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From YouTube: Zoning Board of Appeals Meeting 3-16-2021
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A
Will
permit
richard
to
be
able
to
serve
those
clients
with
accessibility
issues
by
directing
them
to
the
990
office
space,
and
similarly,
any
employees
who
have
accessibility
issues
will
also
be
able
to
work
in
that
space
as
well
as
remotely
which
they've
been
able
to
do,
obviously,
since
even
before
the
pandemic
hit,
but
especially
with
the
onset
of
the
pandemic,
the
other.
There
are
several
other
real
advantages
to
having
this
remote
office
space
not
only
to
deal
with
the
accessibility
issues.
A
By
having
this
additional
site
available
for
people
with
accessibility
issues,
richard
would
be
able
to
avoid
having
to
make
any
changes
to
the
exterior
of
the
1327
chicago
avenue
building
by
having
to
put
in
a
ramp
and
an
and
a
lift
and
other
devices
like
that.
A
So
the
exterior
of
that
building
would
continue
in
its
current
pristine
state
as
a
residence,
and
indeed
that
would,
I
think,
facilitate
the
ability
to
to
sell
the
property
to
a
homeowner
down
the
road
when
richard
decides
to
retire
from
the
practice
of
law,
and
so
it
to
us
it
seems,
as
I
said,
to
be
a
very
elegant
way
to
address
a
whole
variety
of
issues
that
the
staff
had
had
raised.
A
A
Building
it's
across
the
street
from
the
bank
of
america
and
other
commercial
establishments
kitty
corner
is,
I
forget
how
many
stories
I
think
it's
a
nine
or
ten
story,
apartment
building
and
then
directly
across
the
street
from
the
greenwood
location
is
a
large
parking
lot
for
the
the
the
church.
A
So
there
is
a
residence,
it's
true,
a
house
next
to
the
greenwood
address,
but
that's
the
only
one.
Otherwise,
you've
got
a
a
very
sizable
condominium
building
and
this
location
is
on
a
very
busy
street,
so
it
it.
It
frankly,
is
not
really
disturbing
the
residential
character
of
that
little
corner
of
the
block
at
greenwood
and
chicago
avenue.
A
By
allowing
the
the
special
use
that
we're
requesting
in
terms
of
of
of
mr
shapiro's
practice,
he's
he's
also
got
the
parking
spots.
I
believe
it's
about
25.
Now,
that's
more
than
enough
to
accommodate
the
people
who
will
be
working
because
many
of
the
employees
take
public
transportation
or
bicycle
to
work
and
under
the
proposal
that
we're
making
to
reduce
the
head
count
in
each
of
these
two
buildings,
more
people
will
be
more
working
remotely.
A
The
plan
would
be
to
have
kind
of
a
hybrid
situation,
much
as
the
schools
have
had
to
do
during
the
course
of
the
pandemic,
where
people
would
be
in
the
office
a
couple
days
a
week
and
work
remotely
and
to
rotate
those
who
would
need
to
be
in
the
office
in.
In
our
view.
A
Obviously,
the
the
special
use
is
a
win-win
in
the
sense
that
richard
would
continue
to
be
able
to
be
a
significant
employer
in
evanston
whose
employees,
albeit
not
every
day,
would
be
able
to
shop
in
evanston,
be
able
to
take
advantage
of
all
of
evanston's
amenities
and
do
so
without
really
in
any
way
shape
or
form
to
negatively
impacting
the
residential
character
of
the
surrounding
neighborhood
or
the
commercial
character
of
that
neighborhood
and
as
as
miss
as
clatts
pointed
out
at
the
beginning.
When
this
proposal
was
before
damper.
A
The
vote
was
eight
to
two
in
favor
of
recommending
the
special
use
for
many
of
the
reasons
that
that
I've
pointed
out-
and,
as
I
had
indicated
earlier,
mr
mangum,
who
had
voted
in
favor
at
the
time
and
as
indicated
in
the
the
minutes,
specifically
talked
about
nothing.
On
the
property
other
than
the
interior
use
is
out
of
character
with
the
residential
zoning
and
he
commended
mr
shapiro
for
the
manner
in
which
he
has
maintained
his
properties.
A
In
fact,
if
you
call
joe
goodman,
who
is
a
neighbor
on
the
greenwood
side,
I
think
spoke
very
eloquently
about
richard
as
as
a
neighbor
and
specifically
indicated
that
this
that
he
was
dedicated
to
his
employees,
offered
high
quality
jobs
very
little
activity
at
all
in
the
neighborhood,
very
little
comings
and
goings
at
the
two
two
buildings,
the
two
office
spaces-
and
you
also
heard
from
tom
polonis.
A
Who
was
the
at
the
time
that
he
may
still
be
the
president
of
the
condominiums
association
in
the
condominium
building.
That
is
immediately
to
the
south
of
richard's
1327
address,
and
he
indicated
as
reflected
in
the
minutes
that
he
had
no
issues.
A
The
condominium
association
had
no
issues
with
mr
shapiro
in
over
20
years,
he's
promptly
addressed
anything
that
came
up
with
parking
in
the
the
the
block
of
20
owners,
recommended
approval
of
the
special
use
permit
and
we're
very
fully
supportive
of
richard
if
he
brought
the
buildings
into
compliance
and
addressed
the
issue
of
the
assessment
of
the
property
which
I'll
also
get
to
in
a
moment.
A
If
I
I
could,
then
what
I'd
like
to
do
is
to
quickly
address
the
special
use
standards
and
the
the
staff's
comments
on
those
in
order
to
be
able
to
make
sure
that
that
there's
a
complete
record
of
our
position
in
each
the
first
has
to
do
with
whether
or
not
this
is
a
listed
special
use
for
that
zoning,
and
I
think
we
in
the
staff
of
the
staff
obviously
has
indicated
that
it
is
the
staff
expressway.
A
It
is
for
the
r5
district,
which
is
where
this
is
okay,
ms
mccauley,
so
there
isn't
any
because
then
the
reason,
why
is
it's
adjacent
to
a
business
district
as
india,
because
you've
got
that
right
across
the
street
and
just
down
the
block
that
it's
a
business
district?
So
there
really
isn't
any
issue
in
terms
of
whether
it's
a
specifically
permitted
special
use
in
terms
of
the
the
purpose
and
policies
of
the
comprehensive
plan.
A
You
know
what
I
would
just
like
to
do
is
to
point
out
a
couple
of
aspects
of
the
plan
which
we
think
this
clearly
does
in
an
affirmative
way
and
then
address
the
concerns
of
the
staff
regarding
potential
negative
impacts.
The
plan
itself
places
a
strong
priority
on
retaining
existing
evanston
employers
and
businesses.
A
Richards
is
one
that's
here,
as
I
mentioned
a
moment
ago.
It
really
does
it.
It
brings
employees
into
evanston
who
shop,
who
work,
who
enjoy
the
amenities
of
evanston
and
the
comprehensive
plan
also
recognizes
the
commercial
nature
of
chicago
avenue
between
south
boulevard
and
dempster
street
and
dempster
street
is
less
than
a
block
south
of
where
mr
shapiro's
1327
chicago
avenue.
A
building
is
located,
and
indeed
I
believe
at
the
corner
of
dempster
in
chicago
the
northeast
corner.
A
Across
the
street,
as
I
pointed
out,
you
have
the
bank
of
america
and
the
numbers
school
of
rock,
I
think,
is
still
there,
I'm
not
sure
about
that
and
a
number
of
other
commercial
establishments
that
are
right
there.
So
it's
really
honestly
cheat
by
jowl
from
all
kinds
of
commercial
establishments.
These
aren't
buildings
that
are
in
the
middle
and
surrounded
on
all
sides
by
residential
property.
A
Really
it's
only
to
the
rear
on
the
the
street
that
is
behind
it
and
then
on
greenwood
there
there
are
a
couple
of
residences
down
the
block
and,
as
I
indicated
mr
goodman
is
was,
was
very
supportive
in
his
comments,
the
last
time
in
terms
of
a
concern
over
diminution
and
value.
If
you
recall
the
last
time,
we
did
a
zillow
survey
about
a
year
ago
and
there
wasn't
any
evidence
of
diminution
in
property
value
over
the
last
five
ten
years.
I
forget
how
far
back,
but
that
doesn't
surprise.
A
It
doesn't
surprise
me-
and
I
I
hope
it
doesn't
surprise
you,
because,
as
the
neighbors
and
the
residents
indicated,
you
would
not
know
that
these
were
not
residences
from
the
exterior
there's
nothing
about
them.
That
necessarily
detracts
from
the
residential
nature
of
those
buildings
that
are
close
by
there.
A
A
Evanston
parking
spaces
in
city
of
evanston
garages,
and
so
what
applause?
When
employees
do
drive,
they
don't
park
all
over
the
streets.
It
doesn't
really
cause
any
congestion
and,
frankly,
there
isn't
really
any
material
impact
on
a
busy
thoroughfare
like
chicago
avenue
in
any
event
and
and
the
use
really
is
compatible
with
the
surrounding
neighborhood
in
it
can
be
adequately
served
by
public
facilities.
A
Many
people,
many
of
the
employees,
do
take
public
transportation
to
get
to
the
office
and,
as
we
indicated
last
time,
while
we
think
we've
got
a
great
solution
for
accessibility,
richard
is
prepared
to
invest
about
two
hundred
thousand
dollars
in
equipment
for
fire,
sprinklers,
automatic
fire,
alarm,
plumbing
fixtures
and
the
like
electrical
work
too.
In
order
to
make
sure
that
any
aspect
from
the
building
division
or
fire
department
is
fully
satisfied
by
everything
that
that
he
would
do.
A
I
indicated
also
that
there
would
not
really
be
any
undue
traffic
and
congestion
honestly,
the
staff's
concerns
there
seem
to
be
prospective,
but
that
number
of
employees
have
worked
there
for
a
number
of
years
without
creating
any
traffic
congestion
without
leading
to
any
distribution
and
value
of
the
property,
and
so
given
the
busy
nature
of
chicago
avenue
and
the
the
the
fact
that
you
don't
have
clients
coming
to
either
building
in
any
real
measurable
numbers
and
employees,
either
working
remotely
taking
public
transportation.
C
A
Sure
here
in
richard
jump
in
and
correct
me,
if
I
get
this
wrong,
remember
pogdell.
I
think
there
are
three
three
spots
in
front
of
1327
chicago
avenue.
So
there's
three
parking
spots
there
to
the
rear.
A
Yes,
thank
you.
Yeah
they're,
not
sort
of
parking
spots
on
the
street
they're
they're
on
the
property.
There
are
11
parking
spots
behind
several
of
the
neighbors
who
have
spots
in
their
alley
or
they've
created
them.
I
don't
know
summer
garages,
but
they
may
have
a
little
parking
spots
on
their
property
again.
B
E
And
I
want
to
know,
are
they
noticed.
F
H
A
Right,
okay,
yeah,
the
the
member
chairman
person
colin.
They
he
he's
never
had
a
client
overflow
that
I'm
aware
of
where
there's
more
than
one
or
two
people
at
a
time,
and
especially
now,
it
just
doesn't
happen
at
all.
So
the
three
spots
in
the
front,
to
the
extent
there
is
a
client
coming,
would
be
more
than
adequate
to
deal
with
that
and
the
employees
park
in
the
rear
in
lease
spaces
or
richard.
I
believe
you've
got
11
more
spots
at
two
city
of
evanston
parking
garages
exactly.
I
A
I
I
No,
no
there
there
there
used
to
be
one
spot,
but
not
now
anymore.
The
spots
that
are
rented
in
the
rear
are
one
spot
from
a
neighbor
of
mine
in
the
condominium,
which
is
on
the
west
side
of
the
alley
where
my
con,
where
the
condominium
1319
chicago
avenue
is
located,
and
the
other
eight
spots
are
on
the
other
side
of
the
alley.
The
east
side
of
the
alley
and
those
are
for
buildings
on
hindman
street.
I
Okay,
that
kirk
marking
is
actually
for
the
rear
of
the
lot
at
528
greenwood,
the
curb
that
was
there
before
1985.
When
I
moved
in.
A
So
I
guess
24
may
be
the
correct,
correct
number
and
last
year,
before
the
pandemic
hit
over,
I
guess
20
people
took
the
cta
or
ride
sharing
or
walked
or
biked,
and
especially
now
with
the
inc
with
the
increased
level
of
remote
employment,
it's
likely
to
be
less
than
20.
right.
I
What
direction
can
I
can?
I
just
make
one
correction
sure
I
had
40
at
a
year
or
two
ago
I
had
22
employees
in
each
house
a
total
of
44
employees,
but
I
had
several
other
employees
who
never
went
to
the
house.
I
had
photographers
and
I
t
personnel,
so
I
don't
just
have
a
total
of
44
employees
and
there's
several
more
than
that,
but
but
they
didn't
go
to
the
house.
A
So
then,
if
in
terms
of
just
to
finish
on
the
special
use
standards,
what
what
the
proposal
that
we
put
on
the
table
would
do
is
to
not
make
any
exterior
modifications
to
the
the
two
buildings.
And
so
I
think
the
staff
agrees
that
there
wouldn't
be
any
issue
regarding
the
preservation
of
historical
and
architectural
resources
and
similarly
no
issues
regarding
significant
natural
or
environmental
resources.
A
And,
as
I
indicated
a
moment
ago,
in
terms
of
other
applicable
regulations,
mr
shapiro
is
prepared
to
spend
about
two
hundred
thousand
dollars
to
make
sure
that
every
issue
that
has
been
addressed
regarding
electrical
plumbing
fire
alarms,
etc,
are
taken
care
of,
and
there
there's
no
issue
that
dapper
had
several
other
requirements,
including
hours
of
operation,
from
eight
to
six.
Absolutely
no
problem
with
that.
No
problem
with
the
pickup
time,
no
problem
with
the
manner
in
which
utilities
or
other
services
are
provided.
A
There's
no
issue
with
noise
dust
and
any
of
the
other
issues
that
dapper
asked
about,
and
the
same
is
true
with,
as
I
said,
with
exterior
alteration
now
with
respect
to
the
assessment
issue.
Richard
obviously,
is
here
to
answer
any
questions
that
you
may
have
about
that,
but
he
has
last
year
he
notified
the
assessor's
office
of
the
commercial
use
who
took
that
step,
affirmatively
and
and
is
prepared.
B
So
I
don't
understand
how
that
happened
in
fritz
kegey's
office
under
the
circumstances,
if
they
have
been
adequately
apprised
that
these
are
commercial.
I
I
B
And,
and
can
you
explain,
I
mean
you're
you're,
a
tax
attorney.
My
experience,
having
owned
several
properties
in
evanston
is
that
the
instant
that
you
complete
a
renovation
or
there's
a
reclassification?
B
The
assessor's
office
is
very
very
fast
to
to
increase
their
their
assessments
and
to
increase
the
tax
burden
on
the
taxpayer.
I
mean
with
me.
It
seems
like
it
was
overnight,
so
I
don't
understand
how,
when
this
issue
arose
in
2018,
how
the
assessed
valuation
has
gone
down
from
2019
to
2020
on
both
of
these
properties
and
that
the
classification
remains
in
one
case,
single-family
residence
and,
in
the
other
case
two
to
six
unit
residents.
I
just
don't.
I
don't
understand
that
you're
a
tax
attorney.
B
You
must
have
some
some
pretty
strong
contacts
in
the
assessor's
office,
to
whom
you
could
have
very
personally
said.
This
is
an
important
issue
that
I
need
to
address.
It
probably
has
legal
ramifications.
It
certainly
has
financial
ramifications
for
the
county
and
and
specifically
for
the
city
of
evanston.
I
I
I
have
telephone
records
from
from
t-mobile,
showing
that
I
made
the
call
I
I
have
the
name
of
the
woman
I
talk
to.
I
don't
have
it
in
front
of
me,
but
I
have
it
and
I
I
I
I
don't
have
any.
E
I
B
Yeah,
I
just
I
you
know
I,
these
explanations
coming
from
a
tax
attorney
whose
profession
over
the
last
30
years
has
been
to
deal
with
the
assessor's
office
to
be
unable
to
notify
them
of
a
major.
I
mean
we're
talking
for
30
years,
a
difference
of
15
versus
25
tax
on
assessed
valuation
I
didn't
know
and
well
that's
that's
hundreds
of
thousands
of
dollars
to
the
evanston
school
systems,
etc.
B
That
have
been
lost
over
these
20
some
odd
years
and
and
to
me
that
is
egregious
from
a
tax
attorney
and
so
to
to,
and
you
know
that
the
money
that
you're
willing
to
spend
on
these
properties
having
gone
through
this
packet.
It
just
keeps
feeling
like
from
the
engineering
reports
to
all
the
rest
of
it
like
there's,
trying
to
fit
a
square
peg
into
a
round
hole,
and
that's
because
it
is,
I
mean
all
of
this
money
that
you
do
not
want
to
spend.
I
agree
with
you.
B
D
B
Yeah,
and-
and
so
you
know-
I
it
just
seems
to
me-
even
if
it's
for
a
few
years
time,
mr
shapiro-
that
that
converting
all
of
the
time
and
money
and
effort
into
you
know
altering
these,
these
abodes
to
become
true
commercial
spaces,
but
without
doing
the
required
building
alterations
for
handicap,
accessibility
or
for
ada
compliance,
you
know
could
be
so
much
better
spent.
You
know
renting
a
floor
of
an
office.
B
Building
and
you'll
probably
get
a
fairly
good
deal
at
this
point,
and
then
you
know
return
these
properties
to
the
rent
rolls
as
what
they
are
and
and
settle
up
with
the
assessor
for
the
30
years
that
they've
been
misclassified.
B
I
I
B
Many
but
you
you
intervene
to
alter
assessments
for
2000
evanston
clients
on
a
regular
basis,
but
you
could
not
intervene
at
the
assessor's
office
to
correct
what
may
be
a
legally
perilous
misclassification
on
your
own
part.
This
is
a
knowing
a
clearly
unknowing
misrepresentation
of
these
properties
for
tax
purposes,.
A
Well,
I
I
don't
think
that
that's
necessarily
true
remember
mccauley.
A
B
B
It
should
not
be
you
know
commercial
and
and
that's
very,
very
difficult,
but
because
they
they
are,
they
are
on
you
instantaneously
when
they
know
that
a
property
class
has
changed,
and
so
I
I
do
believe
that
a
tax
attorney
is
responsible
both
to
you
know
the
the
city
of
evanston
and
the
schools
of
evanston
in
the
parks
of
evanston,
as
well
as
to
the
general
public
to
be
forthright
in
terms
of
what
their
taxable
situation
is.
B
B
Is
intervening
to
to
see
that
assessed
valuations
are
fair
and
correct.
B
I
mean
I
don't
I
I
think
that
once
it
was,
it
was
revealed
to
be
the
case
that
you
could
have
acted
with
greater
dispatch
than
calling
the
assessor's
office
and
leaving
a
message.
I.
I
I
I've
had
two
total
knee
replacements.
I've
had
operations
on
both
feet.
I
have
back
problems
and
if
I
don't
travel
to
go
on,
if
I
don't
want
to
travel
to
go
on
vacation,
I
don't
want
to
I.
I
really
don't
want
to
travel
to
go
to
work,
so
I
wasn't
going
to
do
anything
that
would
put
me
in
a
position
where
I
could
lose
everything
I
I
did
absolutely
nothing
until
after
the
zoning
board
of
appeals
last
meeting
last
year
in
february
I
I
I
at
that
point.
I
went
forward.
B
Well,
I
I
I
understand
that
human
emotion,
certainly
but
but
after
after
it
was
I
I
certainly
do
you
know
it
started
as
a
simple
venture.
It
turned
into
something
you
had
not
expected,
yes
and,
and
then
it
was
where
it
was
located,
and
you
know
I
sympathize
with
the
fear
that
you
had
of
the
government
coming
in
and
suddenly
making
it
an
unaffordable
enterprise
for
you.
I've
had
the
experience.
I
But
not
unaffordable
but
making
it
so
that
I
couldn't
be
there
anymore.
So
I
couldn't
live
next
door
to
where
I
work
and
then
that's
that
that's
that's
my
life,
that's
my
lifestyle
and
and
and
and
as
I
said
it's
more
than
just
losing
my
livelihood,
although
losing
my
livelihood
would
have
been
enough,
but
it's
bigger
than
just
that
it
it
there
was.
There
was
no
way
I
was
gonna,
be
able
to
jeopardize
everything.
F
Sir,
it's
reported
in
our
notes
that
an
anonymous
complaint
revealed
this
office
use
in
january
of
2020,
and
you
waited
until
february
to.
I
C
Oh
may
I
interject
I'm
I'm
sympathetic
to
everything,
that's
being
said
here
and
with
all
due
respect
for
all
parties.
I
I'm
not
seeing
exactly
how
mr
shapiro's
relationship
with
the
city
is
relevant
tonight
like
we're,
trying
to
determine
whether
or
not
to
grant
him
this
special
use.
B
Well
max
the
part
of
the
contingency
and
the
notes
from
city
staff
is
that
the
special
use
would
not
be
granted
unless
mr
shapiro
had
properly
reported
the
the
misclassification
to
the
county
assessor's
office
and
that
the
issues
pertaining
there
to
the
financial
issues
be
resolved.
B
And
so
it
is
pertinent
in
that
regard,
if
we're
going
through
this
exercise
to
grant
a
special
use
for
for
something
that
becomes
unfeasible,
because
because
mr
shapiro
doesn't
know
what
the
assessor
is
going
to
do,
because
this
still
has
not
been
correctly
recorded,
then
we're
going
through
a
futile
exercise.
A
So
I
just
want
it
clear
that
that,
as
he
pointed
out
being
able
to
live
next
to
where
he
works
is
something
very
important.
You
correctly
noted
he's
willing
to
spend
two
hundred
thousand
dollars
to
do
the
upgrades
in
1327
in
order
to
be
able
to
walk
that
short
distance
from
the
condo
to
where
his
office
is
and
he's
also
willing
to
to
do
whatever
we
need
to
do
with
the
assessor's
office
to
to
get
their
attention
he's
tried.
A
A
So
you
might
point
out,
as
you
did,
that
financially
maybe
it
doesn't
make
the
most
sense
in
the
world,
but
to
richard.
It
really
is
very
important
to
be
able
to
do
this
and
that's.
Why
he's
taken
the
steps
to
to
rent
space
at
a
satellite
site
so
that
the
accessibility
concerns
of
the
city
can
be
addressed,
so
the
intensity
of
use
can
be
reduced,
so
the
traffic
issue.
A
So
we
recognized
you
know
members
anger
about
that.
It's
certainly
understandable,
but
he
is
prepared
to
make
good
on
on
that
whole
classification
issue.
B
I
would
take
it
one
step
further
melissa
and
say
that
that
mr
shapiro
provide
proof
in
writing
that
the
assessor
has
responded
to
him
and
that
the
assessor
acknowledges,
because
you
know
mr
shapiro
was
right-
you
can
go
to
the
assessor's
office
when
you
want
a
reduction.
B
You
won't
hear
back
for
a
really
really
long
time,
but
but
but
I
think
that
that
you
know
in
a
matter
of
greater
urgency,
you
can
get
the
attention
of
someone
in
the
assessor's
office
who
will
give
you
written
acknowledgement
that
we
have
gotten.
B
You
know
this
correspondence
indicating
these
are
the
circumstances
and
we
are
in
process
of
letting
you
know
what
the
what
the
back
taxes
are
that
are
owed.
B
A
K
And
the
applicants
can
work
with
me.
I
have
some
contacts
at
the
assessor's
office,
so
I'm
happy
to
to
help
make
that
happen,
and
just
some
additional
information
for
the
applicant
just
bear
in
mind
that
assuming
approval
and
you
make
the
life
safety
changes,
the
permits
for
those
changes
will
go
to
the
assessor's
office
and
you
will
then
be
reassessed
again.
So
just
fyi.
I
K
I
K
K
B
One
of
the
engineers
who
had
made
in
the
documents
that
were
provided
in
the
packet
had
noted
that
for
alterations
of
life
safety
systems,
they
had
contacted
the
state
of
illinois,
and
since
this
was
not
a
new
occupation
of
the
property
since
it
had
been
in
office
in
this
manner
for
since,
like
1998
or
19,
you
know
it
was
it's
been
over
20
years
that
that's
for
1327..
B
F
J
J
Perhaps
I
misheard,
but
I
thought
when
we
were
talking
about
the
curb
cut,
that
the
greenwood
property
was
purchased
in
1985.
did.
I
D
K
A
B
That
was
1327
he
rented
from
85
until
he
purchased
it
in
1998
and
converted
it
to
office,
use
exclusively.
I
B
But
it
was
mostly
office
according
to
you.
Yes,
yes,
and
according
to
the
documents
submitted
to
the
state,
to
justify
why
you
wouldn't
have
to
do
the
complete
overhaul
to
ada
it
was.
It
was
substantially
all
office
from
1998
forward,
just
according
to
those
documents
that
are
in
the
pack.
I.
F
F
E
A
And
so
that's
where
990
grove,
the
the
space
that
mr
shapiro
was
he's
actually
negotiated
with
the
landlord
there
to
get
the
space
as
soon
as
if,
if
he
gets
approval
from
the
city
council
to
be
able
to
relocate
employees
in
order
to
reduce
the
intensity
of
use
at
13,
27
and
528,
and
to
also
have
that
as
a
place
where,
whether
it's
a
client
or
an
employee
who
has
accessibility,
issues
can
work.
A
A
We
thought
that
it
would
make
sense
and
would
also
address
some
of
staff's
concerns
over
precedent
and
special
use,
extending
beyond
the
time
that
richard
would
use
it
as
a
a
place
for
his
law
practice.
And
so
we
thought
the
best
way
to
address.
The
accessibility
issues
was
to
actually
find
ada
compliant
space
and
rent
that
space.
B
And
how
large
is
the
space
that
is
contemplated
to
be
rented
at
990
grove.
F
Okay,
because,
at
our
last
meeting,
what
we
ask
that
you
do
is
include
consideration
of
an
off-site
ada
compliant
office
such
as
990,
grove
or
ada.
Improvements
are
required,
including
one
ada
parking
space,
clear
path
to
entry,
a
ada,
lifter
ramp
door,
lever
lever,
one
accessible
office
area
and
conference
area,
and
one
ada
bathroom
in
a
manner
similar
to
the
preliminary
ada
site
plan
that
you
submitted
on
february
11
2020..
A
Well,
the
idea
was
to
be
able
to
address
the
fact
that
there's
so
few
clients
who
come
in
to
be
able
to
to
have
a
location
where
those
clients
could
go
if
they
wanted
to
come
and
to
have
any
employees
who
had
accessibility
issues
to
be
able
to
go
to
990.
F
D
F
F
You
gave
us
last
minute,
you
gave
us
some
letters
of
approval.
G
F
G
B
I
think
that
I
I
I
hate
to
put
a
long
term
evanston
resident
out
of
out
of
his
business.
I
hate
to
see
employees
long-standing
employees
be
uprooted.
B
I
have
to
say
that
it
would
be
my
strong
preference,
but
of
course
this
is,
you
know
just
a
preference
not
in
relation
to
the
the
special
use
terms
that
that
you,
you
go
to
990
grove
and
rent
a
whole
lot
more
space
and
combine
all
of
your
office
operations
in
office
space
in
evanston
and
return
those
homes
as
homes
to
the
rent
roll
as
they
are
and
settle
up
with
the
assessor's
office.
B
But
that
said,
I
I
think
that
I
think
that
the
accommodations
I
mean
I
would
make
it
also
a
a
contingency.
B
You
know
my
first
contingency
would
be
that
you
have
proof
in
writing
from
the
assessor's
office
that
they
are
aware
that
since
1998
1327
chicago
avenue
has
been
essentially
a
commercial
property
and
528
since
2013
or
2014.
Whenever
you
started
office
operations
there,
you
may
have
bought
it
and
done
some
some
other
work.
But
I
would
want
proof
in
writing
that
they
knew
that
and
that
they
were
acting
on
that
to
give
restitution
to
the
city
of
evanston
as
a
contingency.
B
But
I
would
also
make
as
a
contingency
that
the
that
the
office
space
at
grove
that
we
we
have
proved
from
the
owner
of
the
990
grove,
building,
that
it
is
a
fully
ada
compliant
building
and
that
the
that
any
special
use
you
know
our
recommendation
be
contingent
on
your
maintaining
a
lease
at
990
grove.
B
Since
you
have
been
operating
an
office
there
for
23
years.
Almost
you
know,
I
don't
see
that
the
impact
is
so
terrible.
B
I
do
think
that
there's
a
negative
impact
in
terms
of
parking
spaces
that
evanston
residents
are
on
waiting
lists
for
that
your
employees
are
taking,
but
I
think
that
that
can
be
mitigated
over
time.
You
know
otherwise.
I
think
that
for
the
length
of
time
that
you
still
have
to
practice,
I
would
not
want
to
deny
your
continuing
at
that
location,
provided
that
there
is
restitution
made
to
the
city
of
evanston
that
that's
my
feeling
on
it.
J
K
D
C
Melissa,
can
I
ask
another
question
just
about
implications
of
the
decision
tonight.
Currently,
mr
shapiro
is
operating
his
business
and
he's
requesting
the
special
use
as
long
as
this
goes
on
or
in
terms
of
when
this
proof
has
to
happen,
he's
going
to
continue
to
operate
right
and
then
what
are
the.
B
Well,
melissa
is,
is
the
are
those
properties
still
currently
in
operation
as
office
spaces,
even
without
the
special
use
granted?
Is
that.
K
K
Is
that
they
are,
and
typically
that
would
be
allowed
so
long
as
the
application
is
in
process.
My
understanding
is
that
it
is
being
used
as
an
office,
but
at
a
reduced
rate
due
to
covid
the
city
did
attempt
to
inspect
the
property.
H
M
L
K
K
And
again,
that
is
something
that
would
be
difficult
for
staff
to
track.
Keep
that
in
mind,
I'm
not
sure
how
exactly
we
would
do
that
yeah.
I.
K
There
could
be
other
time
limitations
if
now
that
I'm
thinking
it
through,
if
it's
tied
to
the
sale
of
the
property,
then
you
could
require
as
a
condition
that
that
that
that
be
recorded
against
the
property,
and
that
way
it
will
come
up
when
when
there
is
the
sale,
it
will
come
up
on
a
on
a
deed,
search
and
and
be
required.
That
way.
J
I
mean
and
john
in
general
I
think
muffy
very
well
mirrors
what
my
thoughts
are,
that
I'm
I'm
disappointed
that
this
is
the
situation
that
we're
in
with
the
conditions
that
muffy
has
laid
out.
K
I
would
ask
if
the
board
could
reopen
testimony.
We
do
have
someone
from
the
public
who
has
a
comment,
and
I
think
it's
just
due
to
our
digital
meetings
that
it
it
was
missed
earlier.
G
N
N
Can
you
hear
me
yes,
hi
yeah,
I
apologize
for
being
late
and
I'm
gonna
keep
my
comments
short.
I
apologize
for
having
a
technical
glitch
anyways.
My
name
is
joe
goodman.
I
own
the
apartment
building
at
522
greenwood,
which
is
adjacent
to
richard's
building,
it's
a
family,
it's
a
family
building
that
was
built
by
my
father.
I've
been
involved
with
it
since
I
was
in
high
school.
Richard
is
the
best
neighbor
that
we've
ever
had.
N
When
I
first
came
there
was
that
the
chicago
avenue
was
owned
by
the
lake
bluff,
children's
home
and
the
police.
Were
there
all
the
time,
anyways,
it's
and
and
richard's
operation,
good
jobs
with
people
that
are
using
utilizing
public
transportation
is
just
the
sort
of
operation
that
the
city
of
evanston
should
be
supporting
the
his
he
has
rents,
11
parking
spaces,
one
of
the
big
houses
on
hindman.
That
has
a
broad.
You
know,
I
don't
know
100
100
feet
of
frontage
on
him
and
he
rents
the
whole.
N
You
know
gravel
back
of
her
alley,
she's,
probably
delighted
with
situation,
those
those
spaces
a
lot
of
times,
they're,
not
even
fully
utilized.
So
so
it
doesn't
seem
like
he's
he's
providing
more
than
enough
parking,
and
it's
just
it's.
I
I
admit
it's
it's
it's
a
little
unconventional,
but
the
bottom
line
is
he's
providing
good
jobs
and
it's
a
green
operation
and-
and
I
think
that
worthy
of
of
making
a
little
bit
of
an
exception.
N
F
Thank
you.
Okay.
Before
I
close
the
record
again,
anybody
else
want
to
speak
in
support
or
against
this
proposal.
Anybody
going
once
twice.
No,
mr
werdermeyer,
you
don't
want
to
speak.
Okay.
Thank
you
all
right,
so
we
moved
back
to
the
public
comment
of
the
board.
Anybody
else
on
the
board
have
a
comment
about
this.
L
All
right
carol,
please.
So
here
is
my
sincere
opinion.
I
think
that
this
is
precedental
and
we
have
to
be
careful
with
such
special
uses
in
the.
In
the
case,
I
would
say,
with
the
record
in
our
decision
that
this
is
not
inheritable
and
not
sellable.
L
I
don't
want
this
to
continue
in
the
years
forward
after
this
business
is
closed
or
after
the
property
is
sold.
So
these
are
my
two,
I
would
say,
requirements
to
agree
with
the
special
use.
Thank
you.
F
Thank
you.
So
whoever
does
the
motion.
Please
know
that
we
have
what
carol
is
talking
about
what
mary
mccauley
is
talking
about,
and
we
also
have
these
considerations
that
there
is
a
lease
be
shown
at
990
grove
that
shows
that
everything
is
ada
compliant
hours
of
operation
for
on-site
employees
shall
be
limited
monday
through
friday,
7
a.m
to
6
p.m.
F
Delivery
shall
be
limited
to
monday
through
friday,
7
a.m
to
6
p.m.
The
number
of
employees
present
on
site
shall
be
limited
to
15
in
each
structure.
In
addition
to
the
notice
of
cook
county
and
the
lease
at
grove
street
now
myself,
I
think
that
these
two
properties
would
be
best
returned
back
to
residential
they're,
beautiful
historic
homes
and
they're
in
a
historic
home
district.
F
I
think
we
have
a
glut
of
office
space
in
downtown
evanston
and
that
to
rent
more
of
it
would
be
a
boon
as
we
try
to
recover
from
the
pandemic,
but
I'm
willing
to
go
through
these
special
use
variances
and
talk
about
what
we're
going
to
do
so.
I
would
be
in
support
if
we
had
all
these
conditions
on
here
if
it
was
limited
to.
Mr
shapiro's
ownership,
and
if
it's
kept
at
the
same
level
of
use
that
it's
kept
at
right
now,.
J
Property
sale
of
the
business,
but
presumably
the
business
could
continue
past.
Mr
shapiro's
involvement,
you
know
direct
involvement,
employment
should
we
say
without
meeting
one
of
those
conditions.
B
Well
it
and
that's
the
question
I
have
for
you
melissa:
can
we
make
it
a?
Can
we
make
it
a
condition
of
the
special
use
recommendation
to
actually
put
something
on
the
the
title
to
the
properties
that
indicate
these
properties
are
operating
as
businesses
under
a
special
use
with
the
city
of
evanston?
That
is
non-transferable
so
that
you
know.
B
We
know
that,
at
the
very
least
upon
sailor
transfer
that
the
special
use
ceases
and
that
that
people
know
that
they
have
to
go
through
the
title
company
and
they
would
know
that
the
special
use
that
they
can't
operate
a
business
there.
How
enforceable.
F
K
It
it's
enforceable,
special
uses
can
be
tied
to
the
property
owner
or
the
operator,
if
conditioned
in
that
way,
and
the
zoning
board
recommended
that
condition
on
the
cannabis
dispensary
not
long
ago.
D
C
Yeah
I'll
just
say
that
I
think
I'm
I'm
going
to
I'll
be
in
favor
of
approving
this
with
conditions.
C
Like
a
lot
of
the
members
have
said,
I
I'm
sympathetic
to
not
wanting
this
to
be
a
precedent
and
I'm,
and
I
would
feel
differently
if
I
would
feel
it
would
be
appropriate
to
take
a
harder
tone
if,
if
the
infractions
were
more
egregious,
but
if
you
look
at
the
geography
of
the
layout
of
the
the
neighborhood
there,
you
know
it
the
when
you
walk
by
it,
it
does
feel
pretty
commercial
and
and
if
you
look
at
how
the
other
zones
happen,
you
know
the
the
residential
area
that
he's
in
kind
of
juts
in
abnormally
from
the
east
in
order
to
abut
up
against
chicago
avenue.
C
So
it
it's
not.
What
I'm
trying
to
say
is
that
any
kind
of
effects
of
like
the
commercial
nature
kind
of
blend
in
to
the
the
current
status
such
that
I
don't
feel
when
I'm
looking
at
the
special
use
standards.
I
don't
feel
there's
anything
actually
really
egregious
going
on.
That
said,
I
definitely
want
this
kind
of
exception
to
end
with
mr
shapiro's
ownership
of
of
the
business
and
at
that
location.
F
All
right,
let's
move
on
to
the
special
use
standards.
We
are
going
to
have
a
vote
on
if
the
standard
has
been
met
or
not
with
each
standard.
This
is
a
difficult
case
and
I
want
to
make
sure
that
everybody
gets
the
chance
to
say
what
they
want
to
say.
So
are
we
going
to
call
a
role
melissa,
or
are
we
going
to
just
okay,
so
you'll
call
the
raw
okay
for
the
zba
to
recommend
that
the
city
council
grant
a
special
use?
F
The
zba
must
find
that
the
proposed
special
use
is
one
as
one
is
one
of
the
listed
use
special
uses
for
the
zoning
district
in
which
the
property
lies.
Before
I
take
the
vote,
I
want
you
to
know.
Per
zoning
code.
Section
6873
in
office
use
in
an
r5
district
is
in
an
eligible
special
use
when
adjacent
to
a
business
district.
The
subject
property
is
adjacent
to
the
b2
business
district
to
the
west
across
chicago
avenue.
Melissa.
Please
call
the
roll.
F
Yes,
okay,
so
this
standard
has
been
met,
number
two:
it
complies
with
the
purpose
and
policies
of
the
comprehensive
general
plan
and
the
zoning
ordinance.
The
comprehensive
general
plan
encourages
the
protection
of
residential
neighborhoods
from
negative
impacts.
The
lack
of
significant
on-site
parking
and
ada
accessibility
enhanced
by
15
employees
in
each
building
is
not
appropriate
when
surrounded
by
residential
zoning
and
uses
on
three
sides.
The
potential
for
negative
impacts
in
such
a
situation
is
high,
so
melissa,
callerall,
chair
colin.
C
I'm
not
sure
to
answer
this:
it's
not
been
met,
which
is
why
we're
putting
the
condition
on
ending
it
after
mr
shapiro's
ownership.
B
In
light
of
the
numerous
parking
spaces
that
mr
shapiro
has
secured
in
light
of
the
longevity
of
his
business
at
this
location,
I'm
going
to
say
that
the
standard
has
been
met.
L
F
Okay,
then
you
standard
number
three
does
not
cause
a
negative
cumulative
effect
in
combination
with
existing
special
uses
or
as
a
category
of
land
use.
Since
the
proposal
includes
two
single-family
residential
properties,
each
with
15
office,
employee
and
little
on-site
parking.
The
cumulative
effect
of
both
properties
together
within
a
residential
district
may
be
a
negative
cumulative
effect.
F
Additionally,
the
cumulative
22
parking
spaces
in
the
neighborhood
that
are
leased
for
this
may
cause
parking
issues
for
the
residents
of
the
area
and
may
therefore
diminish
the
value
of
property
in
the
neighborhood
melissa
called
the
raw
chair
cullen,
I'm
going
to
say
since
he
rents
so
many
parking
spots.
This
standard
has
been
met.
B
F
B
K
F
Okay,
so
could
you
call
the
roll
for
number
five.
F
Number
six
does
not
cause
undue
traffic
congestion.
The
addition
of
22
employee
vehicles
in
the
area
likely
increases
traffic
traffic
congestion
incrementally,
but
since
parking
spaces
are
leased
and
vehicles
are
traveling
to
an
exact
destination
overall,
traffic
congestion
is
not
significantly
impacted
by
the
use.
Melissa
call
the
raw.
O
Remember
colin
chair
colin.
F
Standard
number:
seven:
this
it
preserves
significant
historical
and
architectural
resources.
No
exterior
modification
are
are
proposed
to
either
single
family
home
structure
which
are
within
the
lake
shore
historic
district.
However,
if
the
ada
improvements
are
required
at
1327
chicago
avenue,
exterior
modifications
will
be
made,
including
widening
a
sidewalk,
replacing
the
stairs
and
landing
at
the
rear,
adding
a
left
and
a
new
door
with
a
lever
handle.
F
F
F
The
use
will
comply
with
all
other
applicable
regulations,
including
building
codes
and
fire
codes
for
the
change
abuse
occupancy,
while
not
required
by
code.
The
building
official
and
some
dappers
members
request
88
accessibility
at
1327,
chicago
avenue,
so
that
there
is
an
accessible
entrance
office
and
conference
room
for
an
employee
or
client
with
mobility
issues
and
a
bathroom.
B
B
I'll
make
the
motion,
if
you
give
me
a
little
help
with
some
of
the
conditions,
certainly
are
you
prepared
max?
Can
you
make
the
motion.
B
Okay,
well
I'll
give
it
a
go.
So
I
propose
that
zba
recommend
approval,
I'd
recommend
to
city
council
that
they
approve
the
special
use
for
1327,
chicago
avenue
and
528
greenwood,
with
the
conditions
that
at
the
city
council
meeting
mr
shapiro
have
proof
that
he
has
contacted
the
cook
county
assessor's
office
and
that
they
have
replied
with
acknowledgement
that
1327
chicago
avenue
has
been
in
office
since
1998,
and
that
528
greenwood
has
been
operating
as
an
office
since
its
purchase
in
2013.
B
number.
Two,
that
the
that
mr
shapiro
show
proof
that
he
has
a
lease
on
990
growth
and
that
it
is
a
fully
accessible,
ada
compliant
building
and
that
that
lease
be
verified
by
the
city
on
an
annual
basis.
Number
three
that
the
hours
of
operation
run
from.
B
K
B
Yes,
that
that
the
special
use
be
confined
and
recorded
on
the
deed
of
both
of
the
properties
to
the
ownership
of
mr
richard
shapiro.
F
J
K
D
B
D
K
1101
church
street
christopher
s,
dillian
joint
venture
partner,
submits
for
major
zoning
relief
to
construct
a
four-story,
rear
edition
and
adaptive
reuse
of
an
existing
religious
institution
structure
in
the
r6
general
residential
district.
The
applicant
requests
24
dwelling
units
plus
6
iho
bonus
units
for
a
total
of
30
dwelling
units
where
15
dwelling
units
are
allowed
zone
in
code,
section
6884c,
78.6,
building
lot
coverage
where
65
percent
is
permitted
known
in
code,
section
6886,
a
zero
foot
street
side
yard
setback
to
match
the
existing
structure
where
15
feet
is
required.
K
Sony
encode,
section
6887a2,
a
one
foot,
1.5
foot,
rear
yard
setback
where
25
feet
is
required.
Zoning
code
section
a
6887a4
zero
feet
for
open
parking
in
the
interior
side
yard,
where
five
feet
is
required.
Zoning
code
section
six,
eight,
eight,
seven
c
three
and
fourteen
parking
spaces
where
twenty
two
parking
spaces
are
required
zone
in
code,
section
616,
table
16b.
The
zoning
board
of
appeals
makes
a
recommendation
to
the
city
council,
the
determining
body
for
this
case.
K
Of
note
to
the
zoning
board,
this
is
the
largest
case
that
you
have
ever
seen,
and
that
is
due
to
some
fairly
recent
code
changes
that
give
some
bonus
dwelling
units.
So,
let's
all
bear
together.
As
we
hear
this
case,
you
need
to
keep
in
mind
that,
for
this
case
there
are
public
benefits
which
change
how
you
interpret
some
of
the
standards,
so
don't
necessarily
focus
in
on
one
variation.
You
need
to
look
at
the
project
more
as
a
whole
more.
K
B
P
K
Sorry,
yes,
you
should
have
a
screen
share
button
at
the
bottom
of
your
screen
that
you
can
hit.
D
L
P
Maybe,
while
we're
transitioning,
I'm
happy
to
introduce
some
members
of
our
team,
I'm
joined
this
evening
by
several
of
our
partners:
tyler
quas,
with
blue
star
properties
and
as
well
as
my
partners,
john
cyrils
and
bob
rehnquist,
and
then
alex
gauza
and
brian
phillips
from
isa.
Our
architects
are
also
on
I'll,
introduce
each
firm
momentarily,
see.
D
D
P
P
Let
me
just
minimize
this
so
I'll
introduce
a
little
bit
about
our
team
and
unfortunately
I
have
some
visuals,
but
we
can
fly
through
those
momentarily,
but
here
we
go
okay.
Now
I
should
be
able
to
do
this.
Bear
with
me
one
second.
P
All
right,
thank
you
for
your
pardon
as
I
work
through
that
here
we
go
so
we're
introducing
a
project
proposal
for
1101
church
street.
As
I
mentioned,
I
want
to
introduce
really
sort
of
a
consortium
of
development
partners
that
have
come
together.
P
As
I
mentioned,
I'm
joined
by
bob
rehnquist
rankles
development.
My
name
is
christilian.
As
melissa
mentioned,
my
company
is
campbell
coyle
and
we
also
team
regularly
with
john
cyrils
from
jody
development,
and
in
this
case
we're
also
teaming
with
blue
star
properties,
tyler
quas
and
craig
golden
craig
is
a
an
evanson
resident,
also
a
business
owner
of
several
prominent
businesses
in
evanston
we're
really
thrilled
with
the
team
that
we've
assembled
in
general.
P
I
would
say
sort
of
the
theme
that
unites
all
of
our
projects
across
all
of
the
companies
involved
is
really
dedication
and
commitment
to
design
we've
got
set
up
several
notable
projects,
primarily
throughout
chicago.
We
also
recently
completed
a
similarly
scaled
project
in
the
village
of
oak
park.
P
I'm
proud
to
say
that
this
we
were
told
by
the
village
that
this
was
the
fastest
planned
development
approved
in
the
village
of
oak
park,
and
I
think
what
I
hope
everyone
recognizes
and
sees
this
evening
is
that
we're
really
aiming
to
be
contextual
and
really
sort
of
trying
to
be
modest
and
scale
and
sort
of
do
the
right
thing
so
that
that
is
very
much
intentional.
P
P
M
You
there
yeah,
I
am
thanks
chris
yeah,
so,
as
you
know,
chris
mentioned,
I'm
brian
phillips,
a
principal
at
isa,
alex
gauze,
is
on
as
our
studio
director
and
also
is
heading
up
the
project
for
our
team,
and
you
know,
we've
been
doing
a
lot
of
work
here
in
philly,
but
also
around
the
country
in
detroit
chicago
boston,
yeah,
some
other
places
and
really
all
the
work,
I
think,
is
looking
to
create
sort
of
infill
projects.
M
That
kind
of
urbanize
blocks
focus,
focus
on
being
pedestrian
friendly.
You
know,
support
the
urban
amenities
around
them
and
really
become
a
good
neighbor
into
their
home
cities.
These
are
just
a
couple
of
examples
of
a
project
here
on
the
left
that
we
did
in
the
logan
square
section
of
chicago.
M
That
really
was
the
sort
of
I
think
missing
middle
housing
project
where
sort
of
mid-range
you
know
townhouse
development
that
really
was
sort
of
hitting
this
kind
of
contemporary
design
note,
but
also
providing
sustainable,
good,
everyday
housing
and
on
the
right.
You
know
just
an
example
of
something
recently:
we've
done
here
here
in
philly,
just
sort
of
dealing
with
the
context
and
again
being
being
aware
of
its
environment,
and
I
think
you
know
respectfully,
you
know
fitting
in.
M
I
don't
know
if
we
have
any
other
images
here,
chris
yeah,
so
we've
also
been
looking
at
what
we're
thinking
of
is
leftover
sites.
There's
these
are
both
the
the
building
on
the
right
is
12
feet
wide
and
the
building
on
the
left
is
actually
11
feet
wide.
These
are
both
sites
that
were
sort
of
looked
over
by
you,
know
previous
development
teams
and
really
looked
to
again
just
sort
of
invigorate
the
fabric.
M
With
with
these,
you
know
special
info
opportunities
and
really
looking,
hopefully
to
be
able
to
do
that
with
with
our
with
our
project
here
at
evanston,.
M
We
have
a
long
track
record
with
adaptive
reuse.
This
is
a
it's
a
warehouse
building
that
we
sort
of
use
as
apartments
and
then
you
can
see
some
new
construction
in
that
in
that
left
image
you
can
see
some
new
construction
to
the
right
of
the
old
warehouse,
and
so
this
sort
of
combination
of
new
and
old
things
coming
together.
M
Here's
another
example
of
that
with
you
know
some
new
construction
between
some
existing
buildings,
that
that
has
become
a
mixed
use,
office
and
apartment
project.
P
So
why
don't
I
pick
it
up
from
there
brian,
I
think
one
of
the
things
that
makes
us
so
excited
about
working
with
isa.
Is
they
really
excel
in
that
missing
middle
context
and
typology
so
really
sort
of
the
the
gap
between
single
family
homes
and
your
traditional
apartments,
and
so
we're
really
excited
and
thrilled
to
present
our
concept
for
1101
church
and
just
in
terms
of
site
context,
we're
talking
about
the
northwest
corner
corner.
Excuse
me
of
church
street.
P
In
oak
avenue,
the
site
is
transit,
rich,
it's
immediately
proximate
to
the
metra
and
the
cta.
It's
also
at
a
really
unique
location.
We
really
see
this
as
a
unique
gateway
opportunity
on
church
street.
It's
really
just
sort
of
a
stone's
throw
away
from
the
heart
of
downtown
evanston
and
in
a
real
sense.
The
context
surrounding
it
is
very
urban,
despite
its
residential
zoning
district.
P
We'll
talk
through
that
in
a
little
bit,
there's
also
some
some
unique
opportunities
here,
and
I
really
commend
isa
for
for
encouraging
us
to
think
about
really
saving
the
the
existing
the
church.
The
sojourner
covenant
church,
it's
well,
it's
not
a
historic
landmark.
It
certainly
has
value
from
a
cultural
perspective
and
sort
of
historic
value,
and
more
recently,
we've
been
doing
a
series
of
these
projects
where
we've
been
converting
religious
facilities.
P
We've
done
two
very
recently
in
chicago's
logan
square
neighborhood
and
we're
really
excited
by
both
the
opportunities
and
candidly,
the
challenges
inherent
with
adaptive,
reuse
and
so
we're
really
thrilled
to
present
that
this
evening,
and
so
just
to
kind
of
summarize
the
what
we're
talking
about
here
within
the
church.
We
are
envisioning
really
what
we
consider
town
home
style
living,
so
this
will
be
units
that
are
situated
on
either
two
or
three
floors
so
more
vertical
in
nature.
These
will
also
be
larger
units,
so
they
will
cater
generally
to
we
envision.
P
You
know
small
families,
young
professionals,
maybe
even
older
professionals,
as
well
all
of
our
projects.
Right
now
we're
thinking
about
the
last
year
and
what
everybody's
gone
through
and
obviously
here
we
are
in
a
zoning
context,
meeting
remotely
so
thinking
about
how
that
influences,
what
we
do
and
how
we're
thinking
about
the
built
environment
in
the
future.
Then,
of
course,
we
think
a
lot
about
sustainability.
P
We
think
about
our
connection
to
the
natural
environment,
really
prioritizing
that
through
our
projects
as
well
and
then
to
the
north
and
I'll
get
into
the
project
itself
in
just
a
moment,
we're
envisioning
an
urban
apartment
building.
This
will
be
contextual,
as
I
mentioned
earlier.
It
will
be
smaller
in
scale
and
we're
really
trying
it
very
purposefully
to
be
something
a
little
bit
different.
P
This
project
will
be
developed
at
a
different
price
point
by
being
intentionally
a
little
bit
more
smaller
and
contextual,
and
we
ultimately
hope
that
we
can
deliver
or
pass
through
some
of
the
the
that
value
back
to
the
ultimate
residence
and
proportionately
reduced
rents
relative
to
some
of
the
other
more
recent
projects
in
evanston,
and
so
we
really
want
to
be
sort
of
a
counterpoint
to
a
lot
of
the
large-scale
development.
P
Knowing
that
not
everybody
wants
that,
not
everybody
can
necessarily
always
afford
that,
and-
and
so
we
want
to
do
something
a
little
bit
different.
So
in
this
case,
we're
talking
about
one
beds
and
two
bed
units
approximately
550
to
1100
square
foot,
feet
and
again
outdoor
connectivity,
we're
looking
at
a
really
innovative
green
roofing
system
that
we've
actually
had
success
with
in
several
of
other
contexts
and
we're
really
excited
about
the
potential
one
of
the
biggest
challenges
for
this
site.
From
both
a
zoning
perspective,
as
well
as
just
an
architectural
perspective
is
its
shape.
P
P
We
mentioned
earlier
a
little
bit
about
the
unit
mix,
but
overall
we're
talking
about
kind
of
an
interesting
distribution,
certainly
a
little
bit
more
heavily
weighted
on
two
and
three
bedrooms.
We
certainly
will
have
the
a
significant
number
of
one
beds.
Those
are
obviously
very
much
in
demand
in
evanston
right
now,
and
so
we
are
closely
monitoring
both
the
supply
and
demand
dynamics
in
the
market,
but
we're
also
looking
at
delivering
something
different.
P
The
other
unique
thing
about
this
project
is
that
all
of
the
two
bedrooms,
with
the
exception
of
one,
will
actually
be
distributed
over
two
floors,
and
so
our
thesis
here
is
that
by
delivering
something
different
that
is
not
consistent
with
what
everybody
else
is
doing.
We
believe
that
we're
going
to
deliver
something
a
little
bit
more
unique
that
people
find
interesting,
so
just
real,
quick
in
terms
of
kind
of
massing
again
the
church
component
over
here
those
are
all
two
and
three
bed
units
larger
units.
P
Then
you
see
the
new
construction
component
on
the
right
here.
There
is
a
parking
area
that
is
partially
covered
that
is
accessed
off
of
the
alley.
One
of
the
unique
things
about
this.
You
can
see:
we've
added
in
some
green
space
we've.
Actually
there
we've
actually
reduced
the
impervious
lot
coverage
on
this
project,
though
we
are
looking
for
a
building
coverage
variation
and
so
we'll
get
into
that
in
a
moment.
P
The
other
thing
that
we've
recently
done
we've
really
sort
of
tried
to
elevate
the
bike
storage
in
the
project
immediately
accessible
off
of
the
front
of
the
building.
We
see
kind
of
a
unique
opportunity
there.
We
following
some
of
the
comments
that
we
got
at
dapper.
We
saw
a
great
opportunity
to
really
kind
of
celebrate
that
and
make
that
sort
of
core
to
the
values
that
the
project
sort
of
expresses
and
so
we're
excited
by
the
potential
there.
P
As
we
work
up
in
the
building,
you
can
see
that
the
the
gap
between
the
new
construction
component
and
the
church
is
a
little
bit
more
noticeable
here.
P
So
there's
actually
a
little
bit
of
outdoor
space
and
I
won't
get
too
far
into
the
weeds
here
on
the
the
floor
plans,
but
there
is
basically
a
fourth
floor
with
some
areas
that
are
popped
up
onto
the
fifth
floor,
which
is
also
shared
with
a
roof
deck
that
will
really
feature
a
very
unique
green
roofing
system
that
is
developed
in
sort
of
a
proprietary
system
with
a
chicago-based
company,
and
if
we
have
time
I'll,
I
have
some
photos
of
that
as
well.
P
Here's
a
quick
rendering
of
the
view
this
is
looking,
so
this
is
the
sienna
building,
so
we're
on
oak
here.
This
is
the
existing
alley,
so
you
can
see
and
unfortunately
the
trees
have
sort
of
concealed
it
a
little
bit.
But
the
church
is
here
on
the
left
and
then
the
new
construction
component
on
the
right.
We
do
have
some
additional
content
prepared
on
the
materiality
of
the
building
etc.
P
But
I
know
one
of
the
main
focuses
for
this
evening
is
on
the
variations,
so
we
put
that
sort
of
in
the
appendix
and
we're
happy
to
circle
back.
If
there
are
questions
just
in
terms
of
the
massing
and
sort
of
how
it
is
situated
on
the
site,
this
is
obviously
looking
at
the
south
elevation.
So
this
is
looking
north,
so
you
can
see
the
sienna
condominiums
here
beyond
this
site.
P
P
Sort
of
view
from
from
church
street
will
really
be
consistent.
There
are
two
single-family
homes
immediately
adjacent
which
we're
happy
to
to
talk
more
directly
to
if,
if
there's
some
desire
to-
and
but
you
know,
and
then
in
general,
as
I
mentioned,
sort
of
that
facade
will
stay
roughly
the
same,
obviously
with
the
building
behind
it
set
back
the
view
along
oak.
So
this
is
looking
east
down,
I'm
sorry
west
down
church
street.
This
is
the
west
elevation.
P
And
then
we've
got
the
north
elevation
from
the
alley
and
then
this
is
the
east
elevation,
so
you
can
kind
of
see
that
open
parking
area
we're
looking
for
a
series
of
variations
and
what
I've
tried
to
do
is
summarize
those
in
as
much
as
we
can
and
with
graphics,
to
sort
of
break
those
down.
So
we
can
circle
back
to
this
summary
page
if
it's
helpful,
but
let
me
just
kind
of
run
through
those
briefly.
P
The
first
variation
is
a
density
variation.
We've
basically
proposed
30
units
on
the
site,
really
the
the
zoning
allows
for
15
units,
and
so
what
we
have
done
is
we're
proposing
24
units.
But
then
there
are
six
bonus
units
because
we're
proposing
to
do
three,
affordable
housing
units
on
site,
and
so
as
of
right
now,
we've
been
engaged
with
the
city
and
we're
talking
about
two
one
bed
units
and
one
two
bed
unit.
That
would
be
the
affordable
units
within
the
project.
P
We're
also
looking
for
a
variation
on
lot
coverage,
as
I
mentioned,
we
were
pleasantly
surprised.
I
guess
to
say
that
we
didn't
need
a
variance
for
impervious
coverage
because
we
actually
reduced
what
exists
today,
but
we
are
looking
for
a
variance
on
the
the
lot
coverage
one
of
the
interesting
things,
because
of
the
way
that
the
garage
is
structured
at
grade
we're
about.
We
have
62
percent
coverage,
so
we're
really
kind
of
talking
about
this
area
here
above
the
ground
floor
and
we're
proposing
78.6
percent.
P
There
are
two
setback:
variations
that
are
requested
as
a
part
of
our
proposal.
The
first
is
right
here
along
oak
avenue,
and
really
what
we're
trying
to
accomplish
here
is
we're
looking
to
extend
this
street
wall
that
exists
today
with
the
church,
we're
looking
to
extend
that
consistent
with
the
new
construction
component.
You
could
see
that
as
the
zoning
requires
a
setback
here
of
15
feet,
so
this
is
an
approximation
of
what
that
would
sort
of
look
like
and
then
off
the
alley.
P
We're
also
looking
for
a
setback
variance
here,
we're
proposing
a
1.5
foot
setback,
so
that's
fairly
modest,
but
you
can
see
that
if
we
adhered
to
the
25-foot
setback,
we
would
be
left
with
a
very
sort
of
odd
shape,
and
this
is
really
indicative
of
just
kind
of
the
unique
constraints
and
challenges
with
the
shape
of
the
site,
and,
as
I
mentioned,
I
think
our
view
is
that
this
is
this
really
is
sort
of
on
the
cusp
of
the
downtown
area.
It
really
feels
urban
and
and.
P
Of
the
urban
fabric
of
downtown,
even
though
it's
a
residential
district
and
so
the
proposal
and
the
concept
here
is
really
in
keeping
with
the
immediately
adjacent
buildings,
and
so
we
thought
that
it
was
appropriate
and
then
there
are
two
variations
relating
to
parking
and
and
so
the
by
code.
We
are
required
to
provide
22
parking
spaces
and,
as
you
can
see
here,
we're
providing
eight
parking
spaces.
P
The
two
variations
one
there's
a
setback
requirement
for
parking
and
so
we're
looking
to
basically
eliminate
that
very
that
setback.
This
is
really
in
keeping
with
the
condition
of
this
lot.
It's
all
paved
currently
today.
P
This
is
all
parking
today,
but
then
beyond
that,
we're
also
looking
to
reduce
the
total
number
of
parking
spaces
required
for
the
site,
so
we're
proposing
the
eight
on
site
and
then,
as
was
outlined
in
the
the
package,
we
are
suggesting
leasing,
six
off-site
parking
spaces
with
the
city
as
well,
just
in
terms
of
public
impact
and
then
I'll
touch
briefly
on
public
benefits.
P
But
I
think
some
of
the
the
key
moves
here
that
we
think
have
a
tremendous
impact
on
the
the
local
economy
and
on
the
city
one.
P
We
think
that
there's
real
value
in
saving
the
church
and
that
wasn't
our
sort
of
going
in
assumption
our
going
in
assumption-
was
that
our
that
the
constraints
are
challenges
associated
with
saving
it
would
make
it
very
difficult
for
us
to
to
find
a
pathway
to
making
the
deal
viable,
but
we
were
able
to
and
we're
as
I
mentioned,
I
really
credit
isa
with
sort
of
inspiring
that
approach
here,
because
I
think
it
really.
P
It
really
is
appropriate
and
something
that
we
think
we
can
celebrate
that
building
and
and
breathe
new
life
into
it.
I
think
that
we're
excited
by
both
that
opportunity
and
challenge
two.
This
is
a
property
that
has
been
off
the
tax
rolls
historically,
and
so
we've
worked
with
our
property
tax
attorney
and
estimate
the
stabilized
real
estate
taxes
at
approximately
135
000
per
year.
So
it's
a
significant
increase
and
then
obviously
anytime,
there's
additional
residents
and
people
visiting
and
living
adjacent
to
downtown
evanston.
P
We
really
believe
that
that
will
contribute
to
the
vitality
of
the
downtown
area
and
we're
thrilled
by
the
opportunity
to
to
develop
this
asset
and
to
bring
new
residents
and
really,
as
I
mentioned
earlier,
deliver
something
a
little
bit
different
in
terms
of
public
benefits,
we're
still
working
through
these
with
the
with
the
city
and
very
much,
I
think
you
know
you
know
trying
to
strike
a
very
collaborative
tone
on
how
we
will
arrive
at
kind
of
the
the
ultimate
list
of
public
benefits,
but
here's
just
kind
of
a
snapshot
on
where
we
are
right
now
and
where
I
think
we're
headed
one.
P
It's
very
important,
as
we've
learned,
with
engaging
our
surrounding
neighbors
to
look
at
alley
resurfacing,
and
so,
in
this
case,
we're
talking
about
resurfacing
a
little
bit
beyond
the
area
just
immediately
adjacent
of
the
project
that
ali
is
currently
in
in
fairly
rough
condition,
and
so
that's,
as
I
mentioned,
has
been
expressed
by
several
of
the
surrounding
landowners,
we're
also
looking
at
incorporating
bird
friendly
measures.
This
is
really,
I
think,
part
of
the
mayor's
monarch
proclamation
as
well
part
of
our
broader
sustainability
agenda
for
the
project.
P
We're
really
excited
about
the
opportunities
we
have
here
to
to
do
some
really
interesting
and
exciting
things
from
a
sustainability
perspective,
as
I
mentioned
that
the
green
roof
system
that
we're
incorporating
we're
really
thrilled
about,
we
think
it's
gonna
create
a
very
unique
environment
not
only
for
at-risk
insects
and
things
of
that
sort,
but
also
create
something
unique
that
the
the
building
residents
and
even
people
in
the
vicinity
are
going
to
be
able
to
see
and
appreciate
we're,
also
looking
at
a
transit
fund
contribution.
P
This
is
consistent
with
the
values
of
the
project
and
seeking
the
variation
on
parking.
We
really
are
going
to
be
targeting
residents
that
both
sort
of
live
and
breathe
the
values
that
we
hope
this
project
also
expresses,
and
so
the
transit
connectivity
is
really
key
to
our
our
kind
of
entire
approach.
P
Here,
ada
and
adaptable,
affordable
units,
there
are
a
number
of
residents
in
the
immediate
vicinity
with
disabilities,
and
so
we've
had
a
lot
of
dialogue
with
those
residents
and
other
stakeholders,
and
we've
identified
that
when
you
look
at
the
affordable
units
and
the
60
ami
threshold
in
evanston,
there
are
still.
P
Unfortunately,
this
is
a
number
of
people
that
still
have
needs
that
are
not
being
met,
and
so
we're
looking
very
creatively
at
how
we
deliver
our
residential,
affordable
units
to
satisfy
the
iho
requirement,
but
also
really
thinking
more
broadly
and
how
we
maybe
start
to
address
other
needs
in
the
community
that
aren't
being
met
just
with
a
more
conventional
approach,
and
so
we're
excited
by
that
opportunity.
P
P
We
are
committed
to
incorporating
local
residents
both
into
the
construction
of
the
project,
as
well
as
looking
beyond
that
into
the
operations
of
the
project,
and
we
are
also
excited
by
the
opportunity
of
incorporating
minority
and
female
business
enterprises
again,
both
in
construction
as
well
as
as
we
think,
into
the
future.
P
So
with
that,
as
I
mentioned,
we
do
have
some
additional
material
on
the
building
design
itself,
as
well
as
some
other
appendix
material.
But
I
will,
I
guess,
turn
it
over
to
the
chair
for
questions.
F
J
I
would
just
like
a
clarifying
question
that
the
building
directly
to
the
north-
I
think
it's
the
sienna-
does
not
use
the
alley
directly
across
from
your
site.
Is
that
correct?
They
have
a
curb
cut
off
of
oak.
P
P
I
don't
recall,
I
think
they
do
have
a
curb
cut
off
of
oak,
but
they
did
when
I
engaged
with
the
condo
board
president.
He
specifically
cited
the
alley
condition
as
one
of
their
key
issues
so,
regardless
of
whether
they
maybe
access
it
for
their
parking
or
not,
I
it
clearly
was
front
of
mind
for
them.
C
There
aren't
any
garage
openings
or,
on
that
alley,
side
of
that
building.
H
C
I
do
a
question
about
the
the
setback
that's
being
sought
on
that
same
alley.
Maybe
can
city
staff
perhaps
comment
on
precedent
for
setbacks
and
alley
like
this,
because
it
does
seem
pretty
close
and
it's
up
and
down
that
entire
alley.
This
would
be
having
a
setback.
That
short
would
be
atypical
because
there's
other
spots
along
the
entire
alley,
where
one
side
or
the
other
is
open
either
for
for
plowing
or
for
any
other
kind
of
consideration.
Melissa.
Can
you
can
you
comment.
K
Sure
in
a
typical
residential
district
setting,
I
agree
that
would
be
highly
unusual
for
such
a
large
rear
yard
setback
request.
However,
in
this
instance,
because
it's
adjacent
to
the
downtown
and
adjacent
to
multi-story
buildings,
I
believe
kitty
corner
is
even
a
17-story
building.
For
that
reason,
I
do
think
it's
appropriate.
It
actually
creates
a
buffer
from
the
less
dense
residential.
That's
further
west.
G
F
B
I
have
no
questions,
I
read
the
packet
and
your
presentation,
I
think,
was
exceedingly
thorough.
So
no,
I
you
know
there.
There
are
a
lot
of
still
what
ifs
on
the
public
benefits
that
you're
working
on
with
the
city,
which
I
appreciate
and
otherwise
I
I
think
it's
a
spectacular
project.
Frankly,.
K
Thank
you,
chair
colin,
just
note
for
the
record
in
the
email
that
I
sent
before
the
meeting.
There
were
a
couple
of
public
comments
within
that.
K
D
D
B
Other
the
other
was
from
a
neighbor,
I'm
sorry,
the
other
was
from
a
neighbor.
B
I
think,
maybe
in
one
of
the
two
flats
immediately
to
the
west
of
this
project,
and
they
were
not
in
favor
of
of
this
going
forward,
and
I
think
you
know
I
can
certainly
understand
that,
noting
that
the
parking
lot
which
will
be
used
as
part
of
the
building
has
been
used
for
the
last
many
years
as
a
recreational.
B
You
know
kind
of
like
alley,
basketball
area
which,
which
is
great,
but
you
know
times
change
they.
F
P
Yes,
that
is
correct.
Yes,
we're
very
much
receptive
to
that.
P
I
think
our
goal
has
always
been
to
build
consensus,
both
with
melissa
and
her
team,
as
well
as
with
the
aldermen.
I
know
that
the
number
six
was
outlined
in
the
in
the
packet
and
I
I
believe
that
that
is
somewhat
consistent
with
some
of
the
other
precedents
recently
from
a
multi-family
perspective.
But,
ultimately
you
know,
I
think,
there's
a
degree
of
flexibility
on
our
side.
P
P
Yes,
yes,
we
have
agreed
to
replace
the
the
sidewalk
and
really
sort
of
reevaluate
the
streetscape
one
of
the
other
things
that
was
mentioned
with
several
of
the
surrounding
property
owners
was
just
the
again
the
condition
of
the
streetscape,
as
well
as
its
sort
of
ada
accessibility.
So
we're
going
to
be
looking
into
both
of
those
issues
as
we
look
to
re-establish
something.
We've
engaged
a
chicago-based
landscape,
design,
firm,
omni
ecosystems,
they'll
be
doing
both
the
green
roof
system,
as
well
as
all
of
the
act
grade.
Improvements.
P
K
I
think
so
variation
standards,
so
there's
a
few
less
of
them,
but
yeah.
Let's
do
roll
call
for
each
one.
F
Yeah,
let's
do
a
roll
call
for
it.
Okay,
first
of
all,
let's
hear
that
what
everyone
has
to
say
about
this
project.
Now
that
I've
closed
the
record,
I'm
going
to
go
first,
my
my
favorite
thing
about
this
is
that
it
will
go
from
a
non-taxable
church
to
136
000
a
year
in
taxes,
tax
revenue
for
the
city
of
evanston.
I
want
to
believe
in
my
heart
that
one
day,
my
heart,
my
taxes
will
go
down
because
of
contributions
like
this.
So
I
agree
with
this
proposal.
I
think
it's
lovely.
J
J
I
am
a
little
bit
iffy
about
the
rear
setback,
but,
but
you
know
in
light
of
comments
from
the
city,
I
I
could
be
I'm
fine
with
that.
I
think
it's
I
think
the
heights
and
the
massing
are
a
good
transition
from
the
new
building
that
has
already
occurred
to
the
north
of
the
site
and
that
continues
to
occur
now
and
moving
south
across
church
street
to
a
more
lower
to
lower
heights.
J
L
I
will
join
the
comments
first,
I
would
comment
the
architects,
because
this
is
a
really
difficult
project,
so
they
did
a
great
job
good
for
you
guys.
L
L
I'm
I'm
still
the
proponent
of
the
honest
architecture
from
inside
out.
So
maybe
because
I'm
old-
but
that's
that's
my
comment,
the
other
thing,
if
you
commit
to
additional
parking
spaces,
at
least
this
will
be
really
good,
so
I
would
stay
with
the
proposal
from
dapper
for
additional
lease
of
parking
spaces.
Otherwise,.
B
And-
and
I
would
comment
carol
that
I
think
it's
it's
fabulous-
that
they
have
maintained
sojourner
church
to
still
kind
of
look
like
sojourner
church.
I
mean
I've.
I
really
love
church
adaptive,
reuse
developments
that
maintain
that
ecclesiastical
appearance.
B
I
just
think
it
gives
it
so
much
interest.
So
I
I'm
I'm
happy
with
the
preservation
of
that
building
and
I
think
that
the
creative
wrapping
with
the
new
building
is
is
really
wonderful
and
I
agree
that
it
is
totally
in
scale
to
its
location.
C
Echo
support,
I
think,
all
the
same,
you
know,
compliments
it
it's
it's
very
creative
and
it's
skillful
and
it's
it's
and
it's
a
creative
solution
for
a
challenge
challenging
spot.
You
know,
given
how
given
the
look
the
size
of
the
buildings
around
it,
I'm
actually.
I
actually
think
that
this
solution
is
pretty
modest
and
they
probably
even
could
have
been
more
ambitious
and
but
I
won't
say
that
I'm
even
more
allowed,
so
I'm
in
support.
C
F
All
right,
so
I
am
going
to
head
and
go
through
the
variations,
but
I
am
going
to
tell
you
that
there
are
some
conditions
that
are
recommended.
One.
A
construction
management
plan
is
required
prior
to
the
issuance
issuance
of
a
building
permit.
For
this
two,
the
applicants
will
continue
to
work
with
city
staff
staff
to
establish
appropriate
public
benefits.
The
ones
we've
heard
here
tonight,
for
example,
three
lead,
silver
or
equivalent,
is
required
in
compliance
with
the
green
building
ordinance
for
this
project.
F
F
Six,
the
applicant
shall
provide
on-site,
affordable
housing
for
the
following
30
years,
in
compliance
with
the
inclusionary
housing
ordinance
and
seven
substantial
compliance
with
the
documents
and
testimony
on
record,
the
applicant
presented
the
development
at
the
second
ward
meeting
in
february
and
has
continued
to
work
with
adjacent
property
owners,
including
the
siena
residents
who
address
concerns
that
include
rooftop
building
lighting
and
alley.
Improvements
and
city
staff
is
not
aware
of
any
objections
to
the
proposal
until
the
one
tonight
for
the
basketball
club.
K
And
with
that
I
revised
my
earlier
statement,
we
can
do
voice
votes
on
these
because
you
guys
are
all
going
to
say
the
same
thing
and
additionally,
the
motion
feel
free
to
say
that
whoever
makes
the
motion
that
you
are
motioning
it
with
the
conditions
listed
in
the
staff
memo,
and
then
you
can
add
in
anything
else
that
you
want.
D
F
F
F
Okay
number
two
is
in
keeping
with
the
intent
of
the
zoning
ordinance.
The
proposed
development
proposed
promotes
the
general
health
morals,
general
welfare
and
objectives
of
the
comprehensive
general
plan.
The
adaptive
reuse
of
the
religious
structure
is
commendable
and
significant,
and
the
private
ownership
of
the
property
returns
it
to
the
taxable
base.
All
in
favor
of
that
standard
being
met.
F
Any
propose
okay
number
three
has
a
hardship
or
practical
difficulty
that
is
peculiar
to
the
property.
The
existing
structure
that
is
adaptively
used,
features
legally
non-conforming
setbacks
and
lock
coverage
that,
in
combination
with
the
odd
lot
shape,
makes
it
impossible
to
comply
with
all
the
zoning
requirements,
while
also
allowing
for
an
appropriate
density.
H
F
F
B
Mary
you're
you're,
you're,
muted,
I'm
sorry
I'm
in
agreement,
but
my
understanding
is
that
the
public
benefit
will
include
potentially
the
two-bedroom
ada
adaptable
unit
plus
two
other
units.
Is
that
correct.
F
Is
okay
number
six
does
not
have
a
hardship
or
practical
difficulty
that
was
created
by
any
person
having
an
interest
in
the
property
the
property
was
planted
at
its
size
and
with
prior
to
the
current
ownership.
The
odd
lot
shape
and
corner
property
setbacks
reduced
the
building
envelope
to
an
amount
substantially
lower
than
the
surrounding
properties
and
not
appropriate
immediately
adjacent
to
the
downtown.
I
believe
that
standard
has
been
met.
F
E
F
Agree
any
opposed.
Okay
number
seven
is
limited
to
the
minimum
change
necessary
to
alleviate
the
particular
hardship
or
practical
difficulty.
The
applicant
has
worked
to
modify
the
proposal
to
minimize
the
necessary
zoning
relief.
10
on-site
inclusionary
housing
is
included
the
three
units
to
take
advantage
of
the
applicable
zoning
bonuses
to
further
reduce
the
necessity
necessary
zoning
relief.
The
proposal
purposely
purposefully
does
not
maximize
building
height
in
bulk,
which
could
extend
to
85
feet
and
eight
stories.
F
The
conditions
for
approval
the
applicant
worked
extensively
with
staff
to
develop
a
moderate
density
residential
building,
while
also
adaptively
reusing
an
existing,
unique
structure.
The
requested
variations
are
appropriate
when
considering
the
location
of
the
property,
existing
conditions
and
surrounding
density
and
bulk
of
the
adjacent
downtown.
F
B
I
move
in
the
case
of
what's
the
address:
1101.
Isn't
it
1101
church
street
evanston
that
we
recommend
approval
to
city
council
contingent
on
the
the
contingencies
listed
in
the
dapper
staff
report
and
the.
B
Well,
I
can
read
them
to
you
if
you
want,
but
melissa
said
it
would
be
okay,
just
to
put
that
in.
Let
me
read
them
to
you.
Oops.
A
B
Those
conditions
include
a
comprehensive
management
plan
is
required
prior
to
issuance
of
the
building
permit
that
the
applicant
will
continue
to
work
with
the
city
staff
to
establish
appropriate
public
benefits.
B
Many
of
those
have
been
discussed,
but
they
will
be
defined
with
further
work
with
the
city
that
you
will
build
to
lead
silver
or
equivalent
in
compliance
with
the
green
building,
ordinance
that
you
will
lease
a
minimum
of
six
off-site
parking
spaces
that
the
rooftop
mechanical
shall
feature
sound,
attenuating
devices
or
shall
be
screened
to
limit
noise
pollution
and
that
the
applicant
shall
provide
on-site,
affordable,
housing,
three
units
minimum,
including
a
two-bedroom
ada
adaptable
unit
for
30
years,
in
compliance
with
the
inclusionary
housing
ordinance
and
that
substantial
com
that
you
will
complete
this
in
substantial
compliance
with
the
documents
and
testimony
that
are
on
record
here.