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From YouTube: Plan Commission Meeting 9/13/2017
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A
Good
evening,
I
would
encourage
you
to
find
seats.
I
know
there
are
a
couple
of
people
still
signing
in,
but
given
that
we're
probably
going
to
be
here
for
a
little
while,
we
might
as
well
get
some
of
the
preliminaries
out
of
the
way
while
they're
still
signing
in
it
is
Wednesday
September,
13th
2017.
A
A
A
B
On
page
3
of
5,
the
other,
the
first
bulleted
I'm
item
B
in
the
range
of
1,500
for
studio
to
three-bedroom
I,
think
you
meant
to
say
it
would
start
at
$1,500
for
a
studio
and
range
up
to
3
bedrooms.
I,
don't
think
well,
I,
don't
think
we're
saying
$1,500
for
a
studio
and
$1,500
for
a
three-bedroom
I.
A
A
C
A
A
A
A
A
We
will
go
through
in
the
following
order.
The
petitioner
has
made
some
revisions
to
the
proposal
and
we
will
ask
him
to
present
those
ten
minutes.
If
you
can
do
it,
we
will
then
allow
time
for
members
of
the
Commission
to
ask
questions
with
respect
to
the
revisions.
Only
the
revisions,
we
will
allow
an
opportunity
for
members
of
the
public
to
ask
questions
about
the
revisions
only
the
revisions.
A
We
will
then
continue
on
to
public
testimony
and
we
will
begin
that
testimony
with
the
person
who
requested
the
continuance
and
then
go
on
through
first
those
people
who
signed
in
and
did
not
speak
at
the
last
meeting
and
then
going
on
to
people
who
have
signed
in
to
speak
at
this
meeting
at
the
completion
of
public
testimony.
The
petitioner
may
make
a
closing
statement.
A
A
A
We
ask
you
to
respect
the
fact
that
each
of
your
neighbors,
who
wishes
to
speak,
also
has
something
important
to
say
and
that
you
will
leave
each
other
some
time
to
do
that.
If
what
you
have
to
say
repeats
materially
what
someone
before
you
has
said.
I
would
ask
you
simply
to
acknowledge
that
fact,
rather
than
to
make
the
whole
statement
again.
A
A
E
Very
tall
person
was
here
before
good
evening,
Donna
Pugh
again
with
Foley
and
Lardner
on
behalf
of
the
petitioner
albion
residential.
We
just
wanted
to
quickly
update
you
on
the
changes
and
and
and
officially
amend
our
application
accordingly,
with
the
new
relief
that
we're
requesting.
Let
me
get
that
up
here:
okay,
first
on
dwelling
units,
let
me
see
if
I
can
get
this
to
work.
Okay,
ninety-three
units
are
required
and
are
allowed
under
the
code.
We
started
with
298
and
we're
now
at
286,
which
we've
reduced
by
12.
E
E
Fa
are,
okay,
6.0
is,
what's
allowed,
we
started
with
6.9
a
little
bit
of
tweaking
or
at
6.78
a
reduction
of
0.12,
but
we
did
want
to
mention
that
this
six
point,
seven
eight
includes
certain
balconies
and
outdoor
spaces.
That,
under
more
conventional
means
of
calculating
FA
are
would
normally
count,
and
we
would
really
be
at
more
like
a
6.0,
but
now
again
under
Evanston
code.
We
are
at
six
point
seven,
eight.
Now,
under
the
way
you
you
calculate
it,
that
does
include
these
outdoor
spaces.
E
Now
again,
the
emerson
project
would
be
a
good
example
where
they
received
a
hundred
thirty
three
percent
increase
of
FA
are
over
what
was
allowed
and
our
request
is
a
13
percent
increase
over.
What's
allowed
finally
parking,
we
under
the
strictly
under
the
code,
currently
389
stalls
would
be
required,
but
if
the
new
ordinance
that
was
heard
at
first
reading
at
City
Council
us
that,
if
that
does
pass,
only
206
stalls
would
be
required
resulting
in
relief
of
only
20
stalls.
E
Now
we
do
want
to
point
out,
though,
that
we
have
been
able
to
gain
additional
stalls.
We
started
out
at
172.
We've
now
been
able
to
go
to
186,
which
is
an
increase
of
14
you'll,
hear
briefly,
also
that
we've
been
able
to
verify
even
more
than
before
that
there's
extensive
capacity
for
parking
at
the
city
garages
in
the
area,
so
we
don't
think
parking
should
be
a
concern.
We
obviously
think
all
of
these
requests
are
greatly
outweighed
by
the
extensive
community
benefits
and
we're
going
to
have
Andrew.
F
So
I
just
want
to
start
here
to
say
you
know:
we've
been
working
very
hard
listening
to
both
our
supporters
and
those
who
have
some
concern
about
the
project
and
we've
begun
this
process
in
May
and
we've
gotten
ourselves
to
where
we're
at
today
with
a
building.
That's,
we
believe,
very
feasible
and
economically
beneficial
for
the
city
of
Evanston.
So
you
can
see.
F
It
would
actually
have
the
parking
that's
required
by
code
and
you're,
seeing
it
really
single
loaded
to
fit
93
dwelling
units
at
2,100
square
feet
per
unit,
which
is
more
typical
towards
a
condo
project
which,
at
this
particular
location
in
this
point
of
time,
is
just
a
project.
That's
not
feasible
or
something
we
would
be
pursuing
to
do
so.
At
the
left
hand,
side
our
modifications
bring
into
effect.
F
F
We
wanted
to
talk
quickly
on
parking
occupancy,
so
we
did
a
quick
study
with
our
parking
consultant
and
we
worked
with
the
village
to
understand
from
the
public
capacity
the
three
closest
garage
to
us.
How
occupied
are
they?
We
were
able
to
gather
the
statistics
from
the
machine
at
10:00
in
the
morning
and
2:00
in
the
afternoon,
and
you
can
see
the
amount
of
stalls
that
are
located
just
in
within
a
two
to
three
block
range
of
our
of
our
proposed
project.
F
None
of
those
are
really
breaking
the
threshold
of
of
a
caution
period,
we're
showing
that
our
closest
garage
at
Sherman
Plaza
has
nearly
1600
stalls,
not
once
from
May
of
1st
of
this
year
through
September
7th
did
that
ever
break
950
parking
cars
parked
in
that
60
1500
stall
garage
at
one
time.
So
we
believe
there
is
ample
parking
within
the
neighborhood,
as
we
are
asking
for
relief
with
parking.
F
If
the
new
code
is
passed,
it
would
be
relief
of
really
our
retail
component
is
where
we're
asking
for,
and
we
believe
that
there's
plenty
of
room
based
on
these
statistics
of
actual
tickets
in
and
out
of
the
parking
garage
I
may
hand
it
over
to
Paul
Alessandro.
My
architect,
he's
gonna,
walk
you
through
the
transitional
district
and
then
he's
going
to
show
you
some.
Yes,
sir.
F
G
Good
evening,
its
Paulo
sounder,
with
Hearts
horn
and
plonker
architecture.
This
first
illustration
we
were
talking
about
the
transitional
district
and
with
the
revised
height
of
our
building,
we
wanted
to
illustrate
how
we
believe
this
building
addresses
more
closely
the
transitional
district,
with
the
changes
that
were
made.
This
is
a
plan
of
the
building.
Our
building
is
which.
G
There
we
go,
our
building
is
right
there
and
then
the
rest
of
the
heights
of
the
buildings
around
extending
two
blocks
either
way
from
our
site
are
shown.
This
dotted
line
illustrates
the
elevation
which
we're
showing
here
that
we
believe
illustrates
how
this
building
is
a
transitional
building
from
the
eight
storey
buildings
that
sit
here,
the
lower
buildings
instead
of
block
further
south,
our
building
that
sits
at
about
165
the
roof
deck
and
then
the
taller
buildings
in
the
downtown
core
district.
G
The
question
came
up
about
the
shadow
studies
so
just
quickly
through
these
shadow
studies,
are
building
cast
shadows
predominantly
on
the
tracks,
on
the
roof
of
the
building
to
our
north
and
on
the
parking
deck
of
the
Holiday
Inn.
So
this
shows
the
equinoxes
in
March
and
September.
That's
the
shadow
in
the
morning
over
the
tracks.
This
is
the
shadow
midday
over
the
roof
of
the
building
adjacent
to
us,
and
then
this
is
the
shadow
over
the
holiday
and
roof
in
the
evening.
G
Study
here,
the
shadow
of
our
building
at
8
a.m.
in
the
morning
again
is
on
the
track.
It
extends
a
bit
over
onto
the
buildings
to
our
north
about
noon
and
in
the
afternoon
it
extends
again
over
onto
the
roof
of
the
Holiday
Inn
and
then
in
the
winter
solstice
in
the
morning
the
shadow
is
again
extending
onto
the
tracks
midday.
It
is
over
the
roofs
of
the
buildings
to
our
north
and
then
in
the
evening.
G
The
wind
is
hitting
the
side
of
our
building,
then
it
rushes
down
the
side
of
the
building
and
is
calmed
at
the
roof
deck
at
the
podium
and
that
podium
that
extends
all
the
way
around.
Our
building
prevents
any
wind
that
hits
the
building
and
is
blocked
by
the
building
from
coming
down
to
the
street
level,
and
the
predominant
winds
which
are
on
the
west
are
blocked
by
our
building,
which
puts
less
wind
onto
the
street
and
puts
most
of
the
wind
onto
the
tracks
and
the
alley.
That
is
the
end
of
what.
I
I
I
H
C
J
Speaking
in
terms
of
the
zoning
when
185
feet
is
accurate,
but
that
does
include
a
maximum
of
four
stories
of
parking
which,
in
the
downtown
districts
we
do
not
include.
So
if
they
were
to
provide
four
stories
of
parking
or
maximum
of
40
feet,
whichever
happens
to
be
less
and
that
would
not
be
included
in
the
maximum
height.
If
we
exclude
the
parking,
then
it
would
be
145
feet.
Okay,.
A
J
A
J
K
H
H
E
L
I
have
I
live
at
the
corner
of
Lake
in
Elmwood
I'm,
a
block
away
from
here
from
the
proposed
I
speak
later.
But
my
question
is
for
the
architect
who
was
talking
about
the
shadows
that
are
being
cast.
I
wondered
if
he
was
aware
where
the
Holiday
Inn
swimming
pool
was
located.
A
M
Good
evening,
I
have
a
question
about
the
building
height
and
also
have
a
question
regarding
to
commissioner
because
he's
question.
He
asked
if,
if
these
documents
were
the
first,
if
these
documents
were
available
on
Friday
when
they
were
sent
out,
I'm,
not
aware
of
this
wind
study
being
provided
in
that
document
on
Friday,
when
it
was
submitted
to
the
public,
also
have
a
question
about
the
height.
It
actually
is
a
hundred
five
feet
according
to
the
D
for
transitional
zone
district
and
the
PUD
additional
height
is
only
forty
feet.
What
is
your
question
I'm
asking?
M
J
The
additional
40
feet
for
parking
is
not
just
being
at
it.
That
is
a
standard
requirement
or
incentive.
If
you
want
to
call
it
within
our
downtown
zoning
districts,
that's
always
in
place.
If
there
is
a
development
or
proposal
that
has
certain
levels
of
parking
that
are
at
least
75%
dedicated
to
parking,
then
for
zoning
purposes.
We
do
not
count
those
particular
floors
within
the
calculation
for
height,
so
the
one
45
speaks
to
the
base
height
plus
the
40
feet.
J
J
N
Could
you
please,
could
you
please
tell
me
how
the
city
and
who
and
how
would
verify,
specifications
about
wind
and
shadow?
What
is
how
do
you
all
go
about
to
verify
these
specifications
that
the
developer
presented
this
evening.
O
The
developments
are
typically
approved,
with
the
condition
of
accuracy
to
testimony
and
documents
has
provided
much
of
that
information
is
able
to
be
verified
by
staff
and
Counting
the
number
of
parking
spaces
counting
the
number
of
units
we
do
not
have
software
that
analyzes,
the
the
wind
or
the
the
shadow.
However,
those
are
not
requirements
within
the
zoning
ordinance.
Okay,.
P
Hi
they
say
the
building
is
now
157
feet
and
I
wonder
how
they
got,
how
they
lowered
the
building.
Did
you
lose
a
story
or
the
mechanicals
or
the
update
was
lower?
Second
of
all,
this
I
agree
the
entire
time
from
the
Economic
Committee
to
the
DA
pr2.
Now
even
in
their
materials,
they've
been
talking
about
145
feet,
so
this
is
a
really
odd
new
I.
Just
also
want
to
reiterate
that
question,
because
this
is
the
first
time
we've
been
talking
about
185
feet.
Thank
you.
Thank.
G
A
A
G
E
So
it's
it's
not
that
we've
gotten
from
145
to
185
145
is
the
requirement
and
that
we
were
seeking
relief
from
that.
But
we
are
now
demonstrating
what
could
be
built
as
of
right
in
a
completely
different
configuration
that
would
meet
all
the
requirements.
It
just
wouldn't
be
as
good
a
building
and
wouldn't
be
marketable
and
practical,
but
it
could
be
done
and
complies
completely
with
the
law
with
no
relief.
But
it's
like
as
I
say:
it's
it.
The
building
doesn't
work,
but
it
could
be
a
hundred.
E
Eighty
five
foot
tall
building
with
floor
floors
of
parking,
forty
feet
back
meet
the
cigarette
setback,
meet
all
the
other
criteria
and
it
would
comply
with
law
and
it
would
be
as
of
right.
So
we
didn't
go
to
185
feet,
we're
just
demonstrating
in
theory
what
could
be
built
and
still
comply
with
the
law.
No.
E
G
A
G
A
A
R
Thank
you
parking
seems
to
be
a
big
question.
I've
been
hearing
a
lot
about
40
feet
for
parking
and
four
stories
of
parking,
but
in
the
development
data
sheet
that
you
sent
out
on
the
sixth
is
that's
what
it
stated.
It
only
shows
three
floors
of
parking,
some
parking
on
the
first
floor,
the
second
and
third
floors
being
parking,
and
in
your
little
zoning
datasheet.
It
says
you
don't
count
a
floor
if
it's
more
than
75%
parking-
and
it
looks
like
the
first
floor-
is
only
about
25%
parking.
How
does
a
mine
miss
reading?
J
Zoning
data
sheet
is
correct
if
four
storeys
of
the
40
feet
of
parking
is
high,
that
is
being
referred
to.
Is
zoning
related,
so
in
the
downtown
districts,
if
there
are
a
certain
level
of
floors
that
are
at
least
75
percent
dedicated
to
parking,
we
do
not
count
those
floors
and
the
calculation
of
height,
so
that
can
be
up
to
four
storeys
or
up
to
40
feet.
Whichever
is
less,
they
do
not
have
four
storeys
of
40
feet
of
parking
height
proposed
for
this
project.
F
A
K
H
K
K
A
K
F
P
A
N
G
We
made
certain
assumptions
in
the
original
presentation
based
on
some
planning
numbers
that
we
use
typically
for
the
heights
of
mechanical
equipment
and
the
heights
of,
or
the
thickness
of
floor
slabs.
As
we've
done
further
work
and
refined
the
structure,
we
were
able
to
maximize
the
efficiency
of
the
structure
and
take
height
out
of
it.
A
G
H
G
A
A
A
S
S
This
high-rise
would
be
misplaced
in
that
setting.
I
believe
it's
alarming
to
me
to
realize
this
could
happen
without
pertinent
studies
of
how
Everson
would
be
impacted
in
the
long
term
and
I
wonder
who
may
be
thinking
long-range
about
our
infrastructure,
about
traffic
congestion,
the
environment
or
rising
rents
and
I.
Wonder
if
Everson
couldn't
sustain
more
high
rent
for
storefronts
I've
noticed
so
many
vacant
stores
in
our
downtown
Evanston
I
love
my
town
as
I
roll
around
Evanston
on
my
scooter,
the
joy
I
feel
is
slipping
away.
S
I
know
I
have
to
hold
my
straw
hat,
so
it
won't
blow
off
my
head
as
I,
pass
by
the
high
buildings
that
create
wind
and
shadows.
These
are
just
some
of
my
concerns
that
leave
me
uneasy
about
this
proposed
development,
as
well
as
the
many
developments
I
see
coming
to
Evanston.
If
the
zoning
variances
are
allowed
to
be
overridden
for
Albion,
this
building
would
not
only
be
out
of
scale
with
the
surrounding
neighborhood,
but
would
set
an
irreversible
precedent
that
would
continue
to
change
the
character
and
charm
of
Evanston
for
generations
to
come.
S
Other
folks
will
speak
tonight
may
cite
their
rebels
using
facts
and
figures,
but
I
am
speaking
from
the
heart
I'm
appealing
to
the
plan
Commission
to
decide
that
this
development
will
not
fit
in
my
neighborhood.
It
does
not
fit
with
the
spirit
of
the
town
that
I
have
loved
for
almost
six
decades.
I
am
registering
my
position
as
totally
opposed.
P
My
gym
shoes
on
well,
there
are
quite
a
few
angles
that
I
can
argue
against
the
LB
on
building
from
the
impact
on
neighbors,
the
neighborhood,
the
oversaturation
of
luxury
micro
high-rises
and
their
collective
impact.
The
city
not
following
the
master
plans,
including
the
2009
downtown
plan
and
architectural
issues,
as
well
as
the
affordability
crunch
that
this
could
put
us
in.
However,
I
know
the
primary
concern
of
the
plan.
Commission
is
zoning
and
planned
developments.
P
So
I
would
like
to
say
that
Albion
has
requested
zoning
variances
that
they
say
are
only
very
slightly
above
what
would
be
typical
for
a
d4
transitional
zoned
area.
I
quote:
the
density
of
the
building
itself
is
not
far
off
from
what
is
allowed
by
code
and
they
in
their
plan.
They
say
they
are
in
substantial
compliance
and
including
the
Evanston
zoning
ordinance
and
compatible
with
the
surrounding
downtown
development
in
terms
of
height,
bulk
and
scale.
P
I
am
a
former
chairman
of
the
Evanston
Zoning
Board
of
Appeals,
and
this
is
the
first
time
since
my
retirement
from
the
Zoning
Board
that
I
felt
compelled
to
publicly
oppose
any
proposal
for
construction
in
Evanston.
A
vehement
Lee
oppose
the
proposal
for
the
287
unit
rental
building
on
Sherman
Avenue.
The
proposed
building
site
is
a
d4
transition
district
with
zoning
requirements
specifically
geared
towards
creating
a
transition
between
the
height
and
mass
of
the
core
downtown
and
the
residential
areas.
The
proposed
building
is
the
antithesis
of
a
transition.
It
continues.
P
The
mass
of
the
rotary
building,
which
I'd
like
to
say,
is
in
the
d3
downtown
district
into
the
d4
district,
which
is
again
a
transitional
district.
The
combination
of
variants
is
being
sought
for
height
floor
area
ratio,
the
ziggurat
setback
and
for
everyone
else
who
probably
doesn't
know
what
that
means.
That
means
a
40-foot
setback
from
the
third
floor
to
the
top
would
enable
the
developer
to
build
a
structure,
that's
more
than
double
the
volume
of
what
could
be
built
on
this
property
if
the
requirements
were
complied
with.
This
is
not
a
variation.
P
This
is
an
obliteration
of
zoning
code.
The
proposed
building
also
violates
the
expressed
intent
to
create
pedestrian
friendly
walkways
among
our
most
important
pedestrian
streets.
Instead,
over
half
the
buildings
frontage
on
Sherman
Avenue
again,
that's
the
ziggurat
would
not
to
be
set
back
as
required
to
preserve
the
pedestrian
friendly
streetscape
I
urge
you
to
vote
against
this
proposal.
I.
Thank
you
for
your
service
to
the
city,
but
I
also
want
to
remind
you
about
your
responsibilities,
you
volunteered
for
to
protect
the
city
from
overdevelopment.
P
If
you
approve
this
building
and
it
gets
built,
it
will
become
a
monument
to
your
failure
to
protect
our
city,
a
very
massive
monument
that
you
and
many
generations
after
you
will
regularly
revisit.
This
is
not
a
legacy
we
should
be
leaving
from
our
years
of
service
to
our
community
Sincerely
Yours
Seth
Weinberger.
A
T
Members
of
the
Planning
Commission,
my
name
is
Thomas
Wesley
I'm,
a
designer
Evanson
resident
and
homeowner
for
the
past
ten
years,
I
love
my
city
and
have
come
to
this
meeting
to
speak
in
strong
support
of
the
proposed
Sherman
Avenue
development.
I
will
quickly
address
three
areas:
siting
design
and
economic
development
benefits.
The
building
said,
could
not
be
better
suited
to
a
residential
high-rise
building
a
taller
high-rises.
The
rotary
is
just
to
the
north
and
directly
to
the
east
is
the
13
story.
T
Holiday
Inn
to
the
south
is
another
block,
also
zone
d4,
with
a
145-foot
buildable
height
allowance
to
the
west.
The
property
is
bounded
by
both
the
Purple
Line
tracts
and
the
metro
tracts
to
the
west
of
the
tracks.
The
next
block
is
taken
up
by
commercial
zoning
and
Evanston
and
Aven
Police
Department.
This
space
provides
a
large
buffer
between
the
development
and
the
residential
neighborhoods
to
the
west.
For
our
urban
commuters,
this
site
is
just
blocks
from
public
transportation.
The
variance
requested
by
the
developer
versus
the
economic
growth
potential
seemed
reasonable
to
this
homeowner.
T
When
it
comes
to
building
design,
we
all
have
an
opinion
on
what
we
like
and
do
not
like,
but
without
a
question.
This
building
is
good,
if
not
great
design
as
a
design,
professional
and
architecture.
Buff
I
think
this
is
a
beautiful
building,
bold
and
modern,
but
with
a
reference
to
the
past,
the
three-story
brick
base
is
reminiscent
of
the
couple
of
remaining
vintage
buildings
to
the
north
and
across
the
street.
The
windows
on
this
portion
sensitively
play
off
the
existing
vintage
storefronts
on
the
top
of
this
three-story
portion
is
green
space
for
the
tenants.
T
This
green
revised
a
softening
transition
between
the
base
and
the
apartments
section
above
creating
a
human-scale
to
the
building
setting
the
upper
portion
and
angle
is
a
wonderful
idea
and
complices
three
goals.
It
is
deference
to
the
train
tracks
angling
behind
the
building.
It
adds
interest
to
the
building,
facade
and
reduces
the
canyon
wall
effect
that
makes
so
many
buildings
welcoming
the
undulating
facade
and
broken
up
window
panes
softened
the
building
and
add
interest.
T
The
Posehn
cantilevers
on
the
south
side
provides
sun
cover
for
the
public
pocket
park
at
street
level,
while
the
park
itself
provides
the
public
a
place
to
sit
or
gather.
Everyone
reacts
to
buildings
based
on
personal
likes
and
dislikes,
but
there
is
no
doubt
in
my
mind
that
this
design
is
thoughtful
and
well
done.
I
believe
is
this:
it
will
become
an
architectural
II,
significant
building
in
Evanston,
and
certainly
one
of
the
most
beautiful
apartment
buildings
built
in
Evanston
since
the
1920s.
T
Lastly,
and
most
important,
the
added
economic
development
opportunities
of
this
I
believe
the
addition
of
286
apartments
and
some
350
additional
residents
in
the
downtown
corridor
can
only
help
the
ongoing
revitalization
of
our
downtown
neighborhood.
These
additional
new
residents
will
use
services,
restaurants,
shops,
etc.
To
quote
Dan
Kelch
the
owner
of
Lulu's
taco,
Diablo
and
five-and-dime
from
the
September
Ace
Evanston.
Now
quote,
each
person
is
going
to
eat
close
to
1,100
meals
per
year,
representing
that
many
additional
opportunities
for
downtown
restaurants
to
increase
their
business.
Unquote
by
my
math.
T
T
The
additional
property
tax
is
estimated
to
be
1
million
dollars
annually
can
only
help
our
city's
budget
and
our
schools
I
feel.
The
decision
on
this
building
signifies
a
crossroads
for
Evanston.
This
development
is
a
great
use
of
underutilized
urban
space.
Great
design
adds
vitality
to
our
downtown.
Neighborhoods
has
1
million
dollars
in
annual
revenue
to
our
tax.
Rolls
does
Evanston
move
forward
or
simply
stay
in
place.
I
believe
we
as
a
city
should
move
forward
into
the
I,
am
under
30
minutes.
T
B
V
My
name
is
Lee
cats
I've
been
in
evidence
in
residence
since
1978
in
Evanston
businessman,
since
1971
I
live
right
behind
the
Civic
Center,
but
I
own,
also
with
my
partner,
the
property
on
the
west
side
of
the
tracks,
from
Lake
Street
to
Greenwood
on
Sherman
Avenue,
so
we're
directly
impacted
by
what
goes
on
with
this
building.
I
would
like
to
speak
in
favor
of
this
building.
I
think
there's
a
lot
of
misconceptions
and
distortions
about
what
goes
on
with
this
building.
V
First,
there
is
people
talking
about
it
being
for
I
was
told
here
in
the
hallway
for
ritzy
rich
people
well
at
$1,500,
that's
appropriate
for
a
sixty
thousand
dollar
income,
approximately
a
current
college
graduate
in
Evanston
or
in
Chicago
in
the
IT
business
in
the
design,
business
and
the
whatever
business
you
want
to
call.
It
starts
it's
somewhere
between
forty
and
sixty
thousand
dollars
a
year
in
the
IT
business.
They
start
at
seventy
seventy
five
thousand,
so
the
affordability
is
very
much
right
in
line
at
that.
V
Twenty
five
to
thirty
percent
range
for
a
new
college
graduate
with
a
job
living
in
Evanston.
It's
not
expensive.
It's
not
ritzy,
it's
just
a
normal
rent,
because
that's
what
rents
are
today
parking
there's
been
a
lot
of
talk
about
parking
in
this
building.
Has
a
parking
ratio?
I
think
points,
six
point,
six,
five
point:
five,
eight!
The
city
has
a
new
study.
V
The
other
thing
is
the
economic
viability
of
the
block.
The
block
no
longer
functions
economically
because
it's
at
a
best
use
basis.
The
taxes
are
too
high
for
Tommy
Nevins
they're
too
high
for
Prairie
moon.
We
have
a
lot
of
vacancies,
not
because
people
don't
want
to
spend
money
and
just
because
of
the
internet,
I'm
very
familiar
with
the
internet,
because
my
to
stores
have
to
deal
with
it
on
a
daily
basis.
V
A
H
W
X
X
X
Incidentally,
I
want
to
note
that
oak
parks
plan
commission
voted
down
their
building,
so
I
quote.
There
are
many
citizen
concerns
about
the
proposed
new
Albion
development.
I
agree
with
all
those
concerns,
but
I
want
to
focus
on
a
particular
concern
that
I
feel
stands
out
beyond
any
of
those.
The
impact
of
excessive
high-rise
development
will
have
on
our
residents
literally,
who
are
going
to
be
the
people
able
to
afford
to
live
in
these
units
and
who
will
not
in
analyzing
the
prospective
effects
of
the
elbe
on
building
on
affordability.
X
The
median
costs
for
available
luxury
apartments
is
two
thousand
four
hundred
twenty-six
dollars
per
month
up
to
three
thousand
forty
six
dollars
at
buildings,
like
e
to
using
the
rule
of
thumb
that
you
should
not
spend
more
than
30%
of
your
income
on
housing,
a
household
would
need
an
income
of
ninety
seven
thousand
forty
dollars
per
year
to
live.
There
check
my
math
and
if
the
average
rent
is
on
par
with
you
to
a
household
would
have
to
make
a
hundred
and
one
hundred
and
twenty
one
thousand
eight
hundred
and
forty
dollars.
X
X
We
want
to
invest
in
an
Evanston
where
many
of
our
current
residents
would
not
be
able
to
afford
to
live
in
the
housing
being
built
for
that
future,
where
the
rents
are
being
driven
even
higher
and
where
local
businesses
will
struggle
against
chains
to
afford
space
in
the
city's
most
visible
commercial
districts.
I
believe
we
simply
must
consider
that
in
the
United
States
of
America,
thirty
Seconds
most.
A
X
X
Y
Y
Regarding
the
planned
development
under
discussion
tonight,
joining
forces
sent
a
letter
to
the
plan
commission,
stating
our
request
that
the
Commission
require
albion
residential
to
provide
an
equivalent
alternative
proposal
under
the
inclusionary
housing
ordinance
that
includes
between
fifteen
and
twenty
nine
affordable
units,
in
addition
to
a
payment
to
the
affordable
housing
fund.
This
letter
was
included
in
the
packet
for
tonight
since
the
last
plan.
Commission
meeting
joining
forces
has
also
been
communicating
with
Albion
about
their
proposal,
as
it
relates
to
the
inclusionary
housing
ordinance.
Y
Albion
has
discussed
ideas
for
an
alternative
proposal
that
would
come
closer
to
fulfilling
our
request
for
more
affordable
units
on
site,
while
their
alternative
proposal
has
not
yet
been
presented
to
the
city
and
still
is
not
equivalent
to
the
requirements
of
the
inclusionary
housing
ordinance.
It
is
moving
in
the
right
direction
and
shows
that
Albion
is
willing
to
work
with
the
city
on
this
matter.
Y
L
I
live
500
feet
from
the
proposed
development
and
I
have
several
concerns.
The
density
first
of
all,
of
moving
in
300
people,
at
least
to
an
area
that
hasn't
had
that
at
all,
and
just
the
wildly
Viet
wild
violation
of
the
city
plan.
The
city
paid
a
quarter
of
a
million
dollars
for
in
only
2009
to
just
ignore
it
seems
like
we
should
just
throw
it
all
so,
nning
loss.
If
that's
the
case
I
and
let
it
we
know
what
anyone
built
whatever
they
want
to
build.
L
Another
concern
I
have
is
they're
taking
over
an
inadequate
Ally.
Is
there
the
entrance
to
this
apartment,
building
the
alleys
shared
by
a
thriving
business
capital
that
has
opened
another
location
downtown
because
they've
been
very
successful
in
Evanston
the
alley
I'm
right
right
near
that
alley
and
big
beer
trucks
that
are.
You
know
semis
that
aren't
supposed
to
go
through
the
residential
neighborhoods,
but
go
through
the
residential
neighborhood
because
they
go
to
on
dumpster
and
then
go
down
Elmwood.
L
They
can't
even
fit
in
that
alley
to
deliver
beer
to
the
you
know,
restaurants,
that
are
there
they
have
to
park
on
the
street
and
carry
it
into
the
alley.
So
this
is
going
to
be
the
access
for
moving
in
and
out
of
the
building
for
all
these
rental
units.
That's
just
crazy
I.
Also
I
I
was
not
trying
to
be
argumentative
when
or
or
even
quiz
the
architect
who
spoke
about
the
shadows,
but
the
she
spoke
about
the
shadows
from
the
building
falling
on
the
roof
of
the
Holiday
Inn.
L
I-I-I
really
urge
you
to
turn
down
this
development
because
it
violates
the
zoning
in
so
many
ways
by
the
number
of
people
they
want
to
move
in
by
the
number
of
parking.
The
parking
is
terrible
on
our
street
a
block
away,
and
we
have
two
hour
parking
limits
and
people
violate
them.
All
the
time,
because
there's
the
police
who,
despite
having
four
Lots
they
park
their
their
private
cars
there,
they
park
their
police
cars
there.
They
transfer
things
from
it's
just
also
the
Holiday
Inn.
Someone
had
many.
A
L
L
I
know
you're
very
strict
with
me.
The
Holiday
Inn
has
parking
there,
but
they
have
recently
told
to
all
the
store
owners
that
they
can't
have
monthly
parking
there.
So
the
store
owners
are
kind
of
strapped
for
looking
for
parking.
I
just
wanted
to
add
that
so
there's
a
lot
of
aspects
to
this
that
really
haven't
been
considered.
I
believe
so.
Thank
you.
B
Z
Yes,
my
name
is
Gary
good
friend
and
I
reside
at
1421.
Sherman
Avenue
I
appreciate
the
opportunity
to
voice
my
great
concerns
about
this
proposed
project.
First
I
do
agree
that
the
block
in
question
is
in
need
of
improvement.
The
Nevins
building
has
fallen
into
disrepair,
there's
a
vacant
lot
and
the
parking
lot
south
of
prairie
moon
is
unsightly.
But
this
monstrosity
of
a
development
is
not
the
answer.
The
proposed
density,
building,
height,
number
of
parking
spaces
and
other
features
represent
a
travesty.
Z
In
a
symbolic
insult
to
the
planning
codes
of
Evanston,
as
articulated
in
the
letter
that
was
read
from
our
former
zoning
chairman,
why
spend
the
time
and
investment
to
develop
a
comprehensive
plan
and
adopt
zoning
regulations
just
to
have
developers
seeking
to
make
huge
profits
and
record
to
work
and
request
significant
allowances
simply
in
exchange
for
contributions
to
city
initiatives?
No
matter
how
worthy
and
to
extol
its
alleged
virtues
as
a
good
corporate
citizen?
Z
Just
because
it'll
add
some
green
space
here
and
there
no
I'm,
not
naive
I,
know
this
type
of
give-and-take
between
local
governments
and
developers
is
typical
and
often
benefits
both
parties,
but
the
allowances
sought
by
all
be
and
for
this
project
are
so
out
of
line
from
existing
codes.
That's
both
surprising
and
frankly,
disappointing
that
the
city
has
allowed
the
project
to
reach
this
stage.
Now
a
woman
spoke
earlier
about
what
a
project
that
Albion
had
proposed
in
Oak
Park
I
want
to
give
some
more
specifics
today.
Z
A
H
Z
Well,
I'm:
what
wow?
That's
really
something
sir
I
am
very
surprised:
I'm
not
allowed
to
present.
That
anyway
was
voted
down
by
the
Plan,
Commission
and
they're.
Worse,
compromise
requested
and
y'all.
Being
president
wait
a
minute.
Are
we
talking
about
Oak
Park
here,
oh
I'm,
sorry
I
missed
my
paragraph.
My
reading
there,
okay
I,
can't.
Z
Close
to
three
minutes,
sir
I,
don't
believe
so
particularly
okay
I
could
go
on,
but
I
can't
unfortunately,
but
my
greatest
concern
is
about
the
extreme
shortage
of
parking
proposed
Albion
and
can
keep
talking
about
the
alleged
trend
that
many
occupants
will
not
be
owning
cars.
But
what
happens
if
that
trend
changes
in
my
building
a
millennial
couple
that
rents
a
one-bedroom
unit
drives
two
cars
and
with
just
one
space,
one
car
is
parked
on
the
streets.
So
maybe
this
trend
is
changing
already.
Z
AA
My
name
is
Tracy
McKeon
I
am
the
director
of
a
non-profit
in
Evanston
that
serves
homeless
families
that
his
family
promised
Chicago
North
Shore
I
also
am
representing
joining
forces
and
the
Interfaith
action
of
Evanston
advocacy
team
I
am
here
I,
don't
want
to
like.
You
asked
talk
about
what
sue
luck
talked
about
already,
but
I
do
want
to
stress
the
need
for
affordable
units
and
that
if
Albion
Development
is
working
with
in
the
iho
that
they
look
to
set
aside
the
most
affordable
units
instead
of
paying
into
the
fun.
Thank
you.
Thank
you.
A
AB
Good
evening
my
name
is
Chris
Pappas
and
I'm.
The
owner
of
ehia
spa
across
the
street,
from
the
development
I'm
here
to
express
several
concerns.
I
have
with
the
proposed
building.
My
concerns
fall
into
two
different
categories,
some
of
which
have
already
been
touched
upon,
but
I
want
to
talk
about
it
more
from
a
businesses
perspective.
The
first
is
the
detrimental
impact
on
parking
for
clients
and
employees.
AB
I'm
extremely
concerned
that,
as
a
small
business
owner
at
having
my
clients
and
employees
being
adversely
impacted
with
yet
another,
apparently
more
significant
parking
challenge.
We
have
a
wonderful
business
with
a
reputation.
We
have
worked
very
hard
to
earn,
but
I
expect
our
clients
inability
to
access
our
facility
for
two
years
due
to
the
adversely
impacted
parking
availability
to
be
devastating
for
our
business
thought
to
consider.
Is
there
any
way
to
apportion
parking
to
businesses
such
as
mine
and
other
local
businesses?
That
would
be
adversely
impacted
just
a
suggestion.
AB
I
really
believe
we
need
to
have
a
high
level
of
confidence
that
parking
will
be
available
for
our
clients
and
employees.
During
this
two-year
construction
period.
Concern
number
two:
the
noise
impact
from
the
construction
will
adversely
impact
our
quiet
and
calm
spa
environment
to
which
our
clients
have
become
accustomed
in
which
they
expect.
AB
Needless
to
say,
a
lengthy
period
of
demolition,
followed
by
an
extended
period
of
new
construction,
will
necessarily
come
with
the
tremendous
amount
of
noise.
I
understand
the
construction
process,
I'm,
not
sure
what
can
be
done
or
how
it
can
be
mitigated,
but
for
a
business
which
provide
quite
quiet
and
calm
as
a
part
of
our
business
requirement,
the
aforementioned
clearly
works
massively
at
Quora
at
cross-purposes
with
that
objective.
AB
40%
of
the
treatment
rooms
at
my
spa
are
on
the
Sherman
side
of
the
street
across
from
the
street,
where
the
demolition
and
construction
will
take
place
for
two
years.
I
need
some
accommodation
so
that
this
new
building
construction
does
not
result
in
the
destruction
of
my
business.
Thoughts
to
consider
is
it
possible
for
there
to
be
some
sort
of
decibel
limitation
on
the
construction
site
or
a
soundproofing
allowance
for
the
affected
businesses,
while
it
may
not
seem
a
long
time
to
many
two
years
of
construction
is
an
eternity
for
a
small
business.
AB
Two
years
of
construction
can
destroy
a
small
business
seeking
to
make
payroll
every
two
weeks
someone's
already
mentioned
the
number
of
businesses
coming
in
and
out
of
Evanston
already
I'm
very
concerned,
and
would
appreciate
some
sort
of
consideration
as
you
go
through
your
deliberating
process,
thanks
very
much
for
your
time
and
for
listening
to
all
of
us,
Thank
You
mr.
panelist.
AC
Maybe
lower
this
for
a
moment
good
evening,
Planning,
Commission
and
friends
and
neighbors
of
mine
here
in
Evanston
I
am
Ann
Evans
hold
on
me.
This
is
that
staying
sorry
I'm
here
as
an
Evanston
residents
since
1975
and
I've
seen
the
ups
and
downs
of
economic
development
here
in
Evanston,
I've
also
been
the
proud
owner
of
two
businesses
that
are
have
been
in
Evanston
and
I
also
have
to
note
that
I
was
businesswoman
of
the
year
in
1995
by
the
business
and
professional
women
of
the
North
Shore
I'm.
AC
Also
here,
as
someone
who
recognizes
an
opportunity
when
I
see
it,
which
is
why
I
support
the
Albion
project
and
urge
the
planned
Commission
to
approve
it.
I
support
the
Albion
project
for
several
reasons.
As
a
longtime
resident
of
downtown
Evanston,
it
will
bring
more
cultural,
energy
and
economic
activity
to
an
area
that
does
need
improvement.
I'm
also
impressed
with
Albin's
commitment
to
Evanston
I'm
impressed
that
they're,
not
asking
for
a
TIF
funding
or
a
tax
abatement.
AC
Also
I,
think.
What
we
seem
to
forget
is
that
the
downtown
has
become
a
neighborhood
and
it
happens
to
be
my
neighborhood.
I
live
in
1580
Sherman
Avenue
that
controversial
building
many
years
ago.
That
people
did
not
want
in
downtown
Evanston
because
it
was
going
to
change
the
culture
of
Evanston.
Well,
look
what
we
have
now
I
am
very
proud.
AC
Downtown
Evanston
has
made
up
of
people
just
like
myself.
I
will
repeat
downtown
Evanston
is
my
neighborhood.
It's
where
I
and
my
neighbor
shop
eat
work
play
Williams
shoes
cBS,
going
to
the
movies,
my
cleaners
on
Chicago
Avenue,
my
dentist
on
Church
Street
grabbing,
my
milk
at
7-eleven
or
Whole
Foods
having
coffee
at
Panera
Capital
or
at
the
Olympic,
and
exercising
at
the.
AC
Why
I
enjoy
greeting
all
of
my
neighbors
as
I
walk
through
downtown
and
the
health
of
those
businesses
depends
on
foot
traffic,
not
just
on
Friday
and
Saturday
nights,
but
Sunday
through
Thursday
and
yes,
parking
is
difficult.
I
ask
me:
I
live
right
in
the
middle
right
across
from
Fountain
Square
I
encourage
the
plan
Commission
to
discuss
the
project
albian
has
proposed
in
detail,
which
is
appropriate
to
all
of
the
members
of
this
commission.
I
also
urge
you
to
take
a
broader
view
about
economic
development
in
Evanston.
AC
AD
U
Until
this
ordinance
can
be
changed
to
where
it
removes
the
buyout
option
altogether
or
increases
it
considerably,
it
will
be
up
to
this
city
to
push
for
affordable
units
on
site
at
new
developments,
and
so,
if,
if
that
were
something
that
we're
pushed
for,
if
this
were
approved
or
recommended
to
be
moved
on
to
the
next
step,
it
would
set
the
right
kind
of
precedent
and
I
wanted
to
invite
you
to
include
that
in
what
other.
Whatever
recommendation
you
make,
if
you
recommend
that
the
development?
AE
AE
During
that
election
we
filled
it
on
a
weeknight
with
candidates
for
mayor
and
aldermen,
because
people
in
the
city
are
so
concerned
about
the
lack
of
affordable
housing
and
here's
a
chance
for
us
to
show
the
political
will
is
here.
So
those
of
you
who
are
elected
officials
I
pray
that
you'll
hearken
to
this.
This
is
a
moral
imperative
to
carry
out
those
commitments.
In
other
words,
no
more
walls
up
here
amen.
AE
So
we
ask
you
to
honor
both
the
letter
of
the
inclusionary
housing
ordinance,
along
with
its
recent
amendments
and
its
intention
by
calling
for
the
maximum
number
of
affordable
units
possible
and
contributions
to
the
affordable
housing
fund
for
the
shortfall.
In
summary,
no
more
walls,
inclusion,
diversity
and
courage,
break
them
down,
and
we
have
the
opportunity
to,
as
I
said,
harken
to
that
value.
That
I
hope
we
all
share
tonight.
Thank
you.
AF
What
I'd
like
to
talk
about
a
little
bit
is
I'd
like
to
talk
about
the
fact
that
in
Evanston
there
have
been
troubling
trends
regarding
socio-economic
and
racial
ethnic
presence
in
our
town
in
recent
years
has
been
a
significant
drop
of
african-american
residents
in
Evanston,
while
the
remains
of
rather
robust
presence
of
african-americans.
It
is
troubling
to
note
this
downward
trend,
particularly
with
the
upward
trend
of
development
projects
like
that
proposed
for
tonight.
A
primary
reason.
AF
African-Americans
and
other
minorities,
or
leaving
of
instant,
has
to
do
with
a
lack
of
affordable
housing
and,
some
would
say,
a
lack
of
credible
concern
in
our
elected
officials
and
appointed
officials
regarding
affordable
housing.
We
and
by
we
I
mean
all
of
us
elected
and
appointed
officials,
developers
african-americans
Latinos
white
residents.
We
must
take
pause
for
a
moment.
We
must
work
together
with
concerted
effort
to
ensure
that
every
new
development
has
an
undergirding
of
affordable
housing
units
made
available.
Evanston
is
a
beautiful
town.
AF
It's
an
incredible
place
to
be
born
to
grow
up,
to
get
married,
to
raise
children
and
to
grow
old.
It
is
beautiful
because
of
its
amazing
array,
of
magnificent
diversity.
We
are
the
world
in
eight
square
miles.
We
are
rich
and
poor,
black
brown,
yellow
white
straight
gay
and
other
there's
no
mistake
about
this.
There
has
been
some
intentionality
I
believe
rooted
in
the
hopes
and
dreams
of
those
who
lived
here
long
before
us.
AF
My
great-grandparents
chose
Evanston
and
my
great-grandmother
arrived
in
1893,
believing
that
Evanston
for
all
its
challenges
in
the
1880s
possessed
a
grand
vision
of
beloved
community.
She
was
a
seamstress
who
lived
on
Dempster
and
Grove
before
marrying
a
podiatrist
who
got
his
degree
from
dr.
Scholl
school
of
podiatry
in
Chicago,
they
built
a
home
on
gray,
Avenue
and
lived
there
for
70
years.
Today
they
would
not
have
been
able
to
start
such
a
life
in
Evanston.
They
would
not
have
been
able
to
afford
it.
That
is
wrong
and
we
must
be
resilient
and
change
it.
AF
AG
We
spoken
of
the
Reverend
just
spoke
of
the
diversity
of
our
population,
how
important
it
is
and
how
it
creates
the
character
of
Evanston,
but
I
would
like
to
speak
more
specifically
if
this
proposal
is
approved
of
the
diversity
of
the
affordable
units.
That
I
hope
we
hope
will
be
offered
I.
Think
about
the
people
that
I
serve
during
the
week.
That
I
would
love
to
have,
as
my
neighbors
here
in
Evanston
and
I,
think
a
lot
of
you
would
too,
but
they
can't
afford
to
live
here.
AG
I
think
of
to
eat
EHS
graduates,
teenaged
parents
who
do
not
live
together,
but
have
their
children
in
early
headstart
program
here
in
Evanston
and
are
the
most
wonderful,
loving
tender,
firm
discipline
airing
stupid
parents
that
one
could
imagine
with
a
darling
through
year-old
son
I
would
like
to
see
them
be
in
this
affordable
housing
and
be
able
to
move
perhaps
from
a
studio
kind
of
a
situation
into
a
one-bedroom
as
their
income
might
improve,
because
of
course
they
have
jobs.
I
think
about
a
couple
in
their
50s
with
a
young
son.
AG
AG
One
time
as
I
was
closing
one
of
the
soup
kitchens
that
I
manage
here
in
Evanston
I
was
trying
to
get
the
people
out
time
for
the
volunteers
to
eat
and
go
home
and
I
started,
quoting
Macbeth
because
I'm,
a
former
English
teacher,
the
soliloquy
tomorrow
and
tomorrow,
creeps
in
this
petty
pace
from
day
to
day
trying
to
get
them
to
improve
their
pace.
And
this
gentleman
with
dreadlocks
halfway
down
his
back,
a
large
man
at
my
elbow,
starts
to
say
the
soliloquy.
Along
with
me.
AG
We
have
a
close
personal
relationship
now
and
he
is
an
Evanston
Township
High
School
graduate
who
learned
to
memorize
that
soliloquy
from
his
high
school
teacher.
But
he
and
his
wife
live
on
the
west
side
of
Chicago.
They
can't
afford
to
live
here
with
jobs
and,
lastly,
putting
another
face
on
the
people
that
we
are
trying
to
talk
about
that.
We
want,
as
our
neighbors
a
couple
of
a
pair
of
parents
in
their
30s
who
live
in
Chicago
with
darling,
yellow
haired
girls
preschool
pre-k.
The
four-year-old
is
the
best
reader
in
her
school.
H
N
Good
evening,
I'm
here
this
evening
to
present
you
with
a
petition
with
over
1300
signatures
after
only
being
in
circulation
for
a
couple
of
weeks
to
ask
you
to
please
reject
this
Albion
project
in
accordance
with
Evanston's
downtown
plan.
The
14
15
1452
1508
block
of
Sherman
Avenue
is
a
key
transitional
block
between
Evanston's
downtown
and
the
city's
historic
residential
neighborhoods.
N
Disinviting
human-scale
block
is
home
to
a
number
of
independent
restaurants
and
store
fronts,
including
timing,
Evans
and
Prairie
moon.
The
for-profit
developer,
called
Albion,
has
submitted
a
287
unit,
16-story
proposal
that
threatened
that
threatens
the
unique
character
and
quality
of
Evanston's
downtown.
The
former
chair
of
the
Zoning
Board
of
Appeals
said
I
can
I'm.
H
N
H
N
Former
chair
of
the
Zoning
Board
of
Appeals
said
I
cannot
recall
any
building
proposal
that
was
as
inappropriate
for
the
site
proposed
as
this
development
for
Sherman
Avenue.
In
fact,
the
proposed
development
violates
the
city's
own
unquote.
In
fact,
the
proposed
development
violates
the
city's
own
zoning
guidelines.
The
proposal
includes
too
many
units
and
too
few
parking
spaces.
It
is
too
close
to
the
sidewalk
and
is
far
too
tall.
N
Even
still,
the
development
fails
to
provide
sufficient
on-site,
affordable
housing
instead
catering
to
the
already
oversaturated
high
end
luxury
rental
market,
the
building,
which
is
unlikely
to
provide
sufficient
tax
revenue,
may
further
exacerbate
Evanston's
affordability
crisis
and
undermine
Evanston's,
fair
housing
opportunities,
create
severe
wind
tunnels
and
cause
serious
congestion.
Despite
these
concerns,
neither
the
city
nor
the
developer
has
conducted
a
single
study
on
the
building's
impact.
N
Thoughtful
development
is
critical
to
a
city
success.
Let's
reimagine
this
block
of
Sherman
Avenue
in
a
vibrant,
human-scale
way,
incorporating
sufficient
on-site,
affordable
housing,
respecting
respecting
the
city's
downtown
plan
that
we
all
pay
dearly
for
with
our
tax
money
and
reflecting
Evanston's,
unique
and
welcoming
character.
N
M
Good
evening,
Albion
residential
is
proposing
a
mega
development
which
obliterates
the
zoning
code
disregards
lead
requirements
does
not
meet
LEED
Silver
certification
provides
no
obvious
public
benefits
and
does
not
meet
the
standards
for
a
planned
development.
A
local
architect,
Sutton
is
letter
to
the
plan.
Commission
quote
the
proposal
does
not
appear
to
be
a
credible,
actual
building
design,
but
rather
an
exploratory
inquiry
into
the
extent
that
Levinson
is
willing
to
disregard
its
zoning
and
planning
criteria
in
support
of
a
taxable
change
to
the
city.
M
Allowing
the
proposed
project
is
equivalent
to
rezoning
the
project
from
d4
to
d3.
The
proposed
project
height
FA,
are
number
of
units,
etc
is
with
an
allowance
of
the
d3
zoning
district,
with
the
exception
of
zero
foot,
Zechariah
set
back
at
Sherman
Lake
and
a
needed
needed
setback
from
the
north
property
line.
For
the
tower
section.
M
The
law
suggests
that
you
can't
in
effect,
rezone
property
without
following
the
proper
procedure
for
rezoning
the
property
city
of
Evanston,
City
Code,
section
636,
6
states
that,
in
order
to
get
rezoning
approve
the
P
you
do
has
to
the
PUD
Planned
Unit
development
has
to
be
under
unitary
control.
This
means
that
the
PUD
has
to
have
one
owner,
while
Albion
has
prospective
land
control
for
this
proposed
development
per
the
disclosure
of
ownership
interest
in
the
albuns
planned
development
application.
M
They
are
now
not
the
sole
owner
of
the
proposed
site
records
show
Jacqueline,
J
Goldberg
of
Evanston
currently
owns
the
northern
part
of
the
property,
and
the
southern
end
of
the
block
is
owned
by
Nevins
real
estate
now
unto
lead.
Albion
says
that
they
can
easily
earn
four
points
for
building
reuse,
including
maintenance,
existing
walls,
floors
and
roof,
as
well
as
an
interior
non
structural
elements.
How
is
this
possible
if
Albion
plans
to
unreason
existing
buildings
on
four
of
the
six
Lots
to
the
planned
development
that
the
plan
development
will
be
located
on?
M
It
is
fundamentally
unsustainable
to
tear
down
a
historic
building
and
rebuild
it
with
a
quote
green
building.
Unquote.
This
is
the
subtraction
of
four
points.
Albion
should
not
be
able
to
come
up
with
any
points
in
the
materials
and
resources
section,
as
they
are
not
reusing
any
of
the
existing
buildings.
The
required
topographic
survey
provided
does
not
have
any
references
to
subsurface
subsurface
conditions
included,
including
the
toxic
waste
deposits
that
will
have
to
be
cleaned
up
on
the
site.
This
was
actually
stated
by
casually
stated
by
mr.
M
Yule
at
the
dabber
meeting,
an
environmental
impact
study
should
be
performed
and
a
very
thorough
plan
should
be
provided
by
Albion
on
how
it
plans
and
cleaning
up
all
of
this
toxic
waste.
No
electric
vehicle
chart,
no
electrical
vehicle
charging
stations
are
provided.
Albion
would
need
to
install
2%
of
parking
spaces
with
EB
charging
and
designate
the
spots
as
such.
This
is
a
subtraction
of
a
point.
A
local
architect
said
that
in
a
north/south,
building
with
long
east
and
west
faces
suffers
the
worst
possible
solar
orientation.
M
These
long
plat,
glass
and
silver
plan
panel
walls
will
be
essentially
huge
mirrors
in
the
full-on
low-angle
morning
and
afternoon,
sunlight
absorbing
great
heat
and
reflecting
light
as
a
blinding
nuisance
to
neighbors.
This
building
orientation
is
a
particularly
deficit.
Albion
could
earn
two
points
at
the
roof
garden
and
pocket
park
comprised
at
least
40%
of
the
site
area
and
utilized
native
and
the
end
adaptive
plants
provide
habitat
and
promote
biodiversity,
but
after
reviewing
the
plans,
it
appears
that
the
roof
garden
in
pocket
park
will
cover
a
very
minimal,
very
minimal
percentage
of
the
site
area.
M
M
Park
is
all
hardscape
with
no
permeability.
Albion
does
not
use
part
permeable
materials
on
their
pocket
park,
so
in
a
in
Albion
LEED
checklist,
they
state
that
they
will
earn
50
points
which
barely
makes
the
cutoff
for
LEED
Silver
a
requirement
for
PUD.
My
calculations
show
that
albion
cannot
the
more
earn
more
than
at
most
46
points
and
the
dearth
appoints
denies
them.
M
Leed,
certification
and
so
I
will
end
with
reminding
you
that
Albion
residential
is
requesting
five
major
variances
and
the
city
of
Evanston
City
Code
Section,
six,
three
five,
nine
B
States
quote
the
zoning
ordinance,
prohibits
the
approval
of
a
variation
in
combination
with
a
planned
development.
Unquote.
Thank
you.
AH
Hello
I
live
at
1325,
Greenleaf
and
I've.
Actually
am
a
relatively
new
resident.
I've
lived
in
Evanston
for
two
years
and
I
moved
here
for
the
schools
and
also
because
it
also
provided
an
interesting
place
to
live
with
interesting
people.
Diverse
people
I
find
it
boring
when
everyone
is
just
like
me.
AH
That
is
something
that
is
very
important
to
me,
but
even
if
the
albian
development
results
in
the
full
compliance
with
the
or
with
the
you
know,
as
the
affordable
housing
set-aside
is
set
up,
that
provides
housing
for
15
people.
This
is
a
drop
in
the
bucket.
There
are
a
lot
of
people
who
want
to
live
in
Evanston
and
cannot
afford
to
live
there.
Let's
not
be
satisfied
with
crumbs.
AH
It
is
going
to
it
is
going
to
continue
the
scarcity
of
moderate
income
housing
that
has
been
created
by
all
these
luxury
developments.
So
I
know
people
have
had
great
experiences
with
their
big
hi
that
they
live
in
with
all
the
luxury
developments.
How
many
more
are
we
gonna
have
in
three
hundred
and
seventy
thousand
multifamily
rental
units
completed
nationally
from
2012
to
2014
and
50
for
u.s.
metropolitan
areas?
According
to
a
real
estate,
research
firm
82%
were
in
the
luxury
category.
AH
In
the
past
construction
cycles,
new
apartment
as
new
apartment,
buildings
came
online
landlords
and
older
buildings,
sometimes
reduce
rents
are
at
least
didn't
raise,
rents,
providing
a
steady
supply
of
moderately
priced
apartments.
This
isn't
happening
in
this
construction
cycle
with
all
these
new
luxury
developments,
due
in
part
to
a
supply
shortage
of
rentals,
all
kinds
of
rentals
are
in
short
supply.
So
what
we're
doing
with
creating
all
this
high-end
luxury
rentals
we're
creating
scarcity
for
moderate
housing.
AH
AH
No,
because
even
if
we
get
saturated
bill
it
so
build
these
units
until
we
get
saturated,
they
will
not
result
eventually
in
lower
rents
for
middle-income
families,
because
these
units
are
too
small
for
families.
How
many
families
live
in
800
square
feet?
How
many
families
I
mean?
Please
families
are
not
ever
going
to
live
in
these
units.
AH
60%
of
the
median
income
you
know
set
asides.
This
is
of
the
meeting
them
coming
up
70
and
that
rent
would
be
a
thousand
and
fifty
dollars
for
61
percent
of
seniors.
Social
Security
provides
the
majority
of
their
cash
income
for
30
percent.
It
provides
90
percent
of
their
cash
income.
Most
of
these
are
women,
and
that
would
represent
forty
percent
of
their
income.
Not
all
seniors
have
other
income.
Besides
Social
Security,
there
are
a
lot
of
us.
This
will
be
me,
wrap.
A
AI
Hi
I
just
prepared
something
very,
very
briefly.
Excuse
me,
I
didn't
realize
I'd
be
called
next.
My
name
is
Tracy
white
and
my
husband
I
recently
purchased
a
house
in
Central
Evanston
and
we're
gonna
be
moving
here
in
the
winter.
So
why
am
I
here?
I
grew
up
in
Evanston
I
was
born
and
raised
and
I
have
a
profound
commitment
to
Evanston
and
it's
character,
we're
moving
from
the
neighborhood
right
out
of
Logan
Square
in
Chicago,
where
we've
lived
for
15
years.
AI
At
that
time,
we've
seen
an
emergence
of
several
of
these
micro
luxury
units
that
we've
been
talking
about.
One
of
the
reasons
I'm
so
excited
to
move
back
to
Evanston
is
that
I've
always
loved
the
character
and
charm
and
the
local
feel
of
the
downtown
area.
So
I
was
pretty
discouraged
to
find
out
that
what
I
was
trying
to
leave
was
now
coming
here
to
Evanston.
AI
The
building
itself
seems
a
little
bit
out
of
place
for
the
area.
I
also
hope
that
the
City
Council
is
not
under
estimating
the
constituents
distaste
for
some
of
the
large
development
projects
like
these,
especially
when
they
seem
to
be
coming
down.
The
pipeline
so
fast
and
so
furiously
I
know
that
my
neighborhood
in
Chicago
allowed
these
towers
to
be
built
and
post
construction.
Almost
everybody
I
know,
including
young
people,
are
upset
about
it
for
a
number
of
reasons.
AI
AI
I
believe
I
think
that
I
can't
speak
to
why
exactly
all
of
his
reasons
for
downzoning
this
area,
but
I
do
know
that
the
all
the
aldermen
in
my
area,
several
of
them,
have
gotten
a
lot
of
pushback
from
residents
longtime
residents
about
these
types
of
micro
luxury
developments,
especially
who
are
concerned
about
the
neighborhood,
the
direction
the
neighborhood
is
taking
I
know
mr.
Rosa,
my
alderman
has
also
spoken
his.
AI
Well,
I'd,
like
I,
said:
I
do
believe
that
post
construction
that
distaste
that
constituents
have
for
these
types
of
developments
is
significant
and
I
think
that
the
alderman
in
my
area
have
sort
of
changed
their
tone
about
them
once
they
see
they're
built
and
once
they
see
how
the
residents
feel
about
them
and
I
love
the
city.
That's
why
I'm
moving
back
and
I
tope
that
you
see
that
this
particular
development
is
not
right
for
Evanston
I
I'm,
not
anti
development
I!
You
know
you
can't
stop
the
market.
I
totally
understand
that.
AI
AJ
AK
Good
evening
and
thank
you,
I
am
in
support
of
this
development
from
a
business
perspective,
I
oversee
the
Tommy
Nevins
pub,
as
well
as
the
Pete
Miller's
Steakhouse
in
the
downtown
Evanston
area.
The
reality
is
with
Tommy
and
Evans
else.
I'll
speak
on
topping
Evans
and
then
I'll
speak
Pete,
Miller's
behalf,
because
I
think
they
go
cup
coincide.
The
reality
is
with
Tommy
and
Evans.
AK
We've
seen
a
decrease
of
revenue
in
the
last
three
years
of
30
percent
due
to
lack
of
traffic
in
the
area
which,
eventually,
as
one
other
person
commented
about
the
dirty
rain
deviation
of
the
building.
That's
due
because
we're
losing
money,
we're
losing
money,
and
we
are
unfortunately,
gonna
have
to
close
if
this
rust.
If
this
development
does
not
come
in,
that's
the
reality
of
it
and
it's
unfortunate
because
I'd
like
to
keep
developing
or
keep
that
there.
AK
But
it's
not
the
case
with
Pete
Miller's
we've
seen
a
decline
as
well,
and
that
development
will
help
our
business.
What's
good
for
the
community
is
good
for
business
and
what's
good
for
business
is
good
for
the
community
and
I
strongly
urge
this
committee
to
look
at
that.
As
this
is
a
partnership,
this
isn't
just
one-sided,
they
need.
AK
AJ
One
of
the
reasons
I
did
move
in.
There
is
I
love
views
and
I
got
a
unit
at
the
very
southwest
corner,
a
one-bedroom
and
before
I
purchased.
That
unit
I
did
a
careful
angle
measurement
on
an
atlas
map.
I
had
all
the
way
down
to
the
loop
and
figured
out.
I
can
see
the
Willis
Tower
from
my
unit
if
they
do
I'm
on
the
11th
floor,
but
if
they
do
build
this
development
up
to
its
proposed
height,
that
would
totally
cut
off
that
view.
AJ
Much
of
the
many
of
the
points
I've
said
here
have
been
already
made,
so
I'll
just
make
a
few
I
think
our
new,
with
all
the
much
more
greater
increase
on
purchasing
amla
online
using
the
Internet,
the
commercial
sidewalk
space
of
proposed
nest
building
is
very
unlikely
to
be
used.
Some
specific
example
examples
are
the
recent
closing
of
a
the
juice
of
a
bank
and
OfficeMax
and
the
Sherman
Plaza
building
that's
B
and
then
C
the
cleaners
and
then
the
fashion
shop
in
our
Optima
towers,
building
and
D
the
Borders
bookstore
and
E
RadioShack.
AJ
AJ
Your
point,
the
large
office
building
at
1,800,
Sherman
and
finally
11
the
large
new
apartment
building.
They
just
are
almost
completing
west
of
the
metro
tracks
and
south
of
Davis.
Certainly
we
do
not
need
yet
another
to
add
to
the
already
bad
congestion
and
probability
of
injury
or
even
death
from
accidents.
Thank
you.
Thank
you,
sir.
AL
My
name
is
Greg
Williams
I'm,
a
Evanston
resident
and
a
very
experienced
commercial
architect.
I
was
the
project
architect
for
the
frito-lay
national
headquarters,
Discover
card
headquarters,
budget
rental,
car
headquarters,
motorola
campus
in
Harvard,
and
actually
the
original
project
architect
for
Sherman
Plaza
I've
commented
on
in
opposition
to
this
project
and
prior
letters,
but
would
like
to
update
my
criticisms.
The
developer
has
attempted
to
minimize
the
gross
excesses
of
the
project
as
compared
to
the
zoning
both
here
and
in
the
press,
and
but
in
general
it
is
as
obviously
nominally
20%.
AL
You
know
beyond
what
it's
allowed
by
zoning
and
there's
been
a
lot
of
talk
about
that.
One
number
that
hasn't
been
talked
about
is
density.
His
project
narrative.
It
admits
a
slight
increase
in
density,
which
is
a
sleight-of-hand
based
on
the
assumption
of
four
people
per
unit
in
each
of
the
allowed
93
units,
which
is
not
defensible
not
even
in
rent-controlled
apartments
in
Brooklyn.
Are
there
four
people
per
unit
and
even
a
typical
two
people
per
unit.
There
would
be
80
186
people
in
this
in
this
on
this
site.
AL
AL
These
planning
issues
are
obviate
obligated
by
the
latest
ground
floor
plan
most
critical
and
that
the
retail
spaces
are
handicapped
by
restrictions
and
isolation
from
all
service
loading
and
trash
elements
necessary
for
retail
Evanston
already
has
a
retail
vacancy
crisis.
It
would
be
foolish
to
provide
retail
space
that
is
guaranteed
to
fail
because
of
these
issues.
The
location
of
the
tower
lobby,
elevators
parking
spaces
and
ramp
completely
cut
off
the
retail
spaces
from
what
should
be
an
unusually
accessible
alley
for
retail.
Why
locate
the
residential
lobby
in
between
the
retails,
the
resident,
the
retail
spaces?
AL
AL
The
retail
spaces
are
cut
off
from
both
the
loading
and
the
undersized
trash
room
by
the
tower
parking.
The
only
access
is
through
a
shared
small
hallway
that
has
a
wheelchair
residents,
people
moving
furniture
bikes
and
incredibly,
the
only
egress
from
the
North
Tower
Fire
stair,
which
should
be
actually
totally
separate.
The
fire
department
should
have
commented
on
this
part
of
the
parking
requirement
is
to
support
retail
spaces.
The
grounds
for
parking
should
be
dedicated
for
the
retail,
but
it
shows
that
is
residential
parking.
AL
AL
There's
no
security
between
the
elements
and
the
traffic
conflicts.
Conflicts
between
residents
and
retail
service
is
not
defensible.
The
parking
entry
is
still
problematic,
making
a
turn
through
the
entry
door.
If
there's
no
space
for
an
entry
reader
machine,
it's
not
typical
to
have
the
parking
garage
elevators
connect
directly
to
the
residential
tower.
This
is
a
fire
and
security
problem.
Anyone
in
the
garage
could
piggyback
up
to
the
residential
floors.
AL
We
all
stop
here,
but
it's
obvious
and
imperative
that
this
proposal
should
not
be
advanced.
We
have
seen
this
week
another
growth
development
proposal
for
downtown,
which
is
a
clear
resulting
successor
to
the
failure
of
the
city
to
defend
zoning
guidelines
and
priorities.
It
is
clear
that
this
site
is
needs
updating
and
it's
an
excellent
site,
but
this
project
is
far
far
too
large.
AL
H
AM
I'm
Lynn
Ewing
and
I'm
an
oven,
stone
resident,
as
well
as
having
been
an
Evanston
real
estate
broker
for
the
past
24
years
and
as
such,
I
want
to
address
the
issue
of
the
parking
in
this
building.
From
a
real
estate
brokers
experienced
perspective,
there
are
286
units
and
186
parking
spaces,
even
though
they
are
saying
that
many
people
will
not
be
having
a
car.
AM
That
is
assuming
that
at
least
100
of
these
units
will
be
occupied
by
people
who
have
no
cars
and
no
anticipation
of
having
a
car
to
say
that
they
can
rent
parking
at
some
of
the
other
garages
is
also
very
unrealistic,
verging
I,
think
quite
on
fantasy
world.
In
that
the
nearest
one
would
be
Sherman
Plaza,
which
would
be
a
walkable
two
and
a
half
blocks
minimum
from
this
projects,
location
and
from
working
with
many
different
clients
over
the
years.
AM
I'm
going
to
tell
you,
that's
really
unrealistic,
they're
now
going
to
say,
I'm
going
to
rent
this
place
here
and
I'll
walk
two
and
a
half
blocks
to
parking,
especially
in
the
winter.
It
isn't
going
to
happen
if
there
are
two
people
in
a
unit.
Most
likely
at
least
half
of
those
units
will
have
two
people
with
cars
wanting
two
parking
spaces
in
their
building.
If
they
can
be
provided,
that's
going
to
be
impossible
with
the
percentage
of
units
compared
to
the
percentage
of
parking.
AM
AM
Further
over
these
past
24
years,
I
have
personally
witnessed
a
huge
difference
in
the
types
of
economic
levels
of
the
people
who
can
and
cannot
come
into
this
community
when
I
first
started
in
the
business,
people
of
all
economic
levels
were
coming
here
and
were
able
to
live
here
and
over
the
years
with
the
way
that
projects
have
gone
and
was
the
way
the
prices
have
gone
up.
We
have
limited
the
type
of
person
who
can
afford
to
live
here.
AM
The
economic
issue
on
it
is
really
serious
I,
not
that
the
people
who
are
coming
here
and
have
money
are
bad
I'm,
not
saying
that
it's
just
that
we
need
people
of
all
sorts
and
we're
not
getting
people
of
all
sorts,
because
we
are
pricing
them
out
of
the
market
not
only
in
purchasing
but
also
in
rental,
and
I
urge
the
Commission
to
say
no
to
this
project,
not
that
it's
not
a
nice
project
because
it
probably
is,
but
for
the
impact
on
our
community
I,
think
it's
a
real
problem.
Thank
You!
Mr.
AN
AN
It's
called
the
a
sh
ra
e
green
guide,
the
design,
construction
and
operation
of
sustainable
buildings.
Third
edition
the
Illinois
Energy
Conservation
code
requires
design
and
construction
professionals
to
follow
the
latest,
publish
a
sh,
ra
e
standard,
901
capital,
Development
Board
states
that
the
Illinois
Energy
Conservation
code
requires
design
and
construction
professionals
to
follow.
The
latest
published
edition
of
the
International
Energy
Conservation
code
IECC
and
the
American
Society
of
heating,
refrigerating
and
air
conditioning
engineers,
standard
90.1
energy
standard
for
buildings,
except
low-rise
residential
buildings,
including
amendments
adopted
by
the
capital
development
board.
AN
AN
This
is
a
technical
research
assignment,
you're
being
given
please
honor
it
and
perform
your
duties,
but
more
damning
is
the
fact
that
a
decade
and
a
half
after
the
Department
of
Justice
brought
a
case
against
a
283
unit,
evanston
development
for
failing
to
design
so
that
the
disabled
could
live
in
the
massive
structure
that
was
imposed
on
em.
Instead,
the
settlement
was
to
last
for
five
years.
AN
Project
chairman
Ford
is
not
designed
so
that
the
disabled
can
live
in
it.
Tonight
we
are
told
it's
286
units,
three
more
than
the
283
units
that
the
Justice
Department
because
of
a
citizens
group
investigated
and
discovered
that
the
disabled
could
not
use
it.
These
are
micro
units
go
on
korbinites,
look
at
the
developer's
plans.
You
will
see
that
there
are
concrete
posts
in
the
middle.
No
wheelchair
has
access
to
turn
around
to
even
enter
portions
of
these
rooms.
This
is
in
direct
contradiction
to
the
federal
public
policy.
AN
AO
Second,
what
the
gentleman
just
said
as
far
as
the
design
and
construction
requirements,
which
I'm
sure
the
developer
I
hope
will
take
into
account
after
this
evening,
I
work
with
open
communities
where
a
housing,
justice
organization,
I'm
a
fair
housing
attorney
I'm
the
director
of
fair
housing.
There
we
are
members
of
joining
forces
as
well,
so
I
do
stand
with
them.
AO
Just
briefly,
all
I
wanted
to
say
was
the
city
of
Evanston
does
have
an
obligation
as
do
any
of
its
agents
and
which
includes
all
the
various
Commission's
to
ensure
that
affordable
housing
gets
developed
in
a
way
that
affirmative
ly
furthers
fair
housing.
I
know
people
talked
about
affordable
housing.
A
lot,
but
I
just
wanted
to
take
a
moment
to
say
what
that
means.
That
means
taking
meaningful
actions
in
addition
to
combating
discrimination
that
overcome
patterns
of
segregation
and
foster
inclusive
communities
free
from
barriers
that
restrict
access
to
opportunity
based
on
protected
characteristics.
AO
So
again
we
encourage
also
the
Commission
that
if
you
do
approve
this
development,
not
telling
you
not
to
if
you
do
a
prove
it,
we
ask
that
you
do
insure
that
affordable
housing
is
really
at
the
forefront
of
the
discussion
here
and
that
some
negotiation
is
made
on
that
front.
One
more
thing
and
interesting.
AO
Just
one
moment,
an
interesting
thing
was
brought
to
my
attention:
an
interesting
proposal
from
some
other
members
in
the
community,
saying
that,
since
there
is
a
16
unit,
affordable
housing
project
being
developed
on
Dempster
on
the
west
side
of
Evanston,
one
idea
was
well:
wouldn't
it
be
in
the
interest
of
equity
to
have
16
units
than
on
the
east
side,
and
this
would
be
an
opportunity
to
provide
that.
So,
thank
you.
AO
AP
Good
evening,
mr.
chairman
and
members
of
the
Commission,
my
name
is
Bob
best
I
live
at
14,
26
I'm,
a
lifelong
Evan
stone
Ian.
My
grandparents
moved
here
in
the
late
20s
and
I'll
always
live
here
and
I
love
the
city
and
love
love
being
in
downtown
Evanston.
Now
that
I'm,
an
empty
nester
I'm,
also
I've
been
a
land
use
attorney
for
40
years.
AP
Thank
you,
Abraham
Lincoln
famously
said
we
are
a
nation
of
laws,
not
a
nation
of
men
and
women.
That's
an
important
statement.
What
it
means
is
we
make
rules
and
we
follow
the
rules.
If
we
don't
like
the
rules,
we
change
the
rules
and
we
follow
the
rules
for
changing
the
rules.
We
just
don't
ignore
the
rules,
but
that's
what's
happening
here,
ladies
and
gentlemen
and
I'm
very
disappointed.
AP
There's
been
men,
there's
been
a
great
deal
of
talk
about
by
the
developer
about
how
we
have
the
rotary
building,
so
we
aren't
taller
in
the
road
rebuilding.
First
of
all,
three
buildings
in
the
d3
downtown
core
Development
District,
subject:
properties
in
the
d4
downtown
fringe
zoning
district.
Secondly,
rotary
has
a
nice
plays
out
in
front.
This
building
would
go
right
to
the
lot
line.
The
third
maybe
most
important.
This
building
is
about
twice
as
that.
The
this
tower
is
about
twice
as
long
as
a
rotary
building.
AP
We
should
also
take
a
look
at
what
else
is
in
the
d4
zoning
district,
the
block
just
south
of
this
block
on
Sherman
avenues
and
the
d4
zoning
district,
and
on
that
Street
in
that
block
we
have
a
lot
of
new
apartment
buildings,
they're
six
storeys
high
about
ten
or
twelve
years
ago,
I
came
to
the
City
Hall,
with
the
with
the
buyer
of
the
Coronet
theater
property
on
Chicago
Avenue,
south
of
Main
Street.
There,
the
theater
been
torn
down.
He
had
a
he
hadn't.
AP
He
had
a
mixed-use
proposal
for
ground-floor
retail
and
an
apartment
building
above
it
complied
with
the
zoning
ordinance
in
every
single
respect,
height
parking
density
in
FA,
our
but
melissa,
alderman
Winn
met
with
the
neighbors
and
said
well,
the
neighbors.
The
neighbors
think
this
is
too
big,
so
we
decided
the
zoning
ordinance
should
be
changed.
AP
So
that's
why
there's
a
four-story
apartment
building
on
that
property
today,
instead
of
an
eight
story
building
which
it
was
zoned
for
at
the
time,
I
think
that's
important
to
note
this
is
developer,
came
and
comply
with
the
ordinance
in
every
respect.
It
was
told
to
make
it
smaller
I.
Don't
think
anyone
here
has
said
to
this
to
this
developer
makes
something
smaller
than
the
ordinance
allows.
They're
saying
follow
the
ordinance,
I
I
think
it's
pretty
I
think
it's
pretty
important
to
note
that
the
developer
is
pointed
to
the
prior
example
of
increased
density.
AP
More
than
triple
the
number
of
residential
units
allowed
in
the
building
under
the
zoning
ordinance
30
seconds,
mister
bus,
if,
if
you,
if
you
approve
that
again
in
this
situation,
there
isn't
a
judge
in
this
county
who
isn't
going
to
tell
you
that
you've
got
to
do
that
for
everyone,
and
that
is
a
corner
that
I
don't
think
you
want
to
paint
our
town
into.
Thank
you
very
much.
A
D
Good
evening
my
name
is
Peter:
Gann
I
live
at
1410,
Oak
and
I've,
been
in
evidence,
Evanson
resident
for
25
years,
I'd
like
to
just
mention
that
I
think
I've
seen
the
future
of
Evanston.
If
this
project
is
approved,
it's
the
town,
where
I
grew
up
its
Bethesda
Maryland
in
the
early
1980s,
a
metro
stop.
Some
of
you
probably
know
this
and
have
been.
There
was
extended
out
to
Bethesda.
Bethesda
did
not
have
the
advantage
of
being
incorporated
and
therefore
its
affairs
were
being
regulated
at
the
county
and
state
level.
D
D
It
is
a
place
of
concrete
steel.
People
are
strangers
to
each
other
on
the
street.
There
is
willy-nilly
development
and
it
is
a
soulless
place.
It's
also
a
place,
that's
very
homogeneous.
There
is
no
diversity
in
the
people
there
and
just
last
May.
The
New
York
Times
had
an
article
in
which
they
said.
Bethesda
is
getting
ready
to
remake
itself
and
what
they
mean
by
that
is
that
the
next
step
will
be
300
foot
tall
towers.
D
There
will
be
an
increase
in
the
price
of
condos
that
already
have
reached
a
million
dollars
per
unit.
So
don't
say
that
it
can't
happen
here.
It
has
happened
elsewhere
and
it
can
happen
here
and
I
urge
you
please.
You
are
the
first
line
of
defense
against
this
happening.
We
need
more
diversity
in
Evanston.
We
need
affordability,
that's
the
kind
of
community
that
people
here
want,
make
more
Evanston's,
don't
ruin
this
one.
AQ
Good
evening,
Wendy
Pollock
I
am
a
neighbor
of
this
proposed
development
and,
in
view
of
the
hour
I
just
want
to
say
that
I
hope
you
will
vote
no
on
this
proposal.
Others
have
laid
out
the
evidence,
there's
abundant
evidence.
There
strong
arguments
against
it
and
I
really
hope
you
will
do
the
right
thing.
A
lot
of
people
are
counting
on
it.
Thank
you.
AQ
AR
Commission
members,
thank
you
for
this
opportunity
to
say
a
few
words
I
was
raised
in
Evanston
I
attended,
ocher,
Oakton
grammar
school
went
to
junior
high
school
I
was
in
the
first
class
that
went
from
six
to
eighth
grade
and
I
graduated
from
the
fight
one
of
the
finest
high
schools
in
the
country,
ET
HS,
while
growing
up
in
Evanston,
we
frequently
went
downtown
where
we
would
take
the
number
two
Ridge
bus
or
we
ride
our
bikes
or
sometimes
we
would
walk
when
we
were
downtown.
We
played
at
Tom
Thumb.
AR
Many
remember
that
we
bought
our
bell-bottoms
at
C
leagues
and
we
would
bought
our
gift
at
caylor's.
Caylor's
is
a
luggage
store
that
was
founded
in
Evanston
in
1920.
Throughout
the
decade
caylor's
has
started
was
started
from
a
very
small
store
just
down
the
street
from
the
Albion
project
to
become
an
industry
leader.
Today,
after
95
years
and
four
generations,
they
are
still
in
several
locations
throughout
the
Chicago
metropolitan
area,
they're
in
Highland,
Park,
Winnetka,
Lincoln,
Park
and
Oak
Brook.
AR
Are
the
group
that's
going
to
be
managing
this
group
and
they
have
stand
the
step
of
time
and
they
are
an
excellent
manager,
as
we've
known
from
a
very
long
time
ago.
Finally,
the
times
are
changing.
Who
would
have
ever
thought
that
Google
one
of
the
most
advanced
technology
firms
in
the
world
would
move
into
a
building
in
Chicago
at
one
thousand
Fulton
Mart
market?
AR
Excuse
me
1k
full
market,
the
meat
packing
and
fruit
market
area
in
Chicago
I
know
my
uncle
may
rest
in
peace
who
ran
an
SRO
within
the
community
with
a
variety
of
different
clients
would
be
amazed
what's
happening
in
the
West
Loop.
The
new
generation
are
looking
for
a
balanced
lifestyle
between
life
work
and
play.
AR
The
Albion
project
provides
a
design
for
the
new
generation
with
great
features,
environmentally
friendly
transportation
convenient
and
the
design
that
allows
enough
space
in
an
apartment
to
live
comfortable
and
have
all
the
amenities
within
the
building,
an
area
accessible
to
enhance
their
living
experience.
30.
AR
Problem
I'm
right
there,
Albion
I,
showed
they
will
be
a
great
neighbor
with
their
commitment
to
affordable
housing
and
provide
quality
green
space
at
the
building
in
the
area.
Look
forward
to
seeing
this
quality
product
added
to
the
skyline,
and
maybe
one
day
my
family
I
will
move
back
to
where
our
roots
are
from.
Thank
you
thank.
AS
What
I
own
is
landmarked
in
the
city,
it's
an
old
old
property,
probably
90
years
old.
It
has
no
parking
at
all.
So
this
property
survives
only
because
there
is
parking
available
in
the
downtown
area
and
what
I
see
here
is
that
a
new
developer
with
existing
rules
is
asking
to
get
away
with
probably
half
of
its
required
parking,
how
they
manage
to
support
that
I.
AS
Don't
know,
I,
don't
not
into
that
kind
of
development,
but
I
do
know
that
if
you
steal
away
parking
from
existing
parking
sources,
you
will
be
stealing
away
from
the
lifeblood
of
this
existing
property.
That
I
own
I
did
hear
something
about
us,
some
sort
of
a
surveyor
study
that
they
did
and
it
seemed
that
they
said
well,
there's
there's
adequate
parking
and
they
weren't
all
full
up.
But
if
I
recall
it
was
a
study
done
that
was
they
announced
that
tonight.
But
it
was
a
study
done
between
May
and
September.
AS
So
I
don't
know
how
accurate
it
is,
maybe
if
they
did
a
study
that
covered
the
period
when
people
actually
work
and
bring
their
cars
into
into
Evanston
from
September
through
May,
then
maybe
we'd
have
a
more
accurate
figure,
but
the
idea
that
that
a
hundred
and
eighty-six
parking
stalls
are
adequate
for
a
building
with
what
I
heard
earlier
could
be.
Four
four
hundred
or
more
population
in
the
building
is
just
his
fantasy.
Thank
you
very
much.
Thank.
A
AT
My
name
is
Joyce
where's
Vicki
I'm,
a
condo
owner
single
person,
I'm
against
the
size,
and
enormity
of
the
structure
on
Sherman
and
I
want
to
just
kind
of
move
to
the
mindset
that
once
we
agree
on
something,
is
there
going
to
be
an
emergency
fund
planned
for
business
and
homeowners
from
the
seismic
activity
to
their
foundations,
brick
walls
I'm
in
a
garden
basement
unit
I
actually
have
pipes
from
the
other
part
of
the
building.
I
work
a
10-hour
day.
I
can
imagine
coming
home
to
broken
pipes.
AT
Our
buildings
from
1920's
my
units
from
1950s
plaster
walls
may
crack
stained
glass
bricks
is
so
at
this
point
windows
breaking.
Do
we
have
an
emergency
housing
for
homeowners
that
are
displaced
from
the
seismic
activity
of
the
pilings?
I?
Is
a
city
of
Evanston
going
to
have
some
sort
of
unit
to
monitor
how
the
building
is
going.
AT
At
this
point,
I'd
like
to
give
a
visual
think
of
the
queen
and
district
in
Seattle
Brooklyn
when
you
start
changing
the
dynamic
they
carry.
The
beauty
and
charm
of
these
two
cities
is
because
they
kept
the
buildings
short
my
parking
some
days.
If
I
come
home
at
5
o'clock,
I
have
to
park,
I
have
no
parking
part
of
my
condo
I
have
to
park
three
blocks
away.
Yes
in
the
snow,
yes
in
the
rain,
and
this
is
just
from
what's
happening
right
now-
I
barely
afforded
to
get
into
Evanston
and
at
this
time.
AT
Again,
people
bought
their
homes
based
on
this
2009
plan.
Homeowners
do
do
their
research
and
people
also
chew
in
these
high-rise
buildings,
their
views
may
get
blocked
so
at
this
time,
I
would
hope
that
it
would
go
to
a
2009
plan
size
and
at
this
point
again,
if
pipes
break,
who
do
we
call?
Are
we
going
to
you
know
months
later,
work
through
a
claim,
then
we
dispute
is
that
the
building's
age
is
as
a
seismic
activity
and
I
understand
the
building.
Next
to
jewel,
fish
bowls
were
rocking
back
and
forth
plaster
things.
AT
People
didn't
even
believe
it
was
happening.
People
had
to
film
it
to
show
that
the
seismic
activity
of
this
enormous
and
also
to
I
mean
it
really
looks
like
a
cruise
ship
at
the
design.
I
want
to
start
singing
a
Love
Boat,
because
I
just
can't
believe
the
design,
but
thank
you
again
for
your
late
hours
and
your
time.
Thank
you.
Thank
you.
AD
Sorry,
I'm
Jamie,
Mark,
Barnes,
I'm,
a
resident
and
I
didn't
know
this.
The
list
was
still
out
or
I
would
have
signed
it
I'm.
So
sorry,
10
years
ago,
I'm
a
single
mom
living
in
Rogers
Park,
stressing
about
how
No
Child
Left
Behind
is
ruining
CPS.
My
kid
is
getting
bullied.
I'm
sitting
in
traffic
on
Sheridan,
a
crummy,
a
basement
apartment
for
9.95
was
available
in
southeast
Evanston,
Sheridan
and
Maine,
and
so
I
was
able
to
move
my
kid
into
Evanston
school.
AD
It's
like
the
dream
right,
like
I,
was
thinking
60
grand
a
year
and
I
put
my
kid
in
Evanston.
Schools
I
could
never
afford
to
live
in
that
neighborhood.
Then
what
it
is
now
I'm
now
a
homeowner
in
southwest
Evanston,
all
the
development
at
Sheridan
and
main
the
neighborhood's
completely
changed
and
very
gentrified.
But
my
daughter
now
is
a
ETH
s
graduate.
She
was
president-elect
of
soar,
which
talks
about
on
which
studies
the
discrepancy
she's
a
mixed-race
and
talks
about
the
discrepancy
of
races.
F
I,
don't
want
to
particularly
address
any
of
the
comments.
I
guess
if
I
were
to
just
any,
it
will
be
a
LEED
certified
building
silver.
We
are
trying
to
strive
to
get
to
gold
we're
working
very
hard
at
that.
The
building
will
have
accessibility,
that
is
part
of
building
code,
we're
working
very
hard
to
make
sure
that
those
units
are
in
compliance,
and
we
will
be
at
this
stage
in
the
game.
We
haven't
even
got
to
a
full
set
of
drawings
at
for
the
interiors,
but
you
know
I.
F
Think
I
want
to
thank
you
guys
for
your
opted
for
this
opportunity.
You
know
this
is
what's
important.
Both
sides
tonight
showed
up
and
it
shows
the
fabric
of
this
community,
and
it
shows
our
commitment
of
why
we
want
to
be
here.
This
is
a
passionate
community,
it's
a
community
who
cares
a
lot
and
it
means
a
lot
to
us
as
a
developer
who's,
a
long-term
holder
of
real
estate
to
enter
a
community
where
everyone
has
such
strong
opinions
for
that
community.
F
That's
welcoming
to
current
residents
who
are
looking
to
downsize
empty
nesters,
and
it's
it's
also
encouraging
to
new
residents
who
are
trying
to
get
into
the
community.
You
know
we've
provided
our
testimony
over
mainly
that
first
portion
of
it
and
a
lot
of
that.
All
of
that
is
very
factual.
We've
had
reports
done
by
by
highly
qualified
architects
and
different
types
of
consultants
on
this
project.
We
are
taking
the
full
financial
risk
on
this
project,
we're
not
asking
for
a
tax
for
it
for
a
tax
abatement
or
a
tip
of
any
sort.
F
We
are
standing
here
before
you
saying
that
you
have
paved
the
way
already
in
Evanston
to
help
groups
like
us.
Make
projects
like
this
possible
I'm
extremely
encouraged
for
our
relationship
with
the
affordable
community,
I
think
there's
a
long
way
we
can
go
when
we
started
evaluating
some
of
those
options
already
today,
the
zoning
code
only
speaks
to
two
options:
it's
a
buy,
auto
option
or
a
full
compliance
option,
neither
which
really
work
for
either
party,
so
we're
working
together
to
try
to
figure
out
an
opportunity
that
works
within
this
community.
F
We're
also
encouraged
to
work
with
Evanston
Township
High
School.
We
started
those
conversations.
We
were
gonna,
be
working
with
the
geometry
and
construction
class
teaching
classes
at
the
school
over
a
two-year
period
and
we're
going
to
help
educate
the
students
by
bringing
them
to
the
site
to
show
them
what
what
construction
and
development
really
looks
like
we're,
eager
to
help
the
local
businesses,
the
restaurants,
bringing
more
density.
F
You
know
this
project
will
speak
to
all
Evans,
onehans
and
I.
Think
that
started
a
long
time
ago
in
our
neighborhood
group
meeting
it
continued
in
dapper,
where
there
was
a
very
passionate
to
two
part
process
to
meetings
here
today,
and
hopefully
at
City
Council,
where
we're
making
a
place
to
call
home
for
current
Evan,
stone,
Ian's
and
future
ones
to
be
so
I.
Thank
you
for
your
time.
I.
Thank
you
for
listening
to
to
our
side
and
I.
F
A
A
One
question
that
I'd
like
you
to
respond
to
has
to
do
with
the
content
of
the
construction
management
plan.
You
have
recommended
as
one
of
the
conditions
of
approval,
that
the
developer
provide
a
construction
management
plan.
A
number
of
questions
have
been
raised
about
vibration,
damage
and
construction,
noise
and
effect
on
surrounding
buildings.
How
to
what
extent
will
those
issues
be
addressed
have
to
be
addressed
by
the
developer
prior
to
the
granting
of
permits.
O
Thank
You
mr.
chairman
you're
correct,
so
we've
recommending
that
a
construction
management
plan
would
be
required.
This
is
typical
of
planned
development
proposals.
Those
would
basically
go
into
the
details
of
the
construction
kind
of
how
trucks
would
access
aside,
where
parking
would
be
where
curb
cuts
would
access
a
site.
Seismic
monitoring
is
typically
part
of
that
as
well.
So
setting
up
monitors
for
those
would
also
be
typically
included
in
construction
management
plan.
A
AU
You
mean
Johanna,
Leonard,
community
Velma,
director
I
would
suggest
also
that
we
would
add
in
a
component
that
we
did
this,
which
the
Chicago
main
development
that
we
had
a
community
meeting
to
give
people
an
update
on
what
was
gonna
happen.
One
of
the
features
of
Corbin
eyes
is
that
it
can
convert
to
a
construction
management.
Page
updates
will
be
provided
on
that
site.
We
require
buildings
to
the
under
development
to
maintain
a
website,
so
that
information
is
accessible.
AU
We
also
trained
our
through
and
one
operators
to
know
the
details
of
these
construction
management
plans
so
that
they're
able
to
communicate
if
people
have
concerns
and
put
up
signage
and
other
information
Flyers
are
provided
to
people
within
a
vicinity
in
terms
of
addressing
concerns
about
damages
to
adjacent
properties.
That
would
be
something
that
the
the
developer
and
the
that
private
property
owner
would
work
out.
A
AJ
There
any
chance
the
developer
could
negotiate
with
you
and
some
of
us,
where
I'm
not
a
hundred
percent
against
it,
but
if
they're
willing
to
comply
like
that,
Abraham
looking
guy
said
within
the
zoning
and
maybe
reduce
the
size
of
this
down
to
maybe
eight
floors,
is
there
any
possibility
of
that?
Thank.
A
A
A
I
I
think
that's
a
definitely
a
step
in
the
right
direction.
It
the
16
feet,
really
changes
it
for
the
better,
but
it
doesn't
reflect
what
is
drawn
and
what
is
in
our
current
material.
All
we
have
is
a
slide
saying:
hey
we're
lowering
at
16
feet,
which
is
great,
which
is
fantastic
and
I,
have
a
model
that
I,
because
I
was
early.
I
was
able
to
walk
up
and
get
a
feel
for
the
building's
potential
building's
impact
on
the
site,
so
just
throwing
that
out
there.
It's.
A
C
So
so
this
is
not
really
peripheral,
although
it's
stated
by
zoning
to
be
the
the
site
actually
to
the
south
is,
is
a
park
and
directly
south
of
that
is
train
station
and
train
tracks
so
so
to
the
south.
There
is
not
that
much
to
be
impacted
and
I
agree
with
the
point
that
it
there
is
much
transition
to
the
neighborhoods
to
the
side
that
that
occurs
from
the
from
having
you
know,
eighty
or
a
hundred
feet
of
railroad
tracks
as
a
buffer.
C
C
B
Share
what
Kobe
says
about
affordable
housing,
more
inclusion
and
I'm,
really
tired
of
developers
being
able
to
get
away
with
just
paying
their
way
out
of
a
requirement.
I
would
definitely
recommend
that
more
affordable
housing
be
considered
as
part
of
this
property,
and
wouldn't
would
urge
us
to
make
a
recommendation,
including
that
this
is
a
contaminated
site.
The
only
way
it's
going
to
ever
get
cleaned
up
is
by
some
developer
coming
in
and
building
something
with
some
scale,
so
it
he
can
recoup
the
cost
of
that
mitigation.
C
W
Y
W
Light
was
on,
but
not
my
mic.
I
agree
that
this
project
is
I,
think
appropriate
scale.
I
was
in
the
area,
picking
up
dinner
this
evening
and
just
kind
of
looking
down
Sherman
to
see
how
it
fit,
and
it
seems
with
the
rotary
building
just
north
and
the
hotel
across
the
street.
It
seems
like
this
seems
like
an
appropriate
southern
boundary
for
higher
density
and
seems
to
fit
with
the
with
the
existing
neighborhood
I'd,
also
like
to
say,
as
an
affordable
housing.
Professional
I
am
very
heartened
to
hear
the
support
for
affordable
housing.
W
It's
not
often
that
you
hear
that
I
agree
that
there
should
be
more
affordable
housing
on
this
site.
I
also
agree
that
the
ordinance
needs
more
teeth
if
it
becomes
difficult
to
to
ask
people
to
do
more
if
the
law
allows
them
to
do
less.
But
with
that
said,
I
would
like
to
see
more
units
affordable
units
at
this
project,
I'd
like
it
to
see
more,
be
more
representative
of
the
mix
of
units
so
not
just
studios.
W
There
should
be
some
two
bedrooms
in
one
bedrooms
included
in
that
to
allow
families
and
a
mix
of
people
to
have
affordable
housing
and
I
just
like
to
encourage
everyone
who
has
spoken
out
in
support
of
affordable
housing
to
talk
to
your
Alderman
show
up
to
other
meetings
or
affordable
housing
is
being
proposed
to
show
the
same
for
support.
Thanks.
AV
I
For
that
reason,
it's
an
it's.
A
transit
oriented
development.
We've
talked
about
these
types
of
developments
and
the
right
sizing
the
parking
ratio
for
her
such
that's,
a
trend
where
people
are
seeing
across
the
country.
So
it's
it's
not
just
Evanston,
however
I
don't
I
am
I,
am
bothered
by
certain
aspects
of
this
project.
I
I,
don't
think
the
regolith
setback
works,
I,
don't
think
it's
in
the
right
spot.
I.
I
Don't
think
that
the
pedestal
relates
very
well
to
the
building.
That's
going
to
remain
the
first,
the
retail
component
does
but
the
parking
kind
of
blows
that
out
of
proportion
for
the
parcel
on
the
southwest
corner
of
Grove
and
Sherman
the
curve
I.
You
know
the
justification
for
the
curve
in
relation
to
the
L
tracks,
which
eventually
curve
in
Lake
Michigan,
which
is
always
curving,
is
I,
found
that
to
be
unconvincing
I,
don't
think
it
relates
very
well
to
Sherman.
It's
not.
I
It
doesn't
strike
me
as
a
very
strong
urban
building.
Looks
more
suburban
in
appearance
the
the
park,
the
micro,
Park
I,
know
it's
a
micro
park,
but
I
think
it
it.
It
almost
emphasizes
because
of
the
way
the
building
reacts
to
the
park.
With
these
strong
vertical
columns
it.
It
diminishes
the
park
to
a
point
where
it's
just
manure.
I
I
You
know
I
think
it's
the
right
type
of
project
for
the
site,
I
think
it's
the
right
size,
I'm
very
glad
that
they
were
able
to
lower
the
height,
but
I
don't
feel
like
this
is
the
right
solution.
I
think
there
are
other
ways
to
achieve
the
goals
that
the
developer
has
in
terms
of
the
quantity
of
units
in
a
better
way-
and
this
you
know
in
in
in
in
contrast
to
other
sites
that
we've
reviewed
recently.
This
is
a
very
good
site.
I
I
The
only
the
one
benefit
is
that
it
helps
mitigate
the
the
damage
that
the
holiday
end
does
by
ever,
since
it's
been
existing
there
on
the
corner,
but
anyway,
so
I'm
not
entirely
comfortable
with
it.
I
am
I'm,
not
afraid
of
the
density.
I
think
it's
the
right
spot
I
in
spite
of
some
of
the
rhetoric
that
was
spewed
tonight,
I
think
these
the
development
team.
I
A
I'm
uneasy,
with
the
relationship
of
the
development
to
the
downtown
plan,
I
recognize
that
that
part
of
the
downtown
plan,
the
so-called
traditional
district,
calls
for
a
substantially
smaller
building
than
you're
proposing
here
and
if
I
understood
correctly.
It
was
with
respect
to
the
downtown
plan
that
mr.
Keane
said
at
the
last
meeting
that
he
could
not
build
to
those
levels.
A
The
it
is-
and
it's
principally
I
think
so-
that
the
density
in
that
portion
of
the
downtown
troubles
me
a
little
bit
I'm
more
troubled
by
the
horizontal
scale
of
the
building,
and
somebody
mentioned
earlier
that
it's
a
very
long
building,
given
the
shape
of
the
of
the
site.
I
recognized
that
keeping
the
ziggurats
standard
at
the
south
end
of
the
project
would
have
been
awkward.
A
The
problem
is,
and
and
I
think
the
ziggurat,
the
North
End
I
think
succeeds
in
letting
the
low
brick
building
in
maintaining
some
continuity
with
the
buildings
to
the
north
and
the
buildings
across
the
street.
The
problem
is
that
when
you
get
to
the
south
end
of
the
building-
and
you
lose
the
ziggurat
right
there,
where
you
ought
to
be
doing
the
transition
into
the
surrounding
neighborhood,
you've
got
a
shear
face
and
you
don't
get
the
effect
of
you.
You
don't
get
the
step
back.
That
I
think
would
benefit
the
building.
A
A
F
We
believe
that
we
could
bring
15
of
those
units
to
the
property.
At
the
current
as
we
enter
this
project,
we
only
had
one
option,
as
the
law
said:
either
follow
the
rules
and
buyout
or
go
along
with
29,
which
is
unfeasible
for
the
costs
of
the
project
today
and
the
cost
of
the
land
which
was
negotiated
on.
But
we've
worked
really
hard
to
understand
the
community
and
understand
that
need,
and
we
we
believe
that
we
can
solve
a
problem
right
now.
F
Instead
of
paying
into
a
fund,
we
can
take
those
units,
we
can
have
a
mix
of
studios
ones
and
twos
and
we
can
give
people
a
transitional
situation
where
they
come
into
the
building,
maybe
as
60%
ami,
but
it
doesn't
discourage
them
from
continuing
a
career
path.
Earning
more
income
or
being
nervous
about
did
I
just
earn
more
income,
and
now
I
don't
qualify
for
my
unit
any
more.
We
give
them
that
path
from
60%
to
80%,
to
continue
that
balance
and
keep
rearranging
those
numbers
to
make
sure
that
we
can
help
the
issue.
F
That's
there
today
we're
not
solving
all
the
problems,
but
we're
hoping
that
this
is
a
standard
that
we're
trying
to
set
moving
forward.
Again,
it's
not
the
law.
So
it's
hard
for
me
to
present
it
earlier
this
morning
earlier
this
evening,
as
it's
just
an
idea
that
we've
been
working
through
and
I
know,
the
group
affordable
groups
want
to
get
to
a
certain
level,
but
this
is
where
we're
comfortable
with,
but
the
projects
still
being
successful.
Okay,
thank.
W
F
Would
be
in
lieu
of
the
fund
so
in
lieu
of
the
fund?
We
believe
that
building
15
is
when
you
look
at
on
a
per
unit
basis.
If
you
look
at
on
a
per
unit
basis,
it's
it's
typically
valued,
at
least
from
my
understanding
and
I'm.
It's
ended
about
250
thousand
dollars
a
unit
for
an
affordable
housing
unit
right.
So
so
you
know
we
see
it
as
being
you
know,
fifteen!
That's
because
we
have
the
structure
in
place
already,
because
we
have
the
ability
to
do
it.
F
You
know
we
think
that
that's
at
least
a
start.
It's
a
starting
place,
it's
a
place
where
we
can
raise
our
hands
and-
and
we
also
have
at
Village
Green
our
management
company
third
party
management,
company,
affordable
housing,
division,
which
we've
extended
to
the
local
housing
groups,
to
speak
more
with
with
how
it
works.
You
know
what
other
laws
could
be
set
in
place.
How
can
we
help
train
Evanston
and
be
prepared
for
this?
So
we've
already
have
had
those
early
discussions
with
sue
volunteering.
F
A
lady
in
our
organization
named
Vicki,
Urbana
wits
who's
been
an
affordable
housing
for
nearly
40
years.
In
the
city
of
Chicago
and
helped
crafting
the
laws
of
affordable
housing
to
help
those
discussions,
move
forward.
I've
also
offered
my
time
with
staff
to
sit
down
in
help
craft,
better
language
that
has
teeth,
but
also
has
the
ability
to
encourage.
H
F
You
know
it's
it's
it's
hard
to
approach,
because
I
don't
want
to
I.
Obviously
can't
I
can't
speak
to
City
Council
members,
and
you
know
having
the
idea
was
just
what
we
were
been
talking
about:
affordable
housing
groups
of
what
we
can
do.
You
know
I'm,
not
sure
what
has
been
spoken
for
of
the
fun
that
exists
today
or
the
plans
of
the
fun
today.
A
A
And
I
would
guess
at
this
point
that
we
would
want
to
include
something
in
a
statement
on
that
subject
before
we
move
the
project
forward.
Now
we
can
try
to
craft
that
tonight
or
we
could
grant
a
continuance
for
a
month
and
give
the
developer
time
I'm
sympathetic
to
commissioner
pegasi
zkn
CERN
that
we
not
vote
on
something
that
we
don't
quite
know
about,
and
if
we
could
know
more
precisely
what
the
affordable
housing
package
looked
like
before
we
voted
on
this.
It
might
be
a
good
deal
easier
to
vote
on
it.
W
You
guys
say
no
I
would
like
to
throw
a
recommendation
out
on
the
table
regarding.
Do
it,
the
affordable
housing
component
I
would
propose
the
15
units,
as
a
minimum
mentioned
tonight,
representing
a
mix
of
the
building
overall
in
terms
of
unit
distribution
and
unit
size,
and
if
the
requirement
is
29
units,
either
on-site
or
the
buyout,
then
the
remainder
of
units
there's
still
the
fee
in
lieu
I,
wouldn't
want
to
completely
change
the
law
on
a
one-off
project,
but.
W
AL
A
Here's
here's
my
concern
we
can
attach-
and
my
question
is
this:
do
we
want
to
hold
on
to
this
one
step
farther
until
that
kind
of
detail
gets
worked
out
a
little
bit
better,
or
are
we
willing
to
set
some
general
guidelines
and
send
it
to
Council
with
those
guidelines
attached
to
the
project?
So
it's
a
question
of
do
we
do
we
attach
conditions
tonight
and
vote
it
or
do
we
hold
on
to
it
and
leave
time
to
negotiate
those
conditions?
I.
B
I
would
recommend
that
we
try
to
craft
some
sort
of
general
recommendation
outlining
our
concerns
with
the
affordable
housing
element
and
our
preference
for
what
would
be
included
in
the
recommendation
that
we
send,
rather
than
delaying
it
for
yet
another
month.
I,
don't
think
we
need
another
month.
AW
A
If
the
plan
Commission
recommends
approval,
the
allbeing
development
joining
forces
for
affordable
housing,
ask
that
the
following
conditions
be
attached.
The
recommendation
1
that
all
bein
provide
an
alternative
equivalent
proposal
for
complying
with
the
inclusionary
housing,
ordinance
that
the
city
negotiate,
a
combination
of
affordable
units
on
site
and
payment
to
the
affordable
housing
fund
that
will
result
in
the
greatest
number
of
affordable
units
in
total
and
I.
Think
that's
kind
of
what
we've
been
talking
about
here,
3
that
the
affordable
units
provide
or
are
geared
towards
people
at
50
and
60
percent
of
the
ami.
A
A
A
W
W
A
W
Would
go
up
to
80%
amp?
This
is
me
personally
50
to
80%
ami
50
to
80.
Q
W
A
A
A
C
Q
F
F
I,
don't
mean
to
be
disrespectful
by
any
means,
so
don't
please
don't
take
it
that
way.
So
we
worked
this
through
in
several
different
schedules
of
what
was
feasible
for
us
to
be
able
to
do.
Is
we
started
having
conversations
with
the
affordable
housing
community
and
we
weighed
20
different
options,
all
the
different
options
that
we
could
be
able
to
provide
the
maximum
amount
of
units
possible
on
the
site
based
on
the
current
criteria
and
the
current
law
that's
in
place
today
to
of
moving
forward
with
satisfying
just
a
typical
buyout
required
by
law.
F
Now
I
understand
that
we're
working
through
a
different
mechanism
at
the
moment
I
completely
understand
that,
but
I
am
up
against
the
contract
as
well
with
a
very
elderly
seller
and
the
contract
is
set
to
expire
and
I
know
that
has
no
bearing
necessarily
on
you,
but
I.
Don't
want
to
fall
out
a
contract
for
something
where
we
know
what
we
can
provide.
F
We
are
saying
today
we
can
provide
15
units
of
a
mix
between
60
and
80%
AMI,
and
we
can
provide
those
immediately
moving
forward
and
we
know
we're
very
comfortable
with
that
scenario
and
very
comfortable
managing
those.
Those
are
a
mixture
of
all
units
in
the
building
they're,
not
specifically
selected
units
by
us
they're
randomly
thrown
a
dart
at
the
board,
but
we
know
that
project
still
works
for
us
with
the
current
density
we're
requiring
or
requesting
today
and
with
the
cost
of
the
land
that
we
have
today.
That
is
what
we
do
know.
F
F
Loosey,
that's
correct.
Yeah
I
mean
when
you
look
at
the
when
you
look
at
the
math
I
mean
those
come
out
to
be.
You
know,
sub
220,000
dollars
per
unit.
You
know
to
build,
which
is
which
you'll
see
I
know.
A
proposal
came
aboard
before
the
Commission
for
building
a
an
affordable
housing
project
that
you
know
those
costs
were
well
in
excess
of
those
numbers,
so
we
know
that
we
can
fit
those
within
our
building
project
at
that
cost.
At
the
moment,.
W
Commissioner
soul,
just
as
a
reckon
recommending
body
to
the
council
I,
don't
feel
comfortable,
making
a
recommendation
that
is
in
clear
violation
of
an
ordinance
that
has
recently
passed
so
I.
Don't
know
how
we
could
I
understand
what
you're
saying
and
your
financials
I
don't
feel
comfortable,
making
a
recommendation
that
is
clearly
against
the
ordinance.
I
would
be
comfortable,
saying
kind
of,
like
I
said
before
some
number
as
a
minimum,
but
whatever
it
is,
adheres
to
the
ordinance
on
the
books.
C
C
A
AU
The
law
and
I
got
a
lawyer,
so
so
Henry
and
I
have
been
making
an
eye
contact
and
I
think
we
had
a
full
conversation
about
what
we
were
about
to
talk
about.
So
if
you
go
to
the
code
I'm
just
going
to
read
from
the
code
to
provide
some
clarity,
the
the
body
that
gets
to
side
if
they're,
what
what
they're
talking
about
right
now
is
an
alternative
equivalent
proposal,
and
we
have
not
had
that.
AU
But
such
proposals
for
alternatives
shall
be
considered
on
a
case-by-case
basis
by
the
City
Council
and
may
be
approved
at
the
City
Council's
sole
discretion.
If
City
Council
determines
that
such
an
alternative
will
increase,
affordable
housing
options
in
the
city
to
an
equal
or
greater
extent
than
compliance
with
the
express
requirements
of
this
chapter
goes
on
to
say,
reduction
of
requirements
so
on
and
so
forth.
AU
If
the
applicant
presents
clear
and
convincing
financial
evidence
to
the
City
Council
that
full
compliance
with
second
Ford,
the
payment
in
lieu
as
per
sorry
ahead,
if
such
a
request
is
requested,
a
detailed
explanation
shall
be
provided
which
demonstrates
the
financial
infeasibility
of
full
compliance
with
the
requirements
of
this
chapter
so
I
in
staffs
opinion.
We
would
want
to
see
exactly
if
they're
represented,
they
can't
provide
the
15
units
and
then
the
fan
lieu
we
would.
We
would
want
to
work.
We
have
it.
I
I'm
on
my
team.
AU
A
City
document
and
the
council
is
the
final
determiner
on
this,
so
we
could
make
a
recommendation
that
all
bein
provide
an
alternative,
equivalent
proposal
and
that
its
features
be
number
of
units.
Am
I-
and
it
would
be
up
to
then
Albion
and
the
council
to
consider
whether
that
met
the
terms
of
the
ordinance
or
not?
Yes,
right.
AU
H
Yeah
yeah,
okay,
all
right
yeah.
A
B
C
C
W
W
A
A
And
I
think
what
we
will
do
you
know
we
need
to
make
a
written
finding
on
this
and
the
minutes
constitute
the
written
finding
as
we
go
through.
The
standards
will
do
this
by
exception.
If
anybody
wants
to
make
an
argument
that
the
standard
is
not
met,
any
Commissioner
wants
to
make
an
argument
that
the
standard
is
not
met.
J
We
actually
have
two
sets
of
standards
that
need
to
be
met.
One
since
planned
developments
are
technically
a
special
use.
The
project
would
need
to
meet
the
standards
for
I,
especially
use
for
planned
development
and
then,
as
stated
here,
standards
for
the
planned
development,
so
the
standards
for
the
special
use
for
the
planned
development
consists
of
the
following
that
it
is
one
of
the
special
use
is
specifically
listed
in
the
zoning
ordinance.
J
J
W
J
Right
the
fourth
standard,
as
it
does
not
interfere
with
or
diminish
the
value
of
property
in
the
neighborhood
number
five,
it
can
be
adequately
served
by
public
facilities
and
services
number
six.
It
does
not
cause
undue
traffic
congestion
number
seven.
It
preserves
significant
historical
and
architectural
resources.
A
I
Z
C
Q
Z
I
I
A
I
A
A
Q
H
J
This
one
Ana
States
as
a
special
use
planned
development,
involves
such
special
considerations
of
the
public
interest
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
recommendation
of
the
Planning
Commission
applicable
to
a
planned
development
and
the
action
of
the
City
Council.
In
order
to
ensure
that
an
approved
plan
development
is
in
harmony
with
the
general
purposes
and
intent
of
the
zoning
ordinance.
AH
A
A
J
All
right,
just
I,
guess
reiterate
the
public
benefits
that
we
initially
addressed
in
the
August
meeting.
The
proposed
benefits
are
to
on-site,
affordable
units
at
60%
area,
median
income,
$50,000
contribution
to
the
city
of
Evanston,
towards
capital,
improvement
for
landscaping
and
park;
revitalization,
a
maintenance
program
for
Harper
Park
to
the
south
of
the
site;
a
publicly
accessible
pocket
park
on
the
south
end
of
the
site,
a
$50,000
contribution
for
public
art
and
a
light
program.
A
J
Staffs
recommendation
was
to
make
a
positive
recommendation
for
approval
of
the
special
use
for
the
planned
development,
with
the
listed
conditions
that
are
on
the
screen,
that
being
one,
the
proposed
plan.
Development
shall
substantially
conform
to
the
plans
and
documents
attached
to
the
report
to
that.
Building
residents
will
not
be
eligible
for
residential
on
street
parking
permits
in
the
area.
Three
that
the
applicant
must
agree
to
a
construction
management
plan
before
issuance
of
a
building
permit,
for
that,
any
change
in
use
must
be
approved.
J
As
an
amendment
to
the
plan
development
five
within
one
year
of
the
issuance
of
the
initial
of
the
final
certificate
of
occupancy
for
the
building,
the
applicant
must
submit
a
traffic
study
which
analyzes
the
turning
movements
and
parking
utilization
within
the
garage
access
off
of
the
alley
immediately
to
the
west
of
the
site,
including
analysis
of
any
traffic
incidents
adjacent
to
the
site
and
based
on
that
analysis
of
the
traffic
study,
the
city
would
reserve
the
right
to
require
additional
traffic.
Calming
measures
number
six
are
prior
to
issuance
of
leads
a
temporary
certificate
of
occupancy.
J
The
applicant
must
admit
an
approval
letter
from
the
Illinois
Environmental
Protection
Agency,
that
any
environmental
contamination
on
the
site
has
been
remedied
and
seven
that
deliveries
for
the
on-site
commercial
uses
must
be
performed
or
from
the
alley
and
are
prohibited.
During
the
hours
of
7
a.m.
to
9
a.m.
and
4
p.m.
to
6
p.m.
Monday
through
Friday.
A
A
AV
J
Q
J
A
A
AD
Q
AU
We'd
be
helpful
if
we
gave
everyone
an
idea
of
when
this
might
come
to
City,
Council's
planning
and
development.
This
matter
that
just
concluded
so
as
of
right
now,
it
would
potentially
be
at
the
first
City
Council
meeting
in
October.
So
that's
the
second
Monday
I
believe
that's
the
October,
9th
meeting
of
planning
and
development,
but
Megan
will
provide
an
update
on
Corbin
eyes
as
we
get
closer
to
that
date.