HomeMy WebLinkAbout007-R-20 Authorizing the City Manager to Initiate a Request for Qualifications and Request for Proposals Process for the Repurposing of City-Owned Real Property Located at 1805 Church Street and 1708-1710 Darrow Avenue12/20/2019
7-R-20
A RESOLUTION
Authorizing the City Manager to Initiate a Request for Qualifications
and Request for Proposals Process for the Repurposing of City -Owned
Real Property Located at 1805 Church Street and
1708-1710 Darrow Avenue
WHEREAS, the City owns vacant property at the corner of Church Street
and Darrow Avenue, real property addresses for the lots are: 1805 Church Street and
1708-10 Darrow Avenue with a total square footage of 17,000 area for redevelopment
(the "Subject Property"); and
WHEREAS, the City seeks to create mixed use developments with both
retail and residential affordable housing redevelopment opportunities throughout its
residential corridors in which property is developed to its highest and best use; and
WHEREAS, the City seeks to attract real estate development
professionals to redevelop the Subject Property through a fair, transparent, and
competitive process; and
WHEREAS, the City Council finds that it is in the best interests of the City
of Evanston to engage in a two-step process that includes 1) a Request for
Qualifications from real estate development professionals and 2) a Request for
Proposals from individuals and parties that are determined to be qualified in the first
step of the process,
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS, THAT:
7-R-20
SECTION 1: The City Manager is hereby authorized and directed to draft
an application and guidelines for determining qualified real estate development
professionals, disseminate said application and guidelines publicly, and solicit
responses seeking qualified real estate redevelopment professionals for real estate
located at 1805 Church Street and 1708-10 Darrow Avenue.
SECTION 2: This resolution authorizes the City Manager to review
responses of qualifications from real estate redevelopment professionals and identify
qualified real estate development professionals from the Request for Qualifications
phase.
SECTION 3: The resolution directs the City Manager to oversee and
manage a process for soliciting proposals for the proposed redevelopment of the
property located at 1805 Church Street and 1708-10 Darrow Avenue from real estate
development professionals identified in the Request for Qualifications/Request for
Proposals.
SECTION 4: This Resolution 7-R-20 shall be in full force and effect from
and after its passage and approval in the manner provided by law.
Attest:
C�
Devon Reid, City Clerk
Adopted: January 13 , 2020
14'A
Stephen H. Hagerty, Mayor
Approved to form:
�*4-
Kelley A. Gandurski, Corporation Counsel
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Request for Qualifications/
Request for Proposals
Redevelopment
of 1805 Church St.
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Introduction and City Objectives.................................................................3
Request for Qualifications/Request for Proposals Timeline ............
........ —4
Overview of 1805 Church St ......... ...........................................................
5-8
No Further Remediation Letter.............. ......................................................
7
SelectionCriteria.................................................................................—....7
Request for Qualification/Proposal Scorecard..........................................9
Submission and Additional Procedures.....................................................10
ProjectProposal.......................................................................................11
Additional Documents for Review
• Map of Property and Surrounding Area
• Plat of Survey
• Zoning Classifications
• Stormwater Control Ordinance
• Environmental No Further Remediation Letter
Request 'or Qualifications 1805 Church Street. City of Evanston 2
The City of Evanston ("the City") is seeking submissions from qualified
developers for the redevelopment of a City -owned property located at the
corner of 1805 Church St. and 1708-10 Darrow Ave. The site is comprised
of three parcels approximately 17,000 square feet of property. The City
zoning code and local neighborhood plan envisions a mixed -use building
with three stories and active ground floor retail or an "iconic building" totaling
two stories with religious, community or cultural. Staff recommends Mixed -
use with commercial on first floor to support commercial corridor starting
at Darrow on east to Youth and Opportunity United (Y.O.U.) and Evanston
Township High School (ETHS) on the west.
Submitted qualifications and proposals from individuals or teams will be reviewed and ranked
by the City's Community Development Department, PLbtic Works Agency, City Manager's
Office, the Economic Development Committee and the City Council. From that point, the City will
initiate negotiations with the first ranked individual or team to draft a public/private partnership
agreement. In the event that the first ranked individual/team is unable to complete a public/
private partnership agreement, the City will move to the second ranked qualified proposal.
During the review, the City is taking into consideration past development success, experience in
working with municipalities of similar scale as Evanston, financial strength of development teams,
quality of previous development projects, and demonstrated economic benefit to cities where
projects were previously located.
Developers shall provide a proposal for how they would propose to redevelop the property,
including site plans of the proposed redevelopment, renderings of the proposed concept, letters
of commitment from proposed tenants or end -user ofthe property, and proposed structure
for seeking to purchase or lease from the City, as well as any additional assistance required to
complete the project.
The timeline on the following page summarizes the steps anticipated for this project. The timeline
is subject to change based on the City calendar, obtaining quorum for meetings, and other factors
not currently anticipated at the time of issuance of this document.
3 Request for Qualifications 1805 Church Street, City of Evanston
Release of Solicitation Documents Tuesday, January 14, 2020
Deadline to Submit Questions to the City Friday, February 14, 2020
City's Response to Questions Friday, February 21, 2020
(posted at cityofevanston.org/1805church)
Evaluation by City Staff Monday, March 16, 2020
Economic Development Committee Review of RFP
Responses/Public Presentation of Proposals by Short -Listed Wednesday, March 25, 2020
Developers
City Council Review of RFP Responses Monday, May 4, 2020
Selection of Development Team June/July 2020
Request for Qua hfications 1805 Churcr Street. City of Evanston 4
The City is seeking qualified individual or team to redevelop the
property at the corner of 1805 Church St. and 1708-10 Darrow Ave.
to bring destination -oriented use to the West Evanston Plan. Evanston
has a wide range of dining, fitness and entertainment options, and is
home to many unique destinations. The City's goal for this property
is to be utilized for its highest and best uses that will offer amenity
options for visitors and residents of Evanston that include families,
baby boomers, and college -aged students alike.
The following sections outline important information for review and consideration
of the site:
Site location and Context
The Church and Dodge business district has transformed in recent years as a result of
public and private sector investment. Y.O.U. constructed a $10 million headquarters and
relocated from south Evanston. The City of Evanston acquired 1823 Church and invested
in infrastructure upgrades including upgrades to the geo thermal hvac system and
installation of a new outdoor patio. The Litehouse Whole Food Grill occupies the building
as well. Locally owned businesses C&W Market, Ebony Barbershop, Tom's Beauty
Supply, Gyro Planet and Cutting Edge Hair Gallery received a total of $75,000 from the
City for facade improvements.
In Spring of 2019, the City acquired 1805 Church Street after the property underwent
an environmental remediation paid for by Chevron. The City would like to assemble
the former gas station property with two adjacent city -owned vacant residential lots
acquired ten years ago. The assembled property totaling 17,000 square feet presents
an opportunity to continue the neighborhood improvements and provide housing and
services to the neighborhood. On Monday, July 29, 2019 Alderman Robin Rue Simmons
hosted a community meeting to discuss the potential uses of the property.
The City -owned property is adjacent to a vacant lot owned by Mt. Pisgah Pentecostal
Faith Church. Applicants are highly encouraged to determine if the adjacent property
and/or partnership with the church results in a viable redevelopment opportunity.
A map of the property's context within a two -block radius and the region is provided as
an attachment in the appendix.
Demographic Profile of Site
ETHS is located at the first major intersection to the west of the property at Dodge Ave.
and Church St. There are several locally owned businesses at this intersection as well.
Multiple City -owned recreational facilities are in close proximityto the site includingthe
Gibbs -Morrison Cultural Center, Mason Park Fieldhouse Evanston Ecologv Center and
the Fleetwood-lourdain Center.
Direclty adjacent to the property is single family residential to the north, commercial to
the west and south, and a mixed use residential/commercial loft to the east.
5 Request for Qualifications 1805 Church Street, C ty of Evanston
Zoning and Building Code
The vacant property at the northwest corner of Darrow Avenue and Church Street is
located within the B2, Business Zoning District and the oWE West Evanston Overlav
District. The regulations forth B2 District are located within Section 6-9-3 of the Zoning
Ordinance, where the West Evanston Overlay District includes form -based regulations for
the Mixed Use Building Type (pg 34-35) and Civic Building Type (pg 50-51). The attached
table indicates allowable uses forthis proposed zoning. Following the selection of the
appropriate development team, the City will work with the selected team to determine if
B2/oWE are still appropriate zoning designations or if changes need to be made.
The City has adopted the 2012 International Building Code with additions, deletions,
and exceptions, and other amendments as set forth in Title 4 of the City Code. More
information on the adopted building codes can be found by visiting citvofevanston.org_/
business/building-inspection-services.
Evanston's Green Building Ordinance is designed to improve energy efficiency, reduce
the use of materials that aren't sustainably produced, as well as lessen the environmental
impact of new construction, additions, and interior renovation projects. Requirements are
defined based on the size of the project in square feet and designate that projects either
obtain a US Green Building Council LEED Silver Rating or higher or employ a prescribed
number of Sustainable Building Measures for New Construction or for Major Renovation
Projects as appropriate.
Transportation
According to the Illinois Department of Transportation, 11,000 cars pass the site on a daily
basis. Dodge Avenue is located at the west corner of the blockwhere an additional 11,000
cars pass daily. This corner is also where Evanston Township High School is located.
The intersection of Church St. and Dodge Ave. is served by multiple buses between the
Chicago Transit Authority (CTA), routes 93 and 206, and Pace ,routes 208 and 213. The
CTA's route 93 runs downtown Evanston and the Brown Line's Kimball Stop in Chicago.
Route 206 is a primary service for the City of Evanston, from Howard St. to Central St. The
two Pace routes serve from downtown Evanston to north on Green Bay Rd. and west on
Golf Rd.
The CTA's Davis Purple Line rapid transittrain station is located in the heart of downtown
Evanston just .60 miles east on Church St. The same cowntown location is also served by
the Metra's Union Pacific North line that travels north to Kenosha and south to downtown
Chicago.
Municipal Services
There is currently no water or sewer infrastructure serving the three parcels. In order tc
connect, there are 6" diameter water mains located in both Darrow Avenue and Church
Street. There is an 18" diameter sewer located on Dodge Avenue one block west.
Taxes
The property is currently under the ownership of the City and is exempt from paying taxes.
After the property is leased or sold then the new userwill assume responsibility for the
payment of taxes on the property.
Request for Qualifications 1805 Church Street. City of Evanston 6
No Further Remediation Letter
The City was issued an Environmental No Further Rem ediation Letter by the Illinois
Environmental Protection Agency (the "NFR") on March 8, 2019, forthe subject
property,1801-1805 Church Street. Developers should note that the asphalt barrier
must remain over the contaminated soils and must be maintained as an engineered
barrier. Any future building constructed on the site must contain a full concrete slab -
on -grade floor or full concrete basement floor and walls with no sump. The developer
is obligated to comply with the conditions set forth in the NFR letter and must refer to
the attached NFR letter for further information.
Climate Action and Resilience Plan (CARP)
In 2018, the City Council approved CARP to reduce Evanston's impact on global climate
change while preparing the community for its effects. The plan provides concrete
actions the City and its community partners will take to meet ambitious climate action
goals over the next three decades. In adopting the plan, Evanston became the first
Illinois city to set a goal of achieving 100 percent renewable electricity for all properties,
aiming to do so by 2030, and the first to target zero ne emissions, or carbon neutrality,
with plans to achieve that goal by 2050.
Selection Criteria for Qualifications Stage
All completed submissions seeking to be considered for the qualifications stage of the
process will be reviewed. Staff from the City's Community Development Department,
Public Works Agency, and City Manager's Office will review all proposals and award
points to each proposal. Copies of the submissions will also be sent to all members of
the Economic Development Committee (members are City Council members, one is a
liaison from the Plan Commission, one is a liaison frorr the Zoning Board of Appeals,
and two members are appointed by the Mayorto serve on the Committee). Members of
the Economic Development Committee will also be asked to score all the submissions
and provide scores priorto the Economic Development Committee meeting thatthe
RFQwill be discussed.
At that meeting, all scores (staff scores and Committee member scores) will be shared
and discussed. The respondent selected in the RFQstage will be recommended to
submit detailed plans forthe RFP stage.
The following format is required for all submissions
Qualifications Summary
Statement summarizing the development team's qualifications for completing a
project as outlined in this document and interest.
II. Development Team Overview
This section should include all parties that will participate on this project (owner/
operator, architect, engineers, construction management team, any other design/
construction professionals). Information for each party involved should include:
a. Resumes of all principals involved from each firm or organization for all
components of the project
b. Background on each firm involved in the project
c. Name of development team entity that is interested in undertaking this project
(include all names of principals, managing partners, etc.).
7 Req! est for Qu?hfications 1805 Church Street; ^,,ty of Evanston
III. Representative Projects and/or Experience
This section should include all projects that principals of the development
team or operator have completed within the past 10 years. Projects should
include information on location, physical characteristics of the project, and the
current condition of the project (open, closed, under new management, etc.).
Any other pertinent information on this project should be included to illustrate
the development team's ability to undertake large scale projects that operate
successfully after opening.
IV. Current Projects
This section should include all projects the operator or development team
contemplates participating in between 2012 and 2023. Information on the size and
scope of these projects should be included. It should also include all projects the
development team is currently responsible for managing and operating on a day -
today basis.
V. Financial Information
Information documenting the development team's ability to participate financially
in this project is a key component of the evaluation. At this stage, the following
information is requested:
a. Sources of financing and preliminary evidence of interest from financial
institutions or partners. Evidence can include letters to the operator or
development team indicating interest in financial participation on future
projects.
b. Information about pending litigation or other disputes associated with the
operator and development team.
VI. References
References for similar projects is required. References should include contacts for
current City staff that are familiar with work completed
VII. Point of Contact for Project
Clearly identify the person who should receive correspondence from the City
regarding this project.
The following page highlights criteria and potential total points
awarded for submissions.
Request for Qualifications 1805 Church Street. City of Evanston 8
Submission was complete and included
Complete Submission all information requested and shows 15
understanding of the City's desired goals for
the property.
Operator or development team has good
Experience in Similar Communities references from similar municipalities in which 10
it has completed work.
Operator or proposed development team has
completed similar projects on size and scope
Capacity of operator or team to of that contemplated at this location. The
resumes of principals involved demonstrate 15
Complete the project experience working on similar projects.
Current work load will not interfere with ability
to complete this project.
Operator or development team demonstrated
Demonstrated financial capacity to that they have the financial capacity to
complete the project develop and operate a development on the
scale of the one contemplated for this project.
Portfolio of Work
Environmental practices and
demonstration of sustainability
commitment
Resumes and Experience of Firm
Principals
Total Points
Operator or development team completed
projects that have similar uses and tenants
that represent high -quality uses and projects.
Operator or development team is able
to highlight components of projects or
experience that demonstrate a commitment to
environmental sustainability.
Operator or team has a reputable team of
professionals under leadership.
20
20
10
10
100
Staff will create a seperate scoring matrix forth RFP stage if multiple entities are determined to be highly
qualified during the RFQ stage.
9 Request for Qualifications 1805 Church Street, City of Evanston
In order for all respondents to have the opportunity to understand
and the site, the City will offer a period for questions, comments, and
answers.
Questions/Comments & Answers
All questions regard ingthe property and this solicitation must be submitted to the City
no later than February 14 at 5:00 p.m. Questions will be answered as they are received
and will be published on the City's website at: cityofevanston.org/1805church.
Responses to questions wilt be published on this page no laterthan February 21, 2020.
All updates regarding this project will be communicated through this website as well.
The page should be regularly checked to ensure that information is not missed.
Submission Procedure
Submissions must be received no later than 5:00 p.m.
on Friday, March 2, 2020 in the following manner:
• Submit one copy of the response to the Request for Qualifications for 1805 Church
Street to the City of Evanston's Building Permit Desk at the following address:
Building Permit Desk
ATTN:1805 Church Street Responses
2100 Ridge Avenue, Rm. 3510
Evanston, IL 60201
In -person submission, mail, courier, and all other delivery services are acceptable.
• Email one PDF copy to Melissa Parker, Community Development,
Management Analyst, at mparker@cityofevanstan.org.
Aconfirmation email will be provided indicating your submission was received and
within the deadline.
The City reserves its right to reject any or all submittals when, in its opinion, it is
determined that it is in the City's best interest; to waive minor irregularities and
informalities of the submittal; or to cancel, revise, or extend this solicitation. This
Request for Qualifications does not obligate the City to pay any costs incurred by any
respondent in the submission of a proposal or in making necessary studies or designs
for the preparation of that proposal, or for procuring or contracting for the services to
be provided under this Request for Qualifications.
Request for Qualifications 1805 Church Street. City of Evanston 10
Project Proposal
Proposals, at minimum, should include:
Project Description
• Intended use(s) of the property and compatibility with uses adjacent to the property.
• Rough site plans and renderings of proposed development.
• Building use program
• Proposed number of parking spaces.
• Anticipated development schedule with key milestone dates and projected occupancy
date.
• Developer experience with development projects in municipalities of similar scale
to Evanston.
Finances
• Indication of ability to purchase the property from the City of Evanston
• Estimated total investment to be made for the development of the property.
• Estimated property and sales taxes projected to be generated by the development.
• Financial assistance being sought from the City of Evanston, Cook County, the State
of Illinois, or any other entity.
• The financial strategy of the project, and its ability to secure necessary private
funds and be started and completed in a timely manner.
• Evidence of financial capacity of the developerto complete the development of
the property.
• Demonstrated economic benefit to cities where projects were previously located.
Additional information may be required at the City's discretion. The RFP stage of solicitation
will occur immediately following the completion of this RFQ.
Additional Documents for Review
• Map of Property and Surrounding Area
• Plat of Survey
• Zoning Classifications
• Stormwater Control Ordinance
• No Further Remediation Letter
11 Request for Qualifications 1805 Church Street, City of Evanston
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Business Districts
(Zoning Ordinance §6-9-2; 6-9-3; 6-9-4; 6-9-5) updated January 4, 2017
*See Title 6, Chapter 9 of the Evanston Code of
Ordinances for more information, definitions,
additional requirements and exceptions to
these regulations. A Zoning Analysis is strongly
recommended for major projects prior to
submitting an application for building permits.
PURPOSE STATEMENTS
B1 District
Promote and preserve small scale, limited shopping and
business uses that service the neighborhoods in which the
business uses are located. Uses share common characteristics
such as relatively small storefronts built to the front lot line and
provide limited services. No individual use should exceed
7,500 square feet in size.
B1a District
Accommodate continued use of neighborhood -oriented
business districts and pedestrian -oriented shopping areas
found primarily on arterial roadways and often adjacent to
single-family residential areas. The district can also
accommodate specialty retail, professional, office and financial
service facilities that attract a larger market area. The
established physical pattern is typically buildings built to the
front lot line with continuous bands of storefronts. No individual
use should exceed 20,000 square feet in size.
B2 District
Promote and preserve the older, neighborhood, and pedestrian
shopping areas found primarily at arterial roadway
intersections and adjacent to mass transit facilities. This district
can also accommodate specialty retail, professional, office,
and financial service facilities that attract a larger market area.
The established physical pattern is typically buildings built to
the front lot line with continuous bands of storefronts. No
individual use should exceed 20,000 square feet in size.
B3 District
Provide for higher density business development at compact
locations adjacent to mass transit facilities that can support
intense business uses and accommodate greater building
heights than the B1 or B2 business districts. The district
reflects established uses and should provide for appropriate
infill and redevelopment at such locations.
YARD REQUIREMENTS
n
fston
Corner Property;
Property 3 feet
comprising >
40% block width Max 5
Lesser of 3 feet or
inches'
Others
setback of adjacent
°.......,.
property
*;
bu`ttin°
9'
=,
Type M
3 feet
ee
Type C or D with
front abutting
None
Str'eet'..
Type C, D or M
Type C or D with
Max 5
front abutting any
inches'
other street
3 feet
'
All other local
I None
streets
.Interiors
--
Residential
district
10 feet
I 15 ft
„P y
Nonresidential
None
district
Residential
15 ft 25 ft 15 ft 15 ft
xRear'.
district
Nonresidential
loft 15 ft loft loft
district
Parkipg
Setbacks
181M 11311all 4132 x B3'
Open, unenclosed parking
Front
prohibited incl. aisles &
ramps
�9 _ Abutting
Open, unenclosed parking
Side
Type M, C or D
prohibited incl. aisles &
ramps
All others
5 feet 10 ft
Residential
Rear
district
15 feet 5 ft
Nonresidential
f.
district
5 feet
C = Collector street; D = Distributor
street; M = Major street
PERMITTED AND SPECIAL USES
Animal Hospital S S S S
Aquaponics
Artist Studio w/ accessory
dwelling
Assisted living/long-term care
facility
Automobile service station
Banquet Hall
Bed and breakfast establishment
Boarding house
Business or vocational school
Caterer
Commercial indoor recreation
Commercial outdoor recreation
Commercial parking lot
Convenience store
Craft -brewery
Cultural facility
Daycare center -adult or child
Daycare center- domestic animal
Drive-thru facility
Dwelling -single-family detached
Dwelling -Multiple -family
Dwellings (above ground floor)
Education inst.-public or private
Financial institution
Food store establishment3
Food store establishment
Funeral services w/o cremation
Government institutions
Independent living facility
Kennel
Membership organizations
Micro -Distillery
Neighborhood garden
Office
Open sales lot
Planned development
Public utility
Recording studios
Religious institution
Resale establishment
Residential care home -Type I
Residential care home- Type II
S s
S
S
P P
P
P
S I
S
s
s1s._..slsl
S
S I ,:,;;:I
s l
s l
s I
s
IPIPIPIPI
1n; `IsIS
PI
S
S
S
:..S ..
.s
s
I:
l
s I
s
IsIsIsIs
P I P I
P I
P
IsIsIsIs
Islslslsl
Islslsl
Islslslsl
IPIPIPIPI
P I
P I
P
IPIPIPIPI
IsIsIsIs
IsIsIsIs
IsIPIPIP
Awl sISIS
IsIsIsIs
1 s
S 1
S 1
S
IsIsIsIs
IPIPIPIP
IPIPIPIPI
S I 1 S S
S I S I S, S
ISISIS sl
I *A a 0, a IVM a s
S I P 1 P S
s 1 s I s S
P4 I P I P4 P°
1sI' 1S s1
Restaurant- Type I
P P
P
P 1
Restaurant --Type 115
S5 S
S
S5 I
Retail goods/service
P P
P
P
establishment
Retirement hotel or home
5mm sm
S
S
,.,.
T JA B1a
B2',
�31
Sheltered care home
%M,I
S
S
Trade contractor'
er:I S I
S
S
Transitional shelters
S
Transitional treatment facility-
S I
S
Category III
Urban farm, roof top
s I S I
s I
S l
Uses above max. sq. ft.
S S
S
N/A
allowance
P=Permitted Use; S=Special Use; Q = Not Permitted
MINIMUM LOT SIZE
(In square feet per dwelling unit)
Residential .. _... _ .....
2,500 , ' 900 I 400 (.,..400'
Nonresidential No
BUILDING HEIGHT
The maximum permitted mean building heights are:
I,.
Feet 40 40 45 85 1
Stories N/R 3 N/R N/R 1
N/R= no requirement
Note: If multiple standards are specified, all standards must be met.
FLOOR AREA RATIO
The maximum permitted floor area ratios are:
iyF.: gin .�,.< � • ::��-�<.,,.; I
� ��` Vi' . B1a� P62�; : B3
Maximum FAR 2.0 3.0 1
Minimum 70% of facade must be located within 5 inches of the front
property line.
Provided the accessory dwelling unit must not front upon any street.
3 With hours of operation between 6:00 am and 12:00 midnight.
5 When located above the ground floor.
5 Excluding drive-thru facilities.
e Uses permitted pursuant to sections 6-9-2-2 and 6-9-2-3 exceeding
7,500 square feet.
7 No outside storage.
Community & Economic Development Dept. — Zoning Office 2100 Ridge Ave, Rm. 3202, Evanston, Illinois 60201
P. 847.448.4311 F. 847.448.8126 E. zoning@cityofevanston.org www.cityofevanston.org/zoning
Effective date: February 13, 2009
1 /26/2009
11 /14/2008
12T-O-08
AN ORDINANCE
Amending the Text of the Zoning Ordinance by Adding
Section 645-15, "oWE West Evanston Overlay District" and
Section 6-15-16, "WE1 West Evanston Transitional District"
WHEREAS, the Plan Commission held public hearings, pursuant to
proper notice, on August 1, 2007, August 22, 2007, December 19, 2007,
February 13, 2008, April 2, 2008, May 28, 2008, June 4, 2008, September 17,
2008, and October 15, 2008, regarding case no. ZPC 07-03-M&T to consider
amendments to the text of Title 6 of the Evanston City Code of 1979, as
amended ("the Zoning Ordinance") by adding a new Section 6-15-15, "oWE
West Evanston Overlay District' and Section 6-15-16, "WE1 West Evanston
Transitional District"; and
WHEREAS, the Plan Commission received testimony and made
verbatim transcripts and findings pursuant to Section 6-3-4-5 of the Zoning
Ordinance that the proposed amendments met the standards for text
amendments, and recommended City Council approval thereof; and
WHEREAS, at its November 24, 2008, December 8, 2008, and
January 12, 2009 meetings, the Planning and Development Committee of the
City Council considered and ultimately adopted the findings and
recommendation of the Plan Commission, as amended, in case no. ZPC 07-03-
M&T and recommended City Council approval thereof; and
127-0-08
WHEREAS, at its January 26, 2009 meeting, the City Council
considered, amended, and adopted the records and recommendations of the
Plan Commission and the Planning and Development Committee, as amended,
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL
OF THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS:
SECTION 1: That the foregoing recitals are found as fact and
incorporated herein by reference.
SECTION 2: That the Zoning Ordinance is hereby further
amended by adding Section 6-15-15, "oWE West Evanston Overlay District," to
read as follows:
6-15-15: oWE WEST EVANSTON OVERLAY DISTRICT
The intent of the oWE West Evanston Overlay District is to implement the West
Evanston Physical Planning and Urban Infill Design Master Plan document,
adopted by the Evanston City Council on May 14, 2007. To accomplish said
intent, the Overlay District employs form -based zoning, also known as form -
based code, to regulate the redevelopment of what is commonly referred to as
West Evanston. Said code, as may be amended from time to time, is hereby
incorporated into the Zoning Ordinance by reference and shall be kept on file in
the Office of the City Clerk.
The West Evanston Overlay District shall be designated by the City Council and
shown as an overlay to the underlying districts with the designation "oWE" on the
City Zoning Map.
SECTION 3: That the document attached hereto as Exhibit A is
hereby incorporated into the Zoning Ordinance by reference as the "form -based
code" that is referred to in Section 6-15-15 of the City Code as enacted by
Section 2 of this ordinance.
CPC
127-0-08
SECTION 4: That the Zoning Ordinance is hereby further
amended by adding Section 6-15-16, "WE1 West Evanston Transitional
District," to read as follows:
6-15-16: WE1 WEST EVANSTON TRANSITIONAL. DISTRICT
6-15-16-1: PURPOSE STATEMENT:
The WE1 West Evanston Transitional District is intended to allow the continued
operation and expansion of existing light manufacturing, light industrial, and
commercial uses in a manner that minimizes adverse effects on nearby
properties, and permits the redevelopment of surrounding areas in accordance
with: (i) the Tax Increment Redevelopment Plan and Project for the West
Evanston Tax Increment Financing District, adopted by the City pursuant to
Ordinance 102-0-05, as amended by Amendment No. 1 adopted by the City
pursuant to Ordinance 7-0-08; and (ii) the West Evanston Physical Planning and
Urban Infill Design Master Plan, adopted by the City on May 14, 2007.
The WE1 West Evanston Transitional District is also intended to ensure any
abandonment, extended discontinuance of operations, or substantial change in
use of the sites used for light manufacturing, light industrial, or commercial uses
leads to the redevelopment of such sites for residential and mixed -use purposes
in accordance with the West Evanston Physical Planning and Urban Infill Design
Master Plan.
6-15-16-2 SUB -DISTRICTS:
The WE1 District includes the following two Sub -districts:
(A) The WE1-132 Sub -district includes the properties within the WE1 District
designated for rezoning to the 132 District in the West Evanston Physical
Planning and Urban Infill Design Master Plan.
(B) The WE1-R4 Sub -district includes the properties within the WE1 District
designated for rezoning to the R4 District in the West Evanston Physical
Planning and Urban Infill Design Master Plan.
6-15-16-3: PERMITTED USES:
The following uses are permitted in the WE1 District:
—3—
127-0-08
(A) Within both the WE1-132 and WE1-R4 Sub -districts, any use permitted in
the 12 District pursuant to Subsection 6-14-3-2 of this Title, but only if such
use is either: a continuation of a Permitted Use existing on a particular
property as of the date of adoption of the ordinance establishing the WE1
District; or determined by the Zoning Administrator to be of the same or
similar type and intensity of a Permitted Use existing on a particular
property, with no substantially different or substantially greater off -site
impacts. For purposes of this Chapter, these uses are referred to as
"Existing 12 Uses."
(B) Within the WE1-R4 Sub -district only, any use permitted in the C2 District
pursuant to Subsection 6-10-4-2 of this Title, but only if such use is: (a) a
continuation of a Permitted Use existing on a particular property as of the
date of adoption of the ordinance establishing the WE1 District, or (b)
determined by the Zoning Administrator to be of the same or similar type
and intensity of a Permitted Use existing on a particular property, with no
substantially different or substantially greater off -site impacts. For
purposes of this Chapter, these uses are referred to as "Existing C2
Uses."
(C) Within the WE1-132 Sub -district only, any use that:
1, is permitted in either: the B2 District pursuant to Subsection 6-9-3-2
of this Title; or the District mapped for a particular site under
Chapter 6-15-15 of this Title, "West Evanston Zoning Overlay
District", pursuant to the regulating plans set forth in Chapter 6-15-
15; and
2. complies with the use, building type, parking, and landscaping
requirements of the District mapped for a particular site under
Chapter 6-15-15 of this Title, "West Evanston Zoning Overlay
District."
(D) Within the WE1-R4 Sub -district only, any use that:
is permitted in either: the R4 District pursuant to Subsection 6-8-5-2
of this Title; or the District mapped for a particular site under
Chapter 6-15-15 of this Title, "West Evanston Zoning Overlay
District", pursuant to the regulating plans set forth in Chapter 6-15-
15; and
—4—
127-0-08
2. complies with the use, building type, parking, and landscaping
requirements of the District mapped for a particular site under
Chapter 6-15-15 of this Title, "West Evanston Zoning Overlay
District."
6-15-16-4: SPECIAL USES:
The following uses may be allowed in the WE1 District, subject to the provisions
set forth in Section 6-3-5, "Special Uses", of this Title:
(A) Within the WE1-R4 Sub -district only, any use allowed as a Special Use in
the C2 District, but only if such use is a continuation of an approved
Special Use existing on a particular property as of the date of adoption of
the ordinance establishing the WE1 District. For purposes of this Chapter,
such uses are referred to as "Existing Special Uses" and existing 12 Uses,
existing C2 Uses, and existing Special Uses are collectively referred to as
"Existing Uses."
(B) Within the WE1-B2 Sub -district only, any use that:
1. is allowed as a Special Use in either: the B2 District pursuant to
Subsection 6-9-3-3 of this Title; or the District mapped for a
particular site under Chapter 6-15-15 of this Title, "West Evanston
Zoning Overlay District', pursuant to the regulating plans set forth
in Chapter 6-15-15; and
2. complies with the use, building type, parking, and landscaping
requirements of the District mapped for a particular site under
Chapter 6-15-15 of this Title, "West Evanston Zoning Overlay
District."
(C) Within the WE1-R4 Sub -district only, any use that:
1. is allowed as a Special Use in either: the R4 District pursuant to
Subsection 6-8-5-3 of this Title; or the District mapped for a
particular site under Chapter 6-15-15 of this Title, "West Evanston
Zoning Overlay District", pursuant to the regulating plans set forth
in Chapter 6-15-15; and
2. complies with the use, building type, parking, and landscaping
requirements of the District mapped for a particular site under
Chapter 6-15-15 of this Title, "West Evanston Zoning Overlay
District."
—5—
127-0-08
(D) Throughout the WEI District, any Special Use substituted for an existing
Special Use pursuant to Subsection 6-3-5-16 of this Title.
6-15-16-5: CONTINUATION OF EXISTING USES
(A) Subject to Subsection (B) below, Existing Uses may continue in operation,
and shall not be deemed nonconforming under any provision of this Title.
However, properties containing an Existing Use shall not contain any new
or additional use, unless the new or additional use is allowed in the WEI
District as either a Permitted Use under Subsection 6-15-16-3 or a Special
Use under Subsection 6-15-16-4. Existing 12 Uses shall comply with all
requirements applicable to uses in the 12 District pursuant to Sections 6-
14-1 and 6-14-3 of this Title. Existing C2 Uses and Existing Special Uses
shall comply with all requirements applicable to uses in the C2 District
pursuant to Sections 6-10-1 and 6-10-4 of this Title, as well as the
requirements of any Special Use approval applicable to the property.
(B) An Existing Use shall be deemed discontinued if: (i) the use or occupancy
of the structure is discontinued for twelve (12) consecutive months with no
ongoing attempts to sell or lease the property for a permitted or Special
Use under this Chapter; or (ii) failure to resume the use or occupancy
within eighteen (18) months, even though there may be ongoing efforts to
sell or lease the property for a permitted or Special Use under this
Chapter. The City Council may, in its discretion, grant an extension to the
foregoing eighteen (18) month period if it determines the applicant has
used reasonable diligence to sell or lease the property for a permitted or
Special Use during such period. If an Existing Use is discontinued, any
subsequent use or occupancy of the property shall only be in accordance
with the following requirements:
1. For properties within the WEI-132 Sub -district, the property shall
only be used and occupied for a Permitted Use meeting all
requirements of Subsection 6-15-16-3 (C) of this Chapter or a use
allowed as a Special Use meeting all requirements of Subsection
6-15-16-4 (B) of this Chapter; and
2. For properties within the WE1-R4 Sub -district, the property shall
only be used and occupied for a Permitted Use meeting all
requirements of Subsection 6-15-16-3(D) of this Chapter or a use
allowed as a Special Use meeting all requirements of Subsection
6-15-16-4(C) of this Chapter,
—6—
127-0-08
6-15-16-6. EXPANSION, STRUCTURAL ALTERATION, AND
RECONSTRUCTION OF EXISTING USES:
(A) Existing Uses may only be expanded, structurally altered, or reconstructed
in a manner that minimizes adverse impacts on adjacent properties and if:
1. the expanded, altered, or reconstructed facilities shall contain a use
or uses that are allowed in the WE1 District as either a Permitted
Use under Subsection 6-15-16-3 or a Special Use under
Subsection 6-15-16-4;
2. for Existing 12 Uses, the expanded, altered, or reconstructed
facilities comply with all requirements applicable to uses in the 12
District pursuant to Sections 6-14-1 and 6-14-3 of this Title;
3. for Existing C2 Uses and Existing Special Uses, the expanded,
altered, or reconstructed facilities comply with all requirements
applicable to uses in the C2 District pursuant to Sections 6-10-1
and 6-10-4 of this Title;
4. for Existing Special Uses, an amended Special Use approval is
obtained pursuant to Chapter 6-3-5 of this Title, or the Special Use
is approved by the Zoning Administrator pursuant to Subsection 6-
3-5-16 of this Title;
5. the expanded, altered, or reconstructed facilities shall not exceed
forty feet (40') in height;
6. the expanded, altered, or reconstructed facilities shall not have, in
comparison with the prior permitted facilities on the site:
(a) An increase in degree of noise or glare detectable at the
property line, as validated by an analysis of existing and
proposed conditions submitted by the applicant and
approved by the Zoning Administrator; or
(b) An increase in outside storage or loading visible from the
right-of-way;
7. the expanded, altered or reconstructed facilities shall comply with
all other requirements of this Code including, but not limited to, the
Environmental Control Code set forth in Section 4-10-10 of this
Code and the prohibition on nuisances set forth in Section 8-4-1 of
this Code.
~7-
• �:
(B) In addition to the evaluation criteria set forth in Section 4-17-6 of this
Code, the site plan and appearance review for any new building or
structure or modifications to the exterior of an existing structure in the
WE1 District shall include an evaluation of whether the proposed site and
building plan fulfills the objectives of the West Evanston Physical Planning
and Urban Infill Design Master Plan, and conforms to the extent possible,
considering the objectives of the proposed expansion, to the building type
standards and landscape standards of comparable building types and lots
under Chapter 6-15-15 of this Title, "West Evanston Zoning Overlay
District'.
SECTION 5: That all ordinances or parts of ordinances in conflict
herewith are hereby repealed.
SECTION 6: That if any provision of this ordinance or application
thereof to any person or circumstance is held unconstitutional or otherwise
invalid, such invalidity shall not affect other provisions or applications of this
ordinance that can be given effect without the invalid application or provision,
and each invalid provision or invalid application of this ordinance is severable.
SECTION 7: That this ordinance shall be in full force and effect
from and after its passage, approval and publication in the manner
provided by law.
Em
Introduced: I Z , 2009 Approved:
Adopted: \,A /-V 4�2 6 2009
rraine H.
127-0-08
A A 0 , 2009
m, Mayor
Attest: Approved *to form:
odney Gr ene, City Clerk Eike B. Tlober-Purze, Intel
First Assistant Corporation Counsel
~9—
127-0-08
EXHIBIT A
Form -Based Code Referred to in Section 6-15-15 of the City Code
_10-
Section 6-15-15:
West Evanston
Zoning Overlay for
Redevelopment Areas
City of Evanston, Illinois
Prepared for:
City of Evanston
j
City of Evanston
2100 Ridge Avenue
Evanston, IL 60201
Consuttant.
FARR ASSOCIATES
The Monadnock Building
53 West Jackson Boulevard, Suite 650
Chicago, Illinois 60604
312/408-1661
www.farrside.com
Table of
Contents
K/
General Building Type Standards .------2O
\<
Base Types ...................................... ...........
28
V1'
Coo Tyoes--,—..—.--..—.—..---....
30
V1i
Measuring Transparency ...............
32
V1U.
Measuring Height & ......................
33
IX.
Mixed Use Building ....................................
34
X.
Flex Apartment Building ----.—_—.....
36
XI.
Apartment Building ----.—.---..--.38
XIi
Flat Building ..................................................
%]U.
Townhouse L............................... ............ .42
XK/
Townhouse U................ ...............................
W|
>W(
Townhouse Ill ...............................................
40
XV1.
Small -Lot House ...........................................
48
}VI|.
Iconic Building .............................................
5K0
XVN. Parking Lot Frontage Buffer ... ......... —'..... 55
XX Side /kRear Yard Landscape Buffer .... ....... 56
>CX. Interior Parking Lot Landscaping ................. 58
)00 Screening of {]pen Storage, Refuse AnJaa.
& UUUh/ ............................... 59
XXU Street Th*ea—'--...------.----.]6}
12
m
c
m
9
,-7 at 3■t V411 /:0"'a! !fit
•r...
mWi
a•1 1#�� ♦� 3 3. . r�ailF 1+ti ,� ?m a rriIj o :. ilk ,t
...,..Y BCown, O, J to M41O ... �• ,... 3 . _ N I �
:r
+++ 70
v' 3 Brown «
...«.; t It • ; !1 . !(� s +.i . r . q� + _. 0
... ....«.,............... Dodge ...... Dodge.__w M ,�
...............
P
r,.i #,� :.e. r w f , 4IL* It* tr sk of•i jj♦+t• •.: rr.•:1r+'A ". .''WA1'it�?` 't ` �. ..-'�--=f1;.�.-^.- 'a w ' � � r� •�' A_, mas
ER R r= R '
ii ii�� ,.
«�Dar#row= ' 'r'� "".`• !tom#; �t 1c,hl�got p , s�ttt 1. B �� t'it>��.� l,p&
rr = I i�i =�t '"'� 3
- tt . Darrow._....
•� '••.,� � � � , '�.* # # * ai it>fitI[Op
!l1l�tw�;tlislr�t�l �s
ate. .ss '•� I i :JF .JL.! . e. '� .r.._ #•>,c
i l ,vy� :: Mr• � H! *„!x D «' ;• Deiwey c f►.
,r ar t tt ..' +++•r�;Iji m 1 >t .e....:•.+�. 1.r .:., ie !11
y • FlrJ FI ri '" • r� Y«rr.. srt•rrws. �ad11'at Its,1
,, ---oence -� — --yam
Om it
+�+!• ,,,, « "r „ IE •✓ m . r• -,.�....+�. ,L.. Ma.RRr�... •=Astilartd
As9landn
F IN W #r A
' Ii "" = b ri q,14Mi � r"" rf gw.ttll pf lif ' RICM.• ,M, �,x: «
f• �Jackson-.,.." �.....
qs i s Mi.�ta�w,,,,s �f� x " i+Fit Ys')A1 �� 41
j1M#�i��MMs >��'>a�� 1E�Ra. wf3 fA♦ �! � `��r[f�il�'#Ir1 �'!►s1M�tlt1�#s�- « Ll:..+t.+� ..#F. �.:
_ 4. .. �.
" � ' "' 11f'� f 1 'wesley-�--=
*ts„-� f , a�t�i. ass .a �M *>ff • Wesley •��
fir t• M � . �r � '� �*�'.! � i it rr •_ �r¢ ��� ' ss•�
XT —hi14 - . R W RR ...! al
• wltl 7rR fi� sr� �r •• _�„
jo
r i —�-Asbury Asbury'
own
0
West Evanston Zoning Overlay
I. Introduction
A. Application of Overlay District.
1. The provisions of this Section. [6-15-15) shall serve as
a supplement to all other requirements of the Zoning
Ordinance and the Evanston City Code. Where a
conflict exists between the provisions of this Section
[6-15-151 and those requirements applicable to uses
and structures in the B2, R4, or R5 zoning districts,
the provisions of this Overlay District shall control.
Where a conflict or inconsistency exists between
the provisions of this Section [6-15-15] and those
of Section [6-15-101, West Evanston Transitional
District, the provisions of Section [6-16-161 shall
control. Notwithstanding anything, to the contrary
set forth in this Section [6-15-151, the requirements
of this Overlay District shall only apply to uses, lots,
and structures located within the West Evanston
Transitional District to the extent the application of
this Overlay District or its requirements are explicitly
I
referenced in Section [6-15-10].
This document provides the development regulations
for the Redevelopment Area Overlay defined in
Figure I -A. Except as provided above in paragraph
I.A.1, all parcels within the defined boundaries are
required to follow the regulations included herein.
B. Intent.
The intent of this Overlay District is to require
implementation of the VVCst Evanston Physical Planning
and Urban Infill Design Master Plan document, adopted
by the Evanston City Council on May 14, 2007.
C. Code Definitions.
These definitions are specific to the regulations outlined
for the Overlay District and are in addition to the
definitions in the Evanston Zoning Ordinance. The
defined terms will appear with the first letter(s) capitalized
throughout this Section.
1. Base Type. The permitted treatment types of the
Ground Story Fmade of a structure.
2. Building Coverage. This term is defined in
Subsection VIII.B. I of this Overlay.
3. Building Type. A structure defined by the
combination of configuration, form and function.
4. Build -to Zone. An area in which the front or side
Facade of a building shall be placed; it may or may
nor be located directly adjacent to a property line.
The zone dictates the minimum and maximum
distance a structure may be placed from a property
line.
City of Evanston: West Evanston Overlay District
5. Cap Type. The detail at the top of a building that
finishes a Facade, including a pitched roof with
various permitted slopes, and a parapet,
6. Car Court. A driveway area, surrounded on at least
three sides wab building, providing entrances into
personal garages and allowing vehicular turnaround.
7. Comer Building. A building constructed on the
comer lot of a block to hold the spatial definition
of an intersection, often referred to as "holding the
corner.'
8. Entrance, Primary. Also referred to as main or
principal entrance. The principal point of access for
pedestrians into a building is typically located on the
.front and corner side Facade.
9. Expression Line. A three-dimensional, linear
element, horizontal or vertical, protruding or
indented at least a quarter (1/4) inch from the
exterior Facade of a building. May be decorative or
structural. Element typically delineates the floors or
stories of a building.
10. FaVade. The exterior face ofa building, including,
but not limited to the wall, windows, -window sills,
doorways, and design elements such as horizontal and
vertical Expression Lines, and a parapet.
t 1, Facade, Front. Any building face adjacent to the
front property line:
12. Green Roof A roof that absorbs or retains
stormwater by providing a landscape surface and
filtering system. Considered a Semi -Pervious surface.
13. Gross Square Footage. Gross square footage of a
building is the total area of all floors as measured
between the outside surfaces of all exterior walls.
14. Ground Story. The first floor of a building that
is level to or slightly elevated above the sidewalk,
excluding basements and cellars,
15. Half -Stories. This term is defined in Subsection
VIII.A.2 of this Overlay.
16. "Hold the Corner." Building up to both the front
and side property lines on a corner lot, in a sense
holding down or anchoring the comer,
17. Impervious Surface. Any hard -surfaced, man-made
area that absorbs or retains less than 20% of water,
including, but not limited to, building roofs (not
Green Roofs), parking, driveways, and other paved
areas.
18. Impervious Site Coverage. This term is defined in.
Subsection VIII.B.2 of this Overlay.
19. Open Space. Publicly or privately owned land, such
as a plaza, playground, or park, that contains no
buildings and is designed and used either for passive
or active recreational or civic uses.
10. Overlay District. The X-Vest Evanston Overlay
District established by this Section 16- t 5-151.
West Evanston Zoning Overlay
I. Introduction
21. Parking Lot. An area of a parcel that is reserved for
parking or storage of more than two of the following:
motor. vehicles, trailers, or boats.
22. Pervious Surface. An area maintained in its natural
condition or covered by a material that permits the
infiltration or percolation into the ground of at least
80% of water.
23. Principal Building. Also referred to as the principal
structure or building on a lot; contains the dominant
use of the lot. It is always located toward the front of
the lot in the front Build -to Zone or behind the front
vard Setback.
24. Regulating Plan. A plan that identifies the districts
and the standards by which a lot or a street may be
developed.
25. Semi -Pervious. A material that allows at least 40%
absorption of water into the ground or plant material,
such as pervious pavers, gravel or Green Roofs.
26, Setback. The horizontal distance from a lot line
inward, beyond which the building and parking
may be placed. It delineates the minimum distance
a structure must, be placed from a lot line and is
measured to a building. Mthin the Overlay District,
building, parking, and accessory structures are not
permitted within Setbacks.
27. Story. A habitable level within a building, measured
from finished floor to finished floor.
28. Total Lot Area. The computed area contained
within the Property Lines; it is L)I)ically indicated in
square feet or acres.
29, Transparency. The amount of clear, unobstructed
class and the structure of the glass on a Facade;
p
windows.
9
Subsection II: Zoning &
Regulating Plans
West Evanston Zoning Overlay
11. Zoning & Regulating Plans
A. Base Zoning District Requirements.
As stated in paragraph I.A. of this Section, the
requirements of this Overlay District supersede those
requirements applicable to uses and structures in the
B2, R4, and R5 zoning districts. However, the terms
and provisions of Section [6-15-151, Nest Evanston
Transitional District, shall supersede the requirements of
this Overlay District. Without limiting the generality of
I t)
the foregoing, the following requirements of the Overlay
0
District shall relate to the base district zoning requirements
in the B2, R4, and R5 zoning districts described below:
1. Uses. The permitted and special uses allowed in the
B2, R4, and RS zoning districts shall be allowed in
the Overlay District; however:
a. Planned developments are not permitted as
a special use in the Overlay District, nor are
planned developments required for any of the
Building Types described in this Section; and
b. Additional uses and use requirements may be
defined in this Overlay District.
2. Parking. Parking quantities within the Overlay
District must adhere to the requirements set forth
in Chapter 16 of the Zoning Ordinance. Additional
requirements for parking location, landscapinga, and
screening are set forth in this Overlay District.
3. Building Types. The Building Type standards set
forth in this Overlay District supersede the existing
lot, yard, bulk, and building -related regulations of the
B2, R4, and R5 zoning districts.
B. General Zoning Ordinance and City Code
Requirements
The following generally applicable requirements and
provisions of the Zoning Ordinance and City Code shall
apply to uses, lots, and structures within the Overlay
District as described below:
Site Plan and Appearance Review.
a. All applications for development approval for
properties located within the Overlay District
shall be subject to site plan and appearance
review in accordance with the procedures and
requirements set forth in Title 4, Chapter 17 of
the City Code.
b. In addition, any development over twenty four
(24) units or over 20,000 square .feet of a single
Building Type requires presentation to the Plan
Commission with an opportunity for comment by
the Commission and the public prior to the final
site plan and appearance review conference.
2. Variations. All variations within the Overlay,
District shall be subject to the procedures and
standards for variations set forth in Section 6-3-8
of the Zoning Ordinance. In addition to the minor
and major variations pcn-nitted by Section 6-3-8 of
the Zoning Ordinance, major variations relating to
the following requirements may be considered in the
Overlay District:
a. Street frontage and build -to zone requirements.
b. Facade requirements, including those relating
to transparency, building entrance location,
allowable cap and base types (and the
requirements for those types), building materials,
and balconies.
3. Principle Buildings or Uses on a Zoning Lot.
More than one principal building or use may be
established on zoning lot within the Overlay
District as permitted by the Building Type Standards
set forth in Subsections W through .XX'II.
4. Nonconforming Uses and Noncomplying
Structures. The requirements of Chapter 6 of
the Zoning Ordinance, Nonconforming Uses and
Noncomplying Structures, shall apply to uses and
SMICtUres within the Overlay District. However:
a. Single-family homes existing as of the date
of adoption of the Overlay District may be
repaired, maintained, altered, enlarged or
reconstructed pursuant to the requirements of the
underlying zoning district, without regard to the
requirements of the Overlay District; and
b. Any structure that has been designated as a
landmark under Title 2, Chapter 9, of the
Evanston Cit-,, Code may be repaired, maintained,
altered, or enlarged in a'i-nanner that preserves
the critical features identified by the Evanston
Preservation Commission as the basis for its
designation,, provided such action is authorized
by a certificate of appropriateness issued pursuant
to Section 2-9-8 of the Evanston City Code and
otherwise complies with all provisions of die
Overlay District and the Zoning Ordinance.
11 *
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West Evanston Zoning Overlay
11. Zoning & Regulating Plans
C. Regulating Plans.
The Regulating Plans, Figures,11-C, II-D, and U-F,
provide more specific mapping of the requirements of this
Overlay District, including the follo,,vina,.
0 1",
1. Street Location. Public street right-of-ways
required for dedication are defined on the Regulating
Plans.
a. The centerlines of these streets must be located
within ten (10) feet of this location in either
direction,
b. All street connections shown must be maintained
and intersections of cross -street centerlines must
be ninety (90) degrees.
c. See Subsection III for Street Type Standards.
2. Alley Location. Public alleys required for dedication
are defined on the Regulating Plans.
a. The centerlines of developed alleys must intersect
streets within ten (10) feet oftheintersections
shown on the plan.
b. Alleys must be continuous and connect to the
designated streets at both ends; dead end alleys
are not permitted.
c. See Subsection Ill for Alley Street Type.
3. Street Type. Permitted Street Typ
es are defined on
the Regulating Plans. Additionally, some Building
Type regulations relate to the Street Type. See
Section Ill for allowable street types.
4. District Designation. The Regulating Plans define
the permitted Building Types and uses for all parcels
in the Overlay District. Subsections IV through
XVII contain regulations for the permitted Building
Types. In many cases, multiple Building, Types are
permitted on a parcel,
5. Open Space. Parcels, or portions of parcels,
designated for use as public Open Space or privately
oN,,-ncd Open Space are illustrated on the Regulating
Plans.
6. Street Termini. Termini of streets are noted on the
Regulating Plans.
-a. Building faces at these locations are encouraged
but not required to include treatments, such as
towers on mixed use or apartment buildings, bays,
or changes in material.
b. In all cases, a street must terminate at a front or
side face of a building or on Open Space.
7. Parking Lots. 'Parking lots are not permitted on a
parcel without a building unless:
a. The parcel has no public street frontage or
b. A special use permit is obtained. While parking
lots are allowed as special uses throughout the
Overlay District, recommended locations for
special use permitted Parking Lots are shown on
the Regulating Plans.
10
D. Subdivision and Platting.
This Overlay District defines required parcel definition
and public right-of-ways. Replatting of many of the
existing parcels within the Overlay will be required (see
Figure II-B) as part of the development approval process.
Plats for developments within the Overlay must include
the following:
I Dedicated Public Street and Alley Right -of -Ways.
Right-of-ways defined on the Regulating Plans and
in Section .II-C.
2. Utility Easements. Additional utility casements
may be required by the City of Evanston or other
utility providers. Coordinate the locations of these
easements for inclusion on the plat.
3. Open Space or Green.way Easement. Open space
defined on the Regulating Plans shall be included
in plat information and either dedicated or clearly
depicted as an casement.
4. Parcel Lines. Parcel lines are defined on the
Regulating Plans to designate locations of allowable
Building'lpes only. Fewer divisions or further
0
division of parcels may be included.
E. District Descriptions.
The following details the districts mapped throughout the
Overlay District.
I 18est Evanston (VVE) I. This district allows for the
development of Townhouse 1, Townhouse 11, and
Stuall-Lot House. The depth of these parcels allows
for the development of the Building Typ
es pes with rear
yards, Townhouse I and Small -Lot House. Iconic
Buildings are permitted as a special use and may only
occur on corner parcels.
2. NVE 2. This district allows for the development of
Townhouse H only. The parcels are not deep enough
to develop huildings with rear yards or larger Parking
Lots. The reduced front yard Setback of Townhouse
I'll is not acceptable in these locations. Iconic
Buildings are permitted as a special use and may only
occur on corner parcels.
3. NVE 3. This district allows for the development of
Townhouse 111. The parcels are shallow, requiring
a shallower front yard. To accommodate this, the
height of this Building Type is minimized. Iconic
Buildings are permitted as a special use and may only.
occur on comer parcels.
4. WE 4. This district allows for the development of
Townhouse Type H and the Flat Building. Iconic
Buildings are permitted as a special use and may only
occur on corner parcels.
5
9
7
West Evanston Zoning overlay
11. Zoning & Regulating Plans
UrV S. -rl.. district it C" development Ar \\ # . . I *SkT!rl \% V. zf ;.,,
This t� 11 allows r e eve qfinwnt o
the Apartment Building or the Flat Building. Iconic
Buildings are permitted as a special use and may only
occur on corner parcels.
AVE 6. This district allows for the development of
the Flex Building. Iconic Buildings are permitted as
a special use and may only occur on corner parcels.
WE 7, This district allows for the development of
the Mixed Use Building and Iconic Buildings,
Building Types
Mixed Use Building
Flex Building
Apartment Building
Flat Building
Townhouse I
Townhouse 11
Townhouse III
Small Lot House
Iconic Building
10 Permitted
ISU Special Use
---T =—r
Lake silt. 617 �'w it"
—S silt.
Figure
;
C
F
Regulating Plan Key.
Districts
V4 W W W q* In 0 N
W W W Wr4 M
•
SU SU SU SU SU SU 0
Table ILA: Permitted Building Types by District.
City of Evanston: West Evanston Overlay District
Iff
West Evanston Zoning Overlay
11. Zoning & Regulating Plans
slimps.qn
L
Key
WE I WE 7
or It or Mixed -Use Building or iconic
Townhouse
=0- MHOTuyspeeo'
r Iconic Building on corners Building
WE
Public Open Space
2
Townhouse Type 11 or
Iconic Building on corners
Open Space
WE 3
Townhouse Type III or
Iconic Building on comers Street Terminus
� WE 4 Public Neighborhood
Townhouse Type llor Street
Flat Build! or
Emerson Iconic Bull ing on corners
Public One Way
Ej WE 5 Neighborhood Street
Apartment or Fiat Building or
Iconic Building on Comers Public Alley
WE 6
Flex Building or Iconic Recommended Location
Building on Comers for Special Use Parking
Figure III-C: Regulating Plan, Simpson to Emerson. Lot
in
West Evanston Zoning Overlay
11. Zoning & Regulating Plans
IDML- [ F T D 11 J,
Emerson
I
—7=1
LIJ
it n T, E]'!
----------
Lyons
El
L
a,
Figure 11-0. Regulating Plan, Emerson to Church.
L Lvons
n.
C?
tJ
C4 of Evanston: West Evanston Over4ay District 13
West Evanston Zoning Overlay
11. Zoning & Regulating Plans
C7�
I
Church
17-0
L EJ
A
"Momtsoms
wl
t:-3
IDN
Ell,
Lake DL
ti
p
mc]
' Li
Lj U D
Figure it-E: Regulating Plan, Church to Lake.
14
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C-
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:J:71
Lake
=r'
West Evanston Zoning Overlay
11. Zoninq & Requilatin Plans
Y
ii-alke
tJ
Li LJ
Cj
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102
Greenwood
Figure II-F: Regulating Plan, Lake to Greenwood.
Key
71
L -I
1 :30
3
L-71
'0
0
0
a
WE I
Townhouse Type t or 11 or
Smali-Lot House or
Iconic Build rig on comers
WE 2
Townhouse Type11 or
ic Building Idi ng on comers
WE 3
Townhouse Type III or
Iconic Building on comers
WE 7
Mixed -Use Building or Iconic
Building
a Public Open Space
Open Space
Street Terminus
WE 4
Public Neighborhood
Townhouse Type II or
Street
Rat Building or
Iconic Building on comers
Public One WaYStreet
Neighborhood
WE 5
Apartment or Rat Building or
Public Alley
Iconic Building on Corners
WE 6
Recommended Location
Rex Building or Iconic
fortSpecial Use Parking
Build -rig on comers
Lo
City of Evanston. West Evanston Overlay District 15
Subsection III: Street Type
Standards
West Evanston Zoning Overlay
111. Street Type Standards
A. General Requirements.
L All streets, park -ways and sidewalks shall be located in
dedicated public Right -of -Ways as required by this
Section; no private streets are permitted.
2. MI streets must meet the minimum requirements
of all the City of Evanston's street and construction
standards.
B. Intersection Design.
Intersection design should consider pedestrians and
bicyclists as well as vehicular users negotiating the
intersection.
1. Curb Radii. Small curb radii at intersections shorten
pedestrian crossing distances and reduce vehicle
turning speeds, thereby balancing the ease of crave] of
the vehicles and pedestrians. Nlaximum radii at the
intersection of all ,es of neighborhood street types
should be no larger than twenry (20) feet, Preferred
radii is ten (10) fact.
2. Alley Intersections. The curb radii at intersections
involving alleys shall be a maximum ten (10) feet.
3. Crosswalks. Crosswalks shall be required at all
controlled street intersections.
2. Dimensions. Crosswalks shall be six to ten (6-10)
feet in width, measured from mid -stripe to mid -
stripe.
b. Markings. Crosswalks shall be appropriately
indicated on the finished street surface with
painted markings and/or other approved City
treatments.
d. Accessibility Requirements. Ikleelchair-
accessible ramps in compliance with or better
than the Illinois Accessibility Code shall be
provided at all locations in which the sidewalk
intersects with the curb of a street. The
approach to the ramp shall be aligned with the
corresponding sidewalk without any jogs or
unnecessary deviations.
C. General Street Type Standards*.
2.
Street Types. Street types defined in this Section
outline acceptable street configurations for the streets
depicted on the Regulating Plans, Subsection IL
Typical Street Elements, Typical elements of a
vehicular right-of-way are divided into the vehicular
and pedestrian realm. Each Street Type detailed in
this Section outlines which facilities are applicable to
each realm.
a. Vehicular Realm. The vehicular realm is
comprised of the travel lanes, bicycle lanes and
parking lanes.
b. Pedestrian Realm. The pedestrian realm is
typically comprised of the pedestrian facilities,
such as sidewalk, path/trail, or off-street bicycle
lane, and a parkway that serves to buffer
pedestrians or bicyclists from the movements of
higher speed vehicles in the vehicular realm.
3. Fire Access. Street configurations have been
calculated to provide fire truck access. Where on -
street parking is available and the total width of all
travel lanes is narrower than eighteen (18) feet, the
following shall apply.
a. Room to Pass. Per the Fire Chief, where needed,
at one hundred (100) foot increments, or as
otherwise deemed necessary by the Fire Chief, a
twenty (20) foot opening in the on -street parking
must be provided to allow vehicles to pull over for
a fire truck to pass,
b. Driveway or Fire Hydrant Zone. A driveway
or fire hydrant zone may be utilized to fulfill the
requirement as set forth in paragraph (a) above.
4. Vehicular On -Street Parking. On -street parking as
permitted on designated street types, must meet the
following requirements.
a. Parallel Parking. Parallel parking is permitted on
designated street types.
b. Vehicular Parking Space Dimensions.
Dimensions for parking spaces most meet the
City of Evanston's requirements for parking
dimensions.
5. Existing Street Diagram. FigureIII-A defines
the street q Z:�
types for the existing sirects within and
surrounding the Overlay District for reference in
the Building Type regulations. Contact the City
of Evanston's Department of Public �Nlorks for
standards for these streets.
6. Modifications. ,Modifications to the requirements
relating to streets, park -ways, and sidewalks set
forth in this Subsection III may be approved as part
of the site plan and appearance review process if
deemed necessary by the City for public safety or fire
protection purposes.
D. Street Standards.
Refer to the Regulating Plans, Subsection H, for permitted
locations of these street types. For all street types except
the alley, sidewalks and parkways are required on both sides
of the street.
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West Evanston Zoning Overlay
III, Street Type Standards
r
U�
Figure 111-1: Ailey.
_
Ailey Requirements
Location
Permitted adjacent to all districts _
k_
Typical Right -of -Way
16-20 feet
Width
Travel Lanes
N/A
Lane Width
N/A
Allowable Turn Lanes
none
E
Parking Lanes
prohibited in the right-of-way
z
m
Pavement Width
minimum 1.6 feet
maximum 19 feet as approved ey the city
Curbs
optional
>
- a
Target Speed
15 mph
Permitted Median
prohibited
- - -
Bicycle Facilities
snared
5 c
E
Pedestrian Facilities
- shared; travel lanes are shared among drivers,
pedestrians, and bicyclists
a
Street Buller
none required
Table
111.1: Alley Requirements.
1. Alley. The alley is a very low capacity drive located
at the rear of parcels. From the alley, access to
parting facilities, loading facilities, and service areas,
such as refuse and utilities, is possible without a
driveway interrupting the street. Alleys shall be
developed pursuant to the standards set forth in
Table UI.1 and as illustrated in -Figure BI-1.
20
d
WQ•YrC 's•r.
NNC'//EYIkiYIK15 �t
I a•sr aw
fP . WNAtyt`
l W-W
nrsna.wac
AkV
Figure lit-2: Neighborhood Street.
I Neighborhood Street Requirements
Location Permitted adjacent to all districts
Typical Right -of -Way ,- 54 feet -
Width
Travel Lanes t yield lane
Lane Width nvMmum 14'
E Allowable Turn Lanes permitted in place of parking at intersections
a Parking Lanes both sides of the street
Pavement Width minimum 28 feet
Curbs required
Permitted Median prohibited
Bicycle Facilities shared
i
wE Pedestrian Facilities minimum 5'4' wide clear sidewalk on troth sides
far
Street Buffer 6'8' wide parkway
Table 111.2: Neighborhood Street Requirements.
2. Neighborhood Street. The neighborhood street
is a low capacity street that primarily serves those
properties directly adjacent to it. This street allows
for two way traffic and parking on both sides of the
street in a reduced right-of-way, Neighborhood
sweets shall be developed pursuant to the standards
set forth in 'fable 111.2, and as illustrated in Figure
111-2.
West Evanston Zoning Overlay
III. Street Type Standards
r<• x�- lrtr ra . wr .a5c
!rr
;KWO" i
.I
3:
i•�, e $ l U �" M1y
I Cjr t ryt $4:�, 43•�r�
Figure 111-3: One Way Neighborhood Street.
E-7_ Way Street Requirements
N-One
Location
Permitted adjacent to all districts
Typical Right -of -Way
54 %et
Width
Travel Lanes
1 lane in one dlrectwu+
Lane Width
minimum 14' -
w ..._
Allowa.-._ ble Turn Lanes
permitted in place of parking at intersections
1
Parking Lanes
w
optional, one or both sides of street, parallel only
�
Pavement Width
minimum 21 feet
t
Curbs
required
Permitted Median
prohibited
Bicycle facilities
shared
c
9 _c
Pedestrian facilities
minimum 5'4" wide dear sidewalk on both sides
wa
V
Street Buffer
minimum 10'2' wide parkway
Table
111.3: One Way Neighborhood Street Requirements.
3. One Way Neighborhood Street. The one way
neighborhood street is a low capacity street that
primarily serves those properties directly adjacent to
it. This street allows for one way traffic and parking
on one or both sides of the street in a narrow right-
of-ways One way neighborhood streets shall. be
developed pursuant to the standards set forth in
Table III.3, and as illustrated in Figure III-3.
City of Evanston: West Evanston Overlay District 21
Subsections IV through XVII:
Building Type Standards
West Evanston Zoning Overlay
24
West Evanston Zoning Overlay
IV. General Building Type Standards
A. Building Type Descriptions.
The following outlines the Building Types permitted
in this Overlay District. Refer to Table II.A. and the
Regulating Plans, (Figures 11-C, 11-D, II-E, and 11-F) for
permitted locations.
1. INUxed Use Building. This Building Type allows for
the developmenr of commercial uses, such as office,
retail, and service uses on the Ground Story, as
well as office, service, and/or residential uses on the
upper Boors, to the extent all such uses are allowed
in the underlying B-2 base zoning. The fixed Use
Building is located close to the street -,with doors and
storefront windows along the sidewalk and parking
in the rear. These buildings are not located along
neighborhood meets (see Figure III -A).
2. Flex Building. This Building Type allows for
the development of residential uses on all floors,
with Ground Story commercial as allowed in the
underlying B-2 base zoning. The Flex Building may
be located along connector or neighborhood streets
(see Figure 111-A).
3. Apartment Budding, This Building Typ
e pe allows for
the development of multiple residential units, either
rental or condominium units, in a single building.
The Apartment Building has a small landscaped
area between the building and the street with doors
and windows facing the street and parking in the
rear. These buildings are not typically located along
neighborhood streets unless additional standards are
utilized (see Fig-urc 111-A).
4. Flat Building. This Building Type allows for three
to nine residential units to be developed within a
smaller building than the Apartment Building, The
Flat Building has a landscaped area between the
building and the street with doors and windows
facing the street and parking in the rear. These
buildings are located on neighborhood or connector
streets (see Figure III -1k).
5, Townhouse Type I. The Townhouse Type I
contains multiple attached single family residences,
grouped in small buildings with landscaped front
yards. The Townhouse Type I includes a small rear
yard and separate garage, accessed from the rear off
an alley or Car Court. These buildings are located
on neighborhood or connector streets (see Figure
111-A).
G. Townhouse Type U. The Townhouse Type'll
contains multiple attached single family residences,
grouped in small buildings with landscaped front
yards. The garage for the Townhouse Type 11 is
located within the rear of the building; accessed
directly off the alley or Car Caurt,,,sith no rear. yard.
City of Evanston: West Evanston Overlay District
These buildings are located on neighborhood or
connector streets (see Figure 111-A).
7, Townhouse Type M. The Townhouse Type III
contains multiple attached single farnily residences,
grouped in small buildings with small landscaped
front yards. The garage for the Townhouse Type III
is located within the rear of the building, accessed
directly off the alley or Car Court, with no rear yard.
These buildings are located on neighborhood streets
or other existing streets (see figure 111-A).
8. Small -Lot House. The Small -Lot House is a
single family, detached structure similar in scale
to the townhouses with a landscaped front yard.
The Small -Lot House includes a small rear yard
and separate garage, accessed from the rear off an
alley or Car Court, These buildings are located on
neighborhood streets (see Figure III -A).
9. Iconic Building. The Iconic Building is meant
to allow for the unique building styles typically
associated with neighborhood -scale churches,
synagogues, religious assembly, community or
cultural uses, libraries, and civic or governmental
uses. The Iconic Building may only occur on corner
parcels ,"ith two intersecting street frontages. These
buildings may be located along any streets, but may
require a special use permit pursuant to Subsection
ME of this Overlay or the underlying base zoning
district.
25
West Evanston Zoning overlay
IV. General Building Type Standards
I
Street Frontage
Rear Yard l
Side��cks
Buildable Area
z parking & loading I
t {
Minimum
Corner
Front Yard Coverage bl
t4,UMLuM
skit
MxUMum
Rear
Mazy +bum
Ma%lpwm
Imaervious
Minimum
M�rimum
Maximum Ldt:aGork pirkH+g
Plumber of
Minimum
Pmr.*pel
MaRimxrn
Principal
tITZ (fee) Sole yaCd Front Property
}
setback
Setback
B04vig
Semi-
Lot Width
Lot Size
of
FAR FacMies (yaro)
Permitted
Building
Building
BTZ (feet)Une
(feed
(feet}
Coverage
pervious
(feet)
Curb Cuts
Height
Height
Coverage
(stories)
(stones)
�M{xed Use commerdial & Clvk BuikRngs
5-10 BTZ; 5.10 BIZ;
4 stones or
15-20 an 15-20 BTZ
57% within
Mixed Use
Building
bn new on new ,%
streets, streets,
5
5
Wane
90% + 5%
none
rvint
none Rear
100 sltey,
I per iot
2
100' of
Damaw/
Dodge S Dodge A
Churdi, 3
Darrow Darrow
stories or 47'
5-10 M; 5-10 UTZ,
Flex
10•15 1
Rear; cannot extend
Want, 1111
Building
on neww n
an neww on 85%
streets, curers,
to
5
60%
70% + IS%
6s none
none into SM beyond
access oft
2
3 stones or
Dodge S Dodge 6
primcipat!wilding
alley
Darrow ll .—w
,
Residential Buildings
Apartment
wih Building
with RS54,
14.20 BTZ 10-20 SiZ 60%
30
5
60%
70% + 15%
65 none
Rear; rarnos extend
none into STZs beyond
none,
access off
2
4,5 stones or
ease Zoning
pinndpw building
alley
Apartment
IS-24 M IS-25 80%
BTZ
10
5
60%
70%+ i5%
65 none
Rear, cannot extend
none into SM beyond
none,
access off
2
4.5 stories or
i
wIn R4
wth
Base Zoning
prmciow building
alley
Sa"
Ma'nq
7.5;
Flat Building
Width
But l o Width
t5-30 f1TZ ki•30i1TZ
15
5
45%
60% + 15%
60 Wont
Rear; must be
none screened from all
none,
access off
=
3 stones or
along street
face; 75'
between
b0dbngs
streets by buildings
'alley
42'
Townhouse
5; to
Rear; must be
none,
3 stories (with
Type I
IS-25 B1Z is-n 8TZ none
between
5
45%
50%+ 15%
none we
none screened from all
zccess off
I'S
parapet Cap
ildings
straits oy toodings
alley
Type) or 35'
Townhouse
Type
15-30 ffa 15-30 an none
5; 10
between
5
5O%
SS% - 15%
none none
Rear must be
none screened from aft
it no alley,
I off Street
2
3,5 stones or
bxaidirns
streets by buntings
honuge
42'
Townhouse
Type III
I O-ZS BTZ 10.25 BTZ none
5; 10
between
5
50%
55% + 15%
we nape
Rear, must be
none greened from ad
if no alley,
I per stint
2
3 scones or
buildings
streets by buildings
frontage
42'
Rear; located WNrid
Small Lot
15.25 BTz 15-25 art pone
5
S
45%
50% + 15%
no rm none
back facade of
none principal bum'
Awe,
mass off
1.5
3 stones (with
parapet Cap
House
must be screened
obey
Type) or 35'
from ail streets by
buildings
Iconic
Icons nQ
S-25 M 5.25 BTZ none
5
5
none
60% r 20%
So
00"
I
none
Rear and side yards;
cannot end into
it no alley,
1 street
I
2 stories or
,
to
Table IV.A- Building Types Summary Table. This table summarizes the Building Type requirements set forth in
Subsections V through XNT The specific requirements in Sections V through. XVI shall control over any summary
information in this table.
26
West
Evanston Zoning overlay
IV. General Building Type
e Standards
Building Height
Transparency
1
Entrance Cap & Base Type Use Requirements
Maximum SM�Wck Required
o Ground*
uAAar
F10o/'i uMinimui» Maximum
Building Add ""for Tower ricer:
Floor to Fr` && Cb , Fapde Area
fPrl-Allowable Cap Allowable Base A➢W.,,ed tJ9es (parm�ttad/sAMiat uses are dM+had
Height at Permitted Floor to Floor
Height in
Floor without
Side Facade
Location Types Types by the base zoning with these exceptions)
Sfirtek Facade Rear Height (feet)
Height Transparency Transparency
?feet)
15-24; aver
Yes ZO counts s
$-14 12%Applies
Front or Poranit, Pitc1t, Ground floor must be occupied by recall or
f:grSide Storefront service space, upper floors include residential,
two stoness
& Tower
Facade service, or aflice uses
2 stories 8 Yr.S 9.16
9-14 12% Applies
Front at Parapet, Pitch, Storefront & Cotmmerdal uses are allowed as defined by
Corner Side underlying zoning. flesidential uses Ore allowed
&Tower Stoop
Facade on all floors,
Yes 9-14 9-14 12%
3.5 stories or 8 Yes I
42' 9.14 9.14 12%
Yes on
units at
9-14
9-14
street
termini
Yes an
2.5 stones or
B
units at
8-14
8-14
3S
strati
termini
Yes on
2.5 stones or
8
unnirctseat
8-14
8-14
termini
Yes On
2.S stories or
8
units at
B-14
8 14
35'
street
termini
Yes on
2.5 stories or
end units
3S,
8
or units at
8-14
8.14
street
termini
I story:
Yes 1
15-30;
9-14
2 stories:
9-15
12%
12%
12%
Front or Ri , etch.
Applies Comer Side & Parapet, Pit Stoop & Porch Ground floor must be occupied.
Facade
Front or Parapet, Pitch,
Applies Comer Side
Stoop Si Porch Ground floor must be occupied,
Facade &Tower
Front,
Applies Corner Side, Parapet, Pitch,
stoop & Porch Parks, playgrounds, and educational institutions
& Side a Tower
are not permitted.
Facade
Front or Parapet, Pitch, Primary permitted use is single -faintly attached
Applies Corner Side & Tower,. Stoop & Porch or two-family only. One acce,sory dwelling unit
Facade is permitted in the accessory building,
Front or
Applies Comer Side Parapet, Pitch, Stoop & Porch Paten` penmtted use is singte-faintly attached
Facade & Tower or two-family Only.
Front or parapet, Pitch,
12% Applies Center Side Sinop &PoPrimary permrtttci use is single-family attached
Facade & Tower
or two-family only,
Front or Parapet, Pitch, Primary permitted use is single-famtty. One
12% Applies Corner Side Stoop & Porch accessory dwelling unh is permitted in the
Facade Tower
accessory building.
Front or ParapetPitch,
10% Corner Side
May only be oompied by church--, synagogues,
Spud, & Tower
Stoop religious assembly, community or cultural us,
es
Facade
libraries, and government or civic uses
City of Evanston: West Evanston Overlay District
27
West Evanston Zoning Overlay
V. Building Types: Base Types
F 011%
4='Vert iC21
Divisions.
4W Entryway.
Horizontal
Expression
Line.
4M
Transparency.
(3round
Story
Elevation.
Figure V-A. Storefront Base Type.
V. The following details the Base Typc pe requirements. Refer
to each Building Type for its permitted Base T)Tcs.
A. Storefront Base Type. (see Figure V-A)
4W Transparency. A minimum of 75% of the Front
Facade between two (2) and eight (8) feet above
the sidewalk must be comprised of transparent,
non -reflective windows into the Ground Ston,
space.
Ground Story Elevation. Ground Story
elevation must be between zero (0) and one (1)
feet above sidewalk.
4W Vertical Division. Base Facade shall be vertically
divided with an Expression Line into sea prients no
greater than thirty (30) feet in width.
4W Horizontal Expression Line. A, bori7ontal
Expression Line shall define the base from the
'Upper floors of the building.
4W Entryway. All entries shall be recessed a
minimum of three (3) feet and a maximum of
eight (8) feet deep, and be a xAidth no greater than
eight (8) feet.
%T0-I
MAI
4W Entryway.
Rorizontal
f7-11
Line.
Transparency is determined
per Building Type.
-(-4M Ground Story,
Elevation.
Vertical Divisions.
Figure V-B. Porch Base Type.
B. Porch Base Type. (See Figure V-B)
4M Ground Story Elevation. Ground Story
elevation must be located a maximum of 2'-6"
above the sidewalk and, with a visible occupied
basement, a maximum of 4'-6" above the
sidewalk.
4W Vertical Division. Base Facade for all Building
Types shall be vertically divided with an
Expression Line into segments no greater than
sixty (60) feet in width.
4M Horizontal Expression. Line. A horizontal
Expression Line shall define the Ground Story
from the upper floors and, where permitted, the
visible basement from the Ground Story of the
building for all Building Types,
4M Entryway. All entries shall be located off a porch
(a raised, roofed platform), which. shall be a
minimum of five (5) feet deep and eight (8) feet
wide.
a. Enclosed porches shall not be allowed.
West Evanston Zoning Overlay
V Building Types- Base Types
t-7 F-I
L ,-j JJ
f
sidewalk
<mVertical Divisions.
Figure V-C. Stoop Base Type.
C. Stoop Base Type. (See Figure V-Cy
4M Ground Story Elevation. Ground Story
elevation must be located -a m4ximum of 2'-6"
above the sidewalk or with a. visible occupied
basement a maximum of 4'-6" above the sidewalk.
OPP, Vertical Division. Base Facade for all Building
Types shall be vertically divided with an
Expression Line into segments no greater than
sixty (60) feet in width.
4M Horizontal Expression Line. A horizontal
Expression Line shall define the Ground Story
from the upper floors and, where permitted, the
visible basement from the Ground Story of the
building for all Building Types.
4M Entryway. All entries shall be located off stool),
Stoops (open platforms, typically raised) shall be
a minimum of three (3) feet deep and four (4),feet
wide.
City of Evanston: West Evanston Overiay District
jW Fntrymmy.
k---4W 11orizontal Expression
Line.
Transparency is determined
per 13uildingl' pe,
Horizontal Fxpression
Line.
PP Ground Story
Optional Ilisibic
Basement.
29
West Evanston Zoning Overlay
V1. Building Types: Cap Types
L
Cap Height.
flori?ontal
Eq-'ression Line.
Figure VI -A. Parapet Cap Type.
N71. The following details the Cap Type requirements.
A. Parapet Cap Type. (See Figure Vt-A)
4M Height. Minimum cap height from the top of
0
the upper floor to the top of the parapet is two
(2) feet, maximum is six (6) feet. The cap shall
be high enough to screen the roof and any roof,
appurtenances from view of any adjacent building of
similar height.
4M Horizontal Expression Line. Horizontal Expression
Lines shall separate the cap from the upper floors of
the building and shall define the top of the cap.
4 Use. Occupied space may not be incorporated
behind this Cap Type.
5"A
MM
4M Roof Pitch.
—4M Roof Height.
upper "oor of ing
Figure VI-B. Pitohed Roof Cap Type (Gable Roof).
B. Pitched Roof Cap Type. (See Figure Vi-B)
(Roof Types. The following are permitted roof types:
a. Hipped, shed, gabled, butterfly, and any
combination with or without dormers are
acceptable.
b. Gambrel roofs are acceptable. If the ridge runs
parallel to the street, one dormer per fifteen (15)
feet of street face shall be included.
4MFitch. Pitched roof Cap Type may not be sloped less
than a 6:12 (rise -.run) or more than 12:12, except in
the following cases:
a, Roofs located above a second Story; except on
Iconic Buildings, are permitted to have pitch as
low as 4:12.
b. Butterfly roofs may not be sloped more than 4:12.
c. Pitched roofs on a lower are permitted to have a
pitch steeper than 12:12.
(„Height. Roofheigbt may not be greater than the
total of all floors below the roof.
(20 Use. Occupied space may be incorporated into this
Cap Type.
a. This space constitutes a Half -Story.
b. Occupied space may not be incorporated into
this Cap Typ
e pe when a gambrel or butterfly roof is
used.
West Evanston Zoning overlay
V1. Building Types: Cap Types
4MTowerA,V,dth.
Mloxivble Cap T)Te.
Tower Height.
4M Horizontal
Upper fto*r of buAdIng Expression
Line,
Figure Vi-C. Tower Requirements.
C. TOWer. (See Figure VI-C)
4MLocation. Towers are permitted in the following
locations:
a. No more than one (1) tower per building.
b. No more than one (1) tower is pern-titted for
every 300' of street face of a development.
c. Permissible tower locations are further specified
in the Building Type regulations set forth in
Subsections IX through XVIT.
4WHeight. INTaxitrium tower height from the top of
the parapet or cave to the top of the tower is the
equivalent of the height of one (1) upper floor of the
building to which the tower is applied.
(WIMidth. Maximum tower width from the front, corner
side, interior side, and rear Facade is one-third (1 /3)
the width of the Front Facade or. thirty, (30) feet,
whichever is less.
(WHorizontal Rpression Line. Horizontal. Expression
Lines shall separate the tower from the upper, floors
of the building, except on residential Building Types.
QDUse. Towers may be occupied by the sarric uses
allowed in upper floors of the Building Type to which
it is applied.
<WTOWer Cap. Mowable Cap Types are parapet and
pitched roof on the top of the tower element.
City of Evanston. West Evanston Overlay District
M
Spire Height. 4M-
Spire X\Wth. 4M)
upper floor of building
Figure VI-O. Spire Requirements.
D. Spire. (See Figure VI-O)
4M Location. Spires are permitted only on Iconic
Buildings and must be located on top of a tower.
<MHeight. Maximam spire height from the top of
the tower to the top of the spire is thirty (30) feet,
including any decorative elements atop the apex of
the spire.
<" 'Width. iMaximum spire Nvidth is one-half (1/2) the
width of the tower on which it is situated.
(=Use. Spires may nor be occupied; they are a
decorative element
E. Special Approval
Iconic buildings may request special approval for unique
Cap Types not included in this code. Approval for unique
Cap Types will be included in the special use permitting
process.
31
West Evanston Zoning Overlay
VII. Building Types: Measuring Transparency
LEI
Jim
Transparency
Measured
Between 2'
&- S'.
r i i
Z-'�!'
Figure V11-A. Measuring Transparency on Storefront Buildings.
Vll. The parameters outlined in this Section detail how
to measure building Transparency. Capitalized Terms are
defined in Subsection .1.
A. Storefronts. (see Figure vii-A)
IMTransparency Measured by Floor. On buildings
with a storefront Base Type, Transparency is
measured with a separate percentage for the
Ground Story Transparency and the upper Story
Transparency.
40 Ground Story. The Ground Story Transparency is
measured on the Facade between two (2) feet and
eight (8) feet above sidewalk level on storefronts.
Refer to the Base Type standards for the minimum
percentage.
iQD Upper Story. The upper Story Transparency level
of these buildings is measured by Story, from floor
to floor. Refer to the building Type standards for the
minimum percentage.
32
Transparency
Requirement.
(m Transparency
,Measured Aver
--
the Entire racade.
0
Figure Vll-B. Measuring Transparency on Porch &
Stoop Residential Buildings.
B. Porch or Stoop Residential Buildings. (see
Figure VII-B)
Transparency Measured by Facade. On residential
building with a porch or stoop Base Type,
Transparency is measured as a percentage of the
entire Facade and not by Story.
Ground and Upper Stories. Transparency is
measured along the full Facade, including the Facade
of a Story located within the roof structure. Refer
to the Building Type standards for die minimum
percentage.
C. General Transparency Requirement. (see
Figures VII-A and VII-B)
4CWMaaimum Area of No Transparency. On front
and corner side Facades of applicable Building Types,
as specified in Subsections la through XN"H, no
rectangular area greater than 30% of the each Story's
Facade may be (dank without Transparency. This
area is measured from floor to floor of each Story.
West Evanston Zoning overlay
Vlll. Building Types: Measuring Height & Coverage
"Cop of Parapet.
1 U I er
� iP
.� stow.
Average
Grade.
F1
i Ground
Story.
Interior Side Prop" line
•p
cf
Rom: , u✓r t.
rrr.r r r ar�R r r S
� ....».......«.._ Side Prpperiy Line. J
Corner S400 Property Line,
street11
M11. The parameters outlined in this Section detail how 4.
to measure the height and building coverage of a structure.
Capitalized Terms are defined in Subsection I.
A. Measuring Height. (See Figure Vill-A)
3.
Height in Stories. Each Building Type includes a
provision listing the number of permitted stories,
typically in a minimum and maximum number of
stories.
Half -Stories. Half -Stories are located either
completely within the roof structure or in a basement
exposed a maximum of one-half Story above grade.
Floor Height, Each Building Type includes a
permitted range of height for each Story.
a. Floor height is measured in feet, between the
floor of a Story to the floor of the next Story
above it.
b. For single Story buildings and the uppermost
Story of a multiple Story building, floor to floor
height shall be measured from die floor of the
Story to the tallest point of the ceiling.
Midpoint of
t fighest Slope.
DEB Average
(--Grade.
Figure Vill-A. Measuring Height.
�llaAmum Impervious Site Coverage =
Building Coverage + Impervious Surfaces.
Alaximum Building Coverage =
Principal .Buildings + Accessory Structures.
Figure Vill-B. Measuring Lot Coverage.
Overall Building Height. INIaximum overall height
is provided for all Building Types and is measured in
feet as follows:
a. Parapet Cap Type. Overall building height is
measured from the average grade of the bottom of
the building's front Facade to.the to the top of the
parapet.
b. Pitched Cap Type. Overall building height is
measured from the average grade of the bottom of
the building's front Facade to the midpoint of the
highest roof slope.
B. Measuring Coverage. (See Figure Vlll-B)
1. Building Coverage. The percentage of a lot covered
by all structures, principal and accessory.
?. Impervious Site Coverage. The percentage of a lot
covered by all. buildings (principal and accessory),
pavement, and other: Impervious Surfaces,
3, Semi -Pervious Lot Coverage. Within each
Building Type, an additional percentage of the
lot may be surfaced in a Semi -Pervious material.
Examples of Semi -Pervious materials include but
are not limited to permeable pavers, and permeable
asphalt.
City of Evanston: West Evanston Overlay district 33
West Evanston Zoning Overlay
IX Building Types: Mixed Use Building
alley 4W Rear Yard
I= Allowable Overhang SetbacL
Additional
Semi-
'�2
Pervious
Front -and IN
Comer Side Surface.
Build -to Interior
Zones. i Side Yard
Setback.
Loading
facilities.
Parking
0 Location
C
_Nlaxiurn m (showing
Impervious Z optional
Coverage. :j2j single double
20 loaded aisle)
Occupy the Front and
Corner. 42DComer Side
"MONO$&.
Fr*nt Property Line Build -to
Zones.
atraut
Allowable
4W Front Property Line Coverage. Driveway,
A. Building Siting. (See Figure IX -A)
Street Frontage.
A minimum of 95% of the length of the front Build -
to Zone, minus the allowable double loaded aisle of
parking as permitted (see 4U), must be occupied by
building.
The intersection of the front and comer side Build -to
Zones (the corner) must be occupied by a building.
11W Front and corner side building Facades must be
constructed within Bad -to Zones located between
five (5) and ten (10) feet from the property line with
the following exception:
a. Build -to Zones on all new streets, Dodge Avenue,
and Darrow Avenue must be between 6 fteen (15)
and twenty (20) feet from. the property line.
4W Eaves, upper floor bays, and awnings are permitted to
extend to the property line, maintaining a minimum
of ten (10) feet of height clearance at Ground Story.
Side & Rear Yard Setbacks. Applies to both principal and
accessory structures & uses.
4W Interior Side yard Setback shall be a minimurn of five
(5) feet.
0= Rear yard Setback shall be a minimum of rive (5) .feet.
Buildable Area.
4W Mwdmum Impervious Site Cover -age (including
Building Coverage) shall be 90% of Total Lot Area.
4W iLn additional 5% of the Total Lot Area may be Semi -
Pervious.
No minimum lot size is required.
INTo maximum floor area ratio applies.
Off -Street Parking & Loading.
Parking is permitted in the rear yard only with the
followmv-, exception-
34
Figure IX -A- Building Siting.
a.. Parcels located on Emerson Street, Simpson
Street, or Green Bay Road with property lines
longer than 200' may include double loaded aisle
of parking at the property line, perpendicular to
the street.
4=,rVI loading facilities shall be located on the rear
Facade.
Driveways & Access.
if no alley exists, one (1) driveway per lot is permitted
with die following exceptions:
a. Driveways are not permitted off any new street,
Green Bay Road, Church Street, Dodge Avenue,
and Darrow Avenue.
b. Driveway location shall be at least sevcnty-fivc
(75) feet from the intersection of die front and
comer side property lines of the block.
c. Shared driveways are encouraged.
Drive -through facilities are not permitted with the
following exception:
a. A drive -through facility located on the rear of
the building, with stacking hilly in the rear, is
permitted as a special use.
B. Height & Use Requirements. (See Figure IX-8)
Building & Floor Heights.
4M Building height shall be a minimum of two (2) stories
and a maximum of four (4) stories, with a maximurn
overall height of fifty-seven (57) feet with the
following exception:
a. Buildings along Church Street located within 100'
from, the corner of Darrow Avenue shall be a
West Evanston Zoninq Overlay
4M IX Building Types: Mixed -Use Building
Upper Floor Uses.
4W Building
Height.
Allow -Able Upper
Ploors Height
111319is 1.14 .."1, 110mamL 1.44 11 .. ,
Internal Parking.
Allowable
Ground Story Ground Story
Office Uses.
Tleight.
Wroot
Figure IX-B: Height & Use Requirements.
4IMTransparencyofthe
Upper Floors.
ED M [11
M ILI M M
ED 10 ID [D
Printial Entrance
T. Entrance
maximum of three (3) stories, with the third Stoq
set back. -a minimum of eight (8) feet and overall
maximum height of forty-seven (47) feet.
(W,Mlow-able Ground Story height is a minimurn of
fifteen (15) feet, maximum of twenty-four (24) feet.
When the Ground Story is twenty (20) feet or more
in height, it shall count as two (2) stories in terms of
measuring the overall building height.
(a) Allowable upper floor height is a minimum of nine
(9) feet, maximum of fourteen (14) feet.
(W Accessory structures & uses shall not excee6 the
height of the Principal Building on the lot,
Uses. Permitted uses and special uses are defined by the
base district zoning with the following exceptions:
,(W Parking is permitted internally in the rear of the
building or fully below grade; a minimum of thirty
(30) feet from the street Facades must be occupied by
a permitted use other than parking.
Office uses on the Ground Story require a special us
pertnit.
(W Home occupations are permitted per Chapter 5 of
the Zoning Ordinance.
C. Facade Requirements. (See Figure IX-C)
Transparency.
4W A minimum of 12% of the upper Story of all
street Facades, measured floor to floor, shall have
Allowable Cap 71}-Pe.
M '
F7 Area of No
(W 'Transparency.
Allowable Base Type.
Spacing'
Figure IX-C: Facade Requirements.
transparent, non -reflective windows.
On front and corner side Facades, no rectangular
area greater than 30% of the Facade per floor may be
blank-, without Transparency.
Building Entrance.
(W The building's principal entrance must be on the
front or corner side Facade. Entrances at the corner
of a building satisfy this requirement.
(W Provide aininimuni of one (1) entrance for every
seventy-five (75) fe-et of building frontage on the
.front Facade.
Allowable Cap & Base Types. (See Sections V and N71)
QD Allowable Cap Types are the parapet and pitched
roof. A tower is permitted.
Allowable Base Ty � pe is the storefront.
Building Alaterials. Applicable only to street Facades or
Facades visible from a street.
(W Facades must be constructed of a durable, natural
e material. False materials intended to took like other
materials shall be avoided, and if used limited to the
extent possible.
(W Concrete masonry units, bricks over three inches
(3 ") in height, anti exterior insulation and finishing
systems (EIFS) are not permitted.
Balconies.
4W Projecting balconies are not permitted on street face
Facades.
City of Evanston: West Evanston Overlay District 35
West Evanston Zoning Overlay
X. Building Types: Flex Building
4W Additional Semi -,Pervious
Sur6cc.
4M maximum .1111pervious
Coverage.
4W Maximum Building i
Comr2ge.
4W Ompy the
Comer.
Rear PrOP___rty Uvw
kl�
>
ILI
>
20
Rant wrapexrty
ur+q
A. Building Siting. (See Figure X-A)
(W Rear Yard Setback.
4W Mlowable Driveway.
QpI ntcrior Side Yard Setha&
<= Loading Facilities.
Front and Comer Side
Build -to ?.ones.
Front Proverry Line Covernee.
Alinnnurn Lot NA'idth. �1 Figure X-A: Building Siting.
Street Frontage.
4MA minimum of 85% of the length of the front Build -
to Zone must be occupied by building.
4W The intersection of the front and corner side Build -
to Zones (the corner) must be occupied by a bttilding.
4W Front and corner side building Facades must be
constructed within Build -to Zones located between
five (5) and ten (10) feet from tile property line with
the following exception:
a. Build -to Zones on all nev%,, sweets, Dodge Avenue,
and Darrow Avenue to be between ten (10) and
fifteen (15) feet from the property line,
Side & Rear Yard Setbacks. Applies to both principal and
accessory structures & uses.
4W Interior Side yard Setback shall be a n-tinhuum of ten
(10) feet,
4W Rear yard Setback, shall be a minimum of Five (5) feet,
Buildable Area.
o= 1Iaximum Building Coverage is 60% of Total Lot
Area.
4M.-iWaximurn Impervious Site Coverage (including
Building Coverage) shall be 70% of Total Lot Area.
4W An additional 15% of the Total Lot Area may be
Semi -Pervious.
(W Minimum lot width is sixty five (65) feet. No
minimum lot siie is required.
=- No maximum floor area ratio applies.
Off -Street Parking & Loading,
Parking is permitted in the rear yard of a lot, but may
not extend beyond the face of the Principal Building
into the corner side Build -to Zones.
All loading facilities shall be located on the rear
Facade.
��=& Access.
wayacccss is permitted only off public alleys.
I=— Drivc-through facilities are not permitted.
B. Height & Use Requirements. (See Figure X-B)
Building & Floor Heights,
4M Building height shall be a minimum of two (2) stories
and a maximum of stories, with the third Story set
back a minimum of eight (8) feet.
(W Maximum overall building height is forty-four (44)
feet.
(W Allowable Ground Story height is -a minimum of nine
(9) feet, maximum of sixteen (16) feet.
(M Allowable upper floor height isarninimurn of nine
(9) feet, maximum of Fourteen (14) feet.
4W :Maximum Building Height.
4(M Upper Story Facade
Setback.
4M Allowable Floor to
Floor l4eight.
I= Allowable Floor to
Floor f4eigghL
street
West Evanston Zoning Overlay
X. Building Types: Flex Building
A ',
;ZXX
Intern -al Rear
Parking.
10 1JOAdAl 1111119ili.141111i'.i'.! III. 6 mlili'I'Aiid-
Figure X-13: Height & Use Requirements.
<W Permitted Tower.
3 EO
<0 Facade
Transparency
Allowable Cap'ly
Type.
�Hj_j_M_
_[Dj
Area or'szo
Transparency,
IE
'M
Allowable Base Type.
4W Principal Entrance Loc2tion.
>
Figure X-C: Facade Requirements.
Uses. Permitted uses and special uses arc defined by the
base district zoning with following exceptions:
4MW Parking is permitted internally in the Tear of the first
floor of the building or hilly below grade-, a minimum
of twenty (20) feet from the street Facades of the
Ground Story must be occupied by a permitted use
other than parking.
4W Permitted residential uses may exceed 20,000 square
feet in area and may be utilized on all floors.
(W Home occupations are permitted per Chapter 5 of
the Zoning Ordinance.
C. Facade Requirements. (See Figure X-C)
Transparency.
4W A minimut-n of 12% of all street Facades, measured
floor to floor, shall have transparent, non -reflective
windows. Increased Transparency is required on
the Ground Story for the Storefront Base Type (see
Section N).
<W On front and comer side Facades, no rectangular
area greater than 30% of the Facade per floor may be
blank, without Transparency.
City of Evanston: West Evanston Overlay District
Building Entrance.
4MThe principal entrance must be located on the front
or corner side building Facade. Entrances at the
comer of a building satisfy this requirement.
Allowable Cap & Base Types. (See Sections V and XT
4=,tUJo-wable Cap Types are the parapet and pitched
roof. A tower is permitted.
<WAllowable Base Type is the storefront or stoop,
Building Materials. Applicable to street Facades or
Factides -tisible from a street.
4WFacades must be constructed of a durable, natural
material. False materials intended to look like other
materials shall be avoided, and if used limited to the
extent possible.
<W Concrete masonry units, bricks over d-trec inches
(Y) in height, and exterior insulation and finishing
systems (EIT'S) arc not permitted.
Balconies.
JWProjecting balconies are nor permitted on street face
Facades.
37
West Evanston Zoninq Overlay
X1. Building Types: Apartment Building
4W ,Ulditional Semi-Pe'i C'Surfacer
4 Maximum Impervious
Coverage.
ll�M Maximum Building
Coverage,
ow Occupy the
Comer.
alley
Rear PrG rlv Ynt Rear Yard Setback.
Allowable Driveway.
Interior Side Yard Setback.
Lodi., Facilities.
7
L
im
so
C
11
0" R4 Base: Front and Corner
Side Build -to Zones.
115 Base: front and Corner
Side Build -to Zones.
16
FrontProperry Line Coverage.
Vial AliftiMUM LOL'Midth. Figure Xi -A: Building Siting.
A. Building Siting. (See Figure XI -A)
Street Frontage.
4MA minimum of 80% of the length of the front Build -
to Zone must be occupied by building.
OWThe intersection of the front and comer sic-c Build -
to Zones (the corner) must be occupied by a building.
oWln locations with R4 base coning, front and coiner
side building Facades must be constructed within
Build -to Zones located between fifteen (15) and
twenty live (25) feet from the property line-
4=Tn locations with R5 base zoning, front and: corner
side building Facades must be constructed within
Build -to Zones located between ten (10) and rwenLy
(20) feet from the property line.
Side & Rear Yard Setbacks. Applies to both principal and
accessory structures & uses.
,I= Interior Side yard Setback shall be a minimum of ten
(10) feet.
<W Rear yard Setback shall be a minimum of five (5) feet.
Buildable Area.
4M �Ma--drnum Building Coverage is 60% of Total Lot
Area.
<= -Maximum Impenrious Site Coverage (including
Building Coverage) shall be 70% of Total Lot Area.
An additional 15% of the Tom Lot Area may be
Semi -Pervious.
Mok,
lklinirnurn lot width is sixty five (65) feet. No
minimum lot size is required.
4W No.maximum floor area ratio applies,
Off -Street Parking & Loading.
=-Parking is permitted in the rear yard of a lot, but may
not extend beyond the face of the Principal Building
into the comer side Budd -to Zones.
4=All loading facilities shall be located on the rear
Facade.
Driveways & Access.
,=Driveway access is permitted only off public alleys.
B. Height & Use Requirements. (See Figure XI-B)
Building & Floor Heights.
4=1111n locations with R4 base zoning':
a. Building height shall be a minimum of two (2)
stories and a maximum of three and half (3 1/2)
stories.
b. Four and a half (4 1/2) stories are permitted if
the top Story is set back from all street faces a
minimum of eight (8) feet.
c. tMaxiinum building height on a street face is
forty-two (42) feet, overall fifty-four (54) feet.
4;Mln locations with R5 base zoning:
a. Building height shall be a minimum of two (2)
West Evanston Zoning Overlay
X1. Building Types: Apartment Building
Nla.,rlmum Building Height.
In R4, Upper Stor;,
Facade Setbick
Allowable Floor to
j ibow FrAde- Floor I leight.
b
MInternal Rear
Parking.
IL
X
$treat x <W Basement Parking,
;'glure XI-B: Height & Use Requirements.
(W Permitted Tower. it
EO ff
rn i r-f-1 rn M :T—<W Allowable CAP -Iypc'
EO M [0 F-' T, <W Area ofN,o
Transparency.
Facade
Tiransporency.
j
4WPrincipai Entrace Locition. Allowable Base -I•pe.
afreat Figure XI-C: Facade Requirements.
Story and a maximum of four and a half (4 112)
stories.
b. Maximum building height is fiffi-four (34) feet.
4:W,Allowable floor height is a minimum of nine (9) feet,
maximum of fourteen (14) feet.
Uses. Permitted uses and special uses are defined by the
base district zoning with following exceptions:
4W Parking is permitted internally in the rear of the
of the First full floor of the building; a minimum of
thirty (30) feet frorn the street Facade of the Ground
Story must be occupied by a permitted use other than
parking.
Parking is permitted in floors located fully or
partially below grade. No more than four (4) feet of
that floor may be exposed above grade.
C. Facade Requirements. (See Figure XI-C)
Transparency.
4W A minimum of 12% of all street Facades, measured
floor to floor, shall have transparent, non -reflective
windows.
<W On front and corner side Facades, no rectangular
City of Evanston: West Evanston Overlay District
area greater than 30% of the Facade per floor may be
blank, without Transparency.
Building Entrance.
4W The principal entrance musr, be located on the front
or corner side building Facade. Lntrances at the
comer of a building satisfy this requirement.
Allowable Cap & Base Types. (See Sections V and V1 for
descriptions)
4W Allowable Cap Types are the parapet and pitched
roof. A tower is permitted.
4W Allowable Base Types are the stool) and porch.
Building Materials. Applicable to street Facades or
Facades visible from a street.
4W Facades must be constructed of a durable, natural
material. False materials intended to look like other
materials shall be avoided, and if used limited to the
4Wextent possible.
Concrete masonry units, bricks over three inches
(3") in height, and exterior insulation and finishing
systems (EIFS) are not permitted.
Balconies.
4W Projecting balconies are not permitted on street face
Facades.
rard-A
W-j
West Evanston Zoning Overlay
Al. Building Types: Flat Building
4M Front & Corner
Side Build -to
lone.
<MM2xirnurn Building
Coverage.
4MMinimum Space
Between Buildings,
4W Occupy the
Comer.
U
A= Rear Yard Setback,
I' Allou-able Driveway,
[-4= Additional Semi-PeMous
Surface.
Interior Side Yard Setback.
t= parking Location.
I= 1NLwitnum Intpervious
Coverage.
Front & Comer Build -to
Zone.
!"rt� Line
"ridth
4V Min. Lot IN jdth
Figure X11-A: Building Siting.
A. Building Siting. (See Figure X11-A)
Multiple principal and accessory structures & uses are
permitted on single parcels; however, each building must
meet all retlitirements.
Street Frontage.
4M Front and corner side Facades of buildings must be
constructed within a Build -to Zone, located between
fifteen. (15) and thirty (30) feet from the front and
corner side property lines.
QD The intersection of the front and comer side Build -
to Zones (the comer) must be occupied by a building.
4gp For each Principal Building, the total length of all 0
facades facing each street (maximum budding width)
may not exceed 75 feet.
Interior Side & Rear Yard Setbacks. Applies to both
principal and accessory structures & uses.
Interior Side yard Setback shall be a minimum of
seven and 2 half (7.5) feet.
4M Rear yard Setback shall be a minimum of five (5) feet.
OW For multiple buildings on one parcel, a minimum of
fifteen (15) feet is required between buildings.
Buildable Area,
4MX1aximuni Building Coverage shall be 45% of the
Total Lot Area.
M1
4W 10aximum Impervious Site Coverage. (including
Building Coverage) shall be 60% of the Total Lot
Area.
o=An additional 15% of the Total Lot Area may be
Semi -pervious'
Minimum lot width is sixty (60) feet at the front
property line. No minimum lot size is required,
Parking, Accessory Structures, & Accessory Uses.
4=Surficc parking and garages are permitted in the rear,
behind the back Facade of the Principal Building.
M-Alt surface parking must be screened from all streets
by buildings.
Driveways & Access,
<=,Driveway -access is permitted only off public alleys.
West Evanston Zoning Overlay
X11. Building Types: Flat Building
4M %ilding,11eight. (M Midminr OF M.
/ \
4M Facade
Transparency.
4M Area or NO
Transparency.
PLT [I] ID ID
4M Principal Entrance
1
Location.
B. Height & Use Requirements. (See Figure XII-B)
Building & Floor Heights.
4M Building heights shall be a minimum of two (2)
stories and a maximum of three (3) stories. Maximum
overall building height is forty two (42) feet.
Allowable floor height is -a minimum of nine (9) feet,
maximum of fourteen (14) feet,
Uses.
4M For all floors, permitted uses and special uses are
defined by the base district zoning except that parks,
playgrounds, and educational institutions are not
permitted.
C. Facade Requirements. (See Figure XII-C)
Transparency.
N minimum of 12% of the front and the comer
side Facades shall have transparent, non -reflective
windows.
<W On front and corner side Facades, no rectangular
area greater than 30% of the Facade per floor may be
blank, uithour Transparency.
City of Evanston: West Evanston Overlay District
I= Allowable Floor Height.
Figure XII-B: Height & Use Requirements.
%W Allowable Cap Types.
Exterior stairs to
Upper Stories
Allowable Base TiW.
Figure XII-C: Facade Requirements.
Building Entrance.
4WThe principal entrance for all buildings must be
located on the front, comer side, or side Facade.
4MExrerior entrances to upper stories are not permitted
on the Front Facade. Exterior stairs to an upper
Story are permitted only on the rear Facade.
Allowable Cap & Base Types. (See Sections V and VI)
4M Allowable Cap Types are the parapet and pitched
roof. Towers are permitted only on Corner Buildings
at street termini as designated on the Regulating
Plans.
4MIAllowable Base Types are stoop and porch.
Building Materials. Applicable to street Facades or
Facades visible from a street.
4W Facades must be constructed of a durable, natural
material. False materials intended to look like other
materials shall be avoided, and if used limited to the
extent possible.
<W Concrete masonry units, bricks over three inches
(Y) in, height, and exterior insulation and finishing
systems (EIFS) are not permitted.
Balconies.
4=Projecting balconies are not permitted on street face
Facades.
41
West Evanston Zoning Overlay
All. Building Types: Townhouse I
4W
Allowable Drive -An.
4=
Rear Nard Setback.
Side Yard Setback.
4W
Encroachment
into Corner Side
Parking & Accessory Structure
Build -to 7A)ne.
U)cation.
4W
Front & Comer
Side Build -to Zones.
010
Additional Semi-Pendous
Surface.
4=
ALmimurn Building Coverage,
Occupy the
Comer.
Maximum rmpervious Coverage.
Front Prop" ty-wo
stroot
4= maximum Number of
Continuous Townhouses.
A. Building Siting. (See Figure)(111-A)
Multiple principal and acccssorV structures & uses are
permitted on single parcels; however, each building must
meet all requirements. Note. Each budding consists of
multiple townhouse units.
Street Frontage.
4W Front and corner side Facades of all building units
must be constructed within a Build -to Zone, located
bet-wcen fifteen (15) and twenty five (25) feet from
the front and comer side property line.
4W The intersection of the front and corner side Build -
to Zones (the corner) must be occupied by a building.
4W Building units may step back beyond adjacent units
within the Build -to Zone in increments no greater
than ten (10) feet.
Side & Rear Yard Setbacks. Applies to both principal and
accessory structures & uses.
4= Per street face, a minimum of two (2) and a
maximum of five (5) continuous units are permitted
to cluster in a building without side yard Setbacks.
4W The interior side of any building must be set back
a minimum of five (5) feet from the interior side
property line.
4W For multiple buildings on one parcel, a minimum of
ten (10) feet is required between buildings.
4W The rear of any building must be set back a
minimum of five (5) feet from the rear property line,
42
Figure XIII-A: Building Siting.
Buildable Area.
4W,VIa,dmwn Building Coverage shall be 45% of the
Total Lot Area.
4=Maximum Impervious Site Coverage shall be 50% of
the Total Lot Area.
An additional 15% of the Total Lot Area may be
Semi -Pervious.
(=' No minimum lot size is required.
Parking, Accessory Structures, & Accessory Uses.
4=Surface parking and accessory structures & uses
are permitted in the rear yard, a minimum of ten
(10) feet behind the back- Facade of the Principal
Building.
(WAccessory structures & uses arc permitted within
the comer side yard Bad -to Zone, but may not
extend into this yard beyond the face of the Principal
Building.
<=Surface parking areas must be screened from all
street faces by buildings,
Driveways & Access.
<= Driveway and garage access is permitted only off
public alleys.
West Evanston Zoning Overlay
All. Building Types: Townhouse I
4= Overall Building
ficight,
4W Street Face %
Building Ilt-ight.
atre'st
No
4W Area of
Transparency. JD
4 parade Tkans;parency ------ —
I` LU
<=> principal Entrance
Location.
permitted
use.
Accessary
Structure
Allowable FleiA r.
Floor
Height,—
Allowed Accmory
<,
D -Ili wen _g Unit.
Figure X111-8: Height & Use Requirements.
M
I—
qL—�Il Allom-able Cap *Tvpe.
M0 ED 0 ^m 0 M '9
strett
B. Height & Use Requirements. (see Figure)(111-B)
Building & Floor Heights.
(--'Principal Building height at the front street face shall
be a minimum of one and a half (1 1/2) stories and a
maximum of two and a half (2 t/2) stories.
4:MOOn parapet buildings, a maximum of 3 stories is
permitted if the third floor is set back from the
Front Facade a minimum of eight (8) feet. Overall
maximum building height for all types is thirty-five
(33 5) feet.
4MAccesson, structure height is a maximum of two (2)
stones and twenty four (24) feet and may not be
taller than the Principal Building.
4WAllo-mable floor height is a minimum of eight (8) feet,
maximum of fourteen (14) feet.
Uses.
4=Principal permitted use is single-family attached only.
one accessory dwelling unit is permitted in the
accessory structure.
C. Facade Requirements. (See Figure XIII-C)
Transparency.
<WA minimum of 12% of the front and the comcr
side Facades shall have transparent, non -reflective
windows.
City of Evanston: West Evanston Overlay District
Figure XIII-C: Facade Requirements.
QWOn front and corner side Facades, no rectangular
area greater than 30% of the Facade per floor may be
blank, without Transparency.
Building Entrance.
4WThe principal entrance must be located on the front
or corner side Facade.
Allowable Cap & Base Types. (See Sections V and VI)
4WAllowable Cap Types are the parapet and pitched
roof. Towers are permitted only on end units or units
at street termini, per the Regulating Plans.
4�:Allo-,vable 13ase Types are stoop and porch.
Facade Design.
4WEach building, consisting of multiple connected units,
must be treated with a different design than adjacent
buildings, such as a change in material color, Cap
Type, or Base Type.
Building Materials. Applicable to street Facades or
Facades visible from a street.
Q�AFacades must be constructed of a durable, natural
material. False materials intended to took like other
materials shall be avoided, and if used limited to the
extent possible.
44DConcrete masonry units, bricks over three inches
(3") inheigbt, and exterior insulation and finishing
systems (ETFS) are not permitted.
Balconies.
4=Projecting balconies are not permitted on street face
Facades.
43
West Evanston Zoning Overlay
XiV. Building Types: Townhouse IT
Additional Semi-Per%iou-,
Surface.
Mtov.-Ale Driveway. Rear Yard Setback.
Parking & Accessory Structure
4MFront & Corner Location.
Side Ruitd-to Zones, 4W Maximum Building Coverage.
Side Yard Setb2ck-
40V occupy the
Corner.
14*1.61"Uln 11TIPeMiOU" Coverage.
Front Property U"
'3treat
4W Maximum Number
of Continuous
Townhouses.
A. Building Siting. (See Figure XfV-A)
IN-lultiple principal and accessory structures & uses are
permitted on single parcels; however, each building must
MM all requirements. Note: Each building consists of
multiple townhouse units.
Street Frontage,
4W Front and corner side Facades of the building units
must be constructed within .a Build -to ,one, located
between fifteen (15) and thirty (3 0) feet from the
front and corner side property line.
4M The intersection of the front and corner side Build -
to Zones (the comer) must be occupied by a building.
oM For every Townhouse Type 11 building unit on a Lot
that meets the requirements of OM above, One (1)
additional building unit may front on a courtyard or
Open Space, or two (2) additional units may front
Park District property, The courtyard or Open Space
must be a minimum of thirty five (35) feet uride.
4W Building units may step back beyond adjacent units
within the Build -to Zone in increments no greater
than ten (10) feet.
Side & Rear Yard Setbacks. Applies to both principal and
accessory structures & uses.
41M Per street face, a minimum of two (2) and a
maximum of five (5) continuous units are permitted
to cluster without side yard Setbacks.
The interior side of a building must be setback
a minimum of five (5) feet from the interior side
property line.
For multiple buildings on one parcel, 2 minimum of
ten (10).feet is required between buildings.
M-55
mum"
Figure XIV-A* Building Siting.
M-The rear of any buildings must be set back a
minimum of five (5) feet from the rear property line.
Buildable Area.
4WMaximum Building Coverage shall be 50% of the
Total Lot Area.
Maximum Impervious Site Coverage shall be 55% of
the "total Lot Area.
t,V An additional 15 % of the Total Lot Area may be
Seri-per"rious.
4=No minimum lot size is required.
Parking & Garages.
(M Parking is permitted in the rear yard or within the
rear portion of the Principal Building. Detached
garages are not permitted.
(=Parking and garage areas must be screened from all
street faces by buildings. Garage doors must face the
alley or rear of the Lot.
Driveways & Access.
4W Driveway and garage access is permitted only off
public alleys.
(W'Where no public alley is shovm, one driveway per
development area is permitted off of Green Bay Road
or Foster Avenue as shown on the Regulating Plans.
West Evanston Zonin Overlay
XIV. Building TypeAlown house 11
4W Overall Building (to midpoint of runf Slope)
Height.
4W Street Face
Building I leight,
Permitted = Alom-able FICK)r
Use feight.
C
U. Internal Parking,
street
Figure XIV-B: Height & Use Requirements.
r- AN, i /N I= Mlouvble Cap Ty
Area of No
Transparency.
4W Facade Transparency. EO I L
_WL T ". Allowable Base 1pPe.
r 'IT
4W Principal Entrance
Location etreee
Figure XIV-C: Facade Requirements.
B. Height & Use Requirements. (See Figure XIV-B)
Building & Floor Heights,
4W Principal Building height at the front street face shall
be a minimum of t%ro (2)stories and a maximum of
two and a half (2 112) stories. Nlaximum building
height at the front street face is diirry five (35) feet
QDA maximum of three and a half (3 1h) stories
is permitted if the top floor is set back from the
Front Facade a minimum of eight (8) feet. Overall
maximum building height is forty two (42) feet.
4MAlloNvable floor height is a minimum of eight (8) feet,
maximum of fourteen (14) feet.
Uses.
= , Principal permitted use is single-family attached only.
q;W Parking is permitted internally in the rear of the
building; a minimum of fifteen (15) feet frcm the
Front Facade of the Ground Story must be occupied.
by a permitted use other than parking.
C. Facade Requirements. (See Figure XIV-C)
Transparency,
41W A minimum of 12% of the front and the corner
side Facades shall have transparent, non -reflective
-,vindows.
City of Evanston: West Evanston Overlay District
<W On front and corner side Facades, no reLtangidar
area greater than 30% of the Facade per floor may be
blank, uithout Transparency.
Building Entrance.
4W The principal entrance must be located on the front
or corner side Facade.
Allowable Cap & Base Types. (See Sections V and VT)
<WAllowable Cap Types are the parapet and pitched
roof. ToNvers are permitted on units at street termini
per the Regulating Plans.
(Wilfflowable Base Types are stoop and porch.
Facade Design.
(WEach building, consisting of multiple connected units
must be treated with a different design than adjacent
buildings, such as a change in material color, Cap
Type, or Base Type.
Building Materials. Applicable to street Facades or
Facades visible from a street.
4;W Facades must be constructed of a durable, natural
material. False materials intended to look like other
materials shall be avoided, and if used limited to the
extent possible.
(W Concrete masonry units, bricks over three inches
(Y) in height, and exterior insulation and finishing
systems (EIFS) are not permitted.
Balconies.
(W Projecting balconies are not permitted on street face
Facades.
45
West Evanston Zoning Overlay
XV. Building Types: Townhouse III
�= Mou-able Driveway.
4W Front & Corner
Side Build -to Zones.
4= occupy the
Corner.
W,
FrIoPt.er9oerty,4-Irte
1CMIli4laximum Number of
I(— Continuous Townhouses
A. Building Siting. (See Figure XV-A)
Multiple principal and accessory structures & uses are
permitted on -single parcels; however, each building must
meet all requirements. Note: Each building consists of
multiple townhouse units.
Street Frontage,
4W Front and corner side Facades of the building units
must be constructed within a Build -to Zone, located
between ten, (10) and twenty five (2 5) feet from the
front and corner side property line.
g=o The intersection of the front and comer side Build -
to Zones (the corner) must be occupied by a building.
4W For every five (5) Townhouse Type 11 building units
on a Lot that mects the requirements of OW above,
three (3) additional building units may front on a
courtyard or Open Space. The courtyard or Open
Space must be a minimum of diirry five (35) feet
wide.
4W Building units may step back beyond adjacent units
within the Build -to Zone in increments no greater
than ten (10) feet.
Side & Rear Yard. Setbacks. Applies to both principal and
accessory structures & uses.
43� Per street face, a minimum of two (2) and a
maximum of five (5) continuous units are permitted
to cluster without side yard Setbacks.
4W The interior side of buildings must be set back
a minimum of five (5) feet from the interior side
property line.
W'"WA-0
MEW
4W tkdditional Semi -Pervious
Surface.
4W Rear Yard Setback.
Side Yard Setback.
Parking & Accessory Structure
Location.
Maximum Budding Coverage.
=- Alaximum, finpenious Covw;ige.
Figure XV-A: Building Siting.
4&For multiple buildings on one parcel, a minimum of
ten (10) feet is required between buildings.
4=The rear of any buildings must be set back a
minimum of five (5) feet from the rear property line.
Buildable Area.
4=,klaximum Building Coverage shall be 50% of the
Total Lot Area.
<=- Maximum Impervious Site Coverage shalt be 55% of
the Total Lot Area.
4W An additional 15 % of the Total Lot Area may be
Semi -Pervious.
No minimum lot size is required.
Parking & Garages.
i=Parking is permitted in the rear yard or within the
rear portion of the Principal Building. Detached
garages are not permitted.
=Parking and garage areas must be screened from all
street faces by buildings. Qarage doors must face the
alley, or rear of the Lot,
Driveways & Access.
QWDriveway and garage access is permitted only off
public alleys.
�JbA-Xrhere no public alley is shown, one driveway per
development area is permitted off of Foster Avenue
as shown on the Regulating Plans.
West Evanston ZoninOverlay
XV Building Types: Townhouse ,
4M Overall Building
14eight,
4M Street race
Building 1.11" h
Pern'Litted
Allowable Floor
e.Use. Height,
Intemj .Parking.
Figure XV-13: Height &, Use Requirements.
<9D Area or No
Transparency,
4W Facade Tran.spirency.
Principal Entrance
Location.
B. Height & Use Requirements. (See Figure XV-By
Building & Floor Heights.
4M Building height at the street face shall be a minimum
of two (2) stories and a maximum of two and half (2
1/2) stories. Maximum building height at the front
street face is thirty five (35) feet.
(W A maximum of three (3) stories is permitted if the top
floor is set back from the Front Facade a minimum
of eight (8) feet, Overall maxima building height is
forty two (42),fect.
4W AJIowable floor height is a minimum of eight (8) feet,
maximum of fourteen (14) feet.
Uses.
4= Principal permitted use is single-family attached only.
4W Parking is permitted internally in the rear of the
building-, a minimum of fifteen (15) feet from the
Front Facade of the Ground Story must be occupied
by a permitted use other than parking.
C. Facade Requirements. (See Figure XV-C)
Transparency.
4W A minimum of 12% of the front and the corner
side Facades shall have transparent, non -reflective
windows.
City of Evanston: West Evanston Overtay District
Allowable Cap lype.
IM Allouible Base Type.
Figure XV-C: Facade Requirements.
<=� On front and corner side Facades, no rectangular
area greater than 30% of the Facade per floor may he
blank, without Transparency.
Building Entrance.
4W The principal entrance must be located on the front
or corner side Facade.
Allowable Cap & Base Types. (See Sections V and k1l)
4W Allowable Cap Types are the parapet and pitched
roor. Towers are permitted on units at street termini
per the Regulating Plans.
QD Allowable Base Types are stoop and porch.
Facade Design.
4W Each building, consisting of multiple connected units
must be treated with a different design than adiacent
buildings, such as a change in material color, Cap
Type, or Base Type.
Building Materials. Applicable to street Facades or
Facades visible from a street,
Facades must be constructed of a durable, natural
material. False materials intended to look like other
materials shall be avoided, and if used limited to the
e_\'tent possible.
Concrete masonry units, bricks over three inches
(3') in height, and exterior insulation and finishing
systems (ETTZS) are not permitted.
Balconies.
<W Projecting balconies are not permitted on street face
Facades.
47
West Evanston Zoning Overlay
XVI. Building Types: Small -Lot House
<=Allowable Driveway.
4WFront & Corner
Side Build -to Zones.
<=Encroach meat into
Comer Side Yard,
Am>Additional Semi-Penrious
Surface,
Occupy the
Comer.
Front Property Line_
,street
A. Building Siting. (See Figure XVI-A)
Street Frontage..
4=Front and corner side Facades of all buildings must
be constructed within a Build -to Zone, located
between fifteen (15) and twenty Five (25) feet from
the front and comer side property line.
4WThe intersection of the Front and corner side Build -
to Zones (the corner) must be occupied by a building.
4M One Principal Building is permitted per. parcel.
Side & Rear Yard Setbacks. Applies to both principal and
accessory structures & uses.
4=The interior side of a building must be set back
a minimum of five (5) feet from the interior side
property line.
The rear of any building must be set back a
minimum of five (5) feet from the rear property line.
Buildable Area.
4=lklaximum Building Coverage shall be 45% of the
Total Lot Area.
4M Maximum Impervious Site Coverage shall be 50% of
the Total Lot Area.
4MAn additional 15% of the Total Lot Area may be
Semi-Per-,ious.
4M No minimum lot sixe is required.
[ J
q
0
QVRear Yard Setback.
Parking & Accessory Structure
Location.
Interior Side Yard
Setback.
Maximum Building
Cok'crage.
IIMT-wnt & Comer Side Build -to Zones.
41M Nlaximum lmpenrimLs
Coverage.
Figure XVI-A: Building Siting.
Parking, Accessory Structures, & Accessory Uses.
Surface parking and accessory structures & uses are
permitted in the rear yard, a minimum of ten (10)
feet from the back Facade of the Principal Building.
44WAcccssory structures & uses are permitted within
the corner side yard Buil&to Zone, but may not
extend into this yard beyond the face of the Principal
Building.
4=Surface parking areas must be screened From all
street faces by buildings.
Driveways & Access.
=Driveway and garage access is permitted only off
public alleys.
4M Building height.
I- midpoim f
U-
street
West Evanston Zoning Overlay
XVI. Building Typos: Small -Lot House
half-$mty corder
4=11i Permitted
Use.
,Allowable Floor
4W Area of.No
Transparency. y [0
4W Facade z
JD 0
4M Principal Entrance
Location.
B. Height & Use Requirements. (See Figure XVI-B)
Building & Floor Heights.
principal Building height at the front street face shall
be a minimum of one and a half (1 1/2) stories and a
maximum of two and a half (2 112) stories.
On parapet buildings, a maximum of 3 stories is
pennitted if the third floor is set back from the Front
Facade a minimum of eight (8) feet,
Overall maximum building height is thirty -rive (35)
feet.
(M Accessory structure height is a. maximum of two (27)
stones and twenty four (24) feet, and may not be
taller than the Principal. Building.
Allowable floor height is a minimum of eight (8) feet,
maximum of fourteen (14) feet.
Uses.
I(= Principal permitted use is single family.
<X0 One accessory dwelling unit is permitted in the
accessory structure,
C. Facade Requirements. (see Figure xvi-c)
Transparency,
(M Al minimum of 12 % of the front and the corner
side Facades shall have transparent, non -reflective
windows.
Accessory svucruee
Height.
Allowed Accessory
Dwelling Unit.
> Allowable
Floor Height.
Figure XVI-113: Height & Use Requirements.
Allowable Cap Type.
ID
E0 Allowable Base Type.
%troot
Figure XVII-C: Facade Requirements.
4M On front and corner side Facades, no rectangular
area greater than 30% of the Facade per floor may be
blank, without Transparency.
Bui.lding Entrance.
4MThe principal entrance must be located on the front
or corner side Facade.
Allowable Cap & Base Types. (See Sections V and N71)
4=Mlowable Cap Types are the parapet and pitched
roof. Towers are permitted only on end tit -tits or units
,at street termini, per the Regulating Plans.
.
Allowable Base Types are stoop and porch.
Facade Design,
4MEach building must be treated with a different design
than adjacent buildings, such as change in material
color, Cap Type, or Base l'ype.
Building Materials. Applicable to street Facades or
Facades visible from a street.
4M Facades must he constructed ofa durable, natural
material. False materials intended to took like other
materials shall be avoided, and if used limited to the
extent possible.
4M Concrete masonry units, bricks over three inches
(Y) in height, and exterior insulation and finishing
systems (EIFS) are not permitted.
Balconies.
4M Projecting balconies are not permitted on street face
Facades.
City of Evanston: West Evanston Overlay District 49
West Evanston Zonina Overlay
XVII. Building Types: Iconic Builcrin
g
4M Front & Corner Side
Build -to lane.
r ., �t ...__ ...._.... Rear lard Setback.
(Wi llowable Driveway. 1 �
Side bard Setback.
Yi1i+ A1acimum Impervious
' Coverage.
i'arlangl.oratyatt.
Additional Semi-Pendous
!!; Surface.
! 1�
Driveway Location. `
1 � Q
t
4M Landscaped Area.# Y
.. N
/
#
4M Occupy, the Corner. laront &Corner Side
Build -to 7one.
\ �rOnt Propferty Line
��titreeet
tin. Lot �� 1dth�
Figure XVli-A: Building Siting.
A. Building Siting. (See Figure XVII-A)
Street Frontage.
This Building Type may only occur on corner parcels
with two intersecting street frontages.
,Front and corner side building Facades must be
constructed within Build -to Zones located between
five (5) and twenty-five (25) feet from the property
line.
The intersection of the front and corner side Build -
to Zones (the corner) must be occupied by a building.
Areas not occupied with building along the front,
corner side, and interior side property lines shall not
be paved.
4MMultiple Multiple buildings may be constructed on a single
lot; however, the minimum standards in Requirement
M) must be met.
Side & Rear Yard Setbacks. Applies to both principal and
accessory structures & uses.
4M Interior Side yard Setback shall be a minimum of tit=e
(5) feet.
Rear yard Setback shall be a minimum, of five (5) feet.
Buildable Area.
4MMaximum Impervious Site Coverage (including
Building Coverage) shall be 60% of Total Lot Area.
91
r+� j-- An additional 20% of the Total Lot Area may be
Serni-pervious.
<tilinim'um I,ot AvVidth is fifty (50) feet. No mini.enum
lot size is required.
Off -Street Parking & Loading.
;(=Parking is permitted in the rear and side yards of
a lot, but may not extend beyond the face of the
Principal Building into front and corner side Build -to
Zones.
Driveways & Access.
u -Driveways must be accessed off an alley, if available.
=If alley access is not available, one (1) driveway per
street frontage is permitted.
(Driveway location shall be at least fifty (50) feet from
the intersection of the front and corner side property
tines.
B. Height & Use Requirements. (See Figure XVn-B)
Building & Floor Heights.
-M Building height shall be a minimum of one (1) Story
and a maximum. of two (2) stories. Overall maximum
building height is thirty (30) feet.
West Evanston Zoning Overlay
XVII. Building Types: Iconic Building
4M Overall Building
Jii=Allowlble Upper
Floors 11ciglit'.
ODMlowable Grotind
Story Height.
Figure XV11-13: Height & Use Requirements.
79-
A] to%-Ablc Cap Top
e.
Facade
Transparency. 31
rn`� Atlacc:tble IIase "['ype.
Principal Entrance street li�
Location.
(M Allowable Ground Story height,
a. With a one (1) Story building, the minimum is
fifteen (15) feet, maximum is thirty (30) feet.
b. XV`ith a two (2) Story building, the minimum is
nine (9) feet, maximum is fifteen (15) feet.
(Allowable upper floor height is a minimum of nine
(9) feet, maximum of fourteen (14) feet,
Uses.
QM} Only churches, synagogues, religious assembly,
community or cultural uses, libraries, and
government or civic uses are permitted in an Iconic
Building Type.
4M Maximum Cross Squire Footage of any use with R4
base zoning is 10,000 square feet.
4M Maximum Gross Square Footage of any use with B2
base zoning is 10,000; tip to 40,000 square feet may
be permitted as a special use.
C. Facade Requirements. (See Figure XVII-C)
Transparency.
4M A minimut-a of 10% of the front and corner side
Facade, measured floor to floor, shall have non -
reflective windows.
Figure XVII-C: Facade Requirements.
Building Entrance.
4W The principal entrance must located on the front or
comer side building Facade. Entrances at the comer
of a building satisfy this requirement.
Allowable Cap & Base Types. (See Sections V and VI)
4MM]owable Cap Types are the parapet and pitched
roof. A tower and spirc is permitted. Other Cap
Types may be approved by Special Use.
M Allowable Base Type is stoop.
Building Materials. Applicable to street Facades or
Facades visible from a street.
Facades -must be constructed of a durable, natural
material. False materials intended to look like other
materials shall be avoided, and if used limited to the
extent possible.
Concrete masonry units, bricks over three inches
(Y) in height, and exterior insulation and finishingC,
systems (EIFS) are not permitted.
Balconies.
4M Projecting balconies are not permitted on street face
Facade,-,.
City of Evanston: West Evanston Overlay District 51
Subsections XVIII-XXII: Landscape
Standards
West Evanston Zoning Overlay
54
West Evanston Zoning overlay
XV111. Landscape Standards: Parking Lot Frontage Buffer.
Intent. To lessen the visual impact of parking areas visible
from the street, the following is required.
A.
B.
Applicability, These requirements apply to all
properties in the Overlay District where a parking
area is located adjacent to a vehicular right-of-way.
1. Exceptions. The exceptions to the application of
the frontage buffer are:
a. Single family residences.
b. Parking areas along alleys.
Z. M part of the site plan and appearance review
process, the City may reduce these screening
requirements through crediting existing
landscaping within the proposed buffer area
that is reasonably equivalent in its screening
characteristics.
Requirements. These standards are illustrated in
Qw=-landscape buffer shall consist of an
area seven (7) feet in depth.
4W Location. The buffer should be located between
street facing property line and the parking area
except;
a. When the parking area is located adjacent
to any building, the frontage buffer must be
located .from the face of the adjacent building
back to the parking area. The additional yard
between the buffer and the front property line
4Mmust be landscaped.
Uses and Materials. Uses and materials other
than those indicated are prohibited in the buffer.
Trees. A shade tree must be planted a minimum
of every sixty (60) feet within the seven (7) feet of
required landscape buffer, located on the street
side of the fence.
a. The spacing of these trees should alternate
with street trees so that the final effect is a
staggered tree line.
b. Acceptable trees for the landscape buffer are
listed in 'Fable XXII.A-
Fence, A minimum of three (3) and a maximum
of four (4) feet in height steel or PVC picket
fence is required, located two (2) feet from the
back of curb of the parking area.
a. 'No other fence material is permitted.
1). Fence colors are limited to black, grey, or dark
green.
c. Fence opacity must be no greater than 60%,
no less than 30%.
d. A -ate opening of five (5) feet is permitted
every one hundred (100) feet.
4W Hedge. A continuous hedge is required on the
street side of the fence, located between required
trees and in front of parking areas. The hedge
City of Evanston: West Evanston Overlay District
fi <—
Street Tree,
4=Fence.
C-
Q
if-
Hedge.
•
<= Shade Tree.
sr 5
I i
op Vchicle
Overhang.
4M YBuffer.
Front Buffer Plan.
11M Shade Tree.
tl
< —_Street Tree.
U
T 1, 41
9P .Fence.
,J U 1 ledge.
Front Buffer Section.
Figure XV1111-A: Parking Lot Frontage Buffer
Plan & Section.
must consist of individual shrubs with a minimum
width of twenty-four (24) inches, spaced no more
than thirty-six (36) inches on center.
(M Vehicle Overhang. The front or rear bumper
overhang of vehicles parked within the parking
area may encroach upon the required Setback up
to a maximum distance of two (2) feet.
Access. This screening requirement is not to be
interpreted as prohibiting the installation of or
provision for openings necessary for allowable
access drives and walkavays connecting to the
public sidewalk.
55
West Evanston Zoning Overlay
XIX. Landscape Standards: Side and Rear Yard Landscape Buffer,
intent. To minimize the impact that one land use may
have on a neighboring land use, side and rear yard buffers
are required to provide a transition between the uses.
A. Appjicability. Side and rear yard buffers are
required as detailed in Table M.A. Buffers must be
installed and maintained by the more intensive use
on their Lot. As part of the site plan and appearance
review process, the City may reduce the buffer
requirements through crediting existing landscaping
within the proposed buffer area that is reasonably
equivalent in its screening characteristics.
B. Requirements. These standards are illustrated in
Figures XIX-A and M-B.
4= Depth, Side and Tear yard buffers are to be
installed in an area five (5) feet in depth adjacent
to rear and side property Lines.
Uses and Materials. Uses and materials other
than those indicated are prohibited in the side and
,.rear yard buffer.
Trees. All trees planted in the landscape buffer
area shall be shade trees (Refer Table XXIIA)
with at least one tree planted every forty (40) feet
within the five (5) feer, of the buffer.
C. Heavy Buffer Requirement. Typical requirements
specific to the heavy buffer requirement are
illustrated in Figure XIX-A.
<WHedge. A continuous double hedge is required,
located between required trees.
a. The double hedge must consist of two rows
of individual shrubs with a minimum width
of twenty-four (24) inch spaced no more than
thirty-six (36) inch on center, mature height in
one (1) year at twenty-four (24) inches.
1). A minimum of thirty (30) shrubs per every one
hundred (100) feet of affected property line is
required.
D. Light Buffer Requirement. Typical light buffer
requirements are illustrated in Figure XIX-B.
<W Shrubs. A continuous shrub bed is required,
located between required trees.
a. The hedge must consist of individual shrubs
with a minimum width of twenty-four (24)
inches at installation, Space(] no more than
thirty-six (36) inches on center.
1). A minimum of fifteen (15) shrubs per every
one hundred (100) feet of property line is
required.
56
District
Buffer Required I Screening
And...Intensity
Mixed Use or Flex
Building Type Parking', Single family homes
Lots— outside the overiay Heavy
Any residentiaBuilding
l
IApartment Building ',Type and Single Family Ilight
Type Parking Lots homes outside the
L overia
- yj
Table XIX.A: Required Installation of Side & Rear Buffers.
West Evanston Zoninq overlay
XIX Landscape Standards: Side and Rear Yard Landscape BM
4M Shade True.
IM fledge.
4M Side/Rear
Buffer Zone.
SidelRear Yard Buffer P14n.
4M Shade Trot.
fledge.
&delReeir Bird Bujjer Section.
Figure XIX-A: Heavy Buffer requirement,
Steel Fence and Hedge Combination.
City of Evanston: West Evanston Overlay District
22
4W Side/Rear
Buffer Zone.
SidelRear Xrrd Buffer Plan.
tb
SidelRear Yard Buffer Section.
Shade -r,,:e.
4W Shrub Bed.,
4= Slude'llree.
(M Shrub Bed.
Figure XIX-B: Light Buffer Requirement.
a
West Evanston Zoning overlay
XX Landscape Standards: Interior Parking Lot Landscaping.
Intent. To provide shade, minimize paving and improve
the aesthetic look of Parking Lots, the following standards
apply.
lW
B
Applicability. Interior Parking Lot landscaping
is required for all off-street Parking Lots. The
requirements herein apply to all development.
Requirements. Typical Parking Lor landscaping
. P C 0
requirements are illustrated in Figure',V(-A.
4W Terminal Ends of Free -Standing Rows,
Landscape islands are required at the terminal
ends of any free-standing rows or bays of parking.
Free-standing rows or bays of parking are those
that are not abutting the Parking Lot perimeter,
and can have a single or double row of parking.
4W Landscape Islands. A landscape island shall be
provided every ninth parking space for rows of
parking that are more than eight (8) spaces in
length. There shall be no more than eight (8)
continuous parking spaces in a row without a
landscape island.
Trees in Landscape Islands. Each landscape
island must have one (1) shade tree planted within
it.
Internal Area Not Dedicated to Parking or
Drive. Any space within the Parking Lot limits
that is not dedicated to parking, loading or
driveway path shall be landscaped.
a. One (1) shade tree is required in such spaces
for the first one -hundred fifty (150) square
feet.
1). Plus one (1) shade tree per each additional six -
hundred fifty (650) square feet.
4W Tree Requirement per Parking Space.
a. Each parking space must be entirely located
within fifty (50) feet of a tree on the interior of
the Parking Lot.
b. A minimum of one (1) tree must be planted
within the parking lot interior for every three
parking spaces.
c. 'frees and landscaping located outside of the
Parking Lot interior, in the side and rear
yard buffer, or in the frontage buffer do not
count toward any of the requirements of this
Section.
4W Parking Lot Interior. The Parking Lot interior
is defined as the area dedicated to parking on 2
given parcel as measured from edge of pavement
to edge of pavement.
Landscape Median. A landscape median is
required in each free-standing bay of parking
along the length of the bay of parking.
4:M Trees in Landscape islands.
IM Terminal Ends of Free -Standing Rows,
Landscape Islands.
LandsmpeNfedian.
4= Landscape Islands.
CIDTree Requirement per Parking Space.
- - ----------- ------------ r ........................
Figure XX-A: Interior Parking Lot Landscape
a
West Evanston ZoninOverlay
XXI. Landscape Standards: Screening of Open Storage, Refuse Areas,
& Utility Appurtenances.
F 4 -1
Opaque Screen Wall,
Opaque Gate,
P
Figure XXI-A: Screening of Open Storage
and Refuse Areas.
Intent. To reduce the visual impact of open storage or
tD
refuse areas from public areas and adjacent properties, the
following standards apply.
tN- Applicability. All dumpsters, open storage, refuse
areas, and utility appurtenances located in the
Overlay District.
B. Requirements. Typ
ical pica] open storage or refuse
screening is illustrated in Figure XXI-A.
4:W Opaque Screen Wall. An opaque screen wall
(vertical structured barrier to visibility at all times
such as a fence or %vall) is required around three
(3) sides of the dunipster and crash bin area.
(2) Screen AN"all Height. The height of the screen.
wall shall be the higher of the following:
a. The height of the use to be screened,
b. Six (6) feet, or
c. A height sufficient in the judgment of the
City to accomplish the objective of the screen,
as determined through the site plan and
appearance review process.
4M Visible Openings. Openings visible from
the public -.say or adjacent properties must be
furnished with opaque gates.
4W Location within Parking Lot. If refuse area
is located within a larger paved area, such as a
Parking Lot, landscape islands must be located on
three sides of the area,
a. One (1) shade tree must be located in one of
these landscape areas,
b. This tree, if located within fifty (50) feet of
a parking space may be utilized, to meet XX
Interior Parking Lot Landscaping.
City of Evanston: West Evanston Overlay District
C. Requirements. Screening of Utility Appurtenances.
I . Large Private Mechanical Equipment. Private
mechanical equipment visible from the right-of-
way and that is equal to or greater than four (4)
feet in height and is equal to or greater than six
(6) feet in any one direction shall be fenced with
opaque wood or masonry on all sides facing the
right-of-way.
2. Small Private Mechanical Equipment. Private
mechanical equipment smaller than four (4) feet
in height shall have landscape screening and
shrub bed containing shrubs spaced no more than
thirty-six (36) inches on center.
3. City Review. Utility appurtenances located
adjacent to right-of-way shall be reviewed by the
City for required screening.
WE,
West Evanston Zoning Overlay
XXII. Landscape Standards: Street Trees
A. Applicability. The following standards apply to the
installation of street trees.
B. Requirements.
1. Street Tree Size. Ali Street Trees are required
to be minimum two and a half (2 1/2) inches in
caliper when installed, Canopy and -Height to be
consistent with American Standards for Nursery
Stock, as published by the -American Nursery
and Landscape Association or any successor
organization, for tree type. Adjacent to the 'vlLxcd
Use and Flex Building Types, minimum clear
branch height is seven (7) feet.
2. Street Tree Type. Approved species of Street
Trees, listed by type are included in'rable XXII,A.
No species other than those included in this list
may be planted as Street Trees. Species may vary
along Block faces, however, spacing should be
consistent.
3. Street Tree Spacing. Street trees shall be planted
as follows.
a. Each parcel is required to have one (1) tree
for every sixry (60) feet of street frontage and
a minimum of one (1) Street Tree per street
front -age.
b. Recommended spacing for trees is shown in
Figure XXII-A.
c. Distance from Curb and Sidewalk. NVhere the
distance from the back, of the Curb to the edge
of the Right -of -lay is less than -nine (9) feet,
no Street Tree is required.
e. Trees should be centered in the parkway area
and planted no closer than two (2) feet from
a curb or sidewalk. Permeable pavers may be
utilized for sidewalks where an impervious
sidewalk would not allow tree planting.
4. Tree Wells, In District'WE 6 and 7, where there
is no Parkway, tree wells shall be utilized.
a. For tree wells smaller than four (4) feet wide
and six (6) feet in length, open pit is not
permitted.
b. The opening must be covered with a tree grate
or pervious pavement.
c. The opening in a tree grate for the trunk must
be expandable.
5. Distance from Street Corners and Fire
Hydrants.
a. No Street Tree shall be planted closer than
thirty (35) feet to any street comer, measured
from the point of nearest intersecting Curbs
or Curb lines.
b. No Street Tree shall be planted closer than ten
(10) feet to any fire hydrant.
6. Utilities. Coordinate with utility owners for tree
planting adjacent to utilities.
30'-01 mm
Figure XXII-A: Street Tree Spacing.
West Evanston Zoning Overlay
XXII. Landscape Standards: Street Trees
Genus ISoecies (Var. 1 Cui. (Common Name
Alnus
qlutinosa
Black Alder
Betula
lenta
Sweet Birch
Betula
nigra
River Birch
Carpinus
betulus
European Hornbeam
Carpinus
betulus
Fastiqiata
European Hornbeam
Carpinus
caroliniana
American Hornbeam or Blue
Corylus
colurna
Turkish Filbert
Ostrya
virginiana
American Hophornbeam
Cercidiph
laponicum
Katsuratree
Faqus
sylvatica
European Beech
Faqus
sylvatica
Atropunicea
Purple European Beech
Quercus
alba
White Oak
Quercus
bicolor
`Swamp White Oak
Quercus
coccinea
Scarlet Oak
Quercus
imbricaria
Shinqle Oak
Quercus
macrocarpa
Bur Oak
Quercus
muehlenbergii
Chinkapin Oak
Quercus
prinus
Chestnut Oak
Quercus
robur
English Oak
Quercus
rubra
Red Oak
Quercus
velutina
Black Oak
Ginkqo
biloba
Ginkqo or Maidenhair tree
Liquidam
lstyraciflua
Sweet Gum
Aesculus
�flava (octandra)
I
Yellow Buckeve
Carya
lovata
Shagbark Hickory
Ulmus
)carpinifolia
(Pioneer
Pioneer elm
Ulmus
carpinifolia
Icarpinifolia
(Homestead
Homestead elm
Ulmus
Reqal
Reqal elm
Metasequ
Iqlvptostroboides
Dawn Redwood
Maqnolia
x soulangiana
Saucer Maqnolia
Svringa
reticulata
Japanese Tree Lilac
Malus
floribunda
(Japanese Flowerinq Crab
Celtis
occidentaiis
(Common Hackberry
Celtis
laeviqata
ISugarberry
Cercis
canadensis
jEastern Redbud
Crataequs
crusqalli
Ivar. inermis
iCockspur Hawthorne
Faqus
svlvatica
lAtropunicea
IPurple leafed European Beech
Faqus
sylvatica
IDawvck
JEurooean Beech
Larix
Idecidua
I
European Larch
Phelloden
lamurense
I
Amur Corktree
Platanus
loccidentalis
(American Sycamore
Maqnolia
lacuminata
I
ICucumbertree Maqnolia
Nvssa
Isylvatica
I
IBlack Gum
Maackia
amurensis
I
(Amur Maackia
Faqus
grandifolia
lobovatus
I
jAmencan Beech
Cotinus
jAmerican Smoketree
Chionant
Ivirqinicus
I
IWhite Frinqetree
Table XXII.A: List of Acceptable Trees.
City of Evanston: West Evanston Overlay District 61
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CHAPTER 24
STORM WATER CONTROL
4-24-1: DEFINITIONS:
The following terms are defined for the use of this chapter as follows:
ALLOWABLE RELEASE RATE: The rate of storm water runoff that is allowed to be discharged
from a development site into the city sewer system by means of the control system.
APPLICANT: Person(s) or agent(s) representing a property owner who desires to develop
property in the city.
BULLETIN 70: A publication entitled "Frequency Distributions And Hydroclimatic Characteristics
Of Heavy Rainstorms In Illinois", by Floyd A. Huff and James R. Angel, as published by the Illinois
State Water Survey, Champaign, Illinois, 1989. The magnitudes of rainfall events having storm
durations of twenty four (24) hours and frequencies from two (2) to one hundred (100) years are
found in table 13 of said publication and are adopted by the city to be used by applicants for
calculations necessary for compliance with this chapter.
CITY SEWER SYSTEM: The networks of closed pipes, conduits, and drainage structures within
the city which consists of three (3) operational parts: the storm sewer system, which conveys
storm water only; the combined sewer system, which conveys a combination of storm water and
wastewater; and the relief combined sewer system, which conveys storm water during most
ordinary rainfall events, until the combined sewer system capacity is reached, at which point the
combined sewer system discharges into the relief combined sewer system.
CONTROL SYSTEM: Structures that contain restriction, backflow prevention, storage and
conveyance features that are necessary for the safe, efficient control and discharge of detained
storm water runoff from the development into the city sewer system at a rate no greater than the
allowable release rate, up to the occurrence of the 100-year frequency rainfall (24 hour duration)
event. This system should be located on the development property, must meet the city's current
construction standards, and must be fully accessible to the city for inspection purposes and to the
applicant for maintenance purposes.
DETAINED STORM WATER VOLUME: The volume of storm water that is tributary to the
development site that exceeds the volume that is allowed to be discharged into the city sewer
system at the allowable release rate. This volume is calculated by the applicant and submitted to
the director for his review and approval. This volume accounts for rainfall that is infiltrated into the
soil by virtue of the permeability of the surface and subsurface materials. Also called the "storm
water detention volume".
DETENTION: The temporary storage of storm water runoff, typically in a closed or open detention
basin or retention basin, or in oversized storm sewer pipes, followed by releasing the runoff
gradually into an outlet waterway or the city sewer system. The discharge flow rate of storm water
exiting the detention area is typically controlled by a control structure. Also called "storm water
detention". For purposes of this chapter, the terminology "detention" shall mean either detention or
retention, as appropriate.
DETENTION BASIN: A facility located within the development site that is designed to store storm
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water runoff temporarily on, below, or above the ground surface, accompanied by the controlled
release of the stored storm water runoff. The limits of the detention basin are to be depicted on the
final development plans and designated thereon as the "detention basin" (or "retention basin",
whichever is appropriate). Detention basins may be closed type (concrete vaults or oversized
storm sewer pipes) or open type (having grassed, landscaped, bioengineered, or, when necessary
to drain, paved bottoms). All detained storm water must be drained from the detention basin by
gravity, by pumping, or by infiltration into the ground water, effectively draining the storage facility
completely between rainfall events. For purposes of this chapter, the terminology "detention basin"
shall mean either detention basin or retention basin or a combination of these, as appropriate.
DEVELOPMENT: Any activity, excavation or fill, alteration, subdivision or resubdivision, change in
land use, or practice including, without limitation, redevelopment or rehabilitation. Development
may be undertaken by private or public entities or a combination thereof. Development does not
include maintenance of storm water control facilities; the maintenance of existing buildings;
gardening or plowing that does not involve filling, grading, or the construction of levees; or the
resurfacing of existing paved roads, drives, or parking lots.
DIRECTOR: Refers to the director of the public works department or his or her designee.
DISCHARGE: The rate at which storm water moves through an open channel or closed pipe,
usually measured in cubic feet per second.
DRAINAGE AREA: The surface area from which storm water runoff originates at a given point or
location on a stream, waterway, or within pipes or channels, usually measured in acres. Also
called, "tributary drainage area" or "tributary area".
FLOOD FRINGE: That portion of the regulatory floodplain that is outside of the regulatory
floodway.
IMPERVIOUS SURFACE: Natural or manmade materials through which water, roots, or air cannot
penetrate. This type of material prevents the movement of surface water down to the water table.
INFILTRATION: The movement or passage of water into the soil from a surface that is permeable.
Infiltration may be used as an alternative to the detention or retention of storm water runoff as a
means to provide all or part of the required detained storm water volume. This is possible under
natural or manmade conditions in which deep, permeable layers of sandy soils or other materials
with voids are present.
100-YEAR FREQUENCY RAINFALL: A rainfall event that has a one percent (1 %) probability of
being equaled or exceeded in any given year. On average, an event of this size or larger will occur
once every one hundred (100) years. It is also called the "design storm". The magnitude of this
rainfall amount for a variety of frequencies and storm durations is found in table 13 of bulletin 70.
OUTFALL/OUTLET: The point, location, or structure where storm water runoff discharges from a
storm water facility to a receiving body of water or into the city sewer system.
PERMEABLE: Having voids, pores, or openings through which liquids may pass.
PUBLIC WORKS STORM WATER CONTROL REGULATIONS: A document published by the
Evanston public works department which outlines the methodology for calculating the detained
storm water volume.
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RECHARGE: Replenishment of ground water reservoirs by infiltration through permeable soils or
other granular materials.
REGULATORY FLOODPLAIN: Lands that are adjacent to bodies of water (Lake Michigan or the
North Shore Channel in the city) and that may be inundated by water up to the base flood
elevation, as regulated by the federal emergency management agency ("FEMA"). The floodplain
is mapped by FEMA as part of the national flood insurance program. The floodplains within the
city are identified as special flood hazard areas ("SFHAs") on map numbers 17031 CO253F,
17031 CO255F, 17031 CO260F, 17031 CO265F, and 17031 CO270, which are part of the series of
flood insurance rate maps ("FIRMs") for Cook County, Illinois, having an effective date of
November 6, 2000. Floodplains consist of two (2) parts: the floodway and the flood fringe.
REGULATORY FLOODWAY: That portion of the regulatory floodplain that is necessary for the
conveyance of the base flood. The regulatory floodway is depicted on the FEMA FIRM maps (see
definition of Regulatory Floodplain herein).
RELEASE RATE: A rate of storm water runoff that is being discharged from a development site
into the city sewer system by means of the control structure, measured in cubic feet per second.
RUNOFF/STORM WATER RUNOFF: Water which moves through the landscape either as
surface or subsurface flows. It originates from atmospheric precipitation in the form of rain or snow
and does not recharge the ground water reservoirs.
WETLAND: An area that is inundated or saturated by surface water or ground water at a
frequency and duration sufficient to support, and under normal circumstances do support, a
prevalence of vegetation typically adapted for life in saturated soil conditions. The determination
that an area is a wetland follows a procedure that is outlined by the U.S. army corps of engineers
("USAGE"). No activity or development that will adversely impact a wetland is allowed by the
USACE unless a permit from that agency is granted. (Ord. 65-0-07)
4-24-2: PURPOSES:
The purposes for this chapter are to: a) reduce the damaging effects caused by the uncontrolled
release of storm water runoff from developments that include impervious areas, b) preserve the
capacity and useful life of the city sewer system, c) enhance the separation of storm water runoff
from wastewater, d) reduce the frequency and severity of the discharge of pollutant laden
combined storm water runoff and wastewater into waterways, e) recharge ground water, f)
enhance and help protect the public health and safety, and g) be consistent with the Cook County
storm water management plan, as approved and the latest revision thereof. (Ord. 65-0-07)
4-24-3: OTHER AGENCY REQUIREMENTS:
All work related to this chapter shall be done in accordance with all other federal, state, county, or
regional agencies having jurisdiction, including, but not limited to, the U.S. army corps of
engineers ("USACE"), U.S. environmental protection agency ("USEPA"), Illinois department of
natural resources ("IDNR"), Illinois environmental protection agency ("IEPA"), and metropolitan
water reclamation district of greater Chicago ("MWRD"). (Ord. 65-0-07)
4-24-4: STORM WATER CONTROL REQUIREMENTS:
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4-24-4-1: DEVELOPMENTS REQUIRING STORM WATER CONTROL:
All new developments shall provide storm water control for the entire property. Additionally, any
development: a) where the final building footprint is greater than five thousand (5,000) square feet,
and b) having construction costs greater than one hundred percent (100%) of the latest property
value as published by the Cook County assessor's office for the existing tax parcel(s) affected by
the development as of the effective date hereof shall provide storm water control for the entire
property. This provision shall also apply to staged developments or multiple independent
developments for which the aggregate construction costs exceed one hundred percent (100%) of
the property value for the tax parcel(s) existing at the time of the initial development after the
effective date hereof. Storm water control includes both: a) the need to detain a certain storm
water volume, and b) the need to control the release rate of storm water as it is discharged from
the development site and enters the city sewer system. (Ord. 65-0-07)
4-24-4-2: EXEMPT DEVELOPMENTS:
The following developments are exempt from the provisions of this chapter:
-(A)Developments Prior To Ordinance: All developments that have been submitted to the city's
plan commission or planning & development committee, approved and permitted for
construction, or are under construction as of the effective date hereof. Such exempt
developments must be in compliance with the city's department of public works "Administrative
Policy 201, January 2000, Private And Public Development, Detention Requirements".
(B)Residential Structures: Development of one-, two-, or three-family residential structures on one
or two (2) adjacent parcels, provided that neither parcel is larger than one acre in area.
(C)Paved Parking Lots: Existing paved parking lots that are resurfaced, or milled and resurfaced,
where there is no change to existing drainage that increases runoff to the city sewer system. A
paved parking lot is not exempt whenever parts or all of the lot is redeveloped for a different
use or a parking structure is constructed, at which point storm water control is required for the
entire development, including the parking lot.
(D)New Development: Any new development for which the storm water control requirements
under this chapter have been fully satisfied for the existing and proposed development
conditions based on installation of all required storm water control during a prior development,
and the storm water control facilities have been maintained and are fully functional and
operating. The applicant shall demonstrate compliance with this chapter by submitting to the
city's department of public works all calculations and documents in support of a finding that no
additional storm water control facilities are required. (Ord. 65-0-07)
4-24-5: STORM WATER CONTROL FACILITIES:
4-24-5-1: GENERAL:
Control of the detained storm water volume must be provided by facilities that are entirely within
the development property and are fully accessible for inspection by the city. These facilities shall
be designed to store the required detained storm water volume temporarily on, below, or above
the ground surface in a detention or retention basin, and to subsequently release the stored
detained storm water volume at a rate no greater than the allowable release rate by means of a
restrictor within the control structure for final discharge into the city sewer system. The storm
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water control system shall be located such that: a) adjacent properties are not impacted by storm
water from the development and b) facilities are accessible to the city for inspection and
accessible to the applicant for maintenance.
The storm water control system must meet the city's current construction standards for storm
water control structures having restriction, overflow, backflow prevention, and
inspection/maintenance capabilities. (Ord. 65-0-07)
4-24-5-2: CALCULATIONS:
The storm water detention volume and the allowable release rate shall be calculated using the
methodology described in the public works storm water control regulations available from the
public works department. (Ord. 65-0-07)
4-24-5-3: MEANS FOR STORING RUNOFF:
The storage of detained storm water volume must be accomplished by any of the following
means:
(A)Open detention basin. The basin may be of any shape. The active storage depth of the
detention basin is a maximum of two feet (2'), with an, additional one foot (1') freeboard. The
basin must be landscaped, or have a bioengineered surface. Side slopes must be no steeper
than a four to one ratio (4:1) (4 horizontal to 1 vertical), and the bottom slope must be one
percent (1 %) to two percent (2%) to facilitate the complete drainage of all storm water runoff
into the control structure by gravity, or by the use of pumps if a retention basin is proposed.
Inflow pipes to the open detention basin must carry only storm water runoff, and a backflow
preventing device, such as a flap gate, must be installed within a structure and must be
provided on each inflow pipe to prevent basin storm water from flooding any development
structures.
(B)Reinforced concrete pipe or ductile iron pipe storage, constructed to the city's current
construction standards.
(C)Reinforced concrete vaults, constructed in accordance with the design by an Illinois licensed
structural engineer.
(D)Parking lot surface storage, with the depth of storm water storage limited to six inches (6") or
less.
(E)Rooftop storage, with the depth of storm water limited to six inches (6") or less, based on a
determination by an Illinois licensed structural engineer that the roof is structurally adequate to
resist all loading, including the additional water load (considered to be live load).
flInfiltration of the detained storm water volume, provided that the applicant submits an
engineered infiltration field design by an Illinois licensed professional engineer. The design
must include the calculations and supporting documents necessary to demonstrate that the
proposed infiltrated detained storm water volume meets the storage requirement.
(G)Other means or combination of means which the applicant may use, subject to the approval by
the director prior to the issuance of all necessary construction permits. (Ord. 65-0-07)
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4-24-5-4: CONTROL SYSTEM:
(A)The control system must contain those restriction, backflow prevention, storage and
conveyance features that are necessary for the safe, efficient control and discharge of
detained storm water volume from the development into the city sewer system at a rate no
greater than the allowable release rate, up to the occurrence of the 100-year frequency rainfall
(24 hour) event. This system must be located on the development property unless waived by
the director, must meet the city's current construction standards, and must be fully accessible
to the city for inspection purposes and to the applicant for maintenance purposes. The system
shall contain adequate provisions for the emergency release of storm water in excess of the
required storage volume or runoff rate that may be associated with more extreme rainfall
events or unforeseen debris or ice buildup within the structure. The emergency release shall
commence only after the required detained storm water volume has been stored on the
development site. The emergency release must discharge onto the development property. A
backflow preventing feature, such as a flap gate, shall also be provided such that no storm
water or wastewater from the city sewer system can flow back onto the development site. The
backflow preventing device shall be installed in a structure located immediately outside of the
structure containing the restrictor.
(B)Storm water control systems shall not be located within any part of a regulated floodplain,
either the floodway or flood fringe, within the city, as depicted on the FEMA FIRM map panels
for Cook County, Illinois. Any work in the floodplain or in wetlands requires the applicant to
obtain all permits that may be required from the USACE, USEPA, IDNR, IEPA, MWRD, and
any other federal, state, or regional agency as may be required. The applicant shall not begin
construction until the applicant has applied for and obtained these permits. In the event that
any of these permits include conditions that are more or less stringent than the provisions of
this chapter, the more stringent of the permit conditions or ordinance provisions shall apply.
(Ord. 65-0-07)
4-24-5-5: CONNECTION TO CITY SEWER SYSTEM:
The applicant is responsible for all construction and restoration work that is needed within the
public right of way to achieve the connection to the city sewer system. This work shall be
performed in accordance with the city's current construction standards.
Whenever more than one of the city's sewer system components is adjacent to, or in close
proximity to the development, the applicant's storm water control system shall discharge detained
storm water into that component which is both feasible and most advantageous to the city.
Generally, but not always, the storm sewer system is the most advantageous outlet, followed by
the relief combined sewer system, followed by the least advantageous combined sewer system.
The use of a particular outlet city sewer system component may not be possible due to
circumstances such as the presence of other conflicting utilities or if the component is buried deep
below the surface. Applicants shall work with the city's department of public works to ascertain
which one of the city sewer system components shall be used as the outlet from the development.
(Ord. 65-0-07)
4-24-6: FEE IN LIEU OF STORM WATER CONTROL:
In the event that an applicant cannot physically provide all the necessary control of the required
detained storm water volume on the development property, the applicant shall:
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(A)Provide proof that is satisfactory to the director that the development site conditions limit his
capacity to fully meet the detained storm water volume, and
(B)Provide storm water control for that volume of detained storm water which the applicant is able
to provide in accordance with the requirements of this chapter, and
(C)Pay a fee in lieu of providing the balance of the excess storm water control volume that the
applicant cannot provide on site. The fee in lieu of providing storm water volume shall be
initially set at twelve dollars ($12.00) per cubic foot of required detained storm water volume;
however the total fee shall not exceed five percent (5%) of the construction costs of the
development. The fee in lieu shall increase each January thereafter by the percent increase
indicated for the year ending in January by the United States department of labor bureau of
labor statistics consumer price index ("CPI") for the Chicago metropolitan area (Chicago -Gary -
Kenosha). The city will use this fee for any of the purposes served by this chapter that the
director deems suitable in furthering the city's interest in providing for storm water control.
(Ord. 65-0-07)
4-24-7: CITY REVIEW AND INSPECTION:
4-24-7-1: REVIEWS:
The director shall review all elements of the storm water control facilities, drawing plans, sketches,
details, calculations and any other evidence and supporting documents that are submitted by the
applicant for the proposed development. The director must review all developments, regardless of
whether physical storm water control facilities or fees in lieu of storm water control facilities are
being requested by the applicant. The director may meet with the applicant to discuss the
proposed storm water facilities and/or prepare written review comments regarding the applicant's
submittal when the submittal has not satisfied all appropriate provisions of this chapter. The
applicant shall respond to the director's review comments and perform the necessary design
changes, then submit the revised submittal documents for further review by the director. This
process of submittals, review, and revisions shall continue until all provisions of this chapter are
met to the satisfaction of the director. The applicant shall not receive a building permit for the
proposed development until all provisions of this chapter are met. (Ord. 65-0-07)
4-24-7-2: INSPECTION DURING CONSTRUCTION:
The director may inspect the applicant's storm water control system during the construction to
ascertain whether the applicant is constructing or has constructed the system in accordance with
the approved plan. Any deficiencies in the construction shall be corrected by the applicant at his
expense, regardless of when the director determines that such deficiencies exist. (Ord. 65-0-07)
4-24-7-3: CERTIFICATE OF OCCUPANCY:
The storm water control system must be installed and functioning before the certificate of
occupancy for the development will be issued. (Ord. 65-0-07)
4-24-7-4: MAINTENANCE:
The storm water control system shall be maintained by the applicant or current owner in a fully
functioning and operating condition. (Ord. 65-0-07)
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4-24-8: INSPECTION FEE:
All developments that are required to provide storm water control shall pay to the city an initial
inspection fee of one hundred fifty dollars ($150.00) and thereafter, an annual inspection fee of
one hundred fifty dollars ($150.00). (Ord. 65-0-07)
4-24-9: PENALTY:
If the director determines that any storm water control system required by this chapter does not
comply with the provisions of this chapter, the director shall notify the applicant or current owner in
writing of such noncompliance. The applicant or current owner shall have thirty (30) calendar days
from the date of receipt of such notice to comply with the provisions of this chapter. If at the end of
the thirty (30) calendar days the applicant or current owner is not in compliance with the provisions
of this chapter, a two hundred fifty dollar ($250.00) fine shall be imposed and the applicant or
current owner shall have an additional thirty (30) calendar days to comply. If at the end of the thirty
(30) additional days for compliance, the applicant or current owner is not in compliance with the
provisions of this chapter, a fine of not less than two hundred fifty dollars ($250.00) shall be
imposed for each day thereafter in which the applicant or current owner is not in compliance. (Ord.
65-0-07)
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PREPARED BY:
Name: Daniel Chefetz
E-Town Community Ventures, LLC
Address: 1338 Warrington Drive
Deerfield, Illinois 60015
RETURN TO;
Name: Daniel Chefetz
E-Town Community Ventures, LLC
Address: 1338 Warrington Drive
Deerfield, Illinois 60015
THE ABOVE SPACE FOR RECORDER'S OFFICE
This Environmental No Further Remediation Letter must be submitted by the remediation
applicant within 45 days of its receipt, to the Office of the Recorder of Cook County.
Illinois State EPA Number: 0310815369
E-Town Community Ventures, LLC., the Remediation Applicant, whose address is 1338
Warrington Drive, Deerfield, IIlinois, 60015 has performed investigative and/or remedial
activities for the remediation site depicted on the attached Site Base Map and identified by the
following:
i. Legal description or Reference to a Plat Showing the Boundaries:
The South 160.00 feet of Lots 9 and 10 in Merrill Ladd's Second Addition to Evanston,
said addition being a subdivision of the West 1.i of the Southwest �4 of the Northeast Ida of
Section 13, Township 41 North, Range 13 East of the Third Principal Meridian, in Cook
County, Illinois.
2. Common Address: 1801-1805 Church Street, Evanston, Illinois 60201
3. Real Estate Tax Index/Parcel Index Number: 10-13-220-035-0000
4. Remediation Site Owner: E-Town Community Ventures, LLC
5. Land Use: Residential and/or industrial/commercial
6. Site Investigation: Focused
See NFR letter for other terms.
(Illinois EPA Site Remediation Program Environmental Notice)
v
Site Base Map `
LPC #0310815369/Cook County
Evanston/E-Town Community Venture, LLC ,
SRP/rechnical Reports
Remediation Site Boundary v
33' Qa
T ° / a
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m
a � ;
a v
I
Q
21'
o n u 330
a Concrete Sidewalk,
Legend:
w
Limits of Engineered Barrier (Asphlat Cover), Defined
Area needing BCT if Building Constructed, and Construction
Worker Caution Area
Church Street
1= - 2s
1" =2s
Environmental Consulting Group, Inc. 105 S. York Road, Suite 250 Site Base Map
Elmhurst, Illinois 60126 Project Location: 1901-1905 Church Street. Evanston
www.ecgmidwest.com Project Number: El71696-698
�TJ
NORTH
Completed an 9n9r17�
Dmwa try RA]
9
TABLE A: Regulated Substances of Concern
0310815369--Cook County
Evanston/E-Town Community Ventures, LLC
Site Remediation Program
Volatile Organic Compounds
(VOCs)
ICAS No.
67-64-1
71-43-2
1 75-27-4
175-25-2
174-83-9
178-93-3
175-15-0
156-23-5
1108-90-7
J75-00-3
167-66-3
174-87-3
1 124-48-1
75-34-3
107-06-2
75-35-4
540-59-0
156-59-2
1156-60-5
178-87-5
110061-02-6
1 10061-01-5
1100-41-4
159 I -78-6
175-09-2
1108-10-1
j 1634-04-4
1 100-42-5
! 79-34-5
1127-18-4
171-55-6
179-00-5
179-01-6
1108-88-3
1 108-05-4
175-01-4
11330-20-7
(Compound Name
jAcetone
Benzene
Bromodichloromethane
1 Bromo form
(Bromomethane
12-Butanone
Carbon Disulfide
Carbon Tetrachloride
Chlorobenzene
IChloroethane
(Chloroform
IChloromethane
I Dibromochloromethane
1 1,1-Dichloroethane
j 1,2-Dichloroethane
1, 1 -Dichloroethene
1 1,2-Dichloroethene (total)
cis-1,2-Dichloroethene
trans-1,2-Dichloroethene
1,2-Dichloropropane
(trans-1,3-Dichloropropene
jcis-1,3-Dichloropropene
(Ethylbenzene
2-Heranone
Methylene Chloride
4-Methyl-2-Pentanone
Methyl tert-butyl ether
Styrene
1,1,2,2-Tetrachloroethane
Tetrachloroethene
1, 1, 1 -Trichloroethane
1,1,2-Trichloroethane
Trichloroethene
(Toluene
Vinyl Acetate
Vinyl Chloride
JXylenes (total)
1108-60-1
1117-81-7
1 101-55-3
85-68-7
86-74-8
106-47-8
159-50-7
f 91-58-7
195-57-8
17005-72-3
18-01-9
53-70-3
1132-64-9
1 95-50-1
1 541-73-1
106-46-7
91-94-1
120-83-2
184-66-2
1105-67-9
1131-11-3
1534-52-1
151-28-5
1121-14-2
1606-20-2
E 84-74-2
1 117-84-0
Semivolatile Organic Compounds
(SVOCs)
ICAS No.
1208-96-8 Acenaphthalene
183-32-9 Acenaphthene
1120-12-7 An thracene
192-87-5 Benzidine
J56-55-3 IBenzo(a)anthracene
1205-99-2 lBenzo(b)tluoranthene
1207-08-9 lBenzo(k)fluoranthene
1191-24-2 1Benzo(g,h,i)perylene
150-32-8 lBenzo(a)pyrene
165-85-0 IBenzoic acid
100-51-6 Benzyl alcohol
1 111-91-1 ibis(2-Chloroethoxy)methane
1111-44-4 1bis(2-Chloroethyl)etlie r
ibis(2-Chloroisopropyl)ether
Ibis(2-Ethylhexyl)phthalate
14-Bromophenyl-phenyl ether
iButylbenzylphthalate
ICarbazole
14-Chloroaniline
14-Chloro-3-methlyphenoI
1 2-Chloronaphthalene
12-Chlorophenol
4-Chlorophenyl-phenyl ether
Chrysene
Dibenzo(a,h)anthracene
Dibenzofuran
1,2-Dichlorobenzene
1,3-Dichlorobenzene
1,4-Dichlorobenzene
3,3'-Dichlorobenzidine
2,4-Dichlorophenol
Diethylphthalate
12,4-Dimethylphenol
�Dimethylphthalate
14,6-Dinitro-2-methylphenol
12,4-Dinitrophenol
2,4-Dinitrotoluene
2,6-Dinitrotoluene
IDi-n-butyiphthalate
IDi-n-octylphthalate
Compound Name
206-44-0
(Fluoranthene
86-73-7
IFluorene
1 118-74-1
11-lexachlorobenzene
187-68-3
(Hexachlorobutadiene
177-47-4
IHexachlorocyclopentadiene
67-72-1
IHexachloroethane
193-39-5
jIndeno(1,2,3-cd)pyrene
78-59-1
Isophorone
191-57-6
12-Methylnaphthalene
95-48-7
12-Methylphenol
108-39-4
13-Methylphenol
1106-44-5
14-MethylphenoI
191-20-3
(Naphthalene
188-744
2-Nitroaniline
199-09-2
3-Nitroanaline
1 100-01-6
4-Nitroaniline
198-95-3
Nitrobenzene
188-75-5
12-Nitrophenol
100-02-7
14-Nitrophenol
621-64-7
�N-Nitroso-di-n-propylamine
86-30-6
IN-Nitrosodiphenylamine
162-75-9
IN-Nitrosodimethylamine
187-86-5
IPentachlorophenol
185-01-8
(Phenanthrene
1108-95-2
]Phenol
1 129-00-0
jPyrene
1110-86-1
jPyridine
! 120-82-1
I l ,2,4-Trichlorobenzene
195-96-4
12,4,5-Trichlorophenol
188-06-2
12,4,6-Trichlorophenol
Inorganics
(CAS No.
I Compo und Name
17440-38-2
!Arsenic
17440-39-3
113arium
17440-43-9
!Cadmium
17440-47-3
JChromium
17439-97-6
(Mercury
17782-49-2
!Selenium
17440-22-4
ISilver
Aroclors
CAS No. Compound Name
12674-11-2
Aroclor- 1016
1 l 1104-28-2
lAroclor - 1221
1 l 1141-16-5
jAroclor - 1232
133469-21-9
jAroclor - 1242
1 t2672-29-6
jAroclor - 1248
111097-69-1
(Aroclor- 1254
1111096-82-5
(Aroclor - 1260
.k.
PROPERTY O"Ek CERTIFICATION OF THE NFR LETTER
UNDLR THE SITE REaIEDIATION PROGRAM
Where the Remediation Applicant (RA) is not the sole owner of the remediation site, the RA shall obtain the
certification by original signature of each owner, or authorized agent of the owner(s), of the remediation site or any
portion thereof who is not an R.A. The property owner(s), or the duly authorized agent of the owners) must certify,
by original signature, the statement appearing below. This certification shall be recorded in accordance with Illinois
Administrative Code 740.620,
Include the full legal name, title, the company, the street address, the city, the state, the ZIP code, and the telephone
number of all other property owners. Include the site name, street address, cite, ZIP code, county, Illinois inventory
identification number and real estate tax index/parcel index number.
A duly authorized agent means a person who is authorized by written consent or by taw to act on behalf of a
property owner including, but not limited to:
1. For corporations, a principal executive officer of at least the level of vice-
president;
21 For a sole proprietorship or partnership, the proprietor or a general partner,
respectively; and
3. For a municipality. state or other public agency, the head of the agency or
ranking elected official.
For multiple property owners, attach additional sheets containing the information described above, along with a
signed, dated certification for each. All property owner certifications must be recorded along with the attached NFR
letter.
Pruperty Owner Information
Owner's Name: 61 A, �+` "'I —al, v i
Title: 7 ✓ei 4 r7 rr(. %if /l Ja rttt cJ�
Company: IVIW
Street Address: Z /t e Y4, dc;e 16'V,7i ✓e
Cit<^✓,rt�-, v State: —f—Gr "Lip Code: G, e? Z Ur Phone:j%
Site Information
Site Name: >Z�/f%
Site Address: !E) of " /905; C 11,1r,-k
City. State: `(,_Zip Code: County: t,evlL
Illinois inventory identi fixation number: %Q 0%S ,?,6 %
Real Estate Tax Indcx/Parccl Index No.
I hereby certify that I have reviewed the attached No Further Remediation Letter and that I accept the terms and conditions
and any land tuc limitations set forth in the letter.
Owner's Signature: �/�� ' Date:7`" �)2011
SUBSCRI Ep ND SWORN TO BEFORE TIE OFFICIAL SEAL
this 9 day ofQGk6btC, 2OL9 JANELLAT. HARDIN
NOTARY PUBLIC. STATE OF 1WN01S
My Gocnmistion F�Qires March 20.2021„
Notary Public
e inois EPA is authorized to require this information under Sections 415 ILCS 5/58 - ?S.12 of the Environmental
Protection Act and regulations promulgated thereunder. If the Remediation Applicant is not also the sole owner of the
remediation site, this form must be completed by all owners of the remediation site and recorded with the NIFR Letter.
Failure to do so may void the NFR Letter. This form has been approved by the Forms Management Center. All information
submitted to the Site Remediation Program is available to die public except when specifically designated by the Remediation
Applicant to be treated confidentially as a trade secret or secret process in accordance with the Illinois Compiled Statutes.
Section 7(a) of the Environmental Protection Act, applicable Rules and Regulations of the Illinois Pollution Control Board
and applicable Illinois EPA rules and guidelines.
Notice to Remediation Applicant
Please follow these instructions when .filing the NFR letter with the County Recorder's
office
Instructions for Filing the NFR Letter
The following documents must be filed:
A. Body of the NFR Letter (contains appropriate terms and conditions, tables, etc.)
B. Attachments to NFR Ietter
• Illinois EPA Site Remediation Program Environmental Notice (Legal Description and
PIN of property)
• Maps of the site
• Table A: Regulated Substances of Concern (if applicable.)
• Property Owner Certification
C. A copy of the ordinance, if applicable, used to address groundwater contamination
1. Place the Illinois EPA Site Remediation Program Environmental Notice on top of the NFR
prior to giving it to the Recorder.
2. If you are not the owner (record title holder) of the property on the date of filing of this NFR,
you must attach a completed owner's certification form signed by the owner of the property
at the time of filing (e.g., if the property recently sold, the new owner must sign).
3. If any of the terms and conditions of the NFR letter references a groundwater ordinance, you
must record a copy of the groundwater ordinance with the NFR letter.
4. If any of the terms and conditions of the NFR letter references a highway agreement, you
must record the highway agreement if specifically required by the municipality granting the
agreement, the County or the Illinois Department of Transportation.
S. Within thirty (30) days of this NFR Letter being recorded by the Office of the Recorder of
the County in which the property is located, a certified copy of this Letter, as recorded, shall
be obtained and submitted to the Illinois EPA to:
Jim Scott
Illinois Environmental Protection Agency
Bureau of 7 and/RPMS
1021 North Grand Avenue East
Post Office Box 19276
Springfield, IL 62794-9276
6. Remove this page from the NFR letter, prior to recording.
If you have any questions call (217) 524-6940 and speak with the "project manager on -call" in
the Site Remediation Program.
ZI
217/524-3300
ILLINOIS ENVIRONMENTAL PROTECTION AGENCY
1o21 NORTH GRANo AVENUE EAST, P.O. BOX 19276, SFRiNr Cilia,1,-uNols 6z79-t-9276 a (-17) 7$--3397
BRUCE RAUNER, GOVERNOR ALEC MESSINA, DIRECTOR
March 8, 2018
Re -issued June 7, 2018
E-Town Community Ventures, LLC
Attn: Daniel Chefetz
1338 Warrington Drive
Deerfield, Illinois 60015
CERTIFIED MAIL
7a15 0640 aaa4 7916 aa24
Re: 03I0815369/Cook County
Evanston/E-Town Community Ventures LLC
Site Remediation Program/Technical Reports
No Further Remediation Letter
Dear Mr. Chefetz:
The Remedial Action: Completion Report (received December 19, 2017/Log No. 17-66110), as
prepared by Environmental Consulting Group (ECS), Inc. for the above referenced Remediation
Site, has been reviewed and approved by the Illinois Environmental Protection Agency ("Illinois
EPA"). This Report demonstrates the remediation objectives approved for the site, in accordance
with 35 Illinois Administrative Code Part 742 including the indoor inhalation pathway, are above
the existing concentrations of regulated substances and the remedial action was completed in
accordance with the Remedial Action: Plan (received March 9, 2016/1-og No. 16-61659) and 35
Illinois Administrative Code Part 740.
The Remediation Site, consisting of 0.26-acres, is located at 1801-1805 Church Street, Evanston,
Illinois. Pursuant to Section 58.10 of the Illinois Environmental Protection Act ("Act") (415
ILCS 511 et seq.), your request for a no further remediation determination is granted under the
conditions and terms specified in this letter. The Remediation Applicant, as identified on the
Illinois EPA's Site Remediation Program DRM-1 Form (received November 10, 2015/Log No.
15-60815), is E-Town Community Ventures, LLC.
4302 N, main St., P.odcia,d, It 61103 18151997-'7760
395 S State, 50in, IL 60123 I847i608.31;I
2125 5 First St, Champa7pn, IL 61820 1217)278-5800
2009 tAo115t , CollinsvOle, IL 622341618) 346.5120
9511 Hwrison St., Des Plames, It 60016 ;047 294-1WG
412 S'AI Wam.ngtan St, cat 0. Peoria, It 616021309,671,30.^-Z
2309 W. rain St -State 116,learian.It 629S9t618)993-72G0
100 N Randa7pn, So to 7 0.300, Chicago, tt 60601
This focused No Further Remediation Letter ("Letter") signifies a release from further
responsibilities under the Act for the performance of the approved remedial action. This Letter
shall be considered prima facie evidence that the Remediation Site described in the attached
Illinois EPA Site Remediation Pro -ram Environmental Notice and shown in the attached Site
Base Map does not constitute a threat to human health and the environment for the specified
recognized environmental conditions so long as the Site is utilized in accordance with the terms
Of this Letter.
Conditions and Terms of Approval
Level of Remediation and Land Use Limitations
1) The recognized environmental conditions characterized by the focused site investigation and
successfully addressed, consist of the contaminants of concern identified in the attached
Table A.
2) The Remediation Site is approved for residential and/or industrial/commercial land use.
3) The land use specified in this Letter may be revised if:
a) Further investigation or remedial action has been conducted that documents the
attainment of objectives appropriate for the new land use; and
b) A new Letter is obtained and recorded in accordance with Title XVII of the Act and
regulations adopted thereunder.
Preventive. Engineering. and Institutional Controls
The implementation and maintenance of the following controls are required as part of the
approval of the remediation objectives for this Remediation Site.
Preventive Controls:
4) At a minimum, a safety plan should be developed to address possible worker exposure in the
event that any future excavation and construction activities may occur within the
contaminated soil. Any excavation within the contaminated soil will require implementation
of a safety plan consistent with NIOSH Occupational Safety and Health Guidance Manual
for Hazardous Waste Site Activities, OSHA regulations (particularly in 29 CFR 1910 and
1926), state and local regulations, and other USEPA guidance. Soil excavated below asphalt
pavement must be returned to the same depth from which it was excavated or properly
managed or disposed in accordance with applicable state and federal regulations.
Engineering Controls:
5) The asphalt barrier, as shown on the attached Site Base Map, must remain over the
contaminated soils. This asphalt barrier must be properly maintained as an engineered
barrier to inhibit inhalation of the contaminated media.
Institutional Controls
6) Any future buildings constructed on the site must contain a full concrete slab -on -grade floor
or full concrete basement floor and walls with no sump(s) other than in the area described in
paragraph 7.
7) No building shall be occupied within the area depicted on the attached Site Base Map unless a
Building Control Technology ("BCT") meeting the requirements of 35 Illinois Administrative
Code Part 742 Subpart L is operational prior to human occupancy. This BCT must be properly
maintained to address the indoor inhalation pathway. If the BCT becomes inoperable, the site
owner/operator shall notify building occupants and workers to implement protective measures.
In addition, any sump located within the building with the BCT shall be sealed with an
approved cap and vent system. A caution label must be affixed to the vent pipe indicating that
the system cannot be dismantled without proper consultation. A vacuum pressure gauge must
be installed on the system to provide a clear indication of when the system is operating properly
and when maintenance is required. The sump cover must be resealed if it is ever removed for
sump pump inspection, replacement, maintenance or for any other reason. The vent system
must also be correctly maintained under such circumstances. Failure to maintain the BCT or
the sealed sump shall be grounds for voidance of this No Further Remediation letter.
8) No person shall construct. install, maintain, or operate a well at the Remediation Site. All
water supplies and water services for the Remediation Site must be obtained from a public
water supply system. The provisions of this institutional control shall be applicable to all water
usage (e.g., domestic, industrial/commercial uses and outdoor watering).
Other Terms
9) Pursuant to Section 57.10 of the Act (415 ILCS 5/57.10), all statutory and regulatory
corrective action requirements applicable to the occurrence involving Leaking UST Incident
Number 20150678 have been completed. This Letter constitutes the Illinois EPA's final
decision regarding the above -referenced Leaking UST incident.
10) Where the Remediation Applicant is not the sole owner of the Remediation Site, the
Remediation Applicant shall complete the attached Property Otrner Certification of the No
Further Remediation Letter under the Site Remediation Program Form. This certification,
by original signature of each property owner, or the authorized agent of the owner(s), of the
Remediation Site or any portion thereof who is not a Remediation Applicant shall be
recorded along with this Letter.
11) Further information regarding this Remediation Site can be obtained through a written
request under the Freedom of Information Act (5 iLCS 140) to:
Illinois Environmental Protection Agency
Attn: Freedom of Information Act Officer
Division of Records Management #16
1021 North Grand Avenue East
Post Office Box 19276
Springfield, Illinois 62794-9276
12) Pursuant to Section 58.10(f) of the Act (415 ILCS 5/58. l0(f)), should the Illinois EPA seek
to void this Letter, the Illinois EPA shall provide notice to the current title holder and to the
Remediation Applicant at the last known address. The notice shall specify the cause for the
voidance, explain the provisions for appeal, and describe the facts in support of this cause.
Specific acts or omissions that may result in the voidance of the Letter under Sections
58.10(e)(1)-(7) of the Act (415 ILCS 5/58.10(e)(1)-(7)) include, but shall not be limited to:
a) Any violation of institutional controls or the designated land use restrictions;
b) The failure to operate and maintain preventive or engineering controls or to comply with
any applicable groundwater monitoring plan;
c) The disturbance or removal of contamination that has been left in -place in accordance
with the Remedial Action Plan. Access to soil contamination may be allowed if, during
and after any access, public health and the environment are protected consistent with the
Remedial Action Plan;
d) The failure to comply with the recording requirements for this Letter;
e) Obtaining the Letter by fraud or misrepresentation;
f) Subsequent discovery of contaminants, not identified as part of the investigative or
remedial activities upon which the issuance of the Letter was based, that pose a threat to
human health or the environment;
a) The failure to pay the No Further Remediation Assessment Fee within forty-five (45)
days after receiving a request for payment from the Illinois EPA;
h) The failure to pay in full the applicable fees under the Review and Evaluation Services
Agreement within forty-five (45) days after receiving a request for payment from the
Illinois EPA.
13) Pursuant to Section 58.10(d) of the Act, this Letter shall apply in favor of the following
persons:
a) E-Town Community Ventures, LLC;
b) The owner and operator of the Remediation Site;
c) Any parent corporation or subsidiary of the owner of the Remediation Site;
d) Any co-owner, either by joint -tenancy, right of survivorship, or any other party sharing a
relationship with the owner of the Remediation Site;
e) Any holder of a beneficial interest of a land trust or inter vivos trust, whether revocable
or irrevocable, involving the Remediation Site;
f) Any mortgagee or trustee of a deed of trust of the owner of the Remediation Site or any
assignee, transferee, or any successor -in -interest thereto;
g) Any successor -in -interest of the owner of the Remediation Site;
h) Any transferee of the owner of the Remediation Site whether the transfer was by sale,
bankruptcy proceeding, partition, dissolution of marriage, settlement or adjudication of
any civil action, charitable gift, or bequest;
i) Any heir or devisee of the owner of the Remediation Site;
j) Any financial institution, as that term is defined in Section 2 of the Illinois Banking Act
and to include the Illinois Housing Development Authority, that has acquired the
ownership, operation, management, or control of the Remediation Site through
foreclosure or under the terms of a security interest held by the financial institution, under
the terms of an extension of credit made by the financial institution, or any successor -in -
interest thereto; or
k) In the case of a fiduciary (other than a land trustee), the estate, trust estate, or other
interest in property held in a fiduciary capacity, and a trustee, executor, administrator,
guardian, receiver, conservator, or other person who holds the remediated site in a
fiduciary capacity, or a transferee of such party.
14) This letter, including all attachments, must be recorded as a single instrument within forty-
five (45) days of receipt with the Office of the Recorder of Cook County. For recording
purposes. the Illinois EPA Site Remediation Prosram Environmental Notice attached to this,
Letter should be the first pane of the. instrument filed. This Letter shalt not be effective until
officially recorded by the Office of the Recorder of Cook County in accordance with Illinois
law so that it forms a permanent part of the chain of title for the E-Town Community
Ventures, LLC property.
15) Within thirty (30) days of this Letter being recorded by the Office of the Recorder of Cook
County, a certified copy of this Letter, as recorded, shall be obtained and submitted to the
Illinois EPA to:
Mr. Jim Scott
Illinois Environmental Protection Agency
Bureau of Land/RPMS #24
1021 North Grand Avenue East
Post Office Box 19276
Springfield, Illinois 62794-9276
16) In accordance with Section 58.10(g) of the Act, a No Further Remediation Assessment Fee
based on the costs incurred for the Remediation Site by the Illinois EPA for review and
evaluation services will be applied in addition to the fees applicable under the Review and
Evaluation Services Agreement. Request for payment of the No Further Remediation
Assessment Fee will be included with the billing statement.
If you have any questions regarding the E-Town Community Ventures, LLC property, you may
contact the Illinois EPA project manager, Tammy Smith at ? 17-785-8410.
Sincerely,
Grego unn, Manager
Reme ial roject Management Section
Division of Remediation Management
Bureau of Land
Attachments: Illinois EPA Site Remediation Program Environmental Notice
Site Base Map
Table A: Regulated Substances of Concern
Property Owner Certification of No Further Remediation Letter under the Site
Remediation Program Form
Instructions for Filing the NFR Letter
cc: Robert Johnson
Environmental Consulting Group
riohnson@en%,cL,.com
Bureau of Land File
Mr. Jim Scott
Mr. Dennis Marino
Assistant Director of Planning
? 100 Ridge Avenue
Evanston, Illinois 60201
PREPARED BY:
Name: Daniel Chefetz
E-Town Community Ventures, LLC
Address: 1338 Warrington Drive
Deerfield, Illinois 60015
RETURN TO:
Name: Daniel Chefetz
E-Town Community Ventures, LLC
Address: 1338 Warrington Drive
Deerfield, Illinois 60015
THE ABOVE SPACE FOR RECORDER'S OFFICE
This Environmental No Further Remediation Letter must be submitted by the remediation
applicant within 45 days of its receipt, to the Office of the Recorder of Cook County.
Illinois State EPA Number: 0310815369
E-Town Community Ventures, LLC., the Remediation Applicant, whose address is 1338
Warrington Drive, Deerfield, Illinois, 60015 has performed investigative and/or remedial
activities for the remediation site depicted on the attached Site Base Map and identified by the
following:
1. Legal description or Reference to a Plat Showing the Boundaries:
The South 160.00 feet of Lots 9 and 10 in Merrill Ladd's Second Addition to Evanston,
said addition being a subdivision of the West './i of the Southwest 14 of the Northeast 1/4 of
Section 13, Township 41 North, Range 13 East of the Third Principal Meridian, in Cook
County, Illinois.
2. Common Address: 1801-1805 Church Street, Evanston, Illinois 60201
3. Real Estate Tax Index/Parcel Index Number: 10- 13-220-03 5-0000
4. Remediation Site Owner: E-Town Community Ventures, LLC
5. Land Use: Residential and/or industrial/commercial
6. Site Investigation: Focused
See NFR letter for other terms.
-le
(Illinois EPA Site Remediation Program Environmental Notice)
a
Site Base Map
LPC #0310815369/Cook County
Evanston/E-Town Community Venture, LLC
SRP/Technical Reports
Remediation Site Boundary a a
33' V4
/r r
/ J d
o
� a
a
O
a
m
V'J b
U
A a
,4 f
r r d d � v n - 6d 33b 21'
-'Concrete Sidewalks
Legend:
Limits of Engineered Barrier (Asphlat Cover), Defined
Area needing BCT if Building Constructed, and Construction
Worker Caution Area
Church Street
Environmental Consulting Group, Inc. Site Base Ma
105 S. York Road, Suite 250 p
Elmhurst, Illinois 60126 Project Location: 1801-1805 Church Street, Evanswa
www.ecgmidwest.com PrmjectNumber: E171696-698
NORTH
Camptclad on 9n9m
Dmvm by RJU
TABLE A: Regulated Substances of Concern
0310815369--Cook County
Evanston/E-Town Community Ventures, LLC
Site Remediation Program
Volatile Organic Compounds
(VOCs)
CAS No.
Compound Name
67-64-1
Acetone
71-43-2
Benzene
J75-27-4
Bromodichloromethane
175-25-2
I B romoform
1 74-83-9
I B romomethane
178-93-3
2-Butanone
175-15-0
Carbon Disulfide
156-23-5
Carbon Tetrachloride
1108-90-7
Chlorobenzene
175-00-3
Chloroethane
167-66-3
Chloroform
174-87-3
Chloromethane
1124-48-1
Dibromochloromethane
175-34-3
1, 1 -Dichloroethane
1107-06-2
1,2-Dichloroethane
175-35-4
1, I-Dichloroethene
1540-59-0
11,2-Dichloroethene (total)
1 156-59-2
cis-1,2-Dichloroethene
1 156-60-5
trans-1,2-Dichloroethene
1178-87-5
1,2-Dichloropropane
110061-02-6
Etrans- l ,3-Dichloropropene
1 10061-01-5
cis-1,3-Dichloropropene
1 100-41-4
Ethylbenzene
1591-78-6
12-Hexanone
175-09-2
jMethylene Chloride
1 108-10-1
14-Methyl-2-Pentanone
1 1634-04-4
Methyl tent -butyl ether
1 100-42-5
Styrene
79-34-5
1,1,2,2-Tetrachloroethane
127-18-4
ITetrachloroethene
171-55-6
11, 1, 1 -Trichloroethane
179-00-5
11,1,2-Trichloroethane
179-01-6
Trichloroethene
1108-88-3
Toluene
1108-05-4
Vinyl Acetate
175-01-4
Vinyl Chloride
11330-20-7
Xylenes (total)
1108-60-1
1 117-81-7
1 101-55-3
1 85-68-7
1 86-74-8
1106-47-8
159-50-7
191-58-7
195-57-8
17005-72-3
1218-01-9
153-70-3
1132-64-9
195-50-1
1541-73-1
1 106-46-7
191-94-1
1120-83-2
84-66-2
105-67-9
131-11-3
534-52-1
j51-28-5
1121-14-2
1 606-20-2
1 84-74-2
1117-84-0
Semivolatile Organic Compounds
(SVOCs)
CAS No.
1208-96-8
1 83-32-9
1 120-12-7
92-87-5 Benzidine
56-55-3 Benzo(a)anthracene
205-99-2 Benzo(b)fluoranthene
207-09-9 Benzo(k)fluoranthene
1191-24-2 Benzo(g,h,i)perylene
150-32-8 Benzo(a)pyrene
165-85-0 !Benzoic acid
1 100-51-6 Benzyl alcohol
1 111-91-1 bis(2-Chloroethoxy)methane
1111-44-4 bis(2-Chloroethyl)ether
lbis(2-Chloroisopropyl)ether
Cbis(2-Ethylhexyl)phthalate
14-Bromophenyl-phenyl ether
1 B utylbenzylphthalate
ICarbazole
14-Chloroaniline
14-Chloro-3-meth) ypheno I
2-Chloronaphthalene
2-Chlorophenol
4-Chlorophenyl-phenyl ether
Chrysene
Dibenzo(a,h)anthracene
Dibenzofuran
1 1,2-Dichlorobenzene
11,3-Dichlorobenzene
11,4-Dichlorobenzene
1 3,3'-Dichlorobenzidine
12,4-Dichlorophenol
IDiethylphthalate
2,4-Dimethylphenol
Dimethylphthalate
4,6-Dinitro-2-methylphenol
2,4-Dinitrophenol
2,4-Dinitrotoluene
2,6-Dinitrotoluene
�Di-n-butylphthalate
i Di-n-octylphthalate
Compound Name
Acenaphthalene
Acenaphthene
Anthracene
206-44-0
Fluoranthene
86-73-7
IFluorene
1 118-74-1
1Hexachlorobenzene
187-68-3
1Nexachlorobutadiene
177-47-4
1Hexachlorocyclopentadiene
167-72-1
Hexachloroethane
1193-39-5
Indeno(1,2,3-cd)pyrene
178-59-1
Isophorone
191-57-6
12-Methylnaphthalene
195-48-7
12-Methylphenol
1 108-39-4
13-Methylphenol
106-44-5
4-Methylphenol
191-20-3
Naphthalene
188-74-4
2-Nitroaniline
199-09-2
13-Nitroanaline
1 100-01-6
14-Nitroaniline
198-95-3
1Nitrobenzene
188-75-5
12-Nitrophenol
1 100-02-7
4-Nitrophenol
1621-64-7
N-Nitroso-di-n-propylamine
186-30-6
N-Nitrosodiphenylamine
62-75-9
IN-Nitrosodimethylamine
87-86-5
1Pentachlorophenol
85-01-8
1Phenanthrene
1 108-95-2
Phenol
1129-00-0
IPyrene
Pyridine
1110-86-1
120-82-1
C 1,2,4-Trichlorobenzene
195-96-4
12,4,5-Trichlorophenol
1 88-06-2
12,4,6-Trichlorophenol
Inorganics
CAS No. Compound Name
7440-38-2
Arsenic
7440-39-3
Barium
17440-43-9
(Cadmium
17440-47-3
IChromium
17439-97-6
Mercury
Selenium
17782-49-2
7440-22-4
(Silver
r
IAroclors
CAS No. Compound Name
112674-11-2
1Aroclor - 1016
f 11104-28-2
(Aroclor - 1221
1 11141-16-5
lAroclor - 1232
153469-21-9
AAroclor - 1242
1 12672-29-6
'Aroclor - 1248
111097-69-1
1 Aroclor - 1254
1111096-82-5
jAroclor - 1260
PROPERTY O%VNI ER CERTIFICATION OF THE I\ FR LETTER
UNVE.R THE! SITE REAIEDIATION PROGRAM
Where the Remediation Applicant (RA) is not the sole outer of the remediation site, the RA shall obtain the
certification by original signature of each owner, or authorized agent of the owner(s), of the remediation site or any
portion thereof who is not an RA. The property owner(s), or the duly authorized agent of the owners) must certify.
by original signature, the statement appearing below. This certification shall be recorded in accordance with Illinois
Administrative Code 740.620.
Include the full legal name, title, the company, the street address, the city, the state, the ZIP code, and the telephone
number of all other property owners. include the site name, street address, city, ZIP code, county, Illinois inventory
identification number and real estate tax index/parcel index number.
A duly authorized agent means a person who is authorized by written consent or by law to act on behalf of a
property owner including, but not IL-nited to:
1. For corporations, a principal executive officer of at least the level of vice-
president;
2. For a sole proprietorship or partnership, the proprietor or a general partner,
respectively; and
3. For a municipality, state or other public agency, the head of the agency or
ranking elected of&vial.
For multiple property owners, attach additional sheets containing die information described above, along with a
signed, dated certification for each. All property owner certifications must be recorded along with tie attached NT-R
etter.
Property Owner Information
Owxier's Name: �%I Cv'cz�1S7T`v�i
Title: c. ✓i te-7 ✓ ll l i 1-%i XMGYtc7 cIig-e"
Company: N'/A
Street Address: 214),0 o� deie ✓0--
City: v�trt3h �-• `� State: X"G- `Lip Code: 6' 0 Z C? Phone: =�zr%- ��ifr, • 2 �1 3
�117 Site Information
Silt! Name:
Site Address: PbDj /905 C/7L6:�l.,
City: State:(` Zip Codc: County: t'eiL'/L
Illinois inventory identification number:47- i0lz'/S��Oq
Real Estate Tax Index/Parcel Index No.
s I hereby certify that I have reviewed the attached No Further Remediation Letter and that I accept the terms and conditions
and any land use limitations set forth in the letter.��
Owner's Sim�?/���� Date: CJ! 7.%�.�t'Jtl
SUBSCRI�C� A D SWORN TO BEFORE NIE OFFICIAL SEAT.
this -t1'i day of , 30L$ JANEU.A T. HARDIN
TATE OF tLUN01S
FNOTARY W9LIC • tes Marc
2042021
• � t � nmissiai Expi ., .,
Notary Public
Tt eeflinois EPA is authorized to require this information under Sections 415 ILCS 3153 - 53.12 of the Environmental
Protection Act and regulations promulgated thereunder. If the Remediation Applicant is not also the sole owner of the
remediation site, this form must be completed by all owners of the remediation site and recorded with the NFR Letter.
Failure to do so may void die NFR Letter. This form has been approved by the Forms N•lanaeement Center. All information
submitted to the Site Remediation Program is available to the public except when specifically designated by the Remediation
Applicant to be treated confidentially as a trade secret or secret process in accordance with the Illinois Compiled Statutes.
Section 7(a) of the Environmental Protection Act. applicable Rules and Regulations of the Illinois Pollution Control Board
and applicable Illinois EPA rules and guidelines.
Notice to Remediation Applicant
Please follow these instructions when filing the NFR letter with the County Recorder's
Office
Instructions for Filing the NFR Letter
The following documents must be filed:
A. Body of the NFR Letter (contains appropriate terms and conditions, tables, etc.)
B. Attachments to NFR letter
• Illinois EPA Site Remediation Program Environmental Notice (Legal Description and
PIN of property)
• Maps of the site
• Table A: Regulated Substances of Concern (if applicable.)
• Property Owner Certification
C. A copy of the ordinance, if applicable, used to address groundwater contamination
1. Place the Illinois EPA Site Remediation Program Environmental Notice on top of the NFR
prior to giving it to the Recorder.
2. If you are not the owner (record title holder) of the property on the date of filing of this NFR,
you must attach a completed owner's certification form signed by the owner of the property
at the time of filing (e.g., if the property recently sold, the new owner must sign).
3. If any of the terms and conditions of the NFR letter references a groundwater ordinance, you
must record a copy of the groundwater ordinance with the NFR letter.
4. If any of the terms and conditions of the NFR letter references a highway agreement, you
must record the highway agreement if specifically required by the municipality granting the
agreement, the County or the Illinois Department of Transportation.
5. Within thirty (30) days of this NFR Letter being recorded by the Office of the Recorder of
the County in which the property is located, a certified copy of this Letter, as recorded, shall
be obtained and submitted to the Illinois EPA to:
Jim Scott
Illinois Environmental Protection Agency
Bureau of Land/RPMS
1021 North Grand Avenue East
Post Office Box 19276
Springfield, IL 62794-9276
6. Remove this page from the NFR letter, prior to recording.
If you have any questions call (217) 524-6940 and speak with the "project manager on -call" in
the Site Remediation Program.
ILLINOIS ENVIRONMENTAL PROTECTION AGENCY
1o21 NORTii GRrarlo AVENUE EAST, P.O. Box 19276, Sr:i(NGF(cL.D,1.;-t,,lots 62794.9276 - (217) 782.3397
BRUCE RAUNER, GOVERNOR ALEC MESSiNA, DIRECTOR
217/524-3300
March 8, 2018
Re -issued June 7, 2018
E-Town Community Ventures, LLC
Attn: Daniel Chefetz
1338 Warrington Drive
Deerfield, Illinois 60015
CERTIFIED MAIL
7015 0640 0004 7916 0024
Re: 03108153691Cook County
Evanston/E-Town Community Ventures LLC
Site Remediation Program/Technical Reports
No Further Remediation Letter
Dear Mr. Chefetz:
The Remedial Action Completion Report (received December I9, 2017/Log No. 17-66110), as
prepared by Environmental Consulting Group (ECS), Inc. for the above referenced Remediation
Site, has been reviewed and approved by the Illinois Environmental Protection Agency ("Illinois
EPA"). This Report demonstrates the remediation objectives approved for the site, in accordance
with 35 Illinois Administrative Code Part 742 including the indoor inhalation pathway, are above
the existing concentrations of regulated substances and the remedial action was completed in
accordance with the Remedial Action Plan (received March 9, 2016/Log No. 16-61659) and 35
Illinois Administrative Code Part 740.
The Remediation Site, consisting of 0.26-acres, is located at 1801-1805 Church Street, Evanston,
Illinois. Pursuant to Section 58.10 of the Illinois Environmental Protection Act ("Act") (415
ILCS 511 et seq.), your request for a no further remediation determination is granted under the
conditions and terms specified in this letter. The Remediation Applicant, as identified on the
Illinois EPA's Site Remediation Program DRM-1 Form (received November 10, 2015lLog No.
15-60815), is E-Town Community Ventures, LLC.
4302N MamSt.,Radiotd,1L6110.lH15jf97-n60 9511 MerthanSt.,CelPlamef,It60016,847,294.4000
595 S St cte, Elgin, It 60123 (8471608.3131 412 SW W osnngran 5t., Suite 0, P eons, IL 61602 t30T 671.3Q22
2125 S, Fria St., Champaign, It 61820 1217i278.580.7 2109 W_main St, Suit- 116,AMarian.It 62954 (618)9a3.7200
2009 MOI1 St., Calhntrille, It 6223s 1618�346-512Q 1 OC --v P=dalPh, Suite 10 7QQ. Ch cnpo, IL 60bd1
0-L.4A Pant Z- R_n PIM..
4. F
This focused No Further Remediation Letter ("Letter") signifies a release from further
responsibilities under the Act for the performance of the approved remedial action. This Letter
shall be considered prima facie evidence that the Remediation Site described in the attached
Illinois EPA Site Remediation Program Environmental Notice and shown in the attached Site
Base Map does not constitute a threat to human health and the environment for the specified
recognized environmental conditions so long as the Site is utilized in accordance with the terms
Of this Letter.
Conditions and Terms of Approval
Level of Remediation and Land Use Limitations
1) The recognized environmental conditions characterized by the focused site investigation and
successfully addressed, consist of the contaminants of concern identified in the attached
Table A.
2) The Remediation Site is approved for residential and/or industrial/commercial land use.
3) The land use specified in this Letter may be revised if:
a) Further investigation or remedial action has been conducted that documents the
attainment of objectives appropriate for the new land use; and
b) A new Letter is obtained and recorded in accordance with Title XVII of the Act and
regulations adopted thereunder.
Preventive, Engineering, and Institutional Controls,
The implementation and maintenance of the following controls are required as part of the
approval of the remediation objectives for this Remediation Site.
Preventive Controls:
4) At a minimum, a safety plan should be developed to address possible worker exposure in the
event that any future excavation and construction activities may occur within the
contaminated soil. Any excavation within the contaminated soil will require implementation
of a safety plan consistent with NIOSH Occupational Safety and Health Guidance Manual
for Hazardous Waste Site Activities, OSHA regulations (particularly in 29 CFR 1910 and
1926), state and local regulations, and other USEPA guidance. Soil excavated below asphalt
pavement must be returned to the same depth from which it was excavated or property
managed or disposed in accordance with applicable state and federal regulations.
Eneineerine Controls:
5) The asphalt barrier, as shown on the attached Site Base Map, must remain over the
contaminated soils. This asphalt barrier must be properly maintained as an engineered
barrier to inhibit inhalation of the contaminated media.
Institutional Controls
6) Any future buildings constructed on the site must contain a full concrete slab -on -grade floor
or full concrete basement floor and walls with no sump(s) other than in the area described in
paragraph 7.
7) No building shall be occupied within the area depicted on the attached Site Base Map unless a
Building Control Technology ("BCT") meeting the requirements of 35 Illinois Administrative
Code Part 742 Subpart L is operational prior to human occupancy. This BCT must be properly
maintained to address the indoor inhalation pathway. If the BCT becomes inoperable, the site
owner/operator shall notify building occupants and workers to implement protective measures.
In addition, any sump located within the buildin- with the BCT shall be sealed with an
approved cap and vent system. A caution label must be affixed to the vent pipe indicating that
the system cannot be dismantled without proper consultation. A vacuum pressure gauge must
be installed on the system to provide a clear indication of when the system is operating properly
and when maintenance is required. The sump cover must be resealed if it is ever removed for
sump pump inspection, replacement, maintenance or for any other reason. The vent system
must also be correctly maintained under such circumstances. Failure to maintain the BCT or
the sealed sump shall be grounds for voidance of this No Further Remediation letter.
8) No person shall construct, install, maintain, or operate a well at the Remediation Site. All
water supplies and water services for the Remediation Site must be obtained from a public
water supply system. The provisions of this institutional control shall be applicable to all water
usage (e.g., domestic, industrial/commercial uses and outdoor watering).
Other Terms
9) Pursuant to Section 57.10 of the Act (415 ILCS 5/57.10), all statutory and regulatory
corrective action requirements applicable to the occurrence involving Leaking UST Incident
Number 20150678 have been completed. This Letter constitutes the Illinois EPA's final
decision regarding the above -referenced Leaking UST incident.
10) Where the Remediation Applicant is not the sole owner of the Remediation Site, the
Remediation Applicant shall complete the attached Propert)' Owner Certification of the No
Further Remediation Letter under the Site Remediation Program Form. This certification,
by original signature of each property owner, or the authorized agent of the owner(s), of the
Remediation Site or any portion thereof who is not a Remediation Applicant shall be
recorded along with this Letter.
1 l) Further information regarding this Remediation Site can be obtained through a written
request under the Freedom of Information Act (5 ILCS 140) to:
Illinois Environmental Protection Agency
Attn: Freedom of Information Act Officer
Division of Records Management #16
1021 North Grand Avenue East
Post Office Box 19276
Springfield, Illinois 62794-9276
12) Pursuant to Section 58.10(f) of the Act (415 ILCS 5/58.10(f)), should the Illinois EPA seek
to void this Letter, the Illinois EPA shall provide notice to the current title holder and to the
Remediation Applicant at the last known address. The notice shall specify the cause for the
voidance, explain the provisions for appeal, and describe the facts in support of this cause.
Specific acts or omissions that may result in the voidance of the Letter under Sections
58.10(e)(1)-(7) of the Act (415 ILCS 5158.10(e)(1)-(7)) include, but shall not be limited to:
a) Any violation of,institutional controls or the designated land use restrictions;
b) The failure to operate and maintain preventive or engineering controls or to comply with
any applicable groundwater monitoring plan;
c) The disturbance or removal of contamination that has been left in -place in accordance
with the Remedial Action Plan. ,Access to soil contamination may be allowed if, during
and after any access, public health and the environment are protected consistent with the
Remedial Action Plan;
d) The failure to comply with the recording requirements for this Letter;
e) Obtaining the Letter by fraud or misrepresentation;
f) Subsequent discovery of contaminants, not identified as part of the investigative or
remedial activities upon which the issuance of the Letter was based, that pose a threat to
human health or the environment;
g) The failure to pay the No Further Remediation Assessment Fee within forty-five (45)
days after receiving a request for payment from the Illinois EPA;
h) The failure to pay in full the applicable fees under the Review and Evaluation Services
Agreement within forty-five (45) days after receiving a request for payment from the
Illinois EPA.
13) Pursuant to Section 58.10(d) of the Act, this Letter shall apply in favor of the following
persons:
a) E-Town Community Ventures, LLC;
b) The owner and operator of the Remediation Site;
c) Any parent corporation or subsidiary of the owner of the Remediation Site;
d) Any co-owner, either by joint -tenancy, right of survivorship, or any other party sharing a
relationship with the owner of the Remediation Site;
e) Any holder of a beneficial interest of a land trust or inter vivos trust, whether revocable
or irrevocable, involving the Remediation Site;
f) Any mortgagee or trustee of a deed of trust of the owner of the Remediation Site or any
assignee, transferee, or any successor -in -interest thereto;
g) Any successor -in -interest of the owner of the Remediation Site;
h) Any transferee of the owner of the Remediation Site whether the transfer was by sale,
bankruptcy proceeding, partition, dissolution of marriage, settlement or adjudication of
any civil action, charitable gift, or bequest;
i) Any heir or devisee of the owner of the Remediation Site;
j) Any financial institution, as that term is defined in Section 2 of the Illinois Banking Act
and to include the Illinois Housing Development Authority, that has acquired the
ownership, operation, management, or control of the Remediation Site through
foreclosure or under the terms of a security interest held by the financial institution, under
the terms of an extension of credit made by the financial institution, or any successor -in -
interest thereto; or
k) In the case of a fiduciary (other than a land trustee), the estate, trust estate, or other
interest in property held in a fiduciary capacity, and a trustee, executor, administrator,
guardian, receiver, conservator, or other person who holds the remediated site in a
fiduciary capacity, or a transferee of such party.
14) This letter, including all attachments, must be recorded as a single instrument within forty-
five (45) days of receipt with the Office of the Recorder of Cook County. For recording
aurooses, the Illinois EPA Site Remediation Program Environmental Notice attached to this
Letter should be the first nape of the instrument filed. This Letter shall not be effective until
officially recorded by the Office of the Recorder of Cook County in accordance with Illinois
law so that it forms a permanent part of the chain of title for the E-Town Community
Ventures, LLC property.
15) Within thirty (30) days of this Letter being recorded by the Office of the Recorder of Cook
County, a certified copy of this Letter, as recorded, shall be obtained and submitted to the
Illinois EPA to:
Mr. Jim Scott
Illinois Environmental Protection Agency
Bureau of Land/RPMS #24
1021 North Grand Avenue East
Post Office Box 19276
Springfield, Illinois 62794-9276
16) In accordance with Section 58.10(g) of the Act, a No Further Remediation Assessment Fee
based on the costs incurred for the Remediation Site by the Illinois EPA for review and
evaluation services will be applied in addition to the fees -applicable under the Review and
Evaluation Services Agreement. Request for payment of the No Further Remediation
Assessment Fee will be included with the billing statement.
If you have any questions regarding the E-Town Community Ventures, LLC property, you may
contact the Illinois EPA project manager, Tammy Smith at 217-785-8410.
Sincerely,
Grego unn, Manager
1 Reme ial roject Management Section
Division of Remediation Management
Bureau of Land
Attachments: Illinois EPA Site Remediation Program Environmental Notice
Site Base Map
Table A: Regulated Substances of Concern
Property Owner Certification of No Further Remediation Letter under the Site
Remediation Program Form
Instructions for Filing the NFR Letter
cc: Robert Johnson
Environmental Consulting Group
riohnson@envice.com
Bureau of Land File
Mr. Jim Scott
Mr. Dennis Marino
Assistant Director of Planning
2100 Ridge Avenue
Evanston, Illinois 60201
SAUL EWING
ARNSTEIN
& L E H R LLP
September 10, 2019
Via UPS Ground
Michelle L. Masoncup
Corporation Counsel
Law Department
Morton Civic Center
City of Evanston
2100 Ridge Ave.
Evanston, IL 60201
Barry R. Katz
Phone. 312,876,7847
Fax, 312,876.7342
bany.katz@saul.com
www.saul.com
Re: E-Town Communitv Ventures. LLC.1805 Church Street. Evanston. IL
Michelle,
Per the request of the City of Evanston, please find enclosed an original No Further
Remediation Letter dated June 7, 2019 issued by the Illinois Environmental Protection
Agency ("NFR Letter").
My client has consented to delivery of the NFR Letter to the City of Evanston.
As you noted in an email to me, our respective clients and Texaco Inc., Chevron
Corporation and Chevron Environmental Management Company (collectively "Chevron")
were parties to a Settlement Agreement and Release dated April 7, 2015 (the "Agreement").
By our providing the NFR Letter, neither this Firm nor our client is making any representation
that recording the NFR Letter is permissible. I suggest that prior to recording the NFR Letter,
you determine that the City of Evanston is not required to notify Chevron prior to recording
the NFR Letter, and that the City of Evanston is permitted to record the NFR Letter.
Any further inquiry or comment concerning this matter should be made directly to Mr.
Cheifetz.
Sincerely,
161 North Clark • Suite 4200 • Chicago, IL 60601
Phone: (312) 876-7100 • Fax: (312) 876-0288
DELAWARE FLORIDA ILLINOIS MARYLAND MASSACHUSETTS MINNESOTA NEW JERSEY NEW YORK PENNSYLVANIA WASHINGTON, DC
A DU AWAITS UMIED IIABILM 7ARTNMHIP
35882342.2.doc
a 6 SAUL EWING ARNSTEIN & LEHR ALP
Michelle L. Masoncup
Corporation Counsel
City of Evanston
September 10, 2019
Page 2
BRK/lr
Enclosure
cc: Daniel Cheifitz
David Dunkin
35882342.2.doc