HomeMy WebLinkAboutORDINANCES-2018-029-O-182/6/2018
3/9/2018
3/22/2018
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AN ORDINANCE
Amending Title 2, Chapter 8 of the Evanston City Code,
"Historic Preservation"
NOW BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
EVANSTON, COOK COUNTY, ILLINOIS, THAT:
SECTION 1: City Code Title 2, Chapter 8, "Historic Preservation" of the
Evanston City Code of 2012, as amended ("City Code"), is hereby amended in its
entirety and shall read as follows:
CHAPTER 8 - HISTORIC PRESERVATION
2-8-1. - STATEMENT OF PURPOSE.
The purpose of this Chapter is to promote the educational, cultural, economic and
general welfare of the City by.
(A) Identifying, preserving, protecting, enhancing and encouraging the continued
utilization and the rehabilitation of such districts, sites, buildings, structures, and
objects having a special historical, community, architectural or aesthetic interest
or value to the City and its citizens, as described in 65 ILCS 5/11-48.2-1.
(B) Safeguarding the City's historic and cultural heritage, as embodied and reflected
in such districts, sites, buildings, structures, and objects determined eligible for
designation by ordinance as landmarks and historic districts;
(C) Fostering civic pride in the beauty and noble accomplishments of the past as
represented in such landmarks and districts;
(D) Protecting and enhancing the attractiveness of the City to everyone, including
homeowners, home buyers, tenants, tourists, visitors, students, employers,
employees, and businesses, and thereby supporting and promoting business,
commerce, industry and tourism, and providing economic benefit to the City;
(E) Fostering and encouraging preservation, restoration and rehabilitation of
districts, sites, buildings, structures, and objects, including entire districts and
neighborhoods, and thereby preventing future urban blight and neighborhood
deterioration;
(F) Fostering the education, pleasure, and welfare of the people of Evanston
through the designation of landmarks and districts;
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(G) Encouraging orderly and efficient development that recognizes the special value
to the City of protecting districts, sites, buildings, structures, and objects as
landmarks and districts;
(H) Continuing surveys and studies of Evanston's historical and architectural
resources and maintaining and updating a register of districts, sites, buildings,
structures, and objects that may be worthy of landmark designation; and
(1) Encouraging public participation in identifying and preserving historic and
architectural resources through public hearings on proposed designations, as
well as reviewing and recommending applications for certificates of
appropriateness ("COX) economic hardship, or special merit.
2-8-2. - DEFINITIONS.
In the event of a conflict between the following definitions and the definitions included in
any other ordinance of the City of Evanston, the following definitions shall control:
ALTERATION. Any act or process requiring a building permit or
demolition permit, or any act or process included in
Subsection 2-8-8(A)2 of this Chapter, that changes one or
more of the historic, cultural, architectural or
archaeological features of a district, property, structure,
site or object, including, but not limited to, the erection,
construction, reconstruction relocation, land altering
activity, or subdivision of any site, building, structure or
object, or any part of a site, building, structure or object.
APPLICANT. A person who submits an application for issuance of a
certificate of appropriateness, certificate of economic
hardship or certificate of special merit; recommendation
for planned development, subdivision, re -subdivision, or
consolidation; appeals; or landmark and historic district
nominations.
APPLICATION. A submission for approval of alteration, construction,
demolition or relocation that requires issuance of a
certificate of appropriateness, certificate of economic
hardship or certificate of special merit; a recommendation
for planned development, subdivision, re -subdivision,
consolidation; appeals; or landmark and historic district
nominations.
AREA. A specific geographic division of the City of Evanston.
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BUSINESS DAY. A day on which the Division of Planning and Zoning is
open for business.
CERTIFICATE OF A certificate issued by the Commission indicating review
APPROPRIATENESS. and authorization of plans for alteration, construction,
demolition, or relocation of a landmark, or site, building,
structure, or object within a district.
CERTIFICATE OF A certificate issued by the Commission after a
ECONOMIC determination by the Commission that the previous denial
HARDSHIP. of a certificate of appropriateness has resulted in a denial
of all reasonable use of and return from the site, building,
structure, or object or property.
CERTIFICATE OF A certificate issued by the City Council, after the
SPECIAL MERIT. Commission's previous denial of a certificate of
appropriateness, upon a determination by the City Council
that the proposed project meets the criteria and standards
in Subsections 2-8-11(B) and (C) of this Chapter.
COMMISSION.
The Evanston Preservation Commission.
COMMISSIONER. An individual appointed by the Mayor, with the advice and
consent of the City Council, to the Evanston Preservation
Commission.
CONSTRUCTION. The act of adding onto an existing structure or erecting of
a new principal or accessory structure on a property or
site that requires a building permit.
CONTRIBUTING. A classification applied to a site, building, structure, or
object within a local historic district signifying that it
contributes generally to the qualities that give the district
historic, cultural, architectural or archaeological
significance as embodied in the criteria for designating a
district. A site, building, structure, or object can be
contributing even if it has been altered, as long as it
maintains the character defined for the district.
COUNCIL or CITY The City Council of the City of Evanston, Illinois.
COUNCIL.
DAPR The City of Evanston Design and Project Review
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Committee
DEMOLITION. Any act or process that permanently removes all or any
structural or visible architectural part of an exterior wall,
foundation, interior or exterior column or load bearing wall,
roof structures, or any structural or visible architectural
part of a landmark or a site, building, structure, or object,
located within a local historic district.
DESIGN GUIDELINE. Any design standard specified by the Commission for
alteration, construction, or relocation that is unique to a
particular landmark or district to be used in conjunction
with other standards for review in this Chapter, and the
United States Secretary of Interior's Standards for the
Treatment of Historic Properties, as amended.
DEVELOPMENT PLAN. A plan, approved by the City Council, for the development
of a specific site, which includes a written description of
the structure or structures to be constructed on the site
and the intended use of the structures. A development
plan includes, but is not limited to, any plan approved as a
"planned development" (as defined in the City's Zoning
Ordinance), and a plan approved by City Council.
DIVISION OF BUILDING The Evanston Division of Building and Inspection
AND INSPECTION Services, a division of the Department of Community
SERVICES: Development.
DIVISION OF The Evanston Division of Planning and Zoning, a division
PLANNING AND of the Department of Community Development.
ZONING.
ENTITY. A corporation, limited liability company, governmental
agency, business trust, estate, trust, partnership, or
association having a single or joint or common interest.
EXTERIOR The architectural character and general composition of
ARCHITECTURAL the exterior of a site, building, structure or object, visible
APPEARANCE. from a public street or public way, including but not limited
to the kind and texture of the building material and the
type, design and character of all architectural details and
elements, including, but not limited to, roofs, eaves,
windows, walls, doors, stairs, balustrades, railings, light
fixtures, trim and signs. For purposes of this Chapter,
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public way does not include Lake Michigan.
LAND ALTERING Any act or process requiring a permit that changes one or
ACTIVITY. more of the historic, cultural, architectural, or
archaeological features of an area, district, property, or
site, including but not limited to, berming, scraping,
leveling, grading, pile driving, excavating, paving, hard
scape, and compacting.
LOCAL HISTORIC An identifiable area with definable boundaries designated
DISTRICT. as "Historic District" by the City Council and in which a
significant number of the sites, buildings, structures, or
objects have a high degree of historic, cultural,
architectural or archaeological significance and integrity.
Many of the sites, buildings, structures, or objects
included in the district may qualify as landmarks and may
or may not be contiguous. For purposes of this Chapter,
and unless otherwise expressly provided by Council in the
ordinance for designation, all district designations shall
presumptively include all of the lot(s) of record associated
with sites, buildings, structures, and objects located in the
district.
LOCAL LANDMARK. A building, structure, site or object designated as a
"landmark" by the Council that has a high degree of
historic, cultural, architectural or archaeological
significance to the City of Evanston. For purposes of this
Chapter and unless otherwise expressly provided by
Council in the ordinance for designation, all designations
shall presumptively include the lot(s) of record associated
with the structure or object designated as a landmark.
LOT OF RECORD. Parcel of land that is part of a subdivision, the plat of
which has been recorded in the office of the Recorder of
Deeds of Cook County, or a parcel of land, the deed to
which has been recorded in the office of the Recorder of
Deeds of Cook County.
MEMBERS. Members of the Evanston Preservation Commission.
NOMINATOR. A person, or persons or entity who submit a form for the
designation of a local landmark or local historic district.
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NONCONTRIBUTING. A designation applied to a site, building, structure, or
object within a district indicating that it is not a
representation of the qualities that give the district historic,
cultural, architectural or archaeological significance as
embodied in the criteria for designating a district.
OBJECT. Anything constructed, fabricated or created, the use of
which does not require permanent or semi -permanent
location on or in the ground, and can be moved from one
location to another, including without limitation: ships,
boats, railroad cars, automobiles, wagons, tractors,
statues and works of art.
OWNER OF For purposes of this Chapter, owner of record shall mean
RECORD. any person having a legal or equitable interest in a
property. The owner of record shall be established by
reference to the most current property tax assessment
rolls as maintained by the Assessor of Cook County.
PERSON. One (1) or more individuals or entities.
PLAN COMMISSION.
The Evanston Plan Commission.
PROJECT.
Any alteration, construction, demolition or relocation of an
area, site, building, structure, or object.
PROPERTY.
A site, building, structure, or object and any associated
land or lot of record.
RELOCATION.
Any repositioning of a building, structure, or object on its
site or to another site.
REPAIR.
Any change, repair, restoration to an area, site, building,
structure, or object that is not alteration, construction,
relocation or demolition.
RULES.
The rules and procedures of the Evanston Preservation
Commission.
SITE.
The location of a building, structure, object, activity or
event.
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STRUCTURE. Anything constructed or erected, the use of which
requires, directly or indirectly, a permanent location on or
in the ground, including without limitation buildiings,
garages, fences, gazebos, fountains, solar panels, water
features, mechanical equipment, signs, billboards,
antennas, satellite sending or receiving dishes or towers,
swimming pools, walks, walls, steps, sidewalks and works
of art.
2-8-3. - EVANSTON PRESERVATION COMMISSION.
(A) Composition.
1. The Evanston Preservation Commission is hereby reestablished, and the
same shall consist of up to eleven (11) citizen members, each of whom
shall reside in the City, and shall have demonstrated interest, knowledge,
ability and experience or expertise in architectural restoration,
rehabilitation or neighborhood conservation or revitalization. The
membership positions shall be filled by appointment by the Mayor with the
advice and consent of Council. Each Commissioner shall have one (1)
vote.
2. Ex Officio Members and Associates.
(a) In addition to the Commissioners appointed pursuant to Subsection
2-8-3(B), the following persons or their designee shall be deemed
ex officio members of the Commission.
(1) The Mayor.
(2) A member of the Council.
(3) A member of the Evanston Plan Commission.
(4) The Director of the Community Development Department.
(5) The City Manager.
(6) The Director of Public Works Agency.
(b) The Commission may from time to time utilize the assistance of
other residents of the City (including former Members) whose
expertise and interest shall be deemed necessary or desirable to
further the work of the Commission.
(c) All Ex Officio members (and other associates who are not current
Members) shall be nonvoting.
(B) Appointment, Terms, Vacancies and Relocation.
1. Commissioners shall be appointed by the Mayor with the advice and
consent of Council for terms of three (3) years. Appointments shall be
staggered so that the terms of not more than four (4) Commissioners shall
expire in any calendar year. A Commission member may be reappointed
only once.
2. When a vacancy is created by the removal, resignation, or death of a
member prior to the expiration of that member's term, the member
appointed to fill this vacancy shall be appointed to a full term.
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3. Commissioners shall not be eligible to serve more than two (2)
consecutive full terms. Each commissioner serving on the commission at
the time of the adoption of this chapter shall be allowed to continue to
serve through the end of his/her term.
4. Any commissioner may be removed from office at any time by the Mayor
for failure to regularly attend meetings or inattention to duties and
responsibilities.
(C) Compensation. Commissioners and members shall serve without compensation.
(D) Officers.
1. Officers of the commission shall consist of a chair, vice chair, and
secretary elected by the commissioners at the January meeting of the
Commission.
2. The chair, vice chair and secretary and any other officers of the
Commission shall be elected by the Commission and shall serve a term of
one year and shall be eligible for re-election. The secretary shall keep the
minutes and a permanent record of all resolutions, motions, transactions
and determinations. Such records, unless exempt from disclosure by
legislation, shall be public records open to inspection during working hours
upon reasonable notice. The secretary shall publish and distribute copies
of the minutes, reports and decisions of the Commission to
commissioners and members and to others that have been approved by
the Commission. The duties of the secretary may be delegated to the City
Manager or his/her designee by the chair, vice chair or a majority of the
commissioners.
3. In the absence of the chair, the vice chair shall act as chair and shall have
all the powers of the chair. The vice chair shall have such other powers
and duties as may from time to time be provided by the rules of the
Commission.
4. If an officer's term expires prior to the annual January election, a new
officer will be elected by the commissioners to serve until the annual
election of officers.
(E) Meetings, Hearings, Procedures and Decisions.
1. Regular meetings of the Commission shall be held no less frequently than
monthly, unless prevented by lack of a quorum or lack of applications for
review. Special meetings may be called by the chair or any three (3)
commissioners. All meetings, hearings and deliberations shall be open to
the public except as may be provided for in the Illinois Open Meetings Act.
Testimony at any hearing may be required by the Commission to be given
under oath.
2. The Commission shall adopt its own procedural rules for the conduct of its
business not inconsistent with the statutes of the state, this Chapter and
the Council rules. Such rules shall be filed with the secretary to the
Commission and with the City Clerk. Any rule so adopted which relates
solely to the conduct of hearings, and which is not required by the statutes
of the state or by the City Council or by this chapter, may be waived by the
chair upon good cause being shown.
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(F)
(G)
3. The Commission, by its rules, may create a subcommittee structure to
enhance efficiency in consideration of Commission business.
4. No motion shall be passed by the Commission which could in any manner
deprive or restrict the owner of a property, structure, site or object in its
use, alteration, maintenance, disposition or demolition until such owner or
their representative shall first have had the opportunity to be heard at a
public meeting of the Commission.,
5. Every final decision of the Commission and every recommendation it
makes to the City Council or its duly authorized committee shall include
written findings of fact, and shall specify the reason or reasons for such
decision or recommendation.
6. The secretary or designated staff shall provide notice of any decision of
the Commission to the applicant and any designated interested parties
within five (5) business days of such decision.
7. A quorum shall consist of a majority of the currently appointed
commissioners for any regular or special meeting. A meeting of the
Commission cannot be called to order without establishment of a quorum.
Conflicts of Interest. No commissioner or member shall participate in the hearing
or disposition of any matter before the Commission in which he/she has a
pecuniary interest. Further, commissioners and members of the commission are
subject to the Evanston code of ethics, as amended, Title 1, Chapter 10 of this
Code.
Powers and Duties. The Commission shall have the following powers and duties:
1. To conduct an ongoing survey to identify historically, culturally,
architecturally and archaeologically significant districts, sites, buildings,
structures, and objects.
2. To investigate and make recommendations to the City Council or its duly
authorized committee concerning the adoption of ordinances designating
districts, sites, buildings, structures, and objects as landmarks and
districts.
3. To keep a register of all districts, sites, buildings, structures and objects
that have been designated as landmarks or districts by City Council and
by ordinance, including all information required as part of each
designation.
4. To create an appropriate system for identification of individual landmarks
and make recommendations for the design and implementation of specific
marking of streets and routes leading from one landmark or district to
another, or marking the limits of the district.
5. To advise and assist owners of landmarks and properties, structures, sites
or objects within districts on technical aspects of preservation, renovation,
rehabilitation and reuse, and for procedures for listing in other registers of
significant districts, sites, buildings, structures, and objects, including the
National Register of Historic Places.
6. To nominate districts, sites, buildings, structures, and objects to the
National Register of Historic Places or other state or local designation and
to guide owners in the processes of nominating their properties to the
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National Register of Historic Places and or other state or local
designation.
7. To participate in the "Certified Local Government" program of the National
Historic Preservation Act, as amended, and the State Historic
Preservation Office; and carry out any responsibilities delegated to the
Commission under that program, including review and comment on any
National Register nominations submitted to the Commission, attendance
at informational and educational programs sponsored by the State Historic
Preservation Office, and preparation of an annual report of the activities of
the Commission.
8. To inform and educate the citizens of Evanston concerning the historic,
cultural, architectural and archaeological heritage of the City by publishing
appropriate maps, newsletters, brochures and pamphlets, and by
sponsoring programs and seminars.
9. To prepare and distribute application forms for the review of proposed
alterations, constructions, demolitions or relocations; to hold meetings and
public hearings to review applications for certificates of appropriateness
affecting proposed or designated landmarks and districts; to approve or
disapprove the issuance of certificates of appropriateness; and to submit
written findings regarding any project that is the subject of an appeal from
a Commission decision to the Council or its duly authorized committee.
To prepare comments on preservation related projects to applications for
DAPR or other city internal design review processes.
10. To consider applications for certificates of economic hardship; to hold
meetings and public hearings to review applications for certificates of
economic hardship affecting proposed or designated landmarks and
districts; to approve or disapprove the issuance of certificates of economic
hardship and to submit written findings regarding any project that is the
subject of an appeal from a Commission decision to the Council or its duly
authorized committee.
11. To review applications for certificates of special merit; to hold meetings
and public hearings to review applications for certificates of special merit
affecting proposed or designated landmarks and districts; and to submit
written findings regarding any project that is the subject of an application
for a certificate of special merit to the Council or its duly authorized
committee.
12. To consider applications for subdivision, re -subdivision or consolidation of
areas, properties or sites affecting proposed or designated landmarks and
districts; to hold meetings and public hearings to review such applications;
and to make advisory recommendations to the council or its duly
authorized committee regarding such applications.
13. To review applications for planned developments, major zoning variances,
and special uses that affect the exterior of designated landmarks or
structures in historic districts and that are visible from the public way, not
to include Lake Michigan; to hold meetings and public hearings and/or
joint meetings and public hearings with the Plan Commission and/or
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Zoning Board of Appeals to review applications for planned
developments, major zoning variances, and special uses affecting
proposed or designated landmarks and districts; and to make advisory
recommendations to the Zoning Board of Appeals, Plan Commission
and/or the Council or its duly authorized committee regarding the planned
development, major zoning variance, or special use application.
14. To develop a description of critical features for review of alteration,
construction or relocation of landmarks or properties, structures, or
objects in districts consistent with the Secretary of Interior's "Standards for
the Treatment of Historic Properties", as amended.
15. To review proposed planned development applications, zoning
amendments, applications for conditional uses, applications for zoning
variances, or applications for fences that affect proposed or designated
landmarks or districts.
16. To review and consider applications for landmark rescissions and to
submit written findings regarding landmark rescission. The Commission
shall consider whether the landmark or district no longer meets the criteria
for designation, and make a recommendation to the Council or its duly
authorized committee as provided in Subsection 2-8-5(E), including a
report concerning whether the landmark or district does or does not
continue to retain significance and integrity.
17. To administer, on behalf of the City, any property or full or partial interest
in property, including preservation or conservation easements, that the
City may have or accept as a gift or otherwise, upon authorization and
approval by the Council.
18. To apply for, accept, and administer on behalf of the City such gifts,
grants and money as may be appropriate for the purposes of this Chapter,
upon authorization and approval by the Council.
19. To call upon available City staff members as well as other experts for
technical advice.
20. To testify before all boards and commissions, including DAPR, the Plan
Commission and the Zoning Board of Appeals, on any matter affecting
historically, culturally, architecturally or archaeologically significant areas,
sites, structures and objects.
21. To confer recognition upon the owners of landmarks or properties,
structures, sites, or objects within districts or other historic preservation
efforts by means of certificates, plaques, markers or awards.
22. To assist in the development, review or amendment of a preservation
component in the Comprehensive Plan of the City.
23. To periodically review the zoning ordinance of the City, and to make
recommendations to the Council concerning any amendments appropriate
for the protection and continued use of landmarks or properties,
structures, sites or objects within districts.
24. To review and comment to the appropriate department or agency
concerning City projects or activities affecting landmarks or districts or
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areas, properties, structures, sites or objects eligible for designation as
landmarks or districts.
25. To provide by rules for circumstances under which the City Manager or
his/her designee may administratively review and issue certificates of
appropriateness for certain applications for minor kinds of work without
formal review and approval by the commission itself, in accordance with
the Commission's rules and procedures.
26. To prepare a list of areas, properties, structures, sites or objects eligible
for designation as a landmark or district.
27. To adopt its own rules and procedures.
28. To file a petition with the Community Development Department requesting
that the Community Development Department proceed to take action
against any owner of record or any other appropriate person or persons in
connection with a landmark or property, structure, site or object within a
district that is reasonably believed to be in violation of the building code of
the City.
29. To consider applications for signs affecting proposed or designated
landmarks and districts; to hold meetings and public hearings to review
such applications; and to make advisory recommendations to DAPR
regarding such applications.
30. To undertake any other action or activity necessary or appropriate to the
implementation of its powers and duties or to implementation of the
purposes of this Chapter.
2-8-4. - CRITERIA FOR DESIGNATION.
Every nominated landmark or district must meet one or more of the following specified
criteria for designation.
(A) The Commission shall limit their consideration to the following criteria in making
a determination on a nomination of a district, site, building, structure, or object for
designation by ordinance as a landmark or historic district:
1. Its location as a site of an event or activity that is significant to the broad
patterns of history of the City, State, Midwest region, or the United States,
which may or may not have taken place within or involved the use of any
existing improvements on the property;
2. Its identification with a person or persons who significantly contributed to
the historic, cultural, architectural, archaeological or related aspect of the
development of the City, State, Midwest region or the United States;
3. Its exemplification of an architectural type, style, design, or type of
construction distinguished by innovation, rarity, uniqueness or overall
quality of design, detail, materials or craftsmanship;
4. Its identification as the work of an architect, designer, engineer,
developer, or builder whose individual work is significant in the history or
development of the City, the State, the Midwest region or the United
States;
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5. Its exemplification of important planning and urban design techniques
distinguished by innovation, rarity, uniqueness or overall quality of design
or detail;
6. Its association with important cultural, social, political, or economic
aspects or events in the history of the City, the State, the Midwest region
or the United States;
7. Its location as a site of an important historic or prehistoric archaeological
resource;
8. Its representation of an historic, cultural, architectural, archaeological or
related theme expressed through distinctive districts, sites, (buildings,
districts, structures, or objects that may or may not be contiguous;
9. Its unique location or distinctive physical appearance or presence
representing an established and familiar visual feature of a neighborhood,
community or the City;
10. Its exemplification of a pattern of neighborhood development or
settlement significant to the cultural history or traditions of the City, whose
components may lack individual distinction.
(B) Integrity of Landmarks and Districts. Any district, site, building, structure, or
object that meets any one or more of the criteria in Subsection 2-8-4(A) shall
also possess sufficient integrity of location, design, setting, materials
workmanship, feeling, and association to convey its historic significance.
2-8-5. - NOMINATION, CONSIDERATION AND DESIGNATION OF LANDMARKS
AND DISTRICTS.
(A) Initiation of Nomination. Local nomination of a district, building, structure, site or
object for consideration and designation as a landmark or district shall be
submitted to the Commission on a form prepared by the Commission, and may
be submitted by any of the following:
1. A Commissioner or member of the Commission.
2. A member of the Plan Commission.
3. A member of the Council.
4. The Mayor.
5. Any resident of the City.
6. Any not -for -profit organization with its principal place of business in the
City.
7. An owner of record.
(B) Withdrawal of Nomination. A nomination may be withdrawn by the person or
persons who submitted the nomination form at any time prior to the Commission
scheduling a public hearing under Subsection 2-8-5(C). Requests for withdrawal
of a nomination after the Commission schedules a public hearing shall be
granted only upon an affirmative vote of at least six (6) Commissioners.
(C) Notification of Nomination and Public Hearing.
1. Owners of record shall be notified, by regular mail, of completion and
submission of a nomination form within fifteen (15) business days of
receipt of the nomination.
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(D)
(E)
2. The Commission shall hold a public hearing on the nomination within
ninety (90) days following receipt of the completed nomination form,
subject to continuances granted by the Commission. Notice of the time,
place and purpose of such hearing shall be given by the Commission at
least five (5) business days prior thereto by the following methods:
(a) By mailing of notification to each owner of record of a nominated
landmark or owner of record of a property, structure, site or object
in a nominated district; and
(b) By mailing of notification to every association of residents or
owners that has registered with the Commission for this purpose.
Procedure. The hearing shall be conducted in accordance with the pertinent
Section of the rules of the Commission. The Commission shall consider all
testimony or evidence relating to the designation criteria in Subsections 2-8-4(A)
and (B), from any person who makes written submissions or appears at the
public hearing. The owner of any nominated landmark or of a building, structure,
site, lot of record, or object within a nominated district shall be allowed
reasonable opportunity to present testimony or evidence concerning the
applicability of the designation criteria in Subsections 2-8-4(A) and (B).
Recommendation by Commission. Within seventy (70) days following the close
of the public hearing, the Commission shall make a determination upon the
evidence as to whether the nominated landmark or district does or does not
meet the criteria for designation in Subsections 2-8-4(A) and (B). If the
Commission determines that the nominated landmark or district does meet the
criteria for designation, the Commission shall direct the City Manager or his/her
designee to transmit its recommendation to the Council or its duly authorized
committee. Such a recommendation shall be passed by a resolution of the
Commission and shall be accompanied by a report to the Council or its duly
authorized committee containing the following information:
1. Explanation of the significance or lack of significance of the nominated
landmark or district as it relates to the criteria for designation;
2. Explanation of the integrity or lack of integrity of a nominated landmark or
district;
3. Identification of critical features of the nominated landmark or areas,
properties, sites and objects in a nominated district to provide guidance
for review of alteration, construction, demolition or relocation;
4. Proposed design guidelines, if any, for review of alteration, construction,
demolition or relocation;
5. A map showing the location of the nominated landmark or the boundaries
of the nominated district; and
6. A list, including the address, of every property, structure, site and object in
each nominated district classifying each as being of contributing
significance or noncontributing significance based on their degree of
historic, cultural, architectural or archaeological significance.
If the Commission fails to make its recommendation within seventy (70) days
following the close of the public hearing or if the Commission finds that the
nominated landmark or district does not meet the criteria for designation, the
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nomination process shall end. If the Commission fails to make its
recommendation within seventy (70) days following the close of the public
hearing or if the Commission votes not to recommend a proposed designation to
the Council or its duly authorized committee, the Commission may not
reconsider the proposed designation, except as provided in Subsection 2-8-5(H),
for a period of two (2) years from the date of the passage seventy (70) days from
the close of the public hearing or the date of the negative Commission vote,
whichever is applicable.
(F) Notification of Commission Recommendation. Notice of the recommendation of
the Commission, including a copy of the report, shall be transmitted to the
Council or its duly authorized committee and sent by regular mail to the owner of
record of a nominated landmark and to all owners of record within a nominated
district, and to the nominator within fifteen (15) business days following adoption
of the resolution and report.
(G) Designation by Council.
1. The Council shall, within one hundred twenty (120) days after receiving
the recommendations of the Commission regarding the nominated
landmark or district, and without further required public hearing, either
designate the landmark or district by ordinance or reject designation by
resolution. In reaching its decision the Council shall review the evidence
and testimony presented to the Commission together with any comment
from subsequent public hearings. Should Council fail to reach a decision
within one hundred twenty (120) days after receiving the
recommendations from the Commission, the interim protection provided
under Section 2-8-7 shall no longer be enforceable and the nomination
shall be deemed denied.
2. The designation of a nominated local landmark or district, shall require the
affirmative vote of a simple majority the members of Council.
3. Notice of the Council's approval of the designation ordinance and effective
date of the action of the Council shall be provided by regular mail to the
nominator, the owner of record of the nominated landmark, or owners of
record of all properties within the nominated district. The notice shall
include a copy of the designation ordinance and shall be sent within
fifteen (15) business days by the Division of Planning and Zoning. A copy
of each designation ordinance shall be sent to the Commission, the Plan
Commission and the Division of Building and Inspection Services.
4. If the Council has refused to designate a proposed landmark or district,
the Commission may not reconsider the proposed designation, except as
provided in Subsection 2-8-5(H), for a period of two (2) years from the
date of the Council's refusal to designate.
(H) Reconsideration of Previously Nominated Landmarks and Districts. The
Commission may reconsider previously nominated landmarks and districts within
a period of two (2) years of the Commission's failure to make its
recommendation within seventy (70) days of the close of the public hearing
under Subsection 2-8-5(C) or of the Commission's finding that the nominated
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landmark or district does not meet the criteria for designation or of the Council's
refusal to designate the proposed landmark or district only where:
1. Significant new information concerning the previously nominated
landmark or district relating to the criteria for designation, under Section 2-
8-4, is provided, and
2. The Commission votes by an affirmative vote of at least six (6)
Commissioners to reconsider the previously nominated landmark or
district.
2-8-6. - AMENDMENT AND RESCISSION OF DESIGNATION.
(A) Designation may be amended or rescinded, only after a period of two (2) years
following the designation, upon petition to the Commission and compliance with
the same procedures and according to the same criteria set forth herein for
designation as follows:
1. Petitions for amendment or rescission of a designation may be submitted
by the same persons authorized to submit nominations pursuant to
Subsection 2-8-5(A). Petitions for amendment or rescission of a
designation shall clearly identify those irreversible alterations occurring
subsequent to the date of designation that have affected the significance
or integrity of the landmark or district. Petitions shall also identify the new
information obtained since the date of designation that has affected the
understanding of the significance of the landmark or district.
2. Petitions shall not use the following as justification for amendment or
rescission:
a. Alterations made in accordance with a Certificate of
Appropriateness;
b. Alterations made following appeal to the Council;
C. Alterations made in accordance with an administrative approval.
3. Properly submitted petitions are referred to the Commission for public
hearing as provided in Subsection 2-8-5(C).
4. In the case of a rescission of a landmark designation or part or all of a
district designation, the Commission shall consider whether the landmark
or district no longer meets the criteria for designation, and make a
recommendation to the Council or its duly authorized committee as
provided in Subsection 2-8-5(E), including a report concerning whether
the landmark or district does or does not continue to retain significance
and integrity.
(B) The Council shall rescind or amend a designation only after all of the above
procedures have been followed. The Council shall rescind a designation only
upon a finding that the designated landmark or district no longer meets the
criteria for designation in Section 2-8-4.
2-8-7. - INTERIM PROTECTION FOR NOMINATIONS.
(A) A district, site, building, structure, or object nominated but not yet designated as
a landmark or district shall be subject to all the protection provided by this
Chapter at the time of submission of a completed nomination to the Commission.
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A certificate of appropriateness shall be required and obtained for any alteration,
construction, demolition or relocation affecting the exterior architectural
appearance of a nominated landmark, in the same manner as required for
designated landmarks. A certificate of appropriateness shall be obtained for
every demolition or relocation of a structure in a nominated district in the same
manner as required for designated districts.
(B) Alteration, construction, demolition or relocation commenced pursuant to a
permit properly issued prior to submission of a nomination to the Commission
shall not require a certificate of appropriateness unless such permit has expired,
been cancelled of revoked, or the work is not diligently proceeding to completion.
(C) The exceptions to the effects of designation found in Section 2-8-14 shall apply
to nominated districts, sites, buildings, structures, and objects.
(D) In reviewing applications for certificates of appropriateness affecting nominated
landmarks and districts, sites, buildings, structures, and objects in districts during
the period of interim controls, the Commission shall review such applications
based on the criteria set forth in Section 2-8-9.
2-8-8. - CERTIFICATE OF APPROPRIATENESS.
(A) Actions requiring certificate. A certificate of appropriateness shall be required
before the following actions affecting the exterior architectural appearance of any
landmark or property, structure, site or object within a district may be undertaken:
1. Any alteration, construction or relocation requiring a building permit from
the City.
2. Any alteration, construction or relocation that involves the following:
(a) Replacement of windows or doors.
(b) Addition or replacement of storm windows or doors.
3. Any demolition in whole or in part or land altering activities requiring a
permit from the City.
(B) Applications for certificate of appropriateness.
1. It shall be unlawful to undertake any of the work specified in Subsection
(A) of this Section without first obtaining a certificate of appropriateness
from the Commission. Applications for a certificate of appropriateness
shall be made on a form prepared by the Commission, and shall be
submitted to the Commission.
2. Application forms shall be available from the Commission and the Division
of Building and Inspection Services. Applicants may be required to submit
plans, drawings, elevations, specifications, and other information as may
be necessary for the Commission to adequately review the application.
3. The Commission shall transmit a copy of the application to the Division of
Building and Inspection Services within five (5) business days following
receipt of a properly completed application. The Division of Building and
Inspection Services shall not act upon any permit until the Commission
has reviewed the work application and issued a certificate of
appropriateness.
(C) Review by Commission.
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(D)
(E)
1. The Commission shall review the application and vote to issue or deny the
application within forty five (45) days following receipt of the application.
The time to consider the application may be extended with the consent of
the applicant. The secretary of the Commission or designated staff shall
provide the applicant the time and place of any Commission meeting to
consider the application at least five (5) business days prior to the
meeting. The applicant or his/her authorized representative shall be
allowed to appear and present testimony in regard to the application.
2. The City will provide notice, through the use of a third party service, by
first class mail to neighbors of those meetings wherein the Commission
shall review applications for Certificates of Appropriateness for any of the
following activities: additions to existing structures; construction of new
primary structures; relocation of existing primary structures and/or
secondary structures; demolition of significant and/or contributing primary
structures. Such notice shall be sent to all owners, whose addresses
appear on the current tax assessment list as provided by the City, of real
property located within a radius of two hundred fifty feet (250') of the
subject property. Said distance shall include open space, roads, streets,
alleys and other rights -of -way. Such notice shall be sent at least five (5)
business days prior to the meeting. The applicant must pay any and all
fees and postage associated with mailing such notice pursuant to this
Section. The City reserves the right to provide the aforementioned notice
by first class mail where the Zoning Administrator finds it necessary. The
failure of delivery of such notice shall not invalidate any such hearing.
Approval by Commission. If the Commission votes to approve the application, its
action shall be the final administrative decision upon the application. The
certificate of appropriateness shall be issued to the applicant within five (5)
business days following the decision of the Commission. Upon receipt of the
certificate of appropriateness the applicant may complete an application to the
Department of Community Development and Division of Building and Inspection
Services to obtain necessary permits, if any. The certificate of appropriateness
shall be valid for a period of one hundred eighty (180) days from the date of
issuance by the Commission. Certificates of appropriateness shall not be
transferable from the applicant to another subsequent owner of the same
property without the consent of the Commission.
Disapproval by Commission. If the Commission votes to disapprove the
application, the applicant shall be notified within five (5) business days and the
notice shall be accompanied by recommendations to the applicant concerning
what changes, if any, in the plans and specifications for the proposed alteration,
construction, relocation or demolition would protect the distinctive character of
the landmark or district and that would cause the Commission to reconsider the
application. The Commissions shall make reasonable efforts to confer with the
applicant, offer technical guidance, and attempt to resolve differences. The
applicant may resubmit an amended application based upon the
recommendations of the Commission.
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(F)
(G)
Administrative approvals. Certificates of appropriateness related to applications
for certain routine or emergency kinds of work or minor zoning variances, as
specified by the Commission in its rules, shall be provided upon review and
approval by the City Manager or his/her designee. If the City Manager or his/her
designee disapproves the proposed work, the applicant may apply to the
Commission for review of the application for the certificate of appropriateness
under Subsection (C) of this Section.
Appeals.
1. Any applicant, following a denial of a certificate of appropriateness by the
Commission, may, within thirty (30) days of the denial apply for appeal to
the Planning and Development Committee of the Council.
2. An application for appeal shall be submitted to the Commission on a form
prepared by the Commission. Within five (5) business days of submission
of an application for appeal by the applicant to the Commission, the
Commission shall transmit the application to the Planning and
Development Committee of the City Council.
3. If no motion to accept the application for appeal is made and adopted at
the meeting of the Planning and Development Committee immediately
following receipt of the findings and decision of the Commission and the
application for appeal, the decision of the Commission shall be final and
may be appealed to the Circuit Court of Cook County.
4. If a motion to accept the application for appeal is made and adopted at
the meeting of the Planning and Development Committee held
immediately following receipt of the findings and decision of the
Commission and the application for appeal, the Planning and
Development Committee must affirm, modify or reverse the decision of
the Commission within forty five (45) days of the date of approval of the
motion to accept the appeal.
5. The Planning and Development Committee shall review the appeal solely
on the basis of the record and application of the appropriate standards
included in Section 2-8-9 of this Chapter.
6. Denial or grant by the Planning and Development Committee of a
certificate of appropriateness is considered a final decision and may be
appealed to the Circuit Court of Cook County.
7. The authority to review, grant, and/or deny appeals of certificates of
appropriateness pursuant to this Subsection (G) shall vest in the Planning
and Development Committee so long as the membership of said
Committee consists of all seated Aldermen. Otherwise, said authority
rests with the Council or its duly authorized committee.
2-8-9. - STANDARDS FOR REVIEW OF APPLICATIONS FOR CERTIFICATES OF
APPROPRIATENESS.
(A) Standards for review of alteration. In considering an application for a certificate
of appropriateness for alteration the Commission shall consider only the
following general standards, specific design guidelines, if any, accompanying the
ordinance designating the landmark or district, and the standards included in
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Subsection (E) of this Section. Nothing in this Chapter shall be construed to
prevent ordinary maintenance or repairs that do not involve a change of design,
material, or the exterior architectural appearance of a property, structure, site or
object as long as the prescribed review procedures are followed.
1. Every reasonable effort shall be made to adapt the property, structure,
site or object in a manner that requires minimal alteration of the property,
structure, site or object and its environment.
2. The distinguishing original qualities or character of a property, structure,
site or object and its environment shall not be destroyed. The removal or
alteration of any historic material or distinctive architectural features shall
be avoided whenever possible except when retention represents a
hazardous or dangerous condition.
3. All properties, structures, sites and objects shall be recognized as
products of their own time. Alterations to sites, buildings, structures, or
objects that have no historic basis shall be discouraged.
4. Changes that may have taken place in the course of time are evidence of
the history and development of a property, structure, site or object and its
environment. These changes may have acquired significance in their own
right, and this significance shall be recognized and respected.
5. Distinctive stylistic features, materials, finishes, examples of skilled
craftsmanship, or examples of distinctive construction techniques that
characterize a property, structure, site or object shall be treated with
sensitivity.
6. Deteriorated architectural features shall be repaired rather than replaced,
wherever possible. In the event replacement is necessary, the new
material should match the material being replaced in composition, design,
color, texture and other visual qualities. Repair or replacement of missing
architectural features should be based on accurate duplications of
features, substantiated by historic, physical, or pictorial evidence rather
than on conjectural designs or the availability of different architectural
elements from other structures or objects.
7. The surface cleaning of buildings, structures or objects shall be
undertaken with the gentlest means possible. Treatment methods that will
cause damage to the historic materials of the structure, site, or object
must not be used.
8. Every reasonable effort shall be made to protect and preserve
archaeological resources affected by, or adjacent to, any project.
9. Innovative design for alterations to existing properties shall not be
discouraged when such alterations do not destroy significant historic,
cultural, architectural or archaeological material, and such design is
compatible with the features, size, scale, proportion, massing, color,
material and character of the property, neighborhood and environment.
10. Wherever possible, alterations to structures and objects shall be done in
such a manner that if such alterations were to be removed in the future,
the essential form and integrity of the structure would be unimpaired.
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(B) Standards for review of construction. In considering an application for a
certificate of appropriateness for new construction and additions to existing
buildings, the Commission shall consider only the following general standards,
specific design guidelines, if any, accompanying the ordinance designating the
landmark or district, and the standards included in Subsection (E) of this Section:
1. Height. Height shall be visually compatible with properties, structures,
sites, public ways, objects and places to which it is visually related.
2. Proportion of facades. The relationship of the width to the height of the
facades shall be visually compatible with properties, structures, sites,
public ways, objects and places to which it is visually related.
3. Proportion of openings. The relationship of the width to height of windows
and doors shall be visually compatible with properties, structures, sites,
public ways, objects and places to which the building is visually related.
4. Rhythm of solids to voids in facades. The relationship of solids to voids in
the facades of a structure shall be visually compatible with properties,
structures, sites, public ways, objects and places to which it is visually
related.
5. Rhythm of spacing and structures on streets. The relationship of a
structure or object to the open space between it and adjoining structures
or objects and the setback from the public ways shall be visually
compatible with the properties, structures, sites, public ways, objects and
places to which it is visually related.
6. Rhythm of entrance porches, storefront recesses and other projections.
The relationship of entrances and other projections to sidewalks shall be
visually compatible with the properties, structures, sites, public ways,
objects and places to which it is visually related.
7. Relationship of materials and texture. The relationship of the materials
and texture of the facades shall be visually compatible with the
predominant materials used in the existing structures to which it is visually
related.
8. Roof shapes and roof mounted equipment. The roof shape of a structure
including any roof mounted equipment shall be visually compatible with
the structures to which it is visually related.
9. Walls of continuity. Facades and property and site structures, such as
masonry walls, fences and landscape masses, shall, when it is a
characteristic of the area, form cohesive walls of enclosure along a street,
to ensure visual compatibility with the properties, structures, sites, public
ways, objects and places to which such elements are visually related.
10. Scale of a structure. The size and mass of structures in relation to open
spaces, windows, door openings, porches and balconies shall be visually
compatible with the properties, structures, sites, public ways, objects and
places to which they are visually related.
11. Directional expression of facades. A structure shall be visually compatible
with the properties, structures, sites, public ways, objects and places to
which it is visually related in its directional character, whether this be
vertical character, horizontal character or non -directional character.
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(C)
(D)
12. Original qualities. For additions to existing structures, the distinguishing
original qualities or character of a property, structure, site or object and its
environment should be preserved. The alteration of any historic material
or distinctive architectural features should be avoided when possible.
13. Archaeological resources. Every reasonable effort shall be made to
protect and preserve archaeological resources affected by, or adjacent to
any project.
14. Innovative design. Innovative design for new construction and additions to
existing properties shall not be discouraged when such new construction
or additions do not destroy significant historic, cultural or architectural
material, and such design is compatible with the size, scale, color,
material and character of the property, neighborhood or environment.
15. New additions. Wherever possible, new additions to structures or objects
shall be done in such a manner that if such additions were to be removed
in the future, the essential form and integrity of the historic property and its
environment would be unimpaired.
16. New construction. In considering new construction such as a new free
standing structure, the Commission shall not impose a requirement for the
use of a single architectural style or period, though it may impose a
requirement for compatibility.
17. Signs. Any sign that is readily visible from a public street shall not be
incongruous to the historic character of the landmark or the district.
Recommendations regarding signs are advisory only and may be referred
to DAPR.
Standards for review of relocation. In considering an application for a certificate
of appropriateness for relocation, the Commission shall consider only the
following general standards, specific design guidelines, if any, accompanying the
ordinance designating the landmark or district, and the standards included in
Subsection 2-8-9(E);
1. Whether the historic or urbanistic character of the existing site or setting
would be negatively impacted by the relocation of the structure or object.
2. Whether there are definite plans for the area to be vacated and what the
effect of those plans on the character of the surrounding area.
3. Whether the relocation of the structure or object can be accomplished
without significant damage to its physical integrity.
4. Whether the proposed relocation area is compatible with the historic,
cultural or architectural character of the structure or object.
Standards for review of demolitions. In considering an application for a certificate
of appropriateness for demolition, the Commission shall consider only the
following general standards and the standards included in Subsection 2-8-9(E):
1. Whether the property, structure or object is of such historic, cultural,
architectural or archaeological significance that its demolition would be
detrimental to the public interest and contrary to the general welfare of the
people of the City and the State.
2. Whether the property, structure or object relates to the distinctive historic,
cultural, architectural or archaeological character of the district as a whole
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and should be preserved for the benefit of the people of the City and the
State.
3. Whether demolition of the property, structure or object would be contrary
to the purpose and intent of this Chapter and to the objectives of the
historic preservation for the applicable district.
4. Whether the property, structure or object is of such old, unusual or
distinctive design, texture, and/or material that it could not be reproduced
without great difficulty and/or expense.
5. Whether the property, structure or object is of such physical condition that
it represents a danger and imminent hazard condition to persons or
property and that retention, remediation, or repair are not physically
possible or require great difficulty and/or expense.
6. Except in cases where the owner has no plans for a period of up to five
(5) years to replace an existing landmark or property, structure or object in
a district, no certificate of appropriateness shall be issued until plans for a
replacement structure or object have been reviewed and approved by the
Commission.
(E) In addition to the above standards, the Commission shall also consider the
Secretary of Interior's "Standards for the Treatment of Historic Properties," as
amended.
2-8-10. - CERTIFICATE OF ECONOMIC HARDSHIP.
(A) Application. Any applicant, following a final decision of the Commission or the
Council or its duly authorized committee denying a certificate of appropriateness,
may, within thirty (30) days of the denial, make application for a certificate of
economic hardship on a form prepared by the Commission and submitted to the
Commission. Application forms shall be available from the Commission.
(B) Standard to be Applied. The Commission shall only approve an application for a
certificate of economic hardship upon a determination that the denial of the
certificate of appropriateness has resulted in the denial of all reasonable use of
and return from the property.
(C) Consideration of Evidence. In applying this standard, the Commission shall
consider among other things any evidence presented concerning the following:
1. Any opinions from a licensed structural engineer or licensed architect with
experience in renovation, restoration or rehabilitation as to the structural
soundness of any structures or objects on the property and their suitability
for continued use, renovation, restoration or rehabilitation.
2. Any estimates prepared by a licensed architect or licensed structural
engineer, of the cost of the proposed alteration, construction, demolition
or relocation and an estimate of any additional cost that would be incurred
to comply with the recommendations of the Commission for changes
necessary for it to be approved.
3. Any estimates prepared by a realtor licensed by the State or an appraiser
certified by the State of the market value of the property in its current
condition; after completion of the proposed alteration, construction,
demolition or relocation; after any expenditures necessary to comply with
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the recommendations of the Commission for changes necessary for it to
approve a certificate of appropriateness; and in the case of a proposed
demolition, after renovation of the existing property for continued use.
4. For applications for Certificate of Economic Hardships proposing
demolition, any estimates, prepared by licensed architects, real estate
consultants and appraisers or other real estate professionals licensed or
certified by the State and experienced in rehabilitation, as to the economic
feasibility of restoration, renovation or rehabilitation of any existing
structures or objects.
5. Any and all applicable zoning provisions and incentives.
(D) Information to be Supplied by Applicant. The applicant shall submit by affidavit
the following information:
1. The assessed value of the property, structure, site or object for the two (2)
most recent assessments.
2. Real property taxes for the previous three (3) years.
3. The amount paid for the property, structure, site or object by the owner,
the date of purchase and the party from whom purchased, including a
description of the relationship, if any, between the owner and the person
from whom the property was purchased.
4. The current balance of any mortgages or any other financing secured by
the property, structure, site or object, and the annual debt service, if any,
for the previous three (3) years.
5. All appraisals obtained within the previous three (3) years by the owner or
applicant in connection with purchase, offerings for sale, financing or
ownership of the property, structure, site or object.
6. All listings of the property, structure, site or object for sale or rent, price
asked and offers received, if any, within the previous four (4) years.
7. All studies commissioned by the owner as to profitable renovation,
rehabilitation or utilization of any structures or objects on the property for
alterative use.
8. For income producing property or structures, itemized income and
expense statements from the property or structures for the previous three
(3) years.
9. For other non-residential properties, itemized income and expense
statements, as well as grants, endowments, and other assets or funding
sources.
10. Estimates, prepared by general contractors licensed by the City or
licensed architects, of the cost of the proposed alteration, construction,
demolition or relocation and an estimate of any additional cost that would
be incurred to comply with the recommendations of the Commission for
changes necessary for it to approve a certificate of appropriateness.
11. Form of ownership or operation of the property, structure, site or object
whether sole proprietorship, for -profit or not -for -profit corporation, limited
partnership, joint venture or other.
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12. Any other information, documentation or evidence as the Commission
determines to be necessary to its application of the standard in
Subsection 2-8-10(B).
13. Where applicable, the information, evidence or documentation requested
by the Commission or provided by the applicant shall bear the imprint of
the professional seal of the individual preparing such information,
evidence or documentation.
(E) Failure by Applicant to Submit Requested Information. In the event that any of
the information required to be submitted by the applicant is not reasonably
available, the applicant shall file with the affidavit a statement of the information
that cannot be obtained and shall describe the reasons why such information is
unavailable.
(F) Public Hearing. The Commission shall hold a public hearing on the application
for certificate of economic hardship within thirty five (35) days following receipt of
the completed application form and all information required to be submitted
therewith.
1. Notice of the time and place of the public hearing shall also state the
general nature of the question involved, and shall be given not less than
five (5) business days prior to the date of such hearing by the following
methods:
(a) By mailing of notification to the applicant and the owner of record of
the affected landmark or property, site, building, structure, or object
in a district; and
(b) By mailing of notification to the owners of record of all property
within two hundred fifty feet (250') of the affected landmark or
property, site, building, structure, or object in a district; and
(c) By mailing of notification to every association of residents or
owners who have registered an association name with the
Commission for this purpose; and
(d) By publication in a manner available City-wide by either a
newspaper or the city website.
It shall be the responsibility of the applicant to provide to the Commission,
by affidavit, the names and addresses of all owners of record pursuant to
Subsection 2-8-10(F)(1)(b) of this Chapter.
2. The hearing shall be conducted in accordance with the pertinent Section
of the rules of the Commission.
3. No member of the Commission absent from the entire hearing shall be
eligible to vote on any matter that is the subject of the hearing until such
member is provided with copies, transcripts or tapes of all testimony and
evidence presented.
4. The Commission may continue a proceeding for such additional time as it
reasonably takes an applicant, any other interested person or the
Commission to comply with a request for additional information,
documentation or evidence.
(G) Determination by the Commission. The determination by the Commission of
whether the denial of the certificate of appropriateness has or has not resulted in
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economic hardship or the denial of all reasonable use of and return from the
property shall be made within thirty five (35) business days following the close of
the public hearing and submission of all information, documentation or evidence
requested by the Commission. The determination shall be accompanied by
findings of fact and report stating the reasons for the decision.
(H) Disapproval by Commission. If the determination of the Commission is to
disapprove the application for a certificate of economic hardship, the applicant
shall be notified within five (5) business days. The Commission's report will be
provided within thirty-five (35) business days following the closing of the public
hearing.
(1) Determination of Economic Hardship.
1. If the determination of the Commission is that the denial of the certificate
of appropriateness has resulted in the denial of all reasonable use of and
return from the property, the Commission shall issue a certificate of
economic hardship no later than ninety (90) days following the date of the
determination of economic hardship unless during that time the Council
approves an incentive plan pursuant to Subsections 2-8-10(J) and (K).
2. A copy of the determination of the Commission together with the findings
of fact shall be mailed to the applicant and transmitted to the Council or its
duly authorized committee within thirty-five (35) business days following
the determination of economic hardship.
(J) Incentive Plan. The purpose of an incentive plan is to provide a mechanism to
allow a reasonable use of and return from the property without the complete or
partial alteration or demolition of a landmark or property, structure, site or object
in a district. This incentive plan may include, but is not limited to, property tax
relief, loans or grants from the City or other public or private sources, acquisition
by purchase or eminent domain, building and safety code modifications to
reduce the cost of maintenance, restoration, rehabilitation or renovation,
changes in applicable zoning regulations including a transfer of development
rights, or relaxation of the provisions of this Chapter sufficient to allow
reasonable use of and return from the property.
(K) City Council Consideration of Incentive Plan.
1. The Commission shall forward a report recommending an incentive plan
to the Council or its duly authorized committee. Upon receipt of the report
the Council or its duly authorized committee shall give prompt
consideration to the incentive plan.
2. The Council shall approve or disapprove the incentive plan allowing the
reasonable use of and return from the property within ninety (90) days
following determination by the Commission.
3. If the Council does not approve an incentive plan within the time specified,
the report and recommendation of the Commission regarding the
incentive plan shall be deemed to be denied.
4. A copy of the ordinance enacted by the Council together with the incentive
plan, if any, shall be mailed to the applicant and transmitted to the
Commission within five (5) business days following the enactment of the
ordinance.
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(L) Issuance of Certificate of Economic Hardship.
1. Upon receipt by the Commission of a copy of a resolution disapproving an
incentive plan, or upon failure of the Council to act to either approve or
disapprove an incentive plan pursuant to Subsections 2-8-10(J) and (K),
the Commission shall issue a certificate of economic hardship to the
applicant within five (5) business days. The certificate of economic
hardship for demolition may be subject to conditions for subsequent
construction including compliance with the standards included in Section
2-8-9. The certificate of economic hardship shall be valid for a period of
one hundred eighty (180) days from issuance by the Commission.
Certificates of economic hardship shall not be transferable from the
applicant to another subsequent owner of the same property.
2. The Division of Building and Inspection Services shall be notified of the
decision to issue a certificate of economic hardship within five (5)
business days of issuance.
3. A certificate of appropriateness shall be issued to the applicant
simultaneously with the delivery of the certificate of economic hardship.
4. Notwithstanding approval of a certificate of economic hardship, no permit
for demolition of a landmark or a property, structure or object in a district
shall issue except simultaneous to the issuance of a building permit for
the replacement property, structure or object.
(M) Appeals.
1. Any applicant or other interested party, following a denial of a certificate of
economic hardship by the Commission, may, within thirty (30) days of the
denial apply for appeal to the Council or its duly authorized committee.
2. An application for appeal shall be submitted to the Commission on a form
prepared by the Commission. Within five (5) business days of submission
of an application for appeal by the applicant to the Commission, -,the
Commission shall transmit the application to the Council or its duly
authorized committee.
3. If no motion to accept the application for appeal is made and adopted at
the meeting of Council or its duly authorized committee immediately
following receipt of the findings and decision of the Commission and the
application for appeal, the decision of the Commission shall be final and
may be appealed to the Circuit Court of Cook County.
4. If a motion to accept the application for appeal is made and adopted at
the meeting of Council or its duly authorized committee held immediately
following receipt of the findings and decision of the Commission and the
application for appeal, the Council or its duly authorized committee must
affirm, modify or reverse the decision of the Commission within forty five
(45) days of the date of approval of the motion to accept the appeal.
5. Council or its duly authorized committee shall review the appeal solely on
the basis of the record and application of the standards included in
Subsection 2-8-10(B).
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6. Denial or grant by the Council or its duly authorized committee of a
certificate of economic hardship is considered a final decision and may be
appealed to the Circuit Court of Cook County.
2-8-11. - CERTIFICATE OF SPECIAL MERIT.
(A) Application. Any applicant, following a final decision of the Commission or the
Council or its duly authorized committee denying a certificate of appropriateness,
may, within thirty (30) days of the denial, make application for a certificate of
special merit on a form prepared by the Commission and submitted to the
Commission. Application forms shall be available from the Commission.
(B) Council Determination. A project shall not receive a certificate of special merit
unless the Council determines that:
1. The project is consistent with the Comprehensive Plan of the City; and
2. The project is necessary and in the public interest and will provide public
and civic benefits, including but not limited to social or other benefits that
are significant to the community and particularly desirable at the location
proposed. Such benefits that further the general welfare of the residents
of the City must substantially outweigh the loss of or the effect upon the
affected landmark or property, structure, site or object in a district. Such
benefits shall not consist solely of monetary or economic benefits to the
City or other parties arising from economic development, property taxes,
or other financial returns.
(C) Standard to be Applied. A certificate of special merit shall be approved only on a
showing by the applicant that:
1. There is no feasible and prudent alternative site for the proposed project;
and
2. Use of the existing landmark or area, property, structure, site or object
located in a district for the special merit use is not financially and
physically feasible; and
3. The proposed project includes all possible planning to minimize harm to
the existing landmark or area, property, structure, size or object in a
district resulting from such special merit use.
(D) Public Hearing. Submission of Application for Certificate of Special Merit: Within
thirty-five (35) business days of submission of an application for certificate of
special merit the Commission shall transmit the application to the Council or its
duly authorized committee.
(E) The Council or its duly authorized committee shall hold a public hearing on the
application for certificate of special merit within thirty five (35) days following
receipt of the completed application form in accordance with the pertinent
Section of its rules and procedures.
1. Notice of the time and place of the public hearing shall also state the
general nature of the question involved and shall be given not less than
five (5) business days prior to the date of such hearing by the following
methods:
(a) By mailing of notification to the applicant and the owner of record of
the landmark or property, structure, site or object in a district; and
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(b) By mailing of notification to the owners of record of all property
within two hundred fifty feet (250') of the landmark or properties,
structure, site or object in a district; and
(c) By mailing of notification to every association of residents or
owners who have registered an association name with the
Commission for this purpose; and
(d) By publication in a newspaper of City-wide circulation.
It shall be the responsibility of the applicant to provide to the Commission,
by affidavit, the names and addresses of all owners of record pursuant to
Subsection 2-8-11(E)1(b) of this Chapter.
(F) Findings. The Commission shall present written findings at the public hearing
addressing the significance of the landmark or area, property, structure, site or
object in a district affected by the proposed structure, and the standards for
issuance of a certificate of special merit included in Subsections 2-8-11(B) and
(C).
(G) Council Action. Within ninety (90) days of the close of the public hearing the
Council may approve or deny the application of certificate of special merit. If the
certificate of special merit is not acted upon by Council within ninety (90) days of
the close of the public hearing, the application for certificate of special merit shall
be deemed denied.
(H) Approval of Certificate of Special Merit. Council shall transmit a copy of the
ordinance approving a certificate of special merit to the Commission within
fifteen (15) business days following the enactment of the ordinance. The
Commission shall issue a certificate of appropriateness within thirty-five (35)
business days after the applicant:
1. Provides the Commission with appropriate documentation completed by a
preservation professional of any landmark or property, structure or object
in a district that is proposed for demolition, and
2. Completes the review process for construction, under Subsection 2-8-9(B)
of this Chapter, with the Commission for the proposed project, or submits
to the Commission evidence that the site of the landmark or property,
structure, or object in a district is subject to new development as part of a
development plan.
(1) Validity. The certificate of special merit shall be valid for a period of one hundred
eighty (180) days from issuance by the Council. Certificates of special merit shall
not be transferable, without the consent of Council, from the applicant to another
subsequent owner of the same property.
(J) Demolition of Landmark. Notwithstanding approval of a certificate of special
merit, except as otherwise expressly provided in another provision of this
Chapter, no permit for demolition of a landmark or a property, structure or object
in a district shall issue except for projects that are part of a development plan, or
simultaneous to the issuance of a building permit for the replacement property,
structure or object.
(K) Denial of Certificate of Special Merit. Denial or grant by the Council of a
certificate of special merit is considered a final decision and may be appealed to
the Circuit Court of Cook County.
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2-8-12. - REVIEW OF APPLICATIONS FOR SUBDIVISION, RESUBDIVISION OR
CONSOLIDATION.
(A) Prior to review of any subdivision, resubdivision or consolidation pursuant to Title
4, Chapter 13 "Subdivisions," Sections 1 through 3, of any landmark, area,
property, structure or site in a district, Council or its duly authorized committee
shall request a report by the Commission regarding the effect of the proposed
subdivision, resubdivision or consolidation on the landmark or district. Review by
the Commission shall be advisory.
(B) The Commission shall review the application for subdivision, resubdivision or
consolidation based on the following standards:
1. The design of the subdivision, resubdivision or consolidation shall:
(a) Preserve, adaptively use, or otherwise protect the landmark, or
area, property, structure, site or object in the district; and
(b) Provide the location and design of new structures and objects that
are visually compatible with the landmark or sites, buildings,
structures, and objects in the district; and
(c) Not result in blocking or otherwise obstructing, as viewed from a
public street or public way, not to include Lake Michigan, the critical
features of the landmark or area, property, structure, site or object
in the district; and
(d) Preserve and protect the critical features of the streetscape
associated with the landmark, or area, property, structure, site or
object in the district; and
(e) Not adversely affect traffic patterns, municipal services, adjacent
property values, or the general harmony of the District.
2. Alteration, construction, demolition and relocation shall be consistent with
Section 2-8-9.
(C) Within thirty five (35) days of the Commission's review, the Commission shall
prepare written findings and, by majority vote, issue to the Council or its duly
authorized committee a recommendation on the suitability of creating the
proposed subdivision, resubdivision or consolidation.
(D) Based on the recommendations received by Council or its duly authorized
committee, Council shall consider whether the proposed subdivision,
resubdivision or consolidation is consistent with the standards provided in
Subsection 2-8-12(B).
(E) If Council finds that the proposed subdivision, resubdivision or consolidation is
not consistent with the standards provided in Subsection 2-8-12(B), the Council
may deny the application for subdivision, resubdivision or consolidation.
2-8-13. - REDESIGNATION OF PREVIOUSLY DESIGNATED LANDMARKS AND
DESIGNATION OF EXISTING DISTRICTS LISTED IN THE NATIONAL REGISTER OF
HISTORIC PLACES.
(A) Any areas, properties, structures, sites or objects designated by Council in
previous ordinances and resolutions are found to meet the criteria for
designation in Section 2-8-4 of this Chapter based on findings of fact submitted
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to Council in support of said previous designation ordinances and resolutions
and are hereby redesignated as landmarks under the provisions of this Chapter.
(See Schedule B, "List of Evanston Landmarks," at end of this Chapter.)
(B) The Evanston Lakeshore Historic District listed in the National Register of
Historic Places on September 29, 1980, is found to meet the criteria for
designation in Section 2-8-4 of this Chapter and is hereby designated as an
historic district under the provisions of this Chapter. (See Schedule A, "Map," at
end of this Chapter.)
(C) The Evanston Ridge Historic District listed in the National Register of Historic
Places on March 3, 1983, is found to meet the criteria for designation in Section
2-8-4 of this Chapter and is hereby designated as an historic district under the
provisions of this Chapter. (See Schedule A, "Map," at end of this Chapter.)
(D) The Suburban Apartment Buildings in Evanston, Illinois, Thematic Resources
Historic District listed in the National Register of Historic Places in 1984 is found
to meet the criteria for designation in Section 2-8-4 of this Chapter and is hereby
designated as an historic district under the provisions of this Chapter. (See
Schedule B, "List of Evanston Landmarks," at end of this Chapter.)
(E) The Local Northeast Evanston Historic District designated by City Council on
May 22, 2000 was found to meet the criteria for designation in Section 2-8-4 of
this Chapter and was designated as a historic district under the provisions of this
Chapter. (See Schedule A, "Map," at end of this Chapter.
(F) The Women's Christian Temperance Union (WCTU) Historic District, designated
by City Council on April 13, 2010 was found to meet the criteria for designation in
Section 2-8-4 of this Chapter and was designated as a historic district under the
provisions of this Chapter. (See Schedule A, "Map," at end of this Chapter.
2-8-14. - EXCEPTIONS TO ISSUANCE OF CERTIFICATE OF APPROPRIATENESS.
(A) The limitations upon the issuance of demolition permits or building permits in any
district or affecting any landmark, shall not apply when alteration, construction,
demolition or relocation involved in the permit has been ordered by the Division
of Building and Inspection Services for the preservation of the public health or
safety.
(B) If the Division of Building and Inspection Services has ordered alteration,
construction, demolition or relocation of a landmark or a property, structure or
object located within a district, the Commission shall be notified of the proposed
alteration, construction, demolition or relocation. If the Commission disagrees
with the plan, the Commission shall have the right to delay the proposal sixty (60)
days by submitting a delay request. During the delay period, the Commission
may develop alternative plans for consideration. If after sixty (60) days no such
alternative plans can be developed, the proposed alteration, construction,
demolition or relocation may proceed as ordered.
2-8-15. - PENALTIES.
(A) Fines for Violation. Failure to perform any act required by this Chapter or
performance of any act prohibited by this Chapter shall constitute a violation. Any
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person violating any of the provisions of this chapter shall be subject to a fine of
up to five hundred dollars ($500.00) for each day on which a violation exists.
(B) Penalty For Willful Violation Or Gross Negligence. In addition to the fines
authorized by Subsection (A) of this Section, a person who willfully or through
gross negligence violates the provisions of this chapter by participating in
alteration, construction, demolition or relocation affecting a property, structure,
site or object nominated or designated as a landmark or located in a nominated
or designated district without complying with the required procedures in this
Chapter for review of such alteration, construction, demolition and relocation,
shall not be issued building permits, certificates of occupancy, licenses and curb
cut permits for alteration, construction, demolition or relocation affecting such
property, structure, site or object for a period of five (5) years following the date
of the violation except to correct structural defects affecting the foundation, roof,
walls, partitions, floor supports, ceilings and chimneys of the nominated or
designated landmark or property, structure, site or object located in a nominated
or designated district.
(C) Other Remedies. Notwithstanding the provisions of Subsections (A) and (B) of
this Section, the City may institute appropriate proceedings in law and equity to
prevent or remedy any violation of the provisions of this Chapter. In the case of
willful violation or gross negligence by any person, the City may seek reversal of
the prohibited work without regard to economic hardship.
2-8-16. - FEES.
Persons who file applications for review by the Preservation Commission shall pay an
application fee or fees as determined by the type of application(s).
(A) Minor Work On Existing Primary And Accessory Structures: Applicants shall pay
a fee of one hundred fifty dollars ($150.00) for applications for minor work on
existing primary and accessory structures, including, but not limited to, the
following projects:
1. Roof replacement;
2. Replacement of existing windows and doors;
3. Replacement of existing storm windows and storm doors;
4. Replacement of garage/coach house doors;
5. New window and door openings on accessory buildings;
6. New installation or replacement of fences;
7. Repair, restoration and replacement of existing exterior finish materials
when such work affects less than twenty five percent (25%) of the finish
materials on exterior walls or facades;
8. Replacement of existing exterior stairs and/or steps;
9. Installation of antennas or satellite dishes;
10. Porches: replacement of roof, columns, decks, railings, stairs;
11. Installation of air conditioning units;
12. Installation of arbors and trellises;
13. Installation of exterior lighting fixtures; and
14. Reopening enclosed porches.
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(B) Construction Of Garages And Accessory Structures: Applicants shall pay a fee of
three hundred eighty five dollars ($385.00) for applications for construction of
garages and accessory structures, including, but not limited to, the following
projects:
1. New garages and coach houses/barns;
2. Porte-cocheres;
3. Storage sheds;
4. New decks and stairs;
5. Freestanding solar panels;
6. Swimming pools;
7. Tennis courts;
8. Basketball courts; and
9. Fire escapes.
(C) Major Work; Alterations And Construction: Applicants shall pay a fee of three
hundred eighty-five dollars ($385.00) for applications for major alterations and
construction, including, but not limited to, the following projects:
1. Alterations to the existing primary structures (e.g., new dormers; new
window or door openings; changing or altering roof design or pitch;
balconies);
2. Construction of additions not greater than twenty five percent (25%) of the
building's square footage;
3. Enclosure of existing open porches;
4. Installation of solar panels on existing buildings;
5. Repair, restoration and replacement of existing exterior materials when
affecting more than twenty five percent (25%) of the exterior walls or
facades;
6. Construction of new driveways;
7. Construction of terraces at grade;
8. Construction of gazebos;
9. Installation of awnings, canopies and signs; and
10. Construction of off street parking.
(D) Construction Of Additions Greater Than Twenty Five Percent Of The Existing
Building Square Footage: Applicants shall pay a fee of five hundred dollars
($500.00) for applications for construction of new additions greater than twenty
five percent (25%) of the existing building square footage, including additions of
one or more stories and additions over the existing footprint of buildings.
(E) Construction Of New Primary Structures: Applicants shall pay a fee .of one
thousand dollars ($1,000.00) for applications for construction of new primary
buildings.
(F) Demolition Of A Landmark Structure: Applicants shall pay a fee of five thousand
dollars ($5,000.00) for applications for the demolition of a landmark structure.
(G) Demolition Of Significant Or Contributing Structure: Applicants shall pay a fee of
three thousand five hundred dollars ($3,500.00) for applications for the
demolition of a significant or contributing structure.
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(H) Demolition Of Nonsignificant Or Noncontributing Structure: Applicants shall pay a
fee of two thousand five hundred dollars ($2,500.00) for applications for the
demolition of a nonsignificant or noncontributing structure.
(1) Rescission Of Landmark Designation: Applicants shall pay a fee of two thousand
five hundred dollars ($2,500.00) for applications for the rescission of a landmark
designation when the landmark is not demolished.
(J) Post -approval Amendments: Applicants shall pay a fee of three hundred eighty
five dollars ($385.00) for applications for review of proposed amendments to
previously approved projects.
(K) Post -approval Amendments — Minor Work: Applicants shall pay a fee of one
hundred fifty dollars ($150.00) for applications for review of proposed minor
amendments to previously approved projects.
(L) Nomination of Landmark: Applicants shall pay a fee of one hundred dollars
($100.00) for applications for nomination of a landmark.
2-8-17. - SEVERABILITY.
If any provision or the application thereof to any person or circumstances is held invalid,
such invalidity shall not affect other provisions or applications of this Chapter which can
be given effect without the invalid provision or application, and to this end, the
provisions are declared to be severable.
Chapter 2-9, Schedule B - Listing Of Evanston Landmarks - By Address
Evanston Preservation Ordinance
Adopted March 21, 1994
1025 Asbury Avenue
1038 Asbury Avenue
1112 Asbury Avenue
1117 Asbury Avenue
1120 Asbury Avenue
1124 Asbury Avenue
1141 Asbury Avenue
1231 Asbury Avenue
1232 Asbury Avenue
1239 Asbury Avenue
1308 Asbury Avenue
1311 Asbury Avenue
1314 Asbury Avenue
1318 Asbury Avenue
1326 Asbury Avenue
1332-1334 Asbury Avenue
1335 Asbury Avenue
1404 Asbury Avenue
1425-35 Asbury Avenue (Fence only;
1454 Asbury Avenue
1459 Asbury Avenue
1501 Asbury Avenue
1200 Block Lake St.; 1426-36 Ridge Ave.)
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1512 Asbury Avenue
1513 Asbury Avenue
1710 Asbury Avenue
1714 Asbury Avenue
1720 Asbury Avenue
1723 Asbury Avenue
1724 Asbury Avenue
1733 Asbury Avenue
1734 Asbury Avenue
1742 Asbury Avenue
1800 Asbury Avenue
1812 Asbury Avenue
1817 Asbury Avenue
1820 Asbury Avenue
1832 Asbury Avenue
1833 Asbury Avenue
1910-12 Asbury Avenue
1916 Asbury Avenue
1918 Asbury Avenue
2142 Asbury Avenue
2146 Asbury Avenue
2231 Asbury Avenue
2319 Asbury Avenue
2769 Asbury Avenue (1234 Isabella St.)
327 Ashland Avenue
914 Ashland Avenue
943 Ashland Avenue
1208 Ashland Avenue
1319 Ashland Avenue
1321 Ashland Avenue
1323 Ashland Avenue
1417 Ashland Avenue
1500 Ashland Avenue
1505 Ashland Avenue
1550 Ashland Avenue
1570-74 Ashland Avenue
1575 Ashland Avenue
1580 Ashland Avenue (1502 Davis St.)
1583 Ashland Avenue
1600-02 Ashland Avenue
1615 Ashland Avenue
1618 Ashland Avenue
1619 Ashland Avenue
1624 Ashland Avenue
1625 Ashland Avenue
1630 Ashland Avenue
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1631 Ashland Avenue
2500-16 Ashland Avenue (1601-15 Lincoln Ave.)
305 Barton Avenue
600 Barton Avenue
1701-13 Benson Avenue (1700-04 Sherman Ave.; 801-25 Church St.)
1717 Benson Avenue
2750 Broadway Avenue
2305 Brown Avenue
2326 Brown Avenue
716 Brummel Street
815-17 Brummel Street
819-21 Brummel Street
200 Burnham Place (1224 Sheridan Rd.)
222 Burnham Place
2332 Bryant Avenue
2338 Bryant Avenue
610 Callan Street
630 Central Street
639 Central Street
639 Central Street, rear (630 Clinton PI.)
720 Central Street
1024-28 Central Street (CTA Station)
1400-06 Central Street
1722 Central Street
1926-28 Central Street
2200 Central Street
2517 Central Street 2519 Central Street
2523 Central Street
2949 Central Street
2153 Central Park Avenue
2236 Central Park Avenue
2310 Central Park Avenue
2411 Central Park Avenue
2435 Central Park Avenue
2518 Central Park Avenue
401 Chicago Avenue (Entry Gate)
1425-35 Chicago Avenue
1450 Chicago Avenue (607 Lake St.)
1468 Chicago Avenue (610 Grove St.)
1501-11 Chicago Avenue (531 Grove St.)
1604-10 Chicago Avenue (601-03 Davis St.)
1702 Chicago Avenue
1724 Chicago Avenue
1730 Chicago Avenue
1810-12 Chicago Avenue
300 Church Street
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310 Church Street
404 Church Street
405 Church Street (1704 Judson Ave.)
630-42 Church Street (1633-49 Orrington Ave.)
801-25 Church Street (1700-04 Sherman Ave., 1701-3 Benson Ave.)
1124-36 Church Street (1627-45 Ridge Ave.)
1312 Church Street
1316 Church Street
1330 Church Street
1333 Church Street
1416 Church Street
1427 Church Street
1817 Church Street
411 Clark Street (1800 Sheridan Rd.)
614 Clark Street
816 Clark Street
912-18 Clark Street
1028 Clark Street
3431-33 Clifford Street
630 Clinton Place (639 Clinton Street rear)
724 Clinton Place
726 Clinton Place
802 Clinton Place
806 Clinton Place
811 Clinton Place
107-11 Clyde Avenue (565-69 Howard St.)
1016 Colfax Street
2207 Colfax Street
2525 Colfax Street
2603 Colfax Street
2615 Colfax Street
2733 Colfax Street
2819 Colfax Street
3040 Colfax Street
822 Crain Street
1220 Crain Street
1319 Crain Street
2771 Crawford Avenue
139 Custer Avenue
721-25 Custer Avenue
3312 Dartmouth Place
617-619 Dartmouth Street
210 Davis Street
305 Davis Street
601-03 Davis Street (1604-10 Chicago Ave
610-12 Davis Street
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630-32 Davis Street
1101-15 Davis Street
1125 Davis Street (1601-11 Ridge Ave.)
1300-02 Davis Street
1306 Davis Street
1315 Davis Street
1316 Davis Street
1322 Davis Street
1326 Davis Street
1332 Davis Street
1401 Davis Street
1414 Davis Street 1502 Davis Street
1522 Davis Street
113 Dempster Street
115 Dempster Street
147 Dempster Street
200 Dempster Street
217 Dempster Street
231 Dempster Street
318-320 Dempster Street
325 Dempster Street
326-28 Dempster Street (1243-49 Judson Ave
413-15 Dempster Street
600-10 Dempster Street
910 Dempster Street (1305-11 Maple Ave.)
1311 Dempster Street
1120 Dobson Street
1713 Dobson Street
1600 Dodge Avenue
2009 Dodge Avenue
2763 Eastwood Avenue
900-904 Edgemere Court
911 Edgemere Court
919-21 Edgemere Court
932 Edgemere Court
711 Elgin Road
1415 Elinor Place
1416 Elinor Place
1421 Elinor Place
442-48 Elmwood Street (900-10 Oakton St.) (439-45 Ridge Ave
836-38 Elmwood Street
905-15 Elmwood Street
1000 Elmwood Street
1102 Elmwood Street
1106 Elmwood Street
1112 Elmwood Street
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1120 Elmwood Street
1308 Elmwood Street
1316 Elmwood Street
1323 Elmwood Street
1335 Elmwood Street
1401-07 Elmwood Street
1423 Elmwood Street
1426 Elmwood Street
1451-57 Elmwood Street
600 Emerson (1876-92 Sheridan Rd.)
618-40 Emerson (1817 Orrington Ave.; 619-47 University PI.; East Women's
Quadrangle)
710-20 Emerson (701-21 University PI.; 1870 Orrington; West Women's Quadrangle)
711 Emerson Street
1024 Emerson Street
1109 (1111) Emerson Street
1806 Emerson Street
2700 Euclid Park Place
2707 (2741) Euclid Park Place
2738 Euclid Park Place
2749 (2711) Euclid Park Place
2767 Euclid Park Place
2231 Ewing Avenue
2322 Ewing Avenue
410 Florence Avenue
1102 Florence Avenue
1208 Florence Avenue
1428 Florence Avenue
1503 Florence Avenue
701 Forest Avenue
703 Forest Avenue
707 Forest Avenue
731 Forest Avenue
736 Forest Avenue
808-16 Forest Avenue
813-15 Forest Avenue
901 Forest Avenue (231-35 Main St.)
903-05 Forest Avenue
1000 Forest Avenue
1021 Forest Avenue
1025 Forest Avenue
1030 Forest Avenue
1039 Forest Avenue
1043 Forest Avenue
1047 Forest Avenue
1100 Forest Avenue, rear
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1101 Forest Avenue (237 Greenleaf St.)
1120 Forest Avenue
1134 Forest Avenue
1140 Forest Avenue
1143 Forest Avenue
1200 Forest Avenue
1203 Forest Avenue
1208 (1210) Forest Avenue
1215 Forest Avenue
1217 Forest Avenue
1218 Forest Avenue
1225 Forest Avenue
1228 Forest Avenue
1230-32 Forest Avenue
1236 Forest Avenue
1243 Forest Avenue
1244 Forest Avenue
1246 Forest Avenue
1304 Forest Avenue
1314 Forest Avenue
1315 Forest Avenue
1318 Forest Avenue
1324 Forest Avenue
1332 Forest Avenue
1404 Forest Avenue
1414 Forest Avenue
1501 Forest Avenue
1509 Forest Avenue
1513 Forest Avenue
1605 Forest Place (flagpole and base)
1616 Forest Place
1622 Forest Place
1632 Forest Place
820 Gaffield Place
909-11 Gaffield Place
1022 Garnett Place
501 Garrett Place (Howes Chapel)
1835 Grant Street
2700 Grant Street
2909 Grant Street
101 Greenleaf Street
124 Greenleaf Street
237 Greenleaf Street (Coach House to 1101 Forest Ave.)
414 Greenleaf Street
800 Greenleaf Street
827 Greenleaf Street
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1207 Greenleaf Street
1215 Greenleaf Street
144 Greenwood Street
202 Greenwood Street
214 Greenwood Street
225 Greenwood Street
228 Greenwood Street
235 Greenwood Street
320 Greenwood Street
404 Greenwood Street
416 Greenwood Street
425 Greenwood Street
526 Greenwood Street
1015 Greenwood Street
1022 Greenwood Street
1033 Greenwood Street (1401 Oak St.)
1112 Greenwood Street
1333 Greenwood Street
1506 Greenwood Street
1510 Greenwood Street
405 Grove Street
425 (419-31) Grove Street (1501-07 Hinman Ave
531 Grove Street (1501-11 Chicago Ave.)
610 Grove Street (1468 Chiicago Ave.)
618-28 Grove Street (1511-21 Sherman Ave.)
1112 Grove Street
1419 Grove Street
205-07 Hamilton Street (1201-13 Michigan Ave.)
208 Hamilton Avenue
225 Hamilton Avenue
421-25 Hamilton Avenue (1203-05 Hinman Ave.)
2035 Harrison Street
2101 Harrison Street
2105 Harrison Street
2306 Harrison Street
2420 Harrison Street
2509 Harrison Street
2514 Harrison Street
2704 Harrison Street
2728 Harrison Street
2940 Harrison Street
2949 Harrison Street
3200 Harrison Street
2325 Hartrey Avenue
2444 Hartrey Avenue
2713 Hartzell Avenue
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2736 Hartzell Avenue
3127 Hartzell Avenue
1006 Harvard Terrace
612 Haven Street (2134-44 Sheridan Rd.)
2031 Hawthorne Lane
2646 Highwood Avenue
632-40 Hinman Avenue
651-53 Hinman Avenue
830-56 Hinman Avenue
904-08 Hinman Avenue (501-07 Main St.)
935-37 Hinman Avenue (St. Luke's Episcopal Church)
936-40 Hinman Avenue (502-12 Lee St.)
1024 Hinman Avenue
1114 Hinman Avenue
1133 Hinman Avenue
1203-05 Hinman Avenue (421-25 Hamilton Ave.)
1220 Hinman Avenue
1221 Hinman Avenue
1224 Hinman Avenue
1231 Hinman Avenue
1241 Hinman Avenue
1302 Hinman Avenue
1314 Hinman Avenue
1409-17 Hinman Avenue
1423 Hinman Avenue
1426 Hinman Avenue
1433 Hinman Avenue
1445 Hinman Avenue
1501-07 Hinman Avenue (419-31 Grove St.)
1509-15 Hinman Avenue
1626-40 Hinman Avenue
1629-31 Hinman Avenue
1707 Hinman Avenue
1719 Hinman Avenue
1745 Hinman Avenue
1810 Hinman Avenue
565-69 Howard Street (107-11 Clyde Ave.)
100 1 -11 Hull Terrace (356-410 Ridge Ave.)
1035 Hull Terrace
1107 Hull Terrace
1201 Hull Terrace
1208 Hull Terrace
586 Ingleside Park
583 (585) Ingleside Place
621 Ingleside Place
832 Ingleside Place
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29-0-18
1234 Isabella Street (2769 Asbury Ave.)
2322 Isabella Street
525 Judson Avenue
534 Judson Avenue
540 Judson Avenue
550 Judson Avenue
634 Judson Avenue
635 Judson Avenue
645 Judson Avenue
704 Judson Avenue
720 Judson Avenue
730 Judson Avenue
735-37 Judson Avenue
807-17 Judson Avenue
822-28 Judson Avenue
940-46 Judson Avenue (400-12 Lee St.)
1024Judson Avenue
1028Judson Avenue
1041Judson Avenue
1045Judson Avenue
1114Judson Avenue
1122 Judson Avenue
1130Judson Avenue
1138Judson Avenue
1207Judson Avenue
1208Judson Avenue
1216 Judson Avenue
1220Judson Avenue
1236Judson Avenue
1239-41 Judson Avenue
1243-49 Judson Avenue (326-28 Dempster St.)
1246Judson Avenue
1301-03 Judson Avenue
1305-07 Judson Avenue
1308Judson Avenue
1316-18 Judson Avenue
1317Judson Avenue
1322Judson Avenue
1325Judson Avenue
1400-04 Judson Avenue
1412Judson Avenue
1422Judson Avenue
1424Judson Avenue
1427 Judson Avenue
1512Judson Avenue
1514Judson Avenue
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1615Judson Avenue
1624Judson Avenue
1630Judson Avenue
1704 Judson Avenue (405 Church St.)
204 Lake Street
207 Lake Street
215 Lake Street
216 Lake Street
222 Lake Street
303 Lake Street
314 Lake Street
404 Lake Street
512 Lake Street
607 Lake Street (1450 Chicago Ave.)
1012 Lake Street
1032 Lake Street (1421 Oak Ave.)
1100-08 Lake Street (1426-36 Oak St.) Centennial Fountain and Merrick Rose Garden
1101-11 Lake Street (1450-56 Oak Ave.)
1200 Block Lake Street (fence only; 1425-35 Asbury Ave; 1426-36 Ridge Ave.)
1319 Lake Street
1322 Lake Street
1327 Lake Street
1419 Lake Street
1501 Lake Street
1613 Lake Street
1705 Lake Street
1000 Lake Shore Boulevard
1012 Lake Shore Boulevard
1040 Lake Shore Boulevard
1114 Lake Shore Boulevard
1130 Lake Shore Boulevard
1136 Lake Shore Boulevard
1140 Lake Shore Boulevard
2401 Lawndale Avenue
2410 Lawndale Avenue
2525 Lawndale Avenue
200-12 Lee Street (999 Michigan Ave.)
218-28 Lee Street (936-42 Michigan Ave
400-12 Lee Street (940-46 Judson Ave.)
417-19 Lee Street
502-12 Lee Street (936-40 Hinman Ave.)
1021 Lee Street
1113 Lee Street
1227 Leon Place
617 Library Place
625 Library Place
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29-0-18
555-59 Lincoln Street (2421 Sheridan Rd.)
640 Lincoln Street
731 Lincoln Street
807 Lincoln Street
815 Lincoln Street
1601-15 Lincoln Street (2500-16 Ashland Ave
1705 Lincoln Street
2115 Lincoln Street
2200 Lincoln Street
2212 Lincoln Street
2222 Lincoln Street
2319 Lincoln Street
2405 Lincoln Street
2418 Lincoln Street
2419 Lincoln Street
2424 Lincoln Street
2425 Lincoln Street
2501 Lincoln Street
2510 Lincoln Street
2516 Lincoln Street
2522 Lincoln Street
2610 Lincoln Street
2623 Lincoln Street
2706 Lincoln Street
2727 Lincoln Street
2801 Lincoln Street
2819 Lincoln Street
2905 Lincoln Street
2920 Lincoln Street
2300 Lincolnwood Drive
2320 Lincolnwood Drive
2323 Lincolnwood Drive
2340 Lincolnwood Drive
2409 Lincolnwood Drive
2412 Lincolnwood Drive
2423 Lincolnwood Drive
2426 Lincolnwood Drive
2448 Lincolnwood Drive
732 Madison Street
802 Madison Street
815 Madison Street
834 Madison Street
210 Main Street
227-29 Main Street (904-06 Michigan Ave.)
231-35 Main Street (901-05 Forest Ave.)
501-07 Main Street (904-08 Hinman Ave.)
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1014-20 Main Street (843-49 Ridge Ave.)
1126 Main Street
1310 Main Street
1311 Main Street
1408 Main Street
930 Maple Avenue
935 Maple Avenue
1011 Maple Avenue
1014-20 Maple Avenue (843-49 Ridge Ave.
1024 Maple Avenue
1030 Maple Avenue
1031 Maple Avenue
1045 Maple Avenue
1101-13 Maple Avenue
1115-33 Maple Avenue
1207 Maple Avenue
1209-17 Maple Avenue
1220 Maple Avenue
1232 Maple Avenue
1236 Maple Avenue
1246 Maple Avenue
1305-11 Maple Avenue (910 Dempster St.)
1316 Maple Avenue
1403 Maple Avenue
1411 Maple Avenue
1415 Maple Avenue
1425 Maple Avenue
1449-53 Maple Avenue
1916-18 Maple Avenue
1920-22 Maple Avenue
2030 Maple Avenue
2127 Maple Avenue
2521 Marcy Avenue
548-606 Michigan Avenue
633 Michigan Avenue
641 Michigan Avenue
715 Michigan Avenue
716 Michigan Avenue
720 Michigan Avenue
840 Michigan Avenue
904-06 Michigan Avenue (227-29 Main St.)
915 Michigan Avenue
923-25 Michigan Avenue
936-50 Michigan Avenue (218-28 Lee St.)
999 Michigan Avenue (200-12 Lee St.)
1005 (1003) Michigan Avenue
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1010 Michigan Avenue
1022 Michigan Avenue
1026 Michigan Avenue
1030 Michigan Avenue
1032-34 Michigan Avenue
1046 Michigan Avenue
1049 Michigan Avenue
1104 Michigan Avenue
1107 Michigan Avenue
1119 Michigan Avenue
1122 Michigan Avenue
1144 Michigan Avenue
1200 Block Michigan Avenue (Greensward)
1201-13 Michigan Avenue (205-07 Hamilton St.)
1210 Michigan Avenue
1217 Michigan Avenue
714 Miburn Street
720 Milburn Street
826 Milburn Street
815-17 Monroe Street
903 Monroe Street
913 Monroe Street
715 Monticello Place
714-34 Noyes Street
927 Noyes Street
1015 Noyes Street
1117 Noyes Street
1204 Noyes Street
1214 Noyes Street
1304 Noyes Street
2723 Noyes Street
1100 Oak Avenue
1106 Oak Avenue
1115 Oak Avenue
1118 Oak Avenue
1306 Oak Avenue
1401 Oak Avenue (1033 Greenwood St.)
1404-06 Oak Avenue (1401-07 Ridge Ave.)
1417 Oak Avenue
1421 Oak Avenue (1032 Lake St.)
1426-36 Oak Avenue (1100-08 Lake St.; Centennial Fountain and Merrick Rose
Garden)
1450-56 Oak Avenue (1101-11 Lake St.)
1505-15 (1505-09) Oak Avenue
1560 Oak Avenue
900-10 Oakton Street (442-48 Elmwood Ave.; 439-45 Ridge Ave.)
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1618-26 Orrington Avenue (1609-19 Sherman Ave.)
1633-49 Orrington Avenue (630-42 Church St.)
1856-70 Orrington Avenue (710-20 Emerson St.; 701-21 University PI.; West Women's
Quadrangle)
1871 Orrington Avenue (619-47 University PI.; 618-40 Emerson St.; East Women's
Quadrangle)
1906 Orrington Avenue
1922 Orrington Avenue
2001-03 Orrington Avenue
2032-34 Orrington Avenue
2040 Orrington Avenue
2112 Orrington Avenue
2135 Orrington Avenue
2207 Orrington Avenue
2218 Orrington Avenue
2233 Orrington Avenue
2236 Orrington Avenue
2244 Orrington Avenue
2246 Orrington Avenue
2307 Orrington Avenue
2314 Orrington Avenue
2420 Orrington Avenue
2424 Orrington Avenue
2430 Orrington Avenue
2505 Orrington Avenue
2510 Orrington Avenue
2511 Orrington Avenue
2519 Orrington Avenue
2636 Orrington Avenue
2400 Park Place
2418 Park Place
2502 Park Place
2608 Park Place
2726 Park Place
2726 Payne Avenue
2320 Pioneer Road
2341 Pioneer Road
2444 Pioneer Road
2450 Pioneer Road
2454 Pioneer Road
1450 Pitner Avenue
1460 Pitner Avenue
2417 Prairie Avenue
2675 Prairie Avenue
2708 Prairie Avenue
714 Reba Place
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727 Reba Place
816-18 Reba Place
829 Reba Place
436 Ridge Avenue
439-45 Ridge Avenue (900-10 Oakton St.; 442-48 Elmwood St.)
806-16 Ridge Avenue
843-49 Ridge Avenue (1014-20 Main St.)
930 Ridge Avenue
1030 Ridge Avenue
1041 Ridge Avenue
1100 Ridge Avenue
1101 Ridge Avenue
1123 Ridge Avenue
1128 Ridge Avenue
1217 Ridge Avenue
1220 Ridge Avenue
1225 Ridge Avenue
1232 Ridge Avenue
1300-14 Ridge Avenue
1307-13 Ridge Avenue
1333 Ridge Avenue
1401-07 Ridge Avenue (1404-06 Oak Ave.)
1426-36 Ridge Avenue (fence, steps and planter only; 1425-35 Asbury Ave.; 1200
Block Lake St.)
1453 Ridge Avenue
1456 Ridge Avenue
1461 Ridge Avenue
1462 Ridge Avenue
1509-15 Ridge Avenue
1601-11 Ridge Avenue (1125 Davis St.)
1615-25 Ridge Avenue
1622 Ridge Avenue
1627-45 Ridge Avenue (1124-36 Church St.)
1628 Ridge Avenue
1701-13 Ridge Avenue
1740-48 Ridge Avenue
2049 Ridge Avenue
2103 Ridge Avenue
2212-16 Ridge Avenue
2236 Ridge Avenue
2404 Ridge Avenue
2505 Ridge Avenue
2637 Ridge Avenue
2705 Ridge Avenue
935 Ridge Court
1001 Ridge Court
29-0-18
1031 Ridge Court
833 Ridge Terrace
1317 Rosalie Avenue
825 Roslyn Place
1020 Seward Street
1104-06 Seward Street
1108-10 Seward Street
1115 Seward Street
2808 Sheridan Place
2829 Sheridan Place
2831 Sheridan Place
2837 Sheridan Place
2855 Sheridan Place
2856 Sheridan Place
2865 Sheridan Place
2870 Sheridan Place
2881 Sheridan Place
2888 Sheridan Place
470-98 Sheridan Road
707 Sheridan Road
714 Sheridan Road
715 Sheridan Road
732 Sheridan Road
741 Sheridan Road
747-49 Sheridan Road
824 Sheridan Road
850 Sheridan Road
916 Sheridan Road
936 Sheridan Road
946-50 Sheridan Road
1000 Sheridan Road
1001 Sheridan Road
1005 Sheridan Road
1023 Sheridan Road
1030 (1028) Sheridan Road
1031 Sheridan Road
1034 Sheridan Road
1038 (1040) Sheridan Road
1046 Sheridan Road
1103 Sheridan Road
1110 Sheridan Road
1117 Sheridan Road
1130 Sheridan Road
1145 Sheridan Road
1201 (1205) Sheridan Road
1218 Sheridan Road
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1224 Sheridan Road (200 Burnham PI.)
1225 Sheridan Road
1632 Sheridan Road
1800 (1806) Sheridan Road (411 Clark St.)
1845 Sheridan Road (Fiske Hall)
1856-66 Sheridan Road (Levere Memorial Temple)
1875 Sheridan Road (Harris Hall)
1876-92 Sheridan Road (600 Emerson St.; Scott Hall; Cahn Auditorium)
1897 Sheridan Road (University Hall)
1905 Sheridan Road (Laurie Mae Swift Hall)
1908 Sheridan Road
1945 Sheridan Road (Deering Library)
2033 Sheridan Road (Hurst Hall)
2037 Sheridan Road (Swift Hall)
2101 Block Sheridan Road, Shakespeare Garden
2113-21 Sheridan Road (Garrett Seminary)
2131 Sheridan Road (Dearborn Observatory)
2134-44 Sheridan Road (612 Haven St.; Seabury Western)
2253-2313 Sheridan Road (North Quad Fraternity Houses)
2405 Sheridan Road (Patten Gym)
2421 Sheridan Road (555-59 Lincoln St.; Evanston Water Works)
2437 Sheridan Road
2535 Sheridan Road (Gross Point Lighthouse)
2603 Sheridan Road (Evanston Art Center)
2609 Sheridan Road
2681 Sheridan Road
2726 Sheridan Road
2735 Sheridan Road
2750 Sheridan Road
2769 Sheridan Road
524 (522) Sheridan Square
530 Sheridan Square
554-602 Sheridan Square
618 Sheridan Square
620-38 Sheridan Square
641 Sheridan Square
642 Sheridan Square
929 Sherman Avenue
1019 Sherman Avenue
1021 Sherman Avenue
1045 Sherman Avenue
1204 Sherman Avenue
1206 Sherman Avenue
1511-21 Sherman Avenue (618-28 Grove St.)
1578 Sherman Avenue
1609-19 Sherman Avenue (1618-26 Orrington Ave.)
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1700-04 Sherman Avenue (801-09 Church St.; 1703-13 Benson Ave.)
1830 Sherman Avenue
1929-31 Sherman Avenue
2000 Sherman Avenue
2036 Sherman Avenue
2212-26 Sherman Avenue
2233 Sherman Avenue
2235 Sherman Avenue
2319 Sherman Avenue
810 Simpson Street
911 Simpson Street
1232 Simpson Street
1611 Simpson Street
551 South Boulevard, South Boulevard El Station
814 South Boulevard
2524 (2522) Thayer Street
2810 Thayer Street
619-47 University Place (1871 Orrington Ave.; 618-40 Emerson St.; East Women's
Quadrangle)
700 University Place
701-21 University Place (1850-70 Orrington Ave.; 710-20 Emerson St.; West Women's
Quadrangle)
716-22 University Place (Old Music Hall)
810-12 Washington Street
1125 Washington Street
1303 Washington Street
324-42 Wesley Avenue
333 Wesley Avenue
1008 Wesley Avenue
1136 Wesley Avenue
1400 Wesley Avenue
1413 Wesley Avenue
1424 Wesley Avenue
1601 Wesley Avenue
1602 Wesley Avenue (1401 Davis St.)
1606 Wesley Avenue
1612 Wesley Avenue
1621 Wesley Avenue
1624 Wesley Avenue
1627 Wesley Avenue
1632 Wesley Avenue
1710 Wesley Avenue
1721 Wesley Avenue
1727 Wesley Avenue
1743 Wesley Avenue
1805 Wesley Avenue
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1814 Wesley Avenue
2107 Wesley Avenue
2135 Wesley Avenue
Calvary Cemetery Gate (401 Chicago Ave.)
Centennial Fountain and Merrick Rose Garden (1100-08 Lake St.; 1426-36 Oak Ave.)
Flagpole Monument (Patriot's Park; 1605 Forest PI.)
Greensward (1200 Block Michigan Ave.)
Horse Trough (Yerkes Fountain) (Sheridan at Clark)
Patten Fence, steps and planter (1200 Block Lake St.; 1425-35 Asbury Ave.; 1426-36
Ridge Ave.)
Rookwood Apartments Garden (714 Noyes St.)
2101 Block Sheridan Road (Shakespeare Garden)
SECTION 2: All ordinances or parts of ordinances in conflict herewith are
hereby repealed.
SECTION 3: This ordinance must be in full force and effect after its
passage, approval, and publication in a manner provided by law.
SECTION 4: If any provision of this ordinance or application thereof to
any person or circumstance is held unconstitutional or otherwise invalid, such invalidity
must 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.
Introduced: Apfil -�3
L
Adopted: Ma'
Attest:
Devon Reid, City Clerk
12018 Approved:
12018 j tfw , 2018
teph H. H.6664, 4ryor/
Approved as to form:
U�
Michelle L. Masoncup, Interim orporation
Counsel
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