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From YouTube: Planning and Development Committee Meeting 9-27-2021
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A
B
A
All
right
minutes
have
been
approved,
so
next,
we'll
have
public
comment.
Do
we
have
any
public
comment.
A
I
am
going
to
rearrange
the
order
of
the
agenda
slightly
and
what
I'd
like
to
do
is
take
I'll
actually
like
to
take
things
in
reverse
order,
so
p3
first
p2
still
be
second
and
p1.
Third,
so
I
will
go
ahead
and
put
p3
into
discussion.
A
A
All
right,
all
those
in
favor
of
moving
introduction
do
we
need
to
go.
A
C
Good
evening
johanna
nyden
community
development
director
tonight
you
have
before
you
a
plan
development
application
for
1012
chicago
avenue.
The
applicant
is
here
in
person
and
we'll
provide
a
brief
presentation
of
the
proposed
project
and
then
we'll
be
available
for
any
questions.
D
Thank
you
so
again,
my
name
is
nick
fitikas
and
I'm
one
of
the
attorneys
representing
the
applicant
mcc
development
llc
on
the
proposed
plan
unit
development
at
1012,
chicago
avenue
in
evanston.
The
subject
property
is
currently
the
auto
barn
car
dealership
and
it
consists
of
about
27
642
square
feet
of
total
lot
area
and
what
we're
proposing
to
do
is
to
take
down
the
existing
dealership,
building
and
redevelop
the
property
with
the
new
five-story
mixed
use.
D
Building
our
proposed
building
will
have
about
5
800
square
feet
of
ground
floor
retail
space
and
a
total
of
116
residential
apartments.
Above
the
of
the
116
dwelling
units,
eight
of
the
units
will
be
designated,
live,
work
units
and
we'll
also
have
16
studios,
80
1-bedroom
units
and
12
2-bedroom
units
of
the
unit
mix
we'll
also
be
providing
a
total
of
10
affordable
units
under
the
city
of
evanson's,
affordable
requirements
so
that
we're
not
redundant.
D
I
will
turn
the
floor
over
to
our
project
architect
in
a
second
here,
but
one
of
the
things
I
wanted
to
make
sure
that
we
were
able
to
speak
to
on
the
record
was
developing
the
public
benefits
component
of
the
project.
That
was
something
that
came
up
during
our
plan
commission
hearing.
I
want
to
make
sure
that
that's
clear
for
consideration
tonight.
D
We
as
a
applicant
are
proposing
a
ten
thousand
dollar
contribution
to
the
city
of
evanston's
public
parks,
department
for
maintenance
and
improvements,
as
determined
necessary
by
staff.
We
envisioned
some
of
those
funds
going
to
fitzsimmon
park
because
that's
the
closest
part
geographically
to
the
subject
property.
D
We
also
are
proposing
a
twenty
thousand
dollar
contribution
to
the
city
of
evanston's
chicago
avenue,
streetscape
improvement
initiative.
Those
funds
are
would
be
used
at
the
discretion
of
the
city
and,
in
addition
to
any
of
the
streetscape
improvements
required
as
part
of
our
development
and
then,
lastly,
we're
proposing
a
twenty
thousand
dollar
contribution
over
the
period
of
four
years
for
tree
maintenance
and
replacement
again
at
the
discretion
of
the
city
of
evanson.
D
So
I
just
wanted
to
make
sure
that
that
was
part
of
tonight's
plan
and
those
updated
benefits
were
incorporated
about
three
weeks
ago
into
our
program
and
with
that
I'll
turn
the
floor
over
to
the
architects
to
talk
through
the
plan.
And
we
can
answer
questions
if
there
are
any
from
there.
E
E
The
site
itself
spans
from
1012
chicago
avenue
to
1035
chicago
avenue
and
fits
within
the
chicago
avenue
corridor
plan
through
its
scale,
that's
directly
south
and
north
of
our
site.
E
The
building
has
an
overall
height
of
80
feet,
six
inches
to
the
top
of
the
building
of
the
roof
canopies
and
a
height
of
60
feet,
six
inches
to
the
top
of
the
occupiable
roof
deck
itself.
The
proposed
consists
of
live
work,
units
and
retail.
At
the
first
floor,
a
parking
garage
below
grade
and
116
dwelling
units
on
floors.
Two
through
five,
the
building
is
set
back
seven
feet
from
the
front
property
line
per
the
chicago
avenue,
streetscape
project
that
allows
for
future
development
along
the
pedestrian
route.
E
A
total
of
58
parking
spaces
are
located
in
the
basement
which
are
accessed
via
a
ramp
and
a
14
foot
overhead
door
located
on
the
north
side
of
the
site.
There's
roughly
5
800
square
feet
of
retail
space.
Eight
live
work
units
and
a
bike;
storage
room
that
accommodates
about
76
bike
parking
spaces,
as
well
as
a
10
foot
by
35
foot,
loading
stall.
That
also
is
equipped
with
a
14
foot
overhead
door
on
the
north
side
of
the
lot.
E
E
Here
you
can
see
these
bays
that
project
at
various
they
vary
in
their
projection.
Again,
we've
eliminated
the
bays
that
have
projected
over
the
lot
line
previously,
so
we've
pulled
those
back.
You
can
also
see
that
seven
foot
setback
along
the
front
on
chicago
avenue
and
the
garage
that's
fully
below
grade.
E
E
These
are
some
images
of
the
proposed
pedestrian
route
along
chicago
avenue.
Kind
of
highlighting
the
main
entrances
on
the
south
side
on
the
far
left
is
the
main
residential
entry,
the
middle
being
the
proposed
retail
entry
and
then
on
the
far
north.
You
can
see
the
two
14-foot
overhead
doors,
one
accessing
the
10
foot
by
35
foot,
loading
stall
and
one
accessing
the
ramp
to
the
parking
garage.
E
Yes,
here
let
me.
E
A
E
A
The
space:
well,
I'm
sure
you
realize
that
retail
is
very
stressed
right
now,
yes,
and
so
I
I
think
it's
not
a
bad
idea
to
have
retail
here,
but
I
think
that
in
order
to
fill
it,
what
we're
seeing
is
the
rents
have
to
meet
the
market,
because
what
we
find
in
the
the
building
in
the
southeast
corner,
the
main
building
in
the
southeast
corner
of
chicago
and
maine,
is
those
rents
are
too
high
to
effectively
fill.
D
So
again,
nick
nick
fatigue
is
the
project
attorney
the
studios.
We
have
roughly
around
1500
as
the
projected
rent
for
the
market
rate
units,
the
one
bedroom
would
be
1900
and
the
two
bedroom
would
be
2
400..
On
the
affordable
side,
the
studio
would
be
900
a
month.
The
one
bedroom
would
be
at
11.40
and
the
2-bedroom
would
be
at
1440.,
and
I
think
to
the
point
about
the
commercial
or
retail
space
we
we
wanted
it
excuse
me.
D
We
wanted
to
provide
a
large
enough
space
to
support
the
building,
to
have
that
that
street
frontage
and
hopefully
have
that
be
part
of
the
alert
of
the
to
the
building,
in
addition
to
being
new
construction,
but
we
also
intended
it
to
be
divisible.
So
if
we
have
one
anchor
tenant
and
a
smaller
side
tenant,
we
have
the
ability
and
flexibility.
D
I
also
know-
and
we've
discussed
this
at
length-
the
commercial
market
is
it's
going
through
a
transition
right
now,
whether
it's
through
incentives,
whether
it's
through
build-out
cost
shared,
build
out
costs.
Those
are
all
part
of.
I
think
the
market
conditions
that
the
applicant
is
anticipating
in
order
to
get
those
units
occupied
again,
whether
it's
by
one
or
by
multiple
tenants.
D
So
we
in
an
ideal
scenario,
we
were
able
to
work
through
the
rest
of
the
entitlement
process
through
probably
quarter
four
of
this
year.
If
we're
up
our
first
hearings
today,
I
believe
there's
still
two
more
in
front
four,
three
more
in
front
of
us
or
just.
D
From
now,
so,
after
that,
we
would
close
on
the
purchase
of
the
property
and
begin
the
formal
permitting
with
engineering
and
the
more
detailed
plans.
Construction
would
begin
beginning
spring
of
of
2022
again
assuming
everything
right
stays
in
line.
A
Yes
and
then
once
you're
in
the
ground,
then
how
long
before.
D
So
we're
we're,
anticipating
anywhere
between
16
and
18
months,
is
probably
typical.
The
construction
process
has
become
difficult.
Labor
is
not
cheap.
Labor
materials
are
not
cheap,
still,
weren't,
anticipating
being
able
to
deliver
the
building
in
18
months
from
shoveling
the
ground.
F
B
Yeah
I
want
to
talk
about
parking.
I
want
to
talk
about
the
bird
friendly
and
other
environmental
attributes
and
also
talk
about
the
retail,
so
we
already
we've
already
broached
the
topic
of
retail.
So
let's
just
stick
on
that
one:
what
kind
of
retail
space?
What
kind
of
retailer
do
you
envision
for
this
space,
and
would
it
is
that
limited
to
retail?
Or
would
we
be
maybe
looking
for
a
restaurant
or
food
service
there.
B
G
D
Not
making
light
of
it,
it's
it's
an
important
part
of
our
program,
but
at
the
very
same
time,
we've
intentionally
had
that
flexibility.
To
know
that
again,
there
may
be
build-out
costs
that
we
incentivize
a
potential
tenant
with
and
take
those
on
as
a
developer,
meet
them
in
the
middle.
B
Okay,
so
I
said
I
mentioned
birds,
thank
you
for
working
with
bird
friendly
evanston
to
do
what
you're
doing
there
and,
on
a
similar
token,
I'm
hoping
you
can
address
what
other
environmental
attributes
energy
efficiency.
You
know
in
alignment
with
the
the
city
of
evanston's
climate
action
plan,
goals,
sure.
D
And
we'll
talk
about
that
turn
it
back
over,
but
generally
yes,
it's
all
efficient
mechanicals
equipment
hvac
throughout
and
then,
if
you
want
to
add
in.
B
You're
not
contemplating
an
emissions-free
building
or
an
all-electric
building.
To
put
it
quite
simply,.
E
B
At
this
point,
that's
not
yet
required.
It
will
be
at
some
point
before
too
long
in
the
market,
so
it
would
be
awesome
if
you
were
willing
to
take
that
plunge
I'll.
Just
put
that
out
there.
B
B
I
agree
with
the
conclusion,
but
you
know
other
community
members
are
going
to
object
and
I
want
to
be
able
to
offer
them.
You
know
justification
for
approving
a
lower
number
of
parking
spaces
than
would
seem
to
be
required.
A
Yeah,
so,
okay,
okay,
sorry.
D
I'm
sorry
for
the
shuffle,
so
our
program
without
the
additional
relief
were
17
parking
spaces
short
of
our
requirement
and
where
we're
at
right
now
again
the
the
idea
or
the
concept
here.
Our
proximity
to
both
the
metra
and
the
cta
station
is
really
part
of
the
draw
that
we
envisioned
tenants
coming
to
this
building,
not
really
wanting
or
needing
to
have
a
car.
D
D
We
envision,
based
on
the
unit
maker
breakdown
that
the
12
2
bedroom
units
would
probably
have
a
priority
to
make
sure
that
they
have
parking.
You
would
envision
at
least
one
car
coming
with
each
of
those
units.
We
think
that
that's
offset
by
the
one
bedroom
and
studio
makeup
so
we're
at
in
in
essence
we're
asking
for
a
17
parking
space
reduction.
We
physically
don't
have
the
space
to
to
add
in
17
more
spaces,
still
we're
able
to
maintain
a
50
parking
ratio.
So
one
parking
space
for
every
two
units,
yeah.
C
Sure
staff
did
provide
me
this
afternoon.
Some
information
on
to
remind
us
that
e2,
811
emerson
and
1571
maple
have
all
as
they
stay.
I
can
share
this
with
council
in
a
memo
tomorrow
have
as
the
building
stabilized
they
all
came
back
and
asked
for
revisions
in
their
parking
requirements
to
for
the
buildings
that
had
built
parking.
C
They
asked
to
be
able
to
lease
it
to
the
public
for
available
parking
and
and,
as
you
will
also
recall
in
our
plan
development
agreements,
we
require
that
they,
the
residents,
utilize
the
parking
on
site,
so
they
can't
go,
come
to
the
city
and
seek
parking
permits
or
parking
opportunities
here.
So
it's
this
is.
This
is
true
demand
that
we're.
G
G
B
Question
I
didn't
mention
this
on
my
agenda
initially,
but
the
building
height
and
looking
at
the
memo.
It
says
a
building
height
of
80.5
feet
where
67
feet
is
allowed,
but
as
I
understand
it,
as
a
planned
development,
there's
an
additional
allowance.
So
it's
actually
97
feet
is
allowed,
and
so
this
building
is
actually
shorter
than
it
than
allowable.
A
D
B
D
H
I
was
just
interested
in
knowing,
if
you
could
talk
about
the
relationship
of
the
building
to
the
train
tracks
and
how
people
are
going
to
be.
You
know,
buffered
from
the
sound
of
the
trains
or
and
how.
How
close
is
that?
How
close
are
the
tracks
to
the
building.
G
D
So
that's
part
of
the
the
project
design
was
to
not
have
a
building
all
the
way
back
up
against
the
train
track
to
mitigate
the
potential
for
noise
conflict
at
the
very
same
time,
that
train
service
is
what
helps
we
think
draw
people
to
the
property.
So
we
think
that
that's
actually
going
to
be
a
benefit
being
that
close
literally
around
the
corner
on
main
street
to
get
to
public
transportation.
G
Yes,
thank
you.
I'm
really
impressed
with
what
you're
doing
with
providing
the
the
parking
spots
for
bikes,
reducing
the
parking
requirement.
Those
are
things
that
will
help
contribute
to
a
more
affordable
walkable
city.
I'm
wondering
if
you're
going
a
step
further
and
potentially
decoupling
the
cost
of
parking
from
the
rest
of
the
units.
D
Going
to
be
a
fee
separate
or
in
addition
to
the
base
rent
for
the
parking
spaces
again,
what
we
wanted,
or
what
we
envisioned
was
the
two-bedroom
units
would
kind
of
have
a
priority
to
make
sure
that
those
are
the
units
that,
if
they,
if
there
is
a
demand
for
parking,
it's
we
could
meet
that
demand
and
basically
we're.
I
think
we're
envisioning
the
studios
in
one
bedrooms
to
have
less
of
a
demand,
but
to
be
clear,
the
parking
is,
in
addition
to
the
base
rent
for
the
unit.
G
Understand
so,
but
are
you
decoupling
the
full
cost
of
you
know
so
someone
who
has
a
studio
and
they
don't
have
a
car
they're
one
of
the
folks
who
are
using
a
bike
spot
part
of
your
calculations.
I
don't
know,
is
it
built
in
that,
essentially
that
person's
paying
at
least
a
portion
of
the
cost
of
the
the
garage.
A
I
see
no
more
lights.
Do
we
need
to
take
a
vote?
Yes,
yes,
so
I'm
gonna
have
miss
nine.
Thank
you.
I
wanna
say
thank
you
for
this.
A
You
we've
met
a
number
of
times
via
zoom,
and
our
first
conversation
was
all
about
what
the
what
the
community
desires
and
needs
would
be,
and
you
have
met
them
in
terms
of
floor
area,
ratio,
height
and
density,
and
I
agree
with
you
on
the
parking
more
and
more
I
hear
from
residents
in
the
third
ward
that
they
don't
have
cars,
and
so
this
is
an
opportunity
for
someone
to
live
in
a
very
nice
section
of
along
chicago
avenue,
and
we
have
more
and
more
residents
who
live
along
the
tracks
there,
and
this
gives
them
a
chance
to
not
have
to
pay
for
parking
built
into
a
building.
G
G
B
A
A
All
right
so
now
we've
it's
been
moved
in
and
seconded
ms
knight,
and
would
you
like
to
explain
this?
I
think
we
know
all
know
what
this
is,
but
for
the
viewing
audience.
C
Great
good
evening,
so
this
was
discussed
at
the
rules
committee.
I
believe
in
july,
combining
the
the
plan
commission
and
the
zoning
board
of
appeals.
I
think,
as
I
mentioned
there,
land
use
matters.
It's
not
always
clear
who
deals
with
what.
Why
does
it
go
to
one
group?
Why
does
it
go
another
basic
understanding
of
the
zoning
code
is
often
required
to
understand
how
we
we
do
things
so
for
transparency,
for
improving
how
our
process
is
for
for
better
use
of
staff
and
and
resources.
C
We've
moved
forward.
This
consolidation
realignment
of
these
two
committees
staff
has
reviewed,
putting
how
we
would
create
this
new
commission.
So
this
is
step
one.
We
create
a
new
commission
called
the
land
use
commission,
that's
before
you
and
then
once
that
has
happened,
we
will
go
through
the
zoning
code
and
other
parts
of
the
code
and
strike
references
to
the
plan.
Commission
and
the
zoning
board
of
appeals
and
replace
with
landi's
commission.
That's
a
bit
of
a
process.
C
We
literally
have
to
go
line
by
line
and-
and
it's
not
just
a
find
and
replace,
we
have
to
make
sure
it's
correct.
So
we
wanted
to
get
through
this
process
first
and
then
that
second
process
we'll
go,
but
this
ordinance
says
any
reference
to
those
two
bodies
points
to
this
one.
So
we're
covered
as
we
go
through
that
process
and
then
the
existing
zba
and
plan
commission
members
have
been
communicated
for
quite
some
time
about
this
change.
So
they
are
prepared
to
assume
these
responsibilities
in
january.
C
So
the
new
commission
we've
as
applicants,
have
come
forward.
We've
apprised
them
that
we're
in
this
this
area
right
now,
where
you
may
be
going
to
the
land,
use
commission
and
not
the
zba,
and
that
that
will
be
meeting
on
the
second
wednesday
of
the
month
following
the
plan
commission
date
and
the
members
are
ready
to
be
reappointed.
G
Like
I
apologize.
A
Okay,
that's
fine,
okay,
council
member
newsman.
B
I
think
this
is
a
really
good
idea
just
to
simplify
the
process
and
make
one
board
instead
of
two
to
pick
up
in
public
the
conversation
that
we
were
having
prior
to
getting
started.
You
know,
I
noticed
that
there
were
a
couple
of
responsibilities
from
the
zoning
board
of
appeals
that
are
proposed
not
to
be
included
under
the
responsibilities
of
the
new
committee.
B
C
Sure
so
family
necessity
is
if
a
situation
arises
that
somebody
a
family
necessity
for
a
zoning
issue.
We
have
not
seen
one
of
those
in
at
least
a
decade
and
generally
the
route
that
applicants
would
take
for
something
like
that
is
born
through
a
very
a
minor
or
major
variance.
So
our
zoning
code
already
has
a
route
for
people
to
seek
relief
from
the
zoning
code
and
also,
as
far
as
we
can
tell
in
our
research,
there's
no
other
community.
That
has
this
this
particular
piece.
C
So
it's
in
terms
of
something
that
doesn't
even
make
sense
in
our
code.
That's
maybe
left
from
a
long
time
ago.
B
Okay,
thanks
and
the
second
item
that
is
not
being
moved
to
the
new
committee
is
the
ability
to
hear
and
make
recommendations
to
the
city
council
regarding
any
application
for
a
major
variation
pertaining
to
off-street
parking
and
loading
for
all
other
uses
for
all
uses
other
than
single-family
and
two-family
residential
and,
as
you
were
explaining
earlier
under
the
new
proposal,
the
land
use
commission
would
be
the
final
say
within
evanston.
C
So
there's
things
that
the
zba
deals
with
right
now
that
they
are
the
final
determining
body
on
that
doesn't
necessarily
travel
to
city
council
so
number
two
years
ago
we,
the
previous
council,
we
did
a
zoning
omnibus,
so
we
did
some
things
that
were
clogging
up
the
planning
and
development
committee
that
were
adding
to
extra
staff
time.
We
did
it
for
administrative
reviews
as
well.
C
We
made
some
tweaks
to
our
zoning
code
to
streamline
things
also
for
for
residents
as
well,
so
they're
not
going
through
a
eight-week
process
to
do
things
so
generally,
what
was
happening
with
those
is
we
would
make
a
recommendation
would
come
to
council
and
more
than
likely
it
was.
It
was
reviewed
and
approved,
based
on
what
the
zba
had
had
provided.
So
it.
F
C
C
Well,
if
it
was,
if
I'm
sorry,
I'm
not
sure,
if
I
understand
if
zba
is
the
final,
if
right
now,
zba
is
the
final
determining
body
it
stops
there,
they
decide
it
it
for
items
that,
like
a
special
use,
they
make
a
recommendation.
They
might
make
recommended
not
denial
from
to
the
city
council.
So
in
which
case,
when
it
travels
here,
it'll,
say
zba
and
maybe
staff
recommend
denial
of
x
application.
It's
you're
still.
The
council
is
still
the
determining
body
on
those
items.
B
B
B
In
denial
and
we
dropped
it
because
we
very
shortly
had
other
things
on
our
hands
yeah,
but
had
we
could
continue
to
pursue
that
it
would
have
been
the
city
council
and
would
have
been
our
neighbors
here
in
evanston.
That
would
have
been.
We
would
have
been
appealing
to
under
the
new
scenario.
If
that
were
to
happen
again,
lord
forbid,
we
have
twins
again.
I
hope
that
doesn't
happen.
B
F
Good
evening,
members
of
the
planning
development
committee
miss
leonard
nine
leonard
nicholas
cummings
corporation
council.
That's
exactly
correct.
The
city
council
is
a
legislative
body
and
so
in
order
to
preserve
everyone's
due
process
rights.
That
final
decision
would
end
at
the
committee
or
administrative
level
so
that
that
appeal
could
go
to
the
circuit
court.
Just
like
any
other
administrative
decision,
that's
done
by
the
city.
Now,
administrative
hearings,
that
sort
of
thing.
F
Certainly,
and
and
previously
in
under
that
prior
process,
the
city
council
could
take
a
negative
recommendation
from
the
folks
below
and
still
pass
it
right.
So
I
certainly
understand
as
a
you
know,
that
would
potentially
be
preferable,
but
it
might
not
preserve
everyone's
rights
appropriately
and
endanger
the
city
for
litigation.
A
But
with
all
of
your
situation,
okay,
so,
ms
knighton,
would
you
call
the
role
for
this
for
introduction,
for
this.
B
G
A
Okay,
by
a
vote
of
five
in
favor
and
two
opposed
this
will
be
introduced
at
the
council
this
evening.
Now
we're
I'm
going
to
p1
leaf
blower
policy
update
the
staff
recommends
the
city
council
accept
and
place
on
file
the
leaf
blower
policy
update.
A
This
is,
I
will
say
this
is.
I
will
move
this
for
action.
G
A
Okay,
you
all
have
a
memo
in
in
your
packet
about
what
the
leaf
blower
committee
has
been
up
to,
but
I'm
gonna,
let
council
member
revel,
provide
more.
H
Detail
we'll
have
a
lot
more
detail
in
october,
we're
I
think,
making
really
good
progress
and
we'll
have
good
proposals
vis-a-vis,
both
enforcement
and
the
regulations
specifically
addressing
our
use
of
leaf
blowers
and
a
timeline
for
phasing
out
gas-powered
leaf
blowers.
So
we
just
need
time
for
a
couple
more
meetings
in
order
to
bring
it
to
council
in
october.
A
Council
member
newsman
did
you
want
to
say
something:
okay,
all
right,
ms
knight,
would
you
call
the
roll.
C
G
A
Pass
all
right.
Thank
you.
All
that
concludes
our
agenda.
Seeing
no
more
items,
I
demas
adjourn
for
the
good
of
the
order.
Thank
you
all.
Thank
you.
Staff.