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From YouTube: Zoning Board of Appeals Meeting 4/17/2018
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A
Good
evening
and
welcome
this
is
a
public
hearing
of
the
Zoning
Board
of
Appeals
of
the
city
of
Evanston.
The
zoning
ordinance
directs
this
body
to
hear
applications
for
major
variations,
special
uses
and
appeals
from
decisions
of
the
Zoning
Administrator.
Depending
on
the
type
of
matter.
The
board
will
either
make
a
final
determination
or
send
its
recommendation
to
City
Council
Melissa.
Will
you
call
the
roll
please.
C
B
C
A
Five
members
present
we
do
have
a
quorum
also
tonight
our
zoning
planner
Melissa
Klotz
and
Planning
and
Zoning
Administrator
Scott
Mangum.
This
is
a
formal
hearing
and
there
are
rules
that
govern
our
proceedings.
Most
importantly,
only
one
person
speaks
at
a
time,
so
all
testimony
may
be
accurately
recorded.
Anyone
who
wishes
to
address
the
board
regarding
any
matter
on
the
agenda
will
have
the
opportunity
to
do
so
at
the
appropriate
time.
Our
procedure
is
to
hear
from
staff
on
the
documents
on
file
and
then
receive
testimony
and
other
evidence
from
the
applicant
or
appellant
next.
A
Persons
who
wish
to
make
a
statement
regarding
the
matter
may
do
so
at
that
time,
any
person
with
a
legal
interest
in
property
located
within
500
feet
of
the
subject.
Property
may
present
evidence
reasonably
question
witnesses
or
seek
a
continuance
of
the
hearing.
When
all
supporting
and
opposing
testimony
and
statements
have
been
heard,
the
applicant
or
appellant
will
be
given
the
opportunity
for
rebuttal
or
a
closing
statement.
Then
the
board
will
close
the
record
and
begin
deliberations.
All
testimony
will
be
under
oath,
although
we
do
not
apply
the
strict
rules
of
evidence.
A
Please
limit
your
testimony
or
statement
to
your
personal
knowledge
when
you
address
the
board,
please
state
your
name
and
address
and
sign
in
on
the
provided
sheet.
Our
meetings
are
audio
and
video
recorded.
Please
make
sure
that
you
are
at
a
microphone
when
asking
questions
or
making
statements
so
that
you
can
be
properly
recorded.
All
proceedings
are
subject
to
broadcast
at
a
later
date.
Any
matter
not
concluded
at
tonight's
hearing
will
be
continued
to
our
next
regularly
scheduled
meeting.
A
We
have
a
packed
agenda
tonight
for
cases
and
8:25
Church
here:
okay,
how
about
15:03,
church
and
3233
central
and
2035
dodge
okay?
Hopefully
he'll
be
here
later
all
right.
So
what
I'd
like
to
do
is
anybody
who
plans
on
speaking
tonight
can
I?
Have
you
raise
your
right
hand?
Do
you
swear
or
affirm,
to
tell
the
truth
throughout
the
course
of
these
proceedings?
A
E
C
A
G
Good
evening,
madam
chair
members
of
the
board,
the
request
here
as
a
special
use
permit
for
a
type
2
restaurant
Falcon,
Eddie's
barbecue
within
the
d2
zoning
district
in
this
case,
as
EPA,
does
make
a
recommendation
to
City
Council
who's.
The
final
determining
body,
city
staff
and
dapper
have
reviewed
the
requests
and
are
recommending
approval
the
documentation
included
within
the
staff
report
and
then
additionally,
attachments
including
the
special
use
application,
the
plat
business
summary
and
the
sustainability
practices
includes
a
summary.
The
staff
report
available
for
questions.
Thank
you.
Alright,.
A
H
H
H
J
A
K
A
C
H
A
A
A
H
D
H
A
H
We
open
at
11:00
a.m.
Monday
through
Friday,
10:00
a.m.
on
Saturday
and
Sunday,
and
we're
open
till
midnight
weeknights
and
1
a.m.
Friday
and
Saturday
and
I
have
a
1:00
a.m.
2:00
a.m.
licensed
there.
We
have
special
events
going
right
and
we
can
stay
open
an
hour
later,
but
I
normally
it's
midnight
during
the
week
1
a.m.
on
Friday
and
Saturday.
H
H
A
F
H
H
H
H
F
A
D
Is
a
garden
variety
type
2
application,
so
it
seems
like
a
great
project
to
make
use
of
the
space.
That's
not
currently
in
use
it's
nice
that
it's
an
existing
evanston
business
owner
running
the
same
type
of
business.
That
successfully
been
run
in
Evanston
for
the
past
many
years
and
I
am
completely
in
favor,
subject
to
the
usual
terms
and
conditions.
We
recommend
for
this
type
of
application,
I.
F
Agree
with
the
project
I
think
this
is
gonna,
be
one
of
the
first
of
its
type
I.
Think
every
other
location
over
there
was
like
a
waiter.
Waitress
sit
down
at
the
table,
type
of
thing,
so
that's
being
fast,
but
it's
gonna
be
just
slightly
different,
but
hopefully
it'll
be
a
better
use
for
the
space
stay
a
little
longer.
I.
A
Agree
with
all
that,
it's
also
an
easy
one,
since
we
went
from
a
type
1
to
a
type
2
so
that
changes
minimal
and
everyone's
used
to
the
traffic
and
all
that
sort
of
stuff
and
deliveries
and
all
that
sort
of
stuff.
So
it's
unlikely
that
this
will
irritate
anyone,
but
we
still
have
nine
standards
to
go
through,
so
the
nine
standards
for
especially
you
start
with
it-
is
one
of
the
special
uses
specifically
listed
in
the
zoning
ordinance,
and
it
is
so
that
standard
has
been
met.
A
Number
two,
it's
in
keeping
with
the
purposes
and
policies
of
the
adopted,
comprehensive
general
plan
and
the
zoning
ordinance
as
amended
from
time
to
time.
The
comprehensive
general
plan
is
certainly
one
of
its
goals
is
to
promote
the
growth
in
redevelopment
of
spaces,
to
strengthen
our
economic
base
and
certainly
to
retain
and
enhance
the
diversity
of
businesses
and
also
obviously,
to
try
and
keep
regular
current
evidence
and
business
owners
happy
and
keep
them
in
the
neighborhood
and
developing
more
properties.
So
I
think
that
that
standard
has
certainly
been
met.
A
Number
three:
it
will
not
cause
a
negative
cumulative
effect
when
its
effect
is
considered
in
conjunction
with
the
cumulative
effect
of
various
special
uses
of
all
types
in
the
immediate
neighbourhood
and
the
effect
of
the
proposed
type
of
special
use
upon
the
city
as
a
whole.
This
space
used
to
be
a
type
one.
A
Restaurant,
we're
just
switching
to
a
type
two
restaurant,
so
all
of
the
associated
things
that
go
with
a
type
one
restaurant,
which
is
traffic
and
people
and
deliveries
and
all
of
that
stuff
has
already
been
accounted
for
in
the
neighborhood
and
so
there's
already
an
expectation
of
that
in
the
neighbourhood.
So
I
don't
believe
that
this
one
will
cause
an
any
negative
cumulative
effect
number
four:
it
does
not
interfere
with
or
diminish
the
value
of
the
property
in
the
neighborhood.
An
empty
storefront
does
diminish
the
value
of
the
property.
A
A
There
are
new
bike
lanes
on
the
road,
so
we
can
get
all
sorts
of
local
traffic
there.
There
is
public
parking
nearby,
it's
also
served
by
Metra
and
bus
service.
So
we
do
believe
that
that
is
adequately
served
by
these
services
and
that
standard
has
been
met.
Number
six.
It
does
not
cause
undue
traffic
congestion
again,
as
this
was
just
a
change
from
a
type
1
to
a
type
2.
It's
the
same
amount
of
traffic
that
has
always
been
there.
In
fact
we're
actually
hoping
there's
a
little
more
so
that
stays
in
business
longer.
A
So
I
do
believe
that
that
standard
has
been
met,
number
7.
It
preserves
significant
historical
and
architectural
resources.
Although
the
building
is
a
landmark,
there
are
no
changes
that
are
being
made
to
the
exterior.
So
I
do
believe
that
that
standard
has
been
met,
number
8.
It
preserves
significant
natural
and
environmental
features.
There
are
none
so
that
standard
does
not
apply
and
9.
It
will
comply
with
all
other
applicable
regulations
of
the
district
and
which
is
located
and
other
applicable
ordinances.
A
It
certainly
will
by
getting
all
the
required
licenses
and
permits
required
by
the
city.
So
we
have
a
motion
to
City
Council
write
a
recommendation
to
City
Council.
We
have
ours
from
I,
guess
I
would
be
proposing
from
10:00
a.m.
do.
We
want
to
stop
it
at
10:00
p.m.
or
do
we
want
to
let
them
go
with
late
as
that
17
and
go
to
midnight.
You
guys
have
thoughts.
Yes,.
A
A
D
All
right,
then,
I'll
make
a
motion
in
the
matter
of
zba
18,
zmj,
v,
0
0
1,
that
we
recommend
that
city
council
grant
the
special
use
requested
subject
to
the
following
conditions:
one
that
hours
of
operation
be
limited
from
10
a.m.
till
midnight
7
days
a
week
to
that
employees
be
prohibited
from
utilizing
the
metered
parking
on
the
street
and
be
advised
of
that
3.
F
D
A
A
M
Angelo
frigo
addresses
15:03
Church
great
project
is
to
reconstruct
a
dilapidated
garage
and
get
some
work
space
above
it
for
my
wife
and
I
she's,
an
artist
middle
school
teacher
and
I'm,
a
local
designer,
and
you
work
for
companies
locally.
We
need
some.
Some
workspace
outside
the
house,
stay
close
to
the
family
and
we'd
like
to
build
that
above
the
garage,
but
the
20-foot
height
doesn't
allow
us
to
do
that
and
get
enough
space
for
ourselves.
M
M
The
the
challenge
that
we
have
is
is
that
the
alternative
is
to
push
the
garage
over
to
connect
it
to
the
house.
That
would
allow
us
to
build
a
35
feet.
We
don't
want
to
do
that,
because
that
would
result
in
more
concrete,
more
less
green
space
and
our
property
and
there's
a
real
lack
of
green
space
and
in
our
neighborhood,
an
image
here
that
I
can
share
that
just
shows
how
little
green
space
there
actually
isn't
that
in
that
area.
So
we
want
to
minimize
that.
M
M
A
M
A
M
L
L
G
D
D
M
F
A
M
M
N
M
M
Not
within
two
blocks
of
of
us,
but
there
are
a
bunch
a
little
bit
further
about
two
blocks
about
four
blocks:
north
and
an
East
they're
all
much
larger
houses.
So
I
think
there
are
a
lot
of
large
houses
that
have
garages
that
are
larger
than
what
I'm
asking
for.
But
none
with
the
size
of
the
house
that
primary
structure
that
I
have.
F
C
M
A
G
G
Floor
space
within
a
second-story
I
know:
the
footprint
garage
is
proposed
as
about
780
square
feet,
I,
don't
know
exactly
with
the
dormers
going
out
what
what
type
of
square
feet
square
footage
that
would
allow
would
cut
that
down.
You
know
to
some
degree,
but
would
likely
be
able
to
get
most
of
that
square
footage
there.
On
the
second
floor
as
well,
so.
M
A
I
think
that
an
architect
is
gonna
be
able
to
help.
You
realize
that
you
realize
the
space
you
need
within
the
requirements
of
the
zoning
code.
There
is
a
if
you're
familiar
I,
don't
know
how
familiar
are
with
it
with
all
of
Evanston,
but
there
is
a
development
in
the
north
east
side
right,
Kendall,
College,
where
they
have
to
store
garages
every
single
unit.
A
Every
single
new
house
has
a
two-story
garage
and
those
are
large
enough
to
house
living
and
bedrooms
and
bathrooms
and
kitchens
in
the
whole
shebang
and
so
I
think
we
and
they
all
meet
zoning
code.
So
I
think
within
the
20
foot,
zoning
height,
along
with
some
dormers
I,
think
that
you
can
get
what
you
need
given,
given
what
you're
looking
for,
because
the
the
pitched
roof
right.
It
really
only
needs
to
start
at
5
feet
in
order
for
it
to
still
be
usable
space
right
because
you
can
walk
there.
A
C
A
No,
okay,
all
right
is
there
anything
else,
you'd
like
to
say
about
your
project
no
great,
but
if
you
might
mind
having
a
seat,
is
there
anybody
here
to
talk
about
this
project,
to
comment
on
this
project?
Nope?
Okay,
with
that
we
will
close
the
record
and
deliberate
I.
Think
the
interesting
thing
here
is
that
we
only
have
the
five
standards
for
the
minor
appeal
that
are
the
standards
to
deliberate
against,
which
is
that
the
difficulty
is
not
self-created.
The
variation
will
not
have
a
substantial
adverse
impact.
A
D
However,
the
applicant
has
successfully
been
working
from
that
space
for
four
years
and
with
respect
to
the
decision
making
of
the
Zoning
Administrator
and
Zoning
staff.
I
I
can't
say
that
they
misapplied
the
standards
here
and,
in
fact,
I.
Don't
think
the
standards
for
reversing
that
decision
and
or
granting
the
appeal
are
met.
L
Mary
Beth
can
you
you
had
some
some
reasoning
that
I'd
like
to
understand
a
little
bit
more
from
the
architecture
viewpoint.
How,
because
I
like
Scott,
support
the
project
in
theory
that
there's
a
growing
family
in
a
smaller
home
that
is
comfortable
in
our
you
know
in
their
existing
home
and
want
to
stay.
There
want
to
continue
to
grow,
and
that
is
something
that
I
think
we
as
a
body
support,
but
I
want
to
understand
a
little
bit
more.
L
A
A
little
bit
sure
so
as
I
understand
it
second
floor.
Dormers
are
on
second
floors
and
they
there
is
no
limitation
to
them.
So,
for
example,
on
a
third
floor
or
to
an
excitin
a
story,
those
dormers
are
limited
to
a
certain
percentage
of
the
width
of
the
front
of
the
house
and
of
the
length
of
the
house.
So
there
are
limitations
when
you're.
Talking
about
that
two
and
a
half
story
when
you're
on
a
second
story,
you
don't
have
those
same
limitations.
A
F
A
F
D
I
just
wanted
to
add
one
other
thought
that
I
had
which
I
meant
to
say,
which
is
that
this
application
also
gives
me
concern
from
a
precedential
standpoint
that
I
don't
think
we
want
to
create
a
precedent
where
all
of
Evanston
comes
in
seeking
to
build
a
garage
higher
than
20
feet,
just
because
they
can
make
more
office
space
or
more
livable
or
usable
space
in
it.
That
way,.
J
A
We
are,
we
are
all
done,
certainly
empathetic
to
your
cause
and
we
many
of
us
work
from
home,
and
so
we
want
you
to
be
able
to
continue
to
work
from
home,
be
close
to
the
family
and
stay
in
your
house
without
having
to
move
it's
just.
We
all
see
that
there's
an
opportunity
here
for
you
to
get
everything
that
you're
looking
for
within
the
zoning
code,
so
I
think
with
that
respect,
then
we
will
end
up.
We
will
end
up
voting,
but
it's
got
correct
me
if
I'm
wrong.
A
G
A
Right
all
right,
so
we
have
five
variant
standards
for
a
minor
appeal.
The
first
is
that
the
practical
difficulty
is
not
self
created.
In
this
particular
case,
I,
don't
believe
that
standard
has
been
met,
because
I
do
think
that
that
difficulty
is
self
created.
I
think
that
there
there
is
a
desire
to
have
a
pert
apse,
a
certain
look
to
the
garage
and
I
think
with
some
other
architectural
approach
to
it,
a
different
architectural
approach
to
it.
A
They
can
get
the
they
can
achieve
the
needs
and
solve
the
needs
and
the
problems
that
they
have
and
what
they're
trying
to
achieve
here
so
I
do
not
believe
that
that
standard
has
been
met.
Number
letter
B
the
requested
variation-
will
not
have
a
substantial
adverse
impact
on
the
youths,
enjoyment
or
property
values
of
adjacent
properties.
A
I
do
think
that
when
you
have
a
20
plus
foot
ball
in
the
back
corner
of
the
lot
that
is
so
close
to
the
lot
line
because
it
will
be,
it
only
needs
to
be
three
feet
from
the
lot
line.
It
will
be
essentially
a
wall
on
on
the
property
line
and
right
now
we
limit
fences
to
six
feet,
so
we
don't
end
up
with
those
giant
walls
right
on
the
property
line,
and
so
I
think
that
this
large
structure
will
in
fact
prohibit
light
to
that.
A
Northern
neighbor
I
think
that
long
that
the
large
two-foot
two-story
wall
is
going
to
be
imposing
on
that
elevation.
So
I
do
believe
that
there
will
be
an
adverse
impact.
So
I
don't
believe
that
that
standard
has
been
met,
see
the
requested
variation
is
in
keeping
with
the
comprehensive
general
plan
and
zoning
ordinance
that
that
standard
certainly
has
been
met
because
we
want
the
goal
is
to
keep
homeowners
in
their
homes
and
to
allow
them
to
modify
their
house
as
needs
arise
for
their
particular
families.
So
I
do
believe
that
that
standard
has
been
met.
A
A
Are
we
okay,
since
we're
not
in
a
historic
district,
so
that
standard
hasn't
been
met
or
doesn't
need
to
be
met
and
the
requested
variation
requires
the
least
deviation
from
the
applicable
regulation
among
the
feasible
options
identified
before
the
Zoning
Administrator
I
think
that
we
as
a
board
have
identified
a
couple
of
options,
certainly
some
dormers
that
would
give
them
the
additional
space
they
need,
while
keeping
the
maximum
height
to
20
feet.
So
I,
don't
believe
that
this
is
the
least
a
variation
necessary
at
the
least
deviation
from
the
applicable
regulation.
D
F
L
All
right
so
moving
on
can
I
just
add
that,
just
from
my
perspective,
well
of
course,
I
agree
with
the
decision.
I
do
hope
that
you'll
take
the
opportunity
to
to
meet
with
an
architect,
because
certainly
your
project
has
merit
and
I
hope
that
I
hope
that
you
have
a
successful
project.
Moving
forward.
I
think.
A
B
Highlands
on
Central,
LLC
property
owner
applies
for
major
zoning
relief
to
construct
a
twelve
unit.
Multiple
family
residence
with
a
detached
garage
and
open
parking
in
the
are
four
general
residential
district
in
the
OCS
C
Central
Street
overlay
district.
The
applicant
requests
twelve
dwelling
units
where
a
maximum
of
ten
dwelling
units
are
allowed.
Zoning
code
section
six,
eight,
five,
four
C
and
46.5%
building
lock
coverage
where
a
maximum
forty
percent
is
allowed.
Zoning
code
section
six,
eight
five,
six,
the
Zoning
Board
of
Appeals
is
the
determining
body
for
this
case.
B
B
Variation
application
submitted,
March,
13,
2008,
een,
public
benefits,
summary
zoning
analysis,
renderings
site
plan,
landscape
plan,
floor
plans,
elevations
plat
of
survey,
letters
of
support
and
objection
as
of
right
site
plan
and
bulk,
rendering
image
of
property,
aerial
view
of
property,
zoning
map
of
property
and
dapper
meeting
minutes.
Excerpt
of
April
4th
2018.
C
L
F
D
N
A
O
Am
Eileen
Shope
I
work
with
okw
architects
at
600,
West,
Jackson,
Boulevard,
Chicago,
Illinois
and
I'm,
representing
the
owners
of
the
property
who
we
have
here
today,
dan
and
bill
scammer
horn,
who
are
in
partnership
with
their
schemer
horn
and
Evanston
building
and
mortgage
to
create
Highlands
on
Central.
Thank
you.
We
were
in
front
of
you
in
February
to
discuss
the
same
property
as
a
14
unit
option.
O
O
So
to
bring
me
back
to
where
we
had
started
from
this
is
the
14
unit
plan.
We
came
in
front
of
you
before.
In
February
we
had
approximately
nine
foot
side,
yard
setbacks.
We
were
asking
for
three
variations.
The
unit
count
the
impervious
surface
count
and
the
lock
coverage
some
of
the
schemes
that
we
also
reviewed
was
a
10-story
as
a
very
attentive
as
of
right
property.
O
Looking
at
it
a
little
closer,
we
realized
the
better
fit
would
be
a
nine
unit
as
of
right
property.
But
you
kind
of
see
in
this
scene
right
here.
What
we've
done
is
the
orange
overlay
is
where
that
nine
unit
would
sit
with
the
parking
tucked
underneath
in
a
nine
row
home
with
three
floors
of
living
two-and-a-half
stories
tall.
O
We
next
looked
at
a
smaller
unit
footprint
to
address
the
residents,
concern
of
the
building
feeling
a
little
too
large,
meaning
too
close
to
their
property,
as
well
as
a
larger
footprint
on
the
street.
We
also
cut
down
the
required
amount
of
parking.
When
we
did
this,
we
are
still
requiring
a
unit
upgrade
of
12
from
10,
and
our
lot
coverage
is
just
over
due
to
having
the
parking
as
a
separate
element
as
opposed
to
having
it
tucked
in
and
underneath
the
building,
so
that
we
can
create
the
single
level
living.
O
So,
to
get
into
the
details
a
little
further,
this
footprint
shows
kind
of
all
of
those
three
schemes
on
top
of
each
other
and,
as
you
can
see,
the
12
unit
that
we're
proposing
actually
doesn't
have
house
about
the
same
street
coverage
that
the
original
townhomes
do
and
in
terms
of
the
parking
it
basically
fills
in
the
amount
of
street
parking
that
they
had
before,
but
with
mostly
covered
parking.
So
the
impact
to
the
neighbors
to
the
side
is
less.
O
The
other
thing
that
we
felt
with
this
unit
versus
the
nine
unit
has
of
right
that
would
three
plus
bedroom,
which
is
looking
at
a
family
three
floors
of
living
space
with
three
plus
bedrooms.
So
the
density
of
use
is
higher.
With
the
nine
unit,
you
would
have
twenty
seven
to
thirty
six
bedrooms.
Potential
occupants
could
be
two,
but
most
likely
will
be
four
to
five
occupants
in
that
space.
O
Also,
it
tends
to
be
a
family
in
the
middle
section
of
their
living,
where
you
have
a
lot
more
children
who
are
much
busier:
lots
of
attic
lots
of
access
in
the
alley,
cars,
etc.
Whereas
the
twelve
unit
plan
is
a
two-bedroom
two-bath,
which
has
a
bedroom
density
of
twenty
four
most
of
the
folks
who
are
going
to
move
into
a
twelve
unit
and
a
two-bedroom
are
going
to
be
kind
of
starter
families
or
older,
empty
nesters
or
someone
with
a
caregiver.
O
So
the
density
of
youth,
even
though
we
have
more
density
of
units,
is
less
in
a
12
unit,
we're
proposing
versus
the
nine
unit
as
of
right.
It
also
has
a
less
impact
regarding
the
neighbors
we're
well
beyond.
We
have
a
25
foot
setback
where
zoning
allows
for
a
five
foot
setback
and,
as
you
can
see
in
our
as
of
right,
we
would
be
maxing
that
out
to
create
the
capacity
to
get
the
nine
units.
O
O
D
So
from
what
I
remember
from
the
prior
application
two
months
ago,
one
of
the
issues
we
were
hung
up
on
was
the
zoning
standard
that
the
desire
for
zoning
relief
was
motivated
primarily
by
a
desire
to
extract
additional
income
from
the
property
without
a
significant,
significant
enough.
Correlative
public
benefit.
So
can
you
please
describe
how
this
application
addresses
that
concern?
Yes,.
O
I
have
some
slides
at
the
end
of
the
program,
but
I'm
happy
to
jump
into
them
right
now
we
looked
at
basically
a
nine
unit
as
of
the
rental
price,
for
that
is
much
higher
than
a
two-bedroom.
So
we
use
the
MLS
to
look
at
the
properties
that
are
available
now
and
that
are
rented
now
to
compare
the
average
rental
for
a
three-bedroom
plus
versus
a
two-bedroom
that
we
propose
and
if
I
click
through
here
very
quickly.
O
Right
here
we
have
a
chart
that
kind
of
explains
the
averages
that
required
on
the
MLS
website,
as
well
as
backing
that
up
with
the
numerous
apartment
websites
that
are
available
now,
like
Zillow,
who
give
you
the
average
rent
and
the
median
rent
for
a
two-bedroom
unit
versus
a
three-bedroom
unit.
And
when
you
compare
the
nine
unit
as
of
right
versus
the
twelve
unit
that
we're
proposing
for
two
bedrooms,
the
actual
income
is
higher
for
a
nine
unit
as
of
right
than
it
is
for
a
twelve
two
bedroom.
O
A
O
Of
these
properties
that
we're
looking
at
are
actually
for
new
properties,
a
fair
amount
of
them
are
even
quite
larger
or
in
the
high-rise
situation,
so
they
have
more,
they
have
so.
The
2500
is
what
we
are
looking
at
for
an
actual
lease
or
the
average
is
2600
of
the
median.
So
the
calculation
here
is
for
2500
per
unit
I'm.
O
And
then,
on
the
benefit
side
versus
the
nine
unit,
so
the
nine
unit
as
of
right,
there
is
no
request
for
public
benefits
and
since
we're
nine
units,
we
will
not
be
providing
money
into
the
inclusionary
housing
fund
as
well
with
the
twelve
unit.
The
public
benefits
that
we
would
be
doing
are
what
we
first
proposed,
plus
some
added
benefits.
We
would
be
providing
demolition
through
Evanston
workforce
and
besides
using
them
to
do
our
demolition.
We
are
hiring
one
of
their
trainees
for
a
24
month
period.
O
During
the
beginning,
middle
and
end
and
occupation
of
action,
we
will
be
providing
flashing
sight
signs
at
the
crosswalk
per
request
of
the
City
of
Public
Works,
where
the
children
cross
right
now
they
have
a
flag
system.
So
now
it
would
be
a
flashing
light
system
to
allow
people
to
understand.
There's
a
crosswalk
that
was.
O
Correct,
and
so
well
so
was
the
work,
so
was
the
demolition,
and
so
was
the
bus.
Stop
that
we
would
be
riding
here
and
after
review
at
the
city.
This
is
the
end
of
the
line
for
the
bus,
so
there
was
a
request
originally
for
a
bus
stop
and
when
we
met
with
them
again
and
in
dapper
they
realized
there's
a
bus
stop
across
the
way.
That's
for
people
going
into
the
city
that
is
more
used.
O
Usually
anyone
in
this
location
is
getting
dropped
off
and
so
the
shelter
itself
we
would
not
be
doing,
but
the
pad
we
would
because
for
people
with
limited
mobility,
a
pad
would
be
a
good
idea,
because
right
now,
there's
just
grass,
so
there's
really
no
great
way
to
get
dropped
off
and
then
the
added
public
benefit
is
regarding
the
alley.
This
is
something
the
ownership
originally
wanted
to
try
to
tackle,
but
meeting
with
the
city
since
they're
so
far
behind
on
their
alley,
pavement
requirement
kind
of
playing
into
that
fund.
O
During
that
time,
pain
would
be
cleaned
up,
re,
gravel,
drystone
and
then
providing
about
10
yards
of
stone
to
be
distributed
during
the
alley
it
could
be
distributed
during
three
partitions,
while
the
city
does
this
I
think
it's
three
times
a
year.
They
go
through
and
regrade
INRI
stone.
So
we
would
provide
that
stone,
kind
of
beginning
middle
and
end
of
the
project
to
regrade
and
fill
all
the
divots
and
digits
to
leave
the
Alley
when
it's
completed
in
better
shape
than
when
it
was
started.
O
A
Tonight,
a
question
since
we're
on
benefits
the
affordable
housing.
So
if
you
guys
would
provide
an
on-site,
affordable,
housing
unit,
then
your
variance
for
dwelling
units
really
just
changes
to
one
versus
two
correct
so,
and
we
all
know
that,
throughout
your
documentation,
right
you're
trying
to
be
inclusive,
correct,
there's
nothing
more
inclusive
than
affordable
housing.
Correct!
So
why?
Why
aren't
you
taking
that
opportunity
to
to
stand
up
and
be
that
great
way
that
that
great
developer,
who
doesn't
take
the
field
Lou
and
says
yep
I'm
gonna,
provide
affordable
housing
here,
I
think.
Q
Dansker
Mahorn,
yeah
and
I
would
argue
that
we
are
providing
affordable,
housing,
inclusionary
housing.
We
are
including
a
segment
other
than
economically
who
are
not
being
served
currently.
In
that
terms,
our
mobility
issues
now
with
regard
to
the
economics
of
affordable
on-site
housing
yeah,
we
couldn't
do
it
at
14.
We
certainly
can't
do
it
at
12,
especially
when
we
add
the
additional
benefit
of
the
alley,
pea,
gravel
work
and
there's
only
so
much
we
can
give.
Q
Unfortunately,
there
are
things
that
were
associated
with
this
project
that
non
really
sees.
For
example,
we've
got
to
go
into
the
streets
seven
times
to
clean
up
old
water
and
sewer
taps
that
were
not
put
there
by
us.
But
since
we're
doing
this
property,
we
have
to
clean
them
all
up,
which
means
repaving
the
street
digging
the
basement
into
the
into
the
underground
and
clean
all
those
to
disconnect
them.
We're
only
gonna
come
out
with
two
yeah
take
out.
Q
Seven
we've
got
underground
a
water
retention
that
is
massive,
we're
talking
a
50
inch
diameter
pipe
across
the
entire
length
of
the
proper
than
wrapping
the
corner.
There's
only
called
units
to
spread
these
fixed
costs
over
and
at
some
point
you
just
can't
do
it.
We
have
already
met
with
our
bank
to
take
it
on
the
permanent
financing.
C
Q
Thought
was
you
take
twenty
five
hundred
times,
sixty
percent
right?
That's
not
correct!
That's
what
I
thought
it
was
I'm,
so
glad
that
we
met
with
Sarah
flax,
because
the
rent
is
not
that
way.
The
rent
is
determined
based
on
what
a
person
who
is
that
sixty
percent
am
I
can
afford.
According
to
the
I,
think
it's
HUDs
guidelines,
okay,
which
would
be
about
eight
hundred
dollars
a
month
which.
Q
But
of
the
rent
of
twenty
five
hundred
dollars,
it's
seventy
percent.
Sixty
five
percent,
so
I
thought
what
you
thought
and
that's
what
we
thought.
Maybe
we
could
do
it,
but
when
you
look
at
it
from
that
standpoint,
you're
talking
about
five
hundred
thousand
dollars
over
the
life
of
the
project
reduction
and
everyone
will
income.
Sorry.
Q
D
Q
O
Q
Are
from
yes,
because
that's
what's
capable
and
of
us
in
this
new
construction!
I
can't
compare
this
to
my
vintage
rental
buildings
that
I
managed
where
a
two-button
rents
for
$1,300.
It's
not
apples
to
apples
well,
I'm
kind
of
compared
to
is
what's
out
there
in
the
marketplace
that
I
can
try
to
compete
with
and
I
can
compete
with
the
new
elevator
building,
where
the
ovens
in
theaters
used
to
be
and
the
menus
that
they
have
I.
Don't
have
those
amenities
to
offer
and
to
be
able
to
charge
those
kinds
of
rents.
A
A
Q
Q
C
Q
Q
Q
We
came
here
before
they
were
taken
away
with
two
things.
One
was
your
comment
of.
Why
are
you
guys,
even
here?
Why
don't
you
just
go
build
your
by
right
and
why
you
wasting
your
time
right
and
believe
me
that
thought
has
been
in
our
head
for
the
last
two
months,
but
the
other
comment
was
you
had
the
opportunity
to
listen
to
your
neighbors
again
and
they've
made
some
good
points
and
it
seemed
like
there's
the
ability
to
compromise.
Q
Q
What
the
neighbors
like
happens
to
require
a
variance.
There
seems
to
me
to
be
something
in
the
zoning
ordinance,
that's
out
of
whack.
If
that's
what
it
requires.
Maybe
we
should
be
saying
the
number
of
bedrooms
as
the
instead
of
the
number
of
units.
I,
don't
know.
The
answer
of
the
question
all
I
know
is
we're
trying
to
do
what
the
neighbors
would
like
we're
trying
to
build
a
product
that
we
feel
has
been
underserved
in
the
marketplace
and
we
are
trying
to
give
public
benefits.
Q
You
know
we
talked
about
Evan
C,
rebuilding
warehouse
to
demolish.
Actually,
its
deconstruct
and
recycle
etcetera,
but
to
me
the
bigger
part
of
that
is
the
work
force,
training
person
who
now
gets
the
opportunity
to
come
out
and
spend
a
year
and
a
half
or
whatever.
It
is
two
years
on
a
job
site,
learning
construction
in
a
real-world
example
and
then
take
that
what
if
they've
learned
and
go
out
and
get
a
job
in
the
real
world?
What
better
benefit
of
that
is
there
than
that
the
neighbors
defend
to
us?
Q
Q
We
also
want
to
be
able
to
look
our
neighbors
in
the
eye
and
say
we
listen
to
what
you
had
to
say
and
we
try
our
darndest
to
give
you
what
you
wanted,
but
unfortunately,
at
some
point
you
can't
give
anymore,
and
you
go
back
to
the
question
of
why
you're
here,
why
don't
just
go?
Build
what
you
can
build
by
right
now,
I
got
neighbors,
aren't
gonna,
be
very
happy
with
us
or
anybody.
That's
not
our
intention
or
even
in
town
for
50
years.
We
want
to
be
here
for
another
50
years.
Q
Q
We
are
doing
everything
we
can
I
promise
you
to
make
this
happen
at
12
units,
after
that,
if
it
doesn't
work,
we're
not
coming
back.
I
mean
there's
just
no
more
way
to
cut
this
thing
back
any
more.
This
is
as
far
as
we
can
possibly
go
and
still
do
what
everybody
seems
to
want.
So
I
am
happy
to
pay
into
the
fund.
Q
A
Q
Else
right
we've
been
approached
by
individual
Mozilla
town,
so
we
buy
our
units
out
the
one.
That's
so
there's
a
single-family
house
50
through
us
and
there's
a
group
of
I
think
nine
more
yep.
They
came
to
us
about
a
year
and
a
half
ago
and
said:
would
you
do
this
to
ours
and
I
said:
let's
see
how
this
one
goes
purpose
so.
A
A
Q
Idea
is
that
if
I
can
build
this
two-and-a-half
story,
five
foot
right
setbacks
by
right
versus
the
smaller
footprint,
then
you're
right.
The
precedent
we
want
to
set
is:
let
them
build
a
little
bit
smaller
more
in
keeping
with
the
neighborhood,
then
putting
a
behemoth
next
to
a
single-family
or
a
single
story
on
one
side
and
the
other.
But.
A
Q
A
O
Thank
you,
so
a
fair
housing
which
I,
which
is
the
only
guideline
that
we
would
have
to
follow,
just
requires
you
to
have
clearances
already
there
right.
It
is
not
part
of
Illinois
accessibility,
which
is
a
different
requirement.
Since
we
do
not
have
the
the
amount
of
units,
we
only
need
to
comply
with
fair
housing,
so
it's
like
two
foot,
ten
doors
and
a
few
clearances.
So
what
we're
proposing
to
do
is
a
fully
the
large
adaptable,
accessible
spaces.
All
of
the
doors
are
larger.
All
of
the
bathrooms
have
the
full
swing.
O
The
only
thing
that
someone
would
have
to
do
showers
with
no
thresholds,
the
only
thing
that
usually
occurs
after
the
fact
is
someone
may
want
to
counter
lower
or
higher,
and
that
really
depends
on
the
person's
needs
right.
So
you
put
in
the
plumbing
for
the
correct
height
and
you
have
the
clearances.
A
lot
of
our
clearances
are
ready
for
site
approach,
which
is
actually
what
a
lot
of
folks
prefer
as
opposed
to
the
lower,
because
there's
different
people
in
the
house
right
that
have
both
so
you've.
O
A
Q
O
Kind
of
speak
on
that
one
of
the
things
is:
is
that
the
accessibility
height?
It's
a
it's
a
variation,
so
it
really
depends
on
the
person
and
their
disabilities.
How
tall
are
they
and
how
short
they
are
and
what
their
disability
is?
Some
people
have
problems
with
disabilities
of
over
so
sometimes
seniors
actually
need
a
taller
cabinet,
as
opposed
to
the
lower
that
you
might
build
in
because
of
the
issues
of
back
support.
O
So
the
best
thing
to
do
is
to
streamline
those
very
simple
modifications
with
the
person
who's
taking
the
space
when
we've
done
a
lot
of
student,
housing
or
other
folks,
where
we're
required
by
law.
For
someone
to
come
in
and
make
modifications,
usually
the
modifications
they
make
is
more
grab
bars
that
they
want
to
install
rarely
to
someone
maaan
change
the
countertop
or
how
they're
working,
because
that's
how
they
work
right
now,
but
it's
a
very
simple
process
in
terms
of
cabinets,
because
you
have
the
flooring
underneath
you
have
the
plumbing
ready
to
go.
O
So
it's
a
very
simple
modification
and
in
this
case,
we're
building
the
full
showers
and
the
master
suite.
If
you
look
it's
quite
large,
you
have
the
full
turning
radius.
You
have
the
full
ability
to
get
in
the
shower
out
of
the
shower
and
have
someone
help
you,
which
is
one
of
the
things
that
is
kind
of
above
and
beyond.
What
a
full
accessible
unit
would
be
we're
assuming
a
lot
of
these
folks
might
be
older
and
need
assistant,
as
opposed
to
someone
who
may
be
able
to
do
it
on
their
own.
O
So
the
idea
there
is
that
you
want
to
modify
it
per
those
persons
needs
someone
who's,
much
taller
or
someone
who's.
Much
shorter
may
take
different
variations
and
we've
seen
it
I've
seen
it
in
the
industry.
I've
done
a
lot
of
student
housing
where
we
get
folks
who
take
the
first
floor
unit
and
their
modifications
are
very
minor.
What
they
really
need
help
with
is
the
maneuvering
clearance
around
doors
and
into
spaces
and
their
showers,
which
are
already
kind
of
an
at
grade
level.
O
I
do
a
lot
of
work
with
senior
housing
and
a
lot
of
the
design
implementations
we've
done
here
are
specifically
kind
of
anyone
who
has
mobility.
Issues
can
deal
with
them,
but
there's
slightly
interesting
combination.
When
you
get
older,
they
do
tend
to
like
the
higher
vanities,
which
is
interesting.
Also,
the
higher
toilets.
A
Except
that
some
a
lot
of
the
so
one
of
the
primary
benefits.
Right
again
is
this
idea
of
inclusionary
and
for
handicapped-accessible,
which
to
me
specifically
is
wheelchairs
and
those
sort
of
things
right
right,
because
not
every
not
every
unit
in
any
high-rise
has
the
lower
cabinets
and
the
countertops
and
all
that
sort
of
stuff.
So
if
you
just
make
it
adaptable
according
to
fair
housing,
you
have
to
give
that
unit
away
to
anybody
right.
Anybody
who
wants
to
rent
it.
A
O
A
O
Testable
per
our
drawings
and
our
plans,
those
those
meet
accessible
requirements
with
the
correct
countertop
hides
the
countertop
Heights.
When
you
read
the
code
are
an
option
for
the
tenant.
Just
like
you
can
install
your
grab
bar
between
33
and
38.
It
is
a
personal
preference
on
where
you
want
to
put
it
based
on
the
person,
so
you
design
the
cabinetry
to
be
easily
swapped
out
for
a
lower
section
where
there's
no
plumbing
the
flooring
is
underneath.
Okay,.
A
But
I'm
single
put
in
some
with
the
lower
the
lower
plumbing
with
the
lower
countertops,
so
that
they
are
not
as
desirable
to
an
able-bodied
person,
and
you
have
a
better
chance
of
getting
an
handicapped
person
in
there
right,
because
we
know
that
somebody
who
is
able-bodied
it
doesn't
want
that
counter.
Lower
it
I
I.
O
C
G
O
O
Cabinet's
that
can
be
lowered
are
designed
so
that
the
modification
is
minimal,
because
the
cabinet's
have
a
removable
component
that
takes
very
little
time
to
switch
out
if
there's
a
new
tenant
versus
another
tenant.
So
that
person
can
have
exactly
what
they
need
for
very,
very
little
modification
to
the
unit.
And
then
the
next
person
who
comes
in.
A
Do
you
hear
what
I'm
saying,
which
is
that,
if
one
of
the
benefits
is
to
be
inclusionary
right,
one
of
the
public
benefits
is
maybe
inclusionary,
which
is
to
provide
housing
for
handicapped
people?
People
who
are
in
wheelchairs
people
have
difficulty
walking
those
sorts
of
things
who
have
special
needs
correct.
How
do
we
keep
those
units
available
to
those
people,
given
that
you
have
to
provide
all
units
to
everybody
with
fair
housing.
Q
A
C
A
O
O
A
O
Think
that
might
be
some
of
the
folks
who
are
older
and
know
that
they
might
need
help
but
want
the
privacy
of
the
second
floor
and
know
that
if
they
need
it,
they
have
one
floor
living.
It's
one
of
those.
You
don't
realize
you
don't
want
to
be
reminded
that
you're
old
or
reminded
that
you're
handicapped.
We
find
that
all
the
time
in
senior
housing.
We
do
not
install
the
grab
bars
until
they
ask,
because
they
feel
that
this
is
a
reminder
that
they
need
them.
So
it's
this
combination.
Q
Q
Probably
true
at
the
first
floor,
they're-
probably
people
that
move
in
without
needing
some
of
those
things
when
they
move
in
but
as
time
goes
on
and
their
needs
change,
you
may
have
to
make
adoptions
for
that
person
who's
currently
a
resident.
You
know,
so
we
want
to
offer
this
to
as
many
people
as
we
can
and
accommodate
what
we
can
do
for
them
as
there
is
an
easier
and
and.
O
Just
to
clarify
the
big
issue
with
handicap:
accessibility
is
the
showers,
so
these
showers
will
be
built
with
no
threshold
as
they
come
in,
which
is
very
difficult
and
has
the
full
clearance
all
the
way
around
to
get
in
that's
a
very
hard
thing
to
build
that
master
bathroom,
as
you
saw,
is
you
could
dance
in
there.
It's
specifically
designed
for
that
type
of
use.
That's
the
hardest
thing
to
find
when
you're
looking
for
it,
you
could
comply
with
with
the
Fair
Housing
guidelines
for
adaptability
and
not
have
to
have
the
shower
or
the
threshold.
O
R
O
R
I'm
bill
scre,
morn
and
I'm
the
construction
side
of
this
whole
thing
and
I've
done
this
before
and
from
what
and
correct
me
if
I'm
wrong
here.
But
what
we
are
doing
is
we
are
we're
building
in
the
expensive
stuff
up
front.
The
most
expensive
thing
to
a
handicap-accessible,
in
my
opinion,
is
the
front
door.
The
front
step
threshold
is
zero
threshold.
That's
hard
to
do
in
an
existing
unit,
we're
doing
that
up
front
and
I'm
glad
you're
asking
the
layouts
and
we
can
go
to
that
slide.
R
The
layout
has
the
clearances
for
all
the
the
swings
for
the
wheelchair,
and
all
that
are
built
in
the
backing
is
what
we're
talking
about
we're
putting
backing
in
everywhere
and
we're
gonna
have
it
so
we
can
put
the
grab
bars
at
different
height.
If
we
have
someone
that
comes
in
and
says
that
they
want
to
put
a
grab
bar
in
well,
no
we're
gonna
have
the
backing
that's
expensive
to
do
in
any
other
place,
we're
gonna.
Do
it
up
front?
R
Okay,
so
I
think
that
we
are
meeting,
but
whether
you
call
it
adaptable
accessible
we're
meeting
both
of
those
we
are
meeting
those
and
we
can
put
those
in
no
matter
which
way
we
want
to
do
it,
because
the
easiest
thing
to
do
is
to
lower
a
countertop.
That's
easy
to
do.
If
we
decide
that
we're
going
to
do
out
of
those
six
units
on
the
first
floor
that
we're
going
to
do
half
of
them
what's
it
lower.
We
can
certainly
do
that
because
we
know
that
someone
could
come
in
and
say
raise
it.
R
They
could
sell
them
the
other
one
and
say
lower
it.
So
I
think
this
is
really
just
you
know
semantics
here
we
are
doing
the
hard
difficult
thing
when
we
say
well
what
you're
just
going
to
do
it
for
him.
Yes,
we're
gonna,
do
it
for
him,
because
the
hard
part
is
already
taken
care
of
it's
very
easy
to
do
this.
The
main
thing
is
and
I'm
glad
that
you're
talking
about
it,
because
these
are
very
efficient
units
and
we
are
going
to
put
this
in
front
of
the
community
and
again
I.
R
Think
that
there's
a
lot
of
people
out
there
that
if
they
don't
need
it
now,
they
know
they're
going
to
need
it
in
the
future.
So
I
think
that
we
are
helping
out
and
if,
if
one
of
your
requirement
is
that
we
lower
a
couple
of
them,
I
think
that
that's
easy
enough
to
do,
because
the
chances
are
someone's
going
to
come
in
and
want
to
raise
it,
because
you
can't
pick
the
timing
of
when
this
is
going
to
happen.
R
How
these
things
turn
over
you're
going
to
have
it
on
the
second
floor,
I
can
guarantee
you.
This
is
going
to
happen.
It's
my
opinion,
but
I'm
pretty
I'm,
pretty
sure
that
there
are
people
up
there
they're
going
to
go,
it's
more
convenient.
Can
you
do
it
and
we
would
try
to
accommodate
them?
It's
same
with
all
the
grab
bars
we're
gonna.
Do
all
the
grab
bars
up
on
the
second
floor,
because
people
might
need
it
so
we're
gonna
do
the
hard
stuff
up
front
so.
A
R
O
O
O
Because
you
have
to
get
up
stairs
to
get
there
once
you're
inside
you
have
the
exact
same
clearing
rights
that
you
would
have
understand.
So
if
you
have
temporary
disabilities-
or
you
have
someone
with
a
caregiver
there,
but
you
just
have
to
maneuver
down
the
stairs
for
someone
with
limited
mobility,
not
in
a
full
wheelchair,
some
folks
use
wheelchairs,
but
they
can
move
around
when
they're
in
place.
They
just
need
the
wheelchair
for
most
of
their
supportive
user.
So
that's
the
intent
there
with
that
process.
Okay,.
O
Hilarious
and
I
think
just
don't
have
more
months
to
go
just
to
kind
of
clarify
the
when
we
were
looking
at
the
nine
unit
as
of
right
and
the
twelve
unit,
what
we
were
doing,
we
thought
it
was
a
really
great
balance
of
where
the
zoning
code
lets
you
go
and
trying
to
get
a
variance
to
interpret
the
nine
unit
and
the
twelve
unit
from
a
density
standpoint.
Not
units
aside
are
a
twelve
unit,
is
less
dense
of
use.
O
The
effect
on
the
street
is
less
dense,
the
effect
on
the
neighbors,
less
dense
and
many
municipalities.
The
parking
is
not
counted
in
the
lot
coverage
or
how
the
living
units
are
run.
So
it
actually
is
a
little
smaller
because
you,
you
don't
have
that
tucked
in
the
zoning
variance,
requires
to
kind
of
take
full
use
of
your
property
to
build
vertically
and
not
build
horizontally
and
I.
Think
we're
trying
to
get
that
balance
of
where
we
think
housing
should
be
going
by
having
more
single
floor
living.
O
That's
in
a
residential
neighborhood,
so
people
can
stay
and
have
a
neighborhood.
That
is
multiple
folks
and
trying
to
get
that
balance
and
not
build
out
the
full.
You
know
as
a
write
full
amount
of
income
created
by
the
as
of
right.
We
thought
it
was
a
nice
balance
between
the
two
and
that's
why
we've
tried
so
hard
to
work
out.
This
type
of
use
with
the
neighbors
are.
D
Q
O
O
So
in
the
end,
a
lot
of
our
infrastructure
is
exactly
the
same
between
a
14
and
12.
Except
for
that
added.
You
know
we
still
have
four
sides.
We've
kind
of
we
still
have
this
end.
We
basically
removed
about
20
feet
of
facade
in
the
front
and
the
back
and
then,
of
course,
all
the
appliances
etc
that
went
in
it.
So
that
would
definitely
go
down.
What's.
Q
Q
O
Equivalently
parking
in
the
parking
garage
is
the
same.
The
paving
is
a
little
bit
less,
but
we're
not
using
impervious
pavers
which
are
more
expensive.
So
there's
a
balance.
I,
don't
think
it's
you
can
say
it's.
You
know
twelve
over
fourteen
and
it's
that
much
of
the
cost.
I
I
think
it's
probably
maybe
equivalent
to
you
know,
put
maybe
chopping
off
one
unit
because
of
this.
Q
L
Few
questions:
first,
a
question
to
staff
in
our
packet
there's
a
table
that
is
titled
proposed
variations
of
the
inclusionary
housing,
ordinance
development
bonuses
and
reduce
variations
and
there's
one
column
that
says
regulation
and
then
there's
another
column,
that's
titled
as
of
right
proposal.
What's
the
difference
between
those
two.
L
Then,
while
melissa
is
looking
for
that
can
the
applicant
describe,
can
you
remind
me
on
the
building
lack
coverage
with
your
requested
building
lot
coverage
higher
with
the
requested
12
development
units
dwelling
higher
than
14?
Excuse
me,
the
14.
Yes,
oh
it's
less
than
the
14
yeah!
So
now
at
12,
you're
requesting
46.5
correct,
that's
less!
What
was
it
request
to.
O
L
O
L
Well,
I
have
another
question
for
staff,
so
the
inclusionary
housing
ordinance
kicks
in
at
ten
dwelling
units.
Is
that
correct,
correct
and
do
we
have
an
example
of
a
development
that
has
been
able
to
successfully
include
an
on-site
affordable
unit
within
a
development
that
is
of
comparable
size?
I
mean
normally
the
city?
B
Most
comparable
that
I
can
think
of
would
be
824
828
noise,
which
was
I,
believe
forty
four
units
and
did
on-site,
affordable
units
I
cannot
think
of
any
proposal
for
anywhere
from
five
to
fifteen
units,
since
the
inclusionary
housing
ordinance
was
updated,
so
not
to
say
that
no
one
has
done
it.
I
haven't
seen
a
proposal
either
way.
I'd.
G
A
Q
O
Q
C
L
L
B
Regulation
is
what
the
zoning
ordinance
specifically
permits
maximum
allowed
and
has
a
right
proposal.
That
was
a
staff
estimate
that
if
you
were
to
construct
10
dwelling
units
on
the
property,
then
it's
estimated
that
you
would
be
at
39%
building
lot
coverage,
and
that
was
based
off
of
the
type
of
proposal
that
that
was
given.
It
was
basically
chopping
off
the
extra
units
to
come
to
that
to
see
whether
or
not
you
you
could
comply
with
the
building
lot
coverage
in
conjunction
with
the
density
requirement.
F
A
O
Think
part
of
it
is
that
you
have
to
build
the
it's
hard
to
put
a
dollar
to
it.
We
tried
to
estimate
per
unit.
You've
got
larger
doors,
larger
clearances.
If
we
did
this
unit
that
wasn't
adaptable
or
accessible
the
unit
size
would
come
down
for
a
two-bedroom,
because
a
lot
of
the
square
footage
that
you
can
see
here
if
I
get
to
the
unit
is
actually
within
the
kind
of
bathrooms
and
corridors
which
are
kind
of
a
lost
space,
so
trying
to
cut
down
on
the
cost
would
be
kind
of
shrinking
the
unit.
O
So
these
bathrooms
are
quite
large.
This
hallway
in
here
has
to
allow
for
a
five-foot
turning
radius.
So
you
know
in
a
home
you're,
usually
looking
at
a
three
foot,
four
to
three
foot:
six
hallway
these
are
5-foot
hallways
so
that
you
have
the
ability
to
turn
as
well
as
in
the
large
master,
bedroom
and
the
closet.
So
it's
a
hard
say:
the
cost
is
kind
of
a
built-in
cost
within
the
units
to
try
to
say
that
you
built
some
of
them.
Not
with
that
offset
I,
don't
know
if
you
could
really
run
the
numbers.
O
They're
kind
of
apples
to
oranges
I
would
imagine
that
as
the
way
it
works.
I
think
that
the
con
against
it
is,
you
know,
a
nine
unit.
Doesn't
a
nine
unit
as
of
right,
which
would
make
more
income
does
not
have
any
inclusionary
dollars
going
into
the
housing,
because
we're
nine,
not
ten
so
nor
any
public
benefits
so
we're
kind
of
comparing.
What
can
we
do
with
the
property?
How
do
we
prove
that?
We're
not
doing
this
to
make
more
money?
O
The
idea
and
the
intent
is
to
work
within
the
neighborhood
and
the
neighbor
and
what
we
feel
this
area
of
Evanston
is
requesting,
and
so
a
nine
unit
as
of
right,
has
no
public
benefit
no
payment
into
inclusionary
housing
because
we're
below
the
ten
threshold,
and
that
was
kind
of
our
balance.
We
could
do
this,
but
we're
in
front
of
you
asking
for
this,
because
we
feel
it
has
a
lot
of
pros
for
everyone,
Evanston
itself,
the
neighborhood
building
housing,
that's
going
to
be
needed
more
in
the
future
than
a
you
know.
O
Three
level
and
a
three
level
will
be
something
that
people
are
interested
in
that
neighborhood,
because
there's
so
many
single
families,
it's
a
very
desirable
spot.
So
whether
you
do
two
bedrooms
versus
three
bedrooms,
I,
don't
think
it
was
purely
an
economical.
It
was
kind
of
more
of
a
you
know.
Is
there
benefit
to
doing
two,
and
are
they
going
to
be
more
desirable?
Yes,
but
I
think
the
three
bedrooms
will
be
just
as
desirable
and
in
kind
of
nine
unit.
I
have.
D
Some
questions
about
the
affordable
unit,
economic
viability,
so
I
mean
I
was
just
trying
to
put
some
numbers
together
on
my
own
and
I,
admittedly,
haven't
studied
it
for
two
years
and
I.
Admittedly,
this
is
not
my
strong
suit,
but
tell
me
where
I'm
going
wrong
on
this,
so
in
the
in
the
prior
proposal
between
the
prior
proposal
in
this
proposal,
you're
saving
approximately
250
thousand
dollars
on.
D
Gonna
I'm
gonna
get
there
I'm
trying
to
account
for
everything.
So
tell
me
where
I'm
going
wrong,
though
so
the
prior
proposal,
though
at
fourteen
units,
was
economically
feasible
to
you
and
you're
saving.
Two
hundred
fifty
thousand
approximately
on
the
cost
here,
you're
losing
two
units,
so
you're
losing
approximately
at
$2,500
a
month,
sixty
thousand
dollars
a
year
in
rent
okay,
so
that's
$190,000
net
gain
between
the
costs
and
the
revenues
or
there
abouts.
D
If
you
take
the
seventy
five
thousand
you're
willing
to
pay
into
the
city
and
instead
put
that
into
your
net
savings,
now
you're
at
two
hundred,
sixty
five
thousand
so
on
a
ninety
six
hundred
dollar
a
year
unit.
It's
gonna!
Take
you!
Twenty
seven
years
before
you
come
out
behind
on
having
an
affordable
unit.
I
may
have
oversimplified
it,
but
isn't
that
about
right?
What
am
I
missing?
I
need.
Q
Q
Q
Q
Sounds
like
that's
an
issue
for
the
people
who
are
gonna,
build
at
Chicago,
Avenue
and
Howard
right,
and
anybody
because
there's
not
an
endless
pool
of
money
here
there
are
projects
that
can
be
done
other
ways
in
other
places,
even
on
site
here.
So
we
have
come
to
a
point
where
we
are
trying
to
do
what
we
hear
from
the
neighbors.
What
you
guys
said
to
do
in
terms
of
come
together
and
come
up
with
a
compromise.
Q
I
think
this
is
a
viable
compromise,
especially
when
you're
talking
about
the
precedent
that
you're
worried
about
setting-
and
that
is
by
not
approving
this.
The
precedent
you
set
is
build
me
a
two
and
a
half
story:
five
yard
five
foot
side.
There's
setbacks
behemoths
next
to
what's
there
now
this
fits
better,
but
it
requires
a
variance.
Q
You
know.
The
ultimate
decision,
of
course,
is
yours,
but
maybe
we
should
let
the
neighbors
tell
us
tell
you
what
they
think,
because
we've
listened
to
everybody:
we've
met
with
everybody
from
February
or
now
we've
had
more
meetings
with
everybody
else.
We've
looked
at
all
the
plans
again,
we've
started
over
and
we
come
to
a
relatively
the
same
conclusion.
Q
Q
Q
We
don't
have
thousands
of
units
in
Evanston
or
anywhere,
because
we
don't
go
out
and
just
buy
the
price
that
people
paint
with
your
front
bills.
Right
now
is
astronomical.
You'll
never
see
me
buy,
they
laid
those
kinds
of
numbers.
If
it's
that
positive
cash
flow
from
day
one
and
it
can't
support
itself,
you
won't
see
me
involved
in
it.
Q
I'm
not
gonna,
put
myself
in
a
position
where,
when
the
market
tanks
I
lose
my
shirt,
I'm
gonna
go
in
there
conservatively
and
I'm
gonna
go
in
there
after
the
long
haul,
to
serve
the
community
and
to
be
a
part
of
this
community
like
we
have
for
the
last
50
years.
You've
never
seen
any
of
our
projects
go
under
and
you
never
will,
because
we
are
conservative
and
we're
not
going
to
change
that
so
yeah
I.
Q
D
Q
D
O
A
A
You
can
have
a
seat.
Oh
look,
you've
been
going
crazy.
I
got
questions
for
your
architect
now.
Last
question
on
minimum
change,
necessary
least
deviation
possible
right.
You've
got
those
garages
set
up
at
14
feet
per
car.
That
is
like
sweet
living
in
Evanston
here
in
Evanston,
turbot,
eight
and
a
half
feet
per
car.
I,
don't
imagine
if
you
will
you
just
took
it's
also
eat
off
also
bike
parking.
No,
they
don't
require
at
that.
Big
I
don't
require
to
be
that
big.
O
O
A
O
B
O
So
my
mother
is
fine
when
she
is,
she
needs
a
walker
or
an
assistant
cane
to
get
up
where
she's
going
and
once
she's,
where
she's
at
she's
fine.
So
you
have
a
lot
of
folks
in
that
transitional
period
who
need
it
temporarily?
Sometimes
what
they
do
is
their
health
issue
causes
them
to
be
weaker
and
they
need
something
to
hold
on
to
to
push
themselves
in
and
out
of
a
chair.
So
I
think
we
wanted
to
make
sure
that
we
weren't
boxing
someone
in
and
not
being
able
to
a
maneuver
a
lot
of
times.
O
Also
the
vans
that
folks
use
are
a
little
bit
larger
as
well.
So
it
was
just
us
trying
to
make
sure
that
in
those
spots
we
had
that
ability,
also
the
garage
doors
themselves,
making
sure
folks
can
make
that
tight
turn
into
the
alley.
I
know
when
I
used
to
ride
with
my
grandfather
it
he
was
a
good
driver,
but
those
tight
turns
were
a
little
Eileen.
Can
you
go
check
out
the
side
and
make
sure
there's
nothing?
O
A
Right
we
had
some
neighbors
who
would
like
to
speak.
There
are
five
people
who
have
signed
in
hopefully
you're
all
for
this
project,
so
the
first
one
is
Sigrid
pilgrim
I
get
that
right
did
I
swear,
you
win,
you
didn't
walk
him
and
late
right.
Okay,
you've
been
here
for
the
whole
glorious
time.
Yes,
I
was
here
before.
S
The
proposal,
in
my
opinion,
has
much
merit
as
it
offers
longtime
ravenson
residents
such
as
myself
and
my
husband
the
opportunity
to
remain
in
a
neighborhood
and
town.
We
love,
even
if
we
may
no
longer
be
able
to
take
care
of
our
very,
very,
very
large
backyard.
I
understand
the
concerns
of
some
of
their
neighbors
about
the
possible
increase
in
density.
S
Given
that
the
developers
are
asking
for
two
small
variances
from
the
current
building,
Court,
which
I
understand,
are
12
units
rather
than
10
and
a
larger
foot
imprint
of
the
building
from
40%
to
46.5%
I
would
like
to
ask
you
to
follow
it.
Why
do
you
enforce
building
ordinances
selectively?
You
may
recall
that
the
lb
on
developers
asked
for
five
building
variances,
that
is:
building
height
number
of
units
number
of
parking
spaces
floor
to
area
ratio
and
cigarette
shaped
setbacks.
S
Reading
some
of
the
articles
on
the
issue,
it
seems
that
the
variance
is
requested
by
l.b
on
are
significantly
more
diverging
from
the
building
court,
the
poor
building
code
than
what
is
proposed
for
the
Central
Street
project,
building
height
of
156
units
with
cold,
allowing
105
287
residential
units
with
code
allowing
105
186
parking
spaces
were
cold
required.
389
based
on
the
number
of
12
units
and
I
do
have
to
admit.
This
is
based
on
three
articles
which
I
read
in
the
roundtable.
S
My
first
appearance
at
this
lustrous
body,
but
I,
would
really
request
that
you
seriously
consider
what
I
think
is
a
wonderful
proposal
for
our
city
and
given
the
fact
that
your
own
ordinances
require
payment
to
the
affordable
housing
called
unit,
the
developers
are
making
a
proposal
to
give
money,
so
I
have
copies.
For
you
great.
A
We're
gonna
put
this
in
as
Exhibit
one
a
just
to
respond
quickly
to
your
question.
You
asked
the
difference,
so
the
Albion
development
is
what's
called
a
Planned
Unit
development,
and
that
is
for
developments
that
are
of
a
certain
size
and
developments
of
a
certain
size
go
through
a
different
process.
They
go
through
plan
Commission
and
there
it's
negotiated
the
trade
offs.
So
we,
as
your
zoning
board
of
appeals,
have
nothing
to
do
with
that.
We
have
no
control
over
that.
S
A
That
is
not
the
way
it
goes.
It's
just
the
Planned
Unit
development
is
a
different
process.
When
you
have
much
when
you
have
much
bigger
buildings
that
have
a
much
bigger
impact
on
the
city,
the
process
is
different
and
that
process
does
not
involve
us.
So
your
concerns
are
really
with
the
Planning
Commission
and
I
would
encourage
you
to
go
to
one
of
their
meetings
and
have
a
conversation
with
those
folks,
because
I
think
you
might
get
a
better
answer.
A
I
Evening
I
live
at
325,
Central
Street
I'm,
president
of
the
Central
Street
town
house,
Association.
We
have
eight
units
in
talking
to
other
unit
owners.
Almost
all
of
us
agree.
This
would
be
a
benefit.
I
might
be
one
of
the
people
that
mister
I
mentioned
about
coming
and
buying
our
buildings.
At
some
point,
eyes
were
built
in
1955
I've
been
there
for
14
years.
I
grew
up
in
Evanston,
moved
here
in
1955,
so
yeah
1955.
I
We
moved
here
to
when
our
buildings
were
built
that
I
live
in
now,
I
would
like
to
say
that
I
again
am
in
favor
of
this
development.
It
would
be
an
attractive
addition
to
our
neighborhood
in
the
Central
Street
corridor.
It's
not
as
dense
as
there
right
is
that
they
can
build
as
you're
all
heard.
I
think
what
they
could
build
would
be
a
kind
of
a
monstrosity
on
Central,
Street
and
I
asked
you
to
consider
that
heavily,
because
this
is
a
much
better
looking
they're
taking
into
consideration.
I
I
went
to
the
additional
meetings
and
looked
at
the
new
proposal.
It
cuts
back
on
a
number
of
areas
that
residents
wanted.
I.
Think
some
of
the
comments
that
were
made
by
residents
here
previously,
as
I
said
in
the
roundtable,
were
kind
of
goofy,
because
I
went
and
inspected
garages
in
our
alley
and
looked
at
certain
parts
of
the
street
and
really
had
no
bearing
on
this
project,
which
I
think
would
have
been
alright
even
at
14
units.
The
owners
have
addressed
issues
that
were
raised
at
the
last
meeting.
I
I
believe
they
have
dressed
the
problems
that
some
of
the
neighbors
have
raised.
Besides
what
it
provides
them
and
their
partners
is
a
benefit
to
our
community.
The
way
they
have
proposed
it,
the
extras
that
they're
providing
such
as
the
bus
stop
would
be
closer
to
my
home
when
I'm
heading
west,
when
I
take
the
bus
from
the
L
and
like
they
said
you
get
off
in
dirt
right
now.
I
There's
been
no
gravel
added
and
when
I
spoke
to
the
city
about
that,
they
can't
afford
it.
So
I
think
this
would
be
a
benefit
to
all
the
homes
that
are
on
both
sides,
the
Hartzell
side
and
our
side.
By
the
dumping
of
additional
gravel.
It
seems
like
a
minor
thing.
You
go
hey.
What's
the
big
benefit
to
the
community
to
our
little
community,
it
would
be
a
big
benefit
and
I.
Thank
you
for
voting
affirmative
I
hope
for
this
project.
Thank
you.
Thank.
T
T
What
I
see
isn't
out
of
scale
for
the
area
and
I
think
would
add
a
little
diversity
to
the
size
and
shape
of
the
buildings
in
the
area
area
I
feel
strictest.
Adherence
to
the
zoning
rules
is
not
helping
the
community
at
this
time,
change
happens.
I'm
willing
to
accept
nothing.
This
world
is
perfect
and
I
have
no
desire
to
stay
standing.
The
way
in
this
truck
in
the
way
of
progress
excuse
me
very
much.
Let's
see
these
apartments
build
as
soon
as
possible.
Thank
you.
Thank.
A
N
Good
evening
my
name
is
sue
Lubbock,
I,
work
at
connections
for
the
homeless
and
I
head
up.
A
coalition
called
joining
forces
for
affordable
housing,
we're
a
group
of
about
30,
Human,
Services
agencies,
communities
of
faith
in
individuals
that
advocate
for
affordable
housing,
because
the
lack
of
affordable
housing
is
such
a
huge
detrimental
issue
in
the
city.
N
N
I
think
the
developers
make
a
compelling
argument,
but
all
of
the
developers
we
have
heard
from
make
compelling
arguments
about
the
expense
of
including
affordable
units,
given
that
our
current
neighborhood
layouts,
the
way
that
neighborhoods
are
constructed
in
terms
of
various
incomes,
racial
makeup
and
so
on.
Those
patterns
were
created
through
exclusionary
zoning.
Many
many
years
ago.
The
inclusionary
housing
ordinance
is
the
only
tool
that
we
have
available
to
make
very
tangible
changes
to
those
patterns.
N
So
joining
forces
is
really
advocating
that
both
developers
and
the
people
who
are
making
the
decisions
at
the
Muniz
municipal
level
push
to
have
the
unit's
on-site.
There
are
many
ways
to
come
up
with
equivalent
alternatives.
It
doesn't
have
to
be
an
either/or
kind
of
thing.
This
developer
has
quite
a
few
units
in
the
community,
but
I
would
love
to
know
how
many
of
them
are
affordable.
N
I
would
like
to
know
what
neighborhoods
they're
affordable
in
and
I
would
like
to
know
if
there
would
be
the
opportunity
if
it
won't
work
in
this
development
to
put
affordable
units
in
some
of
his
other
developments
in
neighborhoods
that
provide
the
same
benefits
that
this
neighborhood
would
provide.
So
I
ask
that
everybody
look
at
this
even
harder.
I
know
it's
been
a
lot
of
work,
but
this
is
really
important.
This
is
the
direction
that
development
has
to
go
if
we're
gonna
be
solving
this
problem.
Thank
you
very
much.
Thank.
P
First
of
all,
I'll
say:
I
was
one
of
the
people
Bement
Lee
against
the
14
unit,
property
for
a
variety
of
reason,
density
density
of
units
and
and
the
size
of
the
space,
but
the
size
of
the
space
that
the
property
was
going
to
be
taking
up.
I
attended
the
meeting
at
Lovelace,
Park
or
skrýmir
horns.
Did
a
presentation
and
I
listened
to
everything
that
they
had
to
say
and
I
feel
quite
strongly
that
the
12
unit
proposed
property
is
the
best,
at
least
in
terms
of
the
neighbors
and
the
neighborhood.
P
One
of
my
big
concerns
about
the
nine
unit.
What
I'll
call
vertical
living
space
or
I'm,
not
sure
if
it's
nine
or
ten
there's
very
there
were
two
end
up
being
very,
very
little
green
space
in
the
property
and
there's
actually
quite
a
lot
of
green
space
around
there
now
and
I
feel
like
that's
already
going
to
be
a
loss,
but
the
way
they've
designed
it
with
the
12
units.
There
is
going
to
be
a
lot
more
green
space.
So
that
is
a
benefit
to
the
neighborhood.
P
In
my
opinion,
the
other
thing
is
at
that
meeting.
There
were
I,
don't
know
I
guess
I
would
have
guessed
it
for
20
and
24
people
and
I
would
say
at
least
20
people
raised
their
hand
in
favor
of
the
12
unit
property.
So
I
just
want
to
say
that
just
want
to
confirm
that
that
would
that
did
happen.
I
do
have
a
couple
of
questions
that
I
do.
This
would
more
be
for
the
city
or
in
both
groups.
P
Risa
recycled
asphalt,
which
I
think
is
pervious
and
do
that
until
they
can
come
up
with
the
solution
of
actually
paving
and
the
paving
with
the
sewers.
That's
just
something
I
would
question
for
the
city.
The
one
other
thing
I
would
want
to
ask
about
is
very
practical
things
about
garbage
cans
and
the
alleys
are
already
pretty
tight
in
terms
of
shoveling
and
I.
P
The
other
thing
he
agreed
to
building
as
much
greenery
as
as
possible
around
the
air
conditioning
units,
but
I'm
also
wondering
if
it's
possible
to
build
some
kind
of,
in
addition
to
the
greenery,
some
kind
of
screening
and
I
guess
I'm
very
concerned
about
having
I
think
it's
going
to
be
at
least
four
air
conditioning
units
again
right
next
to
my
house.
That
being
said,
I
also
recognize
it
is
about
25
feet.
P
According
to
the
the
the
new
zoning
proposal
that
it's
about
25
feet
from
my
house,
so
that
does
help
quite
a
bit,
but
I
still
think
it's
worth
asking.
So
those
are
my
comments.
Otherwise
I
am
I.
I
would
be
very
concerned
about
the
9
I
think
it's
9
unit,
huge
footprint,
very
little
green
space
and
I
have
some
friends
that
live
in
what
they
call
vertical
living,
I
I,
just
don't
I!
Don't
know!
That
surprises
me
that
there's
a
demand
for
that
I
know
that
there
is
a
demand
for
accessible
living
so
anyway,
I.
A
P
Your
yeah
and.
P
Yeah
I
think
the
big
thing
curious
about
that.
Absolutely
the
big
thing
is
the
space
between
our
home
and
the
the
new
building,
because
if
they
chop,
if
they
remove
two
units,
they
take
off
25
feet
on
each
side
and
so,
and
that
is
where
the
additional
green
space
is
because,
right
now,
where
we
live,
there's
no,
there
are
no
garages,
you
know
and
then
there's
a
front
lawn
and
I
have
to
admit.
P
I
will
walk
my
little
dogs
back
there
too,
and
you
know
that's
a
that's
an
aside,
but
that
is
the
driving
force
and
that
I
also
felt
that
Germer
home
was
was.
He
approached
me
about
moving
their
conditioners
when
I,
when
I
mentioned
about
it
and
I
really
appreciated
that.
So
that
was
that's
the
main
reason
I'm,
obviously
very
invested
in
the
fact
that
the
properties
can
be
right.
Next
to
me,
I,
don't
I
I
liked
the
little
cottages
you
know
they
were
really
cute.
P
P
C
A
O
Was
just
gonna
answer
her
questions
about
the
air
conditioning,
so
we
are
25
feet
away
and
there
is
a
zoning
ordinance
requirement
about
the
decibels
at
the
property
line
which
I
think
it's
25
and
because
we're
25
feet
away.
We're
gonna
do
really
well
on
that
aspect,
but
also
the
greener.
That's
going
around.
There
is
evergreens,
so
that
will
help
shield
it.
You
need
them
to
breathe,
but
I
think
you're
gonna
like
greenery
as
opposed
to
something
more
mechanical
yeah.
O
And
it's
worse
and
it
doesn't
look
as
attractive
as
on
Ross
and
green.
It's
a
terrible
solution.
The
other
inner
is
the
best
greenery
is
the
best.
The
other
thing
that
I
think
people
who
are
concerned
about
the
alley
right
now.
It's
just
open
parking
that
does
not
meet
that
whole
property
does
not
meet
any
of
the
requirements
because
it
was
built
so
long
ago
for
water
management
and
the
whole
neighborhood
is
like
that.
So
there's
a
lot
of
water
that
drains
off
into
that
area
and
that
crown
in
the
alley
is
quite
large.
O
The
benefit
for
us
building
and
enclosing
the
garages
is.
We
have
downspouts
off
of
our
roofs
that
go
into
our
stormwater
management
system,
so
we
will
not
be
adding
extra
water
will
be
taking
less
water,
even
though
we
may
have
more
cars
the
when
storms
etc
happen.
We
can't
drain
into
that
zone
now
at
all,
and
we
have
it
all
downside
so
having
those
covered
garages
is
a
much
better
benefit
for
everyone
in
the
neighborhood
moving
forward
than
the
open
spaces.
So
I
just
wanted
to
kind
of
answer
those
questions
about
this
about
the
space.
O
A
R
I
just
wanted
to
clarify
our
proposal
with
the
alley.
So
I
met
with
Edgar
from
the
city
and
we
talked
about
you
can't
pave
it.
You
can't
do
certain
things,
but
what
I
basically
suggested
they
do
great
and
roll
it
three
times
a
year.
So
what
I
recommended
is
to
bring
three
semi
loads
up
front,
especially
when
you
had
East
it
gets
low,
it
gets
really
a
lot
of
potholes
and
they
have
not
added.
R
You
know
any
kind
of
gravel
for
years,
a
long
long
time,
so
that's
certainly
gonna
help
and
then
what
I
was
also
thinking
was
about
halfway
through
the
project.
We
would
also
bring
in
another
three
semi
loads
and
cap
off
the
whole
thing
and
we
are
gonna
come
and
go
from.
The
west
side
will
maintain
that
just
like.
R
If
we
were
to
drag
mud
on
on
the
street,
we
would
clean
it
right
away,
so
we're
gonna
maintain
whatever
we
do,
but
my
thoughts
were,
then
we
bring
in
another
four
semi
loads
at
the
end
and
kept
the
whole
thing
off
and
we
would
coordinate
that
so
it
would
get
put
in
graded
enrolled.
So
it's
going
to
help
that
alley
a
tremendous
amount-
and
you
know
that
was
one
of
the
concerns
that
they
had
so
I
just
wanted
to
clarify
that's
what
our
proposal
is.
Thank.
A
Q
Q
Oh
because
we
have,
we
have
other
buildings
in
Evanston
that
have
section
8
tenants
in
them,
so
we
achieve
we
participate
in
the
affordable
housing
program.
In
that
regard,
we
don't
have
any
other
new
constructions,
so
we
don't
have
any
other
of
the
inclusionary
housing.
You
know
specifically,
but
of
course
section
8
housing
is
available
to
any
unit
in
Evanston
for
the
cook
county
ordinance
and
the
other
problem
was.
We
don't
have
another
project
that
is
owned
by
this
group.
So
how
do
we
impose
that
on?
Because.
Q
So
that
was
you
know,
we
look
at
all
these
different
things.
Everything
was
that
she
wasn't
sure
what
would
it
what
where
the
approval
process
would
have
to
lead
to
do
this
and
how
that
would
delay
the
project,
and
we
really
are
kind
of
at
a
point
now
where
we
are
Cook
County
once
those
property
is
down,
because
you
get
a.
A
Q
C
A
P
A
Q
A
little
bit
because
in
talking
with
Edgar
at
the
city,
the
worry
was
because
of
the
slope
of
that
alley,
that
we
do
anything
that
causes
more
runoff.
Even
though
it's
pervious
asphalt,
it's
gonna
have
a
greater
runoff
capacity,
then
gravel
it
or
something
like
that.
So
we
don't
want
to
cause
a
problem
for
the
neighbors
at
the
lower
end
of
the
alley
in
terms
of
pooling
and
puddling
of
water.
A
D
What
you've
done
over
the
last
two
months
to
change
the
proposal
is
significant
in
my
view
and
I
think
it's
telling
that
at
the
last
meeting
there
were
maybe
10
neighbors
that
stood
up
to
express
their
disapproval
of
the
project
in
a
public
forum
with
notice
and
tonight
there
were
no
neighbors.
That
did
that,
although
there
was
a
night
at
least
a
plea
for
compliance
with
the
affordable
housing
ordinance.
D
D
Think
I.
Remember
at
the
last
meeting
for
me.
What
swayed
my
opinion
was
the
imposition
of
14
units
against
the
what
I
perceived
to
be
an
unequal
public
benefit
and
I
do
think
by
cutting
two
units
down
and
by
increasing
the
public
benefit
ever
so
slightly
with
gravel.
In
my
view,
that
does
sort
of
sway
my
opinion
on
the
balance
a
little
bit,
I'm
really
troubled
by
the
pushback
on
including
an
affordable
unit
and
I
understand
the
testimony
about
the
economics
of
the
project
doesn't
mesh
with
my
common
sense
or
with
the
numbers.
D
I
worked
out
simply
to
myself.
I
think
here
on
the
public
record,
there's
a
problem
with
the
ordinance
in
that
the
amount
of
quote
unquote
penalty
at
seventy-five
thousand
dollars
seems
to
be
over
and
over
when
it
comes
to.
When
the
issue
comes
in
front
of
us,
too
small
a
penalty
to
encourage
developers
to
include
affordable
units,
but
it
is
what
it
is,
and
I'm
I
moved,
certainly
closer
closer
to
being
an
approval
of
the
project
than
I
was
two
months
ago.
But
I
am
really
on
the
fence,
including
because
of
the
affordable
unit
issue.
L
I'll
go
ahead
and
jump
in
I.
Think
what's
telling
is
the
amount
of
questions
and
conversation
we're
having
this
evening
in
part
because
of
the
inclusionary
housing
ordinance
on
its
face
in
terms
of
the
the
project
itself?
I
think
the
applicant
has
done
a
lot
since
they
first
came
before
the
Zoning
Board
in
terms
of
making
changes
that
both
reduce
the
number
of
variances
and
go
a
long
way
in
terms
of
meeting
the
requests
and
concerns
of
the
neighborhood.
So
I
applaud
the
applicant
for
that
I.
L
Certainly
respect
dabbers
recommendation
that
they
supported
the
the
proposal
conditioned
on
the
fact
that
an
on-site,
affordable
housing
unit
be
included
and
I
in
principle
agree
with
miss
Lowell
back
low
black.
If,
if
I'm
pronouncing
that
correctly,
that
we
as
a
community
are
struggling
with
this
issue
of
providing
affordable
housing
and
I
I
care
for
that
I,
respect
that
and
I
support
that
and
and
I
think
that's
reflected
in
our
consideration
and
our
questions
and
our
comments.
L
I
do
find
that
this
project
is
very
different
than
a
downtown
high-rise,
where
the
cost
can
be
spread
across
a
greater
number
of
units
and
so
I'm
struggling
with
the
inclusionary
housing
issue,
myself
I.
Certainly
we
don't
have
the
benefit
of
seeing
pro
formas
I'm,
you
know.
So
we
are.
We
are
making
judgment
based
on
the
testimony
offered
to
us
this
evening.
L
So
those
are
some
of
my
questions,
but
you
know
I.
You
know
the
city
continues
to
look
at
it's
an
inclusionary
housing,
ordinance
and
and
at
what
levels
you
know
on-site
of
on-site
units
are
required,
etc.
I
should
I
would
like
to
point
out
that
the
applicant
is
meeting
the
affordable.
The
inclusionary
housing
ordinance
by
paying
into
the
fund,
though,
is
not,
you
know,
is
not
meeting
the
on-site
requirement,
and
so
it's
it.
L
J
I
agree
with
everything
that's
been
said
from
my
colleagues
here,
I'm,
so
glad
that
you
took
to
heart
the
comments
that
were
given
to
you
at
the
last
meeting
and
you
met
with
the
community.
You
included
them
and
from
this
meeting
we
can
see
the
vast
turnaround
from
the
neighbors
and
the
neighborhood
so
I'm,
actually
in
favor
of
what
you've
done.
I
think
I
was
the
one
that
said
it
the
last
time.
A
Thank
you,
so
here's
here's
where
I'm
at
I,
as
you
know
from
our
discussion
I,
had
a
big
problem
with
the
idea
that
we
were
doing
inclusionary
housing,
but
it
really
wasn't
going
to
be
accessible.
It
was
just
going
to
be
adaptable
and
for
me
that
really
didn't
deliver
on
the
promise
of
inclusionary
housing.
A
So
for
me
this,
this
inclusionary
housing
is
not
just
right
for
lower-income
people,
but
it's
for
everyone
across
all
spectrums
of
abilities,
and
so
the
fact
that
you're
providing
housing
that
is
like
that
is
exciting
to
me,
because
again,
that's
that's
a
very
rare
occurrence,
but
to
deliver
on
the
promise
of
that
housing.
I
think
that
those
first
floor
units
have
to
be
accessible,
not
adaptable,
which
is
to
say
those
countertops
need
to
be
lower
from
the
get-go
so
that
it's
not
as
attractive
to
able-bodied
people.
A
Right
I
know
you
guys
don't
care
because
you'll
move
on
if
somebody
wants
it,
which
is
fine
but
I,
just
think
that
the
the
opportunity
is
that
it
will
be
less
attractive
to
an
able-bodied
person
and
I.
Think
that
that
so
for
me,
there's
this
weighing
of
affordable
housing
with
now
accessible
housing
for
five
people,
six,
six
people,
and
so
there's
that
trade-off
for
me
between
those
two
combined
was
shrinking.
A
A
A
A
D
D
A
L
L
The
the
gentleman
is
in
a
wheelchair
and
they
had
an
offer
on
their
home.
They
went.
They
looked
at
some
of
the
downtown
high-rises
ultimately
took
their
house
off
the
market
because
they
could
not
find
housing
that
was
suitable
to
his
needs.
So
I
do
think
that
there
you
know
there
is
a
need
here
and
as
the
population
continues
to
age
and
the
baby
boomers
age,
there
is
a
need
in
our
community
both
at
an
affordability
level,
but
also
at
an
accessibility
level.
However,
you
want
to
define
those
the
way
I'm
broadly
defining
them.
L
D
You're,
actually,
on
the
same
page
with
one
another,
so
I
think
the
point
made
in
the
last
meeting
was
that
if
we
didn't
commit
the
units
to
be
accessible
that
marketing
them,
as
that
wouldn't
matter
and
I,
think
I
have
the
point
Marybeth
made
tonight,
which
I
think
is
a
good
one.
Is
most
people
don't
want
to
stay
in
the
accessible
room
in
the
hotel
because
it's
different
or
the
counters
lower
from
the
get-go
or
whatever?
D
J
D
That's
what
that,
in
my
view,
I
agree
would
include
that
those
bottom
six
units
be
accessible
from
the
get-go,
and
there
was
a
commitment
for
that
on
the
record.
So
I
think
that
that
is
actually
there
wasn't
on
the
record,
but
I
think
if
we
include
that
as
a
condition,
then
I
satisfied
that
development,
in
accordance
with
the
testimony
and
the
record,
really
is
enough
of
a
condition.
Okay,.
A
D
C
A
A
You
I
do
it's
20
after
night
I'm
tired
and
we
still
got
one
more
to
go.
Okay,
so
let's
go
through
the
standards.
Four
major
variations.
There
are
seven
of
them
number
one.
The
requested
variation
will
not
have
a
substantial
adverse
impact
on
the
use,
enjoyment
or
property
values
of
the
Jeanne
adjoining
properties.
A
We've
had
testimony
from
neighbors
who
were
previously
opposed
to
the
project
who
are
now
in
favor
of
it,
and
so
that
gives
credence
to
the
concept
that
there
will
be
no
substantial
adverse
impact
on
the
used
enjoyment
or
property
values
of
the
adjoining
properties.
So
do
you
believe
that
that
standard
has
been
met?
I.
A
Two,
the
requested
variation
is
in
keeping
with
the
intent
of
the
zoning
ordinance.
The
intent
is
to
be
able
to
allow
development
and
provide
housing
that
is
in
keeping
with
needs
of
the
community.
So
I
do
believe
that
that
standard
has
been
met.
Number
three,
the
alleged
hardship
or
practical
difficulty
is
peculiar
to
the
property.
In
this
we
have
this
one.
A
You
number
four:
the
property
owner
would
suffer
a
particular
hardship
or
practical
difficulty
as
distinguished
from
a
mere
inconvenience
if
the
strict
letter
of
the
regulations
were
not
to
be
were
to
be
carried
out
in
this
case.
Without
the
zoning
relief,
the
development
would
need
to
be
smaller
in
scale
so
that
they
could
have
fewer
dwelling
units,
which
then
changes
the
economics
of
the
situation
such
that
they
then
revert
to.
The
idea
of
what
is
by
right,
which
we
have
now
determined,
is
not
what
the
neighbors
prefer.
A
So
I
do
believe
that
that
standard,
that
is
a
particular
hardship
and
I,
do
believe
that
that
standard
has
been
met.
Number
five.
The
purpose
of
the
variation
is
not
based
exclusively
upon
a
desire
to
extract
additional
income,
but
there
are
some
public
benefits
we've
gone
over,
so
what
some
of
those
public
benefits
are,
and
most
of
them
are
what
were
we're
discussed
with
the
last
proposal?
A
The
two
big
improvements
to
the
public
benefits
this
time
are
taking
care
of
the
alleyway
for
the
neighbors,
with
additional
gravel
loads
and
screenings
and
compaction,
as
well
as
making
those
six
units.
On
the
first
floor,
handicapped,
accessible
from
the
get-go,
which
I
think
is
going
to
be,
is
a
major
public
benefit
because
that
product
really
doesn't
exist.
So
I
do
believe
that
that
standard
has
been
met.
Number
six,
the
alleged
difficulty
or
hardship-
has
been
not
been
created
by
any
person
having
an
interest
in
the
property.
A
They've
owned
this
property
for
many
years
and
I.
Don't
believe
that
any
of
these
any
any
of
the
changes
here
are
as
a
result
of
their
owning
the
property.
So
I
believe
that
that
standard
has
been
met,
number
seven,
it
is
limited.
The
request
a
very
occasion
requires
the
least
deviation
from
the
applicable
regulation
among
the
feasible
options
identified
before
their
Zoning
Board
of
Appeals.
We've
talked
at
length
about
that
right.
A
What
is
the
minimum
required
and
what
is
not
the
minimum
required,
and
so,
if
we,
if
we
agree
that
the
public
benefit
is
that
they
are
handicapped,
accessible
housing,
then
the
the
changes
to
the
garage
are.
The
garages
are
the
minimum
change
that
are
necessary
and
that
there
isn't
a
an
opportunity
to
tighten
those
up,
and
so
I
do
believe
that
that
standard
has
been
met.
I.
C
A
C
C
C
A
A
B
Anderson
property
owner
applies
for
major
zoning
relief
to
construct
a
two
family
residence
with
a
detached
garage
in
the
r32
family
residential
district.
The
applicant
requests
two
dwelling
units
on
a
total
lot
size
of
five
thousand
nine
hundred
and
forty
three
square
feet
where
a
minimum
seven
thousand
square
feet
square
foot
lot.
Size
is
required
for
two
family
residences:
zoning
code,
Section
six,
eight
four,
four,
the
Zoning
Board
of
Appeals
is
the
determining
body
for
this
case.
B
Documents
included
as
part
of
the
record
include
variation
application,
submitted,
March,
20th,
2018
zoning
analysis,
plat
of
survey,
site
plans
and
elevations
image
of
property,
aerial
view
of
property,
zoning
map
of
property,
dappered
meeting
minutes,
excerpt
of
April
4th
2018
and
AB
draft
meeting
minutes
of
April
11th
2018,
as
well
as
documents
submitted
at
the
beginning
of
the
meeting
that
include
up
updated,
elevations
an
updated
front
collar
elevation
that
didn't
come
out
in
color
very
well,
so
I
do
have
a
better
copy
for
everyone
and
a
written,
affordable
housing
proposal.
Great.
A
Thank
you
so
much
mr.
Anderson
before
we
get
started
I
just
we
as
we
look
through
your
documents
and
we
want
to
be
as
thorough
as
possible.
We
notice
that
there
are
quite
a
few
inconsistencies
between
plan
elevation,
section,
all
sorts
of
things
right
from
dimensions,
to
materials,
to
the
way
that
things
are
actually
going
to
look
and
in
order
for
us
to
be
able
to
evaluate
your
case
fairly
we'd
like
that
information
to
be
as
as
possible.
A
A
K
B
A
They're
still
showing
information,
that's
not
quite
accurate
between
the
various
drawings.
We
we
have
a
garage
that
doesn't
match
the
plant,
a
garage
elevation
that
doesn't
match
the
plan
and
the
two
garage
elevations
don't
line
up.
One
has
a
gable.
One
has
a
hip
can't
have
a
gable
and
a
hip
on
the
same
roof.
So
there's
there's
just
a
lot
of
inconsistencies
and
we'd
love
to.
We
want
to
give
your
your
project
a
fair
yeah.
K
K
B
What
we're
talking
about
right
now,
what
we're
we're
talking
about
is
when
you
look
at
the
different
elevations
of
the
latest
ones,
that
you
provided,
that
there's
things
that
don't
consistently
add
up
and
so
and
I'm,
not
an
architect,
so
I
apologize
that
I
didn't
pick
up
on.
All
of
these
things.
I
will
get
a
list
from
who
is
an
architect
so
that
we
can
make
sure
we
work
all
I.