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From YouTube: Zoning Board of Appeals Meeting 4-16-2019
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A
All
right
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.
This
board
will
either
make
a
final
determination
or
send
its
recommendation
to
City
Council
Melissa.
Will
you
call
the
roll
please.
C
C
D
A
Five
people
present
we
do
have
a
quorum
tonight
also
present
tonight
is
Zoning
Administrator
Melissa
Klotz.
This
is
a
formal
meeting
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.
A
Our
appellant
next
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
C
F
A
I
will
note
those
not
voting
we're
not
here
at
that
meeting.
Okay
before
I
have
Melissa
read
in
619
Howard
Street
can
I
have
anybody
who
is
going
to
talk
tonight.
Raise
your
right
hand.
Thank
you.
Do
you
swear
affirm
to
tell
the
truth
throughout
the
course
of
these
proceedings,
Thank
You
Melissa?
We
read
the
case
into
the
record.
Please
oh
I
also
note
that
Violetta
Collin
has
arrived,
so
we're
now
have
six
members
Thank.
B
You
Thomas
alamin
architect
applies
for
a
special
use
permit
for
a
banquet
hall
facility
in
the
B
three
business
district
zoning
code,
Section
six,
nine
four
three,
the
Zoning
Board
of
Appeals
makes
a
recommendation
to
City
Council
the
determining
body
for
this
case.
Documents
included
as
part
of
the
record,
includes
special
use
application
submitted,
March,
14th,
2019
business,
summary
parking
statement,
plaintiff
survey,
site
plan,
elevations,
image
of
property,
aerial
view
of
property,
zoning
map
of
property,
dapper
meeting
minutes,
excerpt
of
April
3rd
2019
and
dapper
draft
meeting
minutes
excerpt
of
April
10th
2019.
B
G
A
G
As
you
read
in
the
report,
its
I
was
formerly
the
Sherman
Williams
paint
store
and
my
client
would
like
to
make
it
an
event
space.
The
zoning
ordinance
refers
to
a
banquet
hall,
and
that
will
be
one
of
the
functions
there.
The
main
function
we
have
met
with
dapper.
There
were
some
concerns
earlier
about
some
modifications
to
the
building
that
were
proposed,
including
some
windows
on
the
east.
We
modified
the
design
to
address
those
concerns
about
sound
I.
C
H
F
G
C
H
A
very
good
question:
we
have
a
plan
and
the
plan
is:
we've
approached
the
gateway
parking
structure
which
is
about
10
minutes
from
from
us,
and
they
have
told
us
told
me
personally
that
at
any
time
we
want
they
have
400
spaces
available
for
and
on
the
weekends
and
evenings
they
could
even
have
more
I
brought
them
to
the
property
showed
in
the
property
and
I
went
back
with
them
to
the
facility
and
drove
all
the
way
up
and
down.
They
really
have
a
lot
of
space.
G
I
just
wanted
for
completeness
there's
a
couple
of
other
things:
we're
working
with
the
package
Pegg
and
India,
and
and
her
mom,
Deb
and
India
has
and
I
think
this
is
in.
The
report
has
spoken
to
another
business
on
Howard,
for
when
we
don't
need
that
many
more
I
think
there's
a
pregnant
wad
of
about
twenty
spaces.
That's
right.
C
H
The
parking
garage
can
hold
a
lot
of
people,
I
think
the
majority,
the
larger
events
are
probably
going
to
be
something
like
people
come
in
and
not
really
sit
down.
There
is
a
bridge
that
goes
a
lot.
It
goes
from
second
floor
of
the
garage
to
Howard
Street
you
cross
over
the
L.
If
the
train
excuse
me
the
a
bus
station
and
you
walk
to
our
facilities
about
six
ten
minute
walk,
it's
not
that
that
far.
H
We
also
have
we're
going
to
advertise
we're
going
to
have
a
a
plan
where
we
get
a
contract
with
maybe
a
shuttle,
bus
or
trolley
bus
where
they
actually,
they
would
be
shuttling
people
back
and
forth
from
the
parking
garage
to
our
facility
and
also
in
general.
If
there
is
a
large
event
like
this,
most
people
don't
use
public.
Don't
you
don't
drive
cars
I
mean
we
always
advertise
not
to
drink
and
drive.
So
what
we
would
say
you
know
if
you
want
to
come
to
our
event.
C
E
E
G
E
And
my
other
question
is:
what
hours
do
you
intend
on
operating
well.
H
E
A
A
G
H
A
H
A
F
C
C
C
G
G
H
A
H
A
A
G
G
Was
brought
up
and
what
we've
tried
to
do
is
find
that
balance
between
what
works
for
a
banquet
hall
and
what
works
for
storefront.
So
we've.
If
you
go
back
to
the
plan,
we
moved
a
meeting
room
which
would
typically
kind
of
be
back
of
house
up
to
the
front
that
office
there.
So
that
has
full
storefront
glass
and
that
can
be.
You
know,
made
to
look
nice
and
then
yes,
we
did
think
it
was
appropriate
to
limit
it
to
new,
energy-efficient
code-compliant
clerestory
lighting,
so
that
there
was
privacy
and.
A
F
F
I
J
Hello,
my
name
is
Ryan
kettle,
Kemp,
one
one,
two,
six
Brummel
Street
about
four
blocks
away,
so
I
just
wanted
to
my
wife
and
I
or
I'm
speaking
for
my
wife,
we're
both
in
support
of
the
project.
If
I
could
say
something,
it's
that
so
frequently
had
meetings
like
this.
There
are
people
standing
up
here
and
saying:
I,
don't
want
this
I
don't
want
this
I!
J
Don't
want
this
and
I
guess
as
a
person
from
the
neighborhood
we're
both
here
to
say
or
two
people
from
the
neighborhood
we're
both
here
to
say
that
we
support
this
project.
We
love
what
package
big
has
done
for
the
neighborhood
in
terms
of
revitalizing
Howard
Street.
We
love
what
the
theater
has
done
for
the
neighborhood,
and
we
have
a
very
strong
feeling
about
this
project
and
the
steps
that
they've
taken
in
terms
of
seeking
out
parking
in
this
parking
garage
that
the
project
will
work
and
that
the
neighborhood
won't
be
impacted.
J
A
I
Good
evening,
Matt
Rogers
133
Clyde
to
have
any
line
without
a
block
from
the
current
from
the
proposed
project.
I
want
to
speak
to
a
couple
things
here.
Number
one
I
did
an
event
fundraiser
for
a
local
not-for-profit
little
over
a
year
ago.
Now,
one
of
the
problems
we
found
was
there's
no
place
to
have
a
banquet
for
people
over
200
you're
having
a
Hosting
over
200
people
in
the
city
of
Evanston.
I
I've
been
doing
events
in
Chicago
for
years,
because
they
have
220
240
people
and
there's
just
no
place
that
can
accommodate
that
type
of
venue
or
that
type
of
a
crowd,
so
ice
I.
Think
that
having
something
like
this
that
can
hold
a
larger
crowd
is
definitely
worth
it
to
keep
business
in
the
city
of
Evanston
since
I
do
live
in
the
neighborhood
I'm
familiar
with
parking
in
the
neighborhood.
We've
worked
very
hard
to
kind
of
fix
the
parking
in
our
neighborhood.
We
currently
are
in
Evanston
only
parking
districts.
I
So
as
long
as
you
pay
your
real
tax,
you
can
park
in
the
neighborhood.
If
you
live
in
Chicago
and
Skokie
will
mat
wherever
and
you're
coming
down.
You
cannot
park
on
the
residential
streets
in
the
city
and
that
the
city
does
are
fine
in
the
neighborhood
and
the
city
does
police
that
very
vigilantly,
so
I'm
not
horribly
concerned
about
the
parking
one
of
the
other
things
I've
noticed
is
that
in
walking
by
peckish
big
many
times,
I
walk
my
dogs.
There
there's
a
constant
flow
of
overs
I'm
going
I.
Think
that's
the
new
way.
I
People
are
traveling
these
days.
People
are
not
necessarily
driving
themselves,
especially
if
they
know
they're
going
to
be
drinking.
It's
a
lot
easier
just
to
take
an
uber,
or
this
is
close
enough
to
public
transportation.
Again,
it's
probably
about
a
ten
minute
walk
from
the
train
over
to
this
location.
I
Additionally,
this
property
has
Sat
one
half
of
this
property
of
sattvic
it
for
the
entire
time.
I've
lived
in
the
neighborhood,
which
is
about
15
years
I'm,
not
saying
I'm
a
15
year
resident
because
I
know
how
we
all
that
sort
of
stuff.
But
what
I'm
saying
is
that
there's
been
a
property
sitting
there
that
has
not
been
being
used
for
anything
and
even
when
Sherwin
Williams
was
in
the
property
space
that
they
were
in,
it
was
very
much
a
contractor
type
place.
A
lot
of
people,
don't
necessarily
shop
for
their
pain
at
Sherwin
Williams.
I
But
that's
where
contractors
go
so
in
terms
of
the
economic
impact
in
the
neighborhood
I,
don't
think
that
building
was
being
to
the
best
use
being
used
to
the
best
use
that
it
could
be
a
couple
other
little
things
that
I
just
heard
in
comments
tonight
that
I'd
kind
of
like
to
address
and
the
store
front
was
mentioned.
The
existing
storefront
is
not
in
good
shape.
I
I,
don't
know
that
it's
worth
trying
to
salvage
anything
there,
it's
probably
better
to
try
to
build
from
scratch
or
replace
what
you
can
and
repair
what
you
can,
but
in
terms
of
trying
to
keep
it
in
its
current
condition,
I,
don't
think
that's
something
that
really
could
could
would
be
feasible
or
makes
sense.
The
other
aspect
I
wanted
to
bring
up
was
there's
been
some
discussion
about
the
alley.
Can
you
go
to
the
site
plan?
Please
Melissa.
I
There
is
an
alley
that
runs
north
and
most
of
the
parking
runs
most
of
the
off
street
parking
garages
are
on
that
side,
that
side
of
the
building
that
site
those
sides
of
the
building
and
so
I
think
that,
even
if
you
were
to
allow
for
deliveries
to
be
made
in
that
alley,
people
can
come
down
the
alley
turn
to
their
to
their
left
and
then
head
down
Clyde.
If
there's
a
truck
blocking
the
way
at
the
end
of
kallen.
I
So
as
long
as
the
truck
doesn't
block
where
that
alley
intersects
the
other,
which
is
again
far
away
from
the
from
the
building
entrance,
it
wouldn't
make
sense
to
do
that.
There
I,
don't
think
that
would
create
a
large
problem.
As
a
matter
of
fact,
it
may
help
because
a
lot
of
people
use
that
alley
to
circumvent
Howard
Street
and
go
racing
through
there
during
rush
hour
in
an
attempt
to
avoid
having
to
deal
with
Howard
Street,
so
that
actually
might
be
advantageous
to
have
a
delivery
truck
there.
During
certain
times
of
the
day.
I
Those
are
kind
of
the
points
I
wanted
to
raise
again
I
fully
in
favor
of
a
project
like
this.
Coming
in.
This
is
one
of
the
last
remaining
properties
on
Howard
Street.
That
needs
to
be
developed
and
we've
seen
a
lot
of
change.
My
neighborhood
during
the
time
as
we've
seen,
businesses
like
peckish
pig
Ward,
a
jamaican
good
to
go.
I
The
new
theatre
company
come
in
Howard
Street
is
actually
coming
back
to
life
and
having
dead
buildings
kind
of
sitting
in
places,
just
kind
of
kills
that
vibe,
and
so
when
were
in
the
building
at
Chicago
and
and
Howard
gets
built.
The
city,
Grange,
building
I,
think
that's
gonna,
help
a
lot,
because
that
will
make
one
continuous
strip
of
businesses
from
the
Howard
Street
L
all
the
way
into
this
business
district,
and
it
will
make
people
not
as
afraid
to
walk
through
there,
because
things
will
be
happening.
Things
will
be
a
lie.
I
A
A
C
A
If
you
guys
can
come
back
up,
so
my
question
is
really
about
how
the
valet
and
or
uber
services
work,
given
that
I'm
looking
at
the
site
plan
and
that
there
are
three
parking
spaces
in
front
of
the
lot
right
and
in
front
of
the
property,
and
so
we
don't
necessarily
want
to
back
up
traffic
on
Howard
and
all
that
sort
of.
So
what's
the
plan
for
that
yeah,
if
you.
G
G
It's
easy
to
miss
so
yeah.
The
the
great
thing
about
this
lot.
This
site
is
that
it
has
a
lot
that
you
can
pull
into
so
that
you
don't
have
to
back
up
traffic
on
Howard
and
you
can
pull
in
and
drop
somebody
off
and
proceed
through
that
way
and
the
same
thing
with
the
shuttle
service
from
from
the
park
brush.
Okay,.
C
G
C
H
Absolutely
I
mean
peckish.
Big
definitely
will
have
the
option
to
bring
food
over
from
peckish
big,
but
if
people
who
are
renting
the
space
for
a
wedding,
they'll
have
to
choice
to,
you
know
use
any
caterer
they
want,
and
most
caterers
really
would
just
use
this
as
a
heating
place
as
a
prep
kitchen,
rather
than
actually
come
and
go
from
scratch
and.
C
H
C
A
C
Actually
think
community
member
Rodgers
did
a
nice
job
of
summarizing
a
lot
of
the
positives,
as
well
as
the
other
neighbors
that
spoke.
This
is
a
very
nice
development
of
a
space,
that's
currently
in
waste
and
would
complete
the
corridor
from
Chicago
Avenue
down
Howard
through,
what's
become
a
very
nice
revitalized
stretch.
Thank.
A
F
A
E
A
D
If
you
have
a
lot
of
people
and
you
need
drop
offs
I
think
you
should
have
a
kind
of
alternative
parking
play
out
that
allows
for
several
cars
to
drop
off
simultaneously,
because
you
will
run
into
this
definitely
enlarge
where
we
have
large
crowds.
The
second
thing,
one
typical
things
for
banquet
halls:
it's
a
large
particle
or
arcade
or
large
awning,
because
you
will
not
have
events
only
in
good
weather,
it
will
be
rain,
it
will
be
freezing
and
people
coming
out
of
their
cars.
D
A
You
those
are
good
suggestions,
as
always
Carol.
Thank
you.
I
agree
with
all
of
my
colleagues.
It's
a
I'm
excited
about
the
use
of
the
space
and
the
reuse
of
the
space
and
they
and
I'm
very
pleased
to
see
that
you've
been
paying
attention
to
the
last
couple
of
banquet
halls,
because
you've
come
with
a
plan
for
sound
attenuation
and
you've
come
with
a
plan
for
parking
and
you've
come
with
a
plan
for
all
of
those
things
that
we
generally
are
particular
about.
A
So
thank
you
for
that
and
with
that,
I
will
go
through
these
standards
for
the
special
uses.
There
are
nine
of
them
and
the
first
one
is.
It
is
one
of
the
special
uses
specifically
listed
in
the
zoning
ordinance.
It
is
so
that
standard
has
been
met,
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,
some
of
the
goals,
are
to
promote
growth
and
redevelopment
and
to
strengthen
our
economic
base.
A
This
clearly
achieves
both
of
those
objectives
by
allowing
for
redevelopment
of
space,
and
it
also
allows
for
a
business
that
is
successful
to
be
able
to
grow
and
cater
to
a
new
market
pun
intended.
So
that
standard
has
been
met,
number
three:
it
will
not
cause
a
negative
cumulative
effect
when
its
effect
is
considered
in
conjunction
with
cumulative
effect
of
various
special
uses
of
all
types
on
the
immediate
neighbourhood
and
the
effect
of
the
proposed
type,
especially
use
upon
the
city
as
a
whole.
A
So
we
do
not
have
very
many
banquet
halls
special
uses
in
the
city,
so
it
certainly
doesn't
affect
that,
although
there's
a
there's
a
rash
of
them
recently-
and
certainly
there
are
no
other
especially
uses
in
the
neighborhood.
So
I
think
that
that
standard
has
certainly
been
met.
Number
four:
it
does
not
interfere
with
or
diminish
the
value
of
the
property
in
the
neighborhood.
A
A
developed
property
is
certainly
more
valuable
to
the
neighborhood
than
an
undeveloped
property
and
you've
taken
steps
to
mitigate
any
nuisances
to
adjacent
properties,
and
by
doing
that,
you
certainly
are
maintaining
and
are
increasing
their
value
to
that
property.
So
I
do
believe
that
that
standard
has
been
met,
number
five:
it
can
be
adequately
served
by
public
facilities
and
services.
It
is
near
public,
transit
and
so
I
do
believe
that
that
standard
has
been
met.
Number
six.
It
does
not
cause
undue
traffic
congestion.
A
Howard
is
a
commercial
strip.
There's
going
to
be
traffic
congestion,
there's
going
to
be
traffic
congestion
during
busier
times,
but
you've
dealt
you've
come
up
with
a
plan
of
how
to
deal
with
that
in
the
best
way
possible,
which
is
to
get
as
many
people
off
the
street
get
them
unloaded
and
then
get
their
cars
moved
out
or
to
get
them
to
park
someplace
else
and
then
bring
them
over
and
mass.
A
So
I
think
that
what
you
have
done
to
mitigate
you,
your
your
choices
in
mitigating
the
traffic
nuisance
and
the
traffic
congestion
helped
to
meet
that
standard.
So
I
believe
that
one
has
been
met.
Number
seven
preserves
significant
historical
and
architectural
resources.
Certainly
is
not
a
lovely
building
but
you're
making
it
look
nicer.
So
I
appreciate
that,
so
that
standard
doesn't
even
apply
number
eight.
It
preserves
significant
natural
and
environmental
features.
That
standard
does
not
apply
and
number
nine.
A
It
complies
with
all
other
applicable
regulations
of
the
district
in
which
it
is
located
and
other
applicable
ordinances.
You
certainly
will
get
every
business
license,
that's
required
by
the
city,
and
so
all
of
those
will
be
met.
So
I
do
believe
that
that
standard
has
been
met.
As
far
as
I
understand
it,
there
are
three
in
addition
to
some
of
our
standards
for
a
special
use.
F
C
So
I
move
in
the
matter:
ZB
a
19
cm
JV,
0,
0
1,
with
respect
to
the
proposed
development
at
619,
Howard
Street
that
we
recommend
to
City
Council
to
approve
the
special
use
requested
subject
to
the
following
conditions.
First,
that
consistent
with
event
parking
the
applicant
provide
proof
of
written
agreement
with
the
parking
garage
for
parking
during
large
events.
Second,
that.
C
C
That
valet
service
and
utilization
of
the
parking
lot
at
525
Howard
Street
be
provided
for
events
with
41
to
100
patrons
and
shuttle
service
to
the
garage
from
the
event
space
to
and
from
the
event
space
for
events
over
a
hundred
patrons.
Also
that
the
hours
of
operation
be
limited
from.
Can
you
just
repeat
them
for
the
record,
since
you
haven't
written
sure.
A
C
E
A
B
Multiple
announcements
to
make-
let's
see
everyone,
should
have
received
an
email
from
my
manager,
Scott
Mangum,
about
the
camp
workshop.
Like
a
couple
of
weeks
ago.
Your
email
reminded
me
of
it,
so
everyone,
if
you
are
interested
you
are
invited
to
it-
is
the
Commission
assistance
and
mentoring
program
and
it
is
being
held
by
the
National
Alliance
of
preservation
commissions
on
April
26th.
There
is
a
cost
to
it,
but
because
you
devote
time
on
this
board,
you
are
invited
to
attend
at
no
costs,
lunches
included,
but
you
do
have
to
RSVP.
B
It
is
primarily
teaching
about
preservation
issues,
but
it'll
I'm
sure
it
will
wrap
into
things
that
you
guys
deal
with
regularly
here.
So
everyone
is
encouraged
to
attend
that
Planning
and
Zoning
staff
will
be
at
it.
It
is
open
to
the
public
if
you
guys
know
of
anyone
else,
who's
interested
they
do
have
to
pay
their
own
way.
Then
I
think
it's
$25.
B
So
there
is
that
additionally
be
on
the
watch
for
your
ethics
statements
from
the
county
and
the
city.
Even
if
you
are
leaving
the
board,
you
still
have
to
do
those
for
another
year
or
so
afterwards.
So
keep
that
in
mind,
and
just
remember
that
there
are
two
of
them
I
think
one
has
gone
out
so
far
and
the
other
one
is
real,
real
close.
B
Currently
it
sounds
like
what
we're
going
to
do
is
do
a
public
notice
so
that
it
is
on
the
agenda
for
our
next
meeting,
requesting
that
for
an
interim
period
of
60
days,
that
the
current
be
allowed
to
continue
as
chair.
That
is
up
to
a
vote
of
you
guys,
and
that
would
only
be
for
an
interim
time
period.
During
that
time,
staff
will
continue
to
look
for
a
permanent
solution
which
may
be
dissolving
term
limits,
not
that
you're
required
to
stay
forever.
But
everyone
who
wants
to.
B
E
A
I'd
like
to
make
is
that,
as
zoning
board
chair
right,
I've
been
the
liaison
to
the
economic
development
committee,
I
think
it's
almost
two
years
that
I've
been
doing
that
I
think
that's
probably
time
to
rotate
through
and
get
someone
else
to
have
that
experience
if
they
should
like
it,
since
you
don't
have
a
full
board
tonight
and
I'm
not
sure
who's
interested
in
doing
that,
I
know
that
Lisa
was.
She
commented
on
that
at
least
once
I
don't
know
if
there's
anybody
else,
who's
interested
in
being
that
liaison
to
economic
development.
That's
a
big!