HomeMy WebLinkAbout087-R-20 Approving a Plat of Resubdivision for 1605-1631 Chicago Avenue10/12/2020
87-R-20
A RESOLUTION
Approving a Plat of Resubdivision for 1605-1631 Chicago Avenue
WHEREAS, pursuant to Subsection 4-11-1-(B) of the Evanston City Code
of 2012, as amended (the "City Code"), the City Council may approve of a plat by
means of a resolution; and
WHEREAS, the City intends to resubdivide the property located at 1605-
1631 Chicago Avenue, Evanston, Illinois (the "Subject Property"), legally described in
Exhibit A, which is attached hereto and incorporated herein by reference; and
WHEREAS, the City Council hereby finds that the proposed plat complies
with all applicable provisions of Title 4, Chapter 11 of the City Code, subject to certain
conditions,
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS, THAT:
SECTION 1: The foregoing recitals are found as fact and incorporated
herein by reference.
SECTION 2: Pursuant to Title 4, Chapter 11 of the City Code, the City
Council hereby approves the proposed Plat of Resubdivision, attached hereto as
Exhibit B and incorporated herein by reference, subject to the following conditions:
(A) The final plat of subdivision must substantially conform to the Preliminary
Resubdivision plat prepared by B.H. Suhr & Company, Inc. dated May 7, 2019,
except as such plat may be modified to conform to the City Code, Resolution,
and Ordinance;
87-R-20
SECTION 3. The City Manager and/or his designee(s) is/are hereby
authorized and directed to sign, and the City Clerk hereby authorized and directed to
attest, any documents necessary to implement the terms of this resolution.
SECTION 4: This resolution shall be in full force and effect from and after
the date of its passage and approval in the manner required by law.
Attest:
Devon Reid, City Clerk
Adopted: November 9 , 2020
Stephen H. Hagerty, Mayor
Approved as to form:
Kelley A. Gandurski, Corporation Counsel
WIC
87-R-20
EXHIBIT A
Legal Description
LOT A IN PLAT OF CONSOLIDATION OF LOT 4 (EXCEPT THE NORTH 5 FEET
THEREOF) AND ALL OF LOTS 5, 6, 7, 8 AND 9 IN BLOCK 20 IN EVANSTON, IN THE
NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 18,
TOWNSHIP 41 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN
COOK COUNTY, ILLINOIS.
PINS: 11-18-403-020-0000, 11-18-403-021-0000000
COMMONLY KNOWN AS: 521-533 Davis Street & 1605-1631 Chicago Avenue,
Evanston, Illinois
-3-
87-R-20
EXHIBIT B
Plat of Resubdivision
-4-
THE MERION SUBDIVISION
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AT
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IN
THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 18, TOWNSHIP 41 NORTH, RANGE 14 EAST OF THE THIRE
PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS.
COUNTY CLERK CERTIFICATE
STATE OF IWNOIS
ramp aces 1o.a• vrsr_s
d z lci s; 10.
a Iy�. BiUC7:J [N nr Ns?OH
COUNTY OF COOK
SATh
Approved this _ day of AD., 20_.
county cow
CRY COLLECTOR CERTIFICATE
Q
^
raao rvsr
LOT 2 /
STATE OF IWNOIS2sa
COUNTY OF COOK S
a axvE W11 anaJDED
AREA = 21,639 SO. FT.
I, City Collector of the City of Evanston, Illinois, do hereby
h
certify that them are no definquent or unpaid current of forfeited special essemments, cur any deferred
OM
installments thereon that have been apportioned against the tract of land included in this plat of
1o.a• wEsr. _'
0.0 Vain
A %
Consolidation.
Rara,.
Oated this _day of , AD., 20_
LOT 1
AREA = 45,025 S0. FT.
a
I
�Zn' l
L
Sr ZFkr 50
. U.E
GRAPHIC SCALE
SCALE, 1' = 50 FT.
OWNER'S CERTIFICATE:
STATE OF IWN015
COUNTY OF COOK sa
Horizon Group Xafl, TLC, an Illinois limited lability company, does hereby certify that it is the legal owner of the
properly described hereon, and that it has cemed the some to be surveyed far the purpose of subdividing A into two (2)
lob as shown hereon.
Dated thie_day of AD., 20—
Horizon Group XXN, LLC,
an Winois limited IiabTily oomparry,
MANAGER
NOTARY'S CERTIFICATE:
STATE OF IWNOISt
COUNTY OF COOK se
I, , a Notary Pubric, in and for said Couny, in the State ofomsoid, do hereby
certify that , of Horizon Group XXIII, U.C. an Illinois limited liability company, persenaly
known to me the some person whose name is subscribed to the foregoing instrument as such Manager, respectively,
appeared before me this day in person and acknowledge that he/she signed and delivered the sail Instrument as his/her
own free and voluntary act for the uses and purposes therein set forth.
Oven under my hand and Notarial seal, this_day of , AD., 20
NOTARY PUBl1C
ALI•
J
9
R. R. HANSEN
SURV4mm x91HROSlmD Pall PMWeeJ pWO, Nm
450 SKOKIE BLVD.SNTE I05,NORTHBROOK, ILUNGI5, 60062 uom.. xis.
LP Lal
TEL. m+7) W4315 / FAX (847) NW9341 leLara6!-ace
N.s.P.a.
E-MAIL: SURVEYORCBHSUHR.COM
wan,r
CHICAGO AVE. & BAAS SL SURM DAW MAY 3, so 19
ORDER N•
19-33-SUB ORDERED BY . HORIZON REALTY GROUP
M, [chain. Ewmtan. m,'nde
DIRECTOR OF COMMUNITY DEVELOPMENT CERTIFICATE
STATE OF IWN01833
COUNTY OF COOK SS
Approved this _ day of , AD., 20_.
D,nMnr al Community Devel.M,e
DIRECTOR OF PUBLIC WORKS CERTIFICATE
STATE OF IWNOISt
COUNTY OF COOK m
Approved this _ day of , AD., 20_.
DI M r a POP, 10—
CHIEF FINANCIAL OFFICER CERTIFICATE
STATE OF IWNOIS2m
COUNTY OF COOK SS
Approved this day of , AD., 20_.
Chia Rnancul Orr w
CORPORATION COUNSEL CERTIFICATE
STATE OF IWNOIS
COUNTY OF COOK
Approved this _ day of AD., 20_.
ca"'dion C-1
CITY CLERK CERTIFICATE
STATE OF IWNOIS 99
COUNTY OF COOK
Approved by the Council of the City of Evanston. Illinois, at a meeting held on this —day
Of , AD., 20—, in witness whereof. I set my hand and affix the Corporate
Seal of Evanston, this _ day of AD., 20_.
car cuff,
LAND SURVEYOR'S CERTIFICATE:
STATE OF IWNOIS i
COUNTY OF COOK e0
B. H. SUHR a COMPANY, INC., does hereby artify that R has surveyed the following described property for the
purpose of Subdividing it into two (2) Lot as shown heeon.
LOT A IN PLAT OF CONSOLIDATION OF LOT 4 (EXCEPT THE NORM 5 FEET THEREOF) AND ALL OF LOTS 5, S. 7, 8
AND 9 IN BLOCK 20 IN EVANSTON. IN THE NORMWESF QUARTER OF THE SDUTHFAST QUARTER OF SECTION 18, TOWNSHIP 41
NORM, RANGE 14 EAST OF THE THIRD PRINCIPAL MEN", IN COOK COUNTY, IWNOtS.
Dimensions am shown in feet and decimal parts thereof and are correct at 62 degrem Fahrenheit.
N, further ar98m that this property, M situated In Zone 'X', (amen determined to be outside the 0.211 annual
chance floodplain) par Insurance Rate Map, MD. 17031CO270 J, effective data: August 19, 2008.
N. further certifies that the properly shown at the plat hereon dorm is within the City of Evanston, IAfsois, which
has adopted a City Plan.
N further certifies that the plat hereon drawn Is a correct representation of said survey and subdivision.
Dated at Evanston, IlNole, this —day of , AD., 20_.
PRELIMINARY 5-7-19
Illinois Professional land Surveyor No. 035-002542
License Expiration Date 11/30/20
EXISTING P.I.N.
11-18-403-019-OD00
SEND TAX BILL TO:
HOR2.ON REALTY GROUP
1946 WEST LAWRENCE AVENUE
CHICAGO, IL 60640
SUBIORED Bi AND RETURN PUT TO:
DEPAR1MENf OF PUBLIC WORKS
2100 RIDGE AVENUE
WANSTON. IWN06 60204
PC-10M A a es.y,o,r
y'!
PLAT OF SUBD,IV"ISIONy.
APPLICATION
ci�yoc, CASE #:
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z�;rling office use only :#
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Address 1605-1631 Chicago Ave.
Permanent Identification Number(s):
PIN 1: 1 1- 1 8 -14 10 1 3 HO 12 10 1-10 1 o 1 01 01 PIN 2: 1 1 -1 8 -14 1 0 1 3 1-10121 11-) 01010101
(Note: An accurate plat of survey for all properties that are subject to this application must be submitted with the application.
•.:�R�IPLICA�'�' �.v. t; 4� '4,9:: t..a t.y;',tiv.: ° s.Y 'a.:y ,- - �,,.. �Y�tk aat�. � ":ti��� .q�,y .. '" y'4..
�a.
Name:
Organization: Horizon Realty Group (attn: Jeff Michael)
Address: 1946 West Lawrence Ave.
City, State, Zip: Chicago, IL 60640
Phone: Work: (773) 529-7200 Home:
Cell/Other: (847) 812-8768
Fax: rk H
Pfease�l cle�the�pri,�ary�,
E-mail JMichael@horizonrealtygroup.com �mets 4fcoCtfact.:>°
What is the relationship of the applicant to the property owner?
❑ same ❑ builder/contractor ❑ contract purchaser ❑ potential lessee
❑ architect ❑ attorney ❑ lessee ❑ real estate agent
❑ officer of board of directors ® other: agent
�..,. - f.rr R�-, a'.. ♦t,.. .mod... 1Y, i..- ` '�
'�+axvh :'tx� ^#t'", „� ,3'..-a*�'ti.+ "2s �Y1''.I,Y.'"�`� .tiLfr•'.i'�?#s°eF T'.r'd: 'K�ii:Y $'.0 xR.s ^`ict+' YM "5x:-+'',�J:T 1
��,%���i�;''�I< �-����(�tequ�red���differetha�n�applicant:.A,"tl�p�d,;peter,;oFw�ers"`�must�listed?`�nd,�must�s gn'ltselaw:)
Name(s) or Organization: Horizon Group XXIII, LLC
Address: 1946 West Lawrence Ave.
City, State, Zip: Chicago, IL 60640
Phone: Work: (773) 529-7200 Home-
Cell/tither: (847) 812-8768
Fax: Work: .Home: ry
E-mail: JMichael@horizonrealtygroup,com . i an�s�df o ts?+ #
"By signing ovow,.i give my permission Tor trip Applicant named above to act as my agent in all matters concerning
this application. I understand that the Applicant will be the primary contact for information and decisions during the
processing of this applicati, n, n ma not be contacted directly by the City of Evanston. I understand as well that I
may chang the p icantf r s appli tion at anytime by contacting the Zoning Office in writing."
Prop' 'er(s Signature(s) -= REQUIRED Date '
aa.,.,,.�_ % . . w, wiq :' qsys ; + w 3, z ��C�b
4, - 4.Aro-.;{e I', :' ♦�, #r4',�'. r,f' Q1-'"�'; .r•• `1 ,°�:af'CL.%. .;'�R.". »'-2a a_.,`st`.fe*'i,%§"wayi'.
"I certify that all of the above `inf tion and all statements, information and exhibits that I am submitting in
conjunction wit this applies 'a true and accurate to the best of my knowledge /
r 1I�l(EQ
Applica , S n ture- REQUIRED Date '
Page 1 of 4
S. REQUIREDDOCUMEM AND MATUMALS
The following are required to be submitted with this application:
(This) Completed and Signed Application Form
[a Original Plat of Survey.(3 copies) Date of Survey: April 17, 2019
® Compliant Zoning Analysis Date: Case#: see 19ZONA-0014 (updated)
Proof of Ownership Document Submitted: Chicaqo Title Own6r's Policy
Proposed Plat of Subdivision (3 copies) (Policy No. 1401-008861207 D1)
(] Legal Description of the Proposed Lots
Electronic version of all documents above (pdf version preferred)
Application Fee $330
Notes:
• Incomplete applications will not be accepted. Applications lacking any required documents or materials
will not be accepted. Incomplete applications cannot be "held" at the zoning office.
• Documents, drawings, or other materials submitted as part of other applications (for example, building
permit applications, or applications for Certificates of Appropriateness [Preservation Commission]) cannot be
copied by the Zoning Office for submission with this application. Separate copies must be provided.
• Recorded Plat of Subdivision - Mylar Plat of subdivision will have to be submitted prior to City Council
review of the proposed subdivision. If approved and once recorded, one (1) paper copy of the recorded plat
must be submitted to the Community Development Department — Zoning Office.
• Compliant Zoning Analysis and Certificate of Zoning Compliance - Prior to filing for subdivision approval,
you must first apply for a zoning analysis of the proposed subdivision. Only a compliant zoning analysis can
be submitted with the application for approval of the subdivision.
• Proof of Ownership - Accepted documents for proof of ownership include: deed, mortgage, contract to
purchase, and closing documents (price may be blacked out on submitted documents).
Atax bill cannot be accepted as proof of ownership.
• The application and all required additional materials need to be submitted in person to:
City of Evanston,
Community Development Department,
Zoning Office Room 3202
2100 Ridge Avenue
Evanston, IL 60201
Hours of Operation:
Monday — Friday, 8:30am — 5:00 pm
Excluding holidays
Page 2 of 4
S. DESCRIPtON OF PkOIPf *
A. Describe the proposed subdivision, consolidation or re -subdivision',
The subject property consists of two tax parcels, The proposed subdivision would create 2 lots
contiguous with the existing tax parcels. Proposed Lot 1 encompasses the existing Merion buildings
at 1605-1619 Chicago Ave. consisting of The Merion non-residential retirement home/independent
living use and ground level retail, as permitted in the D4 zoning district and by special use_ zoning
approved by Ordinance No. 86-0-13. Proposed Lot 2 encompasses the existing single -story
multi -tenant retail commercial building. This proposed Lot 2 is the site of a proposed Planned
Development apartment building to be known as the Merion Legacy at 1621-1631 Chicago Ave.
B. What is the purpose of the proposed subdivision, consolidation or re -subdivision?
The proposed subdivision is necessitated by the pending proposed Planned Development for
ad apartment building at 1621-1631 Chicago Avenue. The proposed Merion Legacy apartment
PD land area needs to be separated from the land area encompassing the Merion PD. The ordinance
approving the Merion PD, Ord. No. 86-0-13, encompasses the all of proposed Lots 1 and 2. This
subdivision would (i) separate proposed Lot 1 to encompass only the existing multi -story Merion
retirement home/independent living buildings, and (ii) separate Lot 2 for future development
as the Merion Legacy apartment PD. With this subdivision, the existing Merion PD could be amended
to reduce the land area such that only proposed Lot 1 is subject to Ord. No. 86-0-13. This would
remove proposed Lot 2 from Ord. No. 86-0-13 and allow consideration of the proposed Merion Legacy
planned development on proposed Lot 2.
Page 3 of 4
CHICAGO TITLE INSURANCE COMPANY
OWNER'S POLICY (2006)
SCHEDULE A POLICY NUMBER: 1401-008861207 - DI
DATE OF POLICY: SEPTEMBER M 2012
AMOUNT OF INSURANCE: '�
1. NAME OF INSURED:
HORIZON GROUP XXIII, AN ILLINOIS LIMITED LIABILITY COMPANY
2. THE ESTATE OR INTEREST IN THE LAND THAT IS INSURED BY THIS POLICY IS:
FEE SIMPLE, UNLESS OTHERWISE NOTED,
3. TITLE IS VESTED IN:
THE INSURED
4. THE LAND HEREIN DESCRIBED IS ENCUMBERED BY THE FOLLOWING MORTGAGE OR TRUST DEED
AND ASSIGNMENTS:
COMMERCIAL MORTGAGE([ NCLUDI NG SECURITY AGREEMENT, ASSIGNMENT OF RENTS AND LEASES AND
FIXTURE FILING) DATED AUGUST 30,2012 AND RECORDED SEPTEMBER 12,2012 AS DOCUMENT
1225601077 MADE BY HORIZON GROUP XXIII , AN ILLINOIS LIMITED LIABILITY COMPANY TO
THE NORTHERN TRUST COMPANY TO SECURE A NOTE IN THE AMOUNT OF $�
THIS POLICY VALID ONLY IF SCHEDULE B IS ATTACHED.
a
Copyright Amorlcan Land Title Association. All rights reserved. The use of this Fon"'h
n is restricted to ALMA licensees and ALTA members 00-
In good standU►g as of the dale of use. All othor uses are prohibited. Reprinted under license from the American Land Title Association. .� r ��•
0PA100 9/11w1p IL-FA83-TEA-7200306-1-12-METRO-1401-008861207 JL7 03/28/18 15:23:51
CHICAGO TITLE INSURANCE COMPANY
OWNER'S POLICY (2006)
SCHEDULE A (CONTINUED)
POLICY NUMBER: 1401- 008861207 - D1
5, THE LAND REFERRED TO IN THIS POLICY IS DESCRIBED AS FOLLOWS:
LOT "A" IN THE PLAT OF CONSOLIDATION, OF LOT 4 (EXCEPT THE NORTH 5 FEET THEREOF)
AND ALL OF LOTS 5, 6, 7, 8 AND 9 IN BLOCK 20 IN THE VILLAGE OF EVANSTON,BEING A
SUBDIVISION OF THE NORTHWEST 114 OF THE SOUTHEAST 114 OF SECTION 18, TOWNSHIP 41
NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS
THIS POLICY VALID ONI�Y IF SCH137bUL:E B 11 ATTACHED
'top yftht American Land Title Association. All:rights .rosecvod..The�use pf this Fenn Is restricted to ALTA,Itcensees;and-ALTA members
In good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American land rtle Association.
c
OPLC06 9/11 x,p IL-FA83-TEA-7200306-1.12-METRO-1401-008861207 JL7 03/28/18 15 - 23 : 51
CHICAGO TITLE INSURANCE COMPANY
OWNER'S POLICY (2006)
SCHEDULE B POLICY NUMBER: 1401 - 008861207 - DI
EXCEPTIONS FROM COVERAGE
THIS POLICY DOES NOT INSURE AGAINST LOSS OR DAMAGE, THE COMPANY WILL NOT PAY
COSTS, ATTORNEY'S FEES OR EXPENSES THAT ARISE BY REASON OF:
GENERAL EXCEPTIONS:
(1) RIGHTS OR CLAIMS OF PARTIES IN POSSESSION NOT SHOWN BY PUBLIC RECORDS.
(2) ANY ENCROACHMENT, ENCUMBRANCE, VIOLATION, VARIATION, OR ADVERSE
CIRCUMSTANCE AFFECTING THE TITLE THAT WOULD BE DISCLOSED BY AN ACCURATE
AND COMPLETE LAND SURVEY OF THE LAND.
(3) EASEMENTS, OR CLAIMS OF EASEMENTS, NOT SHOWN BY PUBLIC RECORDS.
(4) ANY LIEN, OR RIC14T TO ALIEN, FOR SERVICES, LABOR OR MATERIAL HERETOFORE OR
HEREAFTER FURNISHED, IMPOSED BY LAW AND NOT SHOWN BY THE PUBLIC RECORDS.
(5) TAXES OR SPECIAL ASSESSMENTS WHICH ARE NOT SHOWN AS EXISTING LIENS BY THE
PUBLIC RECORDS.
Z 6. _
1., TAXES FOR THE YEAR(S) 2011 AND 2012
2012 TAXES ARE NOT YET DUE OR PAYABLE,
1A. NOTE: 2011 FIRST INSTALLMENT WAS DUE MARCH 1, 2012
NOTE: 2011 FINAL INSTALLMENT WAS DUE AUGUST 1,2012
PERM TAX# PCL YEAR 1ST INST STAT
11-18-403-019-0000 1 OF 1 2011 $368,685.81 PAID
FINAL INSTALLMENT OF 2011 TAXES IN THE AMOUNT OF $305,002.65 IS PAID
PERM TAX# 11-18-403-019-0000 PCL 1 OF 1 VOLUME 57
4A SPECIAL SERVICE AREA NUMBER 4, CITY OF EVANSTON, RECORDED AS DOCUMENT
NUMBER
0434404070, ORDINANCE NUMBER 52-0-97.
0 7. RESTRICTIONS CONTAINED IN DEED RECORDED FEBRUARY 17, 1857 AS DOCUMENT 81567 AND
RECORDED MARCH 3, 1863 AS DOCUMENT 63409 PROHIBITING THE MANUFACTURE, SALE OR
GIVING AWAY OF LIQUORS
NOTE: SAID INSTRUMENT CONTAINS NO PROVISION FOR A FORFEITURE OF OR REVERSION OF
Copyright AmoAcatl LandTlpo Assoclaticn, All rights rosorved. The.use'of this: Form. Ili restricted to 4TA10c"seW and ALTA rneinbeM.
in,good slardlGnQ.-as of ihe.date of use, All othor'uses are prohibited. Reprinted under license from the American Land Title Association.'
OPBIGG 9/11wlp IL-FA83-TEA-7200306-1-12-METRO-I401-008861207 JL7 03/28/18 15:23:52
CHICAGO TITLE INSURANCE COMPANY -
OWNER'S POLICY (2006)
SCHEDULE B POLICY NUMBER: 1401 - 008861207 - D1
EXCEPTIONS FROM COVERAGE (CONTINUED)
TITLE IN CASE OF BREACH OF CONDITION
(AFFECTS LOTS 6, 7, 8 AND 9)
E B. COVENANT RECORDED SEPTEMBER 14, 1978 AS DOCUMENT 24627321 MADE BY EXCHANGE
NATIONAL BANK AS TRUSTEE UNDER < NO 25168 AND NORTH SHORE HOTEL LTD., THAT THE
PRESENT AND FUTURE OWNERS OF THE BUILDING SHALL LEASE OR OTHERWISE PROVIDE ONE
OFF—STREET PARKING SPACE FOR EACH VEHICLE OWNED OR REGISTERED TO A RESIDENT OF
THE RETIREMENT HOTEL. IN NO EVENT SHALL THE SPECIAL USE PERMITTEE PROVIDE LESS
THAN 15 OFF STREET PARKING SPACES.
(AFFECTS LOTS 6, 7, 8, AND 9)
F 9. ENCROACHMENT OF THE CAR PORT LOCATED MAINLY ON THE LAND ONTO THE PROPERTY WEST
AND ADJOINING BY AN UNDISCLOSED AMOUNT, AS SHOWN ON PLAT OF SURVEY
NUMBER12-175 PREPARED BY B.H. SUHR & COMPANY, INC. DATED JULY 10,2012
G 10. ENCROACHMENT OF CANOPIES OVER THE WEST LINE AND SOUTH LINE AND ENCROACHMENT OF
CONCRETE WALL OVER THE EAST LINE BY 1.10 FEET MORE OR LESS AS DISCLOSED BY
SURVEY AFORESAID.
II 11.-ENCROACHMENT OF ONE STORY BRICK BUILDING LOCATED ON PROPERTY NORTH AND
ADJOINING OVER AND ONTO THE LAND BY 0.10 FEET AS DISCLOSED BY SURVEY
AFORESAID.
AK 12. EXISTING UNRECORDED LEASES AS 'DISCLOSED BY THE RENT ROLL ATTACHED TO ALTA
STATEMENT DATED AUGUST 30,2012 WHICH CONTAIN NO RIGHT TO EXTEND OR PURCHASE.
Copyrtght Amorican Land Title Assoelatlon. All rights reserved. The use of this Form Is testrictad to ALTA Ilcenseds and ALTA im"bers � P
In goad Wending es.of the dato of use. All other uses are prohibited. Reprinted under license from the American Land Title Association.
r
OPa1C06 s/u wi IL-FA83-TEA-7200306-1.12-METRO-1401-008861207
r JL7 03/28/10 15:23:52
Plat of:Survev
and
br000sed I2-fot plat of T-he.Mer onSUbdivision
Full size copies of the Plat of Survey and the proposed plat of The Merion Subdivision were previously
filed with the City of Evanston.
1605-1631 Chicago Ave. - Plat of Subdivision Application
Legal'Descriptiop of the`twro 0666sed lots of The Merion Subdivision:
Lots 1 and 2 in The Merion Subdivision being a subdivision of Lot A in Plat of Consolidation of Lot 4
(except the North 5 feet thereof) and all of Lots 5, 6, 7, 8 and 9 in Block 20 in Evanston, in the Northwest
Quarter of the Southeast Quarter of Section 18, Township 41 North, Range 14 East of the Third Principal
Meridian, in Cook County, Illinois.
1605-1631 Chicago Ave. - Plat of Subdivision Application
PLAT of SURVEY
L DEYMPTMN:
LOT A M PUT Ds COMOUOATION OF WT 4 (EX( THE NORM F1S0iMDMM W5, 6.7.8.0
9 M BLOCK 20 IN LVMMMA M TM NORMNE9i OUWTFR ME WUMElSi QDARTfR OF
SECIpN 18, i0WN5HP
41 NORTH, RMGE 14 EAST OE THE n m PRMCPM MERIMW, M COM( COUNR, 6UN06.
CwNMlL1' NNwN M. 5214M DAVIS STREET & 1605.1619 &1621.1631 CHICAGO AVENUE,
EVANSTON, ILLINOIS.
PROPoSEU LOT 1
LEG& DESdAPPON:
TWT PM OF W A DESCRIBED AS FOLS: BEGINNING AT THE WUTHWER
COMIER OF SMD LOT. THENCE NwMFASIERLY, MONO 111E NwRNIFSIRLLY UNE
264.39 FEET; THENCE SOM DSPERLY AT APPPoIOWTELY AT MOM MGUE, in
FEET TO 1M SOUMEASRRY UNE OF SNO Wi; THENCE WURMFSIERLY, MONC
iM SOUTHEASTERLY UNE 264.4M FEET; 7NENCE NORINNESTFALY, NMNG ME
SOUDMSTEILLY UNE, 170 fEET TO iM PoIRT OF BEGMNBIG. M PUT OF
COWMRw M LOT 4 (E%CCF➢TT THE NOUN 5 FEET TMED, AND ML OF
LOTS 5, B. 1, 9 MA 9 IN BLOCIt 20 M EVMMK M THE NOBIHNEST QUARTER
OF M SOMNW MWER OF SECWN 16. IOM WP 41 NORM, RANGE 14
FAST OF ME T PMNCPM NIMONN, IN CDw WDNR, IWNm
C MOWY MNOMN A5.
521.533 DAVIS STREET & 1605.1619 CHICAGO AVENUE,
EVANSTON, ILLINOIS.
PRWOSED LOT 2
LEGAL OESCMPRON.
W A M M ME FnufM1NG DEWRIM PROPFRR. MOINMNG M NIE
SOURI'WEST CORNER OF SW LOT'. HENCE NORTHWERLY, ALONG THE
NORRMESIERLY UNE, 264.69 FEET; THENCE SWRRASIRLLY AT NRROL AT Fq M
MQE IM FEET M THE SOUFHF/STFRLY LIKE OF SNO WT. MENCE
5MRHWESRRLY. ALONG ME 5WMEASTULLY LINE 25445 FEET. HENCE
NOAMWESIERLY, MONO ME SCUFHWFSIEIRY LINE, 170 FEET TO ME MW OF
BEGINNING, IN PUT OF WNSOLI MMN 9WT 4 (ERCEM ME NORM 5 FEET
HEREOF) MD ML OF LOTS 5. 6. 1, B AND 9 IN BLOCI( 20 IN EVANSTON. IN ME
NORTHWEST QIMTER M ME SwMF OUMRER OF SECTION IB, TOWNSHIP 41
NORTH. RMAE 14 F OF 111E MIND PMNpPM MUOWN, M COOK COUNR,
"MS.
COI OnY NNwl1 .
1621.1631 CHICAGO AVENUE, EVANSTON, ILLINOIS.
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162019
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AFMIY GROUP
-
` 5/]/2019 Rfl15EU AGGRESSES
----j MY I9 WY 1 M
9MRFC FAY2E
THE MERION SUBDIVISION
IN
THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 18, TOWNSHIP 41 NORTH, RANGE 14 EAST OF THE THIRD
PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS.
/ w's COUNTY CLERK CERTIFICATE
A�"ao a`ro STATE OF ILLINOIS
rouso moss loan
a ON UNE IlYn]( ED
Bi nCf, L; iH L!+ ll-TiN
es
COUNTY OF COOK
\
Approved this — day of , AD., 20_.
County Wk
CRY COLLECTOR CERTIFICATE
Q
LOT 2
NaE loon' W
/a ON UNE COMM
STATE OF IWNOIS ss
COUNTY OF COOKS
AREA = 21,639 SO, FT.
/
I, City Collector of the City of Evanston. Illinois, do hereby
y0
/
certify that there arc no delinquent or unpaid current of forfeited special assammerds, or any deferred
area
1009'
o.oe soulx
r.
installments thereon that have been apportioned against the tract of land included in this plat of
Consolidation.
N�ev,
r
Dated this _day of , AD., 20 _.
LOT 1
AREA = 45.025 SQ. FT.
O
N.Ap
L
STREET �,�o
100' El1T, ON IINE
/I
._. to 30' V�.
CO Ire
GRAPHIC SCALE
SCALE. 1' = 50 FT.
OWNER'S CERTIFICATE:
STATE OF ILLINOIS
COUNTY Of COOK ws
Horizon Group XXIII, U.C. an Illinois limited liability comparry, does hereby certify that it is the legal owner of the
properly described hereon, and that R has coned the same to be surveyed for the purpose of subdividing A into two (2)
lots as shown hereon.
Dated this —day of , AD., 20—
Horizan Group XXIIL U.C. an Illinois limited IiabAiily company
MANAGER
NOTARY'S CERTIFICATE:
STATE OF IWNOIS
COUNTY OF COOK
I. , a Notary Public, In and for said County, in the State aforesaid, do hereby
certify that , of Horizon Group XXIII, LLC, an Illinois limited liability company, personalty
Imam to me the same person whose name is subscribed to the foregoing instrument as such Manager, respecuny,
appeared before me this day In person and acknowledge that he/she signed and delivered the said instrument as hb/her
own free and voluntary act, for the uses and purposes therein set forth.
Caen under my hand and Notarial acid, thb_day of , AD., 20_
NOTARY PUBLIC
City Cdlector. Evandon, 60,6
DIRECTOR OF COMMUNITY DEVELOPMENT CERTIFICATE
STATE OF ILLINOIS
COUNTY OF COOK SS
Approved this day of , AD., 20_.
),recto, Of ca—My Development
DIRECTOR OF PUBLIC WORKS CERTIFICATE
STATE OF IWNOIS
COUNTY OF COOK s9
Approved this day of , AD., 20_.
DI-W w P.nnc We,w
CHIEF FINANCIAL OFFICER CERTIFICATE
STATE OF IWNOS?..
COUNTY OF COOK
Approved this _ day of , AD., 20_.
Me R ancml DMrce,
CORPORATION COUNSEL CERTIFICATE
STATE OF IWNOS2
COUNTY OF COOK ss
Approved this _ day of , AD., 20_.
Corporation Cnundl
CRY CLERK CERTIFICATE
STATE OF IWNOIS?_
COUNTY OF COOK
Approved by the Council of the City of Evanston, Illinois, at a meeting held on this —day
of A.D., 20—, in witness whereof. I set my hand and affix the Corporate
Said of Evanson, this _ day of , AD., 20_.
cay ckh
LAND SURVEYOR'S CERTIFICATE:
STATE OF ILLINOIS
COUNTY OF COOK 8°
B. H. SUHR 3 COMPANY, INC., does hereby certify that ithas surveyed the following described property for the
purpose of Subdividing it into two (2) Lot as shown hereon.
LOT A IN PLAT OF CONSOLIDATION OF LOT 4 (EXCEPT THE NORTH 5 FEET THEREOF) AND ALL OF LOTS 5, 6, 7, 8
AND 9 IN ]LOCK 20 IN EVANSTON, IN THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 18, TOWNSHIP 41
NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS.
Dimensions are shown in feet and decimal parts thereof and are cost at 62 degrees FahrenheiL
K further certifies that this property is situated in Zone 'X', (areas determined to be outside the 0.2x annual
chance flaodplain) par Insurance Rate Map, No. 17031CO270 J, effective date: August 19. 2008.
R, further certifies that the properly shown an the plat hereon drawn is Within the City of Evanson, Illinois, which
how adopted a City Plan.
R further certifies that the plat hereon drain is a correct representation of said survey and subd'msiuo.
Dafad at Evanston, Illinois, thls_day of , AD., 20_.
PREnLIMINARY 5-7-19
Hanson
lUmais Professional land Surveyor No 035-002542
License Erpirat.ion Date 11/30/20
Mer CAYSTIVAIPAW,
• •STUAIJIMAX
•
R. I. HANSEN
9URVERo" 69L1aJS1® 1911
Norm W D.,p rpm
u mm-
LPYsA
450 SKOKIE BLVD. SUITE 105, NORTHBROOK, ILLINOIS, 60M
R4� w'
Ie1.me�-
IX� P.I.N.
N.9P 9.
TEL.Ie471 e47.4315 /FAX (MY) 861.9311
E-MAIL: SURVEYORCBHSUHR.COM
SEND TAX BILL 70.
1=7701,
CHICAGO AVE. dE DAVIS ST. SURvev DATE. MAY 3,
as 19
ORDER N-
19-33-SUB HORIZON REALTY GROUP
HORIZON REALTY GROUP
ORDERED BY
1946 WEST LAWRENCE AVENUE
CHICAGO. IL 60640
SUBMITTED BY AND RETURN PLAT TO
CIDDF B05TOx
DEPARTMENT OF PUBLIC WORKS
2100 RIDGE AVENUE
EVANSTON. ILLINOIS 60204
PLANNED QEVELOPMEN
Evatnstpn
APPLICATION
Case Number:
Addresses)/Location(s)
1605-1631 Chicago Avenue
Brief Narrative Summary of Proposal::
This application is filed as an adjustment of lot size to Ordinance 86-0-13 (Case Na. 13PLND-0052) "Granting Special Use Permits for a Planned Development
and Independent Living Facility at 1611-1629 Chicago Ave.", commonly known as The Merion. The subject property in Ord. 86-0-13 included a parcel that is
currently the subject of a PD application concerning 1621-1631 Chicago Ave., known as the Merion Legacy apartment development. Subsequent to approval
of Ord. 86-0-13, the owner, Horizon Group XXIII, LLC, in 2015 obtained a tax parcel division of the subject property. In connection with the currently
proposed PD application for 1621-1631 Chicago Ave., and to accomplish a legal separation of the properties, Horizon Group XXIII, LLC has filed a
2 lot plat of subdivision consistent with the tax parcel boundaries. This application is filed to reduce the land area applicable to Ord. 86-0-13.
The resulting FAR increases from 3.15 to to 4.19 [calculated as: 188,457 sf (existing Merion buildings) / 45,025 sf (reduced site area of
Lot 1)j. The resulting 4.19 FAR on Lot 1 is below the maximum 4.5 FAR for the Merion, an existing non-residential retirement home/
independent
/liiving use in the D4 zoning district. No site development allowance is required by this reduction in lot area.
Name: Organization: Horizon Realty Group (attn: Jeff Michael)
Address: 1946 West Lawrence Ave. City, State, Zip: Chicago, IL 60640
Phone: Work: (773) 529-7200 Home: Cell/Other: (847) 812-8768
Fax: Work: Home: 1446'ct4:c111 A: tlria .
K1 `' a• 91dt"cohtact •" 4
E-mail JMichael@horizonrea'ltygroup.com_
also: David@beckergurian.com
What is a it � i wduui i*i up ut a it: cippii jai a .W 'u III roperty owner?
❑ same ❑ builder/contractor ❑ potential purchaser ❑ potential lessee
❑ architect ❑ attorney ❑ lessee ❑ real estate agent
❑ officer of board of directors ❑ other: agent
"I certify that all of the above information and all statements, information and exhibits that I am submitting in
conjunction with this applica n ar a and accurate to the best of my knowledge."
Appli t Si natireY— REQUIRED Date
4'. PRE-SUBMISSION.REQUIREM E'NTS . ' ..
Prior to actually submitting an application for Planned Development, you must:
A. Complete a Zoning Analysis of the Development Plan
The Zoning Office staff must review the deuelopment;plan and publish,a written determination of
the plan's level of compliance with the zoning district regulations. Apply at the Zoning Office.
B. Present the planned development at a pre -application conference
Contact the Zoning Office to schedule a conference with the Site Plan and Appearance Review
Committee, the alderman of the ward and the chairman of the Plan Commission.
S: REQUIREO;.SUBMISSION DOCUMENTS ANIDMATERIALS
~°
® (This) Completed Application Form
® Application Fee, including postage for required mailing
® Two (2) Copies of Application Binder
Your application must be in the form of a binder with removable pages for copying.
You.must submit two application binders for initial review. `
The Application Binder must include:
❑ Certificate of Disclosure of Ownership Interest Form
Plan drawing illustrating development boundary and individual parcels and PINs(See tax parcel Division Report of the Cook County
Plat of Survey of Entire Development Site Assessor and tax parcel division illustration)
Zoning Analysis Results Sheet "[see Case No. 19ZONA-0014 (updated)]
Preliminary Plat of Subdivision.
❑ Pre -application Conference Materials.
❑ Development Plan
❑ Landscape Plan
❑ Statement addressing how the planned developments approval will further public benefits
❑ Statement describing the relationship with the Comprehensive Plan and other City land use plans
❑ Statement describing the development's compliance with any other pertinent city planning and development policies.
❑ Statement addressing the site controls and standards for planned developments
❑ Statement of proposed developments compatibility with the surrounding neighborhood
❑ Statement of the propose developments compatibility with the design guidelines for planned developments
❑ Statements describing provisions for care and maintenance of open space and recreational facilities and proposed
articles of incorporation and bylaws.
❑ Restrictive Covenants
❑ Schedule of Development `
❑ Market Feasibility Statement
❑ Traffic Circulation Impact Study
❑ Statement addressing development allowances for planned developments
Notes:
• Plats of survey must be drawn to scale and must accurately and completely reflect the current conditions of the
property.
• Building plans must be drawn to scale and must include interior floor plans and exterior elevations.
• Application Fees may be paid by cash, check, or credit card.
Attom' *f
Name: David Meek Organization: The Law Office of David Meek, LLC
Address: 513 Central Ave., Suite 400 City, State, Zip: Highland Park, IL 60035
Phone: (847) 579-6943 Fax: (847) 433-2025 Email: david@beckergurian.com
Architect
Name:
Address:
Phone: Fax:
Survevor
Name: Raymond R. Hansen
Address: 450 Skokie Blvd., Ste. 150
Phone: (847) 864-6315 Fax: (847) 864-9341
Civil Enaineer
Name:
Address:
Phone: Fax:
Traffic Engineer
Name:
Address:
Phone: Fax:
Other Consultant
Name:
Address:
Phone: Fax:
Organization:
City, State, Zip:
Email:
Organization: B.H. Suhr & Company, Inc.
City, State, Zip: Northbrook, IL 60062
Email: surveyor@bhsuhr.com
Organization:
City, State, Zip:
Email:
Organization:
City, State, Zip:
Email:
Organization:
City, State, Zip:
Email:
Page 3 of 8
PLEIRR,,QPERTY,� OWN81RS'o F�AU[464hjs$ I - I I
(heT reg,fjl�tfbpSgoVeMil7g(hey,�eofMyof6fiefiylhaithgt)gea�.iifljt
result W4 signing
understand that ;�g 17
below, J give - pe "o f r "e narried petitioner on 066e. 1, .6fthis form to a"ot, 94 myagept, In matters concemi)Ig this
my Ste Zis� " 0 0 e -of
petition. lander d that 1) the named p�titiondr will be lftbr qfty of Evanston's primary oprifact during the pr6c4iihg
this petition, I may not be contacted directly by City of Evanston stoff with info . rmatfon regarding the pefitroh whild4t is
being processed, 3) 1 may inquire the status of this petition and other Information by contacting the Zoning Office, and, 4)
the Pr6porty owners listed I below may change the named petitioner at any time by delivering to the Zoning Office a written
statement signed by all property owners and identifying a substitute petitioner.
NAME and ADDRESS (es) or PIN(s)
CONTACT INFORMATION of PROPERTY OWNED
SIGNATURE
(telephone or e-mail)
Horizon RXOW Group XXIII, LLC 1621-1631 Chicago Ave.
1946 W. Lawrence Ave. 11-18A03-021-0000
jGhicagM LV6M. 01-
rM6 0000s
iMiichael@horizonrealtygroup.com
tw�
4.
A
Copy this form if necessary for a complete listing.
Page 4 of 4
City of Evanston
DISCLOSURE STATEMENT
City ur
Lvatlston- (This form is required for all Major Variances and Special Use Applications)
The Evanston City Code, Title 1, -Chapter 18, requires any persons or entities who request the
City Council to grant zoning amendments, variations, or special uses, including plartned developments,
to make the following disclosures of Information. The applicant is responsible for keeping the disclosure information
current until the City Council has taken action on the application. For .ail hearings, this information is used to avoid
conflicts of Interest on the part of decision -makers.
1. If applicant is an agent or designee, list the name, address, phone, fax, and any other contact information of the
proposed user of the land for which this application for zoning relief is made; Does not a2gly.
2. If a person or organlzatlon owns or,cohtrols the proposed land user, list the name, address; phone,
fax, and any other contact information of person or entity having constructive control of the proposed land user.
Same as number x above, or Indicated below. (An example of this situation is if the land user is
a division or subsidiary of another person or organization.)
3. List the name, address, phone, fax, and any other contact information of person or entity holding title
to the subject property. Same as number x above, or indicated below.
4. List the name, address, phone, fax, and any other contact information .of person or entity having constructive
control of the subject property. Same as number x above, or indicated below.
Page 5 of 6
If Applicant or Proposed Land User is a Corporation
Any corporation required by law to file a statement with any other governmental agency providing
substantially the information required below may submit a copy of this statement in lieu of completing
a and b below.
a. Names and addresses of all officers and directors,
b. Names, addresses, and percentage of interest of all shareholders. If there are fewer than 33
shareholders, or shareholders holding 3% or more of the ownership interest in the corporation or if
there are more than 33 shareholders.
J
If Applicant or Proposed Land User is not a Corporation
Name, address, percentage of interest, and relationship to applicant, of each partner, associate, person
holding a beneficial interest, or other person having an interest in the entity applying, or in whose interest
one is applying, for the zoning relief.
JUI
Page 6 of 6
Current through: 1/1/28
ORGANIZATIONAL CHART:
Property
1621-1631 Chicago Ave., Evanston, IL
Managedby
100% ownership interest
HRG Realty Management,
Horizon Group XXIII, LLC
an Illinois li
LLC liability company ted
JV=)p XW( , an I l l i no i s
Limited liability company
Manager: Horizon Group Realty
Holdings, LLC
100% ownership interest
Jeffrey Michael
I
. I
loot ownership interest
HORIZON GROUP REALTY
HOLDINGS, LLC,
an Illinois limited liability
company
Manager: Daniel Michael
David 8,
Daniel
Jaffrey Daniel a)avid
Jeffry Tracy H.
Michael,
Michael,
Michael, Michael, S.
Wolf e
Jeffrey B.
Trustee of
Trustee of Trustee of
Michael
Michael.
Michael 6
the, David
the the Tracy
Tracy H.
8. Michael
Jeffrey a. K. Michael
Wolfe,
Irrevocabl
Michael irrevocable
trustee of
a Trust
Revocable Trust ,
Daniel a
6/9/3004
'trust 6/9/2004
Martha
dated
Michael 2009
7/4/2002
Irrevocable
Trust
12/l/09
24,67W
23.68ir
23.68V 23.68V
1.43%
1,43% 1,43V
Develop ettefit:Parcel 136unclari6s
See enclosed records of the tax parcel division of the subject property as it existed when Ord.
86-0-13 was approved. The owner subsequently divided the subject property into 2 separate tax
parcels. See also proposed Plat of Subdivision of the subject property, as indicated in the Plat of
Subdivision Application filed concurrently with this major adjustment of The Merion Planned
Development (Ord. 86-0-13.
1605-1631 Chicago Ave. - Planned Development Application - Major Adjustment (lot size)
EXISTING TAX PARCEL
PIK 11.18-403.019•0000:
to. A M=iPt W- iTH 5 FEET THERM AND ALL Of LOTS S.
6, 7. 4 AM f N DLDat 4 N EVAMSM N THE NORDNTST
'DA5K4R OT 4OY7lIGmT OUMER a SEi7D!1 t9, TDAR9IP
41 1gIEIH 34: W 4r TM TFaAC P t)CtOOVtA. Ap•
COOK COIAiTY, EENOS
sjAE�T L
n OCTOBER 5. g, IS
STATE of D, js
coum OF can
This b b mtiy tLt w bw Prq d the tbw duta fnm -dOkg
Rbt. -d T�lda
LIL SM A COWAR. DEG
SuRnym
LYmmA E em.m
mtnm PnludmY l.me fim.gv Pa o96•aOEa
tr . nyaa.ew Dab u/ee/te
PROPOSED TAX PARCELS
TAX PARCEL 1:
LOT 5 (E7ICLPT THAT PART LYM IDIOM Of A IAE mm FROM
A PONT 0.06 FEET MOWN OF THE SOUTHKST MOO Of SAD ^
tw $ 70, A POW 00 MOM OFTHE SOUOPAST LORIER Cr
SAD LOT 5) AND ALL OF LOTS 6, 7. 5-40 t N AM* 7D,N
EVANS70M, N THE NWDfW ST QUWFER Of THE SOUTHEAST
QUNW Of SECTION 18. TDO&W 41 MOM RMDE $4• f/ST
OF THE TAM M CM 1ADOOYFL N COON W-W, UMM f
a
TAX PARCEL 2: �<wii AOiks r
TOT 4 (f MM THE WM 5 FEET THEXY) .VD LOT 5 (FJWT }V
THAT FART LYM SOUTH OF A LK MAN FROT A PONE DO6 i` �.- � �{
FEET NORTH OF THE SOMESf COWER OF SAD tOF 5 TO A
NOSOUTHWEST
i?p �*r.
PONT alW MWTH OF THE SOUTHEAST COMM OF SAO IDf 5)
Q
AND ALL OF LOTS 6, 7, 6 AID 9 N BUM 70 IN flN>SlOfl N
7HE NUMMEST DUWV OF THE SOUTNEA4 OWRIFR OF SOW
f
/ 18, TDWJSW 41 WORO1 RMa 14• FAA OF THE 7H RO
_ PRINWAL NET, N COOK COL*M. LUNM
I
.
•'N
—PRQPOSED
TAX P 2
AREA r 21,639 $0.•
jam•.
_ A` A^..
a:yrrA 5 .�p- pt
TAX PMCFJ l
�
V _
r
R.IL HANSEN SUNCTM 7021mn® 1*1
11a1�a19... M
law= Ti9 CUSFERI AVENM EVANSTON, nLINOt56=2
trIAL TEL WT) Ecsans / FAX (Tn) 36"ul
1+®hlei-aen
X� g. E-MAMSUHYEVOE658SUMCOM
LOWW 1611 CMCkGO AVG y1.AVSrOR OCTOOM 5,
15
o>mm R„ 15-255 plump B . HORf2ON REALTY
GROUP
04 ., o. .
•�� t.J N day+�
February 24, 2016
Division: 2016-01046
Township: EVANSTON
Petition No.
2016-0563
COOK COUNTY -ASSESSOR'S OFFICE
Joseph Berrios, Cook County Assessor
118 North Clark_ Street, Chicago, 1L 60602
Phone: 312.443.7550 Website: www,cookcountyassessor.com
Date
10/20/2015
Division Repotfi
Permanent Index Number: 11-18-403-019-0000
Tract
Tax Payer
HORIZON REALTY GROUP
1946 W LAWRENCE AVE CHICAGO, IL 60640-4010
P/A: 1611 CHICAGO AVE
EVANSTON, IL 602016019
Assessment Status: Assessable
Exempt Code: 0
Volume: 57
Taxcode: 17021
Legal Description:
Tax Year: 2016
Division Date: 12/03/2015
Petitioner
MICHAEL JOHN PETERS
Existing PIN(s)
5U Twn. Eng 1qt SubBik Outlot
New PIN(s)
Permanent Index Number: 11-18-403-020-0000 Sec. Twn. Rng. Lot SubBlk Outlot
Tract 1 18 41 14
Tax Payer
HORIZON GROUP XXIII, LLC
1940 W LAWRENCE AVE CHICAGO, IL 60640
P/A: 0000001611 CHICAGO AVE
EVANSTON, IL 602010000
Assessment Status: Assessable
Exempt Code:
Volume: 57
Taxcode: 17021
Legal Description:
THAT PART OF LOT,A DESCRI13ED AS FOLLOWS; BEGINNING, AT THE SOUTHWEST CORNER OF SAID LOT; THENCE
:NORTHEASTERLY; ALONG THE NORTHWESTERLY L1NE,.264,:39 FEET; THENCE SOUTHEASTERLY AT APPROXIMATELY A
RIGHT ANGLE, 170 FEET TO THE SO.UTHEASTEkLY LINE OF SAID LOT; THENCE SOUTHWESTERLY, ALONG THE
SOUTHEASTERLY LINE, 264A6 FEET; THENCE NORTHWESTERLY, ALONG THE SOUTHWESTERLY LINE, 170 FEET TO THE
POB
IN PLAT OF CONSOLIDATION OF LOT 4 (EXCEPT THE NORTH 5 FEET) AND ALL OF LOTS 5 TO 9 IN BLOCK 20 1N THE -
VILLAGE OF EVANSTON IN SECTION 13-41-13 AND IN 7,19 AND OF
Divsion No. 2016-01046 Page: 1 of 2
k a . COOK COUNTY ASSESSOR'S OFFICE
{ vM" Joseph Berrios, Cook County Assessor
118 North Clary: Street, Chicago, IL 60602
�.aid Phone: 312,443.7550 Website: www.cookcountyassessor.com
February 24, 2016 Division Report'
Permanent Index Number: 11-18-403-021-0000 Sec. Twn. Rng. Lot SubBlk Outlot
Tract 18 41 14
Tax Payer
HORIZON GROUP XXIiI, LLC
1940 W LAWRENCE AVE CHICAGO, IL 60640
PJA: 0000001627 CHICAGO AVE
EVANSTON, IL 602010000
Assessment Status: Assessable
Exempt Code:
Volume: 57
Taxcode:17021
Legal Description:
LOT A (EXCEPT THAT PART OF LOT A DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF SAID LOT;
THENCE NORTHEASTERLY, ALONG THE NORTHWESTERLY LINE, 264.39 FEET; THENCE SOUTHEASTERLY AT
APPROXIMATELY A RIGHT ANGLE, 170 FEET TO THE SOUTHEASTERLY. LINE OF SAID LOT; THENCE SOUTHWESTERLY,
ALONG THE SOUTHEASTERLY LINE, 264,46 FEET; THENCE NORTHWESTERLY, ALONG THE SOUTHWESTERLY LINE, 170
FEET TO THE POB)
IN PLAT OF CONSOLIDATION OF LOT 4 (EXCEPT THE NORTH 5 FEET) AND ALL OF LOTS 5 TO 9 IN BLOCK 20 IN THE
VILLAGE OF EVANSTON IN SECTION 13-41-13 AND IN 7,19 AND OF
Divsion No. 2016-01046
I
i
Page: 2 of 2
i
Zoning Analysis
Summary
Case Number:
19ZONA-0101
Proposal:
Case Status/Determination:
Compliant
Subdivision of existing parcel and subsequent Major Adjustment of a Planned Development for the
Merion (Case 13PLND-0052 approved by Ordinance 86-0-13). No proposed changes to existing
structures.
Zoning Section: Comments:
6-11-5-6 FAR increase from 3.15 to 4.5 compliant, no site development allowance needed.
6-16-2-1 38 total parking spaces all leased off -site within 1,000 ft. of the property. 9
required to be leased per 86-0-13. 23 on -site parking spaces will be on different
parcel with proposed subdivision and will possibly be removed with a new
development. No site development allowance needed.
6-11-5-4 Number of total units is 186 down from 205 as listed in 86-0-13. This includes 65
dwelling units with full kitchens. No site development allowance needed.
Note:
Zoning Analysis — Summary
Page 1
City of Evanston
ZONING ANALYSIS REVIEW SHEET
APPLICATION STATUS: June 24, 2019
RESULTS OF ANALYSIS: Compliant
Z.A. Number: 19ZONA-0101
Purpose:Plat of Subdivision, Consolidation, etc.
Address: 1619 Chicago AVE
District:
D4 Overlay: Preservation
Applicant: Jeff Michael
Reviewer:
Meagan Jones District:
Phone: 7735297200
THIS APPLICATION PROPOSES (select all that apply):
ANALYSIS BASED ON:
New Principal Structure Change of Use
Sidewalk Cafe
New Accessory Structure Retention of Use
Other
Plans Dated:
Addition to Structure X Plat of Resubdiv./Consol.
Prepared By: B.H. Suhr
Alteration to Structure Business License
Retention of Structure Home Occupation
Survey Dated:
Proposal Description:
Existing Independent Living Facility
Plat of Subdivision and Major Adjustment to existing PD approved by ordinance
Improvements:
86-0-13
Does not apply toll, 12, 13, OS, U3, or Excluded T1 & T2 Properties. See Section 6-84-10(D) for R's; Section 6.94-9(D) for B's; Section 6-10-1-9(D) for C's; Section
6-11-1-10(D) for D's; Section 6-12-1-7(D) for RP; Section 6-13-1-10(D) for MU & MU£; Section 6.15.1-9 for ol, Ts, U's, oH, oRE, & oRD.
1. Is the request for construction of substantially new structures or a substantial rehabilitiation or substantial Yes
addition as defined by increasing floor area of principal struction by 35 % or more? If not, skip to 2 & 4 below.
2. Does the zoning lot area exceed 30,000 sgft? Yes
3. Does the proposal entail more that 24 new residential, commercial, business, retail or office units in Yes
any combination?
4. Does the proposal entail the new construction of more than 20,000 sgft of true gross floor area at or above No
grade Including areas otherwise excluded from defined gross floor area?
I RESIDENTIAL DISTRICT CALCULATIONS The following three sections applly to building lot coverage and impervious
surface calculations in Residential Districts.
Front Porch Exception (Subtract 50%). Pavers/Pervious Paver Exception (Subtract Open Parkina Debit (Add 200saft/ooen space
Total Elibigle
Front Total Paver Area # Open Required Spaces
Front Porch Paver Regulatory Area Addtn. to Bldg Lot Cov.
Regulatory Area
PRINCIPAL USE AND STRUCTURE
Standard Existing Proposed Determination
USE: Independent Living Facility Indep Living Facility No Change
Comments
Minimum Lot Width (LF) No Requirement 393.2 266.1 Compliant
USE: Other
Comments:
Minimum Lot Area (SF) 66616.2 44972.2 Compliant
USE:
Comments:
Dwelling Units:
Comments:
LF: Linear Feet SF: Square Feet FT: Feet
Page 1
Standard
Existing
Proposed
Determination
Rooming Units:
Comments:
Building Lot Coverage
None
(SF) (defined, including
subtractions& additions):
Comments:
Impervious Surface
Coverage (SF, %)
Comments:
Accessory Structure
40% of rear yard
Rear Yard Coverage:
Comments:
Gross Floor Area (SF)
210088.2
188457.2
Compliant
Use: All Uses
3.15
4.2
Comments:
Height (FT)
Comments:
FrontYard(1) (FT)
0
0
No Change
Direction: W
Street: Chicago Ave
Comments:
Front Yard(2) (FT)
Direction:
Street:
Comments:
Street Side Yard (FT)
Direction: S
0
0
No Change
Street: Davis St
Comments:
Interior Side Yard(1) (FT)
0
0
No Change
Direction: N
Comments:
Interior Side Yard(2) (FT)
Direction:
Comments:
Rear Yard (FT)
0
0
No Change
Direction: W
Comments:
REQUIREMENTSPARKING
Standard
Existing
Proposed
Determination
Use(1):
23 off-street + 9 leased
38 (off -site, leased)
Compliant
Comments: 86-0-13 required 9 spaces to be leased to add to onsite open parking.
LF: Linear Feet SF: Square Feet FT: Feet
Page 2
Standard
Use(2):
Existing Proposed Determination
Comments:
Use(3):
Comments:
TOTAL REQUIRED:
Comments:
Handicap Parking Spaces
Sec. 6-16-2-6
Comments:
Access:
Sec. 6-16-2-2
Comments:
Vertical Clearance (LF)
7'
Comments:
Surfacing:
Sec. 6-16-2-8 (E)
Comments:
Location:
Sec. 6-4-6-2
Comments:
Angle(1):
Comments:
Width(W) (FT)
Comments:
Depth(D) (FT)
Comments:
Aisle(A)(FT)
Comments:
Module (FT)
Comments:
Angle(2):
Comments:
Width(W) (FT)
Comments:
Depth(D) (FT)
Comments:
Aisle(A) (FT)
Comments:
Module (FT)
Comments:
Garage Setback from
Alley Access (FT)
Comments:
LOADING•
Standard
Loading Use:
Institutional Living
1 short 10K to 200K, 1 short
each addtl. 100K.
Comments:
32 38 Compliant
Existing Proposed Determination
1 1 No Change
LF: Linear Feet SF: Square Feet FT: Feet
Page 3
Standard Existing Proposed Determination
TOTAL (long):
TOTAL (short):
Long Berth Size (FT)
12' wide x 50' deep
Comments:
Short Berth Size (FT)
10' wide x 35' deep 10' X 35' No Change
Comments:
Vertical Clearance (FT)
14'
Comments:
Location:
Sec. 6-16-4-1
Comments:
MISCELLANEOUS•
Standard Existing Proposed Determination
Requirement (1):
Comments:
Requirement (2):
Comments:
Requirement (3):
Comments:
cUMMENTS AND/OR NOTES
Analvsis Comments
RESULTS OF
Results of Analysis: This Application is Compliant
Site Plan & Appearance Review Committee approval is: Required
See attached comments and/or notes.
SIGNATURE
DATE
LF: Linear Feet SF: Square Feet FT: Feet
Page 4
APPROVED
MEETING MINUTES
ctryor PLAN COMMISSION
Evanston Wednesday, February 26, 2020
7:00 P.M.
Evanston Civic Center, 2100 Ridge Avenue, James C. Lytle Council Chambers
Members Present: Peter Isaac (Chair), Carol Goddard, George Halik, Brian Johnson,
Andrew Pigozzi, Jane Sloss
Members Absent: Jennifer Draper, John Hewko
Staff Present: Scott Mangum, Planning and Zoning Manager
Meagan Jones, Neighborhood and Land Use Planner
Brian George, Assistant City Attorney
Presiding Member: Chair Isaac
1. CALL TO ORDER / DECLARATION OF QUORUM
Chair Isaac called the meeting to order at 7:00 P.M. Ms. Jones called the roll and a
quorum was established.
2. APPROVAL OF MEETING MINUTES: Minutes will be available at the next
Plan Commission meeting.
3. NEW BUSINESS
B. Subdivision & Major Adjustment to a Planned Development
1619 Chicago Avenue 19PLND-0059
The applicant, Horizon Realty Group, submits for a subdivision and Major
Adjustment to a Planned Development in the D4 Downtown Transition
District. The requested adjustment will increase FAR from 3.15 to 4.2,
increase parking spaces from 32 (23 on -site, 9 leased) to 38 (all leased off -
site), and a decrease in total number of units from 205 to 186 (includes 65
dwelling units). No new site development allowance will be needed.
C. Planned Development
1621 Chicago Avenue 18PLND-0112
The applicant, Horizon Realty Group, submits a planned development
application to construct a 19-story apartment building with 240 units, 85
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subterranean parking spaces, and approximately 3,540 sq. ft. of ground
floor retail space in the D4 Downtown Transition District. Site development
allowances are being requested for: 1) a building height of 211 ft. 8 in.
where 105 ft. is allowed), 2) an FAR of 11.62 where a maximum of 5.4 is
allowed, 3) 240 dwelling units where 54 is maximum is allowed, 4) 85
parking spaces where a minimum 185 is required, and 5) 1 short loading
berth where 2 short loading berths are required. In addition, the applicant
may seek and the Plan Commission may consider additional Site
Development Allowances as may be necessary or desirable for the
proposed development.
Mr. Scott Mangum provided an overview of the proposed subdivision, describing the
existing Merion development, which includes a 2013 addition, and what zoning
characteristics would change as a result of the subdivision. No physical changes would
occur to the existing Merion residences. Mr. Mangum then gave an overview of the
proposed planned development to be at the site currently consisting of a one-story
commercial building.
chair Isaac asked for questions from the Commission to staff. Hearing none, he asked
the applicant to provide their presentation
The applicant, Mr. Jeff Michael of Horizon Realty Group, then provided an introduction
of the development team including Danny Michael who is the founder of Horizon Realty
Group, Tim Kent of Pappageorge Haymes, Michael Werthmann of KLOA, David Meek
of Becker Guerian and Jonathan Perman, the public affairs strategist for the project. Mr.
Jeff Michael provided an overview of history Horizon Realty Group and of the existing
development with the Northshore Hotel Residence celebrating its 100 year anniversary.
Horizon Realty Group are long term owners of the site and choose to keep the site for
seniors. The proposed development is intended to keep a "senior campus" feel with
synergies between the new and existing buildings. The new development will have
access to the amenities in the existing buildings. He added that the site is underutilized
and there is a demand for additional housing for seniors. The development is expected
to generate $1.6 million in recurring tax revenue and will provide a substantial amount of
money for the affordable housing fund.
Mr. Tim Kent then spoke about the development details. He described the existing site
and its surroundings and stated that, once built out, the new building will act as a
continuation of the existing buildings and their function. He stated that the design of the
building is intended to be understated and complementary to existing development with
the massing being broken up as the building height increases. He then described the
building materials and fagade. Mr. Kent then described the 1 s' floor plan which includes
retail space, "'back of house" uses and a porte-cochere which provides access to the
lobby, the below -grade parking levels and a space for pick-ups/drop-offs off of Chicago
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Plan Commission Minutes 2/26/20
APPROVED
Avenue. He briefly reviewed the floor plans of the additional levels and described the
parking which provides .35 parking spaces per dwelling unit.
Mr. Jonathan Perman spoke providing some general demographic information including
that Evanston's population has been largely the same since the 1950's and the
proposed development will add .5% to the population. He explained that there is
demand for senior housing. He added that available parking is 1.2 parking spaces per
unit with a .9 parking space per unit demand. He then described the proposed porte-
cochere, explaining that it is safer than the narrow shared alley and takes deliveries and
pick-ups/drop-offs off of the street. He added that there are a number of existing curb
cuts on the block and along the existing bike path and the City does not have a formal
policy on curb -cuts. Mr. Perman then briefly reviewed the fiscal impact study and stated
that the project fits the character of the block, and stands with Comprehensive Plan's
goals for increased housing for seniors. He finished stating that the public benefits
proposed meet the site development allowances and the project is a fiscal win.
Chair Isaac stated that there is the opportunity for residents living within 1,000 ft. of the
site are able to submit a written request for continuance. None was submitted. He then
opened the hearing to questions from the Commission.
Commissioner Halik stated that he understands breaking down the massing and even
though building across the street is taller, it looks lighter. He then asked if the applicant
had considered a lighter colored base and darker color for the tower as this might give a
different impression regarding the size. Mr. Kent replied that that option had been
looked at and is being considered. He added that earlier iterations of the project had
been taller and thinner. Mr. Halik stated that a lot of the concern is with the height of the
building but not having a squat building.
Commissioner Sloss stated that statements were made that the provided benefits are
inherent to the development and asked if there had been any consideration of additional
public benefits? Mr. Michael stated that the development team believes that they
aligned and exceeded what has been done and are proportional to what is proposed.
They are open to considering other public benefits.
Commissioner Halik inquired about what the Mather parking ratio is. Mr. Michael
responded that he was not certain of the ratio for that development. Mr. Danny Michael
stated that transportation is provided at the existing Merion development and the same
is intended for the new building. He added that most of the existing residents do not
want to deal with cars so transportation is provided.
Mr. Mangum stated that there are 169 units and 139 parking spaces at 1727 Oak which
is limited to people 55 years of age and up. Mr. Perman stated that the development
team would be open to renting additional spaces at the Church Street garage if they find
additional parking is needed. Chair Isaac referred to the earlier statistic regarding 1.2
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APPROVED
parking spaces per unit provided and a point .9 space per unit demand. The proposed
building proposed .35 per unit.
Mr. Werthmann stated that the .9 parking space per unit demand statistic is for all of
downtown versus for just a 55+ population which tends to not have the same demand.
Chair Isaac then pointed out that the proposed building is not being restricted to 55 and
over. Mr. Michael added that there is 50% vehicle ownership in all of the 28 buildings
Horizon Realty Group owns. The building will target an older population through
marketing.
Commissioner Goddard expressed concerns regarding the height. She understands the
need to have a certain number of units to justify the investment risk for a mixed -use
development and wondered if the building were not for seniors would there be no need
for the height? Mr. Michael replied no and revenue needed is based on the number of
units and leasable spaces. The margin begins to get too tight. Mr. Meek added that the
below grade parking added a significant cost and the porte-cochere creates a loss of
leasable space.
Commissioner Johnson inquired about the current alley conditions. Mr. Michael
responded that the alley is largely commercial use and is both narrow, congested and in
disrepair. Additionally, turning radii would be tight even before factoring in snow. He
added that the Davis Street Fishmarket space is currently empty but added to
congestion when it was open. Mr. Perman then pointed out the safety of the porte-
cochere versus crossing existing bike lanes multiple times if the entry were off of the
alley.
Commissioner Johnson then asked if there would be more congestion created with one
loading berth versus two which would enable delivery vehicles into a loading berth
instead of stopping in the alley. Chair Isaac added to the question, revisiting the
statement regarding tight turning radii and inquired how wide the proposed loading berth
is and if turning studies had been conducted. Mr. Kent confirmed this had been done
and delivery and trash vehicles are able to make that turn. He then stated that the
dashed line in the diagram is the required size, the actual space is larger and a door can
be chosen which enables easier entry.
Commissioner Johsnon asked if there is anything suggesting senior building use of
loading is more or less. Mr. Michael replied that turnover is typically less in senior
buildings with a retention rate of 80%. They also typically have fewer items. Residents
would be able to use the Merion's loading.
Commissioner Halik asked if the retail space would also need loading and if an
additional dock would work. Mr. Michael replied that it can be looked at.
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Plan Commission Minutes 2/26/20
APPROVED
Chair Isaac stated that delivery and loading appears to be in a restricted part of the alley
and asked what the plan would be for retail deliveries. Mr. Kent responded :that a 2"d
loading dock may work and that there is a doorway south of the proposed loading dock
that is an exit only door and not meant to be an access door that could be used for
deliveries. He added that there are 4 to 5 commercial tenants in the existing building;
the new building would only have one so delivery amounts would likely be lower.
Chair Isaac asked how many existing spaces are behind the current commercial
building. Mr. Michael responded that there are 18 spaces with additional spaces leased
at the Church Street garage. Mr. Danny Michael stated that currently many of those
spaces are used by the commercial tenants in the one-story building which would be
removed should the proposed development be constructed.
Chair Isaac then asked how many current tenants of The Merion have cars. Mr. Michael
responded less than 10.
Commissioner Pigozzi stated there are a number of high-rises dealing with deliveries.
Mr. Michael stated that the porte-cochere will keep much of these deliveries on -site and
off of the street. Mr. Werthmann responded that only smaller vehicles will use the porte-
cochere. Larger vehicles will use the loading dock.
Chair Isaac then opened the hearing to questions from the public.
Mr. Bob Froetscher asked if a model was run that would meet the zoning requirements
and if so what did it show and why was it not used. Mr. Michael replied that many
models had been run but did not meet the rate of return in relation to the risk and fiscal
needs. Mr. Froetscher then asked if the applicant knew the existing zoning and if they
assumed they could get the City to change the zoning. Mr. Michael responded yes they
knew the zoning but did not assume the zoning could be changed. The development is
part of a greater vision for the properties.
Ms. Libby Hill stated that a letter was sent to the applicant with questions including if the
building will comply with LEED 55 standards and asking for clarification on the balconies
and if the lower level glass will reflect greenery. Mr. Kent responded that they intend to
comply with LEED 55 standards, that balconies will be wrought iron and that the lower
levels will comply with LEED 55 standards.
Chair Isaac opened the hearing to public comment.
Mr. William Brown, a member of First United Methodist Church which has been in
existence since 1870, stated that only with this project has there been an issue and
there is not one member of the church board that is comfortable with what is proposed;
requests show no regard for zoning. The building will begin to create a canyon effect
with the building across the street and the alley is bad now and will likely be worse with
Page 5 of 8
Plan Commission Minutes 2/26/20
APPROVED
the proposed development. He finished by saying that members of the adjacent Church
will be vocal in opposition and encouraged the Commission to be thoughtful.
Ms. Martha Rudy stated that Mr. Perman's comment of no one disagreeing with the
project is false and there are many who do not support the proposed development. She
expressed that fear tactics are being used in order to get approval for the site
development allowances. She added that the east alley was a de facto borderline for
downtown with a promise of no taller buildings being built east of Chicago Avenue; if a
zoning change is needed then that should be done.
Mr. Bob Froetscher stated that the building height and number of dwelling units are his
main concerns as both are well above maximum permitted amounts. Other buildings on
the block are 8 or 9 stories with a transition established. He added that he and other
residents expected the density to be adhered to and that the carbon footprint would not
be an issue if there was not as much density. He then stated that developing housing to
fill the City parking garages does not make sense. Chicago is losing residents but
Evanston is ok. Do not be confused by "hand waving".
Ms. Ellen Feldman expressed that the zoning requests are a major issue and the east
side of Chicago Avenue is not the Chicago lakefront. The building is not in scale or
context with the rest of the neighborhood. The area is zoned to be a transition district.
Ms. Feldman added that in her building at 522 Chicago Ave there are a number of older
residents and most own vehicles. Her building has two garages with a 1 to 1 ratio of
units to parking spaces. More density would make exiting her building garage difficult.
She then recalled that the original plan was over 30 stories, then was reduced to 14
stories and is now 19 stories.
Chair Isaac closed the public hearing and the Commission began deliberation
Commissioner Halik stated that there are positive things about the theme, planning, the
porte-cochere and possible additional loading dock. He suggested that the applicant still
consider shading and color of the building materials. He added that he considered both
sides of Chicago Avenue for the massing, although the zoning district changes in the
middle of the street. The zoning requests are an issue and a rezoning of the property
should be considered as the proposed allowances are too large.
Commissioner Johnson agreed with Commissioner Halik and stated that he likes the
project. It is a transit oriented development that will bring potential shoppers but he
cannot vote in favor of the project due to the zoning and the large ask for the site
development allowances. Allowances should be granted for small variances. A zoning
change should be sought.
Commissioner Sloss stated that she generally agrees and that there is a lot being asked
for in context of a variance.
Page 6 of 8
Plan Commission Minutes 2/26/20
APPROVED
Chair Isaac stated that there can be an argument made regarding the parking as the
building will be geared towards older residents but he feels the parking is still
inadequate. The amount of units is not appropriate.
Commissioner Goddard stated that she has not seen such a large scale building
proposed with such a small amount of return. The previous proposal was significantly
smaller than this and proposed significantly more in public benefits.
Commissioner Pigozzi stated that he felt the 1555 Ridge project was mediocre but was
better than the existing parking lot. He then expressed that the design for the proposed
Merion development is as good as he has seen but not as tall as the Park Evanston. He
stated that it is expensive to construct below -grade parking and that the developer has
made that effort. He recalled other projects and mentioned that the building on Elgin
Road started off with a good design and as the zoning issues got whittled away the
design suffered. He stated that he hoped that the Commission could find a way to
approve the project and that the staff report does not provide a rationale for denial.
Mr. Mangum responded that rationale is provided within the staff report, relating to the
building height, number of units, FAR, and lack of parking (though below grade parking
is good) as well as the lack of public benefits in relation to the site development
allowances being requested. It does not align with existing plans. Commissioner Pigozzi
stated that recommendations have been inconsistent.
Chair Isaac stated that the property is served by an alley. He would like to move access
traffic to the alley but does like the idea of the porte-cochere and does not view it as a
negative aspect of the project.
Commissioner Halik stated that recommendations should be based on plans that are in
place, giving the proposed Emerson Street rezoning as an example. Though he was in
agreement, he did not think the rezoning should occur based on existing plans for the
area.
Chair Isaac asked if the applicant would like to move forward, withdraw the application
from the meeting or come back at a later meeting date with changes to the design
elements. A discussion then followed regarding possible options for the applicant. The
applicant opted to look at making revisions and return to the Commission at a future
meeting date. Due to the need to possibly revise zoning documents and provide notice,
it was recommended that the applicant come back for the April Plan Commission
meeting. The applicant requested to come back to the April 8th Plan Commission
meeting.
Page 7 of 8
Plan Commission Minutes 2/26/20
APPROVED
Commissioner Goddard made a motion to continue this item to the April 8th Plan
Commission meeting. Seconded by Commissioner Pigozzi. A voice vote was
taken and the motion was approved, 6-0.
Ayes: Isaac, Goddard, Halik, Johnson, Pigozzi, Sloss
Nays:
5. PUBLIC COMMENT
Chair Isaac acknowledged that this is the last meeting for Commissioners Goddard
and Plgozzi and thanked them for their service. There was no public comment
provided.
6. ADJOURNMENT
Commissioner Goddard made a motion to adjourn the meeting. Commissioner
Pigozzi seconded the motion.
A voice vote was taken and the motion was approved by voice vote 6-0.
The meeting was adjourned at 10:58 pm.
Respectfully Submitted,
Meagan Jones
Neighborhood and Land Use Planner
Community Development Department
Page 8 of 8
Plan Commission Minutes 2/26/20
--.�- Memorandum
city or
Evanston
To: Johanna Leonard, Community Development Director
From: David Stoneback, Public Works Agency Director
Lara Biggs, P.E., Bureau Chief — Capital Planning / City Engineer
Subject: Subdivision of 1605 — 1631 Chicago Avenue
Public Works Director Report
Date: October 19, 2020
Upon review of the proposed subdivision, and as required by Section 4-11-1 of the City
Code, the Public Works Agency Director and the City Engineer submit the following
report for the new subdivision located at 1605-1631 Chicago Avenue.
Riqht-of-Wav to be Dedicated to the City of Evanston
None.
Infrastructure Easements to be Granted to the Citv of Evanston
None.
Public Improvements to be Constructed on Behalf of the City of Evanston
Sidewalk: Any new construction on either of the subdivided lots shall result in the public
sidewalk adjacent to the Dots being replaced in entirety with new sidewalk meeting the
City standard for business districts which is concrete construction with a brick ribbon
parallel to the curb line.
Sewer: Lot 1 and Lot shall be served by separate sewer services. There is a 10"
combined sewer located on Chicago Avenue and a 12-inch combined sewer located in
the alley behind the proposed lot. Utilizing the sewer main on Chicago Avenue is
preferred. If the existing sewer service for either lot is not reused, it will need to be
capped at the sewer main. If there is any new construction, all stormwater from the
entire lot will need to be retained on site and released at a controlled rate of 0.15 cfs to
the Chicago Avenue combined sewer in compliance with the City of Evanston
Stormwater Control Ordinance.
Water., For Lot 1, the existing building is served from a 24" water main located on Davis
Street. For Lot 2, the existing building is served by a 4" tap off of the 8" water main
rnr In rl1RRrlRllico79FRR7drl73R74rIGcR7rIr19afccR4d4
located in Chicago Avenue. If Lot 2 is developed and this tap is not reused, it will need
to be capped at the water main. In addition, a separate tap for the new fire service at Lot
2 will need to be installed off of the Chicago water main.
Bond Requirements to Guarantee Future Infrastructure Improvements
None.
Other Requirements
No curb cut off of Chicago Avenue will be allowed for Lot 2. Vehicular access shall be
from the alley behind the building.
APPROVED
MEETING MINUTES
City of PLAN COMMISSION
Evanston Wednesday, September 30, 2020
7:00 P.M.
Virtual Meeting through Zoom Platform
Members Present: Peter Isaac (Chair), George Halik, John Hewko, Brian Johnson,
Jeanne Lindwall, Kristine Westerberg
Members Absent: Jennifer Draper
Staff Present: Scott Mangum, Planning and Zoning Manager
Meagan Jones, Neighborhood and Land Use Planner
Brian George, Assistant City Attorney
Presiding Member: Chair Isaac
1. CALL TO ORDER / DECLARATION OF QUORUM
Chair Isaac called the meeting to order at 7:03 P.M. Ms. Jones called the roll and a
quorum was established.
2. SUSPENSION OF THE RULES Members participating electronically or by
telephone
Commissioner Halik made a motion to suspend the rules to allow for electronic or
telephone participation. Seconded by Commissioner Westerberg. A roll call vote was
taken and the motion passed, 6-0.
3. APPROVAL OF MEETING MINUTES: September 9, 2020.
Commissioner Halik made a motion to approve the minutes from the September 9,
2020 meeting. Seconded by Commissioner Westerberg. A roll call vote was taken
and the motion passed, 5-0, with one abstention.
4. OLD BUSINESS
A. Subdivision/Major Adjustment to a Planned Development -
1619 Chicago Avenue 19PLND-0059
The applicant, Horizon Realty Group, submits for a subdivision and Major
Adjustment to a Planned Development in the D4 Downtown Transition District. The
requested adjustment will increase FAR from 3.15 to 4.2, increase parking spaces
from 32 (23 on -site, 9 leased) to 38 (all leased off -site), and a decrease in total
Page 1 of 10
Plan Commission Minutes 9/30/20
APPROVED
number of units from 205 to 186 (includes 65 dwelling units). No new site
development allowance will be needed.
B. Planned Development - 1621 Chicago Avenue 18PLND- 0112
The applicant, Horizon Realty Group, submits a planned development application
to construct a 17-story apartment building with 215 units, 85 subterranean parking
spaces, and approximately 3,539 sq. ft. of ground floor retail space in the D4
Downtown Transition District. Site development allowances are being requested
for: 1) a building height of 185 ft. where 105 ft. is allowed), 2) an FAR of 10.38
where a maximum of 5.4 is allowed, 3) 215 dwelling units where 54 is maximum is
allowed, and 4) 85 parking spaces where a minimum 162 is required. In addition,
the applicant may seek and the Plan Commission may consider additional Site
Development Allowances
Mr. Mangum provided a brief review of the subdivision, major adjustment to the existing
planned development and a summary of revisions that have been made to the proposed
planned development since the project was last before the Commission.
Chair Isaac opened the hearing to question from the Commission.
Commissioner Halik asked for clarification on the allowable building height as it relates
to parking levels. Mr. Mangum clarified that up to 4-stories or 40 ft. (whichever is less) of
levels that are at least 75% dedicated to parking do not count towards building height in
the D4 District. The proposed development is proposing two levels of below grade
parking but if those levels were above grade, they would not count towards the building
height.
Commissioner Johnson asked how many existing curb cuts are on the block. Mr.
Mangum responded that the block -face has an existing circular drive which has two curb
cuts. The proposed porte-cochere would add a third two-way curb cut.
Mr. Permann then provided a summary and reasoning for the proposed development
stating that it is a culmination of a vision for the Merion property. He explained that the
team met with neighbors and stakeholders to find a common ground and in many cases
was able to - do so. He then referenced a policy article by Benjamin Schneider that
pointed to the need for density in cities which would create a smaller carbon footprint
and encourage more bicycling and walking and encouraged Evanston to embrace this
idea. Mr. Permann pointed out that the project is self -financed. With regards to public
benefits, he stated that no formalized formula is in place for determining public benefits
and that no other project is providing the quantifiable amount of this project.
Mr. Tim Kent provided a review of the site and proposed changes between the original
submission and the current proposal, with concentration on the height. He explained
that if four levels of parking were above ground the height could get up to 185 ft. but the
proposed project is below ground enabling more activation of the fagade.
Chair Isaac opened the hearing to questions from the Commission.
Page 2 of 10
Plan Commission Minutes 9/30/20
APPROVED
Commissioner Lindwall inquired about the 12 in. residential window overhang, why they
were necessary and if it could cause a hazard with falling ice. Mr. Kent replied that
those bay windows are part of the articulation of the building fagade and they are similar
to the windows on the building to the north. There will likely not be issues with falling
snow as the canopies on the ground floor would extend further than the bay windows.
Commissioner Lindwall asked how the valet system would work. Mr. Kent stated there
would be 18 hour per day access to valet but residents would also be able to self -park.
Commissioner Lindwall then asked how the public would access the electric vehicle
charging stations. Mr. Kent responded that the stations would be free and the valet
would take the vehicle and plug it into the charging station.
Commissioner Lindwall asked what conflicts are anticipated with the Whole Foods
access and traffic turning in and out of that drive, also would there be any difference in
peak hours given the difference in a residential use versus a grocery store with steady
traffic throughout the day. Mr. Michael Werthmann with KLOA stated that the traffic
count conducted showed that the majority of customers follow the "no left turn" that is at
the Whole Foods parking lot exit. The Merion would be restricted to right -only exits; left -
ins would be ok and would cross the existing bike lane. Mr. Permann added that the
owner is willing to accept recommendations on restricting left turns into or out of the
porte-cochere.
Commissioner Lindwall then asked how construction will be handled with the protected
bike lane and busy alley. Mr. Kent responded that a Construction Management Plan
would need to be submitted that outlines specific plans. That is currently in the
preliminary stages but will work with the City to minimize impact. Commissioner Lindwall
then asked if the City will be compensated for the loss of parking spaces for the porte-
cochere. Mr. Kent responded that the City will be compensated for the parking spaces.
Commissioner Halik asked if there will be any additional safety measures installed at the
entry to the porte-cochere. Mr. Kent confirmed that there will be and pointed to a
preliminary plan for them. There will be a site clearance triangle, raised bike lane and
additional signage and lighting at the entry/exit. Mr. Permann added that a tour of the
existing curb cuts along the existing bike lane was done and that there are 20 curb cuts,
many lacking warning enhancements at conflict points.
Commissioner Halik then asked if any assistance would be offered to the existing
businesses in the one story building. Mr. Michael responded that there are currently only
two viable businesses in that building due to the ongoing pandemic and other issues.
Talks have been entertained with Found to locate in the new development.
Commissioner Westerberg stated that the allowable height could go to 145 ft. and asked
if the additional height mentioned could be from parking. Mr. Mangum confirmed that the
building could be 145 feet with a site development allowance and if parking was above
ground it would not count towards zoning height calculation.
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Commissioner Halik asked if the deduction of height for parking levels was particular to
downtown districts. Mr. Mangum confirmed that this was the case for the D2, D3 and D4
Downtown Districts and it is limited to 40 ft. or 4- stories, whichever is less.
Chair Isaac clarified that the base height allowed is 105 ft. with a possible development
allowance to get up to 145 ft. and if 4 levels of parking were above ground that would
create a 185 ft. building height. The applicant is proposing 185 ft. in height with below
grade parking. He then asked if an option with above ground parking was chosen, how
that would change the unit count and FAR. Mr. Kent responded that the FAR would go
down to approximately 6.7 with the loss of approximately 50 dwelling units.
Chair Isaac then opened the hearing to questions from the public.
Ms. Linda Del Bosque asked what the need is for senior housing and if any type of care
will be provided. Mr. Permann responded that the proposed building would be all
independent living and they intend to use the new building as a conduit into the existing
Merion buildings as they age. He then referenced the Sawgrass study which showed an
increasing demand for senior housing and that Evanston would need to meet the
demand also taking into account the new senior Living/care facilities.
Ms. Del Bosque then inquired if the applicant would be willing to become a CCRC
building instead of an active senior living building since that is a need. Mr. Permann
responded that the owner and development team are not in the business of CCRC
facilities.
Mr. Bob Froetscher asked if the applicant had considered a zoning change as was
discussed at the February 26th Plan Commission meeting and if citizen comments had
been read. Mr. Permann responded that meetings had been arranged with those who
made comments and discussions were held with some of those residents. Mr. Meek
added that a rezoning had been considered and that the only district that would work
would be the D3 District which the team felt would be similar to spot zoning and since
the building has a lowered height it was within the reach of the current zoning district.
Mr. Carl Klein asked if the development team had been in consultation with the
Preservation Commission staff since the development is close to a designated historic
district and may affect the view shed of those properties. Mr. Meek responded that the
development team had not been asked to do that by staff and clarified that the team has
been in contact with the church which is within the historic district. Mr. Klein stated that
the development is supposed to comply with the Comprehensive Plan and historic
preservation is a part of that. Mr. Meek replied that the application does not address that
directly since the proposal is not in the historic district but it does address general goals
of the plan.
Ms. Sue Loellbach, of Connections for the Homeless, stated that the project was
introduced in 2017 and asked if there is a limit on how long the old inclusionary housing
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ordinance would apply. Mr. Mangum responded that the application had been submitted
prior to the activation of the current IHO regulations. If a project were to be under review
for a longer time, the project would have to be analyzed to see what current
requirements would be required and if there is a deficient application.
Ms. Kiera Kelly asked if the new building would be age restricted. Mr. Kent replied that it
would not be age restricted but marketed to a certain age. Ms. Kelly asked why it would
not be designated as such. Mr. Michael responded that there are legal implications with
a restriction. The current addition markets to a certain age with amenities that are
offered including valet, dining facilities and programming so the senior restriction was
not deemed necessary.
Ms. Kelly stated that there is an overabundance of luxury residential high-rises and that
it seems it would be possible to have another without the designation. Mr. Michael
referred to the offerings provided in the buildings and that a good unit mix is being paid
attention to keep the building geared towards seniors.
Ms. Kelly stated that Covid-19 has been shaping senior living and asked if the applicant
was concerned with this. Mr. Michael responded that that could probably be said for a
variety of markets and that the team is optimistic that we will come out of the pandemic
and the demand will be there. There will be design implemented to protect residents
including modifying elevators to being touchless and having sanitation stations.
Ms. Kelly then asked if the applicant had considered upping the current inclusionary
housing ordinance (IHO) offering to comply with new IHO requirements. Mr. Michael
responded no and that the project is offering the second largest contribution to the
affordable housing fund in addition to providing 5% of the development's construction
costs.
Ms. Kelly asked if there was a tenant for the ground floor building. Mr. Michael
mentioned the current European Wax business in the existing building and added that
there would be 2,800 sq. ft. of retail proposed in the new building.
Chair Isaac then alerted the public of the ability to request a continuance. Hearing no
request, he then opened the hearing to public testimony.
Mr. Matt Feldman read a prepared statement that was submitted in the meeting packet.
He mentioned living on the block and asked, given the project was submitted several
years ago, when the project should be required to meet current IHO requirements. He
then quoted the staff memorandum regarding the lack of public benefits and asked that
the Commission consider this and questions regarding the bike lane.
Mr. Dennis Harder stated that he works in the field and understands the developer's
perspective. He added that his previously prepared statement still stands explaining that
the proposed public benefits are grossly inadequate and the zoning allowances
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requested are out of sync with the underlying zoning parameters. He urged denial of the
project.
Ms. Linda Del Bosque stated that she is running for Alderman and is thinking about her
constituents. She is concerned about a domino effect of tall development and looking at
aging in place. The City should look into organizations that offer more comprehensive
care for seniors. She added that she appreciates what the applicant is doing but that
she does not see the need in Evanston and that more CCRC offerings should be
considered.
Mr. William Brown, Chair of Board of Trustees of First Methodist Church, stated that
there are 650 members in the church. He thanked Horizon Realty for sharing their plans
and explained that the developer met with the Merion owners and development team
over the summer and appreciated it. He expressed concerns about the building being
overbearing on the adjacent historic district and being 20 ft. away from the church and it
is troubling that it is on the east side of Chicago Avenue. He stated that the real reason
for the building height is to maximize return on investment, not construction costs. He
then stated that the alley is busy and church members can be locked into or out of the
parking lot for up to 20 minutes when there are trucks blocking access. Another
development would add to the congestion.
Mr. Bob Froetscher stated that he purchased property to enliven the downtown and
depends on the zoning to be upheld and protect their health and real estate
investments. DAPR voted against the development and it does not meet standards or
guidelines. He added that the parking sleight-of-hand should not be allowed to rule the
day.
Mr. Carl Klein stated that the development impedes on the church across the alley and
asked the Commission please apply the standards to this project. He then provided a
review of the applicable plans and historic district details and recommended that the
proposed project be denied.
Ms. Bonnie Wilson, who was on the Age Friendly Task Force and currently on the
Joining Forces for Affordable Housing Committee of Connections for the Homeless,
referenced the Sawgrass report on senior housing and the market demand for more
affordable senior units. She expressed that the proposed development should provide
20% on -site affordable units.
Ms. Loellbach stated that there is a projected gap for affordable units for seniors and
Jones Lang LaSalle shows 40% vacancy and slower absorption rate for market rate
units. There is an opportunity to provide affordable housing for seniors with those
available units. She then expressed that since the application submission, new
information has been provided and the project should be denied or insist that affordable
units be provided on -site
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Ms. Kelly referred to the May memo review and stated that she does not want this
project to be left to Council to decide as they do not fully review or know the code. She
continued, saying that the zoning district is D4 a transition district, not D3, that the site
development allowances are too high and that the public benefits are too limited. The
intent of the D4 district is not met and the development is essentially extending the D3.
She added that she uses the existing bike path with her children and the development is
not worth the damage and safety issues that could come from it. Developers should not
guide downtown planning and Covid-19 has exposed vacancies and encouraged that
existing businesses not be removed.
Chair Isaac then closed the hearing and the Commission began deliberation.
Chair Isaac asked for clarification on if IHO payments are considered a public benefit
and if the applicant relying on the older version of the IHO would be germane to the
Commission's considerations. Mr. Mangum replied that meeting IHO requirements are
not considered a public benefit and that it would not be under the purview of the Plan
Commission.
Chair Isaac then reminded the Commission that there are two items under
consideration, the subdivision and Major Adjustment of the existing planned
development and the proposed planned development.
Commissioner Halik inquired about the height consideration and what development
allowances exist that allow the height to go from 105 ft. to 145 ft. Mr. Mangum
responded that the 40 ft. is the site development allowance that can be requested
Commissioner Lindwall clarified if the adoption of the 2009 Downtown Plan included
adoption of the recommended zoning regulations. Mr. Mangum replied that the Plan
was adopted but the zoning regulations were not.
Chair Isaac stated that he has no issues with the Subdivision and increased FAR within
the proposed adjustment as it is below the maximum allowed. Other Commissioners
agreed.
Commissioner Halik stated that he has no strong feelings about the porte-cochere but
that the height and FAR are a big ask and this is not enough of a step down in height.
He acknowledged that if the parking were above ground, a higher building would be
allowed. The proposed development does not follow the spirit of the D4 District zoning.
Chair Isaac stated that the building could go to 145 ft. but 40 ft. would have to be
dedicated to parking. The building would probably be thinner and less imposing upon
residential property to the east. Additional clarification was provided regarding the
calculation of building height.
Commissioner Lindwall stated that she recalled the 1989 Downtown Plan and that one
of the reasons for enacting the D4 District was for potential development sites and
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enacting generous allowances to encourage development of these sites. There was
some concern from residents but there was a conscious decision of the City Council.
The Plan was to have 6 to 10 story buildings. She added that unless there are
significant public benefits, the ask is not justified and should not be allowed.
Commissioner Westerberg asked if allowances are allowed when do you actually have
a non -abrupt transition. This seems larger and more massive than the public benefits
would justify.
Commissioner Hewko inquired about the process for site development allowances. Mr.
Mangum responded that section 6-3-6-5 states the ability to request site development
allowances but there are no criteria for the site development allowances themselves.
Commissioner Halik stated that given the FAR the architect did a commendable job of
arranging the massing and he wanted to compliment the architect on that effort.
Chair Isaac agreed and added that if the building were 10 stories with 1 floor of parking
he would feel better about the development. He added that he does not have much of
an issue with the porte-cochere and is disappointed that the developer felt the proposed
reduction of two floors would address his concerns.
Commissioner Johnson expressed that he is inclined to support the project. It is not
within the D3 District but is across the street from it with a similar height. He supports
the buried parking with more active ground floor use and the transit oriented
development is appropriate character for the site. There is a need for more traditional
retail and residents in the downtown and this development could provide that on an
underutilized property. He appreciates the changes made but would like to see greater
public accommodation.
Chair Isaac questioned the lack of transition. Commissioner Johnson responded that
this is a traditional/transitional area must be somewhere and it is incongruent at this site
as it is very close to residential zoning. He added that some residents live in those
residential districts because they are close to that boundary line.
Chair Isaac stated that he does not think there is an issue with the subdivision and that
the one-story parcel is underutilized, a brief discussion of a step-down on the building
heights followed. Commissioner Johnson stated that a step down would be better;
however, inclined to say the proposal presented today is better even with the
consideration of a stepdown.
Chair Isaac stated that being asked to vote separately on the subdivision of the property
shows there is a possibility to increase the use of the parcel. This is not an all or nothing
decision.
Commissioner Lindwall stated that the Commission should look not just look at the
transition from D3 to D4 but also at what else is on the east side of Chicago Avenue as
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there are already established heights and character on that block. The single -story
building has been a redevelopment candidate for decades but does not think this
development is the answer.
Clarification was provided on which standards apply to each agenda item.
The Commission then reviewed the standards for item 4A (Subdivision and Major
Adjustment to a Planned Development and found that the applicable standards had
been met, noting that parking had not substantially changed.
Commissioner Halik made a motion to recommend approval of the subdivision
and major adjustment to the existing planned development. Seconded by
Commissioner Westerberg. A roll call vote was taken and the motion was
approved, 6-0.
Ayes: Isaac, Halik, Hewko, Lindwall, Johnson, Westerberg
Nays:
The Commission then reviewed the standards for 4B. With regards to the Special Use
standards, there was some disagreement on whether or not the proposal fully followed
recommendations and guidelines within the Downtown Plan and the D4 district, if the
proposal would cause a negative cumulative effect and create additional traffic
congestion with regards to the alley. With regards to the Planned Development
guidelines in the D4 the standards regarding the proposal meeting bulk standards and
being compatible with existing policies and plans were not met.
Commissioner Lindwall made a motion to recommend denial. There was no
second so she withdrew her motion.
Commissioner Hewko stated he is inclined to support the project if conditions are added
and suggested adding amendments.
Commissioner Hewko then made a motion to approve the proposed planned
development. Seconded by Commissioner Johnson.
Commissioner Hewko then made a motion to add an amendment that the 9
conditions of approval as presented by staff be added as part of the original
recommendation of approval in addition to complying with IHO regulations.
A brief discussion followed regarding requiring conformance with the current IHO
requirements. Mr. Mangum stated that in previous projects, the Legal Department has
stated that IHO is not within the purview of the Plan Commission. Mr. George confirmed
and stated that with regards to affordable housing he does not have a definitive answer
but is leaning towards no.
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Commissioner Hewko then withdrew language regarding the IHO requirements
and made a motion to add an amendment that the 9 conditions of approval as
presented by staff be added as part of the recommendation of approval.
Seconded by Commissioner Lindwall.
Ayes: Isaac, Halik, Hewko, Lindwall, Johnson, Westerberg
Nays:
Commissioner Lindwall made a motion to amend the previous motion to include a
10th condition for the applicant work with staff to resolve any issues related to left
turns conflicting with the Whole Foods drive. Commissioner Hewko seconded the
motion. A roll call vote was taken and the motion passed, 5-1.
Ayes: Isaac, Hewko, Lindwall, Johnson, Westerberg
Nays: Halik
A roll call vote was then taken on the original motion as amended and the vote
failed, 2-4.
Ayes: Hewko, Johnson
Nays: Isaac, Halik, Lindwall, Westerberg
5. PUBLIC COMMENT
There was no public comment.
6. ADJOURNMENT
Commissioner Westerberg made a motion to adjourn the meeting. Chair Isaac
seconded the motion.
A roll call vote was taken and the motion was approved by voice vote 6-0.
The meeting was adjourned at 10:02 pm.
Respectfully Submitted,
Meagan Jones
Neighborhood and Land Use Planner
Community Development Department
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