Loading...
HomeMy WebLinkAbout096-O-22, 097-O-22, 098-O-229/13/2022 96-0-22 AN ORDINANCE Extending the Time for the Applicant to Obtain a Building Permit to Construct the Planned Development at 1012 Chicago Avenue Previously Authorized by Ordinance 88-0-21 WHEREAS, the City of Evanston is a home -rule municipality pursuant to Article VII of the Illinois Constitution of 1970; and WHEREAS, as a home rule unit of government, the City has the authority to adopt legislation and to promulgate rules and regulations that protect the public health, safety, and welfare of its residents; and WHEREAS, it is a well -established proposition under all applicable case law that the power to regulate land use through zoning regulations is a legitimate means of promoting the public health, safety, and welfare; and WHEREAS, Division 13 of the Illinois Municipal Code (65 ILCS 5/11-13-1, et seq.) grants each municipality the power to establish zoning regulations; and WHEREAS, pursuant to its home rule authority and the Illinois Municipal Code, the City has adopted a set of zoning regulations, set forth in Title 6 of the Evanston City Code of 2012, as amended, ("the Zoning Ordinance"); and WHEREAS, on October 11, 2021, the City Council enacted Ordinance 88- 0-21, attached hereto as Exhibit 1 and incorporated herein by reference, which, pursuant to the provisions of the Zoning Ordinance, granted a Special Use Permit for a -1- Page1 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49eaO5c 96-0-22 Planned Development (the "Planned Development") in the C1a Commercial Mixed -Use District at 1012 Chicago Avenue (the "Subject Property"), which is legally described in Exhibit 1; and WHEREAS, on July 23, 2022, the Applicant, 2RZ Architecture, LLC, requested an amendment to the Planned Development in order to extend the timeframe for the Applicant and any successor in interest to obtain a building permit to construct the Planned Development (the "Amendment") because of delays in a change of ownership of the proposed development team for the planned development; and WHEREAS, City Code Section 6-3-5-15(A) provides for a time period for construction of one (1) year unless the City Council approves for an extended date by which to obtain a building permit in order to allow for a staged development; and WHEREAS, in order to commence construction of the Planned Development, the Applicant requests an amendment to the Planned Development to provide for an additional eighteen (18) months to obtain a building permit to commence construction of the Planned Development, revising the date to obtain a building permit to be April 11, 2024 (the "Extension Request"); and WHEREAS, on September 27, 2022, the Planning and Development Committee ("P&D Committee") held a meeting, in compliance with the provisions of the Illinois Open Meetings Act (5 ILCS 120/1 et seq), during which it retained jurisdiction over the Extension Request; and WHEREAS, during said meeting, the P&D Committee received input from the public, and carefully deliberated on the Extension Request and the Applicant was given notice of the P&D and City Council meetings; and —2— Page 2 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c 96-0-22 WHEREAS, at its meeting on September 27, 2022, held in compliance with the provisions of the Illinois Open Meetings Act, the City Council considered the P&D Committee's deliberations and recommendations, heard public comment, made findings and considered this Ordinance 96-0-22 and the Extension Request, NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS, THAT: SECTION 1: The foregoing recitals are hereby found as fact and incorporated herein by reference. SECTION 2: Pursuant to the terms and conditions of this ordinance and Section 6-3-5-15(A) of the Zoning ordinance, the City Council hereby grants an amendment to the Planned Development Special Use Permit previously authorized by Ordinance 88-0-21 to allow for an eighteen (18) month time extension to the Applicant to obtain a building permit for the limited purpose of construction of the Planned Development located at 1012 Chicago Avenue. SECTION 3: Pursuant to Subsection 6-3-5-12 of the Zoning Ordinance, the City Council imposes the following conditions on the Special Use Permit granted for the Planned Development, which may be amended by future ordinance(s), and violation of any of which shall constitute grounds for penalties or revocation of said Special Use Permit pursuant to Subsections 6-3-10-5 and 6-3-10-6 of the Zoning Ordinance: (a) Compliance with Applicable Requirements: The Applicant shall develop and operate the Planned Development authorized by the terms of this ordinance in substantial compliance with the following: the terms of this Ordinance 96-0-22; terms of Ordinance 88-0-21; all applicable City Code requirements; the Applicant's testimony and representations to the P&D Committee, and the City Council; and the approved documents on file in this case. —3— Page 3 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c 96-0-22 (b) Construction of the Planned Development: The Applicant must obtain a building permit for the Planned Development on the Subject Property within eighteen (18) months (April 11, 2024). The construction shall be in compliance with all applicable City Code restrictions, including but not limited to, the construction must be completed within a period of twenty-four (24) months after issuance of the building permit. (c) Changes in Property Use: Any change as to the property's use in the future must be processed and approved as an additional amendment to the Planned Development. (d) Recordation: Pursuant to Subsection 6-3-6-10 of the Zoning Ordinance, the Applicant shall, at its cost, record a certified copy of this ordinance, including all exhibits attached hereto, with the Cook County Recorder of Deeds, and provide proof of such recordation to the City, before the City may issue any permits pursuant to the Planned Development authorized by the terms of this ordinance. SECTION 4: Except as otherwise provided for in this Ordinance 96-0-22, all applicable regulations of the Ordinance 88-0-21, the Zoning Ordinance, and the entire City Code shall apply to the Subject Property and remain in full force and effect with respect to the use and development of the same. To the extent that the terms and/or provisions of any of said documents conflict with any of the terms herein, this Ordinance 96-0-22 shall govern and control. SECTION 5: When necessary to effectuate the terms, conditions, and purposes of this ordinance, "Applicant" shall be read as "Applicant and its agents, assigns, and successors in interest" and shall include any and all successors, owners, and operators of the Subject Property. SECTION 6: This ordinance shall be in full force and effect from and after its passage, approval, and publication in the manner provided by law. SECTION 7: Except as otherwise provided for in this ordinance, all applicable regulations of the Zoning Ordinance and the entire City Code shall apply to Page 4 of 115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c 96-0-22 the Subject Property and remain in full force and effect with respect to the use and development of the same. To the extent that the terms and provisions of any of said documents conflict with the terms herein, this ordinance shall govern and control. SECTION 8: All ordinances or parts of ordinances that are in conflict with the terms of this ordinance are hereby repealed. SECTION 9: If any provision of this ordinance or application thereof to any person or circumstance is ruled 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 10: The findings and recitals herein are hereby declared to be prima facie evidence of the law of the City and shall be received in evidence as provided by the Illinois Compiled Statutes and the courts of the State of Illinois. Introduced: September 13 , 2022 Adopted: September 27 Attest: Stephanie Mendoza, City Clerk , 2022 Approved: September 28 Isaned vdz. ,J Daniel Biss, Mayor Approved as to form: X,Mola,r £. Cunanu�l Nicholas E. Cummings Corporation Counsel 2672 , 2022 Page 5 of 115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c 96-0-22 EXHIBIT 1 ORDINANCE 88-0-21 Page 6 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c 8/24/2021 88-0-21 AN ORDINANCE Granting a Special Use Permit for a Planned Development Located at 1012 Chicago Avenue In the C1 a Commercial Mixed -Use District WHEREAS, the City of Evanston is a home -rule municipality pursuant to Article VII of the Illinois Constitution of 1970; and WHEREAS, as a home rule unit of government, the City has the authority to adopt legislation and to promulgate rules and regulations that protect the public health, safety, and welfare of its residents; and WHEREAS, Article VII, Section 6(a) of the Illinois Constitution of 1970, states that the "powers and functions of home rule units shall be construed liberally," was written "with the intention that home rule unit be given the broadest powers possible" (Scadron v. City of Des Plaines, 153 111.2d 164, 174-75 (1992)); and WHEREAS, it is a well -established proposition under all applicable case law that the power to regulate land use through zoning regulations is a legitimate means of promoting the public health, safety, and welfare; and, WHEREAS, Division 13 of the Illinois Municipal Code (65 ILCS 5/11-13-1, et seq.) grants each municipality the power to establish zoning regulations; and, WHEREAS, pursuant to its home rule authority and the Illinois Municipal Code, the City has adopted a set of zoning regulations, set forth in Title 6 of the Evanston City Code of 2012, as amended ("the Zoning Ordinance"); and Page 7 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49eaO5c WHEREAS, Stan Bernshteyn of MCZ Development, "the Applicant", requests approval of a Planned Development to construct a five (5) story, mixed -use building with approximately five thousand eight hundred and twenty-two (5,822) square feet of ground floor retail space, one hundred sixteen (116) dwelling units, and fifty-eight (58) parking spaces in the C1a Commercial Mixed -Use District; and, WHEREAS, the Planned Development requires exception from the strict application of the Zoning Ordinance with regards to the number of dwelling units, building height, number of off-street parking spaces, and number of short loading docks; and WHEREAS, pursuant to Subsection 6-3-6-5 of the Zoning Ordinance, the City Council may grant Site Development Allowances from the normal district regulations established in the Zoning Ordinance; and WHEREAS, on August 11, 2021, in compliance with the provisions of the Illinois Open Meetings Act (5 ILCS 120/1 et seq.) and the Zoning Ordinance, the Plan Commission held a public hearing on the application for a Special Use Permit for a Planned Development, case no. 21 PLND-0045; and WHEREAS, the Plan Commission received extensive testimony, heard public comment, and made findings pursuant to Subsections 6-10-3-4, 6-10-3-9, 6-16-2, and 6-16-5 of the Zoning Ordinance, and recommended City Council approval of the application for Special Use Permit for Planned Development; and WHEREAS, on September 27, 2021, the Planning and Development ("P&D") Committee of the City Council held a meeting, in compliance with the provision of the Open Meetings Act and the Zoning Ordinance, received input from the public, --2- Page 8 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c carefully considered the findings and recommendation for approval of the Plan Commission, and recommended approval thereof by the City Council; and WHEREAS, at its meetings on September 27 and October 11, 2021, held in compliance with the Open Meetings Act and the Zoning Ordinance, the City Council considered the recommendation of the P&D Committee, received additional public comment, made certain findings, and adopted said recommendation; and WHEREAS, it is well -settled law that the legislative judgment of the City Council must be considered presumptively valid (see Glenview State Bank v. Village of Deerfield, 213 III. App.3d 747) and is not subject to courtroom fact-finding (see National Paint & Coating Assn v. City of Chicago, 45 F.3d 1124). NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS, THAT: SECTION 1: The foregoing recitals are found as fact and incorporated herein by reference. SECTION 2: Pursuant to the terms and conditions of this ordinance, the City Council hereby grants the Special Use Permit applied for in case no. 21 PLND- 0045, to allow the construction and operation of a five (5) story, mixed -use building with approximately five thousand eight hundred and twenty-two (5,822) square feet of ground floor retail space, one hundred sixteen (116) dwelling units, and fifty-eight (58) parking spaces. SECTION 3: The City Council hereby grants the following Site Development Allowances: (A) Dwelling Units: A Site Development Allowance is hereby granted for one hundred sixteen (116) dwelling units, whereas Subsection 6-10-3-4 of the Zoning --3- Page 9 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c Ordinance allows a maximum of seventy-eight (78) dwelling units in the C1a District. (B) Building Height: A Site Development Allowance is hereby granted for an approximately eighty and one-half (80.5) foot maximum building height to the top of the roof, whereas Subsection 6-10-3-9 of the Zoning Ordinance requires a maximum allowed building height of sixty-seven (67) feet in the C1a District. (C) Number of Parking Spaces: A Site Development Allowance is hereby granted to allow fifty-eight (58) parking spaces, whereas Subsection 6-16 Table 16-B of the Zoning Ordinance requires seventy-five (75) parking spaces. (D) Number of Short Loading Docks: A Site Development Allowance is hereby granted to allow one (1) short loading dock, whereas Subsection 6-16-5 Table 16-E of the Zoning Ordinance requires two (2) short loading docks. SECTION 4: Pursuant to Subsection 6-3-5-12 of the Zoning Ordinance, the City Council imposes the following conditions on the Special Use Permit granted hereby, which may be amended by future ordinance(s), and violation of any of which shall constitute grounds for penalties or revocation of said Special Use Permit pursuant to Subsections 6-3-10-5 and 6-3-10-6 of the Zoning Ordinance: (A) Compliance with Applicable Requirements: The Applicant shall develop and operate the Planned Development authorized by the terms of this ordinance in substantial compliance with the following: the terms of this ordinance; the Development Plan in Exhibit B, attached hereto and incorporated herein by reference; all applicable City Code requirements; the Applicant's testimony and representations to the Design and Project Review Committee, the Plan Commission, the Planning & Development Committee, and the City Council. (B) Construction Management Plan: The Applicant shall sign and agree to a Construction Management Plan (CMP) with the City of Evanston prior to issuance of the building permit. The CMP must include but is not limited to the following: coordination with the Chicago Avenue Streetscape Plan, water and sewer utility connections, construction staging plan, on -street and on -site construction parking restrictions, hours of operation, a plan including cross sections showing pedestrian access around the site with the use of curb ramps, signage and/or striping, if necessary, foundation survey of surrounding structures including weekly reporting of seismographs for the duration of construction, submittal of environmental testing report prior to construction, visibility diagram Page10 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c for all construction site access points, proposed schedule for street opening for utility connections with cross section details, and project updates via monthly newsletter and project website. (C) Construction Schedule: Pursuant to Subsection 6-10-1-9(A)(4) of the Zoning Ordinance, no special use permit for a planned development shall be valid for a period longer than one (1) year unless a building permit is issued and construction is actually begun within that period and is diligently pursued to completion. The City Council may, however, for good cause shown, extend the one (1) year period for such time as it shall determine, without further hearing before the Plan Commission. Pursuant to Subsection 6-10-1-9(A)(3), each planned development shall be completed within two (2) years of the issuance of the permit for the Planned Development. (D) Inclusionary Housing Ordinance (IHO): The Applicant agrees to provide ten (10) on -site affordable dwelling units in compliance with the 2020 Inclusionary Housing Ordinance. (E) Green Building Ordinance: The Applicant agrees to comply with the City of Evanston Green Building Ordinance and obtain a LEED Silver Certification Rating or equivalent certification rating deemed acceptable by the Building Official. (F) Waste Management Plan: The Applicant shall provide a waste management plan to include recycling and composting. (G) Bird Friendly Measures: The Applicant shall continue to work with Bird Friendly Evanston to incorporate bird friendly measures. (H) Tree Management Plan: The Applicant shall provide a tree management plan specifically for trees planted on the private terraces and courtyard. (1) Roof Mounted Mechanical Equipment: Roof mounted mechanical equipment shall be screened from public view from a public street. Sound mitigation measures shall be provided if necessary. (J) Deliveries: Non-residential delivery hours shall be prohibited from 10:00 p.m. until 9:00 a.m. the following morning. (K) Chicago Avenue Streetscape Improvement Program: Applicant shall make a $20,000 contribution to the Chicago Avenue Streetscape Improvement Program. (L) Evanston Public Parks: Applicant shall make a $10,000 contribution to the Evanston public parks. --5- Page11 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49eaO5c (M) Evanston Street Trees: Applicant shall make a $20,000 contribution for both the maintenance and planting new street trees within a quarter (1/4) mile of the site. This contribution shall be paid by the Applicant over a period of four (4) years annually in $5,000 installments. (N) Recordation: Pursuant to Subsection 6-3-6-10 of the Zoning Ordinance, the Applicant shall, at its cost, record a certified copy of this ordinance, including all exhibits attached hereto, with the Cook County Recorder of Deeds, and provide proof of such recordation to the City, before the City may issue any permits pursuant to the Planned Development authorized by the terms of this ordinance. SECTION 5: When necessary to effectuate the terms, conditions, and purposes of this ordinance, "Applicant" shall be read as "Applicant's tenants, agents, assigned, and successors in interest." SECTION 6: This ordinance shall be in full force and effect from and after its passage, approval, and publication in the manner provided by law. SECTION 7: All ordinances or parts of ordinances in conflict herewith are hereby repealed. SECTION 8: If any provision of this ordinance or application thereof to any person or circumstance is ruled 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 9: The findings and recitals contained herein are declared to be prima facie evidence of the law of the City and shall be received in evidence as provided by the Illinois Compiled Statutes and the courts of the State of Illinois. Introduced: August 24 Adopted: October 11 12021 Approved: 2021 10/15 /.9alu�,1 ld z-s s Daniel Biss, Mayor 12021 Page 12 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49eaO5c Attest: pp Approved as to form: �Jte. iantx Y�cnde a ✓l Adaj E. Court� Stephanie Mendoza, City Clerk Nicholas E. Cummings, Corporation Counsel EXHIBIT A LEGAL DESCRIPTION LOT 1 IN PLAT OF CONSOLIDATION OF LOTS 2, 3, 4, 5 AND 6 IN MERSCH HEIRS SUBDIVISION OF THAT PART BETWEEN CHICAGO AVENUE AND RAILROAD LANDS OF THE SOUTH 25 ACRES OF THE NORTH 50 DEGREES OF 94 1/2 ACRES TRACT DESCRIBED AS THE SOUTH 1/2 OF THE EAST 32 RODS OF THE NORTH EAST FRACTIONAL 1/4 OF SECTION 19, TOWNSHIP 41 NORTH, RANGE 14 EAST OF THE 3RD PRINCIPAL MERIDIAN, IN THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS. W1►M5INLei VA 111Y•b'11I1Id6 Commonly known as 1012 Chicago Avenue, Evanston, Illinois 60202 -7- Page13 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c 4:1:11-1hd-? DEVELOPMENT PLAN Page14 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c �4 i _►OWL A� - 1 .J= .. �S�ilr � �' � - ti.� •_/'yam ' ' - . -+Y i- +.R M41 _ .+1t-��_ r�'S_� _ y �I vri _ ' � � „�Pr y f .■�.r t^ ,? �#'t�Z �F`.' �r:'.Fr� � .�#' •. �. III ��-`,'S'_. �. .�T)Yr �� ...�;l. y,ky � _ _ + . tee- ��y I- r0 2 CHICAGO AVE APARTMENTS!'MIXED USE DEVELOPMENT INCLUDING 1012-1034 APARTMENTS 1012 CHICAGO CHICAGO, IL VIEW NORTH CHICAGO AVE N �r--- --look T II pppppp"­ ■ i y i i •i • • • y i • ##:f E� 000, �rl.r ♦l+Oa. •q/tal� i` a •,. • # _ _ Y .___ s_ +•±#irili�i i�*r+! �*i►#■ a±i*###i�■±i.#a�i_. i ` � � { i•r� . w • •i r .y ••'*i•r '!-a aa✓• ♦ y * • • -#'i'i F JF ♦ n •nn#■ems F �..� !r n ■ a a • • # # Ate; '• a #Ji�r r ■ ■ •i■■•� F - r • i ■ ■ i A # # • #yi•#■ sYls#•ii«i i A#i i#iir■iri•raii#i«A i 7 • j .. i F■ 4 i # + r•• .f# * # , � `. yi•• ■ aY # # # • ■ • r # # Y *F • i i # i r • + • i • r • - n # P f * .t�` ■�•`a°•-. .. ■ ••••i #•■•!t .' �' 'r -• ► ■ y .. .. ♦r • • ■ * i • ♦ i a i • it■•#iii#i • R • # # • i • *•+,R[i■tr�lia•.- ■ -• w - r _ w a■#•••• i■ w i _ t o r. 4-.Sltlti Y �rprJ•`r�r c • ■ i • • "a♦t f •�#f ••••R■s■s�'.■�iR r f ! ■ • # ■ ■ • a • • • ■ ! i • # • ■ • ■ #' R ■ ■ '■+ a s•s■•■•*••#i r a • • ■ • • • • # • •■a••!•w••Y• i• *##■■#••■a■[.+•■iY * a•7R+■ i■•it t•■ �F iiii#■ii• iii*** � _ yF..'r ...�,, r • ■ • . + ■� _�f••i•j#yi f•#■J•rt - r s i # ► i� • • a ■ ■ ■ rF # i i Y • A • i i • • c Ytr !•s-•`� r ■ r ■ • a • ••r .■i r #•rsni r .. • ■ i # # • A ! # # ■ ■ • i R # # ■ ■ # # R s ! # # ■ * ■ # i 4 # i • # ! # # i i 4 i # # ■ i # # iii ■ i # # RI i i i 1 ■ ■ r e r # a a . # •_: r�•.•-a-■�Fa•r■a•♦M.ias•■ i*! #}_rJ*• #;a■■r•a■r•r r•••P•#++i* ; # ■ # R j�F�* +sA� s � � a* # R # i # M # # i i # • • # A i ! i 1 • 7 # i � sf■ # # # i-# •_ ■ i i • i • r i i-•_f_i_i�ia*-i • • *aim �•�iy �y RETAIL WITH MULTI-F Pa AMILY DWELLINGUNITS S R Z architecture 1629 N ELSTON, CHICAGO, IL 60642 Doc ID: f220d9ebdae5&b163e345df178dl3foc0C4l9e!a05c D0.0 Page 15 of 115 MIXED USE DEVELOPMENT INCLUDING RETAIL WITH MULTI -FAMILY DWELLING UNITS REVISED 06-10-21 PER ZONING REVIEW (OMMENTS en a r, a � � o a Z G r++ r^ N 41 CLocation Map 3/32" = V-0" 1012-1034 APARTMENTS 1012 CHICAGO CHICAGO, IL f PROJECT SITE` 1012-1034'CH1(AGO AVE IML we Location map i 2 STORY BUILDING V) LU Z J J Q I LL LL LL LL LL LL De LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL Q LL LL LL LL LL LL LL LL V LL LL LL LL LL LL LL LL L L L 1012 CHICAGO LEE STREET CSite Context Plan 1/32" = V-0" Page 16 of 115 LL LL L L I- L LL LL + LL LL LL LL LL LL LL LL LL LL LL 1 STORY BUILDING f� i i i i 1 STORY BUILDING hoc 3 STORY BUILDING � STORY BUILDING STORY BUILDING i 3 STORY BUILDING [2 R�Z architecture 1629 N ELSTON,CHICAGO, IL .0.4 D1.0 LIVE WORK TERRACES 1012-1034 APARTMENTS 1012 CHICAGO CHICAGO, IL Cn 0 CSite Plan 1/16" = 1'-0" ----- --- 0 EO 109' - 8 1/8" ❑0❑0 0❑0 0 ❑0 0 ❑0 ❑� ❑� ❑0 0 ❑0❑0 07 ❑0❑I ❑0❑0 CC NDENSING ❑0 0 0❑0 0 [UNITS ❑� 0❑0 ❑ C, �� ❑0 0 ❑0 ❑0 00 I�❑0 ❑0 0 OD ❑l ❑0 ❑0 0 ❑0 ❑❑ ❑0 � 0 f 2ND FLOOR COURTYARD no ❑ 0 CID ❑0 ❑0 ❑0 ❑0 ❑0 0 Elul Q CNSING O UNITS-] LUNITS-]a] ❑0 ❑0 1-01 ❑0 ❑0 I� 3/16" C�((JJ - MAU- F — ROOFTOP EQUIPMENT SCREEN - -- ----------- ROOFTOP EQUIPMENT SCREEN G RU F OCCUPIABLE ROOF DECK 1= 7 3132" I LO N 1012 CHICAGO 5 STORIES RETAIL AT GRADE 116 DWELLING UNITS 58 PARKING SPACES w Z w Q Q V 2 V �012 IF f' 0 i i Site Plan H �Ri ,-4i !� m- Immmw Doc ID: f220d9ebdae5ca 1/6 1e3 12 R Z architecture 1629 N ELSTON, CHICAGO, IL 60642 45df 17c1da3 6c0C41`e!a05c D2mO Page 17 of 115 D8.0��' STORM RETENTION I \ / I x I / \ I I / \ / MECH / x \ cL sssI Z I I I I UP I x O L_ x \ / x / ao \ 26' - 5" \ x / 36' - 0" \ . �. / 24' - 1 1 /2" \ 18 - 0" / 00, >< >� E< > \ / \ Co.ao x II o x x / \ / 00 co \ / / \ / '° a. GARAGE i< >< x II � / " x II ion \ / \ x \\- II\ I\ 24' - 0 3/4" \ �-I 10' Cl) 1% 24' - 2" \ / '00 x ACCESSIBLE PARKING '� > v x v SPACE \ / -011 / x ACCESSIBLE PARKING -i I SPACE \ /-Ili N V I K ` J ` X OBasement Proposed 1/16" = 1'-0" 1012-1034 APARTMENTS 1012 CHICAGO CHICAGO, IL PROPOSED PROPOSED "W—M O1st Floor Proposed 1/16" = 1'-0" LU PRO'OSE ) PLANTER Z LU Q 0 BIKE RAC C 0 Q U_ U PRO LOSE ) PLANTER BIKE RAC N PRO'OSE) PLANTER BIKE RAC 1 tD7.0i PRO'OSE ) PLANTER BIKE RAC ( PRO'OSE ) PLANTER Basement and 1st Floor Plan R Z 12 architecture 1 OWNER REVIEW 06.04.20 2 OWNER REV 07.28.20 3 ISSUED FOR ZONING REVIEW 1 01.08.21 4 ISSUED FOR ZONING REVIEW 2 03.01.21 5 PD SUBMISSON 04.15.21 6 PD REVISIONS 09.27.21 DIO Page 18 of 115 1629 N ELSTON, CHICAGO, IL 60642 Doc ID: f220d9ebdaeoca1s6d36`l845df1 Tau'336coC41`eia05c C1 Bed - Studio Combination Apartments 3/16" = 1'-0" 8' - 11 3/4" I/ / /ro�, O1 Bed Apartment Typical 3/16" = 1'-0" 1012-1034 APARTMENTS 1012 CHICAGO CHICAGO, IL 2'- 4 3/4" 8' - 9 1 /4" 100 26'-9112" 5'-2112" 17' - 9 3/4" / / / 01/ 11/ n Sq 17' - 7 1/2" -------�----------- A O C2nd Floor Proposed 1/16" = 1'-0" 109' - ,q" T to 2nd + 3rd Floor Plans CORRIDOR 0 N /oe 44' - 1 3/4" C3rd Floor Proposed 1/16" = 1'-0" 108' - 3 3/4" // 64' - 1 3/4" r IT N 1 OWNER REVIEW 06.04.20 2 OWNER REV 07.28.20 3 ISSUED FOR ZONING REVIEW 1 01.08.21 4 ISSUED FOR ZONING REVIEW 2 03.01.21 5 PD SUBMISSON 04.15.21 6 PD REVISIONS 09.27.21 2 R Z architecture 1629 N ELSTON, CHICAGO, IL 60642 Doc ID: f220d9ebdaeoca1s6�6`l845df1lad'336coC419eia05c D4mO Page 19 of 115 C4th Floor Proposed 1/16" = 1'-0" 1012-1034 APARTMENTS 1012 CHICAGO CHICAGO, IL CORRIDOR 4th + 5th Floor Plans (5th Floor Proposed 1 /16" = 1'-0" - — 12' - � 1 B E D 1 B E D STUDIO II 2 BED CORRIDOR 1 OWNER REVIEW 06.04.20 2 OWNER REV 07.28.20 3 ISSUED FOR ZONING REVIEW 1 01.08.21 4 ISSUED FOR ZONING REVIEW 2 03.01.21 5 PD SUBMISSON 04.15.21 6 PD REVISIONS 09.27.21 2 R Z architecture 1629 N ELSTON, CHICAGO, IL 60642 Doc ID: f220d9ebdaeocaIs6MI845df1 Tau'336coC419eia05c D5mO Page 20 of 115 ❑C Roof Plan 1/16" = 1'-0" 1012-1034 APARTMENTS 1012 CHICAGO CHICAGO, IL ❑❑ ❑❑ ❑� ❑� �❑� ROOFTOP ❑ ❑❑ ❑1 ❑❑CONDENS ING ❑❑❑LUNITS� ❑❑ ❑❑ uu I - I _ I -- I I I / I I I J EQUIPMENT SCREEN III III �❑� 20' - 5 3/4" I I I I I I I - I I I I I I I I I \H\1 \L" I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 21' - 7 1/4" - , OCCUPIABLE ROOF I � I L I I I �P EEL ❑ o V� ELEV, N I I I I � I I I I I I I ROOFTOP L - - - --------------- J EQUIPMENT SCREEN ELEVATOR - VESTIBULE -� ------------- - � I �MAU- LINE OF CANOPY ABOVE Roof + Penthouse Roof Plans ❑❑ ❑❑ -- - - ❑❑❑❑ ❑❑❑❑ ❑�❑� ❑�❑0 ❑❑ I Do Do Cl OD 00 ❑❑ ❑❑ Fol ❑❑❑❑ ❑❑❑❑ ❑❑❑❑ ❑❑❑❑ CPenthouse Roof 1/16" = 1'-0" 1 OWNER REVIEW 06.04.20 2 OWNER REV 07.28.20 3 ISSUED FOR ZONING REVIEW 1 01.08.21 4 ISSUED FOR ZONING REVIEW 2 03.01.21 5 PD SUBMISSON 04.15.21 6 PD REVISIONS 09.27.21 2 R Z architecture D6mO Page 21 of 115 1629 N ELSTON, CHICAGO, IL 60642 Doc ID: f220d9ebdaeocaMcnbc�45df 178d'33focec4lR a05c _Aw MTL-1 MTL-2 V, MTL-1 1 WD-3 A . . CCCHICAGO AVE 3/32" = 1'-0" 1012-1034 APARTMENTS 1012 CHICAGO CHICAGO, IL II I Aft 4 East Building Elevation Materials Legend Exterior BRICK, COMMON BOND. ENDICOTT BLACK BLEND TEXTURED, MODULAR SIZE FILLED + POLISHED CONCRETE MASONRY UNIT 8X8X16 TRENWYTH TRENDSTONE COLOR TBD FIBER CEMENT PANEL COLOR + SIZE TBD METAL WALL PANEL WIDTH COLOR TO BE DETERMINED BY ARCHITECT ALUMINUM BREAK METAL COLOR TBD ® PERFORATED METAL PANEL: MCNICOLS ROUND, CARBON STEEL, HRPO, 3/16" GAUGE (.1875" THICK), 1/2" ROUND ON 11/16" STAGGERED CENTERS, 48% OPEN AREA FIBER CEMENT PANEL REVEAL SYSTEM; FIBER CEMENT PANEL: TBD ALUMINUM REVEAL TRIM COLOR: TBD GUARDRAIL- METAL W/PERFORATED PANELS MTL-3TO BE PAINTED LIMESTONE SILL/COPING SYNTHETIC WOOD PANEL FIBERGLASS WINDOW, MANUF TBD, PUNCHED OPENING FIBERGLASS WINDOW WITH FRITTED / PATERN GLASS ALUM STOREFRONT GLAZING FIXED AND OPERABLE DOOR PANELS ALUM STOREFRONT GLAZING - ETCHED GLASS, FULL HEIGHT OPENING — — N Penthouse Roof 74' - 2 3/4" s Roof 4 61'-6" 5th Floor Proposed ` 50' - 6" co 4th Floor Proposed kT \` 39' - 0" CD (O iry 3rd Floor Proposed ` 27- 6" I 2nd Floor 16' - 0" G s LU c 0 0 i 0 N 7 � w 1 st Floo = 0'-6" _ 0 Grade Level 2 R Z architecture 1 OWNER REVIEW 06.04.20 2 OWNER REV 07.28.20 3 ISSUED FOR ZONING REVIEW 1 01 .08.21 4 ISSUED FOR ZONING REVIEW 2 03.01.21 5 PD SUBMISSON 04.15.21 6 PD REVISIONS 09.27.21 D7mO le:1629 N ELSTON, CHICAGO, IL 60642 Doc ID: f220d9ebdaeoca1`6!T6'I845df17cqda316c0C419e!a05c Page 22 of 115 CNORTH ELEVATION 3/32" = 1'-0" 1012-1034 APARTMENTS 1012 CHICAGO CHICAGO, IL SOUTH ELEVATION 3/32" = 1'-0" --.. 1m] II' 710- INEE11111m South + North Building Elevations Penthouse Roof 74' - 2 3/4" Roof Alt 61'-6" 5th Floor Proposed 4 — — — 50' - 6„ Ilk 4th Floor Proposed 39'-0" 3rd Floor Proposed 2727' - 6" —2nd Floor 16'-0" s 1st Floor A 0'-6" Grade Level 0'-0" MTL-1 Penthouse Roof 74' - 2 3/4" V Roo 61'-6" 5th Floor Propose 50'-6" 4th Floor Proposed OL 39' - 0" `I 3rd Floor Proposed AL 27'-6" V 2nd Floor 16'-0" 1st Floor A���[0'-6" Gra Level 0'-0" V Materials Legend Exterior BRICK, COMMON BOND. ENDICOTT BLACK BLEND TEXTURED, MODULAR SIZE FILLED + POLISHED CONCRETE MASONRY UNIT 8X8X16 TRENWYTH TRENDSTONE COLOR TBD FIBER CEMENT PANEL COLOR + SIZE TBD METAL WALL PANEL WIDTH COLOR TO BE DETERMINED BY ARCHITECT ® ALUMINUM BREAK METAL COLOR TBD PERFORATED METAL PANEL: MCNICOLS ROUND, CARBON STEEL, HRPO, 3/16" GAUGE (.1875" THICK), 1/2" ROUND ON 11/16" STAGGERED CENTERS, 48% OPEN AREA ■ FIBER CEMENT PANEL REVEAL SYSTEM; FIBER CEMENT PANEL: TBD ALUMINUM REVEAL TRIM COLOR: TBD ■im, GUARDRAIL - METAL W/ PERFORATED PANELS MTL-3 TO BE PAINTED LIMESTONE SILL/COPING SYNTHETIC WOOD PANEL FIBERGLASS WINDOW, MANUF TBD, PUNCHED OPENING FIBERGLASS WINDOW WITH FRITTED / PATERN GLASS 1 I ALUM STOREFRONT GLAZING FIXED AND OPERABLE DOOR PANELS II ALUM STOREFRONT GLAZING - ETCHED GLASS, FULL HEIGHT OPENING 1 OWNER REVIEW 06.04.20 2 OWNER REV 07.28.20 3 ISSUED FOR ZONING REVIEW 1 01.08.21 4 ISSUED FOR ZONING REVIEW 2 03.01.21 5 PD SUBMISSON 04.15.21 6 PD REVISIONS 09.27.21 12 R Z architecture 1629 N ELSTON, CHICAGO, IL 60642 Doc ID: f220d9ebdaeoca1s6 6`345df178d133C6c0C419e!a05c �:1 Page 23 of 115 WDW-1 ME@ m ■ �wi CWEST ELEVATION 3/32" = V-0" 1012-1034 APARTMENTS 1012 CHICAGO CHICAGO, IL MTL-3 r �I N West Building Elevation Materials Legend Exterior BRICK, COMMON BOND. ENDICOTT BLACK BLEND TEXTURED, MODULAR SIZE FILLED + POLISHED CONCRETE MASONRY UNIT 8X8X16 TRENWYTH TRENDSTONE COLOR TBD ® FIBER CEMENT PANEL COLOR + SIZE TBD ® METAL WALL PANEL WIDTH COLOR TO BE DETERMINED BY ARCHITECT ® ALUMINUM BREAK METAL COLOR TBD PERFORATED METAL PANEL: MCNICOLS ROUND, CARBON STEEL, HRPO, 3/16" GAUGE (.1875" THICK), 1/2" ROUND ON 11/16" STAGGERED CENTERS, 48% OPEN AREA FIBER CEMENT PANEL REVEAL SYSTEM; FIBER CEMENT PANEL: TBD ALUMINUM REVEAL TRIM COLOR: TBD GUARDRAIL- METAL W/PERFORATED PANELS MTL-3TO BE PAINTED LIMESTONE SILL/COPING SYNTHETIC WOOD PANEL FIBERGLASS WINDOW, MANUF TBD, PUNCHED OPENING FIBERGLASS WINDOW WITH FRITTED / PATERN GLASS ALUM STOREFRONT GLAZING FIXED AND OPERABLE DOOR PANELS ALUM STOREFRONT GLAZING - ETCHED GLASS, FULL HEIGHT OPENING Penthouse Roof 74' - 2 3/4" _ Roof L 61'-6" V 5th Floor Proposed 50'-6" 1 OWNER REVIEW 06.04.20 2 OWNER REV 07.28.20 3 ISSUED FOR ZONING REVIEW 1 01.08.21 4 ISSUED FOR ZONING REVIEW 2 03.01.21 5 PD SUBMISSON 04.15.21 6 PD REVISIONS 09.27.21 4th Floor Propose 39'-0" 3rd Floor Proposed Ad 27'-6� 2nd Floor 16'-0" 2 R Z architecture le:1629 N ELSTON, CHICAGO, IL 60642 Doc ID: f220d9ebdaeocaT616'I845df17cqd133C6c0C419e!a05c D9mO Page 24 of 115 Ir Z Q W � � W W Ir � Q Q 0U p a � w w Y Er Y Z O } O 0 OJ 3: F-- F--- 0 3: Ic LL LL c-D a �OO> O > w w J U J Q Ir 0� 0- rr V J Z Q W rr n 1012-1034 APARTMENTS 1012 CHICAGO CHICAGO, IL \` Building Section 1 3/32" = 1'-0" Building Section + Elevation A ■u�� T I I Jom LIVE WORK a =17 II GARAGE 1 BED 1 BED I 0 0 1 BED 1 BED T a - 0 1 BED ° Uj 0 1 BED 1 BED JTI v RETAIL 0 Penthouse Roof ` a A 74' - 2 3/4" N 0 5th Floor Pro osep d 50'-6" L _ a _o Proposed _ 4th Floor Pro p d N < 39'-00"" n LL O U ~ Q 0 0 3rd Floor Proposed .} 27' _ 6" "Y, f:. 2nd Floor t 1 OWNER REVIEW 06.04.20 s 2 OWNER REV 07.28.20 s 3 ISSUED FOR ZONING REVIEW 1 01.08.21 ' CO 4 ISSUED FOR ZONING REVIEW 2 03.01.21 ;r 5 PD SUBMISSON 04.15.21 �n 6 PD REVISIONS 09.27.21 1 st Floor 0'-6" Grade Level P 2 R Z architecture 1629 N ELSTON, CHICAGO, IL 60642 Doc ID: f220d9ebdaeocaMlr6345df178d'33f6cec4l`ea05c D10.0 Page 25 of 115 COMMON 168 SF INDOOR PARKING 22543 SF won MECH 667SFj< >> I, \I Ilrlll U III \ \ 1< >j< > I < >j< > < > ❑ice it I I\/ I I III III \ / I \/ COMMON I\ / / \ 418SF� II< \ / Basement Proposed 3/64" = 1'-0" 1012-1034 APARTMENTS 1012 CHICAGO CHICAGO, IL J INDOOR PARKING \4448 SF • RESIDENTIAL 7317 SF AMENITY 1175 SF MECH 748 SF E. RETAIL 4822 SF I RESIDENTIAL 1604 SF MECH 108 SF RESIDENTIAL 16849 SF MMON '7 SF COMMON 186 SF OCCUPIABLE ROOF DECK UNCOVERED 4219 SF OCCUPIABLE ROOF DECK -COVERED 6687 SF .. ❑ .. 0 n U 70� C� 00 ,o .. .. o,COMMON ------------------- _476 SF 1 OWNER REVIEW 06.04.20 2 OWNER REV 07.28.20 3 ISSUED FOR ZONING REVIEW 1 01.08.21 4 ISSUED FOR ZONING REVIEW 2 03.01.21 5 PD SUBMISSON 04.15.21 6 PD REVISIONS 09.27.21 ❑,� 1st Floor Gross Area Plan 2nd Floor Gross Area Plan 3rd Floor GAP Roof RAP ❑`J 3/64" = 1'-0" —' 3/64" = 1'-0" 3/64" = 1'-0" 3/64" = 1'-0" PROPOSED FLOOR AREAS 11 - 4 %C"'HICAGO 1`41 E CH N 0 N-RES PARKING i DI ALING HALLWAY ACCESSORY GROSS -GROSS LOAIt+t U WS ELF! STAIRS SPACE LEASE AFEr4 AM E N rrY FLOOR AREA EIASE141ENT 22,543 596 667 23.796 1 ST FLOOR 4,448 8,92G 5_996 85r) 5_8 2 1.176 27.127 2ND FLOOR 16_849 2.177 19,026' 3 R D FL CDR 17_879 2_293 29,073 4th FL��--'R 17_870 2_203 29,D73 ;th FLOOR. 17,879 _293 29_O73 R A F T A P 662 6.687 7.349 TOTAL ACTUAL BUILDING �IRE�I 20,9�11 I 7�1.�7�II '��5,�14UI 1,�2� �,$I �,���I . Gross Area plans � R Z 12 architecture 1629 N ELSTON, CHICAGO, IL 60642 Doc ID: f220d9ebdaeocaIs6MI845df1 Tau'336coC41`eia05c D11m0 Page 26 of 115 10'-01, I 1r-3v2° 9'-s� sr-ovMETAL TREE GRATE a" METAL TREE GRATE 126'-13i4° �16' - $„� 5'-3° METAL TREE GRATE PROPOSED PLANTER 6" CONIC CURB / 34'-9" o DRIVE ACCESS 259' - 9" �, �/ RESIDENTIAL ENTRY LANDSCAPE SCHEDULE 1012-1034 CHICA0 AVE, EVANSTON IL QUAN TAG BOTANICAL NAME COMMON NAME SIZE REMARKS SHADE TREES 0 PL-01 ULMUS REGAL ELM REGAL ELM 4" CAL PYRUS CALLERYANA 0 PL-02 WHITEHOUSE FLOWERING PEAR 4" CAL 1OFT WHITEHOUSE 0 PL-03 NYSSA SYLVATICA BLACK GUM 8" CAL 8 PL-04 GYMNOCLADUS DIOCUS KENTUCKY COFFEE TREE PP SHRUBS 0 PL-11 BUXUS MICROPHYLLA KOREANA KOREAN BOXWOOD 181, X 18" PERENNI-BLS + GR041i4uL uvr-k VERONICA SPICATA ROYAL 0 PL-21 SPEEDWELL VERONICA 1 CAL 8"O.C. CANDLES SPEEDWELL 0 PL-22 HEDERA HELIX THORN DALE THORNDALE ENGLISH IVY 3" POT 8"O.C, ECHINACEA PURPUREA MAGNUS 0 PL-23 MAGNUS PINK CONE FLOWER 1 CAL 12"O.C, PINK 0 PL-24 ECHINACEA PURPUREA MAGNUS MAGNUS PURPLE CONE FLOWER 1 CAL 21"O.C. PER PL-25 BRIZA MEDIA QUAKING GRASS PLAN 1012-1034 APARTMENTS 1012 CHICAGO CHICAGO, IL SCHRUB, DO NOT PRUNE WRAP, STAKE SHRUBS UNLESS DIRECTED TO DO SO BY LANDSCAPE ARCHITECT 3" MULCH LAYER AFTER SETTLEMENT TO EDGE OF PLANTING BED DO NOT PLACE MULCH IN CONTACT WITH SCHRUB CROWN OF ROOT BALL FLUSH WITH FINISH GRADE LEAVING TRUNK FLARE VISIBLE AT TOP OF ROOT BALL 36" PLANTING SOIL_ MIX AS SPECIFIED REMOVE ROPES AND BURLAP FROM TOP 1/3 OF ROOT BALL 12" TOPSOIL COMPACTED TOPSOIL EXISTING SUBGRADE SCARIFY TOP 18" RE - COMPACT (TYP) m���01 RETAIL /LIVE WORK ENTRANCES _ I—� I I —III —III —III —III— I I —III —III —III —I —I I I I I I I I I I—J � -III III III I I— =1 l l l l l l l -III-1 I -III- I -_ I -_SEE PLANTING SCHEDULE_I I -III -III -III -III -I -III-111-111-111-111-11I "FOR SPACING=III III-1I III-1I-1I-1I I_ CShrub Planting Detail 1 /2" = 1 '-0" CHICAGO AVE LANDSCAPE DETAILS CAST IRON TREE GRATE \ AND FRAME, NEENAH MODEL NO R CTree Detail @ Sidewalk 1 /4" = V-0" PARKING + LOADING ENTRANCES SHADE TREE WITH STRONG CENTRALLEADER NOTES: 1. PRUNE TREES AFTER INSTALLATION PER THE DIRECTION OF LANDSCAPE ARCHITECT. 2. REDUCE FOLAGE BY MIN. 25%. REMOVE WHOLE BRANCH, NOT TIPS. REMOVE DOUBLE LEADERS NARROW 'V' CROTCHES, RUBBING BRANCHES, & REMOVE DEAD, DAMAGED, OR BROKEN BRANCHES. 3. PRUNE AT BRANCH COLLARS. LEAVE NO STUBS. 4. TREES MAY REQUIRE STAKING OR GUYING AFTER PLANTING. TREE WATERING BAG INSTALL SAME DAY TREE IS PLANTED, BAG TO REMAIN ON TREE AND KEPT FULL THROUGHOUT THE GROWING SEASON DURING FULL WARRANTY PERIOD CROWN OF ROOT BALL FLUSH WITH EXISTING GRADE LEAVING TRUNK FLARE VISIBLE AT THE TOP OF THE ROOT BALL REMOVE ALL TWINE, ROPE, WIRE AND BURLAP FROM TOP HALF OF ROOT BALL (IF PLANT IS SHIPPED WITH A WIRE BASKET AROUND THE ROOT BALL, CUT WIRE IN FOUR PLACES AND FOLD DOWN 8" INTO PLANTING HOLE). ROOT BALL PLANTING SOIL BACKFILL TAMPED SOIL AROUND BASE ROOT BALL ON UNEXCAVATED .6'-0" OR TAMPED SOIL 10000, 1 L architecture 1629 N ELSTON, CHICAGO, IL 60642 sDoc ID: f220d9ebdae�caI63e345df175d33roc6e4'9&a05c D12.0 Paqe 27 of 115 • 7 T 7 T T 7 ■ T * 7 7 1 r L.4L ` + ■ , ■ ■ I ■ J ■ J L . r r 1 ■ 1 ■ IN ■ ■ ■ IN ■ • IN ■ IN ! r T ■ r ■ F 7 ■ 7 y ■ ■ ■ ■' ■ ! ■ } p I k ` ■ r ■ 1 ■ 1 L ■ J L ■ 0"-m`q Fr .r ■ -• F F i 11 1 I I I L L L , , , ■ ■ ■ ■ ■ ■ T 1 it ii FrF F = r�� 1■1_1_1_1-. .' 1• •LIL, L■ ■ii■r■4 ■ ■ ■ ■ ■ ■ J ■ J J ■ J _ �T� _ s - F r ■ . i t t i ■ ■ ■ ■+1■a+■ aJJLJ■L. .1 J. F� ie ■r•■ i er■r ■■ ■ . i ■ . ■ ■ a ■ J f ■ ■ 1 ■ 1 L ■ i Fi r■ a ■ ■ , r ■ ■ ■ ■ J ■ - ■ ■ ■ ■ L ■ J 1 ■ i� rtF ii ■ ■� ■ t i ■ t ■ ■ , ■ a ■ ■ .■ ■ ■ 7 ■ ■ ■ ■ J a ■ J ■ i+F i ■ ■ t i ti i ■ ■ ■ ■ s ■ ■ ■ ■ r 1■■ 1■ I L■ L F 4 T r i !� •� t Y ■■■■ a■■ i r ■ ■ ■ r ■ ■ J ■ s ! 7 4 t i ■ ■ + ■ ■ ! 7 F i ■ ■ ■ ■ ■ t i ■ ■ ■ ■ ■ 1 ■ J ■ ■ ■ ■ ■ ■ i ■ ■ J- ■ 7 ■ ■ ■ r F ■ i ■ , ■ ■ ■ 1 ■ r ■ ■ ■ ■ ■ a ■ ■ ■ ■ ■ ■ L ■ t 7 4 i ■ i• 'a ■ ■ ■ i F i i �i ■ z ■ r No Ll r t i i - ■ ■ ■ ■ 1 ■ ■ � 1 ■ ■ a ■ a ■ ■ J t i ■ ■ '■ - ■ ■ t i r ■ 1 L ■ 1 ■ ■ ■ ■ ■ 1 L ■ Jt i i• r ■ a ■ J ■ T �� Y ■■ i 1 ■ ! - ■ i r ■ 1 ■ ■ i ■ ■ , ■ ■ ■ i !* ■ 1 ■ ■ ■ a ■ ■ ■ ■ J 1 L r r ■ , ■ ■} • F i F L •■ i 7 �! 7 t , , ■ ■ ■ ■ ■ ■ ■ ■ 1 e ■ 1. ■ ■a a} 7! i F 1 r , ■ 1 J a ■ J _ ■ L L - ■ F irF •� ■ ■ . ■ ■ ■ ■ a 1 1. ■ ■ J F Y + i - - 1 ■ ■ ■r ■ ■ ■ ■ ■ ■ J ■ ■ a Fi},�■ti■y i■r■, r -i i f■-i i ■■i ■■ ra r■ L■■•F- -, , ■ ■■■ ■■a1 7 T ■ F f� t ! F� ■ri t ■ ■ c ■ ■ ■ ■ ■ ■■■r ■J■ J ■ ■� r ■ 1 ■ 1 L ■ 1 L ■ f i f ! - •-• - 1 ■ ■ , ■ r ■ r ■ ■ a ■ ■ �7+T■ � a� 7Ta�Tf T i , i ■yi ■ r ■ L r F ■ ■ r ■ ■ r ■ ■ j 1 ■ 1 r 1 ■ ■ J ■ ■ f T ! 1 • - ■ ■ r ■ a ■ - ■ ■ a ■ ■ a Y a ■ ■ i ■ L . � i •i� 7 y r r f. . � y `` ■ ■ ■ r ■ 1 r ■ ■ ■ ■ T i - , ■ ■ , ■ r ■ ■ i ■ ■ a ■ ■ ■ i i �,T • , ■ ■ , ■ ■ ■ ■ a ■ 1 7 ■ ■ ■ L ■ J ■ ■ i . L r ■ ■ ■ I ■ ■ J ■ ■ L ■ T t • 1 - • , ■ ■ J ■ ■ i ■ ■ J 7 F- - 1 ■ r■ J■■ I 1 1y ■ r ■ I r ■ ■ ■ ■ J ■ ■ - I ',,r, r - I ■ ■ ■ ■ , f L 1 F■ i i■ r■■■■■■ 1 �••, ■•■• 1■■ L i 1 r r F F■ 1 ■ r i,■■ r■■ 1■■■ I J I■■ 1-_ Fr r r r r I r r 1 1 i i• i i• a■ r■ ■■ L■ J L■ i r L -■ r r r-, 1 1 r , , r , L ■ ■• ■ ■ r■ii■ri _ JI ■ i ■ J ■ ■ � L I r r ■ 1 r ■ , ■ ■ ■ ■ L ■ ■ L . •. 1 ■ ■ ■ 1 ■ ■ ■ 1 • a S r ■ , r , , ■ , ■ J• J ■ ■ ■ - r ■ r ■ 1 L ■ 1 h - , ■ ■ , ■ ■ � ■ r ■ 1 r• - ' 1 ■ ■ a ■ �iTt�F �� ■ t i i t i � i ■ 6 1 ■ 1 ■ . L ■ J. ■ a t � i _ ■ i ■ i• i t i i c _ r � J 1 ■ i' r ■ 1 ■ ■ L r - . . • . • . - • • - _ • - - _ F L• t 7 F F i m a m r ■ t 1_, r■ r■ ■ r■ J ■ a ■• L -. ■ i T s� * i ■ ■■ i �■ 1- - r i r 1■■ r J _ r a ■ T ■ f F i' r i . i ■ ` ■•1•■+■•L+■LJ•L+ LJ F F F ■ - ■ r ■ r i■ ■ ■•L•■•1 •■•1•J J• r ! t f f ■ ■ . i . 7 - ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ J ■ J r Jlii. F � ■ � i F Y ■ i i ■ ■ ■ ■ ■ ■ ■ L ■ a • � ■ J ■ ■ i ■ ■ L ■ J J 1 ■ 1 a _ ■ , ■ ■ ■ ■ a ■ . 7 ■ ■ ■ e■ ■ ■ ■ ■ ■ 1 ■ J a ■ J ■ L ■ tOF i■el b r%i■r1■■r J■i ■JJL , f•J•. . L r■1r■r ■■■ ■ aa a ! t • t - - I. 5 r ■ i F ■ r ■ ■ 1 ■ a ■ ■ L ■ 1 _ 1 �■ ■ L ■ L ■ I ■ ■ J }A i t i t F i • ■ ■ ■ r ■ , ■ ■ r ■ ■ ■ ■ JI ■ } ■ ■ L J F ■ r ■ ■ ■ ■ 1 ■ '1 ■ ■i ■ ■ 1 ■ 1 L - r ■ , ■ ■ ■ ■ ■ •L ■ ■ ■ T ■ 1 ■ ■ r ■ ■ ■ ! ! + L - i r ■ r r r ■ ■ 1 ■ ■ ■ ■ ■ 1 L ■ ■ F r , r ■ r ■ r ■ ■ ■ ■ ■ ■ L ■ T ■ 7 ■ J F - t Y i r r ■ i ■ ■ ■ ! ■ i ■ J F + + h ■ 1 ■ti r ■ r r , i i ■ ■ ■ r ■ r ■ . ■ �■ ■ ■ ■ ■ a J i c a } ■ i� •■ i i . ■ ■ r ■ ■ r ■ ■ ■ ■ ■ ■ i F J a F r + r ■ , r ■ ■ r ■ , ■ r ■ ■ ■ ■ ■ a ■ a ■ ■ a ■ a ■ a ■ r ■ f • t 1 i ■ i ■ i ■ ■ ■ ■ ■ ■ ■ ■ a ■ i ■ r t - •■ t ■ ■ r ■ ■ ■ ■ ■ t i• ■ ■ ■ ■ I■ ■ IN ■ a ■ a a ■ ■ i ■ a ■ FF ry�3ry Y y { i• ■ ■ i ■ ■ ■ ■ ■ ■ ■ ■ a ■ ■ F ■ ■ r ■ ■ r ■ t ■ ■ , ■ ■ ■ a ■ r ■ } ! J 1 ■ ■f ■� i Y 7 Y ■ , ■ ■ ■ ■ ■ ■ L ■ J ■ ■1 ■ F i i r ■ r ■ ■ ■ L , , i ■ ■ ■ r ■ r ■ r ■ ■ ■ ■ L ■ L ■ ■ ■ ■ i 1 i i Y F ■ , ■ ■ 1 ■ ■ a ■ ■ ■ r ■ ■ i ■ F • F t J - t ■ i• J • , r ■ 1 ■ , ■ ■ 1 ■ ■ i i ■ a ■ J L 1 ■ L a �.■ ■ r ■ t ■ i r ■ , ■ ■ ■ ■ r ■ ■ ■ ■ ■ ■ i r ■ ■ + L r r r i ■ , ■ , ■ ■ r ■ 7 ■ L ■ i ■ ■ ■ J L ■ I r ■ + ■ t ■ t ■ ■ i ■ F i ■ , ■ ■ I ■ ■ L ■ 1 ■ ■ ■ ■ i L J I t i F • '1 ■' ■ • , t 1 i ■ T ■ ■ ■ ■ ■ ■ ■ ■ ■ . ■ ■ ■ F J - - - - t t ■ ■ ■ r ■ ■ ■ ■ L ■ ■ ■ ■ L ■. Y r ■ r ■ , ■ ■ ■ ■ J J ■ ■ r a i ■ +•! f • ■ t ■ i ■,t r ■ 1 ■ , r a ■ 1 ■ ■ ■ ■ J J • -• - r•• - , i ■ r ■ r ■ 1 ■ i ■ , ■ a ■ L ■ ■ r J t ! i ■ ■ F ■ i ■ , r i ■ F ■ - i i ! F r + 4 ■ i t ■ ■ ■ 1 ■ , L ■ i ■ . ■ , ■ , ■ ■ r ■ r ■ r ■ ,■ ■ J ■ ■ ! ■ a f f 7 ■ i ■ i ■ t ■ , ■ ■ r ■ ■ , ■ a ■ J L ■ J ■ ■ L F i ! i r r , t ■ ■ , e r r , - , ■ - ■ ■ r ■ ■ ■ ■ ■ ■ ■ L ■ J ■ J_ ■ F - F • 1 - , L ■ 1 ■ ■ ■ ■ ■ M ■ ■ 1 ■ ■ ■ ■ a ■ ■ 'f ■ , ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ L ■ J a ■ • i F f 4 ■yi i ■ r ■ ■ r ■ 1 r ■ ■ ■ ■ J ■ ■ J ■ ■ ■ L i ■ a I •■ -• 1 •^ i t , r ■ r ■ , , , - , ■ 1 ■ 1 ! ■ ■ 1 1 a i • i ■ - F r i ■ , ■ r ■ r ■ J .11 r ■ J ■ L J i r ■ J i ■ a ■ z ■ Jr ■ r ■ i ■ ■ i ■ i L ■�i'! ■ ■ f i i •■ ■ ■ ■ ■ L ■ ■ a ■ a ■ ■ L L i L ■ J L J y Y■r r1 ■ ,i r L ■ t i i r e •■ ■ ■ ■ ■ J r ■ ■ ■ r ■ a L r - L L L - - a 1 ■ , r ■ r ■ , ■ , ■ ■ ■ _ 1 r ■ 1 ■ 1 ■ ■ ■ r 1 ■ ■ ■ i ■ i ■ J a • ■ ■ i i F ■ r ■ , ■ ■ ■ , ■ ■ ■ J ■ ■ ■ J _ i , + i _ ■ tfr i i - ■ i ■ � ■ r ■ , ■ ■ ■ 1 ■ ■ ■ a ■ _ ■ 1 L 1 � _ _ _ , , r 1 ■ , ■ , ■ 1 1 ■ L r L ■ r ■ , ■ ■ •� ■ r ■ a ■ � ■ J ■ ■ r ■ i FJ -1 1 1 ,• ■ ■ i r r i ■ ■ ■ ■ , L ■ - ■ 1 - f • . - I - _ _ - r 'v ■ r ■ J ■ r L J ■ 1 1 ■ ■ 1 ■ r ■ ■ ■ a J ■. ! J ■ a L J a ■ '■ J ■'Jii_- T•■ , ■ T•■ L ■• 1 L ■ - J 1 _ _ _•i•. _ .. _ 7 _ 1 ■ ■ 1 ■ I L 1 . ■ ■ ■ r ■ ■ '1 ■ IN ■ IN ■ . ■ J ■ J L ■ J - • • 1 1 L a■ IN L IN i IN JI IN Li i i i a i L i L■ I f t - - r , ■ r ■ . ■ IN ■ , rrr •� a ■III •■•� ■•u J _ _• yy ■ ■ ■ ■ ■ . ■i . ■ ■•. ■ ■ a ■ ■ i _ R 1 f r J'' ■ ■ ■ mom I ' . - 1 T f' + + t ■ i t� i + . ■1 ■ r r IN. ■ - , - r ■■1 ■ � ■r■■■■1■■■■■■■■* �■~a■■L� ■L■r � - ■ r ■ �r ■ r ■ �. rrr ■a■r Tt Y a a- d f ■ a ■ 1 J ■_r ■-- i-i t ! ■ - , - ■ - r ■ - ■ , r ■ ■ , r , - - ■ ■ ■ ■ z ■ ■ r L i +� i t -■r '■iJ�i�k ■r;Z i■■i ■■LI' LJ• - } } - J r - ■ , r r i - , r ■ , f 1 ■ r ■ a T �! � + ■ t t 1 J J ■ + t ■ t ! ■ ■ i■_■ r ■ 1 J ■ i ■ a ■ ■ - ■ r '� ■ a ■ _ ^ r�-!•�,irr■r1 •, 1 rrr L■r^■f'iL1 l■■� ■■� L•1 E ■r■ rJr �■ ■+,■ i , �Li �■ r ■ 1 ■ ■ T f ! - f 7 i + }a-1 1 1 ■ ■ ■ ■ ■ ■ J ■ a i ■ E i ■ J i !P N IN a a ■ L - - a L L - ■ J ■ ■.a ■ } ! ■ i ■ 7 } y ■ - r r r ■ ■ a ■ a a ■ ■ 1 ■ ■ a a a a ■ ■ F ■ ■ . ■ o s _ r . _ ■ -_ - J L ■ J ■ a ■ 1 L 1 + 1 a+ F + ■ i ■ Y ■ i ■ ■ 7 + r - 1 ■ ■ r 'a ■ ■ r ■ . 'a ■ r ■ ■ ■ _■� •! 1 ■ i ■ L - _ _ _"_, r ■ ■ ■ ■ ■ 1 ■ r 1 L 7 t ! ra ■ i i ■ i. ■ ■ 1 L ■ ■ ■ ■ .' ■ i + ■ , - - , r ■ r r ■ ■ 1 ■ ■ r ■ . ■ ■ �■ 1 a-. '^ r ■ - ^ ■ ■ ■ ■ ■ ■ 1 1 i 'LT■�+ f ■ 40-i ■ r ■ 1 ■ ■ ■ ■ a ■ L ■ a •- - �■ ■ •■ ■ ■ r ■ r 1 ■ ' i ■ a i ■ 1 r ■ L 1 ■ ■ 1 ■ ■ ■ ■ 'v 1 T _ T 7 L t ■ ■ 1 1 ■ ■ ■ _ ■ ■ a ■ i _ ■ L1 L - . I , ■ ■ T ^ f i JI a JI ■ . - ■ r .■y*■ . JI ! ■ J ■ ■ L ■ a ■ ■ L ■ J + ■ - -• J T. 'Lr■r■1 ■1 ■r■ ■■ ■� 1.. ■ ■la■ ■ ■■ ■ Lr■ r 1 + ..' IF't+, r . ■ _ -rr■ ■aa� ■ ■ ■raJ■ ■ ■a■ ■ r 1 . ■ i' IN ■ ! r la - _ ■ ■ ■ ■ a i ■ a a a lFa -i lF r.-•'yi � ■■ ■■ 1■■JI ■■■1■■'1_r ■ . IIN IN IN IN■.■■■al ■■al■■■L■■■■La ■ a . ■i ■+a ■+aLLa�■■L�--- . . ■ L 1 y f l: 1 T ■ ■ ■1 ■ ■ ■ ■ ■ ■ ■ - L 1 - , r ■ , t ■ '■ i ■ , ■ 1 ■ , ■ ■ ■ ■ L ■ ■ ■ ■ a a ■ ■1 ■ ■ ■ ■ ■ J ■ ■ ■ ■ air ■ ■ ■ '1 ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ al ■ i ■ ■ ■ - ■ i • _ 1 ■ r r ■ . ■ a ■ _ ■ � f ■ r f ■ i r•■ t ■ r r z ■ . ■ 1 ■ ■ , ■ L ■ L ■ a 1 ■ ■ ■ . ■ r ■ a ■ . J a ■ a * F ■ r i ■ t i ■ ■ ■ ■ i r ■ 4 - ■ ■ ■ ■ ■ _ ■ ■ ■ ■ i ■ e L ■ # i •■ Y r r t ■ � ■ ■ r . ■ ■ r r ■ ■ r ■ 1 r ■ ■ a . r a L ■ P . ■ ■ ■ + ■ 'L ■ ■ ■ J ■ . ■ ■ ■ ■ ■ 1 ■ ■ ■ a ■ t F! i ! - ■ t F ■ i i t r ■ ■ ■ i • ■ ■ ■ J ■ ■ n ■ i ■ ■ 1 - 1 - . ■ a -i�, ir. ! - 1 ■ 1 ■ ■ ■ ■ iF� 1 ■ r 1 ■ ■ ■ ■ ■ , ■ ■ ■ ■ ■ ■ ■ ■ i ■ � ■ ■ ■ ■ ■ ■ L ■ J - 1 ■ t ■ . ■ ■ ■ ■ ■ ■ L ■ ■ ■ i ■ i ■ ■ ■ J ■ - ■ ■ ■ ■ a a ■ ! - ■ ■ ■ ■ i i r - ■ t r �i ■ ■ . ■ r ■ ■ �■ ■ . is ■ ■ i i i ■ L , ■ '1 ■ r ■ I ■ I ■ ■ ■ 1 ■ ■ , ■ ■ ■ ■ ■ ■ I L ■ ■ ■ ■ ■ ■ i F ■ i 7 #u ■ y r - i T ■ r r ■ , ■ , • 1 ■ J L ■ • ■ ■ L ■ ■ L L i J } ■ ■ E ■ ■1 ■ } ■ '■ t i� i i ■ ■ ` r + T ■ ■ ■ , i r� ■ L ■ t! i I i■ a■ a■ 1■■■ J■ t■■■■ a■ a L 1■ i■ L F *■ F Y r F ■ 7 t, �f ! f■■.■■ r 1 1 e■ c■ a■■ 1■ 1 ■■■ a a■ �! c i ia f +s =� - r ■ a r ■ . ■ 1 ■ ■ 1 ■ ■ r J ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ L } f ■ i ■ , f ■ L ■ ■ ■ J ■ ■ ■ ■ L a r ■ a ■ L :L-.L L i L a - T T * � ■ F f_i- i r r - ■ ■ ■! r ■ T ■ ■ 11 r ■ r + - r ■ ■ ■ ■ ■ ■ 1 ■ ■ ■ ■ ■ .. ■ ■ J ■ a ■ i ■ i L ■ ■ a { - i * ` F ■ 1 ■ T ■ i i ■ - i r ■ . ■ i i ■ r ■ , -a J 1 ■ ■ a ■ J 1 J i a L ■ J L 7 a i ■� ■ .1i i i i ■ . ■ ■ r ■ ■ , r r r f t f - •■ _ , ■ ■ i ■ ■ ■ a ■ ■ ■ _ ■ J ■ J L ■ L ! t ■ F ■ ■ ! t i t■ t ■ ■ ■ t i ■ r ■ �■ ■ a 1 ■ ■ ■ ■ ■ a ■ 1 a 1 r a r ■ i y 1 ■ . r L L ■ r ■ ■ 1 ■ ■ a ■ i ■ a J ■ ■ ■ ■ a Jr _■ +y 7 ■ i �yy �+y F yy- i ■ r ■ ■ r ■ ■ r . ■ r r ■ .' ■ ■ ■ J L i ■ J ■ _ ■ V J i _ L J 1 L•+',�t�� ! '•i L■■■'■■J■■■L ■■J■■■■■■I ` LJL■iA■LI JLJL LJ■L• 1■■ .+J■■ ■ r ■ J r ■ f .�� _ a - T T 4 F f' ■ i'f ! ■ ■ r_ ■ ■ ■ r ■ r ■ ■ 1 L ■ i r L J ■ J L ■' 1 * ■ F ■ t i r - ■ ■ t ■ t i ■ r ■ ■- - ■ f ■ 1 ■ ■ ■ ■ , L a a. ■ ■ ■ ■ ■ ■ t ■ ■ ■ r 1 i r if i . i ■ r ■ ■ r ■ 1 ■ r , ■ J ■ 1 ■ ■ ■ 1 ■ !a ■ ■ ■ ■ ■ J 1 ■ ■ ■ a +! L J L ■ i ■ J ■ J ■ t -■r ■ _ ■ i• ■ r ■ ■ r ■ 1 ■ ■ ■ a ■ 1 1 ■ ■ L _ ■ ■ J ■ N. ■ ■ a. ■. ''T i y y _ ■ ■ i ■ . ■ r r ■ , } • + t Ir r h I !■ ■ 1 t *„ i iFi r i r r ■ ■ ■ ■ ■ a 1 ■ a L - L- . ■ ■ a ■ ■ J L i i!■ i • T i t i t ! - - F - r - - - _ - ■ 1 i , a 1 a r 1 ■ ■ i pia LJ ■ ■ i ■ i t +J ■ ■ ■ ■ ■ ■ ■ r ■ ■ ■ r ■ ■ ■ ■ ■ ■ J L ■ a i J ■ ■ f�FF t■ F t ■ ■ ■ m _ L ■ ■ ■ + ■ ■ f ■ t ■ JI ■ ■ ■ ■ ■ ■ L ■ L ■ I ■ L ■ JI ■ I L ■ ■ L _ J L ■■ F i ■ i• i ■ r , I • 1 L I ■ I _ • ■ J L ■ J L ■ i ■ _ ■' JI+ ■ i F ■ t i t r - r r T- ■ ■■1^ i■a' - F■ F F ■-■,■rr■, ■, rr `•■L■a r- r■ar■iLa r'Li ! !■fTF i F k+i t fi 7� - t i ! F •■ _ a ! ■ ■ ■ i ■ i ■ 1 ■ ■ ■ - ■ i ■ ■ ■ J L ■ ■ ■ i• F ■ F F ■ r ■ a i ■ r ■ r ■ ■ J L ■ , ■ ■ J L J J a ■ i ■ ■ ■ t F L h■ J■ J L J L■■. ■ a ■ a a a ■ a c r . a� a • �T f ■ + � �■ f�! �! ■ t � ■ ! ■ ■ ■ 1 J Y L ■• L J . Y L I - - - r. # _ i t �_, r , f ■ ■ r , 1 ■ ■ L ■ a L 1 ■ ■ L L ■ 1 ■ a - ■ i ■ + ■ ■ ! a a ■ ■ ! f ■ 4 F i f - ■ ■ L ■ ■ ■ , ■ ■ ■ ■ ■ J ■ ■ '1 ■ , I S - • * ! T F 1 ■ L J ■ ■ r , , r , r ■ 7 ■ ■ r ■ ■ ■ ■ i ■ ■ 1 .� ■ r ■ ■ ■ ■ a ■ ■ ■ I ■ i ■ T- r ■ r 1 r ! f 1 i ■ ■ r - _ , ■ ■ r ■ r ■ 1 ■ r ■ ■ ■ L ■ r ■ ■ ■ 1 -'*' -1- 1 a 4 T 7 - _ ■ , �• 1 r ■ ■ r ■ r n ■ ■ ■ , ■ ■ ■ ■ •■ ■ ■ ■ ■ ■ ■ a ■ ■ , ■ r ■ ■ .. ■ ■ ■ ■ ■ ■ a ■ ■ IN '■ r r r ■ ■ ■ ■ ■ ■ ■1 ■ T ■ ■ ■ ■ ■1 ■ ■1 ■ JI ■ ■ ■ ■1 ■ ■1 J ■1 J ■ i ■ ■ i i ■ t '� 7 _ ■ r , ■ ■ ■ ■ ■ ■ ] ■ ■ ■ ] ■ ■ ■ 1 ■ I ■ ■ '1 ■ I■ ■ ■ ■ ■ ■ ■ ■ J ■ el ■ ■ ■ L ■ I ■ T L 1 - ■ I I f J ■ I ■ I ■ ■ i ■ r r ■ - 1 a . •■ ■ . r a a ■ r ■ ■ ■ ■ ■ - r �. a 1 _ _ 1 1 _ ■ ■ r ■ r r ■ r r_r ■ ■ a ■ ■ L ■ ■ L ■ 'a 1 ■ ■ ■ 1 ■ 1 ■ z a ■ ■ ■ , ■ L J _ J J 1 J i u 1. + e ! r T} r■ i ri + F r �i rr •• r #i ■ ��iF ` . ��, _ _ -J- , i i ■ ■ r r r - . ■ ■ ■ ■ a ■ , - , ■ r ■ ■ } ■ * ■ . , ■ ■ ■ ■ ■ ■ + a ■ 1 ■ 1 ■ ■ ■ c ■ 1 ■ J L ■' a-r - 1 1 ■ ■ 1 ■ ■ r ^ 1 ■ ■ ■ ■ 1 ■ ■ 1 ■ ■ 1 ■ 1 ■ a ■ r - ■ L ■ 1 ■ ■ 1 ■ i r J ■ a ■ J L 7 !+ tt F 1 F• i i i•• ■ir .{ ■= *�++T: , ,� t■■'�7 �i* t■ r r ■ ■iii i r■�i rri ■rim ■■r■ i, r■ 1 r, ■, r 1 r 1 r■ 1 - a - 1r1 raa r+tr- r, FF, r■- -, r■tr■r 1■, r„ r■ r, ■1, 1 1 r■ F ■ ■ t ■ ■T ■■ t t t ■ ■ i' i ■ t i , r ■ r , 1 , r ■ 1 r 1 ■ 1 ■ J r , r1 #1' _ c J a _ _ _ _ _ F _ _ _ _ _ r - - r - ■ i i ■ ■ - - , ■ ■ r , , - 1 e - , 1 ■ 1 r , I } ti � - ■ a• IL L. ar i•Yr i _ — •• { ' 7 AW I 1 1 - 1 V dhEmm 1 1 ff, • f • JL• ■Y _i ■ �� a 1F a ` r .•1 J ~ 1 I• -. �. 1 me I t - - -�` - pp ■ -o I a a ±SIN —. Ir 1012-1034 APARTMENTS 1012 Chicago R Z 1012 CHICAGO D13 CHICAGO, IL architecture 1629 N ELSTON, CHICAGO, IL 60642 Doc ID: f220d9ebdaeoca163e345df178da3focec4lRea05c Page 28 of 115 Im 11 FAA L:: r 1 t 1 7— r a u 'M ■O. i ,A} i 1 � _ 1 r r 1p z � � r � r - a IIm- re rye �, is ■so a T 1 , i J IN lid �. r -•� r 10: a UTOM \` [ • IjP Housing Authority of 175 W. Jackson Blvd., Suite 350 Chicago, IL 60604 1 www.thehacc.org 1 (312) 663-5447 - - — - - September 6, 2022 Meagan Jones Neighborhood and Land Use Planner Community Development Morton Civic Center City of Evanston 2100 Ridge Ave. f Evanston, IL 60201 1 847-448-8170 E 224-307-8350 mmlones(@cltvofevanston.ora.. I citvofevanston.ora Ref: Extension Needed for 1900 Sherman Development Meagan, The reason that HACC is asking for an extension is due to the rising interest rate and Construction cost increase. These two items have made HACC have to find additional funding sources. We are currently working on that. Please let me know if you need more detail. Sincerely, i A ,6sia Hushaw Chief of Staff Copied: Sarah Flax Richard Monocchio Debbie Kyker Wendy Walker Williams Polly Kuehl Nilda Soler Saul H. Klibanow Dr. Normah Salleh-Barone Chair Vice Chair Commissioner Commissioner Commissioner Elaine Kroll Eric L. Slaughter Herb Porter Commissioner Commissioner Commissioner Page 30 of 115 Richard J. Mon occhio r� Executive Director HACC EpIIALHgUSiNG OPPORTUNITY Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49eaO5c 9/27/2022 97-0-22 AN ORDINANCE Extending the Time for the Applicant to Obtain a Building Permit to Construct the Planned Development at 1900 Sherman Avenue Previously Authorized by Ordinances 109-0-20 and 123-0-21 WHEREAS, the City of Evanston is a home -rule municipality pursuant to Article VII of the Illinois Constitution of 1970; and WHEREAS, as a home rule unit of government, the City has the authority to adopt legislation and to promulgate rules and regulations that protect the public health, safety, and welfare of its residents; and WHEREAS, it is a well -established proposition under all applicable case law that the power to regulate land use through zoning regulations is a legitimate means of promoting the public health, safety, and welfare; and WHEREAS, Division 13 of the Illinois Municipal Code (65 ILCS 5/11-13-1, et seq.) grants each municipality the power to establish zoning regulations; and WHEREAS, pursuant to its home rule authority and the Illinois Municipal Code, the City has adopted a set of zoning regulations, set forth in Title 6 of the Evanston City Code of 2012, as amended, ("the Zoning Ordinance"); and WHEREAS, in November 2020, the City Council enacted Ordinance 109- 0-20, which granted a Special Use Permit for a Planned Development (the "Planned Development") at 1900 Sherman Avenue (the "Subject Property"); and NC Page 31 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49eaO5c 97-0-22 WHEREAS, Ordinance 109-0-20 approved a map amendment to rezone the property from R6 General Residential to C1a Commercial Mixed -Use in addition to the construction and operation of a Planned Development with, among other things, a sixteen (16) story, one hundred seventy-two foot eight inch (172', 8") age -restricted multi -family residential building with one hundred sixty-eight (168) dwelling units, with thirty-seven (37) on -site subterranean parking spaces, while retaining the existing eleven (11) story one hundred (100) unit building authorized as a planned development in 1976 pursuant to ordinance 61-0-76; and WHEREAS, the Applicant, the Housing Authority of Cook County, requested an amendment to the Planned Development in order to extend the timeframe for the Applicant and any successor in interest to obtain a building permit to construct the Planned Development (the "Amendment") due to discovery of an existing structural condition in the adjacent existing building necessitating a redesign of the new building in addition to the COVID-19 pandemic leading to changes in tenant preferences as they relate to unit sizes; and WHEREAS, the City Council enacted Ordinance 111-0-21, attached hereto and incorporated as Exhibit 1, granting an amendment to the Planned Development Special Use Permit previously authorized by Ordinance 109-0-20 to allow for a one (1) year time extension to November 23, 2022 for the Applicant to obtain a building permit for the limited purpose of construction of the Planned Development located at 1900 Sherman Avenue; and WHEREAS, the Applicant subsequently submitted for a major adjustment to the Planned Development, seeking the following changes: a decrease in the number —2— Page 32 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c 97-0-22 of new dwelling units from one hundred sixty-eight (168) to one hundred fifty-two (152), a decrease in the number of below grade parking spaces from thirty-seven (37) to twenty-five (25), and a decrease in zoning height from one hundred seventy-two feet eight inches (172', 8") to one hundred sixty-eight feet four inches (168', 4"); and WHEREAS, the proposed changes triggered the need for a major adjustment to the 2020 planned development; and WHEREAS, the City Council enacted Ordinance 123-0-21, attached hereto as Exhibit 2 and incorporated herein by reference, which, pursuant to the provisions of the Zoning Ordinance, granted an amendment to the Special Use Permit previously authorized by Ordinance 109-0-20 to allow a decrease in the number of new dwelling units from one hundred sixty-eight (168) to one hundred fifty-two (152); a decrease in the number of below grade on -site parking spaces from thirty-seven (37) to twenty-five (25), with the requirement that the Applicant obtain twelve (12) additional off - site parking spaces and that parking for caregivers is paid for, if requested, by the Applicant; and a decrease in zoning height from one hundred seventy-two feet eight inches (172', 8") to one hundred sixty-eight feet four inches (168', 4"); and WHEREAS, on September 6, 2022, the Applicant, the Housing Authority of Cook County, requested an additional amendment to the Planned Development in order to extend the timeframe for the Applicant and any successor in interest to obtain a building permit to construct the Planned Development (the "Second Amendment") because of rising interest rates and increasing construction costs; and —3— Page 33 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c 97-0-22 WHEREAS, City Code Section 6-3-5-15(A) provides for a time period for construction of one (1) year unless the City Council approves for an extended date by which to obtain a building permit in order to allow for a staged development; and WHEREAS, in order to commence construction of the Planned Development, the Applicant requests an amendment to the Planned Development to provide for an additional eighteen (18) months to obtain a building permit to commence construction of the Planned Development, revising the date to obtain a building permit to be May 23, 2024 (the "Extension Request"); and WHEREAS, on September 27, 2022, the Planning and Development Committee ("P&D Committee") held a meeting, in compliance with the provisions of the Illinois Open Meetings Act (5 ILCS 120/1 et seq), during which it retained jurisdiction over the Extension Request; and WHEREAS, during said meeting, the P&D Committee received input from the public, and carefully deliberated on the Extension Request and the Applicant was given notice of the P&D and City Council meetings; and WHEREAS, at its meeting on September 27, 2022, held in compliance with the provisions of the Illinois Open Meetings Act, the City Council considered the P&D Committee's deliberations and recommendations, heard public comment, made findings and considered this Ordinance 97-0-22 and the Extension Request, NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS, THAT: SECTION 1: The foregoing recitals are hereby found as fact and incorporated herein by reference. Page 34 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49eaO5c 97-0-22 SECTION 2: Pursuant to the terms and conditions of this ordinance and Section 6-3-5-15(A) of the Zoning ordinance, the City Council hereby grants an amendment to the Planned Development Special Use Permit previously authorized by Ordinances 109-0-20, 111-0-21, and 123-0-21 to allow for an eighteen (18) month time extension to the Applicant to obtain a building permit for the limited purpose of construction of the Planned Development located at 1900 Sherman Avenue. SECTION 3: Pursuant to Subsection 6-3-5-12 of the Zoning Ordinance, the City Council imposes the following conditions on the Special Use Permit granted for the Planned Development, which may be amended by future ordinance(s), and violation of any of which shall constitute grounds for penalties or revocation of said Special Use Permit pursuant to Subsections 6-3-10-5 and 6-3-10-6 of the Zoning Ordinance: (a) Compliance with Applicable Requirements: The Applicant shall develop and operate the Planned Development authorized by the terms of this ordinance in substantial compliance with the following: the terms of this Ordinance 97-0-22; terms of Ordinances 109-0-20, 111-0-21, and 123-0-21; all applicable City Code requirements; the Applicant's testimony and representations to the P&D Committee, and the City Council; and the approved documents on file in this case. (b) Construction of the Planned Development: The Applicant must obtain a building permit for the Planned Development on the Subject Property within eighteen (18) months (May 23, 2024). The construction shall be in compliance with all applicable City Code restrictions, including but not limited to, the construction must be completed within a period of twenty-four (24) months after issuance of the building permit. (c) Changes in Property Use: Any change as to the property's use in the future must be processed and approved as an additional amendment to the Planned Development. (d) Recordation: Pursuant to Subsection 6-3-6-10 of the Zoning Ordinance, the Applicant shall, at its cost, record a certified copy of this ordinance, including all exhibits attached hereto, with the Cook County Recorder of Deeds, and provide proof of such recordation to the City, before the City may issue any I672 Page 35 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49eaO5c 97-0-22 permits pursuant to the Planned Development authorized by the terms of this ordinance. SECTION 4: Except as otherwise provided for in this Ordinance 97-0-22, all applicable regulations of the Ordinances 109-0-20, 111-0-21, and 123-0-21, the Zoning Ordinance, and the entire City Code shall apply to the Subject Property and remain in full force and effect with respect to the use and development of the same. To the extent that the terms and/or provisions of any of said documents conflict with any of the terms herein, this Ordinance 97-0-22 shall govern and control. SECTION 5: When necessary to effectuate the terms, conditions, and purposes of this ordinance, "Applicant" shall be read as "Applicant and its agents, assigns, and successors in interest" and shall include any and all successors, owners, and operators of the Subject Property. SECTION 6: This ordinance shall be in full force and effect from and after its passage, approval, and publication in the manner provided by law. SECTION 7: Except as otherwise provided for in this ordinance, all applicable regulations of the Zoning Ordinance and the entire City Code shall apply to the Subject Property and remain in full force and effect with respect to the use and development of the same. To the extent that the terms and provisions of any of said documents conflict with the terms herein, this ordinance shall govern and control. SECTION 8: All ordinances or parts of ordinances that are in conflict with the terms of this ordinance are hereby repealed. SECTION 9: If any provision of this ordinance or application thereof to any person or circumstance is ruled unconstitutional or otherwise invalid, such invalidity shall not affect other provisions or applications of this ordinance that can be given effect Page 36 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49eaO5c 97-0-22 without the invalid application or provision, and each invalid provision or invalid application of this ordinance is severable. SECTION 10: The findings and recitals herein are hereby declared to be prima facie evidence of the law of the City and shall be received in evidence as provided by the Illinois Compiled Statutes and the courts of the State of Illinois. Introduced: September 27 2022 Approved: Adopted: September 27 2022 September 28 2022 1Sa zd% ldz' j Daniel Biss, Mayor Attest: Approved as to form: Stephanie Mendoza, City Clerk Nicholas E. Cummings Corporation Counsel -7- Page 37 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c 97-0-22 EXHIBIT 1 ORDINANCE 111-0-21 Page 38 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c 10/8/2021 111-0-21 AN ORDINANCE Extending the Time for the Applicant to Obtain a Building Permit to Construct the Planned Development at 1900 Sherman Street Previously Authorized by Ordinance 109-0-20 WHEREAS, the City of Evanston is a home -rule municipality pursuant to Article VII of the Illinois Constitution of 1970; and WHEREAS, as a home rule unit of government, the City has the authority to adopt legislation and to promulgate rules and regulations that protect the public health, safety, and welfare of its residents; and WHEREAS, it is a well -established proposition under all applicable case law that the power to regulate land use through zoning regulations is a legitimate means of promoting the public health, safety, and welfare; and WHEREAS, Division 13 of the Illinois Municipal Code (65 ILCS 5/11-13-1, et seq.) grants each municipality the power to establish zoning regulations; and WHEREAS, pursuant to its home rule authority and the Illinois Municipal Code, the City has adopted a set of zoning regulations, set forth in Title 6 of the Evanston City Code of 2012, as amended, ("the Zoning Ordinance"); and WHEREAS, on November 23, 2020, the City Council enacted Ordinance 109-0-20 by a majority vote, as required by Section 6-3-6-6 of the Zoning Ordinance, attached hereto as Exhibit 1 and incorporated herein by reference, which, pursuant to -1- Page 39D86015 Doc ID: 111-0-21 the provisions of the Zoning Ordinance, amended the Zoning Map to move a proposed Planned Development (the "Planned Development") at 1900 Sherman Avenue (the "Subject Property") from the R6 General Residential District to the C1a Commercial Mixed Use District and granted a Special Use Permit for the Planned Development in the C1a Commercial Mixed Use District at the Subject Property, which is legally described in Exhibit 1; and WHEREAS, the Applicant, the Housing Authority of Cook County, requested an amendment to the Planned Development in order to extend the timeframe for the Applicant and any successor in interest to obtain a building permit to construct the Planned Development (the "Amendment") due to discovery of an existing structural condition in the adjacent existing building necessitating a redesign of the new building in addition to the COVID-19 pandemic leading to changes in tenant preferences as they relate to unit sizes; and WHEREAS, City Code Section 6-3-5-15(A) provides for a time period for construction of one (1) year unless the City Council approves for an extended date by which to obtain a building permit in order to allow for a staged development; and WHEREAS, in order to commence construction of the Planned Development, the Applicant requests an amendment to the Planned Development to provide for an additional one (1) year to obtain a building permit to commence construction of the Planned Development, revising the date to obtain a building permit to be November 23, 2022 (the "Extension Request"); and WHEREAS, on October 25, 2021, the Planning and Development Committee ("P&D Committee") held a meeting, in compliance with the provisions of the —2— Page g(b86015 Doc ID: 111-0-21 Illinois Open Meetings Act (5 ILCS 120/1 et seq), during which it retained jurisdiction over the Extension Request; and WHEREAS, during said meeting, the P&D Committee received input from the public, and carefully deliberated on the Extension Request and the Applicant was given notice of the P&D and City Council meetings; and WHEREAS, at its meetings on October 25 and November 8, 2021, held in compliance with the provisions of the Illinois Open Meetings Act, the City Council considered the P&D Committee's deliberations and recommendations, heard public comment, made findings and considered this Ordinance 111-0-21 and the Extension Request, NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS, THAT: SECTION 1: The foregoing recitals are hereby found as fact and incorporated herein by reference. SECTION 2: Pursuant to the terms and conditions of this ordinance and Section 6-3-5-15(A) of the Zoning ordinance, the City Council hereby grants an amendment to the Planned Development Special Use Permit previously authorized by Ordinance 109-0-20 to allow for a one (1) year time extension to the Applicant to obtain a building permit for the limited purpose of construction of the Planned Development located at 1900 Sherman Avenue. SECTION 3: Pursuant to Subsection 6-3-5-12 of the Zoning Ordinance, the City Council imposes the following conditions on the Special Use Permit granted for the Planned Development, which may be amended by future ordinance(s), and violation —3— Page gb86015 Doc ID: 111-0-21 of any of which shall constitute grounds for penalties or revocation of said Special Use Permit pursuant to Subsections 6-3-10-5 and 6-3-10-6 of the Zoning Ordinance: (a) Compliance with Applicable Requirements: The Applicant shall develop and operate the Planned Development authorized by the terms of this ordinance in substantial compliance with the following: the terms of this Ordinance 111-0-21; terms of Ordinance 109-0-20; all applicable City Code requirements; the Applicant's testimony and representations to the P&D Committee, and the City Council; and the approved documents on file in this case. (b) Construction of the Planned Development: The Applicant must obtain a building permit for the Planned Development on the Subject Property within one (1) year (November 23, 2022). The construction shall be in compliance with all applicable City Code restrictions, including but not limited to, the construction must be completed within a period of twenty-four (24) months after issuance of the building permit. (c) Changes in Property Use: Any change as to the property's use in the future must be processed and approved as an additional amendment to the Planned Development. (d) Recordation: Pursuant to Subsection 6-3-6-10 of the Zoning Ordinance, the Applicant shall, at its cost, record a certified copy of this ordinance, including all exhibits attached hereto, with the Cook County Recorder of Deeds, and provide proof of such recordation to the City, before the City may issue any permits pursuant to the Planned Development authorized by the terms of this ordinance. SECTION 4: Except as otherwise provided for in this Ordinance 111-0- 21, all applicable regulations of the Ordinance 109-0-20, the Zoning Ordinance, and the entire City Code shall apply to the Subject Property and remain in full force and effect with respect to the use and development of the same. To the extent that the terms and/or provisions of any of said documents conflict with any of the terms herein, this Ordinance 111-0-21 shall govern and control. SECTION 5: When necessary to effectuate the terms, conditions, and purposes of this ordinance, "Applicant" shall be read as "Applicant and its agents, Page 42)86015 Doc ID: 111-0-21 assigns, and successors in interest" and shall include any and all successors, owners, and operators of the Subject Property. SECTION 6: This ordinance shall be in full force and effect from and after its passage, approval, and publication in the manner provided by law. SECTION 7: Except as otherwise provided for in this ordinance, all applicable regulations of the Zoning Ordinance and the entire City Code shall apply to the Subject Property and remain in full force and effect with respect to the use and development of the same. To the extent that the terms and provisions of any of said documents conflict with the terms herein, this ordinance shall govern and control. SECTION 8: All ordinances or parts of ordinances that are in conflict with the terms of this ordinance are hereby repealed. SECTION 9: If any provision of this ordinance or application thereof to any person or circumstance is ruled 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 10: The findings and recitals herein are hereby declared to be prima facie evidence of the law of the City and shall be received in evidence as provided by the Illinois Compiled Statutes and the courts of the State of Illinois. —5— Page 43>86015 Doc ID: a®3e®il���f3»�6el�c 111-0-21 Introduced: October 8 12021 Approved: Adopted: November 8 , 2021 November 8 , 2021 lsan4i� Daniel Biss, Mayor Attest: Approved as to form: Stephanie Mendoza, City Clerk Nicholas E. Cummings, Corporation Counsel Page "f)6015 Doc ID: a®3e�11 �� f3966a c 111-0-21 EXHIBIT 1 Ordinance 109-0-20 Link to Ordinance 109-0-20: httDs://www.citvofevanston.oralhomelshowDublisheddocument/63640/637553028599970000 —7— Page 45 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49eaO5c 97-0-22 EXHIBIT 2 Ordinance 123-0-21 I= Page 46 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c 11 /8/2021 123-0-21 AN ORDINANCE Granting A Major Adjustment to the Planned Development Located at 1900 Sherman Avenue WHEREAS, the City of Evanston is a home -rule municipality pursuant to Article VII of the Illinois Constitution of 1970; and WHEREAS, as a home rule unit of government, the City has the authority to adopt ordinances and to promulgate rules and regulations that protect the public health, safety, and welfare of its residents; and WHEREAS, Article VII, Section (6)a of the Illinois Constitution of 1970, which states that the "powers and functions of home rule units shall be construed liberally," was written "with the intention that home rule units be given the broadest powers possible" (Scadron v. City of Des Plaines, 153 111.2d 164); and WHEREAS, it is a well -established proposition under all applicable case law that the power to regulate land use through zoning regulations is a legitimate means of promoting the public health, safety, and welfare; and WHEREAS, Division 13 of the Illinois Municipal Code (65 ILCS 5/11-13-1, et seq.) grants each municipality the power to establish zoning regulations; and WHEREAS, pursuant to its home rule authority and the Illinois Municipal Code, the City has adopted a set of zoning regulations, set forth in Title 6 of the Evanston City Code of 2012, as amended, ("the Zoning Ordinance"); and Page 47 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49eaO5c 123-0-21 WHEREAS, in November 2020, the City Council enacted Ordinance 109- 0-20, attached hereto as Exhibit 1 and incorporated herein by reference, which granted a Special Use Permit for a Planned Development (the "Planned Development") at 1900 Sherman Avenue (the "Subject Property"), which is legally described in Exhibit 1; and WHEREAS, Ordinance 109-0-20 approved a map amendment to rezone the property from R6 General Residential to C1 a Commercial Mixed -Use in addition to the construction and operation of a Planned Development with, among other things, a sixteen (16) story, one hundred seventy-two foot eight inch (172', 8") age -restricted multi -family residential building with one hundred sixty-eight (168) dwelling units, with thirty-seven (37) on -site subterranean parking spaces, while retaining the existing eleven (11) story one hundred (100) unit building authorized as a planned development in 1976 pursuant to ordinance 61-0-76, which is detailed at length in Exhibit 1; and WHEREAS, the Applicant, the Housing Authority of Cook County ("the Applicant") has submitted for a major adjustment to the Planned Development, seeking the following changes: a decrease in the number of new dwelling units from one hundred sixty-eight (168) to one hundred fifty-two (152), a decrease in the number of below grade parking spaces from thirty-seven (37) to twenty-five (25), and a decrease in zoning height from one hundred seventy-two feet eight inches (172', 8") to one hundred sixty-eight feet four inches (168', 4"); and WHEREAS, the proposed changes trigger the need for a major adjustment to the 2020 planned development; and --2-- Page 48 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c 123-0-21 WHEREAS, in order to approve the major adjustment requested, the Applicant requests amendments to Ordinance 109-0-20 (the "Previously Approved Ordinance"); and WHEREAS, the Previously Approved Ordinance is a piece of legislation enacted by the City Council of the City of Evanston, subject to revision only by said City Council; and WHEREAS, on October 13, 2021 and October 27, 2021, in compliance with the provisions of the Illinois Open Meetings Act (5 ILCS 120/1 et seq.) and the Zoning Ordinance, the Plan Commission held a public hearing on the application for a Major Adjustment to a Planned Development, case no. 21 PLND-0076 heard extensive testimony and public comment, received other evidence, and made written minutes, findings, and recommendations; and WHEREAS, the Plan Commission recommended City Council approval of the application for a major adjustment with the amendment that the Applicant obtain twelve (12) additional parking spaces to offset the loss of subterranean parking and that parking for caregivers is paid for, if requested, by the Applicant; and WHEREAS, on November 22, 2021, the Planning and Development Committee ("P&D Committee") held a meeting, in compliance with the provisions of the Illinois Open Meetings Act (5 ILCS 120/1 et seq), during which it considered the Applicant's request; and MGM Page 49 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c 123-0-21 WHEREAS, during said meeting, the P&D Committee received input from the public, carefully deliberated on the major adjustment, and recommended approval thereof by the City Council; and WHEREAS, at its meeting on December 13, 2021, held in compliance with the provisions of the Illinois Open Meetings Act, the City Council considered the P&D Committee's recommendation, heard public comment, made findings, and adopted said recommendation; and WHEREAS, it is well -settled law in Illinois that the legislative judgment of the City Council must be considered presumptively valid (see Glenview State Bank v. Village of Deerfield, 213 III.App.3d 747) and is not subject to courtroom fact-finding (see National Paint & Coating Assn v. City of Chicago, 45 F.3d 1124), NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS, THAT: SECTION 1: The foregoing recitals are hereby found as fact and incorporated herein by reference. SECTION 2: Pursuant to the terms and conditions of this ordinance, the City Council hereby grants an amendment to the Special Use Permit previously authorized by Ordinance 109-0-20 to allow a decrease in the number of new dwelling units from one hundred sixty-eight (168) to one hundred fifty-two (152); a decrease in the number of below grade on -site parking spaces from thirty-seven (37) to twenty-five (25), with the requirement that the Applicant obtain twelve (12) additional off -site parking spaces and that parking for caregivers is paid for, if requested, by the Applicant; and a 1=1 Page 50 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c 123-0-21 decrease in zoning height from one hundred seventy-two feet eight inches (172', 8") to one hundred sixty-eight feet four inches (168', 4") SECTION 3: The conditions on the Special Use Permit imposed pursuant to Subsection 6-3-5-12 of the Zoning Ordinance by City Council in Ordinance 109-0-20 remain applicable to the Planned Development, SECTION 4: Except as otherwise provided for in this 123-0-21, all applicable regulations of the Ordinance 109-0-20, the Zoning Ordinance, and the entire City Code shall apply to the Subject Property and remain in full force and effect with respect to the use and development of the same. To the extent that the terms and/or provisions of any of said documents conflict with any of the terms herein, this Ordinance 123-0-21 shall govern and control. SECTION 5: When necessary to effectuate the terms, conditions, and purposes of this ordinance, "Applicant" shall be read as "Applicant and its agents, assigns, and successors in interest." SECTION 6: This ordinance shall be in full force and effect from and after its passage, approval, and publication in the manner provided by law. SECTION 7: Except as otherwise provided for in this ordinance, all applicable regulations of the Zoning Ordinance and the entire City Code shall apply to the Subject Property and remain in full force and effect with respect to the use and development of the same. To the extent that the terms and provisions of any of said documents conflict with the terms herein, this ordinance shall govern and control. C613 Page 51 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c 123-0-21 SECTION 8: All ordinances or parts of ordinances that are in conflict with the terms of this ordinance are hereby repealed. SECTION 9: If any provision of this ordinance or application thereof to any person or circumstance is ruled 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 10: The findings and recitals herein are hereby declared to be prima facie evidence of the law of the City and shall be received in evidence as provided by the Illinois Compiled Statutes and the courts of the State of Illinois. Introduced: November 08 12021 Approved: , 12/14 Adopted: December 13 2021 , 2021 lsanzd% vdz.s,s Daniel Biss, Mayor Attest: Approved as to form: ,/o Stephanie Mendoza, City Clerk Nicholas E. Cummings, Corporation Counsel Clem Page 52 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c 123-0-21 EXHIBIT 1 Ordinance 109-0-20 Link to Ordinance 109-0-20: httDs://www.citvofevanston.oralhomelshowDublisheddocument/63640/637553028599970000 —7— Page 53 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49eaO5c vermilion d e v e l o p m e n t August 25, 2022 Liz Williams, Planning Manager Sarah Flax, Community Development Director City of Evanston 2100 Ridge Avenue Evanston, IL 60201 VIA EMAIL: ewilliams@citvofevanston.ora sflax@citvofevanston.orp, Regarding: 605 Davis Street Planned Development Dear Ms. Williams and Ms. Flax, I write to provide an update regarding the 605 Davis planned development (the "Planned Development") On April 27, 2020, the Evanston City Council adopted an ordinance (the "Ordinance") granting a special use permit for the Planned Development, which ordinance was subsequently approved by Mayor Hagerty on April 30, 2020. Since the adoption and approval of the Ordinance, our development team has made significant progress with the Planned Development and continues to move the project forward. We have furthered the project's design and marketing collateral, selected a well -regarded general contractor (Walsh Construction), and secured an institutional investor to provide the equity needed to construct the Planned Development. Additionally, we have hired a very capable leasing team (led by Bill Rolander, Vice Chairman of Newmark) and furthered discussions with an extensive list of prospective anchor tenants for the office building, many of which prospective tenants currently reside outside of downtown Evanston. That said, office leasing activity in Evanston and throughout the nation has slowed significantly since the onset of the Covid-19 pandemic. As work -from -home policies have persisted, tenants have struggled to define how much space they will need in a post-Covid world and how they will use it. As a result, tenants have taken a long time deciding to commit to large blocks of office space. On a positive note, what leasing has transpired has been concentrated largely in modern, tech -forward, and sustainable assets — which is precisely what 605 Davis is designed to be. This flight to quality is typical when there is volatility in the office leasing markets, and generally favors new construction. Therefore, due to these unforeseen circumstances resulting from the Covid-19 pandemic, we respectfully request an extension of the aforementioned special use permit for 18 months after the permit's current expiration date. We remain committed to this Planned Development; we are encouraged by the significant progress made since the special use permit was granted (especially with regard to the project's financing); and we look forward to bringing new high -quality tenants and over 1,000 new office workers to Evanston's vibrant downtown scene. Upon your request, we would be glad to provide any information you may need. Thank you for your consideration. Sincerely, Dave Cocagne Page 54 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c 9/27/2022 98-0-22 AN ORDINANCE Extending the Time for the Applicant to Obtain a Building Permit to Construct the Planned Development at 605 Davis Street Previously Authorized by Ordinances 49-0-20 and 7-0-21 WHEREAS, the City of Evanston is a home -rule municipality pursuant to Article VII of the Illinois Constitution of 1970; and WHEREAS, as a home rule unit of government, the City has the authority to adopt legislation and to promulgate rules and regulations that protect the public health, safety, and welfare of its residents; and WHEREAS, it is a well -established proposition under all applicable case law that the power to regulate land use through zoning regulations is a legitimate means of promoting the public health, safety, and welfare; and WHEREAS, Division 13 of the Illinois Municipal Code (65 ILCS 5/11-13-1, et seq.) grants each municipality the power to establish zoning regulations; and WHEREAS, pursuant to its home rule authority and the Illinois Municipal Code, the City has adopted a set of zoning regulations, set forth in Title 6 of the Evanston City Code of 2012, as amended, ("the Zoning Ordinance"); and WHEREAS, in April 2020, the City Council enacted Ordinance 49-0-20, which granted a Special Use Permit for a Planned Development ("Planned Development") for an eighteen (18) story, two hundred twenty (220) foot tall Class A -1- Page 55 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49eaO5c office building with a floor area ratio of 13.02, approximately four thousand five hundred (4,500) square feet of ground floor retail space including a drive through for a financial institution and thirty-nine (39) parking spaces; and WHEREAS, on January 14, 2021, the Applicant, Vermillion Enterprises, LLC, requested an amendment to the Planned Development in order to extend the timeframe for the Applicant and any successor in interest to obtain a building permit to construct the Planned Development (the "Amendment") because office -leasing activity had paused throughout Evanston and the nation due to the COVID-19 pandemic and because prospective tenants needed to examine the post -pandemic global and local macroeconomic outlook as well as staffing and space needs; and WHEREAS, in February 2021, the City Council enacted Ordinance 7-0- 21, attached hereto as Exhibit 1 and incorporated herein by reference, which, pursuant to the provisions of the Zoning Ordinance, granted an amendment to the Planned Development Special Use Permit previously authorized by Ordinance 49-0-20 to allow for an eighteen (18) month time extension to the Applicant to October 27, 2022 to obtain a building permit for the limited purpose of construction of the Planned Development located at 605 Davis Street; and WHEREAS, on August 25, 2022, the Applicant, Vermillion Development, requested another amendment to the Planned Development in order to extend the timeframe for the Applicant and any successor in interest to obtain a building permit to construct the Planned Development (the "Second Amendment") because of delays and unforeseen circumstances caused by the COVID-19 pandemic; and —2— Page 56 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c WHEREAS, City Code Section 6-3-5-15(A) provides for a time period for construction of one (1) year unless the City Council approves for an extended date by which to obtain a building permit in order to allow for a staged development; and WHEREAS, in order to commence construction of the Planned Development, the Applicant requests a Second Amendment to the Planned Development to provide for an additional eighteen (18) months to obtain a building permit to commence construction of the Planned Development, revising the date to obtain a building permit to be April 27, 2024 (the "Extension Request"); and WHEREAS, on September 27, 2022, the Planning and Development Committee ("P&D Committee") held a meeting, in compliance with the provisions of the Illinois Open Meetings Act (5 ILCS 120/1 et seq), during which it retained jurisdiction over the Extension Request; and WHEREAS, during said meeting, the P&D Committee received input from the public, and carefully deliberated on the Extension Request and the Applicant was given notice of the P&D and City Council meetings; and WHEREAS, at its meeting on September 27, 2022, held in compliance with the provisions of the Illinois Open Meetings Act, the City Council considered the P&D Committee's deliberations and recommendations, heard public comment, made findings and considered this Ordinance 98-0-22 and the Extension Request, NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS, THAT: SECTION 1: The foregoing recitals are hereby found as fact and incorporated herein by reference. —3— Page 57 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c SECTION 2: Pursuant to the terms and conditions of this ordinance and Section 6-3-5-15(A) of the Zoning ordinance, the City Council hereby grants an amendment to the Planned Development Special Use Permit previously authorized by Ordinances 49-0-20 and 7-0-21 to allow for an eighteen (18) month time extension to the Applicant to obtain a building permit for the limited purpose of construction of the Planned Development located at 605 Davis Street. SECTION 3: Pursuant to Subsection 6-3-5-12 of the Zoning Ordinance, the City Council imposes the following conditions on the Special Use Permit granted for the Planned Development, which may be amended by future ordinance(s), and violation of any of which shall constitute grounds for penalties or revocation of said Special Use Permit pursuant to Subsections 6-3-10-5 and 6-3-10-6 of the Zoning Ordinance: (a) Compliance with Applicable Requirements: The Applicant shall develop and operate the Planned Development authorized by the terms of this ordinance in substantial compliance with the following: the terms of this Ordinance 98-0-22; terms of Ordinances 49-0-20 and 7-0-21; all applicable City Code requirements; the Applicant's testimony and representations to the P&D Committee, and the City Council; and the approved documents on file in this case. (b) Construction of the Planned Development: The Applicant must obtain a building permit for the Planned Development on the Subject Property within eighteen (18) months (April 27, 2024). The construction shall be in compliance with all applicable City Code restrictions, including but not limited to, the construction must be completed within a period of twenty-four (24) months after issuance of the building permit. (c) Changes in Property Use: Any change as to the property's use in the future must be processed and approved as an additional amendment to the Planned Development. (d) Recordation: Pursuant to Subsection 6-3-6-10 of the Zoning Ordinance, the Applicant shall, at its cost, record a certified copy of this ordinance, including all exhibits attached hereto, with the Cook County Recorder of Deeds, and provide proof of such recordation to the City, before the City may issue any Page 58 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49eaO5c permits pursuant to the Planned Development authorized by the terms of this ordinance. SECTION 4: Except as otherwise provided for in this Ordinance 98-0-22, all applicable regulations of the Ordinances 49-0-20 and 7-0-21, the Zoning Ordinance, and the entire City Code shall apply to the Subject Property and remain in full force and effect with respect to the use and development of the same. To the extent that the terms and/or provisions of any of said documents conflict with any of the terms herein, this Ordinance 98-0-22 shall govern and control. SECTION 5: When necessary to effectuate the terms, conditions, and purposes of this ordinance, "Applicant" shall be read as "Applicant and its agents, assigns, and successors in interest" and shall include any and all successors, owners, and operators of the Subject Property. SECTION 6: This ordinance shall be in full force and effect from and after its passage, approval, and publication in the manner provided by law. SECTION 7: Except as otherwise provided for in this ordinance, all applicable regulations of the Zoning Ordinance and the entire City Code shall apply to the Subject Property and remain in full force and effect with respect to the use and development of the same. To the extent that the terms and provisions of any of said documents conflict with the terms herein, this ordinance shall govern and control. SECTION 8: All ordinances or parts of ordinances that are in conflict with the terms of this ordinance are hereby repealed. SECTION 9: If any provision of this ordinance or application thereof to any person or circumstance is ruled unconstitutional or otherwise invalid, such invalidity shall not affect other provisions or applications of this ordinance that can be given effect 2612 Page 59 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49eaO5c without the invalid application or provision, and each invalid provision or invalid application of this ordinance is severable. SECTION 10: The findings and recitals herein are hereby declared to be prima facie evidence of the law of the City and shall be received in evidence as provided by the Illinois Compiled Statutes and the courts of the State of Illinois. Introduced: September 27 2022 Approved: Adopted: September 27 2022 September 28 2022 Isancel ldc;ss Daniel Biss, Mayor Attest: Approved as to form: �'�� ✓I�ccl�ola.,s e. Stephanie Mendoza, City Clerk Nicholas E. Cummings Corporation Counsel Page 60 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c EXHIBIT 1 ORDINANCE 7-0-21 -7- Page 61 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c 1 /14/2021 7-0-21 AN ORDINANCE Extending the Time for the Applicant to Obtain a Building Permit to Construct the Planned Development at 605 Davis Street Previously Authorized by Ordinance 49-0-20 WHEREAS, the City of Evanston is a home -rule municipality pursuant to Article VII of the Illinois Constitution of 1970; and WHEREAS, as a home rule unit of government, the City has the authority to adopt legislation and to promulgate rules and regulations that protect the public health, safety, and welfare of its residents; and WHEREAS, it is a well -established proposition under all applicable case law that the power to regulate land use through zoning regulations is a legitimate means of promoting the public health, safety, and welfare; and WHEREAS, Division 13 of the Illinois Municipal Code (65 ILCS 5/11-13-1, et seq.) grants each municipality the power to establish zoning regulations; and WHEREAS, pursuant to its home rule authority and the Illinois Municipal Code, the City has adopted a set of zoning regulations, set forth in Title 6 of the Evanston City Code of 2012, as amended, ("the Zoning Ordinance"); and WHEREAS, on April 27, 2020, the City Council enacted Ordinance 49-0- 20 by a supermajority vote, as required by Section 6-3-6-6 of the Zoning Ordinance, attached hereto as Exhibit 1 and incorporated herein by reference, which, pursuant to Page 62 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49eaO5c 7-0-21 the provisions of the Zoning Ordinance, granted a Special Use Permit for a Planned Development (the "Planned Development") in the D3 Downtown District at 605 Davis Street (the "Subject Property"), which is legally described in Exhibit 1; and WHEREAS, on January 15, 2021, the Applicant, Vermillion Enterprises, LLC, requested an amendment to the Planned Development in order to extend the timeframe for the Applicant and any successor in interest to obtain a building permit to construct the Planned Development (the "Amendment") because office -leasing activity has paused throughout Evanston and the nation due to the COVID-19 pandemic and because prospective tenants need to examine the post -pandemic global and local macroeconomic outlook as well as their staffing and space needs; and WHEREAS, City Code Section 6-3-5-15(A) provides for a time period for construction of one (1) year unless the City Council approves for an extended date by which to obtain a building permit in order to allow for a staged development; and WHEREAS, in order to commence construction of the Planned Development, the Applicant requests an amendment to the Planned Development to provide for an additional eighteen (18) months to obtain a building permit to commence construction of the Planned Development, revising the date to obtain a building permit to be October 27, 2022 (the "Extension Request"); and WHEREAS, on January 25, 2021, the Planning and Development Committee ("P&D Committee") held a meeting, in compliance with the provisions of the Illinois Open Meetings Act (5 ILCS 120/1 et seq), during which it retained jurisdiction over the Extension Request; and -2- Page 63 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c 7-0-21 WHEREAS, during said meeting, the P&D Committee received input from the public, and carefully deliberated on the Extension Request and the Applicant was given notice of the P&D and City Council meetings; and WHEREAS, at its meetings on January 25, 2021 and February 8, 2021, held in compliance with the provisions of the Illinois Open Meetings Act, the City Council considered the P&D Committee's deliberations and recommendations, heard public comment, made findings and considered this Ordinance 7-0-21 and the Extension Request, NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS, THAT: SECTION 1: The foregoing recitals are hereby found as fact and incorporated herein by reference. SECTION 2: Pursuant to the terms and conditions of this ordinance and Section 6-3-5-15(A) of the Zoning ordinance, the City Council hereby grants an amendment to the Planned Development Special Use Permit previously authorized by Ordinance 49-0-20 to allow for a eighteen (18) month time extension to the Applicant to obtain a building permit for the limited purpose of construction of the Planned Development located at 605 Davis Street. SECTION 3: Pursuant to Subsection 6-3-5-12 of the Zoning Ordinance, the City Council imposes the following conditions on the Special Use Permit granted for the Planned Development, which may be amended by future ordinance(s), and violation of any of which shall constitute grounds for penalties or revocation of said Special Use Permit pursuant to Subsections 6-3-10-5 and 6-3-10-6 of the Zoning Ordinance: -3- Page 64 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c 7-0-21 (a) Compliance with Applicable Requirements: The Applicant shall develop and operate the Planned Development authorized by the terms of this ordinance in substantial compliance with the following: the terms of this Ordinance 7-0-21; terms of Ordinance 49-0-20; all applicable City Code requirements; the Applicant's testimony and representations to the P&D Committee, and the City Council; and the approved documents on file in this case. (b) Construction of the Planned Development: The Applicant must obtain a building permit for the Planned Development on the Subject Property within eighteen (18) months (October 27, 2022). The construction shall be in compliance with all applicable City Code restrictions, including but not limited to, the construction must be completed within a period of twenty-four (24) months after issuance of the building permit. (c) Changes in Property Use: Any change as to the property's use in the future must be processed and approved as an additional amendment to the Planned Development. (d) Recordation: Pursuant to Subsection 6-3-6-10 of the Zoning Ordinance, the Applicant shall, at its cost, record a certified copy of this ordinance, including all exhibits attached hereto, with the Cook County Recorder of Deeds, and provide proof of such recordation to the City, before the City may issue any permits pursuant to the Planned Development authorized by the terms of this ordinance. SECTION 4: Except as otherwise provided for in this Ordinance 7-0-21, all applicable regulations of the Ordinance 49-0-20, the Zoning Ordinance, and the entire City Code shall apply to the Subject Property and remain in full force and effect with respect to the use and development of the same. To the extent that the terms and/or provisions of any of said documents conflict with any of the terms herein, this Ordinance 7-0-21 shall govern and control. SECTION 5: When necessary to effectuate the terms, conditions, and purposes of this ordinance, "Applicant" shall be read as "Applicant and its agents, assigns, and successors in interest" and shall include any and all successors, owners, and operators of the Subject Property. M2 Page 65 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c 7-0-21 SECTION 6: This ordinance shall be in full force and effect from and after its passage, approval, and publication in the manner provided by law. SECTION 7: Except as otherwise provided for in this ordinance, all applicable regulations of the Zoning Ordinance and the entire City Code shall apply to the Subject Property and remain in full force and effect with respect to the use and development of the same. To the extent that the terms and provisions of any of said documents conflict with the terms herein, this ordinance shall govern and control. SECTION 8: All ordinances or parts of ordinances that are in conflict with the terms of this ordinance are hereby repealed. SECTION 9: If any provision of this ordinance or application thereof to any person or circumstance is ruled 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 10: The findings and recitals herein are hereby declared to be prima facie evidence of the law of the City and shall be received in evidence as provided by the Illinois Compiled Statutes and the courts of the State of Illinois. -5- Page 66 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c 7-0-21 Introduced: January 25 12021 Approved: Adopted: February 8 , 2021 February 11 , 2021 "J"ok M\keq�- Stephen H. Hagerty, Mayor Attest: Approved as to form: Devon Reid, City Clerk Kelley A. Gandurski Corporation Counsel Q:T Page 67 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c 7-0-21 EXHIBIT 1 ORDINANCE 49-0-20 W© Page 68 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c 3/4/2020 49-0-20 AN ORDINANCE Granting a Special Use Permit for a Planned Development Located at 605 Davis Street In the D3 Downtown Core Development District WHEREAS, the City of Evanston is a home -rule municipality pursuant to Article VII of the Illinois Constitution of 1970; and WHEREAS, as a home rule unit of government, the City has the authority to adopt legislation and to promulgate rules and regulations that protect the public health, safety, and welfare of its residents; and WHEREAS, Article VII, Section 6(a) of the Illinois Constitution of 1970, states that the "powers and functions of home rule units shall be construed liberally," was written "with the intention that home rule unit be given the broadest powers possible" (Scadron v. City of Des Plaines, 153 111.2d 164, 174-75 (1992)); and WHEREAS, it is a well -established proposition under all applicable case law that the power to regulate land use through zoning regulations is a legitimate means of promoting the public health, safety, and welfare; and, WHEREAS, Division 13 of the Illinois Municipal Code (65 ILCS 5/11-13-1, et seq.) grants each municipality the power to establish zoning regulations; and, WHEREAS, pursuant to its home rule authority and the Illinois Municipal Code, the City has adopted a set of zoning regulations, set forth in Title 6 of the Evanston City Code of 2012, as amended ("the Zoning Ordinance"); and Page 69 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c 49-0-20 WHEREAS, Vermillion Enterprises, LLC ("Applicant"), the Applicant for the proposed development located at 605 Davis Street, Evanston, Illinois (the "Subject Property"), legally described in Exhibit A, which is attached hereto and incorporated herein by reference, applied, pursuant to the provision of the Zoning Ordinance, specifically Section 6-3-5, "Special Uses", Section 6-3-6 "Planned Developments", and Subsection 6-11-1-10, "Planned Developments" in Downtown Zoning Districts, to permit the construction and operation of a Planned Development with a drive through financial institution and accessory parking located at the Subject Property in the D3 Downtown Core Development Zoning District ("D3 District") ; and, WHEREAS, the applicant sought approval to construct a new eighteen (18) story, two hundred twenty (220) foot tall Class A office building with a floor area ratio of 13.02, approximately four thousand five hundred (4,500) square feet of ground floor retail space including a drive through for a financial institution and thirty-nine (39) parking spaces; and WHEREAS, construction of the Planned Development, as proposed in the application, requires exception from the strict application of the Zoning Ordinance with regards to floor area ratio, building height, number of parking spaces provided, ziggurat setback along the Davis Street property line, ziggurat setback along the east interior lot line, and ziggurat setback along the west interior side lot line; and WHEREAS, pursuant to Subsection 6-3-6-5 of the Zoning Ordinance, the City Council may grant Site Development Allowances from the normal district regulations established in the Zoning Ordinance; and -2- Page 70 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49eaO5c 49-0-20 WHEREAS, on March 11, 2020, in compliance with the provisions of the Illinois Open Meetings Act (5 ILCS 120/1 et seq.) and the Zoning Ordinance, the Plan Commission held a public hearing on the application for a Special Use Permit for a Planned Development, case no. 19PLND-0036, heard extensive testimony and public comment, received other evidence, and made written minutes, findings, and recommendations; and WHEREAS, the Plan Commission's written findings state that the application for the proposed Planned Development meets applicable standards set forth for Special Uses in Subsection 6-3-5-10 of the Zoning Ordinance and Planned Developments in the D3 Downtown Core Development District per Subsection 6-11-1- 10 of the Zoning Ordinance; and WHEREAS, on March 11, 2020, the Plan Commission recommended the City Council approve the application; and WHEREAS, on April 13, 2020, the Planning and Development ("P&D") Committee of the City Council held a meeting, in compliance with the provision of the Open Meetings Act and the Zoning Ordinance, received input from the public, carefully considered the findings and recommendation for approval of the Plan Commission, and recommended approval thereof by the City Council; and WHEREAS, at its meetings on April 13 and April 27, 2020, held in compliance with the Open Meetings Act and the Zoning Ordinance, the City Council considered the recommendation of the P&D Committee, received additional public comment, made certain findings, and adopted said recommendation; and E Page 71 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49eaO5c 49-0-20 WHEREAS, it is well -settled law that the legislative judgment of the City Council must be considered presumptively valid (see Glenview State Bank v. Village of Deerfield, 213 III. App.3d 747) and is not subject to courtroom fact-finding (see National Paint & Coating Assn v. City of Chicago, 45 F.3d 1124). NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS, THAT: SECTION 1: The foregoing recitals are found as fact and incorporated herein by reference. SECTION 2: Pursuant to the terms and conditions of this ordinance, the City Council hereby grants the Special Use Permit applied for in case no. 19PLND- 0036, to allow construction and operation of the Planned Development for an eighteen (18) story, two hundred twenty (220) foot tall Class A office building with a floor area ratio of 13.02, approximately four thousand five hundred (4,500) square feet of ground floor retail space including a drive through for a financial institution and thirty-niney (39) parking spaces. SECTION 3: The City Council hereby grants the following Site Development Allowances: A. Floor Area Ratio ("FAR"): A Site Development Allowance is hereby granted for an FAR of 13.02, whereas Subsection 6-11-4-6 of the Zoning Ordinance allows a maximum FAR of 4.5 in the D3 District with Subsection 6-11-1-10(C)(2) allowing for an additional development allowance of 3.5 FAR. B. Building Height: A Site Development Allowance is hereby granted for a building height of two hundred twenty (220) feet, whereas Subsection 6-11-4-8 of the Zoning Ordinance allows for a maximum building height of eighty-five (85) feet in the D3 District with Subsection 6-11-1-10(C)(1) allowing a maximum height of two hundred twenty (220) feet as a development allowance. f-4ft Page 72 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49eaO5c 49-0-20 C. Number of Parking Spaces: A Site Development Allowance is hereby granted for a total of thirty-nine (39) on -site parking spaces, whereas Subsection 6-16-3-5 of the Zoning Ordinance requires a minimum of four hundred -twenty (420) parking spaces for the proposed Planned Development in the D3 District. D. Ziggurat Setback from the East Interior Lot Line: A Site Development Allowance is hereby granted for a ziggurat setback of zero (0) feet at a height of twenty-nine (29) feet, whereas Subsection 6-11-1-10(C)(1)(c) of the Zoning Ordinance requires a ziggurat setback of twenty-five (25) feet for a structure above forty two (42) feet from an interior side lot line in the D3 District. E. Ziggurat Setback along the Davis Street Property Line: A Site Development Allowance is hereby granted for a ziggurat setback of fifteen (15) feet at a height of twenty-nine (29) feet, whereas Subsection 6-11-1-4 of the Zoning Ordinance requires a ziggurat setback of forty (40) feet for a structure above forty two (42) feet from any front or side lot line abutting a street in the D3 District. F. Ziggurat Setback from the West Interior Lot Line: A Site Development Allowance is hereby granted for a ziggurat setback of zero (0) feet at a height of twenty-nine (29) feet, whereas Subsection 6-11-1-10(C)(1)(c) of the Zoning Ordinance requires a ziggurat setback of twenty-five (25) feet for a structure above forty two (42) feet from an interior side lot line in the D3 District. SECTION 4: Pursuant to Subsection 6-3-5-12 of the Zoning Ordinance, the City Council imposes the following conditions on the Special Use Permit granted hereby, which may be amended by future ordinance(s), and violation of any of which shall constitute grounds for penalties or revocation of said Special Use Permit pursuant to Subsections 6-3-10-5 and 6-3-10-6 of the Zoning Ordinance: (A) Compliance with Applicable Requirements: The Applicant shall develop and operate the Planned Development authorized by the terms of this ordinance in substantial compliance with the following: the terms of this ordinance; the Development and Landscape Plans in Exhibit B and C, attached hereto and incorporated herein by reference; all applicable City Code requirements; the Applicant's testimony and representations to the Design and Project Review Committee, the Plan Commission, the P&D Committee, and the City Council; and the approved documents on file in this case. (B) Construction Management Plan: The Applicant shall sign and agree to a Construction Management Plan (CMP) with the City of Evanston prior to issuance of the Building Permit. The CMP shall include but is not limited to the following: construction staging plan, on -street and on -site construction parking restrictions, hours of operation, a plan including cross sections showing -5-- Page 73 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49eaO5c 49-0-20 pedestrian access around the site with the use of curb ramps, signage and/or striping, foundation survey of surrounding structures including weekly reporting of seismographs for the duration of construction, submittal of environmental testing report prior to construction, visibility diagram for all construction site access points, proposed schedule for street opening for utility connections with cross section details, and project updates via monthly newsletter and project website. (C) Approval of Change in Use: Any change in use, with the exception of the removal of the drive -through facility, must be approved as an amendment to the Planned Development. (D) Alley Reconstruction: The Applicant shall reconstruct the west half of the alley immediately adjacent to the development site. (E) Downtown Evanston Contribution: The Applicant shall provide $50,000 support for event programming in Fountain Square through Downtown Evanston. (F) Viaduct Improvement Contribution: The Applicant shall provide $50,000 support for improvements to downtown Evanston viaducts at Benson/Davis and/or Elmwood/Davis. (G) Affordable Housing Fund Contribution: The Applicant shall provide a $50,000 contribution to the City's Affordable Housing Fund. (H) Bird -Friendly Measures: The Applicant shall apply bird friendly measures to the building, including but not limited to bird friendly glass, fritted balcony rails and lighting control at night per the drawings in Exhibit B. (1) Mayor's Monarch Pledge: The Applicant shall comply with the Mayor's Monarch Pledge. (J) Electric Vehicle Charging Stations: The Applicant shall provide eight (8) electric vehicle charging stations in the garage with additional conduit to allow easy installation of additional electric vehicle charging stations in the future. (K) Metered Parking: The Applicant shall make any necessary improvement, including signage and pavement striping to provide two (2) new metered parking spaces along Davis Street in front of the development site. (L) Davis Street Bike Lane: The Applicant shall extend bollards and other safety measures for the Davis Street protected bike lane in front of the development site. (M) Long Term Parking Lease: Prior to issuance of building permit, the Applicant shall execute a long term parking lease agreement with the City of Evanston to lease a maximum of one hundred and fifty (150) parking spaces based on the QC Page 74 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c 49-0-20 standard current monthly parking fee from the 525 Church Street parking garage. The lease of fifty (50) parking spaces would be initiated upon issuance of a Temporary Certificate of Occupancy (TCO). The remaining leased spaces would be leased by the Applicant as the building is occupied and prorated by a percentage gross floor area occupied (e.g., if the building is 50% occupied, the Applicant would be required to lease 75 parking spaces). Upon the building reaching stabilization (i.e., 95% occupancy), the Applicant would be required to lease the full one hundred fifty (150) spaces, regardless of the building occupancy. The parking spaces shall be leased at market rate without fixed pricing and be subject to increases annually, and such increases shall not exceed the increases applied to other public parking spaces in the 525 Church Street garage. For a period of sixty (60) months, starting from the issuance of the TCO, the Applicant must provide annually to the City parking data detailing how many parking spaces (leased from the City and provided within the building) are utilized by building tenants. The data must be provided by January 3151 of each year following the issuance of a TemporaryCertificate of Occupancy (TCO). At the end of the 18th month following the building reaching stabilization (as defined above) but no earlier than 36 months following issuance of the TCO, the Applicant shall have the right to the amend the parking lease agreement to match the highest number of vehicles leased within the Church Street parking garage. (N) Drive -Through Facility: The Drive -through facility shall be limited to use by a financial institution. Should the building owner gain ownership or control of the drive-thru facility, the building owner shall remove the curb cut and absorb the drive-thru area into the adjacent ground floor retail space. The building owner shall obtain a building permit to absorb the drive -through area into the adjacent ground floor retail spaces within ninety (90) days of gaining control or ownership of the drive-thru facility, and complete the work within one (1) year of obtaining the building permit. Should the building owner fail to remove the curb cut as required by this section, the City shall be empowered to remove the curb cut and place a lien on the property, should it so choose.. (0) Composting: The Applicant shall provide a composting program in the building through Collective Resource or the current franchisee. (P) On -Site Deliveries: Deliveries for the on -site commercial use must be performed from the alley and are prohibited during the hours of 7 A.M. to 9 A.M. and 4 P.M. to 6 P.M., Monday through Friday. (Q) Evanston High School Trade Fair: The Applicant shall sponsor an Evanston Township High School (ETHS) trade fair prior to issuance of the Final Certificate of Occupancy (FCO). (R) Evanston Business Enterprises Hiring: The Applicant agrees to employ at least five (5) Evanston residents during construction. The Applicant also agrees -7- Page 75 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c 49-0-20 to offer thirty percent (30%) of the permanent jobs to Evanston residents, subject to their qualifications for employment.. SECTION 5: When necessary to effectuate the terms, conditions, and purposes of this ordinance, "Applicant" shall be read as "Applicant's tenants, agents, assigned, and successors in interest." SECTION 6: This ordinance shall be in full force and effect from and after its passage, approval, and publication in the manner provided by law. SECTION 7: All ordinances or parts of ordinances in conflict herewith are hereby repealed. SECTION 8: If any provision of this ordinance or application thereof to any person or circumstance is ruled 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 9: The findings and recitals contained herein are declared to be prima facie evidence of the law of the City and shall be received in evidence as provided by the Illinois Compiled Statutes and the courts of the State of Illinois. Introduced: April 13, 2020 , 2020 Approved: Adopted: April 27, 2020 .2020 April 30 2020 � Stephen H. Hagerty, Mayor Attest: Approved as to form: EdwWda Omwi ez *A— DVVU11 Fkvid, pity 061h Kelley A. Gandurski, Corporation Counsel Eduardo Gomez, Deputy City Clerk Page 76 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49eaO5c 119a•3ac EXHIBIT A LEGAL DESCRIPTION Page 77 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c Parcel 2A THE WESTERLY 60 FEET OF THE EASTERLY 120 FEET OF LOTS 10 AND 11 (EXCEPT THE NORTH 16 FEET OF SAID LOT 11 FOR ALLEY) IN BLOCK 19 IN EVANSTON SECTION 18, TOWNSHIP 41 NORTH, RANGE 14, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. PIN: 11-18-306-030-0000 Parcel 2B THE NORTHERLY 16 FEET OF THE WESTERLY 60 FEET OF THE EASTERLY 120 FEET OF LOT 11 IN BLOCK 19 IN EVANSTON IN SUBSECTION 18, TOWNSHIP 41 NORTH, RANGE 14, EAST OF THE THIRD PRINCIPAL MBRIDIAN, IN COOK COUNTY, ILLINOIS. PIN: 11-18-306-026-0000 Parcel 3 THE WESTERLY 50 FEET OF LOTS 10 AND 11 IN BLOCK 19 IN THE CITY OF EVANSTON, IN SECTION 18, TOWNSHIP 41 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. PIN: 11-18-306-040-0000 Parcel 4 LOT 1 (EXCEPT THE EAST 60 FEET) IN THE CONSOLIDATION OF LOTS 10 AND 11 IN BLOCK 19 IN EVANSTON, IN SECTION 18, TOWNSHIP 41 NORTH, RANGE 14, LYING EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. PIN: 11-18-306-029-0000 Page 78 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c Parcel 1 (Deed) TRLrSTE£+S OFFI)1N TRUST 6-1I LNUM1106I U a EMBER , 2W5. betwem CHICAGO LAA*D TRUST COMPANY, an Illinois f]oc QBOIE5Z9 Foe;3t}.QDLill Eugene "gene" AmoreAHSP Fee:#t4.00 C Lflr1_ S17COE834r tlli4"* t4 L.ASALLE BAlr X ❑ook County HQC4Y0gt o! DeedB I�C1t�AL AS5( u-n0W , duly authorised to Date; 4717 arzao6 03:00 Ptd t=y_ t at 4 and execute tr•,rsts within;[; state of IlliTluis, n rs0aal ly but ad I rumcc undo the prbvili= of & � ti ;L61c;d or dcmb in Dug 4;fly record d urtd *fiverod ` Z iL*Alyd rorrerotism in PUrW iCe Of 4 certOiri TFUGt mcnt. it and 27Tt day Vf Jatt uatp, : W, said kMhJm as Trust Number M-11286 party of the firs) � p�{+;iKnd WAYNE }SUMMER TRuFr (Reurved for Recorders 5 er under the lwvv6iiMs of u certain Trust AgTccrnettt dated 5FPTF,MBER Z1, 200m , and D P N 5BL 2, SE ADDRESS 1S: 727 N BANK LANE, LAKF, FOREST, ILLINOIS 6ON5, platy of SSETH, [hat said party tafthe first part in grmsitE dtiun of the suzn of TCn I}ull�s l6 ) oral r said 4Aluablu nation in hMFW paEd. does hMby wnvev Emd QUfT-("E.AFM unto sW party of the o the lio iggdesenbed real l i6c, 5 9 ed M COOK COW*,115noiSr twwa[: 1� SEE LF�GAL AESCRTPTTON R11DER ATTACHEII H ERFT€l A MA of PART H EREpF. 1� r LL !Trv>�VArvs70N L MOHLY IiNOW?I AS: fi05 DAVIS STREET, EVANSTON,1L DIS 60201 EXEMPTION i P�@PFRTY INDEX NUMBER: 11-18.306-030.OKO L01 tq�e;her with the renemenis and appLuter6vwxs t]seretmto Gel irk. CITY CLERIC TO li V£ AND TO I [OLD, the said reel estat ap a ces, upon the ttusis, artd for Ilse uses and purposes in said Taut Ag€eernot set forth. j`� THE TFRI1lS AND CONDITIONS APP RING ONRE VR5E PAGE OF THIS INSTRUMENT ARE N6E ItT HERtOF Afid floc said p-an[or hvcby Cx w s s any and all right or benefit under and by vinue cf aiy and all s ea �, State uf11lU1oiS, providing fnr a nn t s sale on exccutitro or uthcrise, This deed LS executed by the As 1 , as Trtutsc, m afwcwd, p47uant to direction and in the crrerc�se Df the r 91 �*ildiorily gmmted lU and ves it e n saiii ]Deed ur fAwiis in TTttyt bad the provisions of said Trust Agtecmentt ve i onad, including tre authari y d ly In the Vanree Tansies named herd anal of evety other pawn bird a ty t=inm enabling This to fife [tens of all trust deeds andror mOrTAgey upoh said MI o9=, if rely. FtXCXC m I' red to said warm • tN W f1r1F.. EO , p" ofthe first pesr has caused its carpal m seal is be herm affixed, and ham cat ad it t ned m d+ese p - Lt is offil"m the day and year -first above wrinen L ��'--,,,� CKICAGO TITLE LAND TRUST COMPANY, as SutCcossor Trustee, atl� aforesaid, acid not pemnaily. I� 13„L�:L i IL GLENN 1!1 M TRUST OFFICER Pf1I��L�ARI D nrr CHICAGO Tfl E LAND TRUST COMPANY, tat 1V ADISON STtI7TM' STRsr;T, CHICAGO, 1L 192 61�- OF 11 -moiS )1, ehc un&rsigncd, a Notary Public in and for said Count} utod State, do hcrsby ccr6fv TYOFCOOK ) CLENIi RICH'IMP, an officer of Chicago -title Land Trust Company ns SucSe W s PicNally knrnm to me to be tfic same person whose nitme is subscribed as the farcpE.rg instrument, appeared before ate this in aatf acknowledged rhal said ufficcT 43f said G4 tian siptch and ivmd [his iatsi weirs as a `mc a_sd vvlun[aty for es a' 4TW- win ' � I ►1 i ] 41 € L , Lk, I ►1 i "OFi�rlCri E .SEA � � 5URR"INA McWNLEY NOTA Y PL BL1 f j,1NCFrARY PUBLIC STATE w it-mois / pTNni&%w E ires t21`PD OW Page 79 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49eaO5c ■L FARCGL 1= h-1 L THE WRZrMZLY 60 FR9T OF THE THE RASPERIFY 120 Farr OP TAMS to 3aW li {SSCSPT NORT4 l6 FBBT OF SAID LOT 11 FOR A;ZM) TN BiocK 39 IN wvANsTON IH S$CTI4Tx 18 L T WNSHIP 41 NDR'rH, RANGE 14, EAST OF 1-dZ THIRD PRINCIPAL MERIDIAN, I COOK COUNTY, ILLImi.S 167 FARCRL 3; L7 THE NORTHERLY 16 F$ST OF TH)l WRSTBRLY 60 FE8'k OF ZEM RA = t FZ T F LOT IV IN ]BLOCK 19 IH EVAN N' IV SBCT'IOH 118, TOiq 5mlp 41 NO RAST OF T L� T111RD PRINCIPAL HERIDIAN, IN COM COUNTY, ILLINOIS WI PARCRL 3- I RA-523MNT FOR PARKIN4U AND VEFUC LAR AND PEDES'iRLW SS ROPS8S FOR THE 7 S$NFIT OF PARCM 1, HAD8 BY AND SETW36'N FIRST IL $V]1IRSTON N-A.. IT'S SUCCESSORS ANA ASMilS, AS TRUSTEE L=ER , n A: •.;.,.,,..0.,' 12AT'ED LXLY 15, 1486 4-1 KNOWN AS TWST NUMER R-3Z97 {GNAfMR) TO VXNT XnjelNOIS HANK OF FVANSTc)N N-A. j IT SUCCESSORS AM h381gHS. ATU DULY I 199� OSiN AS TRUST gR R-3416 � a- WRAN EE) . DATED SRPTFM19R 8, 199E A224 6Q:`SBFPSL�SR 33, 1997 AS dd� 87520956 Am AS AMMIm SY AGRR AM 20, 1991 A9 �„ 91310 OVER TFM FOLLOWING DESCRIBED V:i LOT 5 AND THE SOUTHERLY 8 ilf S OF 10 IN EL6C1[ 37 xH THR Ma&AGE OF ZVANWM IN TH$ SOUTH NHST 214 OF 28Y�+�11D"9HV 41 NORM. RAMS 14 $AST OF TAN LL1, THIRD PRINCIPAL MERI0D ILLINmEs j� 1 =L LL1 L ED Li L L I I �l Lil_ 4, Ll Page 80 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49eaO5c Parcel 2 (Deed) I ti TRU5TE E'S DlML ^7 -1 I;I�.a i�r,l: �i a IMF ■ ` I L b L I Liz 19 9Z ,wWknown aoVLWThuehar R•-3+7U3---9rree�. 4nh*o of kh Undivided 4 iptAFQ;iL La Marilyn A. E d"'i l' i d %� v s L v h �ii n-Ti— teM -F=y -E"L&L'Q.TtL1,land an i0.---' div-Ldvd # Lnterv%L to rQarth*J. JCQLh, a.�k TrtltB Clr�¢ �7':Y I�aCTrMh" carrC rN + prLM7��q JoaPrlAf'�7P,mGo9FiR1dlrlrTadeawuc 9wnrce)AnTNE55ETH. Thm [Tr' m--so— Fer ft..,ww u.e&,FA G 7 p lrw401•mQ"D4orallan am lhe!wm of Tdn�JiOiMl g3llam4in0OIM,Ca0d m7a - - Wr42We c9Ps6WNRWM 1p hand MW, W4 purako la Cr9 pewar and adhentr v"Ad brim V49,101. Ozer hsfe" oofrlay and grlH Nalco unto irwgraNwrsl. m I@s alrnpW. me rend" dWnW,Rel Mllele- Am nr-11 Gmelfr d-3�flpg mr,tl StMitCd 11 tt. Io an. See legal deacr1Vtio4 n>:t4rliet ...F d,., 092 W 21 PSI 3 25 � 1ir�Nd■TIrMYr 7u /IM yr M/1 rrhM Aan`Hr Trr Flurlfr In* At OT4 OF E41WS904 11.00a CIT�,]F EYAradTQN M lr Jw a7 �><r+,rir Tay iI �A al Mon nm�a mHe. hai"i• luMl de hole yr amy v�raq , p,FIPW EuiDw re. rLjn,paJei: J1} - 02a,...-i1-18-9kV PriTNESS WifFIFOF, I Qrft4 FQ .hBaca4irddst+]rDI* AM Kn*dvd a*DsI a adllwlrod9111oers ih4 tlep drxr yaAr yn fvHh o6crra. ''°_`rF��,_ a f WHONE. Fwnn9Lonr ilk f7 }� antFneoeirlcreee�a � Jh-rEEIT A, Sdere 01 G. df uk.... ., ... _ -... ra. 1, hlr lirmialgrr9U. u Kwvv FLWC 1n and lar "10 CCnmgl, 1n Rw I*— - 0 d1hW sd. R T#Ylh,y,iu, JrwwNs whom r4'rl,fw aro Publa•b�d lm lib dhcd nfn punr.tlkf hrorw l4 rrlt 10 W IY L, r i aLillwpai Wi 611H•Jhli M t F r o WkW I I } .; - f•+'1 L']S drre 11181 Yltry apptlMed bohL■i5xF lhi■d¢y ki pyrlgn .y,Q lQ+a111LY lCk�eM14la�IrdihN bW 71 ISUNMEJPUd Olu wd:rg edl*01 WII rWMWI ollFuera of NO GivixMuden GM tau40d 1I*ClkrP ,h, 1"labo alAmodme,•of PrI!9Uinl inbANYHy O+"M rhufi*�uftl IUWucNmoi mordG4ll:.dloagnlhelr r a hoew,?whF9le Vcq.ih%d ai 1116 flee ind rtlondnry a414f uvd4orWrP4M Ior1hPLg5p OhOPWpOW! hl�a? IJI4 E%.Ir Y $ �JZ Idnleia ter folrl. undw my hwrd c"elsrA 1pn - ...V14— �+.. ...-siaYtlr 10 Ct?,,. Cwnrteaien axpkne-. 19{�+ - i.A.t�.. ,+, nOThRY +'4RLrC � 17.w �r�numem w44e prurxuuH tr/91InIl Drat. .ItivonB Lana dl1 *} *—M CA RECORDER'S r]fFrCE BOX NO.—_—...-.-- JM+ C4 ADDPJESS CWPRSIPERTV 5� �F.IB96:GLIENT 714x �aJ,� i� .:. Page 81 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49eaO5c I!t 91RACK A IIQ YYANSTCN rH SRCPxON 19, TOWW5jJtP I , 9 1 , BAST OF THE THIRD PRINCIPAL' MPIDIAM, IN C4C{K COUNTY, XLLINOIS Ll PARCEL 3 W09MENT FOR PARXt NO Am vgH37C rr-u Akm AEA RIAN INGRESS AND RORESS FOR TIM HQ1xk�I'! OP pARCs4 1, KD.15g BY AM81VTSiS9H FIRST . OF IVANSTOH WA., ITS SUCCRSSOAS AND A.SSi{3NS, AS 'i'31UeT:l6 EMD TRU53' kIi W4$P JUI,Y x$, ilk$ AND h7i VN A5 TPbST H[MBER ii-1191 {1#A311�TORI T INOI3 &WX OF EVANSTM N,A., IT SLfL�CES54Ft9 A14D J49SIfisl15, ATU u G, 3 IWO4iN AS TRUST !F[]1�RR 8-341�, (C3SB}. 4AT5'J S6PTSF7$SR $, 1 FaU SSPR6l�9Rk1, 397 AS DO�YJ[+JHFfI 1� 87530996 WU AS AIMMDRD BY At] —NT D JUM 20, 1991 Y1S DOC'Jb0 OT 91100490 I _L CPVRR ThT POLL YWIM D&SCRIR Lo 140T 9 AND TXt 50[TS EFULY I 14 tH SLACK 37 IN THE VILLAQ8 OP RVANS IN THE S15M WRST if 3 Sr TDWHSHIP 41 NO]#'F'E}, WAWA 14 EMT OP Txil LILL THIRD PRINCIPALL Z 19 COrJR'1'Y, Mlmor9 L L� Wl PARCBL .1, Lki LThs SiEST ly 60 PIMT 4F THR ?I Hz HASnRLY 120 FHw. OF LOTS 10 AND 11 11VCRP'1' T" LK N09'I1{ 2E FE197 OF 5Ax0 wT lA POR ALwzy) IN:siw€ IS xN imh1aToN m 5$ <w 19, 7O"SHIP Al NORTH, P-06GU fir BAST OF Tn TlllkD PRINCIPAL MSRIDT.AH, K Lmigry, j� L PARCRL 7= l rj T92 ziopT LRLY 16 FRI"T OF THE wXSTSR.,Y fi0 FjEgT OF Tf[S SAS FtLy X ■ OR tXyr 11 L ►I\I ■am, rL F to �l 'k' L K Page 82 of 115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49eaO5c Parcel 4 (Deed) SPECIAL WM",NTY AR£a THE I E[is� jk,aEh..�a L EST cc �atisn created and existing Cook OnWnly peDud@(01 Dgada and nd by virtue of the laws o€ Oat4: 03t1v=7 02:06 PM P9 ! of the Late of Illinois and duly au,,gar to _ransact business in ►� the state of IllinQia, party Qf the firazt, and JPz$ran Chase Sant[, 7 ta_A.. National D il-�q AS90ciation, who address is Iill _polaris Par . Columbus, 0htg_-.43Z4.4. party of Second part, WITNESSETN, that rherty of the first part, for and Lh in em ideration of the sum of Ten L nel{$1n.0of and other good and val a c4neiderati4n in hand paid by re re ct party of the second part, the whereof is hereby acknowledged, and pursuant to authority e rd of Direr t of d crrporation, Gy these presents doee REMISE, RELPASE, ALIE AND to the pa of Q second part, and to its successors and assigns, FOREVER 1 the 1 wing descri real estate, situated in th County of ccbk and st_att of I kno and described as Cols, to wit: Lhe Kant 40 feet of the West 90 feet of Lots 14 and in oek 19 in Evanatan,1Z7p zection 19, Township 41 North, Range 14, lying Eaat v ird Principal Meridi n Coop County, 111inoiS, which may aiaQ be scribed a$= LQt 1 {except the East eet) in consolidation of Lots 10 and 11 in 19 n Village of Evanston in Sect 19, Township 41 North, Range 14, East of the ThY Pri ipal Meridian, in cools coon LIllingis. Together with all and singular the he it a appurtenances thereunt❑ belongifFrfl Qr anyWi4e appertainingr and the re n a d ersioxw, reerainder and remaindelr Yen iaauee and profits thereof, a a 1 e ate, right, title, interest, claim j de. whatsoever, of the parry of the tsar- pa ither in law cr equity, nf, in and to 19 e deacribed premieea, with the a itamen and appurti�nancea= TO HAVE AND TO }TOLD sal remisea as above described, h a tenattoes, unto the party Of trie 9eCond para� is cceasors and assigns for NkL the party of the f 8 itaeif, and its successors, does covenant, pram Will andjree, to and with the at the second part, its successors and assigns, that it not or suffered to e a ing whereby the said premises hereby granted art,Lht' may in arry manner ' ed charged, except as herein recited; and that the: sHirk pre es, against al per ully claiming, or to claim the same, Lhy, through or un it, i WILL WARRANT DERE r ubject ta: all u paid generataxesnd l aSpa9sm tial aesse is and covenants a tion eaaemente and res lotions of record. Pernent Re t In ex Number;s]: 11-16kk -34-429-0004 Add a s;e f 1 estate: 611•€17 Aavis Street, Evanston, Illinois 6U2U1 WITH W RROF, said party of the first part has caused its corporate seal to hct r10 a ad, rid has caused its name to be signed to these presents toy its President. ate d b Secretary, the day and year first above written_ Ll KIIN"T Ft L 8STATS INvrsTr KNT COMPAMYr Lo a C4i-pVrdtl9n, `I Box 400-CTCC Vavid—R7. id ►1LL `�MLk, 1 L aI17Kh"175 LL1 NUal This Instrument prepared by_ tlavid R. Gray, Jr- Hsq_. 120 N_ LaSalle Str 71- Suite 135a, Chicago, fllznaia 6060� Page 83 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49eaO5c LL re & s f�a�ne o DfxO� l w IGcx a.r LO Suers C ty�ate and Zip Ail (dc{e, res � RscaRaEa's oFFrcE aox rra. B 4F 3LLINOTB } CcX�wu l } 55: 4F COOK J �he undersigned, a Notary Public in and for the said County, in Eta fores�E� Y CERTIFY that DAvid R, Gray, personally known to me to be the s nt o Dws T£ INVES3T'= COMPANY, an 211inois corporation, and Daniel N. 1 erso ally to o be the Secretary of aaid corpnration, and geracnally kno be the same ons wbo,pe names are subscribed to the foregoing instrwneat, appear be is day in son athLI severally acknowledged as such President and secretary ey si and dei�ve the s id instrument and caused tht abrporate seal of aaid c ion be affixed t eto, p�uant to authority, givers by the Board of nirecGgre o aaid Lion as their f and v ntary act, and as the free and voluntary act and $ca of eai Corvoration, for the oars apurposes therein set forth, ILI Given -Ander my hand and official seal thi day of C44 2 LL OFFICIAL SEAL SEAL o is DAV O R GPLAY R LLI 11074,Rv p�jojjC g91ATC OF LLiW LOD khr CC&W�gS51ON F_IwRE'S. CITY OF EVANSTON 02010 Real WC Yramfer Tax ar 'e i T$ r Ag Id NI ai W Ilk iV �*} kF LL d i.L I f .4r Q e LW 0� , .I W LL iW I i 3F { r# uto Q � 1II Yx W1 Al W:1 II Page 84 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49eaO5c 49-Q-20 EXHIBIT B DEVELOPMENT PLANS an Page 85 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49ea05c 1 1� f' It 1 1 t � L f• f - In �YS'ptF''�r['[� ► ��kl s AT Fit 21 ryB[W4N"[ o Y NNllilk 11gN �r� vf1[4Nf wyN'1`[4,44'4 ;ifNfNfNyti Y�4"�4i[44 � .tL `' yt�N'fi�'1'r['N'h1i - "MIN :ig1'45i1�''4 i0 [ l • r � Y ( i PODIUM-1 VIEW ALONG DAVIS Elm (D AMR W - 1? W Cl) ©2019 SOLOMON CORDWELL BUENZ DAVIS STREET DEVELOPMENT COMPANY 2015, LLC CITY OF EVANSTON DEVELOPMENT SUMMARY 601 DAVIS EVANSTON 5842.004 12-11-2019 CID 0 Doc ID: 46043f492d6ba8660cd786d81 b7ccfa5d9085809 (D 0 A (D v O U1 C) r i I 4k -P Norm— v m c0 CD 0 PLAN I GROUND FLOOR / SITE ©2019 SOLOMON CORDWELL BUENZ DAVIS STREET DEVELOPMENT COMPANY 2015, LLC CITY OF EVANSTON I DEVELOPMENT SUMMARY 1 601 DAVIS I EVANSTON 1 5842.004 1 12-11-2019 Doc ID: 46043f492d6ba8660cd786d81 b7ccfa5d9085809 v cD z. 0 U, 0 0 0 PLAN I LEVEL 2 PARKING GARAGE ABOVE OFFICE TOWER X OUTLINE i �•. .- .- I' ova it 6w 1 I1 mmnn �un�l ell � loll - II I I r2.II I�I IT`S III�� j 18 1 1 1� 1�a�a\ !a\`.�C`ii 1 yT27 yT I 34 35 -� 24 22 12 ' 6 15 14 13� ELECTRIC VEHICLE LEVEL 2 : 39 PARKING SPACES including 4 ADA -- ' o io zo ©2019 SOLOMON CORDWELL BUENZ DAVIS STREET DEVELOPMENT COMPANY 2015, LLC CITY OF EVANSTON I DEVELOPMENT SUMMARY 1 605 DAVIS I EVANSTON 1 5842.004 1 04-13-2020 Doc ID: 46043f492d6ba8660cd786d81 b7ccfa5d9085809 0 PLAN I LEVEL 3 FLOOR PLAN 150'-3" 2'_6" F;/r 12'_6" ji 11 BLDG MGR N OFFICE N M.1, WOMEN'S MEWS o LOCKER LOCKER '^ 785sf 875sf M TELE/ DATA ELEC O � I N o CONFERENCE o ROOM M dSScf FITNESS TENANT CENTER LOUNGE 3,060sf _ 2,490sf STORAGE 200sf 0 N M CONFERENCE ROOM 590sf r` � 414f N1'FY 150'-0" e 12-6„ jr r 2,_6„ _ al I I I 4 REAR SETBACK _ _ ENGR ' I — I -r--r-r--r--i - OFFICE W I I I I I I I I I I I I I I I I -r--r-r--I--r--I--i - i-- I I I I I I I I I I I I I I I I I I I I I I L I I I I I I I I I I I J--I-- I__1__1__1_r I I I EXISTING /' tENgNT/yy ----r-r-CENi -7--I- UNIVERSITY BUILDING I SPACE BELOW 14,985sf I I I I I I I I I I I I I I I I I I I I I.11=1.11'II =k i I I I I I I I I LJ ' DAVIS ST. SETBACK - - ING ORDINANCE REO. SETBACK: 40R GROSS FLOOR AREA:17,410 SF -- zo' ©2019 SOLOMON CORDWELL BUENZ DAVIS STREET DEVELOPMENT COMPANY 2015, LLC CITY OF EVANSTON I DEVELOPMENT SUMMARY 1 601 DAVIS I EVANSTON 1 5842.004 12-11-2019 Doc ID: 46043f492d6ba866Ocd786d81 b7ccfa5d9085809 0 PLAN I TYPICAL OFFICE FLOOR PLAN 2'-6" 0 M O M 210'-6%" ---T--I--r--I-- REAR SETBACK I I I I I I I I - - - - - - -'- - - -'- M W P P - - I I I I I I I I I I I I I I--- I I _I__r_y__r_y__ -r-7--r-T--r-y--r-I-- TELE/ - --'-- --'--�------J-- I 44_0- DATA FF P 44'_1 --r- -T--I--T--I--r-�r- I I I I L i i J I i I I I I I I I II I I I I i I I I I I I I I r l I I I I I I I I I I I I I I I I I I I I I I I I I 1 + EXISTING UNIVERSITY I I I I I I I I I BUILDING BELOW I I I I II I II I � I I I I I I I I I I I I I i I I __I_ _Y__I_ - - ___r_ y __ I I I I I I I I I I I I I -r-y--r-T--I--y--I--Y-- I -I-- r 1 I T I I I I I r I _ T _ _ _ _ _ _ _ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I-r-�--r-----�T- I I I I I I -L- I- L- I- I I --I ------ j --'- L---1--1--'--L--'-- i--L-J--'--;--' I DAVIS ST. SETBACK ��— ZONING-ORMANCE ;To REQ. SETBACK : 40f1 0 in GROSS FLOOR AREA:16,430 SF 41i� --- o io zo ©2019 SOLOMON CORDWELL BUENZ DAVIS STREET DEVELOPMENT COMPANY 2015, LLC CITY OF EVANSTON I DEVELOPMENT SUMMARY 1 601 DAVIS I EVANSTON 1 5842.004 1 11-20-2019 Doc ID: 46043f492d6ba8660cd786d81 b7ccfa5d9085809 0 U7 PLAN I LEVEL 17 FLOOR PLAN 2'_6" 210'-6%4" �� 1r - - - - - - - - - - - - - - - - - - - - - r i i I I I i I I I I I I I I I I I I I T7 M W I I I I I I I I I I I I I I I I I i I o - -y-- ---I--y- --- ----------- I I I I I TELE/ 44 0 DATA FF _ 4-4�Ir -'-1 - - ELECT-- r�r O JLr------- -FIT - I -----I ---TIrI-----I- III -- - - oCWV I I I r l I O I I I I I I I I I I I I - O I _ _ _ _ _ I i I I i i I i I I I I I I I I - I F F 1 ~ - r I I I I I I I I I I I I I I I I I I I I I I I I QD I I I I I I I I I I I I I I I I I I I I I I I I Or _r_7--r-r--I--y--I--Y------------I T-----I-- li--i-- li --i-- I O I I I I I I I M 105 -0" 45-0" - - - I _ 150'-01, GROSS FLOOR AREA: 15,105 SF � --- o io zo ©2019 SOLOMON CORDWELL BUENZ DAVIS STREET DEVELOPMENT COMPANY 2015, LLC CITY OF EVANSTON I DEVELOPMENT SUMMARY 1 601 DAVIS I EVANSTON 1 5842.004 1 11-20-2019 Doc ID: 46043f492d6ba8660cd786d81 b7ccfa5d9085809 v cD 01 0 PLAN I LEVEL 18 FLOOR PLAN 2'-6" 0 0 a O N M 210'-6%4" GROSS FLOOR AREA:14,705 SF -- ' o io zo ©2019 SOLOMON CORDWELL BUENZ DAVIS STREET DEVELOPMENT COMPANY 2015, LLC CITY OF EVANSTON I DEVELOPMENT SUMMARY 1 601 DAVIS I EVANSTON 1 5842.004 11-20-2019 Doc ID: 46043f492d6ba8660cd786d81 b7ccfa5d9085809 PERSPECTIVE VIEW I LOOKING NORTHWEST 0 0 0 N IV O CD Q W CD W P, 01 f? v N 0- 1-71P ©2019 SOLOMON CORDWELL BUENZ 0 CD 0 fD N O U1 0 DAVIS STREET DEVELOPMENT COMPANY 2015, LLC 00 lioio 0000 0rr►rr ' � r�C ► ' . �r rr � � r �- - ► r #r rr iw ■`� I S �... a -man, - CITY OF EVANSTON I DEVELOPMENT SUMMARY 1 601 DAVIS I EVANSTON 1 5842.004 1 11-20-2019 Doc ID: 46043f492d6ba8660cd786d81 b7ccfa5d9085809 !? W W ©2019 SOLOMON CORDWELL BUENZ DAVIS STREET DEVELOPMENT COMPANY 2015, LLC CITY OF EVANSTON DEVELOPMENT SUMMARY 1 601 DAVIS I EVANSTON 1 5842.004 11-20-2019 0 Doc ID: 46043f492d6ba8660cd786d81 b7ccfa5d9085809 CD 0 CD N O ci 0 PERSPECTIVE V ENS �I I i I� I I I I 1 F 1 1 1 1 TAIN SG f � i AR Af 10 logo i. x � � r r rr��A� �� ��� •� v. 'I � � j t.4 w t I cyr P ii 2�yy 4 T 1v m co co 0 0 0 0 sc (D W n CD N O U1 0 PERSPECTIVE VIEW I VIEW FROM CHICAGO LOOKING SOUTHWEST ©2019 SOLOMON CORDWELL BUENZ DAVIS STREET DEVELOPMENT COMPANY 2015,LLC CITY OF EVANSTON I DEVELOPMENT SUMMARY 1 601 DAVIS I EVANSTON 1 5842.004 1 11-20-2019 Doc ID: 46043f492d6ba8660cd786d81 b7ccfa5d9085809 ZONING ORDINANCE TOWER SETBACK I TYPICAL OFFICE FLOOR PLAN w ca m 0 0 0 PROPOSED TOWER TYPICAL FLOOR PLAN TOWER TYPICAL FLOOR PLAN PER ZONING ORDINANCE REQUIREMENTS 21 D'-6/j CORE OUTLINE REAR SETBACK -- rl _",-0,:_ OAiA4410"____�___ FF F ------------------- ZE IF ]o a— —� ------r----r--�--r- ----- --- _i- --� - --'� - --- Exlsiw0 U26-0" --- 25-0 _ _ ~ _ _ _ _ -E_ LOT SIDE SIDE LOT �. -- - -- --- fi ILDING EPER BAOK SETBACK PER ZONING SET ORDINANCE E-11-1-10(C --�'--r-'--'------ -- ---- - --' I ____T ___ N J goy DAVIS ST. SETBACK6O iso�_o�. — — — — R o s_rancK oou — — 0 N GROSS FLOOR AREA: 16,430 SF GROSS FLOOR AREA: 9,274 SF Q NET LEASABLE AREA: 13,144 SF NET LEASABLE AREA: 5,988 SF m v TOTAL GROSS LEASABLE AREA: 206,570 SF TOTAL GROSS LEASABLE AREA: 206,570 SF CD 16 TOWER FLOORS 35 TOWER FLOORS rn TOWER HEIGHT 220 FT TOWER HEIGHT 458 FT w m w cn 0_ 0 16' 30' Q w w ©2019 SOLOMON CORDWELL BUENZ DAVIS STREET DEVELOPMENT COMPANY 2015, LLC CITY OF EVANSTON DEVELOPMENT SUMMARY 601 DAVIS EVANSTON 5842.004 11-20-2019 0 Doc ID: 46043f492d6ba8660cd786d81 b7ccfa5d9085809 CD 0 CD N O ci 0 FACADE CLADDING MATERIALS w O O N N CL CL CA CD CD 01 W W CD O_ i PODIUM BRICK 1 STORE FRONT SYSTEM --------- -------_�-__i -I-_-_ METAL CLADDING BETWEEN I I � PODIUM & TOWER 1 I TOWER CLADDING 2 v v a w W ©2019 SOLOMON CORDWELL BUENZ 0 CD n Cfl CD CD O Cr 0 GLASS CURTAIN WALL LOW-E INSULATING GLASS J DAVIS STREET DEVELOPMENT COMPANY 2015, LLC Lij - Q.�1 PODIUM MASONRY METAL PANEL TOWER GLASS CITY OF EVANSTON I DEVELOPMENT SUMMARY 1 601 DAVIS I EVANSTON 1 5842.004 1 11-20-2019 Doc ID: 46043f492d6ba8660cd786d81 b7ccfa5d9085809 1 Q PERSPECTIVE VIEW ING UP TOWER FROM PLAZA f' r(✓ Sr r k„ ©2019 SOLOMON CORDWELL BUENZ DAVIS STREET DEVELOPMENT COMPANY 2015,LLC CITY OF EVANSTON I DEVELOPMENT SUMMARY 1 601 DAVIS I EVANSTON 1 5842.004 1 11-20-2019 Doc ID46043f492d6ba8660cd786d81 b7ccfa5d9085809 O Ul ZONING I SUMMARY & SETBACKS Proposed Project Mixed use office building with ground floor retail and parking. University Building to remain. Site 605 Davis Street Site Area 19,909 sf Existinq Proposed Zoning District D3 D3 with Planned Development Ordinance FAR 4.5 13.02 *Aggretate maximum FAR is 8.00 per Zoning Ordinance 6-15-13-11. — Incentive System Enclosed Building Area approx.301,050 sf FAR Building Area approx. 259,230 sf Building Height Office Tower Floors - 18 Floors Feet - Zoninq Heiqht Building Setbacks Parking Spaces Parking Ratio Bicycle Parking Loading Berths Office Tower Sustainability 232'-0" -1 floors parkinq =12' max. 220'-0" (See diagram to right.) 40 0.15 / 1000 GSF 150Interior Bike Parking Spaces 2 short berths (interior) LEED Silver i�G �xAMP ft `N ©2019 SOLOMON CORDWELL BUENZ DAVIS STREET DEVELOPMENT COMPANY 2015, LLC CITY OF EVANSTON I DEVELOPMENT SUMMARY 1 601 DAVIS I EVANSTON 1 5842.004 1 11-20-2019 Doc ID: 46043f492d6ba8660cd786d81 b7ccfa5d9085809 SUMMARY I AREA CHART # of #of Office Floor to Floors Floors Elevation Floor Height 19 252'-0" 20'-0" Mech 18 16 232'-0" 13'-6" Office 17 15 218'-6" 13'-6" Office 16 14 205'-0" 13'-6" Office 15 13 191'-6" 12'-6" Office 14 12 179'-0" 12'-6" Office 13 11 166'-6" 12'-6" Office 12 10 154'-0" 12'-6" Office 11 9 141'-6" 12'-6" Office 10 8 129'-0" 12'-6" Office 9 7 116-6" 12'-6" Office 8 6 104'-0" 12'-6" Office 7 5 91'-6" 12'-6" Office 6 4 79'-0" 12'-6" Office 5 3 66'-6" 12'-6" Office 4 2 54'-0" 12'-6" Office 3 1 41'-6" 12'-6" Office/Amenity 2 29'-0" 12'-0" Parking 1 17'-0" 17'-0" Lobby/Chase/Retail Total Above Grade Area Bl Mechnical Total Building Area Zoning Height 220'-0" Site Area FAR AREA Total Bldg Area Parking Spaces/1000 SF (leaseable) Parking Spaces/1000 SF (gross) 601 DAVIS OFFICE TOWER FAR Building Attributable Net Gross Gross Area Office Gross Leasable 14,705 14,155 14,705 10,685 15,105 14,155 15,105 11,085 16,430 15,480 16,430 13,144 16,430 15,480 16,430 13,144 16,430 15,480 16,430 13,144 16,430 15,480 16,430 13,144 16,430 15,480 16,430 13,144 16,430 15,480 16,430 13,144 16,430 15,480 16,430 13,144 16,430 15,480 16,430 13,144 16,430 15,480 16,430 13,144 16,430 15,480 16,430 13,144 16,430 15,480 16,430 13,144 16,430 15,480 16,430 13,144 16,430 15,480 16,430 13,144 17,410 16,460 17,410 13,928 19,140 500 1,450 18,600 12,720 12,410 298,550 259,230 274,670 206,570 2,500 2,500 301,050 259,230 19,909 259,230 13.02 301,050 # of Parking Parking spaces Retail 400sf Terrace 1,115sf Terrace 1,592sf Terrace 17,690 40 Including 2 ADA 1,920 4,270 19,610 40 4,270 0.19 0.15 ©2019 SOLOMON CORDWELL BUENZ DAVIS STREET DEVELOPMENT COMPANY 2015, LLC CITY OF EVANSTON I DEVELOPMENT SUMMARY 1 601 DAVIS I EVANSTON 1 5842.004 1 11-20-2019 Doc ID: 46043f492d6ba8660cd786d81 b7ccfa5d9085809 v (D 0 Cn 0 O C) 0 N IV O O_ (D O' O_ v (D Cn n v O') W (D W U1 CL v Iv Q w w 0 (D 0 A (D v O Cn 0 ELEVATIONS I NORTH & EAST E NORTH ELEVATION T P PAINTED ALUM. EL zsr-a" METALPANEL GLASS PANEL RAILING TYPICAL GLASS CURTAIN WALL PAINTED ALUM. METALPANEL PAINTED ALUM. METAL PANEL PAINTED ALUM. SLAB COVER GLASS PANEL RAILINC BRICK 7 L E ' =ME Em_m , ee� • oo�oe ime■ umNo �eeeii ._ • ' �■emnh Now _ METAL CANOPY ______ 2NDFLOOR i � EXISTING BUILDING 1 , �N rROLINN FLOI]R v EL 0" ©2019 SOLOMON CORDWELL BUENZ DAVIS STREET DEVELOPMENT COMPANY 2015, LLC EAST ELEVATION o z0 a0 CITY OF EVANSTON I DEVELOPMENT SUMMARY 1 601 DAVIS I EVANSTON 1 5842.004 1 11-20-2019 Doc ID: 46043f492d6ba8660cd786d81 b7ccfa5d9085809 0 ELEVATIONS I WEST & SOUTH PAINTED ALUM. METALPANEL GLASS PANEL RAILING TYPICAL GLASS CURTAIN WALL PAINTED ALUM. METALPANEL PAINTED ALUM. SLAB COVER GLASS PANEL RAILING BANK ATM DRIVE BRICK STORE FRONT - GLASS METAL CANOPY WEST ELEVATION ©2019 SOLOMON CORDWELL BUENZ DAVIS STREET DEVELOPMENT COMPANY 2015,LLC T, p EL 251'-U" 1�TH FLJ�1ji L2 � 13TH FLOOR EL 191'-6- EL' 179' - 0' /\ 13TH FLOOR �I EL'166'-6' /\ 13TH FLOOR �1 EL. 154'-0' 12TH FLOOR EL141' - 6' 11TH FLOOR EL' 129' - 0' 10TH FLOOR EL: 116' - 6' /l 9TH FLOOR C1 EL 104'-0' /\ 8TH FLOOR C1 EL: 91'-6' 7TH FLOOR EL' 79' - 0' 6TH FLOOR EL: 66' - 6' 5TH FLOOR EL. 54' - 0' 3RD FLOOR EL 0' 2ND FLOOR EL: 17' - 0' GROII 4�11R SOUTH ELEVATION 0 20' 40' CITY OF EVANSTON I DEVELOPMENT SUMMARY 1 601 DAVIS I EVANSTON 1 5842.004 1 11-20-2019 Doc ID: 46043f492d6ba8660cd786d81 b7ccfa5d9085809 ELEVATIONS I BIRD FRIENDLY GLASS w ca CD 0 0 +41'-6" 0 BIRD FRIENDLY 5 GLASS ZONE IV O Q m a v CD cn 0 !v rn w m w P, rr 0_ v !v SC CD CD 0 n CD w CD CT 0 BIRD FRIENDLY WEST ELEVATION BIRD FRIENDLY GLASS ZONE SOUTH ELEVATION EAST ELEVATION NORTH ELEVATION FACADE ZONE PER Lead Pilot Credit 55 FACADE ZONE 1: 36' or 3 Stories above the ground level 12' or 1 Story above the green roof. FACADE ZONE 2: All Facade Zone that is not Zone 1. 0 30' 60' ©2019 SOLOMON CORDWELL BUENZ DAVIS STREET DEVELOPMENT COMPANY 2015, LLC CITY OF EVANSTON I DEVELOPMENT SUMMARY 1 605 DAVIS I EVANSTON 1 5842.004 1 04-13-2020 Doc ID: 46043f492d6ba8660cd786d81 b7ccfa5d9085809 w ca m 0 00 0 0 0 0 N N O Q O CD !Z lD CJ1 n N W CD W ;1 Q 0 �0 W W 0 CD 0 O (D N O 0 SIGHT LINE ANALYSIS I PARKING EXIT �/ IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIJ Illllllllllllllllhllllllllllllllllll `p r i0ao1NG OFFICE � SCALE: 1"= 20' B,EoR BE F C.— FCC ❑I OFFICE _ LOBBY 1„ h RI -IL ❑ CI n ❑ 2,2.. r o DAVIS STREET 13 _7� 0 15' 30' 02019 SOLOMON CORDWELL BUENZ DAVIS STREET DEVELOPMENT COMPANY 2015, LLC CITY OF EVANSTON I DEVELOPMENT SUMM DRYD:4660 92dDA V60cd786d8167cc�fSTO0 801 5842.004 1 11-20-2019 SIGHT LINE ANALYSIS I ATM DRIVE THRU w ctZ CD 0 0 im GE.-ORR I G l a PARNINO IIIP ISOStt113 I � { II III III III III I'l 11 111 111 11 I 11� ENGR'3 FF LOMEO OFFICE � LGG d000� OFFFICE �I ❑ LOBBY RETAIL 2.393Y 1 7I I�--�\ 1 PLAZA 0 ❑ ❑ ❑ J � o ❑ 0 o I —f �I� GENERATOR I Q PART i111 -,LLe •=20• LondNc CI COMED LII ❑ MGR C OFFM:E \° C AIL RE O3BY EMI c�) P� I ❑ Q�� v CV IIV DAVIS STREET DAVIS STREET C) CD fU CD 01 0 N CA W CD W P, CJ1 Q v N �- 0 15' 3 W W ©2019 SOLOMON CORDWELL BUENZ DAVIS STREET DEVELOPMENT COMPANY 2015, LLC CITY OF EVANSTON DEVELOPMENT SUMMARY 601 DAVIS EVANSTON 5842.004 11-20-2019 0') 0 Doc ID: 46043f492d6ba8660cd786d81 b7ccfa5d9085809 CD 0 CD N O CT 0 SIGHT LINE ANALYSIS ALLEY & DAVIS AVE. CD AP LOADING ENGR'S FF OFFICE IF ] I LDG 4Z MGR OFFICE ❑ T I LJ DRIVER EYE RETAINING HEIGHT 3.5' WALL WITH (PASSENGER) LANDSCAPING �\ RETAIL ° -2,230sf MAXIMUM MAXIMUM PEDESTRIAN PEDESTRIAN VIEW vlEw n r n� A ° v ■ �� C< « BIKE LANE 38- 27, DAVIS STREtT 155' REQUIRED MINIMUM STOPPING SIGHT DISTANCE ----------------------------------------------------------------------------------------------------------------- '---------------------------------------------------------- �I DRANM: MD CHECKED:1A 601 DAVIS STREET I DATE: 11-20-19 REV: CHICAGO, ILLINOIS STOPPING SIGHT DISTANCE PROJECT #14-266 FIGURE: A Kenig,Lintlgren.0'Here,Aboone,lnc. -150 STALLS LOBBY Q RETAIL -2,280sf ED BUREAU OF LOCAL ROADS — CHAPTER 28 SSD = 1.47 Vt + 1.075 a s C where: SSD — Stopping Sight Distance, ft (m) V — design speed, mph (knvh) t = brake time, 21 seconds a = driver deceleration, ft/S' (rr✓S') 155 = 1.47 25(2.5) + 1.075 ( 152 ) POSTED SPEED LIMIT = 20 MPH 1 DESIGN SPEED = 25 MPH J C SCALE: 1" = 20' 0 0_n ❑ ❑ Q � PLAZA '114 F\--, F\--, r--/ rr (( BIKE LAN . ©2019 SOLOMON CORDWELL BUENZ DAVIS STREET DEVELOPMENT COMPANY 2015, LLC CITY OF EVANSTON I DEVELOPMENT SUMMARY I 601 DAVIS I EVANSTON I 5842.004 1 11-20-2019 Doc ID: 46043f492d61ba8660cd786d81 b7ccfa5d9085809 0 U1 VEHICLE MANEUVERING ANALYSIS DESIGN VEHICLE N Pa�IµG N ��� IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII 16.75 SCALE 1"=20' III y y V\t SCALE'1"=20- I EN6Bsl P 1f' GFnce P 5.00 9.42 i I IPassenger Vehicle I � NO / F ilaon n 1 a a a — to Lock Time : 6.0 1\ Steexng ."e : 26.4 11 ' Body of VeM1iale — �\ � ❑ Front Tire. Patn \ Rea, Tros Pat- — — — — — Illllllllllllllllllllllllllllllllllllll1l� /�L_J u � p o NETN�L i I 2.2 71 — j A ' 0 oixG DESIGN VEHICLE "— ❑ ❑ 16.75 3 .00 9.42 ❑C\/I.S CTRFFT Passenger Vehicle /- < \ \ utBBv WidlM1 : 6.33 Time 6.0 St ... ng Mg1,26.4 �I 'vFRNINc - J--�J \ rtErnu Bedy of VW - 1I 1 y'�2 rant Ti—P.th - - \'4 1 ■■■■11 �j� \ Rear Tiros Path - T F a� ALI ❑ nl� � ❑ laau key VIS STREET Il i.l DAVIS STREET cxicsco. —ET PASSENGER PASSENGER VEHICLE INBOUND MANEUVERS.'. ;""" '" I mamu1 cxic:cli.iwxas PASSENGER VEHICLE OUTBOUND MANEUVERS'" ©2019 SOLOMON CORDWELL BUENZ DAVIS STREET DEVELOPMENT COMPANY 2015, LLC CITY OF EVANSTON DEVELOPMENT SUMMARY 1 601 DAVIS I EVANSTON 5842.004 11-20-2019 Doc ID: 46043f492d6ba8660cd786d81 b7ccfa5d9085809 VEHICLE MANEUVERING ANALYSIS v m N N O SCALE1" = 20' 0 0 0 I I I � � � Illllllllllllllllllllllllllllllllllllllll - I. I I, SCALE' 1" = 20' I �4 1 I vnainxc Ill lllll 111 l lllll lrlll llll l 111 l 11IAll -� tf I 0 0 � � owiht ryit6 c , �- Lay V 0 0 0 t; A n❑'�x� T, I� I Ii I hooey %AI, ❑ C � ❑ I , I �,I ❑ rc IA /I n ❑ ��.� � - ;, D DESIGN VEHICLE DESIGN VEHICLE D. zo.00 SU-30 SU-30 width . 6.ao width . Soo Tmcx 6.00 Track 6.00 Lock to Lock Time : 6,o Lork to Lock Time : 6.o Steering Mgle : 31.8 Steering Mgw : 31S Batly of Vehicle — 8"y of Vehicle — Front Tires Path — — — — — (u// Front Tires Path — — — — — Reer Tire. Poth — ---- ` Rear Ti—P- — ---- caGo.,wxais UNIT TRUCK INBOUND MANEUVERS = E.- SINGLE SINGLE UNIT TRUCK OUTBOUND MANEUVERS tha., M.11I a� -.:�DIU ©2019 SOLOMON CORDWELL BUENZ DAVIS STREET DEVELOPMENT COMPANY 2015, LLC CITY OF EVANSTON DEVELOPMENT SUMMARY 1 601 DAVIS I EVANSTON 5842.004 1 11-20-2019 Doc ID: 46043f492d6ba8660cd786d81 b7ccfa5d9085809 v (D a m 0 0 0 N N O Q CT Q m n v W W U1 Q. LU Q0 CID W 0 (D A (D v CD U1 0 VEHICLE MANEUVERING ANALYSIS SCALE1" = 20' SCALE' I'm 20' r I IA I \ I �\ � I � Illllllllllllllllllllllllllllllllllllllll �'<: t _�/ Illllllllllllllllllllllllllllllllllllllll _ PPRKMG — GFNEMTC / / / I � PPRKMG i FFI I. FFi -- OF�£IC�E MOk LOfi6V �LOfi6V I vsoM ❑I J. ❑ ztsoF� ❑ ❑ j I� I o ❑ I❑ l \ � I �J I DESIGN VEHICLE �J I DESIGN VEHICLE 16.75 16.75 3.00 9.42 3.00 9A2 \ ( Passenger Vehicle �j \ ( Passenger Vehicle feat It feet It T—k :6.33 T111W.dth 8.33 Track 6.33 Track 6.33 Lock [o Lock ime 21 Lock [o Lock ime : 6A Steering Mgle : 26 4 Steering Mgle 26.4 .o, of Vehicle fiotly of Vehicle Front Tiros Path — — — — — Front Tiros Path — — — — — R-, Tires Poth — — — — — R., Tires Polh — ---- PASSENGER VEHICLE MANEUVERS - sTR PASSENGER VEHICLE MANEUVERS n cNicAGo.iwxa�s I TO PARKING GARAGE ,' �M, I ._....n„....,.�_ NicsGo. wxg9 FROM PARKING GARAGE µ , I .�.�.......�._ ©2019 SOLOMON CORDWELL BUENZ DAVIS STREET DEVELOPMENT COMPANY 2015, LLC CITY OF EVANSTON DEVELOPMENT SUMMARY 1 601 DAVIS I EVANSTON 5842.004 11-20-2019 Doc ID: 46043f492d6ba8660cd786d81 b7ccfa5d9085809 49-0-20 EXHIBIT C LANDSCAPE PLANS -11 Page114 of115 Doc ID: f220d9ebdae5cal63e345dfl7ad336cec49eaO5c w cry m a ,m LANDSCAPE PLAN I GROUND FLOOR / SITE INSTALL 2 CONVEX MIRRORS ON POST. NEED PERMISSION FROM ADJACENT PROPERTY OWNER, T T T T _T �--BRIISHT WARNING BOLLARDS TO BIKES" SIGN BIKE LANE MATCH DING WITH TING �3 COURSE BRICK BANDING ALONG BACK EDGE OF CURB LAID IN SOLDIER PATTERN. SINGLE COURSE AROUND EACH TREE GRATE STRUCTURAL SOIL UNDER SIDEWALK DAVIS STREET 0 32' 64' K p KETTELKAMP & KETTELKAMP landscape architecture K a p CITY OF EVANSTON I DEVELOPMENT SUMMARY 1 601 DAVIS I EVANSTON 1 5842.004 11-01-2019 �� a Doc ID: 46043f492d6ba8660cd786d81 b7ccfa5d9085809