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From YouTube: Plan Commission Meeting 2/13/2019
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A
D
A
A
The
first
one
is
more
of
a
housekeeping
item.
It's
a
text
amendment
for
ground
floor
uses
in
the
central
overlay
district.
If
no
one
is
here
to
to
speak
to
that
in
the
public,
is
there
anyone
all
right?
If
that
being
the
case,
if
there's
no
objections
from
the
from
the
commissioners,
I
would
like
to
move
that
down
to
the
bottom
of
the
agenda
so
to
be
respectful
of
other
people's
time
all
right.
So
a
few
things
the
plan
commission
is
a
is
is
a
recommending
body.
I
think
you
should
be
aware.
A
If
you're
going
to
speak
tonight,
I
ask
that
you
that
you
have
signed
up
first
of
all
on
the
signup
sheet.
Anyone
anyone
who
wants
to
speak
has
not
signed
up
all
right.
Why
don't
you
please
sign
up
so
and
then,
when
you,
when
you
come
to
speak,
please
come
to
the
podium
and
state
your
name
and
your
address
for
the
record
and
speak
clearly
into
the
microphone
and.
A
If
you're
going
to
speak,
I'd
like
to
like
to
ask
you
all
to
swear
that
you're
telling
the
truth
so
can
I
get
everyone
to
raise
their
right
hand
and
swear
that
you're
going
to
tell
the
truth
say:
I
do
I
will
all
right
very
good.
Thank
you
all
right.
So
where
are
we
so
we're
on
to
the
odds
of
the
first
case
right,
the
second
one,
all
right,
so
we
are
going
to
hear
now
item
18,
P,
L,
n
D,
0,
0,
5,
0,
0,
8
5,
a
planned
development
at
24,
25,
Oakton
Street.
A
B
B
The
applicant
is
requesting
approval
of
a
planned
development
which
includes
one
site
development
allowance
for
a
canopy
which
is
set
back
from
the
principal
structure
at
a
distance,
less
than
ten
feet,
quick
characteristics,
the
actual
property
size
is
forty,
seven
thousand
six
hundred
and
seventy
nine
square
feet
are
just
over
one
acre.
The
building
size,
which
is
the
actual
car
wash
facility
itself,
is
four
thousand
nine
hundred
square
feet.
B
This
is
a
general
site
plan
for
that
particular
property.
The
ingress
and
egress
I
will
note
is
right
in
and
right
out,
only
customers
will
come
in
on
the
east
end
of
the
property,
which
is
on
the
top
of
the
page.
They
will
either
get
into
the
stacking
line
for
the
the
queue
to
go
to
the
car
wash
facility
or
go
to
the
left
to
go
to
the
vacuum
spaces.
B
Now
let
the
applicant
explain
a
little
bit
more
about
the
site,
as
I
mentioned
before,
there
is
only
one
site
development
all
at
once,
that's
being
requested,
and
that
is
for
an
accessory
structure
that
is
less
than
10
feet
from
the
principal
structure.
As
stated,
the
requirement
is
to
have
at
least
10
feet
between
a
principal
structure
and
an
accessory
structure.
This
is
not
an
item
where
there
are
additional
incentives
or
anything
for
site
development.
Allowance
I
mean
as
proposed.
There
is
a
three
feet:
distance
between
the
canopy
and
the
building.
B
There
is
a
public
benefit
that
is
proposed
and
the
applicant
has
committed
to
providing
assistance
with
improving
a
CTA
bus.
Stop
within
the
vicinity
of
the
site
and
staff
will
continue
to
work
with
the
applicant
on
determining
which
bus
step
that
will
be
and
obtaining
a
cost
estimate
for
those
improvements.
B
So
all
that
being
said,
staff
recommends
that
the
plan
commission
make
a
positive
recommendation
for
approval
of
the
special
use
floor
plan
development
file,
subject
to
the
following
conditions
that
the
proposals
player
development
be
substantially
conformed
to
the
plans
and
documents
presented
that
the
applicant
agreed
to
a
construction
management
plan
prior
to
building
permit
issuance
that
any
change
in
the
use
of
the
building
be
approved.
As
an
amendment
to
the
plan
development
that
the
applicant
is
responsible
for
the
relocation
of
existing
traffic
signals
and
coordinating
the
signal.
B
Timing
that
the
applicant
shall
provide
a
one-time
contribution
to
be
used
for
improvements
to
a
CTA
bus,
stop
and
the
vicinity
of
the
proposed
development
and,
finally,
that
the
applicant
agrees
to
contract
with
a
traffic
insulting
to
study
circulation
patterns
and
make
necessary
revisions
to
the
site
planned
or
indoor
access
points.
If
the
city
identifies
traffic
issues
with
the
development
at
any
time
in
the
future
and
I
won't
go
into
details
on
the
standards
that
are
for
approval.
B
But
very
briefly,
the
project
must
meet
the
section:
6
3
5
10
standards
for
special
uses,
section
636,
nine
standards
for
plan
developments
and
section
614,
110
standards
and
guidelines
for
planned
developments
in
the
i1
industrial
and
office
district.
So
with
that,
I
will
open
it
up
to
you.
Alright,.
E
Good
evening,
everyone,
my
name-
is
Mark
Daniel
I'm
with
the
annual
law
office,
Jeff
Miller
from
watermark
engineering
resources.
Here
is
here
as
well.
The
two
of
us
will
handle
the
presentation
I'll
handle
most
of
it.
Georg
simmel
is
the
project.
Architect
is
the
third
individual
that
took
an
oath
I,
have
business
cards
so
that
you
have
a
record.
E
I'm,
an
attorney
that's
practiced,
land
use
some
land
development
for
some
time.
I
have
represented
municipalities
as
corporate
counsel
and
special
counsel
and
zone
in
litigation.
I've
testified
and
probably
well
over
200
of
these
hearings
in
the
past,
I
have
known
the
folks
behind
HPC
W
for
the
last
three
years
working
on
various
projects
in
the
north
and
western
suburbs.
As
far
as
this
developments
concerned,
there
are
a
handful
of
things
that
I'd
like
to
touch
on
see
if
we
can.
E
As
far
as
location
goes
when
it
comes
to
your
standards,
I
think
all
of
you
are
familiar
with
this
stretch
of
Oakton
I.
It
is
the
West
End
of
Oakton.
It
is
in
a
rather
busy
part
of
town.
You've
got
a
lot
of
big-box
retail
on
north
and
northeast
of
the
site.
You've
got
fast
food
to
the
direct
east
gas
station.
The
sports
dome
in
a
food
store
south
west
of
the
site,
as
you
move
further
east
down
Oakes
and
they
have
a
new
open,
tapers
off
to
a
two-lane
road
one
in
each
direction.
E
I
think
the
most
significant
aspect
of
this
project,
we'll
get
into
is
the
right
in
right
out.
That
was
a
significant
give
on
the
part
of
the
developer.
In
this
particular
instance,
the
car
wash
you'll
note
tends
to
create
some
concern
for
noise.
We
submitted
a
noise
study
for
a
car
wash
that
was
within
a
couple
hundred
feet
of
residential.
When
you
take
a
look
at
this
area,
you've
got
to
go
thousands
of
feet
to
find
the
our
two
district
that
is
adjacent
to
this
I
100
Rd
district.
E
With
respect
to
the
intersection.
You've
got
traffic
entering
Oakton
from
the
south.
The
left
turn
right,
turn
will
remain
available.
You'll
also
have
the
opportunity
to
go
straight
into
the
development
site.
One
thing
I
would
like
to
point
out
in
this
slide
is
the
taper
for
the
business
to
the
east
of
the
subject
property.
E
If
you
take
a
look
towards
the
southeast
corner
of
our
site,
you
can
see
that
there's
the
Phillip
Lachman
building
directly
east
of
our
site,
there's
a
taper
on
our
property,
with
an
apron
that
allows
trucks
to
back
into
the
Phillip
Lachman
loading
area
without
making
multiple
movements
on
Oakton
that
happens
about
twice
a
month
alright,
and
in
talking
with
the
folks
of
at
Phillip
Lachman
they've
been
around
for
a
while.
There
they're
really
not
going
anywhere
in
Thai
anytime
soon,
but
we
have
agreed
to
preserve
that
taper
for
the
benefit.
Thank
you.
E
So
the
taper
is
situated
right
there
at
the
south
east
corner
of
our
project
site
all
right,
but
we've
agreed
to
phase
our
final
landscaping
and
site
development.
As
far
as
fencing
is
concerned,
to
preserve
that
tape,
or
until
they
redevelop
or
no
longer
need
their
loading
zone
and
you'll
see
that
in
our
plan
coming
up,
that's
a
picture
of
the
type
of
truck
that
backs
in
I
took
us
some
time
to
find
it
because
it
certainly
doesn't
happen
every
week
at
this
location.
E
But
you
can
see
that
if
that
truck
is
going
to
back
into
the
site,
it
will
pull
forward
ahead
of
that
entrance,
headed
westbound
and
make
a
backing
movement
to
get
in
there.
So
the
taper
generally
runs
along
the
angle
of
that
fence.
That's
angled!
It
actually
crosses
our
property.
We're
going
to
allow
that
pursuant
to
a
license
here,
you
can
see
the
phase
1
apron
plan.
You
can
see
how
we're
preserving
that
for
Phillip
Lachman
and
the
benefit
of
Oakton
a
Oakton
street
traffic.
E
E
Ok,
there's
the
building
face
to
the
upper
side
of
this
slide,
and
when
you
take
a
look
at
the
lower
left
part
of
this
slide,
you
can
see
the
canopy
now
these
canopies
in
80,
90
percent
of
the
cases
are
not
connected
to
buildings
and
there's
a
reason
for
that.
Wind
load
and
everything
else
comes
into
play
when
you're
dealing
with
building
designs
and
canopies
and
the
preference,
the
strong
preference
design
wise
and
from
an
ownership
perspective,
is
to
avoid
that
connection
where
possible
and
reasonable.
E
So
we
are
asking
for
that
site
development
allowance
with
respect
to
landscaping
on
the
site.
It
is
what
you
would
expect
to
see
under
Evanston's
planning
standards,
the
perimeters
heavily
landscaped,
where
it's
visible
from
the
public
right-of-way
you'll
note
that
the
north
side
of
the
property
is
to
the
left
of
this
slide.
You
see
landscaping
between
the
right
in
and
the
right
out.
You
see
landscaping
on
the
southwest
corner
to
the
lower
right
of
this
slide,
and
then
you
see
your
perimeter
landscaping.
E
What
you're
looking
at
now
is
what
would
occur
on
the
north
I'm,
sorry
on
the
east
side
of
the
property,
which
is
the
top
of
the
slide
when
Phillip
Lachman
no
longer
needs
that
apron
okay.
So
this
is
what
quote-unquote
would
be
the
phase
2
condition
on
that
east
side,
the
southeast
side
of
the
property.
Our
detention
is
situated
to
the
north
in
the
triangular
area.
That
extends
north
directly
east
of
that
detention
area
is
a
detention
basin
for
the
commercial
area
to
the
northeast
of
the
property.
E
You'll
note
in
this
landscape
plan,
sometimes
it's
easier
to
work
off
landscape
plans
from
a
visual
perspective,
but
the
car
wash
is
aligned
from
north
to
south,
and
that
is
the
most
convenient
way
from
a
couple
of
perspectives.
Obviously
the
site
accommodates
it.
Well,
the
site
directly
to
our
West
is
a
mix
of
outdoor
storage
and
contractor
type
yards.
E
E
Let's
hear
the
pay
stations
are
deep
into
the
property,
there
are
two
of
them
and
you
can
stack
plenty
of
vehicles
from
the
pay
stations
to
the
entrance,
to
the
extent
that
pay
stations
are
busy
and
someone
decides
well,
you
know
what
maybe
I
won't
go
through
the
car
wash
first
I'll
vacuum.
First,
they
can
pull
into
vacuum
and
there's
a
one-way
recirculation
route
protected
here
with
the
crosswalk
and
a
stop
sign
before
you
can
re-enter
the
area
for
the
pay
stations
so
you're
not
going
to
have
a
jam
up.
E
This
is
a
membership
type
carwash,
meaning
that
you
and
I
can
buy
memberships
and
have
pass
cards
so
that
we
can
use
the
carwash
any
given
day
during
the
month
without
having
to
pay
and
repay
it's
it's
a
membership
situation.
You
can
also
go
in
there
for
single-use
if
you're,
not
a
member,
that
helps
with
convenience
with
respect
to
parking,
we've
got
three
employee
parking
spaces
and
one
accessible
stall.
Okay,
we're
not
necessarily
required
to
have
that
parking.
You'll
have
one
employee
on-site
at
all
times,
two
or
three
or
four.
E
When
it's
busy,
we
don't
expect
to
have
more
than
three
employees
most
of
the
time
if
it's
busy
or
we
have
an
issue
where
we
have
to
do
extra
clean
up
and
empty
trash
more
regularly,
we'll
get
another
employee
there.
We
also
have
an
accessible
vacuum
space.
That's
something
that
you
don't
see
in
a
lot
of
these
car
washes.
So
that's
special
for
this
project.
If
you
go
out
west,
if
you
go
to
some
of
the
near
suburbs
closer
to
O'hare,
these
car
washes
do
not
have
that
accessible
vacuum
stall.
So
that's
another
benefit.
E
We
do
have
discussion
ongoing
about
the
bike
rack
and
where
the
bike
rack
would
be
situated
in
this
plan.
The
bike
rack
was
situated
next
to
this
accessible
stall
staff
is
and
dapper
have
asked
us
to
consider
relocating
that
or
ensuring
its
protected
by
curb
or
bollards
of
some
sort
and
we're
working
on
that
now.
At
present,
we
have
a
plan
showing
it
closer
to
the
sidewalk
in
an
area
that's
more
visible
to
the
public
way,
which
is
one
of
the
comments
that
dapper
head.
Of
course.
E
That's
something
that
we're
working
on
in
the
design
phase.
The
carwash
itself
is
an
environmental
benefit
to
the
city
of
Evanston.
If
I
were
to
wash
my
car
in
the
yard,
with
the
hose
running
scrub,
it
myself
I'm
going
to
use
a
heck
of
a
lot
more
water
than
22
gallons,
which
is
our
efficiency.
Gallonage
is
gallonage
per
vehicle.
If
we
slow
down
we're
slightly
over
30
gallons
because
of
the
30
gallon
usage
per
vehicle,
we're
required
to
have
recycling,
so
we
will
be
recycling
at
this
location.
E
I
think
that
was
something
that
was
brought
up,
not
just
that
some
of
the
ward
meetings
we've
been
to,
but
also
a
dapper,
so
we
will
be
proceeding
with
a
recycling
plan
inside
the
carwash
that
we're
recycling
the
water
that
we
do
use.
We
are
from
a
landscaping
perspective
before
I
move
on
to
the
next
plan.
There
is
a
plan
there
for
the
monarch
pledge
so
I
think.
E
If
there
are
any
questions,
you
can
feel
free
to
interrupt
me.
But
one
point
here
on
the
traffic
movements.
Okay,
some
people
are
concerned
if
the
carwash
exit
directly
exits
directly
on
to
the
right-of-way
that
you're
going
to
have
a
situation
where
there
is
water
dripping
off
and
in
the
winter
months
you're
going
to
have
some
ice
buildup.
E
Okay,
we
have
a
drip
control
as
you
exit
the
carwash
you're
going
to
have
to
turn
movements
before
a
vehicle
can
actually
enter
the
Oakton
right-of-way
and
that
should
serve
to
substantially
reduce
any
concern
over
water
collecting
on
Oakton
or
drips
leading
to
some
ice
buildup.
So
that's
that's
another
benefit
of
this.
This
particular
design.
E
There's
another
diagram,
I
assumed
into
the
landscape
plan
at
this
location,
to
show
you
what
would
happen
if
we
went
directly
to
Phase
two
and
built
the
black
metal
fence
to
the
full
extent
and
landscape
you
see
on
the
Philip
Lachman
site,
which
is
to
the
upper
part
of
this
slide,
there's
a
bump
out.
That's
a
loading
dock
that
enters
into
a
door,
but
it's
an
elevated
dock.
They
wouldn't
have
enough
room
to
back
in.
E
Another
view
showing
the
traffic
from
the
south
you'd
have
a
through
opportunity
from
the
south
you'd,
have
your
right
and
left
opportunity
and
again
no
left
turn
into
the
site.
Okay,
this
plan
does
show
the
phasing
the
overall
site
development
plan
again.
You've
got
here
from
a
neighborhood
perspective.
You've
got
restricted
access
at
the
shell
across
the
street.
They
do
have
the
benefit
of
a
left
turn
in
or
out.
E
E
Another
shot
of
the
elevations-
and
this
is
our
site
development
allowance
that
we're
asking
you
to
can
consider
all
right.
We
are
able
to
connect
the
West
canopy.
Okay
again,
it
is
our
strong
preference
not
to
it
is
our
structural
engineers
preference
not
to
our
architects
preference
not
to,
but
if
we
were
to
connect
it.
This
would
be
your
connection
all
right.
The
difference
between
this
view
and
the
view
that
I
showed
you
earlier
with
no
connection
is
minimal.
E
E
Okay
from
an
architectural
and
structural
engineering
perspective,
we
prefer
to
avoid
it
with
respect
to
power
lines
and
everything
else,
it'll
be
underground
from
the
main
feed
into
the
building.
There
is
a
significant
power
line
heading
across
the
property
at
roughly
Center
and
we're
going
to
be
spending
a
good
deal
of
money
relocating
a
power
line
that
runs
roughly
at
this
location
here
will
also
be
responsible
for
handling
the
intersection
and
making
sure
the
timings
right
from
a
standards
perspective.
I,
think
all
of
you
are
very
familiar
with
the
standards.
E
E
The
carwash
entrance
and
exit
are
aligned
so
that,
even
if
somebody
were
just
off
to
the
Northeast
or
Northwest
they're
not
going
to
be
able
to
hear
that
car
wash
from
a
traffic
perspective
Callaway
his
study
that
we
submitted
not
just
a
traffic
update
or
traffic
report
from
Callaway,
but
we
submitted
the
sport
dome.
A
traffic
study,
along
with
our
application
and
klo
I,
hasn't
seen
anything
inconsistent
with
that.
Callaway
thought
that
we
could
look
at
the
left
turn
in
issue
down
the
road
and
recommended
that
we
consider
doing
that.
E
It's
kind
of
flipped
around
we're
going
with
right
in
right
out
with
a
look
back
to
make
sure
what
we're
doing
here
works
not
to
look
at
a
left
in
opportunity,
but
I
think
from
a
traffic
perspective,
you're
looking
at
a
car
wash
that
serves
ambient
traffic,
meaning
it's
already
in
the
area.
It's
a
convenience
for
not
just
residents,
but
for
people
that
are
employed
in
the
hospital
district
to
the
east.
E
People
that
are
coming
to
the
sports
dome
they'll
be
able
to
use
the
car
wash
to
the
extent
that
the
car
wash
has
met
environmental
demands
of
staff
and
of
the
city.
We've
gone
through
a
long
process
to
make
sure
that
where
we
can
we're
providing
a
bit
so
that
there's
that
benefit
to
the
city
from
a
valuation
perspective,
you
know,
if
you,
if
you
think
about
this
property,
it's
on
Oakton
Avenue
at
the
west
end
of
town.
E
You
already
have
some
core
drivers
in
the
area
along
Oakton
Avenue
and
a
parcel
such
as
this
you're
not
going
to
get
a
significant
operation
that
employs
twenty
or
thirty
people.
It's
just
not
going
to
happen
and
you're
not
going
to
get
somebody
who's
interested
in
restaurant
service
or
or
retail
from
a
perspective
of
selling
goods,
because
you
are
gonna
have
that
restricted
access,
whether
it's
a
car
wash
or
some
other
some
other
use,
that's
just
the
nature
of
Oakton
street.
E
So
with
that
I
suppose
I'll
be
available
for
questions
from
folks
that
are
in
attendance
from
the
Commission.
We're
happy
to
be
here.
I
think
it's
been
a
privilege
to
work
with
Megan
and
Scott
on
this.
We've
had
some
disagreements
from
time
to
time,
but
after
the
review-
and
it's
been
a
detailed
review,
I
think
you've
got
a
great
project
in
front
of
you.
That
deserves
a
positive
recommendation.
E
F
G
H
The
traffic
signal
posts
right.
There
is
right
there
and
there's
one
right
there,
and
so
the
idea
is
that
that
post,
but
both
these
posts
would
be
combined
into
more
of
a
mast
arm
configuration
than
individual
posts
so
that
coming
from
the
east
there
would
be
a
mast
arm.
Our
South
excuse
me
coming
from
the
south,
there'd
be
a
mass
term
across
this
intersection,
like
you
have
on
the
eastbound
leg,
to
direct
the
traffic
coming
from
the
south.
So.
A
H
G
G
E
You've
you've
got
signage
and
if
that
signage
does
not
work,
if
the
signage
does
not
work
to
prevent
that
left
turn
in
we're
working
with
the
city
on
something
else,
including
a
possible
pork
chop
or
something
to
that
effect,
the
dilemma
with
a
pork
chop
is
you've
got
to
pay
attention
to
other
vehicles
and
their
access
to
the
property.
So
we
look
at
the
garbage
plan
and
we
look
at
the
truck
access
that
kind
of
routine,
but
there
are
ways
that
you
can
physically
do
it.
E
If
you
need
to
do
it
like
to
work
with
the
sign,
but
if
there's
a
problem,
the
city
has
the
right
to
call
us
back
in
and
say:
get
kill
on.
This
have
them
go
out,
observe
it,
and
you
know
we
think
that
there's
an
issue
with
excessive
left
turns
in
people
breaking
the
law,
see
what
you
can
do
about
it.
Yeah.
G
E
The
purpose
of
that
was
really
to
have
the
movements
to
slow
traffic.
There
are
two
things
at
issue
here.
If
you
take
a
look
at
that,
sidewalk,
the
ad
a
route
from
the
sidewalk
to
the
carwash,
the
best
location
for
that
is
where
you
see
the
pointer
now,
you
don't
want
to
put
that
ad
a
route
near
the
entrance
where
people
who
are
paying
attention
to
Oakton
traffic
are
now
having
to
look
for
somebody
who's
on
an
ad
a
route.
This
is
the
most
protected
location
because
of
the
pace
of
the
vehicles
exiting
the
carwash.
H
E
E
E
Another
issue
that
we've
got
is
that
that
canopy
needs
to
remain
unenclosed
because
of
access
to
the
vacuums
and
how
we
handle
property
maintenance.
So
you
wouldn't
have
a
wall
on
either
end,
so
that
connection
is
literally
just
a
continuation
of
a
roof
and
I
think
it.
It
adds
very
little
to
the
development
to
have
that
connection
via
the
roof.
That
I
showed
you
previously,
where
it's
simply
the
flashing
that
runs
from
the
roof
line
down.
It
may
actually
add
more
of
an
appearance
of
mass.
A
E
Is
an
easement
I,
don't
believe
these,
but
it
has
to
be
adjusted.
I
think
it's
a
pretty
broad
easement,
but
to
the
extent
that
we're
working
with
comma,
they
don't
have
any
problem
and
we
won't
have
a
problem
adjusting
the
easement.
If
we
have
to
okay,
it's
it's
a
regional
power
line
that
we
cannot
relocate
too
much
because
it
serves.
You
know
two
cities,
I.
A
E
A
All
right
all
right,
so
if
there's
no
more
questions
from
the
commissioners,
I
would
like
to
open
this
up
to
questions
from
the
public.
Now
this
is,
we
have
two
people
signed
up
to
to
speak.
This
is
questions
of
the
petitioner.
Does
anyone
does
Michael
and
excuse
me
I'm,
probably
going
to
not
say
your
name
correctly
bonagora,
the
would
you
like
to
our
you
know.
A
A
I
Good
evening
my
name
is
Michael
Bona
gorilla,
I'm,
I'm,
the
resident
of
evidence,
Evanston
and
I'm.
Also
an
attorney
and
I'm
here
and
I
represent
Dilshad
and
Mina's
lucky
me
and
they
owned
the
Shell
station,
which
is
located
at
2494
directly
across
the
subject
of
which
were
here
discussing
this
evening,
as
well
as
the
the
subway
and
the
Dunkin
Donuts.
The
I
believe
mr.
Shaw
just
wants
a
minute
when
I'm
finished
and
and
then
that'll
be
it
for
us.
I
One
of
the
biggest
concerns
is
both
a
resident,
and
a
representative
of
my
clients
is
that
the
city
of
Evanston
has
made
a
long-term
commitment
to
something
that
hasn't
been
mentioned
here
at
all
this
evening,
and
that's
really
to
the
parks
James
Park
has
I
haven't
seen
it
mentioned.
I
really
didn't
see
it
in
the
summary
application
that
was
submitted
to
the
app
to
to
you.
All.
I
I
Given
the
fact
that
there
are
nine
baseball
fields,
two
opposing
teams
at
every
single
game,
there's
also
soccer
fields,
tennis
courts
and
AYSO
team
Evanston,
so
on
and
so
forth.
One
of
the
most
treasured
assets
that
we
have
here
in
Anniston
is
James
Park.
It
already
is
very
difficult,
if
not
impossible
at
certain
times
of
the
day,
from
7
months
from
let's
say,
April
through
November,
to
have
access
toward
the
levy
Center
and
coming
around
and
to
even
try
to
park.
I
That's
just
a
side
note,
and
you
also
have
the
bubble,
which
again
was
briefly
mentioned
this
evening
from
a
Friday
through
a
Sunday.
They
have
two
to
three
thousand
I
would
like
to
see
the
studies
on
that,
but
they
have
two
to
three
thousand
people
coming
in
and
out
of
that
facility,
which
is
the
exact
same
in
section
as
we're
discussing
this
evening
as
well.
There's
also
the
Gordon
food
store
again.
I
I
The
right
in
is
gonna
cause
a
delay
in
turning
into
the
carwash,
which
will
backup
Oakton
even
more
the
right
out
coming
from
the
carwash,
assuming
there's
multiple
cars
that
need
to
get
out
of
the
car
wash
at
any
one
time
are
going
to
have
to
turn
back
onto
open
and
I.
Don't
know
if
I
can't
tell
if
that's
a
part
of
the
light
situation
or
not
I'm.
Turning
right,
my
point
is:
is
that
the
chances
of
accidents
and
so
forth
greatly
increase
as
well.
I
I
Alright,
you
can
get
in
and
get
a
carwash,
and
my
client
tells
me
that
when
the
cars
go
through
his
carwash
that
there's
no
tax
that
goes
to
the
city
of
Evanston,
of
that
in
and
I
would
ask
that
that
be
something
you
consider.
Although
it's
not
part
of
this
zoning
area
and
with
that,
what
I?
What
I'd
like
to
do
is
just
have
my
clients.
J
Evening,
my
name,
my
name
is
del
Charla
Connie
and
me,
and
my
husband
minhas,
are
the
owners
of
Evanston
Shell
and
car
wash
for
the
last
10
years.
We
are
here
today
to
oppose
this
project,
because
the
corner
of
the
proposed
site
is
already
congested,
as
my
lawyer
mentioned,
and
this
project
will
make
the
corner
a
disaster
and
impact
all
the
businesses
around
people
are
going
to
avoid
using
that
area
which
will
result
in
the
loss
of
revenue
for
the
Evanston.
J
People
are
not
going
to
shop
around
the
proposed
site
because
of
the
congestion
and
look
for
the
alternatives.
That's
in
Skokie
or
in
Lincoln
Road
on
mark
explained
the
benefit
of
having
the
car
wash
in
Evanston,
but
I.
Think
to
my
knowledge,
the
car
wash
doesn't
give
any
revenues
to
the
city
of
Evanston.
So
you
know
there
will
be
no
revenues
coming
in
and
I
guess.
The
city
will
not
be
happy
to
lose
the
revenue
which
our
businesses
bring
in
by
serving
all
the
other
customers
for
other
purposes,
not
just
the
car
wash
alright.
A
E
Thank
you
and
I'll
be
brief.
On
on
this.
There
are,
there
are
economic
benefits
to
the
city
of
Evanston.
First
of
all,
there's
a
service.
Second
of
all,
you
do
have
folks
that
need
their
cars
washed
and
the
fact
of
the
matter
is
is
that
the
number
of
the
percentage
of
people
washing
cars
at
car
washes
like
this
rose
above
50%
recently,
because
we
all
preserve
prefer
that
convenience
and
we
don't
want
to
waste
the
water.
There
is
an
environmental
benefit.
E
Now
I,
don't
see
that
as
a
waste
I
don't
think
they
saw
the
like
Xiaomi,
so
I
was
a
waste
when
they
open
their
car
wash.
But
as
far
as
traffic's
concerned
I
know,
it's
important
I
do
want
to
correct
the
record
on
this.
There
are
four
lanes
of
Oakton
Street
along
our
property.
It
doesn't
go
to
two
lanes
until
you
get
east
of
our
property
to
the
east
of
our
property.
You've
got
Philip,
Lachman
company,
you've
got
Steak
and
Shake.
You've
got
two
entrances
into
Steak
and
Shake.
E
You've
got
two
entrances
into
the
Home
Depot,
so
it
doesn't
taper
until
you
get
well
east
of
our
property
on
James
Park,
we
touched
on
James
Park
in
our
narrative
that
we
had
submitted.
I
did
not
bring
it
up
during
testimony
as
far
as
Oakton
Street
traffic
is
concerned,
it's
a
corridor
that's
sensitive
and
immersed,
and
if
you
have
an
O,
Rd
overlay
district
that
intends
to
encourage
development.
E
The
goal
is
to
find
development
that
is
taking
from
the
existing
traffic,
something
that
is
of
a
convenience
if
an
individual
is
traveling
eastbound
on
Oakton
Street,
all
right,
if
I'm,
headed
eastbound
on
Oakton,
Street
and
I
cannot
make
that
left
turn
but
I'm
shopping
I
want
to
grab
a
sandwich.
I'm
gonna
go
to
Home
Depot
first
I'll
go
to
Steak
and
Shake.
First
and
I'll
hit
the
car
wash
on
the
way
back
on
my
westbound
leg.
E
If
I'm
on
the
east
side,
if
I'm
in
most
of
Evanston
and
I'm
headed
west
on
Oakton
Street
I'm
gonna
hit
the
car
wash
before
I
make
my
return
trip.
It's
a
matter
of
familiarity.
I
cannot
really
speak
to
the
illegal
turns
other
than
to
say
if
people
break
the
law,
we
don't
presume
that
they
will
during
these
processes,
but
if
they
do,
the
city
has
the
ability
to
work
out
an
engineered
barrier
of
some
sort.
That
is
more
of
a
discouragement
to
that
illegal
turn,
movement
and
call
us
back,
and
that
is
perpetual.
E
With
respect
to
the
stoplight.
There
was
a
hint
of
a
question
in
mr.
Bonner
Garos
statement
that
they
weren't
sure
if
the
right
turn
out
had
a
connection
with
a
stop
light
as
far
as
the
control
itself.
No,
but
we
rely
on
gaps
and
in
any
traffic
analysis
you
rely
on
gaps.
You
study
the
number
of
gaps
and
their
frequency,
and
you
want
to
make
sure
that
ingress
and
egress
from
that
right-of-way
Oakton,
Street,
flows,
efficiently
and
KOAT
is
concluded.
E
Absolutely
it
does
okay,
so
that
that
traffic
report
supports
that
they
did
not
ignore
the
sports
dome.
Klo
I
reviewed
this.
The
sports
dome
study
that
we
had
submitted.
They
reviewed
the
current
numbers.
We
also
went
out
to
pictures
of
that
backing
movement
and
that
backing
movement.
There
are
times
during
the
day
where
that
backing
movement
is
easy
to
make
into
Filip
Lachman,
and
it
happens
without
obstructing
traffic
too
much
I
would
hope
that
you
consider
a
couple
things
here.
E
There's
only
so
much
a
property
owner
can
do
with
Oakton
Street
and
this
site
has
been
underutilized
and
it
wasn't
dilapidated
condition
before
demolition.
I
was
an
old
Salvation,
Army
not-for-profit.
It
does
need
to
be
turned
to
something
beneficial
you're
not
going
to
see
retail
there.
So
if
the
objection
is
on
the
basis
of
retail
taxes,
unless
the
state
changes,
the
law,
you're
not
gonna,
see
a
tax
on
car
wash
services,
but
you
will
have
that
benefit
to
people
in
the
in
the
community.
E
It
will
be
a
draw
for
some
people
to
spend
more
time
in
the
area
where
you
have
retail,
and
hopefully
that
is
viewed
as
a
secondary
benefit
when
people
do
spend
time
at
Steak
and
Shake
or
do
spend
time
at
Home
Depot,
because
hey
they're
getting
their
car
wash,
they
may
as
well
stop
and
get
those
picture.
Hangers.
You
see
what
I'm
saying
so
it
is
a
secondary
benefit.
It's
a
fruitful
use
of
the
property
and
gets
it
back
on
the
tax
rolls.
So
thank
you
again.
A
I
A
I
And
that
would
be
that
that
we
we
would
need
to
be
able
to
talk
to
the
owner
of
the
bubble
and
understand.
Although
I
do
have
some
understanding
of
it,
of
the
the
lack
of
parking
and
so
forth.
That's
even
back
there,
but
for
purpose
of
further
congestion
and
the
inability
for
even
the
cars
that
are
going.
A
I
A
I
J
A
K
K
A
K
K
G
A
E
I
C
D
A
I
A
D
K
F
D
L
F
L
A
I
I
What
we're
disputing
is
the
traffic
coming
from
the
south
onto
Oakton
Street
relative
to
what
has
been
presented.
That's
what
we're
disputing
and
as
far
as
the
exact
evidence
goes,
it's
my
understanding
from
what
was
just
read
to
you
all
is
that
that
is
a
matter
of
what
we
will
be
presenting
next
time
and
does
not
need
to
be
presented
at
this
time.
M
B
M
I
I
And
I
understand
I
understand
that
information
was
out
there,
but
you
know
when
he's
presenting
it
here
tonight,
I
I,
don't
understand
the
basis
for
the
rebuttal
unless
there's
going
to
be
an
allowance
of
a
rebuttal,
regardless
of
whether
or
not
what
information
was
disclosed
prior
to
this
evening.
But
if,
if,
if
you
have
the
ability
to
you
know
deny
the
request,
then
then
that's
the
way
it
is
but
well.
A
I
A
L
First
needs
to
present
the
the
request
in
writing.
We
once
the
writing.
What's
the
request
is
submitted,
I
think
we
would
probably
have
a
better
basis
to
make
your
decision.
This
really
isn't
a
back
and
forth
this.
Is
he
submits
it?
We
need
to
evaluate
it
and
and
then
make
a
decision
from
there,
but.
A
A
K
L
K
N
Just
while
we're
waiting
for
that
just
for
the
benefit
of
the
folks
in
the
audience
and
commissioners-
and
this
is
something
that
has
occurred
in
the
past
with
planned
developments-
there
has
been
a
continuance.
It
is
in
both
the
zoning
ordinance
636
11
B,
as
well
as
what
the
plan
Commission
rules
as
counsel
is,
has
stated,
and.
B
M
Is
I
I'm
a
little
confused?
Is
it
normal
procedure
to
basically
solicit
someone
who
may
or
may
not
oppose
a
given
solicitor
to
tell
them
hey?
You
know
if
you
want
to.
If
you
want
to
delay
this
and
come
back
with
further
evidence,
you
know
you
know,
write
something
down
and
submit
it.
I
just
I
feel
uncomfortable
with
the
way
this
is
being
yes
rolled
out
me
too.
Yes,
great.
N
A
N
A
E
E
C
F
I
A
A
A
A
L
A
O
O
They
first
request
a
map
amendment
to
rezone
the
property
from
the
current
mue
transitional
manufacturing
to
transitional
manufacturing
employment
districts
to
mxc,
mixed-use
employment
district,
and
they
also
request
a
plan
development
that
includes
six
site
development
allowances.
Those
allowances
are
for
the
number
of
dwelling
units,
building
height,
rear
yard,
setback,
townhouse
orientation,
balcony
setbacks
and
landscaping.
O
The
property
is
comprised
of
sixty
four
thousand
one
hundred
and
ninety
square
feet,
or
just
less
than
one
and
a
half
acres
and
they're,
proposing
20
townhomes
that
are
just
over
two
thousand
square
feet
and
then
twenty
townhomes
that
are
just
under
2,500
square
feet.
Each
townhome
would
have
a
two-car
garage
for
a
total
of
eighty
parking
spaces
where
sixty
are
required
and
they
also
request
a
height
of
four
storeys.
With
a
peak
height
of
forty
seven
point
three
feet
at
the
highest
roof
point:
here's
the
proposed
layout
of
the
townhouse
units.
O
With
regards
to
the
site
development
allowances
requested,
the
developer
requests
a
total
of
40
dwelling
units
where
32
are
allowed
in
the
MXC
district
and
a
maximum
of
40
dwelling
units
are
allowed
as
a
site
development
allowance.
They
also
request
a
building
height
of
forty
seven
point
three
feet
and
four
stories
where
41
feet
and
three
storeys
is
allowed.
The
request,
a
rear
yard
setback
of
five
feet
to
the
alley,
easement
that
they
are
proposing
where
15
feet
is
required,
because
it
is
a
budding
residential
on
the
opposite
side
of
the
alley.
O
They
request
that
the
townhouse
orientations
face
inward
rather
than
facing
the
street
frontage
and
also
request
balcony
setbacks
on
the
front
yard,
interior
side,
yard
and
rear
yard.
And,
lastly,
they
request
a
reduced
landscaping
buffer,
there's
a
25-foot
landscaping
buffer
required
along
the
south
west
and
north
boundaries
of
the
property,
and
they
request
a
landscaping
buffer
that
varies
from
five
to
ten
feet
in
width.
O
In
addition,
the
applicant
is
required
to
abide
by
our
inclusionary
housing
ordinance.
They
are
requesting
to
go
above
and
beyond
on
that
as
an
additional
public
benefit
where
they
would
provide
one
hundred
and
twenty
five
thousand
dollars
per
required
unit,
where
only
one
hundred
thousand
dollars
per
required
unit
is,
is
required
for
a
total
and
affordable
housing
fee
of
1
million
dollars,
and
additionally,
they
are
requesting
tax
increment
financing
for
the
development.
That
is
not
the
purview
of
the
Planning
Commission,
but
just
so
that
everyone
is
aware
of
the
entire
proposal.
O
P
A
P
P
He
has
been
a
home
builder
in
the
past.
He
may
or
may
not
be
doing
this
on
his
own.
He
may
bring
in
a
partner.
He
hasn't
made
that
determination
yet
and
that
will
in
part
depend
on
you
know
this
city's
approval
of
the
project,
if
it
so
chooses
to
do
that
in
terms
of
our
team
tonight,
My
partner
is
Marty
Murray
he's
sitting
right.
There
he's
president
of
crescent
development
partners.
P
We
also
have
Mike
cook,
who
is
going
to
be
our
first
presenter?
Mike
is
a
civil
engineer.
He
also
prepared
the
site
plan
and
he
will
walk
you
through
that.
Although
we're
gonna
keep
our
comments
as
brief
as
possible,
hoping
to
finish
in
20
minutes.
Okay,
after
that,
we'll
have
a
presentation
of
architecture
from
Doug
worth
from
VSP
design
and
sort
of
a
companion
to
Doug.
Is
our
energy
consultant
Craig
Burton?
We
are
learning
how
to
be
energy.
Conserving
to
the
goal
is
and
I
know.
P
You
know,
discussion
of
Net
Zero
has
been
debated
as
to
whether
that's
the
right
term,
but
we're
trying
to
reach
100%
energy,
give
back
so,
for
example,
whatever
each
unit
uses
in
energy
we're
trying
to
produce
that
much
energy
on-site,
we're
doing
that
through
a
number
of
different
ways,
and
we
are
in
a
learning
process
and
that's
why
we
had
to
hire
consultants
ourselves
to
educate
ourselves
in
that
respect.
So
it's
kind
of
a
learning
curve
we'll
go
through
it.
P
Gary
Lehman,
who
is
with
G
design?
He
is
our
landscape
architect.
We
have
spent
a
lot
of
time
on
landscaping
on
this
project.
If
you
go
into
the
project
area,
you'll
see
it's
not
very
attractive.
There's
a
lot
of
negative
things
going
on.
One
of
them
is
the
Union
Pacific
Railroad
right
away,
which
is
overgrown
with
invasive
species.
P
It's
our
intent,
and
there
is
already
a
city
lease
agreement
with
the
railroad
to
remove
and
replace
that
material
I'm
not
going
to
get
into
it
now
cuz
Gary's
going
to,
but
we're
hoping
to
provide
seasonal,
color
and
interest,
and
our
HOA
will
maintain
that
area
is,
is
really
not
maintained
at
all.
Right
now
same
thing
with
the
wall,
it's
the
embankment
along
the
railroad
is
literally
falling
apart.
We'll
have
to
do
an
analysis
of
that
structurally
visually.
P
It's
clearly
in
bad
shape,
we'll
work
with
the
city
to
come
up
with
some
sort
of
aesthetic
and
structural
improvements
to
that
wall,
to
make
it
more
attractive,
same
thing
with
Custer
streetscape.
Currently,
it's
in
pretty
bad
shape.
Sidewalks
pavement
all
need
to
be
upgraded.
We're
hoping
to
make
this
a
very
attractive
streetscape.
With
landscaping,
street
furniture
and
the
like,
after
gary
presents,
will
have
Xavier
Milan
from
Kahlo
a
affirm
that
you
know
well.
He
will
give
a
very
brief
presentation
of
the
traffic
study
we
did
for
this
property.
P
R
O
R
R
R
There's
got
a
couple
pictures
taken
from
the
site,
this
long
Custer
on
the
left
side,
you're,
looking
northbound
into
the
property
to
the
east.
You
see
the
retaining
wall,
some
of
the
overgrown
landscaping
that
billet
referenced
and
the
train
tracks
that
are
kind
of
up
on
an
elevated
state
where,
as
you
go
down
as
Main
Street,
obviously
it's
a
viaduct,
the
Eagle,
underneath
both
Metro
and
CTA
picture
on
the
right
is
looking
back
towards
Main
Street
from
the
alley.
R
The
these
are
the
current
alleys
and
the
conditions
of
those
alleys
out
there
right
now,
alleys,
there
I
think
we're
looking
at
the
west
side
of
the
site,
both
north
and
south,
really
not
much
of
an
alley.
It's
basically
gravel
dirt
overgrown
a
lot
of
utility
poles
looking
for
more
at
the
north
end,
looking
south
towards
into
the
site
there's
an
existing
building.
That's
there.
We
still
house
the
dards
products
operation
before
it
was
purchased
by
mr.
R
Lee,
looking
obviously
along
Custer,
and
then
that
other
alley
is
looking
into
the
site,
looking
northbound
towards
the
commercial
properties
towards
Main
Street
on
the
right.
Our
development
plan
that
we
put
together
has
mentioned
one.
The
development
allowances
requested
was
the
buildings
fronting
Custer
Avenue.
R
Obviously
it
made
last
sense
is
a
regard
to
the
property
because
of
its
shape
being
trapezoidal
to
kind
of
create
courtyards
and
community
spaces
to
where
the
neighbors
are
facing
each
other,
rather
than
facing
a
blighted
area
in
a
railroad
track
with
that
we're
able
to
utilize
the
existing
public
alley
to
the
south
into
the
west
as
points
of
ingress
and
egress.
In
working
with
the
fire
department,
we've
put
in
additional
20-foot
clear
paths.
Looked
at
turning
movements
as
it
related
to
fire
trucks
going
westbound
to
northbound
in
the
public
alleys
part
of
our
proposal.
R
R
We
have
to
emergency
access
locations
that
the
fire
department
had
asked
for
they're
not
going
to
be
done.
The
residents
themselves
will
not
use
those,
but
it
will
basically
have
kind
of
a
component
of
what's
called
grass
create
or
some
type
of
component
that
will
be
able
to
take
the
loads
of
a
fire
truck
to
be
able
to
gain
access
in
between
the
buildings
in
between
the
private
drives.
R
As
you
can
see,
through
the
backs
of
the
buildings,
we
will
have
a
couple
areas
of
permeable
pavers
that
will
install
for
water,
not
only
meeting
stormwater
requirements
of
the
city
of
Evanston,
but
also
MWD
as
part
of
this
project
because
of
its
size
and
its
contiguous
ownership.
The
property
itself
will
also
required
MW
Rd
permit,
in
addition
to
stormwater
management
meeting
the
city's
requirements.
R
Part
of
our
plan
is
to
include
a
pay
station
or
some
type
of
component
there
to
where
that
would
be
metered
to
more
on
a
temporary
basis.
Tour.
It
wouldn't
be
used
by
commuters
that
use
the
railroad
tracks
for
both
Metro
and
CTA,
but
that
turn
around
a
specific
purpose
for
guests
or
people
that
are
visiting
or
first
the
purpose,
even
people
that
are
shopping
on
Main
Street.
R
They
could
utilize
along
that
west
side
of
Custer,
but
the
bump
out
that
we
included
was
to
provide
pedestrian
vehicle
vehicular
traffic
to
be
able
to
make
a
three-point
turn
on
that
north
end.
So
that's
why
the
bump
out
is
provided
there,
as
you
can
see,
on
the
on
the
north
side
of
Custer
kind
of
bumped
out,
but
we
ran
kind
of
an
auto
turn
analysis
to
be
able
to
make
that
movement.
You
can
see
kind
of
three
different
pictures
here,
as
it
relates
to
turning
movements.
R
The
one
on
the
left
is
the
fire
truck
access
that
we
worked
with
staff
on
that.
They
gave
us
kind
of
the
geometry
to
be
able
to
make
that
maneuver
for
vehicles
that
come
in
off
of
Custer
go
west
on
the
public
alley,
the
north
on
the
public
alley
and
then
back
out
through
kind
of
the
municipal
parking
lot
that
goes
out
towards
Sherman.
The
picture
in
the
upper
left
corner
is
just
for
more
general,
just
a
movement
for
delivery
trucks.
R
I
mean
again
it's
a
movement
that
they
would
be
able
to
make
the
pull
in
it's
going
to
be
more
of
a
learning
process
for
them
again
at
the
north.
End
of
our
site
is
more
of
a
gated
interest
towards
the
Evanston
lumber
site,
so
the
vehicles
that
would
go
out
there
would
be
able
to
pull
into
the
public
alley
back
out
and
then
go
back
up
to
the
south
towards
Main
Street
and
in
the
picture
in
the
bottom.
Right
is
the
movements
that
kind
of
maneuver
with
the
three-point
turn
for
the
pedestrian
vehicles.
R
That
would
be
able
to
kind
of
make
the
maneuver
on
Custer
and
to
be
able
to
pull
on
the
12
guests
parking
stalls
on
the
west
side
of
the
street.
There's
one
slide
that
it
wasn't
in
there.
Oh
there's
in
regards
to
the
permeable
pavers,
we
talked
about
that
we're
gonna
have
underground
storm
water
detention
between
the
private
alleys,
we're
gonna
work
with
city
staff
in
regards
to
coordinating
our
improvements
on
Main
Street,
with
some
of
the
streetscape
stuff,
that's
being
done,
but
we'll
be
able
to
make
our
sewer
and
water
connections
within
the
public.
R
Right-Of-Way
we're
gonna
work
with
the
city
engineer
in
the
and
her
staff
in
relationship
to
any
upgrades
that
the
city
deems
necessary,
I'm
Custer
for
the
water.
We
have
a
couple
different
connections
there.
All
of
the
water
and
sewer
connections
would
be
coming
off.
The
Front's
of
the
buildings
with
the
storm
water
coming
off
of
the
back,
so
that's
kind
of
a
general
overview
as
it
regards
to
the
engineering
site
plan.
I'll.
Let
Doug
worth
from
BSB
design
talk
a
little
bit
in
regards
to
the
architecture
and
the
layout
of
the
building.
S
S
So
yeah
we'll
keep
this
brief.
Melissa
covered
a
lot
of
it
already,
but
it's
it's
a
contemporary
design.
It's
a
modern
interpretation
of
a
townhome
clean
lines,
bolt
geometry
of
modern
materials.
There's
no
historic
detail
here.
This
is
a
very
modern
approach
to
townhome
type
design,
as
mentioned
four
levels
of
living
space,
and
that
includes
a
private
roof
deck.
At
the
fourth
floor,
each
unit
has
a
two-car
enclosed,
secure
garage.
That's
in
addition
to
any
street
parking.
S
S
There
we
go
so
here's
another
look
at
the
exterior
architectural
character.
Once
again,
you
see
the
the
modern
language
and
design
very
simple,
very
clean
forms
as
far
as
the
materials
that
you
folks
are
looking
at
now.
The
first
floor
is
entirely
brick.
We
felt
that
that
was
important
for
the
architectural
character
and
for
the
pedestrian
experience.
So
all
brick,
with
the
exception
of
windows,
doors
on
the
first
floor.
Moving
up
the
upper
floors
are
a
combination
of
brick,
fiber
cement
panel
fiber,
cement,
ax,
accents
and
architectural
metals.
S
So
here's
a
it
was
all
pointed
out
in
Mike's
presentation,
but
there's
five
units
or
five
buildings
on
the
site:
they're
all
unique,
but
they're,
all
very
similar
they're
in
six
or
seven
eight
and
nine
unit
configurations.
So
we're
just
gonna
take
a
look
at
one
in
the
interest
of
time.
This
is
this
would
be
building
one,
the
northernmost
building
on
the
site.
S
There's
a
little
bit
of
unique
condition
as
we
move
from
building
to
building,
because
there's
a
unique
sight
constraints.
The
buildings
get
a
little
bit
wider,
a
little
bit
narrower
there's
different
entry
conditions,
but
for
the
most
part,
we're
dealing
with
two
base
townhome
unit
types
here,
so
the
plan
on
the
bottom
is
would
be
the
typical
first
floor
plant
and
that's
a
garage
and
a
flexible
space
that
we
have
multiple
options
for
the
plan
on
the
top.
S
S
So
we'll
just
take
a
look
at
one
unit
type
here.
This
would
be
the
the
middle
unit
which
in
general,
is
similar
to
all
other
units
in
the
onion
it's
a
little
bit
smaller,
but
in
general
they
have
the
same
layout
and
the
same
features
the
this
might
be
a
little
bit
of
a
confusing
slide.
The
plan
on
the
very
right
that
would
be
the
the
typical
design
that
was
offered
and
then
the
other
four
plans
are
alternates
to
that.
S
So
the
base
plan
that
software
is
the
two-car
garage
as
discussed
that
then
enters
into
what
we
call
a
flex
space,
which
is
the
flexible
room.
They
could
be
used
for
a
number
of
functions
and
then
there's
also
the
front
door
them
the
main
entry
to
the
unit
that
enters
that
flex.
Space
from
the
front.
We
have
a
coat
closet
and
a
mechanical
closet
that
houses,
water,
heater
furnace,
those
sorts
of
things.
S
The
other
four
plans,
the
the
first
four
from
the
left,
just
show
the
variety
of
features
that
are
offered
if
an
owner
prefers
that
there
be
a
bathroom
or
powder
room
at
level,
that's
an
option.
If
they're
they
prefer
a
laundry
room
at
that
level
to
get
laundry
and
storage
functions
down
there,
that's
an
option
and
there's
also
an
option
for
an
additional
bedroom
at
that
lower
level.
S
This
is
the
remainder
of
the
plans,
the
two
on
the
left
they're,
the
first
two
on
the
left,
would
be
the
main,
the
second
level
main
floor,
a
main
living
floor
plan.
It's
a
largely
open-concept
floor
plan.
You're
we're
seeing
two
options
there.
They
both
have
mostly
the
same
components:
there's
a
kitchen,
a
dining
area,
a
living
room,
a
powder
room
and
a
coat
closet
balcony
off
the
rear,
large
balcony
off
the
rear.
S
That
also
serves
to
cover
the
garage
door
and
then
a
smaller
balcony
off
the
front
same
the
same
plan:
components
for
both
plans,
just
a
different
configuration
to
give
owners
again
a
choice.
The
next
two
plans,
so
the
third
and
fourth
show
the
third
floor,
the
first
one.
So
the
one
right
there
in
the
middle
is
a
three-bedroom
option
with
a
master
bedroom
suite
and
then
two
smaller
bedrooms
in
the
rear
that
share
a
hall
bath.
S
A
very
traditional
townhome
configuration
of
the
decks
plans,
so
the
fourth
one
over
is
a
little
bit
of
a
of
a
newer.
Take
it's
a
two-bedroom
option,
but
each
bedroom
is
a
has
its
own
private
suite
with
a
nice
closet.
Bathroom
and
that
sort
of
thing
we're
seeing
a
lot
more
than
in
the
market
as
of
late.
The
the
final
plan
on
the
right
is
the
is
the
upper
level
roof
plan
it
has
at
the
top.
S
That's
that's
a
summary
of
the
architecture
we're
going
to
get
into
sustainability,
and,
as
I
mentioned,
we
understand
the
requirement
that
the
very
base
requirement
for
a
LEED
Silver
certification,
but
in
as
we've
gone
through
this
process
as
bill
says
of
being
educated,
we've
worked
closely
with
Kumar
Jensen
who's.
The
sustainability
coordinator
for
Evanston
he's
expressed
to
us
the
desire
to
go
above
and
beyond
that
base,
LEED
certification
so
to
bring
up
Craig
Burton.
Who
was
our
mechanical
engineer
and
sustainability
consultant,
and
he
can
speak
to
those
proceedings.
S
O
C
T
T
So,
as
Doug
mentioned,
my
name's
Craig
Burton
I
work
with
interface
engineering,
where
energy
consultancy,
MEP
firm
in
the
city
of
Chicago,
do
a
lot
of
work
with
NetZero
buildings
and
high-performance
designs
in
general.
Crescent
partners
were
kind
enough
to
ask
us
to
join
the
project
and
help
advise
them
as
to
what
is
achievable
and
sort
of
the
approach
to
designing
and
really
imagining
what
a
NetZero
or
a
high-performance
sort
of
version
of
this
building
typology
would
be.
T
So
generally
speaking,
this
is
the
design
process
we
go
through
when
looking
at
high
performance
buildings
and
I'm
going
to
take
a
version
of
this
to
frame
the
presentation
tonight.
So
we
look
at
benchmarking
building
performance
to
understand
what
we
anticipate
the
annual
consumption.
You
know,
utilities
for
electricity
and
gas
to
be
for
a
building
of
this
type.
The
building
doesn't
exist
yet
so
we
don't,
we
can't
say
hey.
T
This
is
the
utility
consumption,
so
we
have
to
do
some
calculations
and
energy
modeling
to
simulate
what
we
anticipate
the
consumption
of
the
building
to
be,
and
then,
with
that
energy
modeling
tool,
we
can
assess
how
different
measures,
whether
they're
improvements
and
lighting
appliances,
heating
and
cooling
equipment,
may
result
in
efficiency
improvements.
And
then
we
can
measure
how
that
relates
to
a
baseline
or
a
irregular
building.
T
In
collaboration
with
Kumar
Jensen
from
the
city
of
Evanston,
we
reviewed
several
documents
that
were
put
forward
as
reference
guidelines
that
are
basically
design
assistance
documents
that
were
published
in
different
jurisdictions
across
the
United
States.
We
reviewed
those
we
provided
some
feedback
and
collaboration
with
Kumar,
and
that
has
informed
some
of
our
analysis
that
will
present
here
today.
T
So
for
sake
of
being
clear
as
to
what
the
analysis
is,
we
took
one
of
the
buildings,
so
building
number
three
and
the
plans
been
presented
and
did
an
overall
assessment
of
the
annual
utility
consumption
for
that
one
building
and
that
allows
us
to
make
a
fair
representation
of
the
individual
unit.
So
residential
units
interior
and
end
of
terrace
designs
in
calculating
their
overall
energy
consumption,
as
well
as
the
output
from
any
solar
array
on
the
on
the
project.
So
that's
what
we
did.
T
Here's
a
really
dumbed
down
but
image
of
the
computer
model
that
we
used
to
simulate
the
annual
utility
consumption
which
we
measure
in
an
engineering
term
of
BTU
per
square
foot
per
year,
which
is
just
electricity
and
natural
gas
converted
to
a
common
unit
type
and
then
obviously
dollars
per
year.
So
for
formulating
the
starting
point.
For
this
analysis,
we
rely
on
building
codes
to
define.
You
know
what
is
the
minimum
performance
characteristics
of
a
building
built
today
to
Building
Code
Evanston
forces,
IECC
2015,
the
residential
components,
as
applies
to
this
project?
T
That's
kind
of
our
starting
point,
and
then
we
looked
at
across
a
number
of
different
areas
that
are
responsible
for
energy
consumption
in
a
building
the
relative
performance
that
we
could
specify.
So
for
the
walls.
For
instance,
we
we
looked
at
increasing
the
level
of
insulation
to
keep
more
heat
in
the
building.
Less
sun
out
looked
at
different
windows
for
two
different
infiltration
rates,
which
really
come
down
to
the
construction
quality
and
whether
the
building
is
leaky
or
not,
and
then
also
to
the
performance
of
the
mechanical
systems,
heating
and
cooling.
T
So
those
are
highlighted
in
green
measures
that
we
anticipate
will
have
a
longer
return
or
in
yellow
and
measures
that
we
anticipate
would
be
potentially
cost
prohibitive,
are
highlighted
in
red
and
then
we'll
use
those
colors
a
little
bit
later
on
when
I
present.
The
results
of
the
analysis
I
think
we're
all
aware
that
there's
a
planned
solar
array
as
part
of
the
project
we've
also
looked
at
the
performance
of
the
grade
of
that
solar
array.
T
There
are
what
we
refer
to
as
commodity
panels
and
systems
that
are
available
in
the
market,
and
they
come
in
at
a
cheaper
price
point
than
premium
panels.
So
premium
panels
provide
more
power
from
the
same
amount
of
area.
They
have
a
higher
efficiency,
but
they
also
come
with
a
quite
a
bit
additional
cost,
so
we've
included
both
of
those
in
this
analysis
and
then
looking
around
town
to
figure
out.
T
You
know
whether
our
modelling
is
accurate
or
not
in
terms
of
will
be
to
anticipate
a
building
of
this
type
to
consume
in
terms
of
utility
consumption.
We
looked
at
the
city
of
Chicago's,
benchmarking
ordinance
and
also
spoke,
but
this
was
Kumar
and
we've
come
up
with
what
we
think
is
a
relatively
reliable
baseline
energy
consumption.
This
is
a
lot
of
data
that
I
just
want
to.
T
If
constructed
today,
with
the
solar
panels
that
are
planned
on
the
roof,
we
would
be
able
to
generate
over
a
hundred
percent,
so
137
percent
of
the
building's
electricity
consumption
throughout
the
course
of
a
year.
Okay,
that's
important
to
note:
I've
excluded
the
natural
gas
for
heating
domestic
hot
water.
From
that
statement,
and
that's
you
know
an
energy
model
calculation
done
for
this
design
based
on
the
performance
specs
that
we
would
anticipate
for
a
building
built
to
energy
code
and
for
this
quality
of
construction.
T
Today,
if
we
were
to
incorporate
additional
low
cost
energy
efficiency
improvements,
we
could
extend
that
percentage
to
a
higher
amount
and
so
on
and
so
on
once
you're
over
a
hundred
percent.
Maybe
the
the
the
allure
that
doesn't
mean
the
same
thing
so
to
make
it,
maybe
you
know
a
little
more
informative
when
we
include
the
natural
gas
consumption
and
we
convert
that
natural
gas
and
electricity
to
a
common
unit
type,
which
is
you
know
what
is
commonplace
and
what
is
done
and
the
other
two
reference
NetZero
guidelines
that
I
refer
to
at
the
beginning.
T
We
come
up
with
a
slightly
different
number,
so
with
the
standard
panels
and
a
building
built
to
building
code
today,
we'd
be
at
just
between
50
and
60
percent
of
the
annual
energy
consumption
of
the
building.
And
then,
if
we
make
slight
improvements
to
the
building's
construction,
we
can
get
up
to
sixty
percent
up
to
seventy
six
and
then
including
things
that
are
most
likely
cost
prohibitive
for
a
building
of
this
typology.
T
We
may
get
up
to
somewhere
in
the
eighty-five
percent
of
the
total
consumption.
If
we
take
it
one
step
further
and
pay
for
most
likely
cost
prohibitive
of
solar
panels
that
have
a
higher
output.
There
are
slightly
different
and
improved
percentages
of
the
total,
so
hopefully
I've
brought
some
view
along
with
me.
U
I'll,
just
I
have
two
slides
and
I'll
talk
about
the
landscaping.
The
first
slide
is
just
about
the
on-site
and
Custer
Avenue.
The
second
slide
will
be
about
public
benefits.
We
had
mentioned
that
before
and
this
kind
of
characterizes
some
of
the
potentials
that
we
have
so
on
site.
We
were
looking
at
Roof
Gardens
in
between
mm-hmm
the
front
in
between
the
front
front
facades
of
the
buildings.
We
would
have
private
gardens,
then
along
Custer
Avenue.
U
We
do
have
some
planting
along
the
front
crawl
along
Custer
Avenue
within
the
site,
and
we
do
have
planting
within
the
embankment
of
the
right-of-way
for
the
railroad
right-of-way.
There
is
an
agreement
that
has
gone
on
that
the
Evanston
typically
has
right
now
and
we
were
meeting
and
compliance
with
that.
So
the
top
left
shows
a
section
of
Custer
Avenue,
it's
a
very
narrow
right-of-way,
so
we
would
have
a
street
tree
there,
but
it's
actually
on
our
site.
It's
too
narrow
to
actually
have
it
within.
U
It
doesn't
mean
a
DA
compliance
to
have
it
within
the
sidewalk.
It's
only
like
six
feet
wide.
You
put
a
tree
grid
in
their
you're,
getting
less
than
36
inches
within
the
embankment,
which
is
about
six
feet
up.
We
just
need
to
be
15
feet
off
their
actual
rail.
Then
we
can
actually
have
landscaping,
but
we
do
need
to
correct
the
heights
of
some
of
the
species.
So
you
can
see
this
slight
dash
line
because
there
are
power
lines
along
Custer
Avenue
along
that
side.
So
we
have
to
be
careful
within
that
embankment.
U
We're
looking
at
indigenous
and
higher
performance
species
to
increase
habitat,
also
the
HOA
would
be
in
charge
of
maintaining
it
over
the
course
of
time.
It
will
reduce
the
amount
of
water
usage
based
upon
the
species
that
we've
selected
I,
put
a
very
I
put
a
list
over
on
the
top
left
of
the
different
species
that
we'd
have
and
then
just
below
that
so
showing
some
see
the
seasonal
interests
through
spring
fall
winter
and
summer.
U
So
that's
give
some
characterization
for
it.
The
top
right
characterizes
the
front
yards,
those
obese,
private,
green
spaces
for
each
of
the
unit's.
We
do
want
those
to
be
diverse
and
change
around
like
they
could
have
a
patio.
Then
it
would
be
screened
in
maybe
a
small
planting,
a
small
yard
area,
but
we
wanted
some
diversity
there.
On
the
north
side,
we
do
have
enough
space
to
get
a
screen
along
the
lumber
yard,
so
we
did
what
we
could
with
that
space
and
again
on
the
southeast
corner
over
towards
Maine
and
Custer.
U
We
do
propose
a
bump
out
there.
That
would
be
part
of
the
Main
Street
streetscape
enhanced
with
that
will
be
going
on
later
and
then
on
the
bottom
right.
We
do
propose
a
monument
site,
our
monument
sign
on
the
south
east
corner
of
the
site
and
have
some
seasonal
interest.
I
could
go
on
there
on
the
roof
garden.
U
There
is
actually
a
shallow
tray
system,
so
it
wouldn't
be
a
really
deep
depth,
but
that's
more
for
approach
for
silver
and
lead
and
reducing
up
there
just
be
more
energy
efficient,
then
for
public
improvements,
the
top
the
top
left
is
a
map
that
identifies
the
neighborhood
area,
Main
Street
running
down
the
middle
Chicago
Avenue
cutting
through
there.
We
looked
at
Metris
or
the
CTA
station
and
talked
about
some
different
improvements.
Maybe
some
planting
that
could
go
along
the
park
along
the
west
side
of
it
between
the
rail
line
and
within
the
park.
U
I
know
that
they
have
some
current
bike
racks
that
they've
added
over
the
years
and
stuff.
So
we
didn't
want
to
add
too
many
bike
racks.
What
we
could
do
is
some
public
art
displays
that
could
go
around
there,
so
the
map
itself
actually
identifies
some
current
murals
that
go
within
the
area,
but
also
some
opportunity
areas
like
along
the
embankment
on
Custer
the
Metra
along
Main
Street,
there's
both
sides.
It
could
happen
and
also
some
areas
that
we
could
have
some
other
public
or
herd
improvement.
U
The
bottom
off
actually
is
a
small
detail
for
some
of
the
landscaping
that
we
possibly
could
add
to
the
CTA
station.
The
top
right
actually
are
some
improvements
that
we
could
provide
over
at
Fitzsimmons
Park.
We
didn't
want
to
get
too
detailed,
there's
a
lot
of
public
improvements
in
a
process
that
goes
along
with
that,
but
we
just
characterized
some
things
that
could
go
on
there.
The
bottom
right
actually
just
identifies
potential
mural
that
could
go
along.
This
is
the
south
side
of
Main
Street
at
the
metro
station
and
then,
but
that's
most
of
it.
U
We
were
mainly
wanting
to
look
at
Chicago
Avenue,
with
the
improvements
that
have
gone
along
there
they
wanted
to
just
since
we
have
to
do
some
public
improvements
on
here.
We
want
to
do
some
public
improvements
on
here.
We
wanted
to
continue
that
language.
That's
already
been
going
on
in
that
space.
V
Good
evening
my
name
is
Javier
Mullen
I'm,
a
senior
consultant
with
callaway
incorporated,
and
we
were
retained
to
conduct
the
traffic
study
for
the
proposed
development.
So
as
part
of
the
traffic
study
we
counted
on
a
thank
you.
We
counted
on
Thursday
November,
8th,
the
intersections
of
Main
Street,
with
costard
Main
Street
of
Sherman
Acosta
Avenue,
with
the
public
alley
and
Sherman
Avenue
with
the
parking
lot
31
Drive
file,
Lee
Street
and
the
Evanston
lumber
access
drive
further
north.
V
V
So
once
we
have
that
base,
we
need
to
estimate
trips
for
the
proposed
development
and
that's
typically
done
using
the
Institute
of
Transportation
engineers
trip
generation
manual
and
that's
what
we
use
and
that
traffic
was
assigned
to
the
area.
Roadways
based
on
the
existing
travel
patterns
that
were
derived
from
the
traffic
counts.
V
I
would
like
to
point
out
that,
although
the
site
is
very
close
to
the
metro,
train
station
and
Purple
Line
CTA
station,
the
trips
to
be
generated
by
the
development
were
not
reduced
to
take
into
account
that
some
people
are
actually
going
to
use
public
transportation
and
not
drive.
So
we
are
assuming
the
worst
case
scenario.
We
decided:
let's
go
and
present
the
worst
and
assume
everybody's
driving.
V
We
also
don't
analyze
in
a
vacuum
those
existing
volumes.
We
need
to
increase
them
by
a
growth
factor
and
we
request
projections
from
the
Chicago
metropolitan
agency
for
planning
to
see
what
is
projected
to
be
the
growth
in
the
area
and
that's
just
to
take
into
account.
Regional
growth
is
any
development
that
could
happen
that
we're
not
aware
of
or
just
regular
growth.
So
in
this
case
was
half
a
percent
per
year
and
all
supplies
apply
for
6
years.
V
Once
we
have
that
background,
no
bill
figure,
we
add
our
traffic
and
then
we
have
the
future
volumes
that
we
analyze,
based
on
the
results
of
the
capacity
analysis.
All
of
the
intersections
are
operating
at
acceptable
levels
of
service
and
in
the
future
that
will
continue
operated
in
the
same
level
service
with
minimal
increases
in
delay.
So
basically,
that
shows
that
the
proposed
development
traffic
assuming
everybody's
driving,
no
one
is
taking
public
transportation,
will
have
a
minimal
impact
on
the
adjacent
intersections,
so
in.
V
We
also
look
at
the
census
data
and,
like
I,
said
we
never
reduced
that,
but
the
census
data
definitely
shows
that
about
30,
25
or
30
percent
of
the
population
or
the
homes
within
close
proximity
to
the
train
station,
to
use
it
as
part
of
the
development
it
was
mentioned,
and
it
was
recommended
that
pedestrian
countdown
timers
be
provided
at
the
intersection
of
Sherman
and
Main
Street.
That's
just
to
enhance
the
pedestrian
accessibility
and
then
another
thing
that
will
be
looked
at
and
this
should
probably
be
looked.
You
know
as
the
project
moves
forward.
V
If
it
does,
you
know
it's
just
to
look
at
the
intersection
of
Main
and
Custer
and
looking
to
potentially
providing
signage.
That
indicates
there's
an
access
Drive.
It
was
custard
in
this
case
there
was.
There
was
a
indication
from
staff
or
concerns
of
sight
lines.
I
have
been
there
several
times
and
I
believe
the
sight
line
to
the
east
is
actually
good.
V
I,
don't
have
to
stick
out
that
much
to
actually
see
who's
coming
where
I
had
a
little
bit
of
a
problem
was
looking
to
the
west,
and
it's
because
the
on
street
parking
spaces
on
the
north
side
blocked
my
vision
to
see
who's
coming
from
the
West.
So
having
said
that,
some
of
the
things
that
could
also
potentially
be
looked
at
since
they
are
providing
12
on
street
parking
spaces
on
Custer
is
just
to
potentially
look
or
consider
removing
one
or
two
spaces
in
that
corner.
V
P
That
really
concludes
our
presentation.
I
want
to
make
a
few
just
summary
comments.
When
we
first
looked
at
this
project,
what
we
looked
at
was
creating
sort
of
a
niche
housing
product
that
isn't
really
provided
in
the
city
right
now,
you're,
not
unique.
The
the
urban
townhouse
kind
of
high-density
urban
town
house
close
to
transit
is
a
big
thing.
It's
a
development
type,
that's
mushrooming
around
the
country
and
the
Chicago
area
is
no
different
than
most
of
the
big
cities.
I
personally
am
working
on
a
number
of
those
projects
that
are
very
similar
to
this.
P
We
also
felt
that
there
isn't
much
of
this
kind
of
product
in
the
city
at
all,
and
it
could
help
keep
some
people
and
families
that
would
otherwise
need
to
leave
the
city
to
stay
here
with
those
be
they
be
younger,
empty,
nesters,
older,
empty
nesters,
don't
like
all
the
stairs
and
floors,
but
younger
ones.
Do
I
know
this
from
experience,
because
I've
done
a
lot
of
these
projects.
P
These
homes
will
probably
start
in
the
high
sixes
an
average
in
the
mid
7s
to
the
to
the
eighth
but
a
new
single
family
home
and
if
you're,
looking
at
new
you're,
looking
at
a
million
dollars
or
more
in
city
of
Evanston
for
a
new
home,
these
units
provide
a
lot
of
space
for
the
money.
They're,
not
perfect.
They
don't
have
a
lot
of
yard
space,
but
they
do
have
attractions
that
people
really
like
the
rooftop
deck
in
this
particular
location
will
give
you
views
of
downtown
Evanston
in
downtown
Chicago.
P
The
rooftop
decks
are
very
attractive
spaces,
I,
don't
know
if
any
of
you
have
experienced
them,
but
a
lot
of
people
eat
up
there
and
just
go
up
there
at
night
and
view
the
city
etc,
and
the
fact
that
we
would
be
doing
green
roofs
and
again
these
are
you're,
not
gonna
have
a
forest
up
there.
You
can't
handle
the
weight
or
the
drainage,
but
you
will
have
you
know
perennial
grasses
and
things
like
that
very
attractive
and
they're
great
for
growing.
You
know
potted,
vegetables
and
and
annuals
as
well.
P
P
P
Frankly,
it's
the
kind
of
housing
that
people
want
today.
You
know
active
lifestyles.
People
aren't
even
home
a
lot,
so
this
is
maintenance-free
if
they
are
older
and
have
a
residence
somewhere
else,
they
can
walk
away
and
and
not
worry
about
their
house
it'll
be
maintained.
So
we
are
open
for
questions
at
this
time
and
we
are
honored
to
be
here
and
that's.
A
It
you
know:
okay,
thank
you.
So
I
am
going
to
correct
the
error
of
my
ways
with
the
last
presentation
and
make
the
announcement
that
that
that
there
we
will.
We
would
be
accepting
requests
for
continuance
if
anyone
wishes
to
make
that
in
writing.
At
this
time,
is
there
anyone
intending
to
request
a
continuance,
all
right
that
that
being
done,
I'm
going
to
open
it
up
for
questions
from
the
commissioners,
Commissioner
bagozzi,
you're,
very
quick,
yep.
M
Difficult
to
navigate,
you
know,
there's
there's
people
dropping
off
letters
at
the
post
office.
It
it
kind
of
occurs
right
before
the
viaduct
hit.
You
know
it's,
it's.
Basically,
a
four-way
stop
now
very
difficult
to
turn.
Right
are
turning
to
turn
left
coming,
southbound
on
Custer
I,
assume
that
that
was
well
covered
in
the
traffic
study.
M
Yes,
no
right!
Well,
you
can
add.
That's
all
right.
I
had
a
bunch
of
questions
so
I
want
to
get
through
it.
Give
other
people
chants.
The
existing
parking
lot
at
Fisher
lumber
is
that
that
that
is
going
to
have
access
to
the
alley
and
will
that
in
essence
become
a
basically
of
a
sort
of
an
alleyway
or
a
street
for
people
wanting
if
I
lived
in
that
unit
I,
you
know
I'd
be
very
tempted
to
access
it
off
of
Sherman
to
avoid
Main
Street,
correct.
V
The
request
of
staff
and
I
I
felt
to
mention
this:
the
recursive
staff,
who
was
indicated
that
the
development
should
provide
some
type
of
signage
to
actually
deter
the
traffic
from
exiting
too
long
from
Sherman,
because
it
is
a
parking
dry
file.
It
is
not
a
drive
aisle
like
it's.
A
parking
drive
aisle
it's
not
supposed
to
to
carry
through
traffic
and
so
staff.
V
In
our
original
study,
we
actually
assumed
some
people
a
cycle
of
what
you
said,
they're
going
to
find
it
easier
to
make
to
go
to
chairman
and
make
a
left
of
the
signal.
So
staff
actually
requested
that,
because
they
didn't
feel
it
was
right
to
actually
increase
the
traffic
on
the
parking
lot.
So
the
signage
was
recommended
again
at
the
request
of
staff
prohibiting
that
okay.
V
A
M
D
A
P
M
P
N
Actually
that
the
TIF
funding
is
not
within
the
Plan
Commission
requested
is
probably
not
appropriate.
This
point,
but
it
is
a
good
point.
Corrine
super
cozy
and-
and
that
would
be
a
great
question
that
we
could
for
Don
to
staff
when
the
Economic
Development
Commission
takes
a
look
at
this
request
and
and.
V
A
C
X
R
The
the
distance
between
the
alley
and
the
back
of
the
buildings
is
at
least
five
feet
and
the
thought
process
behind
the
asphalt
and
the
concrete.
Originally,
when
we
put
the
plan
together,
we
didn't
really
have
a
specification
for
the
alleys.
The
alleys
came
about
from
discussions
with
engineers
at
the
city
and
they
gave
us
a
specification
of
concrete
for
the
alleys.
We
have
no
problem
putting
those
aprons
at
this
concrete
as
well
up
to
the
building's
yeah.
X
C
U
X
S
So
they
answer
your
question:
there's
both
it
so
the
plan
on
the
far
right
of
this,
the
the
area
on
the
top
is,
is
a
is
a
roof
deck
as
a
outdoor
space
for
people
to
use
the
area
at
the
bottom.
Is
the
the
tray
system,
green
roof,
so
they're
both
and
they're,
both
accessible,
although
obviously
have
very
different
purposes.
I
just.
X
A
Anyone
else
so
so
I
guess
I
just
want
to
be
clear
this.
This
is
this
is
a
single
property,
so
the
front
the
front
yards
as
they
are,
which
I'm
not
sure
where
they
are,
those
are
and
I
guess.
This
is
a
question
for
staff.
Is:
is
there
any
zoning
requirements
on
this
or
this
all
internal?
Do
as
you
want,
or
are
there
controls
on
this
as
a
single
property.
O
A
P
P
It
was
designed
that
way
to
look
more
like
a
front
than
an
end.
I
think
we
might
adjust
the
fee
simple
ownership
to
include
everything
within
the
let's
call
it
the
yard
area
within
either
defense
or
the
bush
area.
So
that's
fee
simple
as
well.
Everything
else
would
be
HOA
and
HOA
maintained,
so
the
walkways
any
other
common
green
space,
the
parking
courts
and
by
the
way
between
each
garage
door
is
a
tree.
P
P
A
F
P
A
P
P
A
Okay,
Commissioner
Draper,
were
you
going
to
or
Halleck?
Were
you
going,
okay,
you're,
turning
it
off?
Okay,
all
right,
very
good,
so
no
more
questions
from
commissioners
all
right,
so
we
have
a
number
of
people
who
are
requesting
to
to
speak
tonight.
So
at
this
point
we're
asking
questions
so
I'll
go
through
the
list
as
people
signed
in
and
see.
If
you
would
like
to
ask
questions
relevant
to
the
testimony
of
the
of
the
petitioner,
so
chef
mangy,
I'm
sorry
did,
I
did
I,
do
any
justice
to
your
name
or
pretty
close.
I
okay.
F
F
The
area
I
think
eventually
will
become
all
red
or
mostly
residential
and
I.
Think
you
need
to
keep
in
mind
that
the
concessions
that
you
give
right
now
to
this
property
will
set
precedent
for
a
number
of
other
properties
that
will
be
developed
there,
and
if
that
continues,
it
will
significantly
change
the
character
of
that
neighborhood,
which
I
think.
If
you
know
the
neighborhood
is
a
very
nice,
mostly
single-family
own
type
of
neighborhood.
F
So
the
main
point
I'm
making
is
that
you
keep
in
mind
in
giving
whatever
concessions
you
give
or
recommend
that
they
will
set
precedent
in
general.
If
you
change
the
zoning,
that
I
would
suggest
that
you
keep
the
construction
or
the
project,
mostly
towards
allowed
by
the
the
new
zoning,
which
means
32
units
maximum
rather
than
40,
if
at
all
possible,
three
storeys,
rather
than
four
inside
yards
and
backyards,
and
so
on
that
you
try
to
keep
as
much
as
possible
towards
the
new
new
zoning
would
require
all
right.
A
C
Y
Z
There
are
the
new
models
of
intergenerational
homes
and
then
I
just
asked
you
whether
you
looked
into
that
where
you
know
you
rent
out
actually
let's
say
the
first
floor,
but
you
have
to
construct
it
differently
than
where
the
elderly
don't
have
to
kind
of
walk
up
all
the
stairs
and
and
then
you
rent
out
the
second
or
third
floor
to
two
younger
people
and
in
Europe
they're,
really
making
very,
very
good
experiences
with
that
model.
Also
to
mix
the
generations
and
to
mix
the
ages
I.
Z
P
S
Yeah
and
I
had
as
far
as
renting
out
part
of
the
unit.
I
can't
speak
to
that,
but
the
the
option
for
two
bedrooms,
which
is
each
a
suite
is,
is
a
response
to
increased
multi-generational
households
and
it's
in
single
family
homes.
It's
it's
been
going
that
way
for
maybe
five
years,
and
this
is
a
way
to
introduce
that
to
townhome
living
as
well.
AB
P
AB
P
U
AC
Ellen
Frank
Miller,
9:24
Sherman
Avenue
I,
live
across
the
street
from
the
parking
lot.
That
is
not
going
to
be
an
access
point.
Could
somebody
kindly
put
the
the
the
map
up
there?
That
shows
where
the
alleys
are
because
I
my
questions
are
related
to
the
traffic
flow.
R
AC
This
one
I
think
is
no
actually
back
to
that.
One
yeah,
where
you
yeah
that's
perfect,
so
so
I
live
across
from
the
the
parking
lot
there,
which
apparently
will
not
be
an
access
point.
So,
if
I'm
understanding
correctly,
the
all
of
the
cars,
if
I
see
here
have
access
to
Custer
Street.
Is
that
correct,
where
those
emergency
access
boxes
are.
R
AC
AC
AC
AC
N
AC
R
R
AC
So
so
also
the
traffic
all
of
any
cars
that
are
leaving
they're
all
coming
out
here
on
to
the
corner
of
during
mein,
that's
correct,
okay,
so,
as
I
was
looking
at
the
at
the
traffic
impact
study
that
intersection
I
guess
has
really
poor
grade.
At
the
moment,
like
a
dear
and
II,
which
you
know,
none
of
my
students
would
want
that
grade.
But
basically,
what
I
understand
is
that
that
the
impact
study
says
this
won't
worsen
the
traffic
there,
because
it
really
can't
get
any
worse,
it's
bad.
C
AA
AC
AC
AC
A
V
Fun
well
taken,
like
you
said:
that's
where
the
crosswalk
is
that
people
utilize
to
go
to
the
train
station,
so
yes,
I
mean
certainly
signage
could
be
provided
in
there
to
say
you
know,
watch
out
for
pedestrian.
You
know
that
it's
the
law
in
Illinois
correct,
so,
but
but
again,
there's
other
things
that
can
be
done
in
terms
of
additional
signage,
another
overclock
up
cluttering.
You
know
signage,
but
newer
signage,
for
example.
There's
there's
a
law
in
Illinois
stuff
stuff
for
pedestrians
in
the
crosswalk.
V
A
V
The
four-way
stop
would
be
probably
the
last
recourse
you
know
for
that,
because,
in
order
for
you
to
apply
the
four-way,
stop
control
of
that
intersection,
you
have
to
meet
the
warrants
for
eight
hours
during
the
peak
hours
that
we
that
we
collected
it
appears
that
it
meets
it.
But
I
don't
know
if
the
volumes
are
there
for
the
additional
six
hours.
So
if
you
don't
have
the
volumes
in
there
to
warrant
and
always
stop
control
intersection,
it
is
not
wise
to
install
it
and
always
thought
and
an
accident
happens,
and
it
opens
liability.
V
Q
Q
C
R
Q
So
for
these
for
these
buildings
here
they're
gonna
be
44
feet
tall.
So
it's
in
the
bat.
That's
16
feet
taller
than
the
buildings
that
are
directly
against
the
alley
right
now,
and
we
certainly
have
one
there's.
There's
a
coach
house
over
here,
there's
some
other
outbuildings
as
well.
There,
that's
so
they're
going
to
be
50%
taller
than
the
buildings
that
they're
abiding
up
against
as
opposed
to
the
10
or
12
foot
tall
single
storey.
Building.
That's
there
is
that
correct.
U
Q
Get
it,
it
sounds
like
to
clarify
that.
Yes,
the
the
building
that
they're
now
is
about
one
story:
it's
gonna
be
replaced
with
a
building.
That's
about
45
feet
tall,
which
is
about
16
or
17
feet
taller
than
the
buildings
that
currently
about
the
the
alley.
So,
okay,
are
you
planning
on
paving
the
rest
of
the
alley
from
pasture
property
up
to
Edmondson
lumbers,
or
is
the
paving
going
to
stop
there
and
leave
gravel
for
the
remaining
portion?
Yep.
A
R
R
Q
Q
R
AA
P
We've
generally
discussed
it
with
staffs
that
we
haven't
come
up
with
any
plans
and
until
we
do
our
final
engineering,
we
probably
won't,
but
we're
absolutely
open
to
working
with
you
and
with
the
city
to
come
up
with
something
that
works,
because
obviously
it
has
to
work.
We
don't
want
to
impede
your
your
business
at
all.
Okay,.
AA
Next
question
for
the
traffic
gentlemen:
looking
at
the
plan
I
see
that
there
this
young
lady
pointed
out
there's
going
to
be
an
awful
lot
of
traffic
coming
in
and
out
of
this
forty
units,
all
right,
I,
don't
know
road
construction,
I
apologize,
but
is
there
enough
room
on
these
alleys
or
these
alleys
you're
creating
I'm?
Sorry?
Is
there
enough
room
for
two-way
traffic?
They
usually
go
past
each
other
and
speak.
V
AA
A
A
A
Y
Y
So
the
first
thing
I
want
to
say
is:
if
you
look
at
the
charts
and
the
things
they
put
up
in
the
wall,
you
can
say:
oh
yeah
I
can
see
that
building
there.
If
you
walk
over
to
the
site
and
look
at
the
drawing
and
realize
how
out
of
place
would
be,
you
realize
that
is
not
an
appropriate
site
for
this
building
that
they're
proposing
and
to
follow
up
on
what
this
gentleman
said.
Y
The
other
thing
so
that's
my
main
point,
I'd
really
like
to
urge
you
not
to
grant
all
of
these
acceptance
for
this
property.
If
you
walk
over
there
and
miss
repeat
cozy,
it
sounds
like
you
have
been
at
that
intersection.
That
intersection
is
very
dangerous,
I
avoid
it
like
the
plague.
It's
never
going
to
be
good,
because
it's
right
where
CTA
and
Metro
crosses,
so
you
can't
really
see
so.
Yes,
if
people
live
there
and
they
have
their
opportunity
to
go
through
that
parking
lot,
that's
what
they'll
do
I
mean.
Y
There's
just
no
question:
that's
that's
what
they're
going
to
do
and
then
the
third
thing
I
want
to
say
is:
you
know
good
architects.
Oh
this
neighborhood.
We
have
stately
1920s
apartment
buildings.
We
have
1880s
1900
collaborate,
houses
who
understand
everything
is
not
always
going
to
stay
the
same,
but
good
architecture
takes
into
account
the
neighborhood
it
uses
similar
scale,
similar
materials.
So
when
you
get
a
new
building
that
feels
like
it
belongs,
this
does
not.
This
is
this
might
be
okay
on
Chicago
Avenue
or
in
a
brand
new
development.
AB
AB
If
you
reduce
that
space,
you
might
even
be
able
to
get
the
fourth
throwaway,
which
also
would
make
it
more
more
affordable
and
which
would
probably
also
attract
people
who
want
to
make
use
of
L
or
metro
trains,
and
you
might
get
these
people
rather
than
people
who
depend
on
two
cars
to
create
more
traffic
and
also
to
create
more
carbon
dioxide.
That's
one
point:
the
other
point
is
I
strongly
doubt
that
people
will
use
the
alley
to
Castro.
It's
so
narrow.
Once
there's
a
there's,
a
garbage
truck,
no
one
would
come
past
its.
AB
AC
Frank
Miller,
9:24,
Sherman
I'm
very
excited
to
see
this
property
being
developed
and
to
have
homes
in
this
location.
I
am
generally
in
favor
of
this.
I
have
concerns
about
the
traffic
as
I
mentioned,
and
in
particular
we
have
a
lot
of
young
families
on
Sherman
Avenue.
That's
a
an
area
where
people
frequently
blow
off
the
traffic
stopped
light
on
Sherman
and
main
and
fly
down
there.
AC
My
my
request
would
be
that
the
city
consider
what
the
options
would
be
for
enforcement
of
that
rule
with
regard
to
people
exiting
from
the
alley
on
to
Sherman
through
the
parking
lot,
but
in
general
I'm
in
favor
and
I
also
will
go
to
the
website
to
look
at
more
information
on
how
we
can
understand
it,
tiff,
which
I
suppose
is
not
being
addressed
by
this
body.
So
if
anyone
has
any
suggestions
on
where
to
look,
I'd
appreciate
that
okay.
AD
It
did
occur
to
me
that,
for
you
know
why,
why
do
you
have
to
have
four
stores?
Why
do
you
have
to
go
up
almost
fifty
feet
in
a
neighborhood
where
these
you
have
these
little
story
and
a
half
houses,
even
though
it's
on
the
edge
of
the
neighborhood
I
suppose
this
is
idealistic,
but
are
there
any
provisions
for
developers
compensating
the
people
who
are
gonna,
be
you
know
in
the
shadow
of
this
development
across
the
alley?
I
know:
there's
a
there's
a
really
nicely
kind
of
fixed
up
coach
house
right
back
there.
AD
That's
gonna,
get
they're
gonna
have
to
wait
till
lunchtime
to
see
the
Morning
Sun
so
I,
don't
know
and
I
guess
that's
about
it.
There's
a
school
not
too
far
away.
If
we're
talking
about
traffic,
it's
not
right
up
against
the
school,
but
it's
not
that
far
away
from
Nichols
Nichols
school,
so
I
mean
I.
AD
It
would
be
nice
if
we
could
sort
of
kind
of
shrink
the
thing
down
and
I'm
thinking
that
there
might
be
room
for
people
to
still
make
some
money
and
and
then
maybe
some
sort
of
compensation
to
the
people
who
are
going
to
lose
the
sense
of
space
and
son
on
the
other
side
of
the
alley
and,
of
course,
that
whole
idea
of
going
out
that
intersection
on
to
Main
Street
through
Custer.
That
sounds
a
little.
That
sounds
that's
sort
of
like
the
definition
of
a
bottleneck
right
there,
but
I.
AD
Q
Jeff's
over
from
933
Sherman
I
really
want
to
love
this
idea
that
the
property
it's
back.
There
is
a
warehouse.
It's
a
brick
wall.
It's
not
pretty,
but
I
share
the
same
objections.
I.
Think
that
my
other
neighbors
do
it's
it's
it's
big.
It's
packed
in
there's
gonna,
be
a
lot
of
traffic
I
understand
why
we
want
to
try
and
push
traffic
out
the
alley
and
preserve
the
front,
but
everybody
who's
going
to
jewel
everybody's
going
north
they're
gonna
come
out
the
alley.
Q
They're
gonna
turn
right,
they're,
gonna
glue
thread
and
some
lumber
they're
gonna
with
the
parking
lot
we
already
know,
that's
gonna
happen.
The
traffic
at
Custer
I,
take
the
metro
every
day
and
we're
a
one-car
family
with
five
of
us
and
I
walk
across
that
sidewalk
and
one
day
week
guaranteed.
Somebody
will
blow
through
it.
Q
I've
had
school
buses,
while
I'm
standing
in
the
crosswalk
that
will
fly
through
there,
but
it's
a
terribly
dangerous
intersection
already
with
a
ton
of
traffic
and
people
don't
pay
attention,
they
don't
see
you
you
know,
I
live
directly
behind
this
and
I
don't
want
to
be
compensated
for
it.
Rather,
maybe
the
conversation
that
I
want
is
for
the
the
council
to
stick
by
the
zoning.
That's
there
32
units,
forty
minutes.
If
you
want
to
squeeze
them
down
that
doesn't
bother
me.
Q
What
bothers
me
is:
there's
a
there's,
a
fairly
large
setback,
that's
supposed
to
be
to
the
alley
for
the
adjoining
properties
that
we're
going
to
lose
and
we're
gonna
lose
light.
We're
gonna
have
buildings
that
are
right
up
on
top
of
the
property.
That's
there.
You
know
we
we
already
share
half
a
lot.
It's
it's
a
quirky
situation.
Q
You
know
we
don't
have
a
lot
of
space
around
us
and
to
see
suddenly
40
units
dumped
in
this
area,
which
is
full
of
you
know:
1880
s,
1900
s,
Victorians
and-and-and,
two
flats,
it
just
doesn't
but
the
character
of
the
neighborhood.
So
you
know
I'd
encourage
you
to
to
deny
this
as
is
and
ask
that
the
the
development
group
come
back
and
try
and
find
a
method
that
fits
more
with
character
of
the
neighborhood
which
is
more
suitable
and
would
still
be
profitable
for
them.
Beautiful.
A
AA
Not
gonna
reintroduce
myself
I
don't
have
instant
lumber,
my
family's
been
there
since
1948,
so
I'm,
the
third
generation
owner
and
operator
of
that
property
and,
of
course,
I'm
excited
about
any
kind
of
development
or
redevelopment
on
our
little
custer
street.
But
custer
street
for
the
last
70
years
has
been
the
lifeblood
that
little
Street
as
blighted
as
it
may
be.
It's
the
lifeblood
of
my
business
and
I
keep
50
families
employed,
and
so
what
I
would
like
to
make
sure
of
that
I
go
on
record
to
say
Custer
and
Maine
is
a
nightmare.
AA
I
intend
to
get
the
fourth
or
fifth
generation
to
stay
in
Evanston
at
that
business.
Now.
I
just
want
to
make
sure
that
these
gentlemen
understand
that
this
is
a
safety
issue.
Now
it's
very
difficult
the
way
these
semis
come
in
right
now
and
if
you're,
adding
traffic
and
you're
adding
more
cars,
it's
just
going
to
be
it's
going
to
exacerbate
the
problem.
So
again,
I
would
just
ask
that
that
consideration
is
made.
Thank.
AA
They
doing
this,
oh.
A
You're
like
way
under
way
off
the
star
great
start,
all
right,
all
right,
very
good,
so
so
I
believe
with
that
we
close
the
public
testimony
portion
of
the
wealth
of
the
wait
a
second.
So
actually
the
petitioner
can
have
a
moment
to
make
a
closing
statement
or
rebut
any
anything.
That's
happens
if
they
would
like
to
you're
fine,
okay,
very
good,
so
we're
gonna
close
the
public
testimony
and
go
to
deliberations
by
the
commissioners.
So
does
anyone
have
any
comments
or
viewpoints
or
additional
questions
that
they
would
like
to
share.
G
Okay,
this
is
gonna,
be
several
thoughts.
I
I
think
that's
it's
difficult
these
days
to
make
to
build
new
housing.
That's
affordable
and
affordabl
is
a
relative
term.
I
realized
that,
and
so
$600,000
is
probably
not
affordable
for
a
lot
of
people,
but
it's
it's
better
than
a
million
dollars
and
in
Evanston
you
have
very
nice
older
homes
that
are
larger,
but
the
sellers
of
these
homes
you
know,
usually
want
a
little
bit
more
money
for
them
and
and
it's
just
a
problem,
it's
a
problem
in
Evanston
some
problem
in
Chicago
to
create
these
these.
G
These
units
that
are
big
enough
not
too
big,
very
efficient
Isis
frankly
see
the
the
people
that
are
gonna,
buy
these
units
as
young
families,
honestly
I'm
more
than
older,
older
people,
because
they're
they're
looking
for
that
that
product
I
think
Amanda
can
address
traffic
at
all.
In
sounds
like
traffic
I
mean
a
customer
is
a
big
problem
and
I
think
that
that
should
be
addressed,
but
but
I
I
do
want
to
address
the
the
architecture
these
units
are
I've,
been
looking
at
the
plans,
I
think
they're
very
efficient,
almost
too
efficient.
G
Frankly,
the
bedrooms
up
on
the
second
floor,
the
second
and
third
bedrooms
are
eight
foots
eight
foot,
five,
why
that
seems
very
wide
and
you
might
want
to
consider
to
the
point
of
do.
We
want
40
units
or
32
units
you
might
want
to
consider
making
making
them,
and
maybe
you
did
making
them
a
little
bit
wider,
a
little
bit
more
usable
and
therefore
less
units
I,
don't
know
I
realize
you
have
to
have
a
certain
amount
of
Units
to
make
your
perform
a
work,
and
all
of
that
so
I
I
appreciate
that
scale.
G
A
O
G
To
47,
so
it's
six
foot
more
I
I.
Don't
personally
don't
consider
that
a
big
deal,
especially
since
the
top
floor
is
setback.
It's
not
even
a
full
floor,
so
I
don't
think
the
height
to
me.
I,
don't
think
the
Heights,
an
issue
I
think
in
terms
of
how
the
project
appears
on
the
street
because
of
the
of
the
site
plan.
There
are
it's
not
it's
not
really
dense
along
the
street.
G
If
you,
if
you
walk
around
Evanston
all
of
Evanston,
there's
there's
a
ton
of
different
architectural
styles
and,
frankly,
I
think
that's
what
makes
neighborhoods
rich
so
I
I
know.
There's
that's
my
viewpoint.
I
know,
there's
a
countering
viewpoint
that
says
that
everything
should
be
sort
of
similar
in
neighborhoods
I.
Don't
particularly
believe
that
I
guess
I
guess.
That's
all
I
wanted
to
say
just
those
comments.
Okay,.
A
Used
to
there's
two
things
that
are
being
asked:
one
is
the
redistricting
from
from
the
MX
whatever.
What
is
it?
What
is
it
M,
mu
e
to
MX
e,
which
would
allow
residential
okay?
So
that's
one
issue,
so
I
think
I'd
like
to
consider
that
separately
than
the
six
allowances
that
are
being
asked,
you
have
sure.
A
W
A
W
Want
to
agree
with
Commissioner
Howe,
like
edit
I,
lived
in
an
old
neighborhood.
It's
tough
to
see
changes.
Yes,
there
is
a
height
difference,
but
again
it's
we
need
this
type
of
housing
in
Evanston
and
in
my
family,
I've
got
a
Singh
a
couple
young
couple
who
owned
a
building
an
apartment
almost
like
this
and
my
divorced,
mid
60's
sister-in-law,
who
owned
an
apartment
like
this,
so
I
think
there's
a
need
for
it.
X
Just
some
comments
on
the
site
plan:
I'd
say
that
in
general,
I
think
that
this
will
definitely
be
an
improvement
over
the
brick
building.
Now
I
know
it
seems
large
at
the
moment,
but
it
will
be
breaking
up
the
space
compared
to
just
one
solid
brick.
Building
that's
taking
over,
like
90%
of
the
space
I,
think
we
have
to
think
about
that
as
well,
and
they
will
be
creating
these
courtyards
in
between
which
will
be
a
nice
future.
X
My
comment
about
the
architecture
would
probably
be
that
a
long
Custer
I
understand
that
this
is
facing
a
Metra
and
not-so-great
location,
but
it's
also
the
arrangement
of
the
windows
and
there's
a
much
rhythm
that
that
has
really
been
kind
of
left
to
feel
a
little
bit
like
the
back.
But
Custer
is
the
front.
So
I
would
just
say
that
I
I
would
like
to
see
a
little
bit
more
emphasis
on
what
that
view
is
like
if
you're
not
going
down
Custer
but
I
do
apply
the
ideas
here
of
making
it
a
NetZero
development.
X
A
A
If
you
start
to
start
the
limit,
the
amount
of
car
traffic,
that's
or
provisions
for
automobiles
that
are
there
I
again.
I
also
also
share
the
concern.
I
I
really
had
no
idea
about
the
amount
of
delivery
traffic
that
goes
down.
Custer
I
happen
to
live
in
in
the
area
and
frequent
the
area
a
lot,
but
wasn't
so
informed
about
that.
I
think
one
of
the
things
that
I
find
probably
I
do
see
a
lot
of
commuter
parking
or
things
there,
but
I.
A
This
street
turnaround
to
me
seems
a
rather
weak
effort
at
what
could
be
there
that
that
traffic
would
be
facilitated
by
a
larger,
a
larger
turnaround
and
and
even
at
the
expense
of
losing
one
unit
to
facilitate
turning
turning
traffic
around.
But
that's
just
a
just
a
comment
of
mine.
So
what
I
would
like
to
see
is
myself
is.
If,
if
commissioners
are
ready,
commissioners
already
owe
standards
standards.
Yes,
can
we
get
the
standards
out
and
run
through
those.
A
Whether
the
proposed
development
is
consistent
with
the
general
goals
objectives,
policies
of
the
Comprehensive
Plan
I
believe
that
has
been
stated
that
it
is
whether
the
proposed
amendment
is
compatible
with
the
overall
character
of
the
existing
development
in
the
immediate
facility
of
the
subject.
Property
I
think
addressing
that
is,
is
that
it
is
in
a
an
improvement
on
the
abandoned
nature
of
the
surrounding
area
and
whether
the
proposed
amendment
will
have
adverse
effect
on
the
value
of
adjacent
properties.
I,
don't
think
that
has
been
proven.
A
A
So
I
liked
it
when
you
guys,
would
put
little
marks
in
here
and
have
your
own
assumptions.
But,
okay,
it's
it's
one
of
the
special
uses
specifically
listed
in
the
zoning
ordinances.
It
satisfies
that
it's
in
keeping
with
the
purposes
and
policies
of
the
adopted,
comprehensive
plan,
I
think
we
stated
that
it
was
satisfying.
It
will
not
cause
a
negative,
negative
cumulative
effect
that
it
I
think
is
obvious
that
it's
an
improvement.
A
It
does
not
interfere
or
diminish
the
value
of
property
in
the
neighborhood.
That
has
not
been
proven
that
it
will.
It
can
adequately
be
served
again.
It
does
not
cause
undue
traffic
congestion.
I.
Think
the
it's
been
testified
that
that
the
traffic
congestion
is
already
an
issue
and
that
it
itself
is
minimally
affecting
it
it's.
But
there
are
issues
it
preserves.
Significant
historic,
historical,
architectural
resources
is
not
really
applicable.
A
Number
eight
is
not
necessarily
applicable,
and
in
fact
it
is,
it
is
striving
for
better
than
lead
in
an
environmental
features,
LEED
Silver
and
number
nine.
It
complies
with
all
of
their
applicable
regulations
in
the
district,
which
is
located
applicable
ordinances,
except
to
the
extent
that
is
modified
through
the
planned
development
process
or
grant
of
variation
and
I
believe
that
it
does
that
and
as
within
the
development
allowances.
Is
that
correct?
It's
within
the
set?
Okay
and
the
last
issue.
Standards
for
development.
A
A
So,
as
the
plan
commission
zoning,
the
the
Commission
shall
recommend
approval,
nor
shall
the
city
approve
a
planned
development
unless
each
shell
determined,
based
on
written
findings
of
fact,
that
the
planned
development
satisfies
specific
standards
established
in
the
zoning
district
in
which
the
planned
development
is
located.
So
if
we're,
if
we're
moving
this
to
an
MX
e
zoning,
I
believe
it
would
satisfy
that
so
I
think
it
meets
the
standards.
As
stated
he's,
oh
come
on!
That's
too
much
all
right,
one
more!
Let's
do
it
geez
all
right.
The
the
MXC
district
I
was
prescient.
A
Each
plant
development
should
be
compatible
with
the
surrounding
surrounding
development
and
not
of
such
nature.
Height
Delta,
as
any
country
had
promised
the
intent,
the
zoning
a
section
purpose
and
intent,
so
the
the
height
in
bulk,
I
I,
believe
it's
been
stated
that
it
is
that
it
is
marginally
higher
than
what
is
allowed
by
right
within
the
district,
and
the
bulk
is
is
diminished
by
the
by
the
narrow
phases
that
was
present
present
before
with
the
continuous
development
so
at
ground
level
that
has
significantly
more
open
space.
A
Each
plan
development
shall
be
compatible
and
implement
adopted
by
the
Comprehensive
Plan,
as
amended
for
the
downtown
plan.
For
doubt
is
this
is
not
applicable.
That's
not
applicable
each
plan
development
shall
be
completed
within
two
years
of
issuance
of
a
special
permit
as
plan
development,
so
saying
you've
got
two
years
to
do
it.
No
special
use
permit
for
a
planned
development
shall
be
valid
for
a
period
longer
than
one
year
unless
the
building
permit
is
issued
and
construction
actually
begun
within
the
partial,
so
that
will
be
determined
all
landscaping.
Treatment
within
the
plan.
A
M
M
A
A
A
A
For
development
incorporating
manufacturing
uses
so
that
is
not
applicable
four
boundaries
of
the
plan
development
not
immediately
a
budding
dedicated,
improved
public
street.
There
shall
be
provided
transitional
landscape
of
at
least
five
percent
of
the
average
depth.
I
believe
that
the
landscaping
is
met
on
Custer
on.
O
A
A
We're
on
for
I
believe
walkways
walkways
developed
for
plant
development
shall
form
a
logical,
safe
and
convenient
system
for
pedestrian
access
to
all
project
facilities
on
off-site
destinations,
likely
to
attract
substantial
pedestrian
traffic
and
shall
not
be
used
by
other
automotive
traffic.
So
I
believe
that
that's
clear
with
the
alternating
fronts
and
backs
the
location,
construction
and
operation
of
parking
loading
areas.
A
Service
area
shall
be
designed
to
avoid
adverse
effects
on
residential
uses
with
in
or
joining
the
development
or
possible
provide
additional
parking
beyond
that
required
for
the
planned
development
and
service
in
the
downtown
district
in
which
it
is
located.
So
so
this
is
not
downtown,
so
this
is
not
applicable
or
it's.
A
A
Principal
vehicular
access
points
shall
be
designed
to
permit
smooth
traffic
flow
with
controlled
turning
movements
and
minimum
hazards.
The
vehicle
and
pedestrian
traffic
of
planned
development
employs
local
streets
within
the
development
said.
Street
shall
not
be
connected
with
streets
outside
the
development,
so
I
believe
they
have
submitted
and
worked
with
the
fire
department
and
provided
turning
templates
showing
that
it
traffic
is
adequately
handed
handled.
The
plan
development
shall
provide,
if
possible,
for
underground
installation
of
utilities.
They
are
proposing
that,
along
the
alley
for
every
planned
development,
there
shall
be
provided
a
market
feasibility
statement.
A
All
right
for
every
planned
development
there
shall
be
provided
traffic
circulation
impact
study
and
that
was
provided
anything
more.
Are
we
good
all
right,
great
all
right?
So
so
that
being
said,
does
anyone
again
I
I?
Would
we
have
a
choice
of
either
dividing
this
into
recommendations,
divided
or
or
or
or
joined?
So
if
everyone
would
like
to
see
it,
maybe
maybe
a
straw
poll
of
who
would
like
to
treat
these
separately
of
the
commissioners
or
who
feels
we
should
vote
and
then
make
a
motion
on
one
so
that
yeah
for
the
map.
A
N
G
A
A
A
D
A
E
A
G
That
I
didn't
make
sorry
I
didn't
make
the
suggestion,
but
I
do
think
that-
and
you
know
in
deference
to
the
comments
made
by
the
neighbors,
that
I
I
think
I
personally
think
the
scale
is
okay,
but
I
think
there
could
be
some
improvements
to
the
facade
to
make
it
a
little
friendlier
to
the
and
little
more
compatible
with
the
the
facades
of
the
other
of
the
other
units.
Are
the
other
buildings
houses
on
the
street
I
understand
why
there's
so
few?
You
know
windows
on
that
and
it
has
to
do
with
the
plan.
C
D
G
Had
this
discussion
before
I
I
think
that
I'm
also
trying
to
respond
to
the
concerns
of
the
of
the
neighbors
in
terms
of
the
scale
and
how
it
fits
into
the
neighborhood
and
I
think
this
would
be
a
big.
It
would
help
a
lot
in
in
terms
of
that
so
I
don't
know,
I
can't
tell
you
whether
it's
in
our
purview
or
not,
but
someone
could
tell
me
that
you.
M
A
D
C
N
Thank
you
yet,
mr.
chairman,
the
text
amendments
that
proposed
deals
with
several
uses
within
the
simple
Street
overlay
district,
one
of
them,
is
more
pressing
than
others.
There's
an
applicant
that's
applied
for
special
use
permit
to
operate
a
banquet
facility,
which
is
currently
not
a
special
use
in
the
active
ground
floor
uses.
So
that's
the
reason
that
this
is
going
forward.
That
items
already
been
noticed
for
the
Zoning
Board,
the.
A
A
A
N
Thank
You
mr.
chairman
members,
the
Commission,
the
simple
Street
overlay
district
was
established
in
2007
or
substitute
master
plan
was
conducted
in
2007
and
the
overlay
district
implemented
in
2008.
Their
number
of
goals
that
are
shown
here,
the
ones
are
most
relevant
to
active
ground
floor
uses,
are
B
inde
having
to
do
with
the
uses
in
their
location
within
the
overlay.
N
You
can
see
on
this
map
the
eastern
portion
of
the
overlay
district
running
from
just
west
of
Evanston
hospital
and
Ridge
and
Avenue,
and
it
goes
all
the
way
out
to
the
end
of
Central
Street
at
Crawford
and
Grosse
Pointe.
The
sub
areas
are
listed
a
little
more
difficult
to
make
out
on
this
map,
but
so
birria
3
is
the
o1
district.
The
office
district
areas,
the
remaining
districts
outside
of
Green
Bay
Road,
are
the
the
other
commercial
districts
going
forward.
So
there's
a
list
of
within
each
district.
N
There's
underlying
zoning
there's
special
uses
in
permitted
uses.
Additionally,
there
is
a
this
table
of
active
ground
floor
uses
that
is
supplemental
to
those
underlying
zoning
districts
there.
This
was
last
updated
in
2014
by
a
text
amendment
to
the
plan
commission,
along
with
other
regulations
in
the
Central
Street
overlay
district,
so
staff
this
evening
is
proposing
changes
to
only
the
following
uses
within
that
sub
area.
N
All
the
changes
that
are
being
proposed
would
be
special
uses
within
each
of
these,
as
indicated
on
the
table.
So
any
of
these
changes
would
need
to
go
through
a
special
use
process.
There
still
would
be
additional
scrutiny
on
a
case-by-case
basis
before
dapper
the
Zoning
Board
of
Appeals
and
the
City
Council,
with
the
exception
of
brewpub.
That's
a
use,
as
you
may
recall,
that
was
just
introduced
within
the
last
year
by
the
Planning
Commission
City
Council,
a
brewpub
is
most
similar
to
a
type
1
restaurant,
that's
a
primary
portion
of
it.
N
N
Additionally,
religious
institution
there's
been
interest
and
some
some
support
amongst
the
Business
Association
for
relocation
of
a
religious
institution.
That's
present
on
within
the
district
already,
and
the
other
changes
are
listed
on
this
table,
removing
a
couple
that
really
don't
apply
to
the
table
because
they're
above
the
ground
level,
those
are
kinda,
the
pinkish
color
there,
a
couple
Tech's
cleanups
and
the
white,
and
then
the
new
uses
in
yellow
and
more
aligning
the
underlying
zoning
districts,
the
ones
in
blue.
So
those
are
the
proposals.
There
concludes
a
summary:
the
staff
report.
A
N
Correct
the
the
uses
are
covered
within
the
underlying
zoning
districts,
but
are
not
listed
on
the
table
most
of
these
here.
So
this
would
just
list
them
on
the
table
and
again,
almost
all
of
them
as
special
uses.
So
they
would
still
have
to
go
through
a
process
and
to
determine
their
compatibility
at
the
particular
location
and.