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From YouTube: Planning & Development Committee Meeting 3/09/2015
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A
Okay
good
evening,
Oh
welcome
to
the
planning
and
development
committee
meeting.
It's
Monday
March,
9
2015.
It
is
now
just
about
7
30
and
we
do
have
a
quorum
tonight.
The
first
item
on
our
agenda
is
approval
of
the
regular
meeting
minutes
of
februari
23rd
is
their
motion
to
approve?
Can
I
have
a
second
thank
you?
Are
there
any
changes?
Corrections,
okay,
all
those
in
favor
say
aye.
Thank
you
very
much.
We
have
one
item
for
consideration
tonight.
It's
ordinance
19
0
15,
the
planned
development
at
1571,
Maple
Avenue.
A
The
plan
commission
and
staff
recommended
option
of
ordinance,
19
0
15
for
special
use;
approval
of
a
planned
development
at
1571,
Maple
Avenue,
the
12-story
mixed-use
development
includes
101
residential
units,
3696
square
feet
of
commercial
space
and
12
parking
spaces
on
site.
Additionally,
101
parking
spaces
are
proposed
to
be
leased
from
city-owned
Maple,
Avenue
public
parking
garage
and
that's
for
introduction
tonight.
Is
there
a
motion
to
introduce.
B
A
C
Thank
you,
madam
chair
members
of
the
committee.
My
name
is
Mark
munzer
I'm,
the
director
of
community
development.
As
you
noted
in
the
on
the
agenda,
the
plan
commission
and
the
staff
do
recommend
approval
of
this
special
use
of
a
planned
development.
This
is
a
project
that
we
have
been
working
on
with
the
applicant
and
the
community
for
some
time.
C
It
went
to
the
plan
commission
on
four
separate
occasions
and
in
during
each
one
of
those
hearings
was,
was
an
opportunity
for
the
the
development
development
to
mitigate
impacts
on
the
surrounding
properties
and
also
an
opportunity
for
the
surrounding
neighborhood.
To
ask
questions
the
again.
The
Commission
did
unanimously
approve
the
the
PD
as
proposed
and
that
they
felt
that
it
met
all
of
the
standards.
The
standards
that
must
be
met
are
for
a
special
use
and
also
for
a
planned
development.
C
There's
a
number
of
standard
as
I
know,
you're
all
aware,
and
that
are
in
your
packet
and
the
plan
commission
believe
that
that
this
particular
application
met
those
standards.
They
also
felt
that
it
was
in
general,
conformance
with
the
city's
comprehensive
plan
and
the
downtown
evanston
plan.
I
would
call
your
attention
to
just
two
things.
Briefly.
One
is
the
number
of
public
benefits
that
have
been
negotiated.
It's
on
page
365
of
your
packet.
C
There
are
17
individual
public
benefits
that
are
related
to
this
project
as
I
as
you're
all
well
aware,
when
you're
asking
for
site
development
allowances
under
a
plan
development,
it's
incumbent
upon
the
applicant
to
provide
a
number
of
public
benefits
to
help
mitigate
some
of
the
impacts
of
their
proposed
development,
so
I
won't
go
through.
All
of
those
I
will
just
note
that
there
are
17,
and
also
that
was,
and
also
to
note
that
there
are
seven
site
developed
site
development
allowances
that
are
being
requested
by
the
developer.
C
D
Thank
you.
Mr.
chairman
members
of
the
committee
Bernard
citroen
from
the
law
firm
of
Thomson
culvert
him
per
day
here
today
representing
the
applicant.
We
do
have
our
full
team
here
today,
John
McClendon,
Michael,
McClain
who's
been
working
on
this
project
for
probably
well.
Over
a
year
we
have
a
traffic
consultant,
the
way
abouna
our
architect,
Howard
Hirsch.
We
also
have
representatives
for
Center
for
neighborhood
technology
to
discuss,
if
needed,
at
all
the
whole
concept
of
TOD
transit,
oriented
development
because,
as
you've
guessed
that's
what
we're
trying
to
go
for
here.
D
This
picture
really
sort
of
personifies
what
we've
been
trying
to
do
and
what
the
whole
process
is
really
trying
to
do.
Development
is
development
needs
to
be
balanced.
You
start
with
the
rules.
You
start
with
the
city's
own
ordinances
and
rules.
Then
you
have
to
balance
what
it
takes
to
do
something
under
those
rules
which
is
the
developer
side
of
the
coin.
Then
you
factor
in
the
community.
Now
the
community
is
just
the
neighbors
next
door.
It's
the
community
as
a
whole.
It's
a
community
around
this
area
and
I.
D
Think
what
you
see
here
really
shows
you
what
we've
been
trying
to
do
here.
The
building,
as
you
can
see,
along
Davis
Street,
is
four
stories.
It's
a
continuation
of
the
retail,
which
again
is
a
benefit,
is
there's
going
to
be
a
retail
bridge
between
the
retail
and
Davis
and
downs
town.
As
the
building
goes
back,
you
see
the
taller
portion
of
the
building
those
still
shorter
than
the
building
next
door
on.
You
also
see
that
it's
much
much
much
narrower
as
opposed
to
spreading
the
building
across
the
whole
site.
We
balance
it.
D
We
brought
the
building
forward
so
that
we
have
the
most
minimal
impact
we
can
and
I'm
going
to
see.
If
this
works.
Okay,
there
we
go
balancing
with
the
rules.
We
didn't
ask
to
change
the
zoning
on
this
property,
we're
within
the
zoning
that
is
allowed
for
them
that
within
what's
allowed
under
the
zoning
here.
As
long
as
we
do
this
as
a
planned
development,
where
the
planned
development
asks
for
things
in
turn
for
giving
us
those
allowances.
Now
we
did
ask
for
any
allowances
that
were
otherwise
not
permitted.
D
We
asked
for
what
you
this
city
council
put
into
play
and
said
we
could
ask
for
those
now
had
this
project
been
done
just
under
the
existing
zoning,
you
wouldn't
have
as
good
a
project.
You
wouldn't
have
this
setback
over
here
right
now,
we're
set
back
from
here.
You
wouldn't
have
the
green
roofs.
You
wouldn't
have
a
lot
of
the
aspects
of
this
that
you
see
on
this
plan.
D
D
Parking
doesn't
fit
well
on
this
site.
That's
not
the
reason
why
we're
not
asking
we're
not
including
parking.
It's
also
not
a
financial
reason,
because
we're
taking
a
risk,
our
loan,
along
with
the
city,
in
terms
of
not
providing
any
parking
on
this
site,
because
we
have
to
prove
that
those
that
this
building
the
tenants
won't
have
cars,
because
if
we
don't
they
do
have
cars,
they
can't
be
least
that's
that's
how
firm
we
are
in
our
belief
that
this
works.
We
have
proposed
a
mechanism.
D
We
are
leasing,
101
spaces
from
here
24,
not
fully
utilized
city
resource,
which
is
the
maple
street
parking
garage.
But
on
top
of
that
we're
saying,
if
someone
has
a
car
and
that
we're
above
and
beyond
those
101
spaces,
they
can't
lease
there
unless
they
show
they
can
they
have
a
space.
Someplace
else,
that's
our
confident
we
are
and
I'll
get
further
into
this
in
terms
of
what
this
means.
48
DoD
we're
also
providing
10
public
parking
spaces.
D
Why
some
of
the
people,
some
of
the
commercial
neighborhood
again
neighbors,
wanted
additional
public
parking
during
daytime
hours,
so
we're
providing
that
we're
paying
for
that
we're
providing
it
we're
building
it.
That's
also
where
the
car
sharing
will
be,
and
that's
a
critical
component
here.
Evanston
has
always
been
the
progressive
municipality
they've
been
progressive,
with
with
all
aspects
of
your
development
they've
been
progressive
in
terms
of
environmental.
D
D
That's,
not
you
couldn't
be
any
closer
for
a
transit
development
in
sight
unless
you
were
on
top
of
the
El
tracks.
What
other
site
is
not
only
near
the
El
tracks
and
I
recognize
that
Chicago
and
main
was
right
near
the
El
tracks,
but,
more
importantly,
is
near:
downtown
is
walking.
Distance
to
jobs
is
walking.
Distance
to
restaurants
is
walking
distance
to
shopping
everything
you
need
for
activities
of
daily
living
are
walking
distance
and
people
are
now
especially
the
people
that
we
believe
will
live
here
are
making
decisions.
D
They
want
to
live
in
a
town
like
Evanston,
they
want
to
live
in
a
new
apartment,
they
are
renting
they're
not
buying
when
they
get
beyond
those
initial
years
and
they
want
to
buy
then
they'll
move
to
the
townhomes
or
to
the
single
fan
way
homes
in
evanston,
but
right
now
they
don't
want
to
buy.
They
want
that
freedom.
It's
not
even
always
financial,
though
some
of
it
is
they
want
their
freedom.
D
But
one
of
the
things
that
that
the
statistics
are
showing
is
when
you
go
between
about
24
and
30,
for
the
people
buying
cars
are
tremendously
going
down.
The
number
of
new
cars
have
dropped
over
seven
percentage
points
in
the
last
couple
of
years
that
they're
not
buying
cars.
Why?
Because
they're
spending
their
money
on
other
things,
they're
spending
it
so
they
can
live
at
evanston,
they're
spending
it,
so
they
can
do
other
activities,
so
they
are
looking.
D
They
are
looking
for
this
type
of
housing,
they're
looking
for
the
type
of
housing
where
they
can
live
without
a
car.
It's
not
like
they're
coming
into
this
development
and
saying
where
am
I
going
to
put
my
car,
they
don't
have
a
car
when
Google
moved
downtown
when
Motorola
moved
downtown,
they
were
not
looking
for
parking
lots.
Quite
the
opposite:
motorola
moved
from
the
campus
with
two
thousand
parking
spaces.
I
believe
that
was
close
to
the
amount
I
may
be
off
on
that
they
moved
downtown
to
a
building
with
no
parking.
None.
Why?
D
Because
the
people
they're
attracting
don't
have
cars
if
they
need
a
car,
they
write
one
for
a
couple
hours
to
go
grocery
shopping,
which,
by
the
way
you
don't
even
have
to
do
here.
If
they
need
to
go
someplace,
they
use
lift
or
they
use
some
other
transit
service
or
they
use
their
bicycles
or
they
use
the
l.
That's
what
they
do
now.
This
isn't
that
big
of
a
leap
for
evanston.
This
is
not
a
brand
new
neighborhood
that
may
be
setting
the
stage
for
all
of
Evanston.
It's
not
a
thousand
units.
D
We
I'm
trying
to
address
everything
now
you're
going
to
here
momentarily
I'm
sure
from
adjacent
neighbors
is
to
how
horrible
this
building
is
in
terms
of
you,
we're
number
one
we're
50
feet
away.
It's
almost
a
distance
across
the
street,
so
it'd
be
like
saying
someone
can't
build
a
building
across
the
street
number
two.
You
can
see
on
this
development,
and
we
did
few
studies
here
that
the
majority
of
the
units
are
not
affected
by
us
or
if
they
are
it's
a
minimal
effect.
D
Go
back
to
this
and
I
apologize
that
you
can't
read
this,
but
this
concept
of
transit,
oriented
development
has
already
been
tested
and
I
believe
this
is
in
your
packet
and
I,
know
you're,
saying
you're,
not
the
city
of
Chicago,
no
you're,
not
the
city
of
Chicago,
but
what
we
try
to
do
is
to
get
a
building
a
project.
That's
already
up
running
and
fully
leased
and
compare
it
and
again
it
is
in
Chicago
it's
at
the
corner
of
Chicago.
Excuse
me:
it's
the
corner
of
division
and
ashland,
much
different
neighborhood.
There's
no
question!
D
Now
the
one
important
thing
about
that
development:
that's
much
different
is
there's
not
a
lot
of
jobs
over
there.
You
don't
have
the
job
creation
that
our
project
is
so
in
that
sense
our
building
is
much
better
located,
but
everything
else
matches
up
how
close
it
is
to
transit,
we're
right
across
the
street
there
right
across
the
street.
How
close
it
is
to
restaurants,
how
close
it
is
to
entertainment,
how
close
it
is
to
shopping
everything,
matches
up
the
building,
how
many
units
of
that
building
it's
a
hundred
units,
same
type
of
building,
fully
leased?
D
No
issues,
they
don't
have
cars.
The
people
living
in
that
building
now
again
would
this
be
appropriate
for
1,500
square
foot,
two
bedroom
condominiums
like
the
building
next
door.
Absolutely
not.
There
are
people
at
different
stages
of
their
life.
It
would
not
be
appropriate.
Like
the
building
next
door,
people
came
from,
evanston
came
from
North
Shore
community
wanted
to
be
downtown,
but
they
grew
up
with
cars,
they're
still
using
cars
and
that's
fine.
There
is
a
space
and
evanston
for
them.
D
Just
like
there's
a
space
for
single-family,
just
like
there's
a
space
for
townhomes,
just
like
there's
a
space
for
rental.
This
is
a
different
type
of
rental
and
again
it's
a
hundred
in
one
units.
I
got
it
right
this
time.
This
is
a
hundred
and
one
units.
It
is
not
a
thousand
units,
not
even
200
units.
You
have
an
empty
resour,
not
an
empty,
but
a
under
use
resource
with
the
Maple
Street
Garage.
D
If
you
look
in
this
neighborhood
immediately
nearby,
there
are
not
that
many
parking
spaces
to
even
be
had
so
we're
not
going
to
use
them.
You
have
to
make
the
assumption
that
people
are
smart.
These
are
people
who
think
about
where
they're
going
to
live
and
make
choices
based
on
the
type
of
lifestyle
they
want
you've
already
provided
them
with
that
type
of
lifestyle.
D
You
have
downtown
evanston
you've
worked
long
and
hard
to
get
downtown
evanston
to
where
it
is
where
you
have
on
Whole
Foods,
where
you
have
the
restaurants,
where
you
have
all
the
entertainment
now
we're
taking
advantage
of
it.
This
development,
I
talked
about
balance.
What
does
this
do
well
from
a
tax
standpoint
based
on
what
it
costs
to
live
here,
the
residents
alone,
forgetting
about
real
estate
taxes?
The
residents
alone
is
about
a
million
dollars
a
year
in
sales
tax
to
your
budget
and
to
start
million
dollars
a
year.
Why?
D
Because
these
people
do
not
entertain.
These
are
small
units
they're
entertaining
at
your
restaurants,
they're
entertaining
in
your
area.
By
the
way,
this
is
not
student
housing,
so
these
aren't
people
who
don't
have
any
money.
They
have
to
make
fifty
thousand
dollars
a
year
to
live
here,
but
these
are
people
who
are
making
conscious
decisions
to
be
able
to
afford
to
live
in
evanston
in
a
different
way
than
they.
Otherwise
could
live,
they
want
a
newer
unit,
they
don't
want
roommates.
These
are
smaller
units.
D
They're,
providing
housing
for
the
people,
who
are
the
managers
at
whole
foods
for
the
managers
said,
leave
us
for
the
managers
of
all
the
restaurants
which
we
by
the
way
heard
from
we
heard
from
those
business
owners
who
said
we
need
housing
for
those
people.
These
aren't
the
upper
level
high
tech
people
in
all
cases.
Maybe
it's
the
next
level
down.
D
Maybe
they
work
at
coyote
istics,
you
see
it
on
the
expressway
and
they
take
the
l
there
or
they
take
the
metra
there
and
they
get
off
and
they
walk
over
and
those
people
by
the
way
make
about
65
thousand
dollars
a
year,
starting
if
you're,
just
filling
trucks
I,
know
people
who
work
there,
but
they
want
to
live
in
Evanston
because
maybe
they
grew
up
in
this
area,
so
they
want
to
stay
here,
we're
committed.
So
so
what
are
we
doing?
What
is
the
bouncer?
What
are
we
doing?
D
One
we're
taking
a
vacant
property
smack-dab
in
the
middle
of
the
central
business
district.
That's
number
one
we're
taking
a
vacant
property
and
we're
developing
it.
That
alone
is
worth
something
vacant
properties
are
not
good
for
any
community.
They
show
a
negative
negativity.
Excuse
me
in
the
community.
Why
isn't
this
developed?
Why?
Because
this
site
was
difficult,
we
spent
a
year
working
with
staff.
We
came
up
with
extended
stay
hotels.
D
We
came
up
with
a
whole
lot
of
other
developments
that
your
staff
said:
nope
that
will
not
fly
that
will
not
work,
don't
even
try
and
we
did
it.
We
went
kept
on
going
back
and
back
to
the
drawing
board
too
we're
providing
housing
for
that
is
needed
in
your
community
and
in
the
right
location.
With
this
work
on
the
west
end
of
Evanston,
absolutely
not.
Would
it
be
appropriate
in
the
West
End
evidencing?
D
Absolutely
not
it's
appropriate,
because
it's
next
to
the
El
tracks
next
to
downtown
it's
a
unique
site
and
we're
taking
advantage
of
it.
We're
taking
advantage
of
your
plans
and
said,
put
the
density
downtown
where
it
helps
support
downtown
we're
providing
tax
dollars,
we're
providing
public
parking.
D
We
have
a
bunch
of
smaller
public
benefits
which
enter
of
themselves.
Don't
look
like
much,
but
when
you
pack
it
together,
you
see
that
we
are
giving
back
and
now
you're
going
to
hear
from
people
who
don't
want
this
development.
I
asked
you
not
to
not
listen
to
them.
Of
course
it's
your
job.
You
have
to
listen
to
them,
but
listen
to
what
they're
saying
listen
to
what
they're
really
arguing
about.
Are
they
really
saying
that
this
type
of
building
is
wrong
for
evanston
no
they're
saying
it's
wrong
for
us
because
of
where
we
live?
D
That's
all
they're,
really
saying.
If
you
read
any
of
the
testimony
or
if
you
heard
any
of
the
testimony
there
was
someone
even
said:
we'll
cut
the
building
down
by
four
stories
and
spread
it
out
on
the
site.
It's
in
the
record
I'm
making
this
up
I
don't
ever
make
up
anything,
but
it's
in
the
record
and
that's
what
he
said,
which
basically
said
protect
my
view
and
the
rest
of
my
building
is
ok.
D
Now,
you're
also
going
to
hear
a
lot
about
the
downtown
plan
and
and
people
spent
years
working
on
the
downtown
plan
you
adopted
it.
It
is
a
plan
now
mr.
opened
icon
on
the
plan
commission,
who
was
very
very
involved
on
this
and
was
somewhat
negative
when
we
all
started
at
the
plan.
Commission
at
the
end
of
the
day
said
you
know
something
they
meet
the
intent
of
the
plan,
it's
a
plan,
it's
not
an
ordinance
and
that
your
law
department
was
very
clear
about
its,
not
an
ordinance.
It's
not
like
you're
zoning
ordinance.
D
If
it
was,
we
wouldn't
be
here,
we
agree,
but
if
you,
if
you
take
that
position
that
you
must
live
with
that
plan
well,
the
plan
also
says
there
should
be
a
20-story
building
on
the
south
side
of
one
South
Evanston
so
which
do
you
want,
which
part
of
the
plan?
Do
you
really
want?
You
don't
want
one
on
the
north
side,
but
it's
okay
to
the
south
side,
because
it's
the
plan
again
everybody's
concerns
are
real
they're
important
to
them.
D
They're
important
to
you,
I'm,
not
trying
to
argue
that
they're
not
parking
should
not
be
their
concern.
They
have
two
parking
spaces
for
each
unit.
They're
fine.
Our
people
are
not
going
to
be
taking
up
their
parking
because
very
few
of
them
are
going
to
have
cars,
we're
renting
101
spaces.
We
honestly
believe
they're
not
going
to
be
used.
We
think
it's
going
to
be
between
30
and
40
spaces
and
that's
based
on
true
numbers
that
we
see
on
other
similar
new
space
developments.
D
That's
what
we
believe
and
second
of
all,
we
have
taken
the
utmost
care
to
design
a
building
that
respects
everyone
respects
the
community
on
Davis
respects
all
the
neighbors
as
best
as
you
can
within
the
rules
with
that,
we
are
going
to
ask
ultimately
for
your
formal
approval
when
this
goes
to
the
City
Council
and
our
team
is
here,
as
indicated
to
answer
any
questions
that
you
may.
Thank
you
very
much.
A
D
E
D
E
D
F
A
E
Believe
that
is
correct.
The
three-bedroom
unit
has
solely
gone
up
without
intention
because
of
the
inadequacies
of
the
inefficiencies
of
the
of
the
plan
with
the
base
having
some
very
strange
shapes,
we
addressed
the
base
to
address
the
streetscape
and
the
pedestrian
environment
in
doing
that,
I'm,
pushing
it
away
from
the
thin
tower
it
created
rooms
and
and
in
places
that
didn't
lend
themselves
to
be
large
enough
for
of
light
and
therefore
a
studio
or
one
bedroom.
So
they
ended
up
becoming
bedrooms
of
a
third
of
a
three-bedroom.
Okay.
A
A
F
F
F
In
connection
with
us
hearing,
oh-
and
let
me
just
say,
parenthetically
I
did
send
all
of
you
an
email
that
in
talked
about
all
of
this,
at
greater
length
and
I'm
going
to
do
but
tonight
and
in
more
detail
which,
if
you
I,
hope
you've
had
a
chance
to
look
at
it.
I
know
you've
got
a
ton
of
paper
and
other
things
to
do,
but
it's
there
should
you
be
able
to
do
so.
F
In
any
event,
this
section
of
the
of
the
the
code
provides
and
I'm,
quoting
the
plan
commission
shall
not
recommend
approval
of
nor
shall
the
City
Council
adopt
a
plan
development
in
the
downtown
districts
unless
they
shall
determine
based
upon
written
findings
of
fact,
I
emphasize
that
word
fact
that
the
planned
development
adheres
to
the
following
standards
and
then
there's
an
enumeration
of
standards
which
are
included
in
the
material
that
the
developer
submitted
general
condition.
Number
three
says:
each
planned
development
shall
be
compatible
with
and
implement,
among
other
things,
the
plan
for
downtown
Evanston.
F
This
is
a
preparatory
language.
The
words
shall
and
must
and
will
mean
you
have
to
do
it
it's
mandatory
and
that
actually
is
part
of
the
code
to
section
62,
1
B
says
the
word
shall
must
and
will
is
used
in
these
provisions
are
mandatory
and
indicate
an
obligation
to
comply
with
the
particular
provisions
to
which
they
apply.
Now
you
can
scour
the
plan,
commission
and
staff
recommendations
here
and
the
proposed
ordinance,
and
you
will
not
see
any
findings
of
fact
that
relate
to
compliance
or
implementation
of
the
downtown
plan.
F
F
The
reason
that
it
doesn't
do
so
is
very
clear.
The
proposed
high-rise
apartment
building
is
neither
compatible
with,
nor
does
it
implement
the
down
plans
prescription
for
lower
haight,
lower
density
buildings.
In
the
specific
area
in
which
this
building
is
proposed
to
be
built,
the
very
parcel
the
council
was
pointing
out
up
on
the
screen
the
City
Council
adopted.
Excuse
me
the
plan
for
downtown
evanston
in
February
of
2009.
It
has
not
been
repealed.
F
The
developers
asking
the
council
to
approve
101
unit
building
a
massive
building
on
this
parcel
of
building
more
than
three
times
the
height
of
that
contemplated
for
this
parcel
by
the
downtown
plan
and
one
and
a
half
times
the
limitations
on
FA
are
quite
clearly.
This
development,
even
at
the
very
basic
size,
is
not
compatible
with
the
downtown
plan
and
doesn't
implement
it,
and
this
leaves
entirely
aside
all
of
the
issues
relating
to
parking
and
other
aspects
which
other
people
are
going
to
talk
about.
F
So
I
would
stress
to
you
just
in
closing
that
I
hope
you
will
pay
attention
to
the
ordinance
that
governs
the
adoption
of
your
down
10
of
your
planned
developments
and
the
significance
of
the
downtown
plan
in
that
role
and
the
mandatory
language
of
the
ordinance
in
terms
of
your
considerations,
I
appreciate
your
time
and
attention
and
again
I
hope.
You
do
have
an
opportunity
to
look
at
the
more
detailed
presentation.
I
gave
you
in
the
email
that
I
sent.
Thank
you
very
much.
G
It's
on
his
own
for
a
four
story
building
and
then
they
proceeded
to
show
me
of
drawing
of
the
Arts
Center,
which
is
a
really
that
they
thought
the
city
was
or
the
Art
Center
was
going
to
purchase
the
property
and
build
art
center
there.
We
it
looked
like
a
really
nice
property,
nice
art
center,
so
my
wife
and
I
decided
to
purchase
this
property.
This
condo
and
then
in
the
worst-case
scenario:
if
thou
art
center
didn't
go
in
there,
it
was
on
his
own
for
a
four-story
building.
G
G
So
we're
really
disappointed,
and
we
were
very
surprised
that
you're
going
to
build
a
12-story
building
in
this
property
and
that
we
were
all
misled
about
the
zoning,
how
it
was
only
going
to
be
a
four
story
and
I've
talked
to
a
number
of
people,
also
in
our
condo
building,
and
they
also
reiterated
the
same
thing
to
me
about
the
phony
zone
for
a
four
story
building
just
want
to.
Let
you
all
know
that.
Thank
you.
H
Hi,
my
name
is
donna
marcus.
I
live
at
1570,
Elmwood
I
have
a
one-bedroom
unit.
It
is
a
total
of
780
square
feet,
so
the
size
of
the
units
in
my
building
are
not
necessarily
all
huge
I'm
here
to
read
a
letter
from
Debbie
Magnuson,
who
is
a
Nevison
resident
and
has
been
a
realtor
in
evanston
for
30
years.
H
She
writes
before
a
client
of
mine
purchased
in
1570
elmwood
I
called
the
city
to
find
out
what
could
be
built
on
the
vacant
land
to
the
north.
Despite
what
some
people
had
said
about
buyer
beware:
I
believe
in
full
disclosure
and
wanted
my
client
to
know
as
much
as
possible
before
making
an
investment.
I
was
told
that
nothing
could
be
built
above
six
stories
and
because
of
the
unusually
shaped
lot,
zoning
would
never
allow
a
change.
I
have
a
fellow
agent
Katie
trains
who
had
the
exact
same
experience.
H
H
1570S
value
is
unit
12
09
it
sold
at
the
bottom
of
the
market
in
2012
for
661
thousand
dollars.
The
real
estate
market
has
rebounded.
Yet
this
unit
is
currently
on
the
market
for
five
hundred
nineteen
thousand
dollars
a
similar
unit.
A
similar
building
and
location
at
1720
maple,
went
under
contract,
went
on
the
market
at
699
thousand
dollars
and
went
under
contract
13
days
versus
the
84
days
that
1570
Elmwood
unit
1209
has
been
on
the
market
units
at
1570,
Elmwood
sold
for
four
hundred
dollars.
H
H
350
units,
all
with
parking,
are
just
being
added
at
the
corner
of
maple
and
everett
emerson.
Why
not
wait
and
see
what
the
absorption
rate
is
of
all
the
new
high
in
rent
and
rental
buildings
coming
on
the
market?
Now
we
just
may
not
be
able
to
absorb
this.
Many
of
these
prices
respectfully
w
Magnussen
broker
at
properties
Evanston
Illinois.
This
refers
to
the
diminishing
neighbor
property
values
which
I
believe
is
referred
to:
six
dash
three
dash
five
dash
ten
d
and
the
findings
for
approval
for
planned
development
in
the
downtown
district.
I
Hi,
I'm
howard
ulman,
also
with
the
Winthrop
club,
one
Evanston,
building
at
1570
element.
Elmwood
I
have
a
question.
First,
I
noticed
when
I
went
looked
through
the
packet
of
information
that
was
sent
to
this
committee
in
advance
of
the
meeting
that
I
didn't
I
noticed
that
there
wasn't
any
of
the
oppositional
material
that
we
submitted
during
plan
commission
from
all
of
our
expert
witnesses.
Included
in
that
packet.
Is
that
just
normally
how
it
goes
or
was
that
a
omitted
from
the
packet.
I
C
I
So,
thank
you
very
much
the
committee
for
giving
us
an
opportunity
to
speak.
We
engage
the
team
of
expert
to
help
us
guide
us
through
this
process
and
explain
to
us
how
the
process
works
in
our
zoning
law
works
and
everything
else
that
was
necessary
for
us
to
kind
of
figure
out.
You
know
what
we
could
do
about
this
and
determine
how
we
can
how
this
would
impact
us
in
the
neighborhood
and
we
hired
an
architect,
an
appraiser,
a
land
planner
and
a
land-use
attorney
and
our
team
of
experts
analyzed
the
development.
I
They
analyzed
the
ovens
and
zoning
ordinance
and
they
and
we
respectively,
disagree
with
the
findings
of
the
plan.
Commission.
We
believe
that
this
development
has
proposed
does
not
comply
with
many
of
the
aspects
that
are
necessary
for
it
to
be
approved
as
a
planned
development,
specifically
635,
10,
b,
c
and
d
in
terms
of
lack
of
compliance
with
the
downtown
plan
causing
a
cumulative
negative
effect
in
the
neighborhood
and
diminishment
value
of
property
in
the
neighborhood
611
dot.
I
One
dot,
10
a-3
again
does
not
implement
the
plan
for
downtown
evanston
six
dot,
11
dot,
one
dot
10
b
to
the
lack
of
parking
will
cause
the
adverse
effects
to
residential
uses
in
the
neighborhood
and
part
of
that
requirement.
Also,
is
that,
if
possible,
does
not
the
development
should
provide
additional
parking
beyond
that
required
for
their
use,
they're,
not
even
providing
enough
parking
on
site
for
their
use,
let
alone
any
additional
parking
to
be
provided.
I
Iii
guess
I,
don't
want
to
belabor
this
point
much
because
I
think
it's
been
addressed
already,
but
one
aspect
of
the
parking
that
I
think
hasn't
been
addressed
is
the
number
of
handicapped
parking
spaces.
At
the
plan
commission,
there
was
a
discussion
on
this
issue.
I
believe
that
the
the
currently
one
handicap
parking
space
is
being
provided
because,
based
upon
the
ratio
of
on-site
parking,
only
one
is
necessary.
I
There
I
guess
13
spaces
on
site,
and
so
one
is
is
necessary,
but
the
hundred
and
one
spaces
that
are
being
provided
instead
of
the
on-site
parking
locally
would
really
require
them,
based
upon
the
spirit
of
the
law
and
and
from
the
Attorney
General
website.
Of
providing
five
spaces
for
a
hundred
and
one
to
150
candygram
parking
spaces.
I
I
The
developer
is
requesting,
in
our
opinion,
on
an
extreme
amount
of
allowances
that
significantly
exceed
both
the
downtown
plan
guidelines
and
the
d3
base
zoning
as
an
example,
they
are
requesting
thirty-eight
percent
more
dwelling
units
than
what
the
d3
zoning
calls
for.
They
are
asking
for
three
hundred
and
twenty
percent
more
height
than
what
the
downtown
plan
recommends
and
fifty-eight
percent
more
height
than
the
base
height
that
the
d3
zoning
calls
for
they
are
providing
ninety
percent
less
on-site
parking
and
depending
upon
which
street
you
want
to
look
at.
I
They
are
asking
for
33
to
eighty-seven
percent,
less
setbacks,
depending
upon
whether
you're
looking
at
elmwood,
Davis
or
or
maple,
and
then
it's
this
is
going
to
be
extrude,
extreme
precedent-setting,
circumstance,
I,
don't
know
when
we've
we've
looked
around
I,
don't
know
of
any
two
residential
towers
that
exist.
This
close
in
the
downtown
area.
I
The
developer
just
testified
that
they're
50
feet
away.
That's
I,
don't
believe
in
accurate
representation,
they're
25
feet
from
our
lot
line.
Our
building
does
he
have
setbacks
from
the
lot
line
and
that
setback
varies
depending
upon
where
you
are
in
the
building.
The
maximum
distance,
including
our
setback,
would
be
40
feet
in
some
cases,
it's
only
35
feet
and
that
we
feel
that
that
is
very
close.
I
I,
don't
know
of
any
other
situation
in
downtown
evanston,
where
there
are
two
residential
buildings
that
close
and
if
you
look
at
the
plan,
development
ordinance
and
when
it
talks
about,
if
someone
were
to
buy
a
big
parcel
of
land
and
build
two
towers
on
that
parcel
of
land,
the
city
requires
that
the
towers
be
at
least
50
feet
apart,
so
we're
not
even
requiring
them
to
be
50
feet
from
us.
Yet
the
city
does
require
that
on
their
zoning.
If
you
were
to
build
two
towers,
this
close
proximity
will
restrict
light
Erin
views.
I
Yeah
part
of
it
is
views,
but
part
of
it
is
light
and
air
and
sitting
on
a
balcony
and
having
the
ability
for
the
Sun
to
hit
the
balcony
and
the
wind
to
blow
on
the
balcony,
and
these
types
of
this
type
of
proximity
will
greatly
restrict
that
I'm
just
going
to
cycle
through
some
of
these
a
little
bit.
So
you
can
get
a
picture.
I
I
Minutes
left:
okay,
okay!
Well,
then,
I'll
leave
that
picture
up
and
I'll
move
on
to
my
clothes,
yeah.
So
I
guess
to
be
clear.
We
are
not
opposed
to
the
development
of
this
vacant.
Parcel
of
land
I
mean
we.
You
know
we
don't
like
living
next
door
to
a
vacant
parcel
of
land.
We
don't
like
the
fact
that
the
owner
doesn't
shovel
the
snow
in
the
winter
time
and
we
can't
walk
on
the
sidewalk
and
everybody
has
to
walk
on
elman
Elmwood
and
that
there's
garbage
all
over
the
place.
I
You
know
we're
not
in
favor
of
that
at
all.
We,
you
know
it's
better
for
the
community
and
better
for
evenson.
If
that
land
was
developed
and
we
would
be
very
eager
to
support
an
appropriate
development
and
we
be
very
eager
to
talk
to
Centrum
and
try
to
support
a
inappropriate
development
that
they
might
come
up
with,
that
is
smaller
and
less
dense
development.
For
this
location.
I
We
recognize
that
this
particular
parcel
of
land
is
a
difficult
parcel
of
land
to
develop,
but
we
don't
believe
that
that
means
you
should
just
give
lots
of
outrageous
allowances,
so
something
can
be
developed.
There
I
think
that
there
is
an
opportunity
for
a
developer
to
do
something
that
is
smaller,
less
dense
and
have
it
still
be
profitable
for
them
at
the
end
of
the
day,
and
a
good
development
for
the
city
of
Evanston,
so
I
would
ask.
Is
this
the
right
project
for
the
land
that's
available,
I
would
say:
no.
I
Is
it
compatible
with
and
implement
the
City
Council
approved
downtown
plan?
No,
does
it
diminish
the
value
of
nearby
properties?
Yes,
does
it
support
Evanston's,
affordable
housing
priorities?
No
well,
it
caused
a
negative
cumulative
effect
in
the
immediate
neighborhood.
Yes
does
it
provide
commensurate
public
benefits
or
any
of
those
contemplated
in
the
downtown
plan
approved
by
the
City
Council
in
2009?
No,
so
again,
we
would
be
very
eager
to
support
a
development
on
that
land
that
is
appropriate
for
the
land.
A
J
Genet
risky
I'm,
not
a
neighbor
I
live
in
Northeast
Evanston
I
just
actually
looked
at
this,
but
now
after
listening
to
the
neighbors
having
been
been
involved
in
many
issues
in
my
own
neighborhood
I
support
what
they're
saying
there
seems
mr.
J
babka,
which
has
come
here
and
he's
played
fast
and
loose
with
many
rules
of
zoning
we've
just
malish
the
central
street
zoning
harley
clark
we're
going
to
turn
it
into
a
hotel
at
one
point
which
really
changes
the
zoning
dramatically
in
that
in
my
neighborhood
to
turn
it
into
a
hotel
use
from
in
our
basic
in
open
space
park
use.
There
seems
to
be
a
philosophy
here
of
destruction
of
zoning
and
basically
the
rights
of
neighbors
are
being
attacked
throughout
Evanston
and
because
I'm
not
really
a
neighbor.
J
Here
I
haven't
been
involved
in
this
issue
and
you
know
the
view
is
important
and
few
people
know
this,
but
the
city
sold
the
view.
Basically,
Northwestern
University
when
the
northwestern
university
built
its
guests
enter
the
city
basically
took
money
to
cut
down
the
bird
habitat
that
was
there
and
cut
down
the
trees
in
our
Park,
and
the
documents
clearly
show
you
saw
the
view
so
view
is
important
in
the
city
sold
view.
J
So
I
think
what
I'm
interested
in
two-
and
it
is
most
of
you-
know,
I,
watch
this
budget
pretty
closely
once
again,
you're
out
to
give
somebody
might
basically
our
tax
dollars
by
leasing
this
space
and
you're
not
like
making
them
built
and
the
cost
of
build
is
much
higher
if
they
had
to
build
the
parking
and
basically,
if
they
want
this,
they
should
be
sold
the
parking
at
market
rate.
That's
the
actual
cost
to
build
this.
J
That
would
be
three
or
four
times
higher
than
what
they
lease
it
at
or
the
tell
them
to
build
it
underground.
If
it's,
but
money
is
not
a
problem
here
at
the
taxpayer.
I,
don't
want
to
subsidize
any
development
here
frankly,
and
we
were
doing
this
too
much
and
it's
our
pocketbooks
are
getting
thinner
and
thinner
and,
as
most
of
you
know,
you
have
problems
coming
with
this
budget
and
some
other
things.
J
So
it's
time
these
developers
and
these
people
that
come
from
money
here
start
paying
the
full
price
and
that's
basically
three
or
four
times
a
hundred
thousand
dollars.
They
wanted
pay
for
the
lease
this
building
and
that
has
to
stop
and
as
a
taxpayer
anywhere
in
evanston.
This
is
unacceptable.
Thank.
A
B
B
The
risk
of
not
providing
parking
on
site
is
a
risk
only
to
the
developer.
It's
not
a
risk
to
the
neighbors.
It
presents
a
product
to
those
searching
for
rental
housing
who
have
cars.
Why
would
they
rent
there?
They
won't
rent
there
they'll
go
someplace
else.
There
are
plenty
of
rental
units
in
Evanston
that
have
recently
been
built
and
I'm
not
worried
about
the
absorption
rate
that
has
that
offer
parking,
some
that
don't
that
have
adjacent
garages.
B
This
is
an
excellent,
superb
way
of
providing
parking
without
congesting
the
neighborhood,
where
the
building's
going
to
be
built.
One
of
the
arguments
I
heard
tonight
was
others
going
to
be
cars
coming
and
going
and
moving
trucks
etc.
Well,
there
won't
be
cars
coming
and
going
into
the
garage,
because
those
cars,
if
they
exist,
will
be
going
over
to
Maple,
Avenue
garage,
so
I
just
think
it's
an
excellent
solution
to
the
problem
of
traffic
congestion
in
building
a
new
building
it
just
it
just
makes
perfect
sense.
It's
an
argument
that
really
cannot
be
defeated.
B
I
I,
don't
understand
why
people
don't
get
that
if
you
have
a
car,
if
you
have
two
cars,
why
the
heck?
Would
you
rent
at
this
location?
If
you
want
it
on-site
parking,
you
wouldn't
that
developer
is
not
going
to
market
to
those
people.
It
just
seems
so
simple
to
me
so
that
that
would
be
one
of
the
issues
that
I
would
say
the
neighbors
really
don't
have
a
good
argument
for.
K
They
were
probably
a
couple
more
that
still
work,
I,
guess
warrant
or
require
some
further
discussion,
but
I
think
at
this
juncture
it's
been
heavily
discussed.
So
as
far
as
logistics
are
concerned,
I
would
suggest
we
advance
this.
We
introduce
it
to
council
where
we
can
have
the
full
discussion
and
and
proceed
I.
B
B
But
if
it,
if
you
say
the
same
thing
that
you
just
said,
you'll
be
talking
to
the
same
people
who
just
heard
it
and
we
won't
be
able
to
pick
up
on
the
discussion
as
we
will
be
able
to
at
the
next
council
meeting
and
I
think
it
would
even
make
sense
to
and
I
alderman
Wilson
I'm
going
to
address
you
with
this
to
refer
to
the
council,
introduce
it
tonight
and
refer
back
to
committee,
so
that
there
can
be
more
discussion.
If
you
think
that's
important,
or
do
you
just
wanna,
that's.
K
A
I
I'd
like
to
say
a
couple
of
things:
I've
been
thinking
about
this
a
lot
and
hearing
from
many
folks.
In
my
ward,
we
had
a
project
somewhat
like
this
at
1515
Chicago
Avenue,
with
a
lot
of
community
input
and
a
lot
of
working
directly
with
the
developers
and
I
think
we.
We
made
a
good
project
that
was
within
the
new
downtown
zoning
and
I'm
very
proud
of
how
the
neighbors
work
together
and
proud
of
how
the
developer
also
responded.
I
do
think
in
this
situation.
A
Think
the
idea
that
there
aren't
going
to
be
people
driving
in
this
building
is
unrealistic,
and
that
means
that
they're
those
cars
will
be
parked
somewhere
and
they'll
either
park
in
the
parking
garage
or
they'll
park
in
the
neighborhood
and
I'm
very
concerned,
we've
heard
over
and
over
again
from
people
and
businesses
just
to
the
north
of
this
site,
who
have
problems
with
their
employees
or
their
residents
parking
on
the
street.
I
live
in
a
neighborhood,
that's
greatly
affected
by
that
and
I'm
and
I'm
sensitive
to
it.
A
I
also
am
concerned
about
setting
a
precedent
for
using
our
public
parking
garages
to
assist
developers
and
I'm
of
the
opinion
that
we
need
spaces
in
our
garages
to
hopefully
accommodate
downtown
shoppers
and
and
what
happens
when
another
building
wants
to
go
up
or
another
building
wants
to
go
up
downtown
and
we
run
out
of
parking
spaces
in
the
parking
garages.
Our
parking
garages
have
a
useful
life
of
about
30
years
and
after
that
way,
maybe
we
build
another
parking
garage,
and
maybe
we
don't
so.
A
The
problem
is
always
going
to
be
there
or
the
situation
is
always
going
to
be
there.
It's
always
going
to
be
something
that
that
that
confronts
us.
The
other
thing
that
I'm
concerned
about
is
telling
folks
that
come
into
the
building
that
they're
not
going
to
be
allowed
to
enter
into
Lisa's
if
they
own
a
car,
if
the
101
spaces
are
taken
up
or
that
they'll
have
to
find
other
parking
before
a
lease
application
will
be
considered.
A
B
A
What's
what's
similar
about
it
is
that
it's
an
open,
it's
an
open
space
that
was
weren't,
always
going
to
be
developed.
The
question
was,
and
we
had
a
couple
of
other
applications
for
that
space
over
the
past
ten
years,
and
we
worked
very
hard
to
get
something
that
was
compatible
with
the
downtown
plan.
That
was,
that
was
sort
of
position
that
the
residents
at
that
site
took.
I
B
To
mention
about
the
maple
garage,
it
has
always
been
used,
for
it's
always
been
used
to
subsidize
the
lack
of
parking
in
other
buildings.
In
fact,
many
of
you
will
remember
or
not
when
the
research
park
was
built
and
charles
shaw
was
the
development
of
all
the
office
buildings
in
the
research
park,
the
oven
sin
city
council
in
december
of
nineteen.
B
Eighty
seven
seven
voted
to
relieve
charles
shaw
of
providing
parking
on
in
his
buildings
on
his
sights
and
utilize
parking
in
the
Maple
Avenue
garage
when
it
was
built
or
on
surface
parking
that
still
had
not
been
developed.
So
it's
it
was
built
to
assist
development
in
the
area
that
grudge
it
actually
was,
and
that
it
is
not
full
and,
in
fact
is,
is
has
a
very
high
vacancy
rate.
As
you
know,
we
had
we
had
numbers
here,
writing.
B
It's
it's
almost
embarrassingly
empty,
I
I
think
it's
an
absolute
perfect
use
for
this
and
I'm
sure.
Whatever
the
leasing
agreements
will
be
for
the
permits
there
will
be
based
on
the
city's
need
for
some
parking
in
the
future,
but
that
is
a
highly
built-up
area.
Nothing
you
know.
No
new
theater
is
going
to
be
built
there.
There
are
buildings
taking
up
every
inch
of
that
property.
With
the
set
of
this
lot
and
so
I,
you
know
I
I,
just
don't
see
why
that
doesn't
make
sense.