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From YouTube: Plan Commission Meeting 2-26-2020
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A
Good
evening,
everyone
today
is
Wednesday
February
26th
2020,
and
this
is
the
public
hearing
of
the
city
of
Evanston
Planning
Commission.
The
zoning
ordinance
directs
this
body
to
hear
applications
for
map
amendments
text,
amendments
plan,
developments
as
well
as
make
as
well
as
to
make
recommendations
regarding
the
city's
long
term
plans.
This
Commission
will
make
a
recommendation
on
any
item
adheres
and
that
recommendation
will
be
sent
to
the
City
Council
Ms
Jones.
Please
call
the
roll.
A
A
A
Let's
see
the
first
order
of
business
is
approval
of
meeting
minutes,
but
those
minutes
are
are
not
ready,
given
the
fast
turnaround
from
the
last
meeting,
so
those
will
be
handled
at
the
next
plant
Commission
meeting.
Moving
on
to
new
business.
The
first
item
up
for
tonight
is
a
planned
development
proposal
for
15:55
Ridge
Avenue.
It's
19,
plmd
0,
1,
0,
8,
Ms
Jones
you'll
be
presenting
this
one.
D
A
I'm
sorry
you're
right
very
quickly.
I
will
summarize
the
the
procedure
for
for
this
item,
as
well
as
the
the
the
next
one
city
staff
will
present
their
report.
Regarding
the
petition
from
the
applicants
and
after
which
the
Planning
Commission
may
ask
questions
of
staff,
then
the
petitioner
will
be
invited
to
come
up
and
provide
their
own
testimony
and
presentation
with
respect
to
the
application,
and
at
that
time
the
Commission
members
may
also
ask
questions
basically
at
every
turn.
A
A
Let's
see
so
after
the
after
the
questions
will
be
comments
from
the
public.
After
that,
the
petitioner
will
have
an
opportunity
to
make
a
final
statement
or
make
any
rebuttals
to
any
public
testimony
that
was
heard
after
that
the
public
testimony
will
be
closed
and
the
the
Commission
will
move
to
deliver
deliberations
and
after
Liberation's
we
will
make
some
form
of
recommendation
whether
it
be
in
in
approval
it's
not
denial
but
recommending
denial
or
somewhere
in
between
with
a
with
potential
amendments
to
what
is
being
presented
by
the
applicant.
E
A
D
Good
evening,
commission
members
of
the
public
making
Jones
neighborhood
and
land
use
planner.
The
first
item
that
we'll
be
taking
a
look
at
today
is
a
planned
of
a
proposed
plan.
Development
to
ad
1555
Ridge
Avenue.
The
site
is
located
at
the
north
east
corner
of
Ridge
Avenue
and
Grove
Street.
It's
currently
a
surface
parking
lot,
and
they
request
this
evening
is
for
a
planned
development
and
the
applicant
is
requesting
approval
of
that
plan.
D
The
light
itself
is
thirty,
two
thousand
five
hundred
and
eighteen
square
feet
or
approximately
three
quarters
of
an
acre.
The
unit
mix
that
is
proposed
is
sixty
eight
total
units
with
seven
Studios,
twenty-one
bedroom
units
and
forty-one
two-bedroom
units.
The
number
of
parking
spaces
proposed
is
fifty
seven,
and
that
includes
fourteen
exterior
parking
spaces
in
the
rear
of
the
property
and
forty
three
interior
in
a
garage.
This
meets
the
requirements
for
rezoning
for
parking.
D
The
applicant
is
proposing
to
meet
the
requirements
for
the
current
inclusionary
housing
ordinance.
They
will
be
providing
the
on-site
affordable
units
as
well
as
if
he
Emmylou
payment
of
five
hundred
twenty-five
thousand
dollars.
Now
with
that
payment
and
having
the
on-site
units,
this
activates
the
incentives
that
come
with
meeting
those
requirements
and
those
are
related
to
parking
so
for
parking.
If
you
do
meet
the
requirements,
you
are
not
required
to
have
parking
for
the
inclusionary
units
and
with
building
like
average
and
impervious
surface
coverage,
you
are
allowed
an
additional
15%.
D
So
in
this
case
we
have
the
required
parking,
which
would
be
60
parking
spaces
as
to
due
to
the
three
on-site
units.
They
are
now
required
to
have
fifty-seven
parking
spaces
and
with
the
building
light
coverage,
the
maximum
allowed
for
the
r6
is
50%
with
the
additional
15%.
They
are
bumped
up
to
65%
for
the
impervious
surface
coverage.
The
maximum
allowed
in
the
r6
is
65%
and
with
the
additional
15%
they
are
bumped
up
to
80%.
D
So
going
back
to
the
site
development
allowances,
they
are
requesting
technically
three.
The
first
is
for
the
dwelling
unit
setback
from
the
u.s.
property
line,
which
is
15
feet,
they're,
proposing
three
feet:
the
there's
also
a
ten
foot
transition
landscape
buffer
that
is
required
with
the
three
foot
setback
that
will
not
be
in
place
and
then
the
unenclosed
loading
birth.
On
the
northern
end
of
the
property,
we
require
a
10-foot
by
35
foot
loading
dock
with
a
three
foot
setback
and
they're,
proposing
a
10-foot
by
25
foot
loading
dock
with
a
1.5
foot
setback.
D
That
would
be
open
to
the
public
I'm
at
which
the
applicant
will
explore
actually
putting
in
doclist
lift
or
divvy
bike's
contribution
of
$20,000,
either
to
improve
Alexander
Park,
which
is
located
across
the
street
from
the
site
or
to
support
recreational
programming
in
Evanston's.
Public
parks
in
general
for
number
7
be
an
additional
or
edit.
The
addition,
rather
of
a
bumped
out
curb
on
grow
street.
D
Well,
that
is
pointing
to
some
of
the
continued
discussion
that
happened
at
the
various
meetings.
A
dapper
and
the
applicant
actually
has
made
significant
changes
to
the
exterior
of
the
building,
different
staff,
suggestions
of
which
actually
included
putting
the
residential
unit
on
the
ground-floor
getting
rid
of
columns
and
trying
to
make
things
a
little
bit
more
compatible
with
the
historic
district.
That's
adjacent
to
the
site.
G
D
D
Well,
prior
to
this,
coming
through
I
believe
I
believe
was
in
October.
The
Zoning
Board
actually
reviewed
a
variance
for
the
parking
for
believe
they
dress
was
1570
oak
for
them
to
lease
57
parking
spaces
at
a
distance
that
was
greater
than
a
thousand
feet.
So
basically,
two
was
the
maple
avenue
garage
and
that
was
approved
by
council.
A
H
H
We
also
like
to
thank
staff
for
their
continued
review
of
this
project
and
we
hope
that
the
process
has
led
to
a
project
that
will
be
welcome
in
the
city
I'm
here
tonight
with
the
applicant
Tom
Meador,
as
well
as
with
Brady
Bowman
and
John
Dufresne
from
space,
architects
and
planners
with
project
applicants
for
the
PD.
We
also
have
Michael
Worthman
here
from
Callaway,
which
prepared
the
traffic
memo
for
the
application.
H
Tom
is
gonna,
get
us
started.
He's
gonna
talk
a
little
bit
about
the
developer.
He's
going
to
talk
about
the
approach
to
the
developer,
took
in
arriving
at
the
presentation.
You'll
see
this
evening.
The
project
you'll
see
this
evening
and
then
John
will
take
over
he'll.
Take
you
through
the
building
itself.
H
He'll
also
talk
about
the
evolution
of
the
project
as
it
moves
through
the
staff
review
process
and
then
we'll
touch
briefly
on
the
public
benefits,
as
well
as
the
benefits
of
the
planned
development
in
general
and
Michael
will
be
here
to
answer
any
questions
you
might
have
about
parking
or
loading
or
traffic,
and
so
with
that
Tom.
Why
don't
you
come
on
take
over.
I
Good
evening
mrs.
Lawry
said
my
name
is
Tom
Meador
and
I'm
president
and
principal
of
Michigan
Avenue
real
estate
group
were
based
at
12:59,
West,
Madison
and
Chicago.
The
principles
in
our
business
have
been
involved
in
the
apartment
development
business
for
well
over
30
years,
but
for
the
last
seven
or
eight
years,
we've
actually
been
very
focused
on
a
particular
type
of
development
and
I
will.
I
We
there's
a
sector
in
the
Arenal
market.
This
that
does
not
want
high-rise,
living
and
I'm,
not
denigrating
high-rises
there's
clearly
demand
for
it,
but
there
is
a
segment
of
the
population
that
is
not
really
seek
the
the
business
centers,
the
the
swimming
pools
and
that
sort
of
thing,
and
they
actually
want
a
more
subdued
lifestyle.
I
So
our
approach
is
men
to
build
four
to
five
story,
buildings
that
have
very
little
focus
on
the
amenities,
but,
frankly,
that
a
significant
investment,
it's
done
in
the
finishes
and
in
the
interiors,
where
people
do
spend
the
bulk
of
their
time.
We
found
that,
with
this
approach,
the
economics
allow
us
to
not
have
to
maximize
density,
do
not
have
to
maximize
height.
I
We
can,
for
the
most
part,
always
get
close
to
one
to
one
parking
and
frankly,
we
can
deliver
a
superior
looking
unit
at
rents
that
are
not
necessarily
luxury
rents,
and
this
approach
has
been
embraced
of
very
heavily
in
the
Chicagoland
area,
and
we
would
hope
to
replicate
that
that
here
in
Evanston,
I
will
say
one
other
thing
is
that
we
do
have
a
we
tend.
The
average
age
of
our
tenants
tends
to
be
older
because
they
are
not
seeking
the
tech
type
of
lifestyle,
and
then
part
of
this
is
what
we
built
part
of.
I
I
I
We,
our
five-story
building,
is
a
natural
transition
from
the
taller
buildings
that
are
the
north
and
the
east
to
this
part
of
the
city,
we're
bringing
a
high
quality
apartment
unit
with
which,
which
will
be
very
good
citizens
to
Evans
Evanston,
and
we
are
going
to
make
a
contribution
to
the
park
which
we'll
talk
about
at
the
end
of
the
presentation
in
terms
of
adherence
of
the
downtown
plan.
Similarly,
the
downtown
plan
specifically
designate
this
lot
for
development
and
also
for
high
end
high
residential
development,
which
is
what
we
plan
to
do
so.
J
Hi
everybody
donal
Dufresne
from
space,
architects
and
planners
I'm,
just
gonna
walk
you
through
I'm
gonna,
so
our
site,
as
you
mentioned
before,
is
northeast
corner
of
Grove
and
Ridge.
This
is
an
illustration
of
our
site
plan,
so
you'll
see
at
the
bottom
here
the
bump-out
that
we
talked
about
that
will
allow
sort
of
a
safer
transition
at
the
corner.
They'll
be
striping.
J
Here
we
have
the
setback
which
the
requirement
for
this
particular
site
is
15
feet,
we're
at
21,
foot,
ten
and
a
half
inches,
so
a
deeper
landscaped
front
on
Ridge
we
have
landscaped
across
Grove
as
well.
You'll
see
down
here
this
indication
for
the
bicycle
parking
that's
accessed
to
the
general
public.
This
area
here
is
the
outdoor
parking
along
the
alley.
This
obviously,
is
our
footprint
of
the
building,
this
particular
section
here.
Being
this
a
roof
plan,
these
are
we're
showing
our
solar
panels
that
we'll
have
on
the
top
of
the
building.
J
J
This
is
a
typical
floor
plan
of
the
building.
You'll
see
the
two
bedrooms
are
the
sort
of
purple
blue
color.
The
one
bedrooms
are
the
pink
and
we
have
a
couple
of
missions
efficiencies
in
the
yellow.
What
is
illustrated
here
is
on
the
top
floor.
These
two
units
are
combined
into
one
your
unit
to
hit
our
unit
count.
J
This
is
the
exterior
of
the
building.
So
this
is
the
corner
intersection
of
view
you'll
see
all
of
our
balconies
are
open
rail,
so
it's
all
aluminum
railing.
So
there's
it.
There's
no
glass
rail
I
know
that
was
a
concern
of
for
the
bird
population.
That
glass
rails
would
be
dangerous,
so
all
of
these
railings
have
been
updated
and
altered
in
terms
of
our
feedback
from
the
historic
review,
and
we
added
some
details
to
those
the
same
was
done
to
the
top
coping
of
the
building.
The
balconies
are
continuous.
J
K
J
J
This
is
the
West
elevation.
So
there's
the
entry
on
Ridge-
and
this
is
the
entry
for
the
ground
floor
unit,
so
large
windows
across
the
whole
front.
So
all
you'll
see
here
is
occupants
walking
by
as
well
as
tenants
what
within
their
units,
so
nice
and
animated
on
Ridge.
You
can
see
here
again
the
balconies
running
all
the
way
across
and
then
the
additional
detailing
at
the
top.
J
This
is
the
North
elevation.
So
if
you're
walking
down
ridge,
you'd
be
walking
well
you'd
be
over
here,
but
you'd
be
on
this
side.
This
is
the
alley
elevation
through
this
is
the
grove
elevation,
so
gros
ventre
alley
is
right.
Here,
there's
will
be
bike
parking
there
and
in
terms
of
project
data,
it's
a
rental
building,
there's
68
units,
this
Jones
went
through
the
breakdown
earlier
57
parking
spots.
J
That's
a
five-story
building
ground
floor,
as
you
saw,
has
one
unit
the
rest
is
parking
in
building
services
and
then
for
a
residential
floors
above
that,
in
terms
of
amenities.
Every
unit
has
outdoor
space,
there's
bicycle
parking
package
stories
on
the
ground
floor,
which
is
critical,
there's
a
workout
room
and
an
on-site
management
as
Tom
mentioned,
and
then
in
terms
of
Zoning
data.
It's
an
r6
district
68
units
are
allowed
were
roughly
66
feet
were
a
lot
85
we're
one
to
one
in
terms
of
parking
requirements
and
we
are
seeking
to
site
development
allowances.
H
Okay,
so
our
site
development
allowances
we've
already
been
through
them,
so
we're
asking
for
their
reduced
setback.
On
the
north
side,
there
is
a
rather
significant
setback
from
the
building
that
is
just
north
of
us,
and
also
that
is
further
softened
by
the
fact
that
the
residential
units
are
set
back
a
little
bit
further.
Where
the
windows
are,
the
balconies
are
inset,
so
you
know
the
people
will
be
further
away
from
each
other
than
that
three
feet
might
indicate,
and
then
the
reduction
of
the
loading
berth
is
also
practical.
H
Hang
on
it's
okay,
this
is
old
school,
so
we
did
go
through
the
dapper
community
process,
as
Miss
Jones
mentioned.
Since
the
our
last
staffer
meeting.
We've
also
made
significant
changes
to
the
design
of
the
building
the
first
floor,
the
last
rendering
the
last
ever
presentation
we
showed
had
a
first
floor
that
was
covered
with
a
lighter
color
that
were
made
it
clear
that
they
would
like
that
to
be
a
darker
color.
H
So
we
accommodated
that
and
the
the
brick
columns
along
the
balconies
were
also
removed
and
the
balcony
treatment
was
updated
and
in
accordance
with
the
suggestions
from
the
Historical
Preservation
folks.
So
you
know,
we've
continued
to
remain
open
to
comments
from
historical
preservation
from
dapper
to
further
refine
the
design,
but
we
believe
that
it's
come
a
long
way
and
in
addition,
at
prior
dapper
meetings,
one
of
the
most
significant
changes
that
we
made
was
to
add
that
first
floor
unit
that
actually
eliminated
four
parking
spaces.
H
But
it
did
allow
us
to
activate
the
whole
of
that
ridge.
Frontage,
which
we
know
was
important
to
the
city,
and
it
also
allowed
us
to
put
a
patio
in
the
front.
So
that,
hopefully,
will
help
folks
driving
around
along
grid
to
know
that
people
live
here.
This
is
an
active
use,
slowdown.
We've
heard
that's
a
tricky
tricky
Drive
over
there
and
I
think
we've
hit
all
of
the
rest
of
the
oh,
the
loading
berth
I'm.
Sorry,
we
did
make
significant
changes
to
the
loading
berth
and
the
entire
layout
of
the
ground
floor.
H
The
loading
berth
used
to
be
screened
right
behind
the
public
bicycle
parking
spaces
on
the
south
side
of
the
building
on
the
Grove
side
of
the
building.
It
was
moved
north
in
order
to
address
comments
that
we
got
from
dapper
and
so
that
loading
truck
will
now
be
able
to
back
right
it
or
drive
right
into
that
loading,
space
back
out
and
then
drive
out
to
Vegas
and
then
finally,
we
talked
about
this,
so
the
benefits
of
the
plan
development
as
we
see
them.
These
are
just
the
inherent
benefits
of
the
planned
development
process.
H
We
are
providing
three
larger,
affordable
units.
We
know
that
oftentimes
these
PDS
will
result
in
much
smaller
units.
So
we
believe
that
the
two
two-bedroom
units
are
a
big
contribution
to
the
affordable
housing
stock
in
the
city.
We
are
required
to
meet
the
leave
server,
LEED,
Silver
certification
and
we
are
projecting
an
increase
in
property
tax
revenue
by
approximately
$400,000
a
year,
and
you
know
one
of
the
major
benefits
that
we
see
of
this
plan.
Development
is
simply
that
we
are
asking
for
fuse,
like
development
allowances
relative
to
many
projects
that
you
guys
see.
H
We
are
largely
an
inherence
to
the
requirements
for
the
r6
district
and
we
did
that
intentionally
because
you
know,
although
the
downtown
plan
does
call
for
a
high-density
residential
development
here,
and
that
is
what
we're
presenting.
We
do
understand
that
there
are
lower
density,
uses
very
nearby
right
across
the
street,
and
so
we
want
it
to
be
sensitive
to
that
and
actually
built
a
building
that
was
shorter
than
what
the
downtown
plan
proposes.
H
One
note
I
will
say
is
I
believe
there
was
a
note
in
our
traffic
memo
that
proposed
high
visibility
striping
on
Ridge
as
well,
that
we
were
advised
by
dapper
not
to
put
those
in,
because
the
committee
wanted
to
discourage
people
crossing
the
street
at
Ridge
and
other
than
that.
We
are
happy
to
answer
questions.
G
I've
got
a
question
and
I'm
not
sure
if
it's
for
you
or
for
the
architect,
two
questions.
Actually,
what
is
the
the
windows
that
are
shown
on
Grove
Street
on
the
ground
floor
that
are
facing
the
parking
on
the
inside?
What
are
those
what's
the
is
it
opaque?
Glass
is
the
translucent.
Is
it
something
other
than
glass.
G
Okay
and
my
other
question
is
the
the
the
variance
you're
asking
for
on
the
north
setback.
Yeah
I
understand
that
there's
a
setback
on
the
on
the
lot
north
of
you,
but
just
for
a
light,
and
then
you
need
at
least
what
I
think
is
12
feet
or
15
feet,
not
sure
what,
if
that
building
is
no
longer
there?
What
if
someone
tears
down
that
building
and
builds
I
guess
they'll
have
to
have
to
prove
what
I'm
saying
is.
G
If
they
don't
build
a
residential
building,
they
they
could
technically
I
guess
build
to
the
property
line
and
not
have
a
certainly
not
have
a
light
and
vent
problem.
So
how
do
you?
How
do
you,
if
you
don't,
if
you
don't,
provide
the
light
and
vent
setback
on
your
lot?
How
do
you
guarantee
that
somebody
else
won't
violate
that
because
you're,
because
you
don't
have
it
anymore,
might.
J
What
what
they
do
will
have.
Obviously
you
have
to
comply
with
what
they're
proposing,
but
in
our
case
the
lighting
event
for
the
bedrooms
that
you
have
here
and
here,
which
is
on
the
property
and
the
three
feet
provides
us
the
required
light
and
event
for
those
bedrooms.
Obviously,
the
rest
of
the
living
space
faces
that
way
or
sorry
faces
west
every.
G
J
We
need
more
space
for
is
living
space,
so
these
two
units
which
face
north
right
set
back
as
you
can
see
here,
I
think
we're
about
12
feet
or
so
nice
and
close
to
the
set
back
so
that
in
the
main
living
spaces
that
provides
our
compliance
for
the
lighten
event.
So,
even
if
the
building
next
door,
it
was
where
to
be
on
the
property
line.
You.
M
K
C
L
J
J
J
Of
iterations,
okay,
they
used
to
go,
although
I
believe
they
went,
the
first
iteration
went
up
and
then
they
went
down
and
then
they
came
out
and
now
it's
just
about
in
the
only
way
across.
So
you
don't
have
as
much
privacy
from
unit
to
unit,
but
you
have
a
cleaner
straighter
and
then
it
articulates
these
masses
a
little
bit
more
anyway.
J
I
J
N
I
O
J
J
H
H
N
H
N
A
J
A
P
J
A
H
H
However,
we
can't
guarantee,
obviously
that
those
things
are
gonna
be
available
at
all
times.
There
is
a
loading
berth
that
will
likely
be
only
used
five
percent
of
the
time
but
which
we
had
initially
proposed
to
double,
do
double
duty
for
delivery
trucks
and
the
like,
but
we
were
advised
by
staff
that
that
would
not
be
an
appropriate
use
of
the
loading
berth.
A
Okay,
at
this
point
I,
it's
my
duty
to
inform
the
public
that
persons
are
groups
with
an
ownership
interest
in
in
property.
That's
within
1000
feet
in
each
direction
of
the
of
the
subject:
property,
that's
inclusive
of
public
roads,
streets,
alleys
and
other
public
ways
who
wish
to
object
may
upon
request,
be
granted.
One
continuance
for
the
purpose
of
prevent,
presenting
evidence
to
rebut
testimony
that
has
been
given
by
the
applicant
today.
A
Q
Q
We
have
heard
a
couple
of
things
regarding
where
that
how,
where
the
delivery
trucks
are
gonna
stand
and
we're
backs
in.
We
just
heard
that
tonight,
but
we
have
to
turn
in
a
request,
so
we
can
get
more
details
and
how
these
trucks
are
block
of
the
alley.
We
have
to
turn
that
in
right
now,
you're
saying
now.
Q
A
You
know
it's,
this
is
actually
a
the
ability
to
get
a
continuance
is
something
of
a
novel
rule
for
for
the
plan
commission
in
most
other
commissions
and
boards.
There
is
no
public
right
for
that.
This
is
what
our
rules
say
and
that's
what
we
have
to
go
by
I'm.
Sorry,
we're
just
we're
just
gonna
move
to.
R
A
You
can
I
mean
I,
can
give
you
a
piece
of
paper
and
you
can
just
write.
I
would
like
or
I
would
like
to
extend,
get
a
continuance
to
robot
testimony
that
has
been
presented
today.
I
mean
that's,
that's
really
all
it
requires.
So
I
can
give
you
a
piece
of
paper,
and
you
can
do
it
right
now
or
we're
going
to
move
forward.
Okay,
thank
you.
A
C
A
S
H
H
H
H
H
A
C
D
A
All
right
so
to
to
move
this
along
and
considering
that
a
lot
of
the
people
that
have
signed
up
to
speak
or
ask
questions
are
here
for
this
item
and
you've
taken
time
out
of
your
your
evening
to
come
and
and
be
part
of
this
process.
If
you
have
questions
or
comments,
you
can
provide
them
today.
However,
if
you
speak
today,
you
will
not
be
allowed
to
speak
at
the
next
meeting.
A
A
A
O
A
O
T
T
The
one
question
that
I
wanted
to
talk
about
in
the
front
is
I
was
at
the
previous
meeting,
which
was
at
st.
Mark's
with
alderman
Wilson
and
I
received
this
card
in
the
mail
and
on
this
card
between
last
meeting
and
this
meeting
there
excuse
me
there
were
changes.
So
my
point
was
if,
as
you
said,
if
we
speak
today,
we
won't
get
to
speak
next
time,
but
what
if
another
card
is
sent
to
us
and
there's
changes
on
it
and
say
what
we
say?
Well
wait
a
second.
A
A
T
D
T
Right
does
right
now
approximately
a
hundred
and
twenty-six
utilized
by
the
people
on
Oak
Street
by
Margaritaville
in
and
the
post
office.
Many
people
from
the
post
office,
along
with
the
businesses
on
Davis,
I
I,
just
mainly
had
one
question
before
my
statement
was
I,
might
understand
correctly
that
you
just
have
two
visitor
parking
spaces
for
68
units.
T
A
A
W
W
W
But
if
you're
consistent
with
the
mayor's
monarch
pledge-
and
you
have
a
lot
of
landscaping
and
the
landscaping
is
reflected
in
the
windows,
then
we
have
a
problem
with
killing
birds
which
I,
don't
think
that
you
want
to
do
so.
Can
you
tell
me
how
you
have
adapted
your
windows
or
a
landscaping
or
both
so
that
you're
not
killing
birds
by
your
building?
All
right?
It's
concise.
L
J
Our
intent
is
to
have
fritting
on
the
glass,
so
there's
films,
then
we
can
apply
we're.
Just
we
haven't,
is
necessarily
decided
yet
how
we're
going
to
address
whether
it's
built
into
the
window
or
if
it's
a
film
that
we're
going
to
apply,
but
the
intent
is
something
from
the
inside.
That's
typically
very,
very
minimal
that
you
don't
see,
but
it's
the
birds
don't
hit
the
glass
because
of
that.
J
J
J
X
So
my
question
is
for
space
architects
for
Jean.
So
a
couple
questions
regarding,
because
I
live
in
the
building
next
door.
Sixth
floor
I
wanted
to
see
if
you
guys
had
done
any
type
of
sun
studies
or
any
kind
of
diagrams
to
sort
of
show
kind
of
how,
because
you
know
you've
not
missed
explore
I
should
be
okay,
but
everyone
kind
of
below
me.
You
might
have
some
type
of
shadow
effect
if
you
guys
done
any
of
that,
explored
that
from
architectural
perspective.
X
C
X
Know
that
you're,
requesting
from
a
15
foot
step
back
to
a
10-foot
setback
right,
so
I
want
to
see
if
there's,
if
there's
any
kind
of
like
basically
I'm
mind.
One
of
my
concerns
is,
like
you
know,
people
from
yeah,
exactly
you
know
being
on
the
north
end.
You
know
seeing
the
south
end
of
their
that
building
kind
of
how
that's
gonna.
L
L
J
Guys,
that's
typically
not
something
that
we
sort
of
produced
in
illustrate,
but
we
can
certainly
look
at
that
and
part
of
how
we
design
the
units
on
the
north
side,
because
the
sort
of
the
living
spaces
are
set
back
even
further.
It's
sort
of
as
we're
trying
to
get
those
sort
of
living
spaces
where
you
spend
most
of
your
time
as
far
away
from
that
building
as
possible.
As.
J
I'm
gonna
switch
back,
so
the
only
thing
that
we
have
up
there,
solar
panels,
oops
that
you
can
see
like
down
here.
This
is
basically
a
stair
access
to
service
the
roofs
because
we
have
will
have
likely
equipment
up
there
and
the
solar
panels
are
connected
to
hot
water
heaters
that
are
up
there.
So
that's
it!
So
there's
nobody
on
the
roof
sort
of
a
repairman,
hopefully
not
very
often,
and.
X
And
would
it
be
possible
for
like
the
next
iteration
to
have
maybe
kind
of
a
comparison,
maybe
like
a
little
bit
of
a
section
kind
of
through
that
transition
space,
which
I
think
it's
just
concrete
right?
That
transition
space
between
like
on
the
north
end?
Yes,
okay,
we
have
maybe
next
time
that
kind
of
a
comparison
of
how
the
different
buildings
might
line
up.
You.
X
J
X
E
Marnie
Levinson
I
live
at
1100
Grove.
This
question
is
actually
for
you.
All
I
was
just
wondering
if
you've
ever
tried
to
park
on
Grove
Street
I
was
wondering
if
you
are
aware
that
the
police
and
the
fire
station
use
Al,
Groh
Street
to
access
emergencies
and
I'm,
just
wondering
if
you've
considered
thinking
about
delivery,
truck
stopping
and
Grove
and
just
going
to
park
there.
That's
not
very
practical,
and
it
just
would
like
you
to
consider
because
of
the
closest
to
Davis
Street,
that
parking
on
Grove
Street
is
very
hard
just.
A
R
R
H
H
The
r6
district
kind
of
elements
allow
for
variances
in
order
to
accommodate
for
developments
that
are
tailored
to
the
site,
and
so
we
asked
for
that
site
development
allowance
to
reduce
the
setback
from
the
north
building,
because
we
felt
like
there
was
adequate
separation
between
our
building
and
the
north
building
already,
and
we
wanted
to
actually
create
a
more
pedestrian
friendly
environment
along
Ridge,
which
was
indicated
to
us
as
a
priority
from
the
city.
So
we
want
to
provide
more
landscaping,
more
lush
landscaping
on
that
end,
and
so
that
was
a
bit
of
a
compromise.
H
R
Why
you're
requesting
my
question
is:
if
you're
really
concerned
about
the
living
quality
and
the
type,
why
did
you
maximize
or
go
out?
I
know
you're
asking
for
variances
and
there's
other
variances,
but
you
don't
have
a
lot
of
variance
on
that
and,
as
in
the
historic
district
context,
we
are
strictly
prevented
from
doing
anything
and
so
I
don't
I'll
just
leave
it.
It
seems
inconsistent
that
you
would
be
having
any
requested
setbacks
that
property
it's
location.
R
Oz,
it's
alright
and
I.
Have
another
question
which
is:
it
goes
to
parking
traffic
flow
as
background
there's
no
parking
on
Lake
Street,
there's
no
parking
on
Grove
Street
Grove
is
projects
restricted
in
terms
of
traffic
flow,
also
I'm,
assuming
the
address
is
going
to
be
5555,
Ridge
or
15:55.
Ridge.
Okay,
I.
R
Don't
think
that
I'm
asking
delivery
trucks
and
you
mentioned
Amazon
I'm
FedEx,
those
kind
of
trucks
not
moving
trucks
or
whatever.
If
you
have
an
address
of
1555
they're
going
to
stop
on
Ridge
Avenue,
because
some
of
them
are
doing
it
now
and
if
you
have
a
bunch
of
units
there,
how
can
we
and
address
that
so
that
it
doesn't
necessarily
gin
lake
I.
H
A
What
what
you're
saying
in
your
response
is
that,
if
the
package
rooms
on
Grove
that,
except
for
maybe
a
first-time
delivery
first
time,
someone's
doing
a
delivery
on
that
on
that
route,
they
may
consider
stopping
on
Ridge
once
they've
done
it
once
they'll
know
that
the
the
best
place
to
go
is
Grove.
We.
H
R
A
R
H
Z
Good
evening,
mike
Worthman
with
callaway,
a
couple
answers
to
that
is
the
fact
that
we
are
a
Tod
development,
given
our
proximity
to
downtown
the
public
transportation,
the
alternative
modes
of
transportation,
transit,
oriented
development.
Thank
you
sorry
about
that.
So
that
reduces
the
volume
of
traffic.
That's
going
to
be
generated.
Census
data
shows
that
only
forty
percent
of
the
residents
in
the
area
actually
drive
to
work.
R
R
A
A
You
know
it's
sometimes
sometimes
hard
to
stay
focused
and
just
answer
just
ask
them
questions,
because
people
really
want
to
make
comments
and
I
understand
that,
but
I'm
gonna
do
my
best
to
keep
them
to
questions
and
when
it's
time
for
comments,
you're
going
to
be
the
first
one.
Sir
right.
Thank
you.
A
Q
You
know
I
heard
a
couple
times
with
the
lawyer:
I've
brought
it
up
if
this
is
aimed
I,
think
it
men
Megan
at
you
or
whoever
has
been
talking
with
them,
but
that
if
she
said
a
couple
of
times
you
know
we
even
proposed
this.
What
the
city
said
no
at
one
example
being
using
the
loading
dock
for
delivery,
so
I
noticed
the
same
thing
with
the
time:
glass
museum
that
went
up
that
the
at
least
they're
saying
at
the
public,
Planning
Commission,
hey.
Q
We
made
these
proposals
to
do
even
more
than
what
we
had
to
do
and
the
city's
telling
us
don't
do
that
so
I'm
wondering
why
would
you
not
take
them
up
on
that?
There
was
at
least
the
only
one.
I
remember
is
the
one
about
the
loading
dock
using
it
for
deliveries,
but
why
wouldn't
you
use
the
loading
dock
for
deliveries?
And
you
know
why,
wouldn't
you
take
everything
that
a
developer's
offering
I
don't.
Q
D
It
I
I
think
with
and
endowed
their
different
staff
members
from
different
departments
that
have
different
varying
opinions
on
what
you
should
be.
There
was
concern
about
having
too
many
different
uses
within
that
loading
zone.
So
there's
concern
that
if
you've
got
move
ins
and
move
out,
it's
happening
if
you've
got
someone
there
with
the
truck
there,
that's
waiting
to
deliver
that
could
cause
some
issues
with
that
I
think.
D
Typically,
we
like
to
have
spaces
that
are
specifically
set
aside.
I
think
that
was
the
the
main
idea
behind
that
particular
comment:
I'm,
not
that
particular
staff
member,
so
I
can't
speak
specifically,
but
there
there
was
also
concerned
about
having
different
vehicles
stopping
on
Grove
to
do
those
deliveries
or
just
to
stop
and
be
a
uber
or
pick
someone
up.
So
that
was
discussion
that
did
occur,
so
that
was
also
a
concern.
That's
brought
up
was
just
ongoing
discussion
about
different
things
that
are
going
on.
Q
I
AA
AA
AA
D
Well,
not
being
specifically,
the
staff
from
the
fire
department.
I
can't
speak
specifically
to
what
those
concerns
might
be
I,
don't
think
they
explicitly
expressed
concern
with
regards
to
that
and
again,
just
to
reiterate,
we
did
have
discussions
about
having
multiple
uses
for
that
loading
space
and
seeing
if,
since
there
would
be
some
kind
of
on-site
maintenance
or
management,
if
there
could
be
some
some
kind
of
control
to
kind
of
manage
the
in
and
out
of
that
particular
loading
area.
In
addition
to
the
couple
of
customer
parking
spaces,
but.
AA
D
There's
still
some
ongoing
discussion
with
with
regards
to
that,
it's
not
judging
from
the
comments
that
I
recall
from
the
dapper
meetings,
and
it
absolutely
is
not
the
the
best
option,
because
there
was
concern
regarding
that.
But
there
is
some
additional
discussion
that
would
need
to
occur
whether
it
be
signage
or
something
like
that.
That
would
direct
deliveries
to
a
specific
point
that
could
be
an
option.
D
AA
AA
AA
AA
Z
Z
AA
A
AA
A
AA
AA
H
Really
do
understand
this
frustration,
however,
the
request
to
eliminate
that
parking
state
or
to
eliminate
the
required
parking
spaces
that
existed
on
that
lot
has
already
been
before
this
body
has
been
before
the
Zoning
Board
of
not
this
body.
The
Zoning
Board
of
Appeals
excuse
me
and
before
City
Council.
H
This
proposal
is
simply
responding
to
that
planning
document
that
the
city
has
had
out
there
for
several
years
now.
You
know
we
understand
that
it's
going
to
displace
folks
who
are
parking
there
now,
but
it's
not
required
parking.
So
it's
not
part
of
our
proposal
to
eliminate
that
parking
lot,
but
if
we
don't
build
on
it-
and
this
is
a
horrible
thing
to
say,
but
if
we
don't
build
on
it,
somebody
else
will
that
parking
lot
is
not
generating
revenue
for
the
owner.
H
H
It
is
a
proposal
that
has
come
forth
that
is
subsequent
to
a
previously
approved
proposal
to
eliminate
required
parking
from
this
lot.
So,
in
other
words,
that
required
parking
is
no
longer
necessary
on
this
lot
and
that
lot
is
free
to
be
purchased
and
developed.
At
this
point,
so
it's
unencumbered
by
required
parking,
and
this
is
sort
of
the
natural
progression
of
that.
Those
planning
decisions
that
came
before
us.
H
AA
A
I
H
U
A
A
O
O
O
468
dwelling
units
there
were
62
cars
parked
on
that
property
at
4:00
p.m.
today.
Where
will
they
all
go?
You
don't
have
to
answer
that
for
me
now,
but
it's
a
question.
I
think
you
have
to
answer
particularly
with
the
way
the
city
is
raising
parking,
meter
costs
and
if
you
would
drive
down
Asbury
from
Davis
or
Church,
you
would
see
post
office
workers
parking
there
on
the
west
side
of
is
Barry
and
the
parking
is
frequently
totally
taken
up
by
free
purpose.
O
So
I
think
there's
a
lot
of
person,
problems
that
are
going
to
develop
there.
The
developer
requests
three-foot
set
setback
on
the
north
property
line,
15
setback
feet
setback
is
required.
This
will
be
too
close
to
the
building
immediately
to
the
north,
which
has
20
balconies
attached
to
its
south
wall.
Further,
the
Delta
developer
is
proposing
no
landscaping
on
the
north
side
of
the
building
where
a
10-foot
transition
landscaping
strip
is
required.
O
The
10
foot
by
20
foot
loading
dock
with
a
one
and
a
half
rear
yard
setback
will
not
comply
with
the
required
10
foot
by
35
foot
loading
space
with
a
three
foot:
rear
yard
setback.
Where
will
the
big
building
place
its
garbage
until
it's
picked
up?
If
you,
if
you
go
down
to
Donald
Lake
Street
to
the
Holiday
Inn
at
the
corner
of
Sherman
and
Lake,
you
see
they
have
their
garbage
stored
outside
and
it's
attraction
for
rats
and
other
vermin.
O
A
T
T
My
two
main
concerns
are
congestion
and
the
planning
for
the
dwelling
I
don't
feel
that
this
dwelling
is
practical
for
68
units.
I
feel
that
it's
going
to
cause
a
burden
on
the
community
and
there's
been
different
points
that
have
been
mentioned
to
try
to
accommodate
this.
The
gentleman
before
me
mentioned
that
doing
the
setback
between
the
buildings
from
15
feet
to
3
feet
and
totally
eliminating
the
landscape.
I
mean.
Why
should
we
have
to
be
affected
by
that?
T
As
far
as
the
loading
dock
I
mean,
I
hope
that
you
know
25
feet
will
be
enough,
as
opposed
to
the
the
original
35
feet,
because
that
alley
between
Grove
and
Davis
can
get
congested
before
I
go
any
further,
just
a
sidetrack,
a
second
on
Grove
Street.
There
is
a
handicap
parking
space
that
parking
space
has
been
there
for
25
years.
Somebody
very
close
to
me
has
that
space
and
I
would
appreciate
if
he
left
that
alone.
T
Like
I
said,
I
do
have
some
concerns
and
I
mean
it
was
mentioned
earlier.
I
believe
Tom
mentioned
that
that
they,
the
group
designs,
four
to
five
storey
buildings,
I
mean
personally
I-
think
a
four-story
building
would
be
would
be
adequate
because
Evanston
does
have
a
parking
problem
and
for
every
person
in
that
unit
they
should
have
a
place
to
park.
T
The
boundaries
should
remain
intact,
as
they
were
originally
requested,
with
the
15
feet
and
a
10-foot
hedge,
and
there
should
be
more
visitor
parking.
I'm.
Sorry
to
to
visitors.
Spaces
for
68
units
is
that
you
know
that
that's
not
adequate.
We
have
53
units
and
there,
like
I,
said
we.
We
have
six
phases
and-
and
we
do
manage
those
so
again-
I
hope
that
the
Planning
Commission
and
the
developer
work
together,
and
you
know
that
we
can
get
something
that
is
a
win-win
for
the
community,
so
I'm
at
about
two
minutes
and
40
seconds
I.
AB
X
You
know
I
think
that
I
also
live
in
the
building
just
north
at
1567,
Ridge
Avenue,
so
in
the
south
end,
so
don't
right
now
I'm
gonna
kind
of
piggyback
off
what
Michael
is
saying
actually
with
regards
to
to
parking.
You
know
living
there
for
about
a
little
over
ten
years.
Now
we,
you
know
two
parking
places.
I
feel
like
for
visitors
might
maybe
not
be
enough.
I
know
that
for
code
I'm
sure
it's
you
know
what's
required.
X
X
Emerson
does
have
a
parking
issue,
there's
not
a
lot
of
parking
spaces
for,
for
you
know
the
public
Evanston,
even
though
it's
very
urban
is
still
a
suburb,
that
people
still
drive
a
lot.
So
you
know
at
the
end
of
the
day,
I
think
that
you
know
adding
more
visitor
parking
spaces
would
be
I,
think
a
little
bit
better
than
not,
and
then
the
other
thing
is,
of
course
you
know.
X
Four
stories,
I
think
would
be
a
little
bit
better
than
five
again
I've
kind
of
piggybacking
off
with
Michaels
saying
you
know,
you
know
it
seems
like
it's
just
really
really
dense
and
I
mean
that
could
lead
to
I
mean
other
issues.
I
think,
like
you
know
that
we're
seen
as
of
right
now,
otherwise
I
think
that's
all
I
have
so
just
I
guess
keep
those
things
in
mind
as
well.
E
My
concern
is
that
my
wife
parks
in
that
parking
lot
and
we're
teachers
and
we
leave
at
5:45
and
we
get
home
it
if
I'm
coaching
we
get
home
in
like
6:00
or
7:00
at
night
and
I,
don't
want
to
stress
about
finding
a
place
to
park
and
I.
Don't
want
there
to
be
additional
traffic
that
city
all
that
kind
of
stuff
life
is
stressful
enough
as
it
is
and
and
parking
it's
just
that
something
I
caused
me
great
anxiety
and
I.
E
Think
what
we're
all
saying
is
that
we'd
like
to
be
heard
by
the
Commission
and
by
you
and
to
be
good
people
and
respect
what
we
need
and
respect
that
we're
already
living
there,
and
we
just
want
to
be
heard
by
you
all
and
by
you
all
as
well,
so
we're
asking
for
some
decency
and
and
respect
in
that
way.
Thank
you.
Thank
you.
R
We
also
recommend
and
recognize
that
that
property
is
going
to
be
built
on
no
denying
that
I
think
what
you're
hearing
from
a
lot
of
us
and
I've
lived
there
in
the
same
house
for
35
years
in
the
historical
district.
Is
that
the
thing
that
makes
Evanston
special
and
that
neighborhood
in
particular
special
are
the
things
that
it
doesn't
seem
that
the
you
as
developers
or
respecting
as
much
may
be
the
impact
on
parking.
Maybe
that's
a
city's
job.
R
I,
don't
know,
but
certainly
the
variance
is
in
terms
of
on
Longridge
in
maintaining
landscaping
and
barriers
between
them.
That's
what
we
have
to
do
all
of
that
in
our
area
and
that's
what
makes
it
special
where
the
traffic
of
the
trash
is
going
to
be
picked
up,
where
the
deliveries
are
going
to
be
picked
up.
Q
That's
there
I
realized
that
there's
going
to
be
growth,
I
actually
feel
for
all
of
you
guys,
because
you
have
to
weigh
the
competing
interests
of
the
locals
that
don't
maybe
want
something,
but
it's
a
greater
good
for
the
city,
but
I
will
say
that
you
know
that
my
big
concern
is
building
right
up
to
the
north
edge
going
all
along
Ridge.
I
just
worry
about
the
canyon
like
quality.
Even
this
is
a
very
dense
big
dense
thing.
Q
Keep
in
mind
that
the
king
home
is
being
converted
into
apartment
buildings,
that's
going
to
be
2
or
3,
more
hundred
people,
in
addition
to
the
hundred
or
so
that
are
going
to
be
in
this
building.
You
know
you're,
just
bringing
a
whole
lot
of
people
into
a
couple
block
radius
very
quickly
and
I'm,
not
sure
the
city
just
has
a
capacity
from
a
parking
standpoint
and
the
bumper-to-bumper
traffic
on
Ridge
to
accommodate
that.
Q
So
I
would
hope
that,
with
this
particular
thing,
you
know
try
to
make
it
as
small
as
you
can,
and
you
know,
take
your
time
there
there's
no
reason
to
hurry
into
it.
I
mean
there's,
there's
a
obviously
reason
with
a
loan,
that's
ticking
in
the
bank,
but
nonetheless
you
know
that
that
neighborhoods
going
to
be
radically
transformed,
I
feel
by
this
particular
property
at
this
time,
and
so
that
concerns
me
that
somebody
lives
down
the
street
from
it.
C
A
A
AD
Good
evening,
mr.
chairman
members
of
the
Plan
Commission,
as
stated,
there
are
two
items
requested
this
evening
having
to
do
with
the
same
property,
so
they're
related
and
I'll
go
through
both
of
those.
In
this
presentation
on
2013
there
was
a
plan
development
approved
that
included
the
full
shaded
area
shown
here
about
80%
of
the
block
face
on
Chicago
Avenue
between
Davis
and
Church.
AD
AD
So
2013
the
plan
development
was
approved.
A
special
use
approved
for
independent
living
facility,
the
whole
property's
about
an
acre
and
a
half.
The
f
AR
at
the
time
was
three
point.
One
five
and
up
to
two
hundred
and
five
residential
residential
units
were
approved
with
32
SPARC
parking
spaces,
23
of
those
on-site
and
nine
leased
from
the
city
and
the
addition
was
an
eight-story
addition.
That's
shown
on
the
street
view
here.
AD
So
this
shows
the
existing
lot
size
and
their
proposed
once
the
proposed
development
lot
is
taken
out,
it'd
be
about
forty
five
thousand
square
foot
lot,
which
would
increase
the
the
FA.
Are
the
Floria
ratio
from
three
point?
One
five
four
point:
two
and
the
number
of
dwelling
units,
as
decrease
from
what
was
approved
to
what
was
constructed
at
186
total
units,
sixty-five
of
those
being
independent
dwelling
units,
and
then
the
parking
is
proposed
to
be
increased
from
the
32
to
38.
AD
AD
So
the
main
part
of
the
application
is
a
new
planned
development.
So
this
would
be
construction
on
the
northern
portion
of
the
lot,
including
five
south
of
site
development
allowances
for
the
building
height
for
your
ratio,
number
of
dwelling
units
number
of
parking
spaces
and
number
of
loading
bursts.
AD
AD
AD
A
new
curb
cut
is
proposed
crossing
the
to
a
protected
bike
lane
to
create
a
porte-cochere
to
access
the
below
grade
parking
and
also
to
act
as
a
drop-off
area
for
the
residential
building,
loading
would
be
provided
off
the
alley
and
the
one
loadings
by
the
space
in
front
of
you
have
the
site
development
offices
that
are
requested.
This
is
within
the
d4
district,
which
allows
the
building
height
of
105
feet
and
a
maximum
site
development
allowance
of
145
feet
stated
211
feet.
AD
AD
This,
this
project
will
be
considered
with
the
standards
for
special
uses
for
plan
developments
and
the
specific
standards
and
guidelines
for
planned
developments
in
addy
for
downtown
district
that
we
can
get
to
after
deliberation.
The
Planning
Commission
staff
recommendation
staff
and
a
per
recommend
approval
of
the
subdivision
and
map
adjustment,
or
the
major
adjustment
for
the
existing
development
there
is
no
actual
development
occurring,
would
not
exceed
any
site
development
allowances.
However,
staff
and
DAPA
recommend
denial
of
the
plan
development
for
the
proposed
building
on
Chicago
Avenue.
AD
Significant
concerns
were
expressed
at
dapper
with
the
height
the
scale
of
the
building
and
consideration
with
the
allowable
for
a
ratio
and
height
within
the
district.
Additionally,
the
look
proposed
location
of
a
curb
cut,
an
introduction
of
a
new
curb
cut
along
the
two-way
protected
bike
facility
and
thereby
creating
the
reduction
of
the
the
street
wall.
Reduction
of
retail
space
and
REIT
activity
and
increased
concerns
with
safety
for
pedestrians
and
cyclists.
AD
Should
the
Commission
vote
to
recommend
approval
development,
the
following
conditions
are
suggested
continuing
to
work
on
the
aesthetic
design
of
the
building
to
agree
to
a
contested
construction
management
plan
conform
with
the
documents
of
testimony
on
record
additional
parking
spaces
be
leased
from
the
city
of
Evanston
within
the
church.
Street
Garage.
The
building
residents
will
not
be
eligible
for
on
street
parking
permits
in
the
area
to
restrict
the
outbound
access
from
the
port
post
to
write
her,
and
only
if
that
element
were
approved
that
the
east
adjacent
alley
is
reconstructed
to
support
the
additional
traffic.
AD
That
would
be
accommodated
by
the
development
to
comply
with
the
lead,
55
bird-friendly
standards
within
the
proposed
building
and
that
an
easement
is
obtained
for
the
proposed
overhang
of
windows
onto
the
Chicago
Avenue
right
away
along
the
the
west
property
line
of
the
building.
We
said
that
that
concludes
a
staff
recommendation
presentation
we're
available
for
questions.
Thank
you.
AE
AF
AE
So
briefly,
I'd
like
to
indulge
you
with
a
little
bit
of
who
we
are
horizon
realty
group.
What
we
do
and
why
we're
here
horizon
Realty
Group
has
been
in
business
for
35
years.
Our
bread
and
butter
is
by
owning
and
managing
apartment
buildings
in
Chicago's
northern
neighborhoods,
and
we
focus
on
buying
buildings
that
have
been
neglected
for
long
period
of
time
have
reached
Funch
functional
obsolescence,
and
what
we
do
is
turn
those
apartments
around,
stabilize
them,
rent
them
and
hold
them.
AE
We
take
great
pride
in
the
work
that
we
do
some
things
I
want
to
point
out
that
made
it
for
us
from
other
developers
that
have
made
sure
before
you
many
times
before
two
things.
One
is
that
we
are
true
stakeholders
in
what
we
do
or
not
what
our
is
otherwise
known
as
commodity
developers
or
legacy
generational
holders
I've
been
working,
my
father
for
20
years,
I
think
we've
sold
three
buildings,
so
what
we
buy
we
hold.
AE
We
are
heavily
invested
in
our
neighborhood,
our
community,
our
street
and
the
buildings
that
we
own
and
we
treat
them
as
if
they
are
owned.
Every
single
dollar
that's
gone
into.
Every
one
of
our
buildings
is
our
own
dollar
off
of
our
own
balance
sheet.
We
don't
have
investors
that
we
have
to
aim
to
please.
We
aim
to
please
the
two
people
that
you're
seeing
in
this
room
here,
so
we
take
great
pride
in
what
we
do
and
there's
kind
of
segues
into
what
we've
also
done
at
Evanston.
AE
In
fact,
last
year
we
celebrated
the
100th
anniversary
of
what's
now
known
as
the
Marion,
so
we
were
fortunate
enough
to
become
the
owners
of
the
Marion
back
in
2012
when
this
building
was
presented
for
sale
through
brokers,
the
ownership
had
kind
of
made
a
decision
to
sell.
At
that
time
it
was
presented
to
us,
my
father
and
I
came
and
saw
the
building
and
just
fell
in
love
with
it.
AE
We
fell
in
love
with
the
potential
of
what
it
could
be,
and
while
it
looked
beautiful
from
the
outside,
it's
got
the
sort
of
the
Swiss
Chalet
an
architectural
feel
to
it.
It
was
an
atrocity
inside.
It
was
sad
to
see
Evan
stone,
Ian
seniors
living
in
the
conditions
that
they
were
living
in
and
sort
of
broke
our
hearts,
and
we
saw
this
thing
and
struggle
with
what
to
do
with
this
building.
AE
We
knew
we
wanted
to
own
it
in
fact,
and
the
other
kind
of
aspect
that
was
pulling
at
our
heartstrings
as
my
father
disclosed
when
we
were
seeing
this
building
that
he
in
fact
got
married
in
the
ballroom
at
the
North
Shore
retirement
Hotel
and
is
still
married
today
to
my
mother.
So
we
had
all
these
things
kind
of
come
together
and
said.
Well,
we
got
a
you
know.
AE
That's
very
simple:
for
us,
the
other
option
was
to
make
it
hospitality
the
building,
the
infrastructure
itself
loaned
itself
or
lent
itself
to
that
sort
of
use,
and
then,
of
course,
to
keep
it
as
its
current
use,
which
was
a
home
to
seniors,
and
we
struggle
with
this
decision
and
that's
the
hardest
path
to
take
is
managing
senior
residents.
It's
it's
labor
intensive,
its
management,
intensive
you're
dealing
with
seniors.
AE
We
ultimately
decide
that
we
wanted
to
have
and
establish
this
social
contract
with
the
community
and
and
we
felt
that
it
was
important
these
people
had
grown
up
in
Evanston.
We
didn't
want
to
be
displacing
seniors.
We
wanted
to
invite
encourage
more
seniors
to
stay
in
Evanston,
so
we
embarked
upon
that
that
journey
of
turning
it
around
and
reposition
it
at
to
become
one
of
the
preeminent
senior
living
places
in
North
West,
which
I'm
in
the
northwestern
and
evidence
in
which
it
is.
Today
we
get
all
kinds
of
accolades,
I,
don't
know.
AE
If
any
of
you
have
been
there
or
walked
through
it.
But
people
come
to
us
all
the
time
and
cannot
believe
that
the
Marion
is
the
same
building
that
they
were
accustomed
to
seeing
it.
You
know
40
years
ago
we
have
amazing
food
program,
dining
programs,
social
program
for
the
people
that
live
there.
They
do
all
kinds
of
wonderful
things.
Two
weeks
ago
they
danced
with
the
northwestern
or
at
the
Northwestern
basketball
game
at
halftime,
so
they're
thriving
there
and
fantastic.
AE
We
currently
have
about
a
hundred
and
forty
residents
living
there
and
and
then
and
renting
up
quickly
there.
So
there
you
see
up
on
the
screen
there,
a
brief
history
of
what's
happened.
I
think
I've
covered
a
lot
of
that,
so
in
oh
well,
I
should
say
so.
In
2012-2013
we
invested
fifty
million
dollars
in
that
renovation
and
then
also
built
the
building.
AE
That's
adjacent
now
part
of
the
Marion
immediately
to
the
north
of
the
the
old
North
Shore
retirement
hotel,
and
then
we
put
65
additional
units
there,
so
that
was
in
2013
2014,
so
we've
been
renting
it
up
stabilizing
it
since
then,
and
then
in
2017
we
turned
our
focus
on
the
lot
immediately
to
the
north,
which
we're
here
to
discuss
this
evening
and
I
was
gonna
say
so
we
turned
to
that.
Oh
it's!
So,
we've
had
just
historically
what's
going
on
here.
We
originally
had
a
proposal
that
was
approximately
32
stories.
AE
We
had
several
meetings
of
all
Domanick
Ward
meetings
with
Judy,
Fisk
I
think
there
was
two
or
three
of
those
meetings.
We
heard
feedback
from
the
community.
We
took
that
all
under
advisement
and
and
took
their
concerns
and
then
came
back
with
I
think
the
28th
story
proposal
and
got
more
feedback.
We've
met
several
times
with
city
staff
and
also
mayor
Haggerty
and
then
ultimately
came
down
to
the
polls
that
you're
gonna
see
tonight,
which
is
a
19
story
building.
Why
are
we
doing
this
several
reasons?
AE
First,
we
want
to
complete
our
vision
for
building
the
preeminent
Senior
campus
in
the
North
Shore
by
having
the
Marian
legacy
is
what
we're
calling
it
geared
towards
active
adults.
It's
gonna
be
targeted
towards
the
55
and
older
age
group
and
it'll
be
a
feeder
to
the
Marian
and
also
the
matter,
which
is
also
a
block
away
right
behind
our
building.
It's
going
to
be
an
attractive,
modern
amenity,
multi
building
community
that
both
retains
our
existing
Heaven
stonings
as
the
age,
but
also
serves
as
a
magnet
for
seniors
that
are
in
our
neighboring
communities.
AE
Second
reason
is:
the
property
is
currently
an
underutilized
eyesore,
it's
underdeveloped,
and
we
want
to
bring
it
to
its
highest
and
best
use.
It's
currently
improved
with
an
inline
retail
center.
It's
reached
functional
obsolescence
for
the
retail
tenants
that
they
are
looking
for
spaces.
Today,
it's
a
hodgepodge
of
two
buildings
that
were
built
many
years
ago
and
they
appear
as
older
one.
They
have
a
common
facade,
but
they
don't
have
the
amenities
that
tenants
are
looking
for
today
with
voting
Docs
and
13
foot
ceilings
and
the
light
invisibility
that
they
require.
AE
Third,
there's
just
great
demand
for
this
type
of
luxury
rental
community,
as
evidenced
by
the
two
year
waiting
list
at
the
Mather
and
the
fact
that
we've
rented
out
all
of
our
large
two-bedroom
units.
If
we
only
had
more,
we
could
be
thrilled.
So
there's
a
supply
issue
here,
we're
aware
of
the
avid
or
that
is
currently
being
constructed
in
Evanston
and
we
hope
to
supersede
the
the
services
even
that
they
are
providing.
This
is
going
to
be
a
very
luxurious
place
to
live.
AE
Here
in
the
direct
benefits
that
the
Marion
Legacy
will
bring
to
the
neighborhood,
we've
done
a
fiscal
study
that
Jonathan
will
get
into
in
a
little
bit,
but
this
project
meets
the
City
Council's
goals
of
helping
to
stabilize
the
long-term
finances,
ultimately
will
create,
probably
20
permanent
full-time
jobs.
Just
once
it's
stabilized
for
the
operation
of
the
building
and
it'll
probably
create
hundreds
of
temporary
jobs
during
the
two
year
period
of
construction
property
taxes,
the
tax
bill
on
these
on
the
strip,
centers
I,
think
right
around
$115,000.
AE
Right
now,
we
anticipate
that's
gonna
increase
by
tenfold
once
this
development
is
established
and
Jonathan
will
go
over
that
a
little
bit
more
we're
projecting
over
a
million
six
and
recurring
tax
revenues
alone
just
from
this
project
so
and
then
lastly,
as
part
of
our
application,
I
think
Scott
alluded
to
this.
Is
that
we'll
be
contributing
substantial
monetary
sum
to
the
affordable
housing
program
in
Evanston,
so
I
think
I've
spoken
a
lot
I
want
to
hand
this
over
to
Tim
ten,
so
you
could
kind
of
show
you
the
details
and
wonderful
project.
AC
Thanks
thanks
Jeff
good
evening,
I'm
Jim
Kent
partner,
with
Papageorge
James
in
Chicago,
architects
and
I'm,
going
to
talk
briefly
just
about
the
site
plan
and
the
site
context.
I'll
talk
to
you
about
the
architecture
and
our
thoughts
generating
this
design
and
then
also
talk
to
you
about
the
planning
of
the
building
and
how
its
organized
so
just
to
go
through
this
pretty
quickly.
AC
We
are
right
in
downtown
Evanston,
as
you
can
see
the
red
the
red
box
and
were
right
into
the
downtown
core
of
Evanston
between
Davis
and
Church,
and
we're
a
mid
block
site
which
poses
certain
challenges.
Given
the
the
type
of
project
that's
being
proposed
here,
the
Marion
is
at
the
the
south
end
of
the
block
at
Davis
and
Chicago,
and
this
is
another
view
of
the
site.
AC
So
the
Marion
is
here.
This
is
the
site.
We
have
an
additional
retail
building
here
and
then
there's
a
residential
building
on
this
corner
at
Church.
Chicago
and
then
park
Evanston
is
directly
across
the
street
from
our
site.
Here
this
is
Whole
Foods,
a
few
photos
of
the
current
condition,
so
we
have.
AC
Obviously
this
is
the
residential
building
looking
north
to
south.
This
is
our
site
here,
the
Marion.
In
the
background,
this
is
also
the
Marion
looking
straight
on
and
a
variety
of
images
here
when
built
out,
the
block
will
be
a
continuation
of
what's
there
now.
So
we
we
have
in
this
in
this
plan,
he's
North
is
to
the
left,
and
so
this
is
the
existing
Marion
and
on
the
street
we
have
retail
and
retail.
AC
We
have
retail
here
now
and
we're
going
to
be
continuing
that
with
retail
here
continuing
and
this
is
the
residential
building
and
then
across
the
street
we
have
Whole
Foods
and
more
retail,
that's
broken
up
by
alley.
Access
and
parking
access
here,
so
the
character
of
the
existing
character
of
the
block
from
a
pedestrian
experience
is
really
unchanged
in
this
future
development.
And
then,
in
this
view,
we
see
the
proposed
development
center
left
the
red
reddish
building,
as
it
would
be
situated
in
the
context
of
Greater,
downtown
Evanston,
and
that's
right
here.
AC
So
the
the
design,
the
architectural
design
was
intended
to
be
an
understated
and
elegant
addition
to
downtown
Evanston
and
really
be
complementary
to
the
the
existing
Marion
here.
So
this
is
really
seen
as
a
continuation,
not
in
the
exact
same
language,
but
in
a
complimentary
language
to
the
existing
building
so
that
it
feels
like
they
belong
together
and.
AC
The
design
is
intended
to
evoke
some
of
the
classic
residential
buildings
along
Chicago's
lakefront,
going
all
the
way
from
the
Gold
Coast
and
all
along
Chicago's
lakefront,
all
the
way
up
through
the
North
half
of
Chicago
and
it
on
into
Havenstein.
So
we
have
a
building.
That's
grounded
in
many
traditional
aspects
of
architectural
vocabulary
with
a
base
a
metal
on
the
top.
It
has
a
very
vertical
bias
in
terms
of
the
way
it's
the
the
facade
is
organized.
AC
It's
a
mixture
of
masonry,
architectural,
concrete
and
cast
stone
would
be
the
primary
materials
and
it's
very
orderly,
an
elegant,
and
it's
something
that
we
think
will
be
comfortable
and
welcoming
to
the
residents
who
we
expect
will
want
to
live
here
at
the
ground
level.
As
I
mentioned
on
the
plan,
we
are
continuing
that
very
pedestrian-friendly
retail
urban
street
wall
experience
with
retail
here.
AC
This
is
the
the
lobby
and
the
vehicular
entrance
is
here,
and
it
really
disappears
because
of
the
way
we've
treated
the
facade
so
that
it's
really
a
continuous
street
wall,
and
this,
you
know,
would
be
an
ideal
location
for
a
restaurant
or
any
type
of
retailer.
We
don't
know
who
this
will
be
leased
to
coming
up,
but
there's
a
lot
of
detail
here
and
the
scale
and
the
rhythm
is
very
comfortable
within
the
context
of
downtown
Evanston.
We
think
that
this
will
be
a
building
that.
AC
AC
So
the
first
floor
plan
you've
seen
briefly
in
the
in
the
introduction,
but
it
is
retail
that
North
is
now
straight
up
again,
so
we
have
retail
here
followed
by
a
lobby,
and
then
this
is
the
Porte
cochere.
So
the
Porte
cochere
is
really
intended
to
do
several
things.
One
of
the
most
important
things
is
to
get
given
the
prevalence
now
of
uber
and
lyft,
and
ride
share,
and
things
like
that.
We
know
that
that's
something
that
will
happen
here
is
what,
as
well
and
taxis
and
so
forth,
will
be
coming
here.
AC
We're
providing
a
place
for
those
cars
to
wait
or
drop
off
off
the
street
so
that
we're
not
getting
cars
double
parking
with
hazards
on
and
so
forth,
creating
blockages
on
Chicago
Avenue.
So
the
intent
is
to
bring
people
in
there's
a
turnaround
within
this
Porte
cochere,
where
they
can
then
come
back
out
onto
the
street.
AC
This
also
serves
as
the
entrance
to
the
garage
which
goes
down
subgrade.
The
rest
of
the
ground
floor
includes
a
mail
room
and
things
like
back-of-house
uses,
trash
and
utilities
and
there's
also
a
separate
door
that
leads
to
the
existing
Marion.
That's
here
that
provides
an
exit
path
for
that
building
and
also
access
for
residents
to
flow
between
the
two
properties
or
between
the
two.
The
two
uses
the
second
floor.
I'll
go
through.
These
very
quickly
would
be
a
combination
of
building
amenities
and
apartments.
AC
AC
Down
now
to
the
basement,
we
have
two
levels
of
subgrade
parking
for
a
total
of
85
cars,
so
the
parking
ratio
for
the
project
is
0.35
per
dwelling
unit,
which
is
the
trend
we're
seeing
all
throughout,
especially
in
in
dense
urban
markets
like
this,
the
parking
ratios
are
coming
way
way
down.
So
we're
right
in
that
right
in
that
pocket,
and
this
is
the
lowest
level
of
parking.
AC
AG
It's
also
interesting
for
me
to
wrestle
with
the
zoning
in
downtown
Evanston,
because
I
was
fortunate
enough
to
be
part
of
the
development
of
that
zoning
in
the
early
early
1990s
with
people
like
Judy,
Aiello
and
other
business
and
civic
leaders
throughout
this
community.
So
in
a
way
of
come
full
circle.
I
also
would
be
remiss
if
I
didn't
thank
both
Andy
bagozzi
and
Carl
Goddard,
who
I
understand
it's
their
last
meeting
tonight
and
thank
you
for
your
service
to
our
community.
AG
So
what
I
wanted
to
do
is
provide
a
little
first
demographic
context
to
give
you
a
sense
of
what
we
were
thinking
about
when
we
developed
this
this
building
and
if
some
of
these
numbers
I
think
are
going
to
be
quite
striking
for
some
of
the
others
you
you
know.
You
know
this
but
Evan
since
population
today
is
about
the
same
as
it
was
in
the
1950s
and
without
the
new
transit
oriented
development
that
the
city
encouraged,
particularly
along
the
Chicago
Avenue
corridor
and
in
downtown
in
the
last
20
years.
AG
The
city
would
have
seen
a
somewhat
precipitous
decline
in
its
population,
similar
to
what
it
experienced
in
the
1970s.
This
project
will
add
about
1/2
of
1%
to
the
population
of
Evanston,
and
while
that
doesn't
sound
like
much,
it
actually
is
the
same
amount
that
Evanston
has
grown
since
1980,
yes
in
40
years
and
Tim.
If
you
want
to
just
put
up
the
graph
we
have,
that
shows
how
Evanston's
population
has
stayed
rather
static
since
the
1950s,
the
other
piece
of
demographics.
That
is
important
to
well
actually
I
should
say.
Why
is
that?
AG
And
it's
not
Evanston
that
we're
seeing
this
kind
of
static
growth.
It's
America
today
from
1970
to
2012
the
share
of
households
consisting
of
married
couples
with
children
declined
by
50
percent
in
1960.
13
percent
of
households
were
single
adults
in
2018,
its
28%
in
1960,
72%
of
adults
were
married
in
2017.
50
percent
of
adults
are
married.
Today's
u.s.
birthrate
is
half
half
of
what
it
was
in
1960
by
2012,
there
were
more
American
homes
with
pets
than
there
were
with
children.
AG
Senior
housing
is
also
a
remarkable
gonna
have
experience
we
are
already
experiencing
it,
but
we'll
see
more
of
a
senior
market
demanding
both
the
cities.
A
commission
study
by
sawgrass,
which
looks
at
senior
growth
between
2019
and
2024,
and
our
integrability
study,
shows
double-digit,
increases
just
over
about
a
five-year
period
in
terms
of
the
senior
market
demand.
So
it's
very
significant,
not
only
here
looking
just
in
Evanston
but
looking
at
Skokie
Wilmette
Rogers
Park,
West
Ridge,
which
are
also
conduits.
We
think
for
this
building.
AG
The
other
thing
that
we
looked
at
a
couple.
Other
things
that
we
looked
at
was
the
was
downtown
Evanston
and
what
its
current
condition
is
and
that,
even
though
we're
in
a
relatively
strong
economic
climate,
all
you
have
to
do
is
look
around
and
see
that
there
are
quite
a
number
of
vacancies,
at
least
in
terms
of
retail
in
Evanston.
AG
So,
as
we
always
would
say,
when
I
was
around
running
the
chamber
that
if
Evanston
wants
to
have
the
independent
stores
and
restaurants
shops
that
is
so
cherishes,
it's
got
to
have
that
density
that
pedestrian
walk
by
traffic.
Yes,
a
lot
of
those
stores
and
restaurants
are
destination,
restaurants
and
stores,
but
you
can't
survive
just
on
that.
You've
got.
It
also
generate
your
clientele
from
within
evanston.
Fortunately,
despite
those
challenges
is
still
in
great
demand.
Great
demand
for
office
space,
great
demand
for
residential
and
for
retail
and
restaurants.
AG
Looking
at
a
survey
that
the
city
did
in
2017-18
at
all
of
the
major
developments
had
been
done
not
just
in
downtown
but
also
along
the
Chicago
Avenue
corridor.
You
find
that
there's
about
1.2
spaces
for
every
unit,
and
yet
the
demand
is
only
about
0.9
spaces
for
every
unit.
On
top
of
that,
city's
major
downtown
parking
garages
on
average
are
only
running
at
about
60%
capacity
during
the
peak
weekday
demand.
AG
So
those
are
the
demographic
issues
that
we
looked
at
this
site.
In
our
view,
had
four
major
development
challenges:
one
given
the
strong
market
for
demand
for
senior
housing.
Could
we
create
enough
critical
mass
of
units
to
justify
the
risks
of
investment
on
a
site
where
mixed-use
residential
is
the
highest
and
best
use
number
to
design
a
an
aesthetically
pleasing
building
the
comports,
with
the
land
available,
the
desires
of
the
marketplace
and
what's
compatible
in
terms
of
scale
and
on
the
block?
AG
In
the
neighborhood
number
three
engineer,
a
transportation
management
program
that
balances
the
needs
and
the
expectations
of
auto
traffic
parking,
pedestrians
and
bicyclists,
not
just
today,
but
also
in
the
future
and
in
finding?
Finally,
could
we
find
an
alternative
to
a
congested,
narrow,
commercial
alley
that
we
feel
is
not
acceptable
for
seniors
or
for
that
matter?
Perhaps
anyone
and
does
not
make
it
a
viable
alternative
for
the
egress
and
entry
to
the
to
the
garage?
And
and
could
we
do
that
in
a
way
that
minimize
flicks
on
Chicago
Avenue?
AG
We
think
we
have
found
those
solutions
the
season?
The
other
thing
that
we
we
looked
at
and
that
we
wanted
to
understand
is
what
that
1600
block
of
Chicago
Avenue
really
is.
It
is
a
major
transportation
corridor
that
runs
when
you
think
about
it
from
Northwestern
on
the
north,
all
the
way
to
Howard
Street.
AG
It
is
the
very
commercial
corridor
that
Evanston
as
a
city
policy,
has
encouraged
more
development,
transit,
oriented
development,
and
so,
while
it's
true
that
the
zoning
on
the
east
side
of
the
1600
block
is
a
d4,
the
west
side
is
a
d3.
There
really
is
already
a
lot
of
scaling
and
massing
coming
from
the
park
Evanston
and
from
our
own
Marion,
and
therefore
most
people
do
not
see
when
they're
walking
in
that
block
that
it's
a
transition
block
the
transition
happens
to
the
east.
AG
We
would
argue,
perhaps
in
the
alley
that
runs
parallel
between
Hinman
and
Chicago
Avenue
north
north
south,
because
from
that
alley
going
east
is
where
you
should
really
see
the
step
down
in
terms
of
first
multi-family,
residential
and
eventually
single-family.
As
you
get
closer
to
the
lake
and
so
the
zoning
boundaries,
we
would
argue
in
some
ways:
mischaracterize
the
realities
of
the
market
and
what
has
already
been
built
in
fact
think
about
this.
The
500
Davis
building,
which
is
at
Hinman
and
Davis,
pushes
the
urban
density
of
downtown
even
further
east.
AG
Regardless
of
what
kind
of
allowances
we
would
be
given,
we
were
still
going
to
have
to
figure
out
how
we
access
the
garage.
The
fact
is
that
others
senior
living
communities
in
Evanston
utilize,
a
Porte
cochere,
it's
nothing
new.
Obviously
we
have
ours
of
the
Marion,
you
walk
over
a
block
and
a
half,
and
you
have
the
the
Mathur
with
a
Porte
cochere.
It's
a
concept
that
Evanston
seems
to
be
pretty
comfortable
with
when
you're
talking
about
senior
housing.
AG
The
other
thing
that
we
think
the
Porte
cochere
does
really
comes
from
a
question
that
the
city
staff
asked
us.
When
we
were
going
through
the
dapper
process,
they
asked
us
first,
they
made
the
point.
Evanston
has
this
very
ambitious
but
very
important
carbon
neutral
goal
by
2050
so
that
Evanston
becomes
a
net
zero
emissions
community?
AG
They
asked
us
what
are
we
doing
besides
reaching
LEED
Silver
to
try
to
achieve
those
goals?
Well,
the
answer,
in
our
view,
is
the
Porte
cochere,
because
without
the
Porte
cochere,
if
you
force
all
of
the
traffic
to
go
into
the
alley
you're
talking
about
in
total
everyday
420
car
is
driving
1/10
of
a
mile
or
84
miles
a
day
times
365
and
you're.
Looking
at
about
31,000
vehicle
miles,
traveled
in
our
view,
unnecessarily
vehicle
miles,
traveled
is
the
one
major
part
of
the
carbon
neutral.
AG
Push
that
Evanston
is
making
that
continues
to
rise
at
an
alarming
rate
and
report
suggests
that
every
developer,
really
every
citizen,
has
a
responsibility
to
do
whatever
they
can
to
bring
down
Evanston's
carbon
footprint.
We
think
this
meets
that
goal.
It
will
be
the
equivalent
of
taking
off
taking
three
cars
per
year
every
year
off
the
streets
or
providing
energy
for
one
and
a
half
homes
every
year
or
planting
14
and
a
half
acres
of
carbon
sequestration.
AG
AG
AG
The
city
code
does
not
restrict
consideration
of
new
curb
cuts
in
2017,
the
city
staff
prepared
a
recommendation
to
the
Transportation
parking
committee,
which
took
no
action,
so
our
sense
is
that
the
city
wanted
to
allow
for
some
flexibility
and,
in
fact,
if
you
go
back
over
the
last
several
years,
there
have
been
a
number
of
new
curb
cuts
that
have
been
provided
for
for
new
development.
However,
every
curb
cut
is
not
the
same.
You
wouldn't
treat
a
curb
cut
at
a
Dunkin
Donuts
drive-through
the
same
way
as
you
would
for
a
case.
AG
A
multi-million
dollar
investment,
so
you've
got
differences.
The
e2
project
has
a
curb
cut
with
353
parking
spaces.
The
Sherman
Plaza
garage
has
1,550
spaces
with
two
curb
cuts.
Some
of
those
curb
cuts
across
bike
lines.
Our
garage
is
85
spaces.
It
would
be
the
smaller
the
second
smallest
entry
to
a
garage,
the
curb
cut
anywhere
in
Evanston
in
terms
of
new
development
in
Evanston.
AG
Now
the
other
issue
is
the
award-winning
protected
bike
lane
or
cycle
track.
As
it's
better
known
by
us
bicyclists
that
cycle
a
cycle
track
has
20
existing
curb
cuts
20
only
one
of
them
up
by
the
tech
Institute
on
Sheridan
Road
has
any
signs
or
warnings
go
by
the
lighthouse
beach
entrance,
which
is
a
curb
cut
in
the
summer,
with
children
playing
no
sign.
No
warning.
There's
painted
green
stripe,
no
bump
up
which
all
over
Europe
that's
what
you
would
see
too
slow
for
cars
to
slow
down.
Our
point
is
this
one
more
curb
cut.
AG
We
don't
think,
is
going
to
make
a
huge
difference
to
the
viability
and
the
excellence
of
that
bicycle
lane
that
that
cycle
track,
because
we're
not
going
to
design
a
curb
cut
the
way
the
other
20
are
we're
gonna
design,
a
curb
cut
that
does
have
bump
ups.
That
does
have
signs
that
does
have
warnings
that
slows
people
drivers
down
and
make
certain
that
it
is
indeed
the
best
safest
and
most
well
engineered
curb
cut
in
Evanston.
AG
The
other
differentiator
we
have
is
if
this
is
a
as
I
said
before.
This
is
a
building
designed
for
seniors,
and
we
are
pretty
passionate
about
the
idea
that
seniors
driving
in
winter
nights
into
that
dark
alley.
That's
congested
is
not
the
best
approach
to
get
in
and
out
of
this
garage
and
that's
another
key
reason
that
we
would
like
to
have
the
to
be
able
to
go
on
Chicago
Avenue.
AG
We
talked
about
some
of
the
other
project
benefits
I'm
not
going
to
go
through
them
through
them.
All
the
fiscal
economic
impact
analysis
shows
that
this
will
have
a
significant
addition
to
the
tax
base
in
Evanston.
Why
is
that
important?
Because
if
you
look
at
Evanston's
challenges
going
forward,
while
the
school
districts
are
in
pretty
good
shape,
with
respect
to
their
unfunded
liabilities,
they're
open
up
in
the
95%
funding
ratio
for
future
retirement
costs,
the
city
of
Evanston
is
one
of
the
more
challenged
communities
in
Cook
County.
AG
It
runs
at
about
65
percent
right
now
in
terms
of
unfunded
liabilities,
that's
significant
because
those
costs
are
going
to
continue
to
rise,
and
we
think
that
this
project
provides
a
major
boost
to
the
tax
space
and
in
a
net
addition.
Even
when
you
take
in
to
the
additional
costs
that
it
will
incur,
because
there
will
be
costs,
there
will
be
a
few
school
children
that
will
come
out
of
it.
There
will
be
some
additional
public
works.
We've
taken
that
into
account.
AG
In
fact,
I
would
suggest
to
you
that
there
are
probably
few
if
any
developers
to
come
to
you
and
show
you.
The
net
revenues
will
be.
This
is
an
honest
fiscal
analysis.
We're
not
just
looking
at
the
revenues
we're
looking
at
and
admitting
that
there
are
some
costs
too.
So
we're
giving
you
the
net
revenues
that
the
city
of
Evanston
is
going
to
achieve
from
this.
Finally
and
I
will
wrap
up
here,
we
would
conclude
with
with
six
six
points.
AG
AG
We
believe
the
Marian
legacy
stands
in
accordance
with
the
general
plan
and
vision
for
downtown
Evanston
and
the
city
writ
large
and
part
of
that
vision
is
mixed-use.
Transit,
oriented
development
for
senior
housing
is
a
the
city
of
Evanston,
considers
it
a
valuable
contra
that
evanston
wants
to
encourage,
and
in
doing
so-
and
this
is
the
third
point
we
believe
the
progeny
meet-
the
growing
needs
for
senior
housing
with
number
five
four.
We
think
the
public
benefits
justify
the
allowances
that
are
being
asked
for
number
five:
the
curb
cut
issue.
AG
We
don't
believe
that
protection
of
the
existing
design
of
cycle
tracks
from
any
modification
over
should
override
all
other
considerations
and
thus
set
a
precedent
for
future
development
along
key
development
corridors.
Rather,
we
know
that
there
are
planning
design
and
aesthetic
techniques
that
the
city
and
we
can
employ,
as
has
been
done
in
other
cities
and
has,
as
as
has
been
done
here,
to
engineer,
a
solution
which
lets
all
modes
of
transportation,
bicyclists
pedestrians
autos
to
coexist
peacefully
and
safely
and
finally,
from
a
benefit-cost
perspective.
AG
We
think
this
proposed
project
is
a
winner
for
both
the
local
government,
tackling
taxing
bodies,
so
just
265
district
2a
to
the
city
of
Evanston,
the
library
and
for
the
Evanston
economy
in
general,
with
the
current
marginal
economic
activity
on
the
property.
Now
the
project
offers
a
substantial
opportunity
to
create
jobs,
local
income
and
tax
revenue
for
the
city
of
Evanston.
Thank
you
very
much.
AG
A
The
continuance
will
be
to
a
date
certain
that
we
determined
today,
and
the
request
will
need
to
be
in
writing
at
this
time.
Is
there
any
objections
from
the
public
all
right
hearing,
none,
we'll
move
forward.
I
have
a
sign-in
sheet
that
has
four
names
of
people
who
wanted
to
speak
on
this
item.
I
see
that
there's
a
few
more
people
here
than
then
that
if
there's
anyone
here
that
would
like
to
ask
questions
or
provide
comments
with
respect
to
this
item,
I'll
put
the
sign-in
sheet
over
on
the
side.
A
G
This
is
this
is
for
the
architect.
I
understand
everything
that
was
said
in
terms
of
breaking
down
the
massing
and
all
of
that
frankly,
I
I
wonder
how
the
same
square
footage
would
look
in
a
taller,
thinner
building,
but
you've
obviously
been
through
that
painful
exercise.
So
I
understand
how
you
how
you
got
to
the
19th
story.
What
occurs
to
me
and
I
just
want
to
ask
this.
G
What
occurs
to
me
is
that
if
you
look
at
this
building
and
then
look
at
the
building
across
the
street,
even
though
the
building
across
the
street
is
taller,
it
looks
lighter
and
I
just
wondered,
I
understand
about
the
material
continuity
and
all
that,
but
I
wondered
if
you
considered
maybe
making
the
base
the
darker
brick
and
the
tower
a
lighter
color,
because
I
think
that
the
impression
that
people
will
have
of
this
building
would
be
a
whole
lot
different
if
it
was
a
lighter
color.
I
just
wondered
if
you'd
consider
that.
AC
It's
a
it's
an
interesting
question
because
we
have
looked
at
that
and
I
think
that
they're,
you
know
it's
something
that
that
we
have
talked
about
with
the
owners
and
it
might
still
happen
is
all
I
can
say
in
terms
of
exactly
what
the
final
color
is.
We're
still
finalizing
that,
but
it
it's
I,
think
it's
a
good
comment.
AC
M
For
the
applicant
there's,
some
discussion
in
the
dapper
meetings,
I
believe
the
staff
had
a
feeling
that
most
of
the
public
benefits
list
were
things
that
were,
you
know,
required.
There
wasn't
a
whole
lot
provided
there
is
there.
It
was
there
any
consideration
after
those
comments
of
additional
public
benefits
being
provided.
AE
The
short
answer
is:
we
believe
that
the
benefits
we
looked
at
the
benefits
and
looked
at
those
that
are
being
offered
her
comparable
projects.
Recent
projects
and
eveson
felt
that
they
were
in
a
line
and
even
exceeded
what
has
been
given,
and
we
considered
proportionality
to
the
asked,
for
you
know
the
variances
allowances
that
we're
requesting.
So
we've
taken
that
in
consideration-
and
you
know
the
short
answer
is
we
think
the
proportion
is
what
we're
asking
for
we're.
M
Just
yet
I
guess
the
there
was
some
comments
about
the
you
know.
For
example,
recycling
was
listed
as
a
public
benefit,
but
was
a
requirement,
and
you
know
things
like
providing
art
from
local
artists
on
display
it's
a
nice
thing,
but
it
doesn't
seem
like
something
of
this
sort
of
significant
value.
Given
the
you
know,
the
variances
that
are
being
requested,
we're.
G
G
AE
A
P
V
P
His
son,
oh
brother,
I,
just
wanted
to
say
that
at
the
Merriam
we
provide
transportation
for
the
tenants
for
the
residents.
We
have
a
bus
which
we
take
in
Milan
or
Overland,
which
we
Ted
to
do
also
the
legacy.
So
parking
is
not
an
issue.
Elderly
people
that
come
into
this
to
marry
and
they
don't
want
to
deal
with
cause.
They
don't
want
to
deal
with
driving.
So
we
we
do
the
driving
for
them.
So
this
part
of
the
services
we
offer.
AD
Just
to
follow
up
on
the
the
7027
oak
building
that
was
approved
with
169
dwelling
units
and
a
hundred
and
thirty-nine
parking
spaces,
so
it
did,
it
did
comply
with
the
transferring
development
parking
requirements.
It
did
not
seek
a
site
development
loans.
Additionally,
that
building
is
restricted
to
55
and
over
the
applicant
today.
To
stated
this
proposed
development
would
be
targeted,
but
there
would
be
no
restriction
on
the
age
of
residence.
AG
E
AG
Application
that,
if
needed,
we
would
be
willing
to
look
at
leasing
spaces
in
the
church,
chicago
garage.
That
garage
operates
right
now
at
50%
capacity
during
the
peak
weekday
hours.
So
there
are
plenty
of
spaces.
In
fact,
if
you
may
recall
the
office
building
that
was
proposed,
just
north
of
the
library
was
looking
at
doing
a
deal
with
the
city
because
of
the
empty
spaces
that
are
available
there.
So
if.
A
AG
And
if,
if
we
find
that
there
is
excess
revenue,
we
find
that
there's
more
supply
necessary.
We
would
look
to
the
on
the
underutilized
public
parking
that's
available,
which
has
two-fold
benefit,
provides
us
with
parking.
It
provides
the
city
with
revenue.
That's
now
going
to
it's
not
coming
in.
Why
build
more
parking.
I
guess
is
our
idea
when
you've
got
an
oversupply,
in
fact,
right
within
the
block
just.
A
C
AE
Just
at
first
of
all,
you
know
we
have
28
other
buildings,
as
I
mentioned
just
in
Chicago,
not
in
Evanston,
and
our
our
car
ownership
ratio
amongst
our
entire
tenant
population
is
about
half
that
ratio
so
to
address
the
the
targeting
of
our
market.
The
55
plus
it's
gonna
be
branded,
like
I
said
as
part
of
the
Marion
as
a
sister
property
to
it.
AE
Just
these
services
that
we're
gonna
offer
the
dining
program
and
all
that
is
going
to
lend
itself
to
being
targeted
toward
that
older
crowd
like
so
we're
not
going
to
restrict
younger
people
from
living
there,
and
neither
is
the
current
Marion,
but
just
the
way
that
we've
marketed
overall
is
going
to
attract
that
crowd.
Okay,.
Y
I'm
a
little
concern
with
the
height
of
this
building.
You
can
see
that
it
really
sticks
out
in
that
picture
and
in
this
Chicago
Avenue
elevation
picture.
It's
you
know
it's
hard
to
miss
and
I
believe
it
was
said
that,
because
you
needed
to
have
a
lot
of
units
to
justify
the
risks
of
investment
in
a
site
where
mixed-use
residential
is
the
highest
and
best
use,
are
you
saying
that
if
you
were
not
building
for
seniors,
you
wouldn't
need
this
height.
AE
Y
AE
It
doesn't,
generally
speaking,
just
adjust
if
I
won
the
risk
and
the
costs
associated
with
building
a
building.
In
this
you
know
just
to
build
this
building
to
get
the
efficiencies
you
need
to
get
those
numbers
it
will
it
just
won't
pan
out
with
less
you
know,
it's
just
the
revenue
needed
for
it
to
to
provide
the
return
that
justifies
our
risk.
AE
AF
I
add
something
David
meek,
the
attorney
to
your
question.
There
are
a
couple
of
other
considerations
that
relate
to
the
cost.
They
go
into
a
building
that
then
lead
to
the
number
of
units
that
they
need
to
get
one.
Is
that
we're
proposing
an
underground
garage?
Your
first
proposal
actually
had
an
above-ground
garage
and
I.
N
AE
AE
There's
basic
commercial
uses
on
both
sides
and
I
challenge
you
to
go
there
virtually
any
time
of
the
day
and
you'll
find
either
a
truck
making
deliveries
to
the
restaurants
that
are
there.
Some
of
them
are
ours,
frankly,
at
the
Marion,
but
you
know
I
see
some
of
these
photos.
We've
taken
I
was
on
a
random
day.
I,
don't
know
it
was
data,
it
was
last
summer,
but
it
also
impede
by
dumpsters
that
are
in
the
alley.
There
are
electrical
pipes.
There
are
big
AT&T
phone
junction
boxes
in
this
alley,
I
think.
AE
What's
the
width
on
that
alley,
it's
like
this
20
feet,
20
feet
it's
in
disrepair,
it's
basically
we've
done
studies
or
tens
repair
drawings,
showing
the
turn
radius
required
to
make
into
proposed
garages.
It's
extremely
hard
alley
to
navigate,
and
that
does
even
factor
in
the
winter
conditions
when
you
have
snow
and
things
of
that
nature.
So.
AC
AG
Good
safety,
if
you
force
the
cars
to
do
their
entry
and
egress
in
the
alley,
they're
crossing
bike
lanes
four
times
twice
as
many
as
you
would
on
Chicago
Avenue.
So
let
me
walk
you
through
that.
If
you
drop
someone
off
going
northbound,
let's,
supposing
that
the
alley?
What
was
the
alternative
that
was
used?
You
drop
somebody
off.
It
was
valet
that
valet
driver
would
then
drive
parallel
to
the
cycle
track.
Take
a
right
on
Church
Street
crossing
the
bike
line,
I'll
be
at
an
intersection
but
crossing
it.
AG
Then
they
would
cross
Church
Street,
which
is
also
a
bike
lane.
It's
not
a
protected
bike
lane
bits
of
bike
lane
into
the
alley.
Then
they
go
into
the
garage
when
they
exit
the
garage.
They
would
go
out
to
the
south
across
Davis,
which
is
a
protected
bike
lane
out
of
the
alley
and
then
turn
right,
which
is
the
only
way
you
can
go
and
cross
over
the
protected
cycle
track.
So
it's
for
conflicts
versus
I'm,
Chicago
Avenue.
It's
two
and.
N
N
However,
my
question
wasn't
about
the
bike
lanes.
I
was
getting
to
the
loading
berths
so
to
to
to
step
two
from
the
two
required
loading
berths
to
one
loading
berth.
Aren't
we
putting
more
stress
on
the
alley,
because
a
second
loading
berth
would
enable
you
guys
to
get
delivery
vehicles
out
of
the
alley
and
into
the
loading
berth
for
going
putting
additional
stress
on
that
already
congested
alley
that
that's
that's!
C
AC
AD
AC
AC
That's
just
that's
just
meeting
the
minimum
right.
Well,
that's
a
function
of
the
type
of
door
we
select
to
the
dork
we
put
away
and
that
that's
not
a
that's,
not
something.
That's
really
been
carefully
considered
in
terms
of
the
width
of
this
door,
but
I
think
the
the
issue
that
we're
concerned
about
in
terms
of
turning
is
more
vehicles
than
the
seniors.
N
AE
G
Staying
on
that
same
subject,
you
also
have
retail
and
retails
gonna
have
some
loading
requirements
too,
so
I
guess
I
think
the
feeling
that
you're
hearing
is
that
you
know
with
the
retail,
with
the
the
fact
that
it's
rental,
you
know
it's,
have
you
considered
another
loading
dock?
Does
it
could
it
work
I.
AE
A
A
So
when
the
Wendelin
deliveries
happen
for
the
retail,
it
looks
to
me
like
you're,
anticipating
that
those
deliveries
will
be
made
in
the
alley
and
then
that
that
walkway
at
the
no,
not
not
from
there
but
there's
another
entrance
where
you
said,
there's
also
adieu
yeah
that
that
that's
the
most
direct
route
to
the
to
the
retail
right.
What's.
S
AC
That
would
happen
here
and
I
think
this
plan
could
accommodate
a
second
loading
berth
if
it
could
and
if
that
would
assuage
any
concerns,
I
think
that
that's
something
that
could
definitely
be
achieved
in
the
plan.
To
answer
your
question
about
this.
This
is
really
an
exit
only
and
there's
an
anomaly
with
the
marryin
where
they
have
stairs
in
their
building
that
are
here
and
currently
it
uses
this
portion
of
this
property
as
a
means
of
egress.
That
leads
to
the
alley,
so
we're
continuing
that
continuity
of
egress
through
that.
AC
AE
A
A
P
Part
of
the
18,
the
parking
spaces
belong
to
the
commercial
space
which
will
be
eliminated,
and
so
the
restaurant
there
and
in
a
cleaner
and
and
well
there's
two
vacancy
now,
but
but
the
eighteen
cause
most
of
them
belong
to
found
which
is
not
going
to
be
there.
So
the
retail
space
over
there
are
parking
their
cows
there
that
buildings
coming
down
I.
A
Understand
that
in
practice,
that
might
be
how
it's
used,
but
we're
talking
from
the
zoning
requirement
standard
you're
right
now.
The
properties
required
to
have
38
spaces
18
are
on
site
era,
sigh,
sorry,
30,
odd
spaces,
I,
don't
know
the
exact
number
and
commit
that
to
memory
with
a
18
on
site,
with
a
balance.
AE
F
AE
O
Z
A
Z
It's
a
van
if
it's
a
van
that
you
see
they'll,
have
to
use
the
loading
dock.
You
just
can't
get
in
the
port
course
shear
and
turn
around.
Sometimes
you
see
Amazon
being
delivered
in
personal
cars.
They
could
use
the
pork
or
share,
but
we
foresee
them
given
the
size
of
the
pork
or
share,
and
all
of
that
that
they
would
use
the
loading
dock
in
the
back.
AG
Is
the
new
Libyan
electric
automobile
that
Amazon
is
committed
to
it's
gonna
be
built
in
Bloomington
I,
don't
know
what
the
height
of
that
vehicle
is.
It
made
it's
a
smaller
vehicle
than
currently
than
what
Amazon
is
using
now
so
we'd
have
to
see
if
that
that
fits,
because
that's
gonna
be
that's,
gonna
become
their
go-to
vehicle.
A
All
right
any
other
questions
from
the
Commission
at
this
time.
All
right.
Thank
you
all
right.
So
now
is
the
time
for
questions.
So,
if
you
have
questions
of
the
applicant
and
what
they've
presented
or
maybe
something
that
you've
that
you
wish
they
would
have,
you
can
ask
those
questions
now,
if
it's
more
of
a
comment,
wait
until
the
comments
section,
there's
only
four
people
that
have
signed
up
to
talk,
so
this
is
gonna
go
by
relatively
quickly.
AB
Good
commissioners,
my
name
is
William
Brown
I
have
I
lived
in
Evanston
for
43
years
and
been
a
member
of
First
United
Methodist
Church
for
35
First
United
Methodist
churches,
the
large
stone
gothic
cathedral
at
the
corner
of
Hinman
and
Church
Street.
So
we
are
probably
the
most
impacted
by
what's
being
suggestive.
C
K
Fred
sure
I'm,
a
resident
of
Evanston
live
at
the
1580s
Sherman
Optima
tower.
Building
I'll
have
some
comments
later,
but
I
do
have
one
question
for
the
applicant:
it's
a
series
of
questions
in
the
interest
of
efficiency
I'm,
going
to
ask
several
questions,
we're
all
related,
and
hopefully
you
can
kind
of
answer
them
in
a
string
and
response.
I
want
to
make
clear,
though
we
shouldn't
be
confused
by
a
lot
of
hand
waving
at
the
bottom
line.
K
This
is
a
project
that
is
nowhere
close
to
meeting
the
zoning
requirements
of
this
space
height
size
or
dwelling
units
and
questionable.
So
the
question
I've
got
for
the
applicant
is:
did
you
run
a
model
of
a
development
which
actually
would
meet
the
zoning
requirements
of
this
site?
If
you
didn't,
why
didn't
you
you
own
the
site
I
would
have
hoped
you
would
have
done
your
homework.
AE
So,
as
we
mentioned
earlier,
we
did
run
many
different
iterations
and
models,
including
a
Nazarite
model,
and
it
simply
does
not
pan
out
in
terms
of
the
rate
of
return
that
this
project
would
offer
in
relation
to
the
risk.
So
we
have
those
models
and
in
terms
of
sharing
those
models,
I,
don't
you
know
some
week
take
under
advisement.
Consider.
K
AE
You
we
didn't
assume
anything
when
we
bought.
If
you
wouldn't
mind,
speaking
of
Jessica,
we
didn't
assume
anything
with
respect
to
this
parcel
about
the
property.
Our
intention
at
the
beginning
was
to
renovate
the
existing
building
as
basically
phase
in
one
of
our
project,
and
what
we're
trying
to
do
now
is,
like
I,
said,
complete
that
whole
vision
of
that
block
and
build
something
that
is,
it
brings
that
property
to
its
highest
and
best
use,
but.
K
A
P
A
A
AE
K
A
W
Asking
you
various
questions
and
I
have
the
questions
right
here,
so
I
would
just
read
them
off:
okay,
one
by
one.
So
we
noted
that
Napa
recommend
that
including
the
condition
that
your
project
comply
with
lead
55
have
you
determined
the
threat
factor
for
your
building
and
are
you
planning
to
comply
with
lead
55.
W
AC
AC
AC
A
AB
The
condo
building
next
door
was
one
of
the
first
condo
buildings
in
Evanston,
not
a
problem,
but
it's
the
gentleman
that
just
spoke
before
the
facts
on
this
document.
They
may
have
changed
some
suggest.
A
complete
disregard
for
existing
parameters
for
this
building
I
have
no
idea
how
this
building
could
be
being
presented.
AB
The
building
will
be
right
across
from
another
tall
building,
starting
a
sort
of
Canyon
effect
on
Chicago
Avenue,
most
of
us
at
church
sort
of
imagined
that
there
was
a
red
line,
that
no
such
building
of
this
height
would
occur
on
the
east
side
of
Chicago
Avenue
at
19
stories,
and
the
alley
will
be
a
nightmare.
I
am
in
retirement,
the
volunteer
facilities
manager
for
the
church,
so
I
come
to
church
a
few
days
a
week,
and
it
is
bad
now
and
I
can't
imagine
with
the
deliveries
that
will
need
to
occur.
AB
If
this
building
is
there,
but
it
will
be
like
we
have
a
small
parking
lot
of
about
12
spots
for
church
staff
and
the
like,
and
sometimes
you
can't
get
out
now,
I,
don't
know
what
it
would
be
like
later,
but
at
any
rate,
I
think
that
that
you
should
know
that
the
membership
of
this
church
are
well-educated,
educated,
their
long-standing
citizen
of
the
community
and
will
not
not
be
shy
about
sharing
their
concerns
and
communicating
that
clearly
throughout
the
community
and
whatever
public
setting
like
this.
That
would
be
available
to
them.
AB
So
I
would
say
to
you:
please,
listen
and
respond
accordingly
to
the
citizens
concerned
about
this.
We
do
not
want
this
development.
It
is
unfavorable
in
every
imaginable
way
from
the
perspective
of
the
members
of
First,
United,
Methodist,
Church
and
I
would
imagine
if
there
were
other
people
who
lived
simply
across
the
street
on
him
and
would
would
say
likewise
so
I
encourage
you
to
be
thoughtful
about
that
I.
Thank
you
for
your
time
and
attention
and
might
suggest
that,
as
the
stringency
of
three
minutes
for
citizens,
you
might
establish
one
for
presenters
as
well.
AB
A
AH
AH
AH
AH
That
same
argument
was
made
30
years
ago,
when
the
church
in
Chicago
parking
garage
was
built,
hours
and
hours
and
hours
of
debate
went
in
to
the
size
of
that
parking
garage
and
the
apartment
complex,
that's
attached
to
it.
That
runs
from
Church
Street
to
Clark
on
Chicago
Avenue,
I
heard
all
of
the
arguments.
My
father
was
a
sitting
alderman
for
First
Ward
at
that
time,
and
he
was
very
much
involved
in
that
project.
AH
At
that
time,
the
neighbors
in
the
neighborhood
were
very
against
a
project
of
that
density
and
the
city
at
that
time
said:
oh,
no,
Chicago,
Avenue,
east
of
Chicago
Avenue
it'll,
never
go
taller,
and
here
we
are
I'll
be
at
30
years
ago.
Total
disregard
for
any
zoning
that
exists
and
I
hope
that
you
will
pay
close
attention
to
that.
AH
I
K
Thank
you
few
comments.
Let's
focus
on
what's
important
here.
This
is
clearly
the
height
and
the
number
of
dwelling
units
that
are
the
most
people
don't
be
confused
by
cutouts
and
where
the
loading
dock
is,
let's
focus
on
wives,
zoning
requirements
exist
and
what's
important.
This
thing
is
a
massive
building
212
feet:
zoned
for
110
over
200
units
zoned
for
54
it
is
nowhere
close.
It
should
be
dead
on
arrival,
your
own
staff
has
advised
you
not
approve
it.
There's
a
reason
for
that.
The
presentation
was
completely
mischaracterized
a
number
of
elements.
K
K
K
Jonathan
talked
about
how
Evanston
hasn't
grown
and
how
the
parking
lots
the
parking
buildings
are
not
filled.
So
now
we're
going
to
develop
housing
in
order
to
fill
our
parking
garages.
That's
one
of
the
benefits.
Does
that
really
make
sense?
Is
that
a
really
good
benefit
for
Evanston?
Let's
build
a
lot
of
buildings
bring
in
tenants,
so
we
can
fill
up
our
parking
garages.
It
doesn't
sound
like
it
makes
a
lot
of
sense
to
me.
K
Elvis's
not
growing,
well,
Chicago's,
shrinking
I'd,
say
of
instance,
doing
just
great
it's
a
lovely
community,
I
love,
it
I
love
the
mix
of
residential
commercial
kind
of
urban,
but
you
know
what
it's
not
densely
in
urban
like
Chicago:
it
isn't.
We
don't
want
to
be
Chicago
where
Evanston
I,
like
the
way
that
part
of
that
Street
feels,
and
it
was
designed
to
be
that
way.
That's
why
that
zoning
is
there
so
bottom
line?
K
V
V
I
live
at
522
Church,
which
is
the
the
condo
building
that,
in
all
their
pictures,
seems
to
just
sort
of
be
dwarfed
by
what
they
have
presented
at
the
corner.
At
the
southeast
corner,
south
east
southeast
northeast
corner
of
Chicago
and
Church
I
was
going
to
get
up
here
and
talk
about
zoning
and
I'll
talk
about
it
again
for
a
minute,
because
I
think
it
is
the
major
issue
here.
V
It
was
mentioned
that
they
want
to
turn
Chicago
Avenue
into
the
lakefront.
The
Chicago
downtown
lakefront,
the
east
side
of
Chicago
Avenue
is
not
the
Chicago
lakefront.
It
was
also
mentioned
that
that
the
building
was
within
the
scale
and
the
environment
of
the
block
and
the
neighborhood
I
think.
My
colleagues
that
have
spoken
previously
to
me
have
indicated
that
it
is
not
if
it
were
within
the
scale
and
the
block
of
an
end
of
the
block
in
the
neighborhood.
It
wouldn't
be
zoned
the
way
it
is.
V
It
is
zoned
the
way
it
is
because
of
his
transition.
I
want
to
talk
a
little
bit
about
parking
and
Ally
and
and
egress,
and
all
of
that,
because
our
building
has,
if
I
did
the
math
right,
we
have
somewhere
around
24
25
units
and
we
have
29
or
30
parking
spaces.
While
we
are
not
senior
housing
most
of
the
people
and
are
my
building
look
like
I
do
and
we
all
drive.
V
So
our
most
many
of
us
drive
I,
won't
say
all
of
us
drives
so
I
think
the
parking
issue
is
not
necessarily
an
accurate
representation
of
who
might
move
in
if
it's
just
over
55
our
building
has
two
garages
and
upper
garage
and
lower
garage,
and
one
of
our
our
upper
garage
actually
exits
into
that
alley.
So
making
it
more,
it's
already
a
problem.
Making
it
more
congested
will
be
much
more
difficult
for
the
half
of
our
residents
that
already
exit
into
the
alley.
That
is
also
shared
by
the
church
and
the
other
retail
elements.
V
When
this
building
I
would
just
like
to
give
a
little
bit
of
a
different
history,
this
building
was
originally
presented
at
whatever
it
was
30-some
odd
stories.
There
was
a
lot
of
pushback
from
the
at
the
all
dramatic
meeting.
So
then
they
came
back
with
a
13-story
proposal
which
did
not
meet
a
lot
of
the
bike
lane
and
some
of
the
other
things
that
have
been
talked
about,
and
so
then
it
would
went
back
to
the
drawing
board
and
then
all
of
a
sudden
it
came
back
at
19
again.
Is
that
my
three
minutes?
V
So
does
your
theory?
Okay,
just
can
I
just
finish
up
within
the
original
I
think
it
was
the
original
proposal
on
our
building
a
shadow.
We
requested
a
shadow
study.
This
building
basically
would
defeat
why
I
moved
here
five
years
ago,
because
this
would
take
out
the
light
that
we
all
in
our
building,
get
by
having
being
dwarfed
by
this
building.
That
makes
no
sense
in
that
side
of
the
street.
Thank
you.
Thank.
A
A
G
Think
they're
I
would
say
a
lot
of
positive
things
about
the
scheme.
The
planning
the
poll
Chris
report
course
share
idea.
I
think
is
good.
We
talked
about
a
possibility
of
two
loading
docks
I
think
there
was
a
lot
of
good
thoughts
in
this
in
this
project.
I,
as
I
said
before,
I
think
the
view
of
it
looks
more
massive
in
these
renderings,
because
it's
a
dark,
it's
a
dark
building,
but
bottom
line
is
I.
I.
G
Think
that
when
we
talk
about
variances
from
from
zoning,
oh
let
me
mention
one
more
thing:
I
I
do
think
that
what
you
perceive
in
terms
of
zoning
and
height
and
massing
along
Chicago
Avenue
really
is
both
sides
of
the
street.
That's
how
I
do
it?
That's,
maybe
not
how
other
people
do
it,
but
that's
how
I
do
it?
I?
G
Don't
I
don't
draw
a
line
in
the
middle
of
the
middle
of
the
street,
but
the
fact
is
that
that's
how
the
zoning
is
drawn
and
I
think
that
a
variance
should
be
in
the
quote:
minor,
minor
scope
of
of
a
petition.
This
is
Major,
as
was
mentioned
mention
the
height.
This
is,
is
it's
twice
as
high?
The
FA
are
is
twice
you
know
twice
the
allowable,
fer
and
I
I.
Just
don't
think.
That's
that's
in
the
scope
of
variance,
so
I
think
that
the
proper
way
to
to
approve
or
not
approve,
but
the
this.
G
N
Mr.
Johnson,
commissioner
Halleck,
you
must
have
read
my
mind.
I
was
you
know,
there's
a
lot
to
like
about
this
project,
a
lot
of
community
benefits.
You
know
it.
Sorry,
not
community
events
benefits
in
the
strict
sense,
but
having
more
residents
downtown
transit-oriented
developments,
more
potential
shoppers
for
our
ailing
retail
spaces.
You
know
all
those
yes
sounds
great.
N
However,
the
I
feel
like
I,
can't
vote
to
approve
this
on
good
conscience
because
it
it
so
goes.
It
goes
so
far
outside
of
what
is
allowed
in
that
zoning
district.
The
the
variance
process
as
I
understand
it
just
is
more
geared
towards
the
you
know.
Little
change,
just
little
modifications
we
want.
We
want
to
push
the
boundaries
a
little
bit
and
if
you're.
N
If,
if
the
market,
as
you
perceive
it,
desires,
a
development
like
this
requests
to
changes
in
zoning,
extend
the
what
is
it
D
three
across
the
street
request
that
D
three,
it
gets
extended
one
more
block
and
then
do
much
of
this
by
right,
but
this
this
is,
is
a
very,
very
large
ask
to
go
beyond
what
is
currently
permitted
in
that
area.
So
you
know
I
appreciate
a
lot
of
what
the
the
project
intends
to
do,
but
going
so
far
beyond
what
is
currently
allowed.
A
M
Would
generally
agree
with
the
comments.
I
think
that
you
know
kind
of
my
reaction
to
the
public
benefit
as
you're
kind
of
not
offering
a
lot
was
in
part
in
reaction
of
the
fact
that
there's
a
lot
being
asked
for
and
there's
very
little
in
return,
and
it
is
probably
too
much
to
be
asked
for
in
in
you
know
the
context
of
a
variance
I.
A
They
weren't
willing
to
make
the
property
restricted,
they
weren't
willing
to
say
the
property's
gonna
be
55
and
older,
which
you
know
gives
them
the
flexibility
that
they
need
for.
For
you
know,
market
changes,
but
when
you're,
when
you're
selling,
something
as
this
is,
why
we
need
less
parking
and
and
even
even
if
it
was
restricted,
I
think
the
parking
is
still
not
not
appropriate,
but
that
extra
step
wasn't
wasn't
made
to
say
you
know
we're
we're
gonna
put
our
money
where
our
mouth
is
and
that
that
struck
me.
Y
F
Some
are
good.
Some
are
pretty
mediocre.
I
hate,
the
beg
to
differ.
The
previous
one
we
saw
architectural
II
was
not
great,
not
the
best
building
I've
seen
but
better
than
an
asphalt
parking
lot.
You
know
I
in
terms
of
quality
of
thoughtfulness
and
design.
This
is
probably
as
good
as
we've
seen
or
as
I've
seen
the
height.
It's
a
big
ask:
it's.
F
It
is
high,
it's
higher
than
I
think
we
would
like
it
to
be,
but
it's
not
as
high
as
the
Park
Tower
across
the
street.
It's
not
as
it's
not
going
to
be
the
tallest
building
in
evidence,
and
we
saw
a
proposal
and
you're
gonna
see
one
again
for
an
office
building
on
Davis
Street,
that's
going
to
be
significantly
higher
and
that
you
know
that
was.
That
was
not
quite
as
well
thought
out.
They
had
parking
on
a
podium
above
which
gives
you
this
dead
space
on
the
street.
It
kills
the
street.
F
So
it's
it
yeah
I
mean
it's
it's
very
expensive
to
put
below-grade
parking
and,
and
not
many
other
projects
have
done
that
I
think
you,
you
can
see
the
podium
that
was
developed
on
the
on
the
project
at
Lake
Street,
just
not
too
far
away
a
lake
in
and
Sherman,
and
it
at
this
you
know
to
see
you
know,
that's
the
opposite
of
what
we
want
to
do.
Their
public
benefit
was
to
provide
a
pocket
park
next
to
a
20-story,
Canyon
I.
F
Don't
think
that
was
a
very
successful
give
back,
but
I
I
think
this.
This
is
a
good
project.
I
would
I
would
hate
to
see
us
squander
this
away
and
and
turn
it
away.
There
are
not
many
people
out
there
believe
it
or
not
that
that
are
willing
to
take
the
chance
and
go
through
this
process
to
this
expensive
process
to
to
get
these
projects
approved.
Evanston
is
a
very
difficult
place
to
get
projects
like
this
approved,
I've
worked
on
a
few
in
other
communities
and
and
Evanston
is,
is
really
tough.
F
In
particular,
I
was
referring
to
the
apartment
building
that
was
eventually
built
on
Elgin.
The
first
proposal
of
that
was
actually
pretty
good
design
and
as
people
whittled
away
at
it,
the
the
City,
Council
and
dapper
has
not
one
design
profession
on
that
on
that
committee,
it
eventually
became
worse
and
worse
as
the
process
went
by
and
we
ended
up
with
a
project
that
wasn't
as
good.
It
was
wasn't
as
good
as
what
was
originally
presented
for
the
sake
of
reducing
it
by
two
one,
one
of
the
towers
by
two
stories.
F
F
So
anyway,
I
I'm
I'm
disappointed
that
we're
not
able
to
find
a
little
more
support
or
guidance
on
this
I
would
hope
that
the
city
would
would
find
a
way
to
make
this
work.
The
last
time
I
checked,
we
had
a.
We
had
a
budget
problem
so
anyway,
with
that
being
said,
I
I
think
this
is
a
good
project.
I
would
I
would
support
it,
but.
AD
You
know
some
that
we
brought
up
the
overall
height
and
bulk
and
scale
the
fer
and
the
height
compared
to
what's
allowed
and
allowed
as
a
maximum
site
development
allowance
within
the
d4
district,
where
this
projects
located
additionally,
the
two-way
protected
cycle
track.
That's
located
on
the
street,
there's
a
13
million
dollar
award,
winning
project
constructed
and
the
reduced
safety
for
cyclists,
as
well
as
pedestrians
that
walk
in
our
downtown
the
over
overall
idea
of
having
an
urban
downtown
that
is,
pedestrian
warranted
and
pedestrian
friendly.
AD
Additionally,
the
lack
of
public
benefits
being
proposed
compared
to
the
site
development
loans
as
being
requested,
so
those
and
lack
of
parking
being
provided
either
on-site,
although
you
know
below
grade
parking,
is,
is
great
and
is
commendable,
but
the
lack
of
providing
additional
offsite
parking
to
compensate.
For
that.
That's
a
summary
of
the
reasons.
Thank
you.
Okay,
I.
F
A
A
G
Think
a
lot
of
us
agree
with
what
Andy
said,
but
I
again
I
think
we
are
I.
Suppose
we
could
do
anything
we
want,
but
I
think
that
our
purview
is
to
evaluate
these
projects
primarily
based
on
the
existing
existing.
What's
it
was
in
place,
the
zoning
that's
in
place.
We
had
another
project
come
before
us,
where
the
the
the
residents
wanted
a
Down
zone
and
the
developer
wanted
to
say:
hey.
G
We
just
want
to
keep
the
current
zoning
and
even
though
I
and
a
lot
a
lot
of
us
agree
that
the
property
that
the
area
should
be
a
lower
zoning.
We
all
cited
on
the
fact
that
that
is
the
zoning,
and,
if
you
want
to
change
the
zoning,
go
through
a
different
process,
so
it
works
both
ways
so
but
I
think
I
want
to
reiterate.
I
think
there
are
a
lot
of
positive
things
about
the
planning
and
the
the
mass
articulation
and
all
those
things
that
go
into
a
good
design.
A
AF
A
AF
The
project
is
changing
in
any
particular
way.
Are
there
certain
things
that
wouldn't
change
so
I
mean
so,
let's
say
suppose,
I'm
not
offering
anything
here.
Let's
say
there
was
something
about
the
scale
of
the
building
that
was
reduced,
not
increased,
but
reduced.
Would
that
trigger
a
Reno
dafuk
ation,
even
though
it's
a
continuance
of
the
meeting
I
think.
AD
AF
AF
Okay,
we
would
like
to
exercise.
We
would
like
to
request
a
continuance
that
can
we
do
we
have
to
request
to
a
specific
date
today
we
would
not
like
to
come
back.
March,
11th
I.
Think
we'd
like
to
probably
come
back
in
April,
but
do
we
need
to
identify
a
requested
date
or
can
we
work
with
staff,
but.
AF
AF
A
A
A
AF
A
K
S
AD
A
A
S
Look
further
into
the
matter
and
what
commissioner
Isaac
said
is
true:
if
card
is
wired
to
be
sent
out,
the
card
will
be
sent
out.
If
not,
then
Commissioner
Isaac
is
notified.
You
about
the
next
meeting
in
May
in
March
and
at
the
next
May
in
March.
Still
further
determinations
on
the
April
meeting
will
be
made.
Thank.