have
no
zoning
code
and
also
just
think
of
when
we
have
proposals
coming
in
another
proposal
for
37
stories
in
a
seven
story:
zoned
area
it
just
we.
We
do
not
need
to
do
this.
We
need
to
respect
our
zoning.
We
need
to
respect
our
variances,
especially
as
we
are
a
hot
market.
We
don't
need
to
give
away
the
farm
here.
AG
Finally,
also
there's
been
so
much
conversation
about
from
residents
about
the
parking
and
traffic
issues
and
it
just
doesn't
jive
with
the
with
the
paid
developers,
parking
and
traffic
evaluations,
so
I
really
would
recommend
to
the
city
to
make
their
own
have
their
conduct
their
own
Studies.
On
that.
Finally,
I
urge
you
to
think
about
the
impact
of
luxury
housing
on
affordability.
There's
been
so
many,
so
much
research
and
articles
about
how
this
raises
all
over
all
rents.
AG
Articles,
such
as
a
surplus
of
swanky
residences,
mean
wealthier
residents,
aren't
seeing
the
price
increases
that
poorer
ones
are,
and
America's
luxury
boom
gentrification
on
steroids.
So
it's
important
topic.
It
just
seems
like
a
disconnect
when
one
of
main
goals
of
the
City
is
to
keep
Evanston
affordable,
yet
we're
bringing
in
more
and
more
luxury
housing
that
actually
increases
the
prices.
Thank
you
thank.
B
A
E
Thank
You
mr.
chairman
and
members
of
the
Commission
again
for
your
time
this
evening
we
appreciate
the
community
input
that
we've
heard
and
over
the
three
and
a
half
years
we
genuinely
have
tried
to
work
with
city
staff
and
other
organizations
within
the
community
to
try
to
be
responsive
to
their
and
sensitive
to
their
concerns.
I
think,
if
you
look
at
the
diagram
in
front
of
you,
what
it
shows
is
the
project
that
we're
proposing
is
not
out
of
scale
in
any
way
with
the
uses
or
the
buildings
that
surround
it.
E
In
fact,
it's
very
consistent
in
its
size
and
its
height
a
little
slightly
higher
than
as
the
chase
building,
Sherman,
Plaza,
etc.
At
the
same
time,
at
the
ground
level,
what
we
have
done
with
our
podium
is
actually
create
a
street
font
that
is
lower
in
size
than
many
of
the
surrounding
uses.
The
Mather
to
the
east,
Sherman
Plaza
and
the
chase
building
to
the
west,
with
our
setback
at
58
feet,
is
actually
far
lower
than
some
of
the
other
buildings
on
Davis.
E
So
we've
tried
to
be
sensitive
to
the
pedestrian
experience
as
Jack
mentioned
earlier.
This
lot
has
well
in
one
case
at
vacant,
for
about
30
years
in
the
case
of
the
chase,
a
lot
it's
been
in
existence
for
about
40
years,
and
it
will
continue
to
be
used
as
a
drive
through.
We
think
this
markedly
improves
what
exists
today.
Let
me
also
address
the
issue
of
process.
E
Some
of
the
speakers
this
evening
have
criticized
the
variance
process,
but
in
fact
the
downtown's
plan
does
encourage
a
plan
development
process
for
projects
such
as
these.
This
is
a
normal
part
of
processes,
rezoning
processes
all
over
the
country,
including
one
that
has
been
used
historically,
a
great
degree
here
in
Evanston
and
elsewhere.
So,
while
there
is
a
zoning
code,
there
is
also
a
process,
that's
prescribed
to
deviate
from
that
zoning
code
and
again,
that's
widely
recognized
in
land
use
across
the
country.
E
So
we
hope
that
you
will
see
the
value
in
supporting
this
project
for
cleaning
up
these
underutilized
sites.
These
sites
that
have
had
incompatible
land
uses
for
so
long
to
finally
create
a
very
vibrant
commercial
front
to
this
area,
to
put
retail
on
the
street
and
to
create
a
very
pleasing
building
in
the
downtown.
That's
consistent
with
the
urban
context
and
one
that
will
bring
other
benefits
in
terms
of
property,
taxes,
sales
taxes
etc
to
the
community.
Thank
You.
Mr.
chairman
and
members
Thank.
B
H
Don't
believe
I
have
much
more
to
say
other
than
the
the
recommendation
that
was
already
made
for
staff
recreation
for
denial,
a
couple
of
additional
points
of
information.
They
were
asked
along
the
way
the
population
protection
by
sea
map
at
twenty
forty,
which
was
the
projection,
was
last
completed
in
October
2014
for
Evanston.
A
All
right,
having
completed
this
process,
we
will
close
the
public
record
and
proceed
to
Commission
deliberation.
I
think
what
I
want
to
do
is
ask
first,
each
Commissioner.
If
you
have
any
general
comments,
you
want
to
make
about
the
project
the
request,
and
then
we
will
pull
up
on
the
screen.
The
special
use
standards
for
planned
development
and
go
through
those
one
at
a
time
and
decide
whether
we
believe
they
have
been
met
or
not
so
comments
on
the
project.
I
I
You
know
I've
been
living
here
a
long
time
and
I
too
have
been
looking
at
this
vacant
lot
wondering
why
you
know
it
stayed
vacant
for
so
long
I
can
speculate,
but
I
don't
want
to
the
the
yeah.
The
drive-through
is
an
eyesore.
It
has
been
for
a
very
long
time.
I
think
it's
I
think
it's
a
positive
thing
to
develop
this
site.
I
I
think
you
guys
did
a
very
good
job
with
the
podium.
I
You
know
had
no
argument.
There
I
think
it's
the
right
kind
of
development
for
the
site.
It's
unfortunate
that
the
drive-through
is
going
to
stay
there,
but
I
understand
what
you
know
the
reality
of
the
situation.
I
am
concerned
about
the
height.
It's
it's
hard,
not
to
be
it
it
that
that's
the
one
thing.
That's
that's
bothering
me
about
it
without
really
knowing
or
understanding
the
the
financing.
It's
it's
really
hard
to
to
judge.
I
I
May
not
be
the
most
appropriate
solution
if
one
is
going
to
impose
this
a
view
of
this
building,
pretty
much
throughout
you're
gonna
be
able
to
see
this
building
throughout
Evanston.
So
it's
it's
I,
don't
yeah
it's
it's!
Some
people
and
I
love.
It
I'm
cured
I'm
puzzled
by
it.
Those
are
my
comments.
Thank.
D
Am
still
very
concerned
about
the
impacts
on
traffic
because
with
the
new
fountain
square,
it's
designed,
so
there
will
be
times
when
Davis
is
closed
from
oaring
ttan
to
Sherman,
which
essentially
means
there'll,
be
no
traffic
from
Sherman
Benson
there.
So
anybody
on
Davis
will
have
to
turn
north
onto
or
inton,
and
that
can
certainly
create
problems
and
concern
about
traffic.
Backups
Davis
is
now
two
lanes
to
our
meters.
D
You
have
people
trying
to
park
that
holds
up
traffic's
you're
supposed
to
move
your
car
every
two
hours
and
I
think
this
will
be
bad
for
the
retail
on
Davis
and
I.
Also
I,
don't
think
people
like
to
park
in
parking
garages
I'm
not
talking
about
your
tenants
I'm
talking
about
people
coming
to
use
the
downtown
that
people
would
be
less
inclined
to
come
downtown
when
their
only
option
for
parking.
It's
a
parking
garage,
two
blocks
away,
I'm
concerned
about
the
impact
on
retail.
J
Okay,
well,
you
know
I
a
general
statement
that
I
agree
with
mr.
Boddy
and
his
comments
about
that.
You
have
to
change
and
I
think
the
downtown
plan
points
out
that
you
know
we
need
density
in
order
to
have
a
thriving,
downtown,
both
commercially
and
and
and
having
having
dense
housing.
Downtown
seems
very
appropriate.
I
also
think
that
the
absolute
height
of
the
building
is
is
magnified
by
the
by
the
effort
to
keep
the
university
building
and
and
one
of
my
first
thoughts
when
I
was
looking
at
the
data
earlier
was
I
calculated.
J
You
could
make
the
building
60
feet
shorter
by
making
it
another
40
feet
longer,
get
a
couple
more
units
per
floor,
and
so
so
I
don't
think
they
should
be
penalized
for
the
absolute
height
before
making
this
effort
to
make
a
smaller
small.
You
know
a
smaller
foot
plate
print
and
maintain
some
of
the
character
of
the
downtown
with
the
older
historic
building.
Also,
they
have
made
a
very
good
attempt
at
the
low
scale,
Street
front.
That
said,
the
the
absolute
allowances
and
the
the
amount
of.
J
N
Yes,
I
agree
with
Commissioner
Lewis
I.
Think
the
scale
of
the
building
is
inappropriate
for
this
side.
I
think
they're
asking
for
too
many
variances
and
we're
not
getting
enough
public
benefits.
I
know
when
asked,
but
to
talk
about
the
inclusionary
housing
but
I'm
a
little
confused
as
to
why
you
didn't
go
ahead
with
what
the
city
has
said
it
once
and
and
designed
your
own
proposal
anyway,
I
think
it's
too
dense
it's
too
high.
There's
too
many
variances,
it's
not
a
good
fit.
A
A
This
property
sits
right
on
an
edge,
and
the
intent
of
the
downtown
plan
clearly
was
to
transition
down
from
a
tall
central
core
to
a
lower
rest
of
Evanston
placed
where
it
is.
This
building
is
quite
the
opposite
of
a
transition.
It
was
the
tallest
building
in
Evanston
right
on
an
edge
and
I.
Don't
believe
that
the
the
podium
solution
III
understand
what
you're
trying
to
do
to
give
us
a
podium
that
looks
right
at
street
level
with
the
height
on
top
of
it,
but
I.
A
Having
said
that,
can
we
pull
up
the
special
use
standards?
Are
there
further
comments
anybody
wants
to
make
before
we
go
to
it
address
the
standards
all
right.
We
need
to
make
a
determination
on
each
of
these
and
the
staff.
Sometimes
the
staff
gives
us
a
check,
marked
version,
but
for
each
of
these
I'm
going
to
ask
the
staff
where
it
would
checkmark
and
then.
A
H
A
H
H
A
I
want
to
I
want
to
read
a
provision,
and
this
is
from
Megan
noted
at
earlier
section
6
11
1-10,
which
are
the
standards
which
apply
particularly
to
plan
developments
in
the
in
the
D
districts.
Each
plan
development,
dah-dah-dah
Dahdah,
shall
be
compatible
with
and
implement.
The
adopted,
comprehensive
general
plan
as
amended
the
plan
for
downtown
Evanston
any
adopted
land
use
of
urban
design
plan
specific
to
the
area,
the
zoning
ordinance
and
any
other
pertinent
city
planning
and
development
policies,
as
I've
already
said,
I
think
in
terms
of
the
standard
of
the
downtown
plan.
A
We
are
all
used
to
excursions.
We've
approved
lots
of
excursions
beyond
the
zoning
ordinance.
The
percentage
excursions
here
strike
me
as
as
pretty
high.
If
I
have
done
the
math
correctly,
the
request
is
1.4
two
times
the
maximum
with
site
development
allowances.
Three
hundred
and
thirteen
feet
as
opposed
to
two
twenty.
The
floor
area
ratio
is
one
point.
Five
three
I'll
come
back
to
parking,
so
I
think.
From
my
perspective,
this
one
goes
far
enough
beyond
the
zoning
ordinance
that
compatibility
becomes
a
real
issue.
J
But
the
absolute
height
I
think
is
is
not
the
extreme
that
is
being
being
proposed
because
they
had
the
right
to
build
a
lower
building
by
eliminating
the
university
building
and
chose
to
maintain
that
so
so
I'm
more
concerned
with
the
number
of
dwelling
units
and,
if
AR,
but
not
the
absolute
height,
because
that's
a
value.
That's
a
value
judgment
that
that
was
taken
toward
height
versus
maintaining
ground
level
character.
J
A
I'd
be
happier
with
that,
if
there
was
a
formal
provision
for
transfer
of
development
rights,
but
I
understand
what
you're,
what
you're
saying?
What
about
the
number
of
development
of
dwelling
units,
then
under
the
zoning
ordinance
or
request
for
318
the
max
permitted
in
in
the
d3,
is
93.
There
is
no
max
in
terms
of
site
development
allowances.
A
N
A
I
think
the
question
here
is
whether
is
whether,
in
conjunction
with
other
special
uses,
commissioner
isaac
has
raised
the
question
of
whether
there's
a
special
use
related
to
the
to
the
bank,
but
otherwise
I
mean
is
there?
Is
there
anything
around
it
on
the
basis
of
which
you
would
calculate
the
communal
cumulative
effect?
I.
K
I
Okay,
I
I
would
disagree
with
that.
I
think
it's
going
to
dramatically
increase
the
traffic
in
the
alley.
It
might
reduce
the
amount
of
of
car
lanes
that
are
going
through
the
drive-through,
but
the
traffic
in
that
Harry
will
for
better
for
worse
I'm,
not
putting
a
value
judgement
on,
but
it's
going
to
increase
I
absolutely.
K
What
we
weren't
really
told
during
the
presentation
was
how
many
cars
actually
go
through
that
drive-through
a
day
and
if
they
have,
you
know
four
lanes
or
six
lanes
or
whatever
they
have
they're
active
at
all
times.
I
mean
these
are
obviously
numbers
that
could
be
could
have
been
provided
by
chase.
But
we
didn't
see
anything.
K
We
don't
know
whether
reduce
get
from
six
or
four
to
two
is
going
to
increase
the
the
traffic
at
any
one.
Given
time
we
do
know,
there's
gonna
be
less
lanes,
and
so
there's
absolutely
going
to
be
less
capacity
then
could
ultimately
mean
scheme,
it
could
be
more
stacking
or
it
could
mean
that
people
choose
not
to
use
that
ATM
and
it's
just
the
you
know
the
market
sort
of
corrects
itself.
We
don't
really.
We
don't
really
know
I.
A
J
But
but
I
don't
think
the
traffic
consultant
was
addressing
the
traffic
and
the
waiting
periods
for
the
drive
through
I
mean
it
just
talked
about
absolute
numbers
that
were
as
handled
vice,
whatever
number
six
lanes
instead
of
two.
So
so
the
possibility
is
there
that
if
there's
the
same
capacity
going
through
a
smaller
amount
that
there's
going
to
be
stacking,
that
could
stack
across
the
bike
lane
or
whatever
kind
of
thing
happens.
What.
H
A
A
It
looks
to
me
as
though,
if
the
drive-through
requires
its
own
special
use.
The
only
two
criteria
that
apply
are
the
one
concerning
traffic
congestion
and
the
one
concerning
negative
cumulative
effect
that
the
others
aren't
relevant
to
the
drive-through,
whereas
they
are
relevant
to
the
whole
development.
Yes,
no
I
would.
AH
T
K
Well,
I
would
say
that
it's
I,
don't
know
frustrating
the
right
word,
but.
K
K
If
this
is
a
you
know,
if
this
is
foreboding,
what's
what's
to
come,
I
think
we're
gonna
see
you
know,
no
matter
what
the
parking
is.
We're
gonna
see
people
coming
in
and
asking
for
less.
That
being
said,
you
know,
I've
read
recent
articles
that
you
know
our
idea
of
driving
and
parking
and
owning
cars
is
going
to
change
significantly
over
the
next
20
years,
and
this
building's
going
to
be
around
much
longer
than
that
and
so
from
a
marketing
perspective.
K
A
C
A
You
so
we
went
through
a
process
looking
at
much
the
same
data
as
your
parking
consultant
has
looked
at
on
a
project
that
was
done
for
us
by
consultants
hired
by
CMAP
and
ended
up
recommending
a
change
in
the
ordinance
with
respect
to
transit,
oriented
development
areas,
and
the
effect
on
this
building
would
be
to
reduce
the
parking
requirement
from
452
to
267
at
0.55
per
unit.
I
share
Commissioner,
Isaac's
frustration,
I'm,
not
surprised
at
this
I
knew
as
soon
as
we
adopted
that
standard
requests
we're
going
to
come
in
to
undercut
it.
A
K
Had
one
additional
question
relating
to
parking,
the
75
I
believe
is
7,500
square
feet
of
retail
that
was
used
to
determine
the
parking
requirements.
Are
we
including
the
existing
university
building
to
the
east,
since
it's
part
of
the
development
and
there's
being
changes
effectively
to
the
site?
Are
we,
including
the
retail
or
the
uses
there
in
determining
the
amount
of
parking
that
would
otherwise
be
needed
for
the
site
as
a
whole?
I.
A
H
A
Preserve
significant
historical
and
architectural
resources,
such
as
they
are
clearly
yes,
preserves.
Significant
natural
and
environmental
features
not
applicable
complies
with
all
other
applicable
regulations
of
the
district
in
which
it
is
located
on
other
applicable
ordinances,
except
to
the
extent
that
such
regulations
have
been
modified
through
the
plan
development
process
or
the
grant
of
a
variation
I.
A
M
A
B
O
M
A
M
A
S
A
A
Okay,
each
planned
development
should
be
compatible
with
surrounding
development
and
not
be
of
such
nature
in
height,
bulk
or
scale
as
to
exercise
any
influence.
Contrary
to
the
purposes
and
intent
of
the
zoning
ordinance
is
set
forth
in
Section
six,
that's
one
day's
two
and
then
it
goes
on
to
talk
about
landmark.
A
Plan
development
should
be
compatible
with
the
Secretary
of
the
Interior
standards
of
rehabilitation.
I'm
going
to
assume
that
that
standard
was
met
was
addressed
and
and
satisfied
by
the
recommendation
from
the
Historic
Preservation
Commission.
But
the
question
is
about
compatible
with
surrounding
development
and
not
be
of
such
nature
and
height,
bulk
or
scale
as
to
exercise
any
influence.
Contrary
to
the
purpose
of
intent
of
zoning
ordinance,
yes
or
no.
A
Each
plan
development
shall
enhance
the
identity
and
character
of
the
downtown
by
preserving,
where
possible,
character,
giving
buildings
enhancing
existing
streetscape
amenities,
maintaining
retail
continuity
in
areas
where
it
is
prominent,
strengthening
pedestrian
orientation
and
scale
and
contributing
to
the
mixed-use
vitality
of
the
area.
That's
pretty
complicated
I
was.
A
Each
plan
development
should
be
compatible.
My
eyes
are
getting
old,
we're
then
implement
whoops.
We
lost
the
left
margin.
Folks,
there
you
go
compatible
with
and
implement
the
adopted
comforts.
The
general
plan
has
amended
the
plan
for
downtown
Evanston.
Any
adopted
land
use
urban
design
plan
specific
to
the
area.
K
A
B
M
B
A
A
W
A
Yeah,
okay,
we're
leaning,
we're
leaning
toward
yes
principle.
Vehicular
access
point
should
be
designed
to
permit
smooth
traffic
flow
with
controlled
turning
movements
and
minimum
hazards
to
vehicular
pedestrian
traffic
local
streets
within
the
development.
That's
not
rough!
That's
not
relevant,
so
principle.
Vehicular
access
point
should
be
designed
to
permit
smooth
traffic
flow
with
controlled
turning
movements,
yes
or
no.
Yes,.
A
X
A
A
H
In
addition,
at
Surya
mr.
chairman,
we
don't
have
a
slide
for
it,
but
the
the
next
set
of
standards
just
see
just
deals
with
the
maximum
development
allowances.
We've
covered
those
earlier
in
the
presentation
and
the
staff
report.
That's
where
the
maximum
development
allowance
for
height
that's
provided
220
feet
and
the
maximum
FA
our
allowances
provide.
As
eight
eight
point,
though,.
A
J
Motion
to
approve
the
proposal
would
the
inclusion
of
the
staff
recommendations
as
they
were
presented
and
with
the
additional
recommendation
that
that
the
that,
if
ever
the
chase
drives
through
property,
become
become
available,
that
it
would
no
longer
be
allowable
to
be
used
as
a
drive-through.
Okay,.