HomeMy WebLinkAboutORDINANCES-2018-059-O-184/16/2018
5/4/2018
5/8/2018
59-0-18
AN ORDINANCE
Granting a Special Use Permit for a Planned Development
Located at 1725-1737 Oak Avenue in the D3 Downtown Core
Development District
WHEREAS, the City of Evanston is a home -rule municipality pursuant to
Article VII of the Illinois Constitution of 1970; and
WHEREAS, as a home rule unit of government, the City has the authority
to adopt ordinances and to promulgate rules and regulations that protect the public
health, safety, and welfare of its residents; and
WHEREAS, Article VII, Section (6)a of the Illinois Constitution of 1970,
which states that the "powers and functions of home rule units shall be construed
liberally," was written "with the intention that home rule units be given the broadest
powers possible" (Scadron v. City of Des Plaines, 153 111.2d 164); and
WHEREAS, it is a well -established proposition under all applicable case
law that the power to regulate land use through zoning regulations is a legitimate means
of promoting the public health, safety, and welfare; and
WHEREAS, Division 13 of the Illinois Municipal Code (65 ILCS 5/11-13-1,
et seq.) grants each municipality the power to establish zoning regulations; and
WHEREAS, pursuant to its home rule authority and the Illinois Municipal
Code, the City has adopted a set of zoning regulations, set forth in Title 6 of the Evanston
City Code of 1979, as amended, ("the Zoning Ordinance"); and
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WHEREAS, Trammell Crow Chicago Development, Inc. (the "Applicant,"),
developer of the property located at 1727 Oak Avenue, Evanston, Illinois (the "Subject
Property"), legally described in Exhibit A, which is attached hereto and incorporated
herein by reference, applied, pursuant to the provisions of the Zoning Ordinance,
specifically Section 6-3-5, "Special Uses", Section 6-3-6, "Planned Developments", and
Subsection 6-11-1-10, "Planned Developments" in Downtown Zoning Districts, to permit
the construction and operation of a Planned Development with accessory parking
located at the Subject Property in the D3 Downtown Core Development Zoning District
("D3 District"); and
WHEREAS, the Applicant sought approval to construct a new seventeen
(17) story one hundred fifty-five (155) foot tall age -restricted, multi -family rental
development that may provide operation and/or supportive services that include, but are
not limited to, local transportation, valet, housekeeping, socialization events, fitness
sessions, food and meals, spa, salon, cafeteria, sale of sundries for personal
consumption, and similar amenities, consisting of one hundred sixty-nine (169) dwelling
units, a ground floor commercial kitchen to serve the occupants, one hundred thirty-nine
(139) parking spaces, and approximately 149,571 square feet of gross floor area; and
WHEREAS, construction of the Planned Development, as proposed in the
application, requires exception from the strict application of the Zoning Ordinance with
regards to number of dwelling units per lot size, building height, front yard setback, and
a fence and pergola; and
WHEREAS, on February 28, 2018, the Applicant submitted revised plans
seeking approval for the following: approval to construct a new seventeen (17) story one
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hundred fifty five (155) foot tall age -restricted, multi -family rental development consisting
of one hundred sixty nine (169) dwelling units, with one hundred thirty nine (139)
parking spaces, and approximately 149,571 square feet of gross floor area; and
WHEREAS, construction of the Planned Development, as proposed in the
amended application, requires exception from the strict application of the Zoning
Ordinance with regards to number of dwelling units per lot size, building height, front
yard setback, and one short loading berth; and
WHEREAS, pursuant to Subsection 6-3-6-5 of the Zoning Ordinance, the
City Council may grant Site Development Allowances to the normal district regulations
established in the Zoning Ordinance; and
WHEREAS, on March 14, 2018 and April 11, 2018, in compliance with the
provisions of the Illinois Open Meetings Act (5 ILCS 120/1 et seq.) and the Zoning
Ordinance, the Plan Commission held a public hearing on the amended application for a
Special Use Permit for a Planned Development, case no. 18PLND-0005, heard
extensive testimony and public comment, received other evidence, and made written
minutes, findings, and recommendations; and
WHEREAS, the Plan Commission's written findings state that the
amended application for the proposed Planned Development meets applicable
standards set forth for Special Uses in Subsection 6-3-5-10 of the Zoning Ordinance
and Planned Developments in the D3 Zoning District per Subsection 6-11-1-10 of the
Zoning Ordinance; and
WHEREAS, the Plan Commission recommended the City Council approve
the amended application with conditions; and
-3-
WHEREAS, on May 3, 2018, the Applicant submitted revised plans seeking
approval for the following: approval to construct a new seventeen (17) story one hundred
fifty-five (155) foot tall age -restricted, multi -family rental development consisting of one
hundred sixty nine (169) dwelling units, with one hundred thirty-six (136) parking
spaces, and approximately 156,189 square feet of gross floor area; and
WHEREAS, on May 14, 2018, the Planning and Development ("P&D")
Committee of the City Council held a meeting, in compliance with the provisions of the
Open Meetings Act and the Zoning Ordinance, received input from the public, carefully
considered and adopted the findings and recommendations of the Plan Commission, and
recommended approval thereof by the City Council; and
WHEREAS, at its meetings of May 14, 2018 and May 29, 2018, held in
compliance with the Open Meetings Act and the Zoning Ordinance, the City Council
considered the recommendation of the P&D Committee, the Applicant's amended
application dated February 28, 2018, received additional public comment, made
certain findings, and adopted said recommendation; and
WHEREAS, it is well -settled law that the legislative judgment of the City
Council must be considered presumptively valid (see Glenview State Bank v. Village of
Deerfield, 213 III.App.3d 747 (1991)) and is not subject to courtroom fact-finding (see
National Paint & Coating Assn v. City of Chicago, 45 F.3d 1124 (7t' Cir. 1995)),
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF
THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS, THAT:
SECTION 1: The foregoing recitals are hereby found as facts and
incorporated herein by reference.
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SECTION 2: Pursuant to the terms and conditions of this ordinance, the
City Council hereby grants the Special Use Permit applied for in case no. 18PLND-
0005, to allow construction and operation of the Planned Development described
herein.
SECTION 3: The City Council hereby grants the following Site
Development Allowances:
(A) Number of Dwelling Units Per Lot Size: A Site Development Allowance is
hereby granted for one hundred sixty nine (169) dwelling units, whereas
subsection 6-11-4-4 of the Zoning Ordinance allows a maximum of one hundred
seventeen (117) dwelling units for a lot sized at 35,240 sq. ft. in the D3 District.
(B) Building Height: A Site Development Allowance is hereby granted for an
approximately one hundred fifty-five (155) foot maximum building height,
excluding the height of twenty-one (21) feet of parking levels per subsection 6-
11-4-8, whereas subsection 6-11-4-8 of the Zoning Ordinance requires a
maximum allowed building height of eighty-five (85) feet in the D3 District, with
Subsection 6-11-1-10(C)(1) allowing for an additional eighty five (85) feet of
height in the D3 District as a site development allowance.
(C) Front Yard Setback: A Site Development Allowance is hereby granted
permitting a front yard setback of zero (0) feet from the Subject Property line for
the second and third floor of the proposed development, whereas subsection 6-
11-4-7(A) of the Zoning Ordinance requires a minimum of a three and a half (3.5)
foot front yard setback from the Subject Property line for the second and third
floor of the proposed development in the D3 District.
(D) Loading Berth: A Site Development Allowance is hereby granted permitting one
(1) short loading berth on the Subject Property, whereas subsection 6-16-5 of the
Zoning Ordinance requires a minimum of two (2) short loading berths on the
Subject Property in the D3 District.
SECTION 4: Pursuant to Subsection 6-3-5-12 of the Zoning Ordinance,
the City Council imposes the following conditions on the Special Use Permit granted
hereby, which may be amended by future ordinance(s), and violation of any of which
shall constitute grounds for penalties or revocation of said Special Use Permit pursuant
to Subsections 6-3-10-5 and 6-3-10-6 of the Zoning Ordinance:
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(A) Compliance with Applicable Requirements: The Applicant shall develop and
operate the Planned Development authorized by the terms of this ordinance in
substantial compliance with: the terms of this ordinance; the Site and Landscape
Plans in Exhibits B .and C, attached hereto and incorporated herein by reference;
all applicable legislation; the Applicant's testimony and representations to the
Design and Project Review Committee, the Plan Commission, the P&D
Committee, and the City Council; and the approved documents on file in this case.
(B) Construction Management Plan: The Applicant shall sign and agree to a
Construction Management Plan (CMP) with the City of Evanston prior to
issuance of the Building Permit. The CMP shall include but is not limited to the
following: construction phasing/staging plans; construction hours; site access
including traffic and pedestrian safety plans; contractor parking; damage control
and vibration monitoring; construction exhibits; project communication and
signage.
(C) Changes in Building Use: Any material changes in the use of the building on
the Subject Property beyond the documents and testimony on record must be
approved as an amendment to this Planned Development.
(D) On -Street Parking Pay Boxes: The Applicant agrees to make a one-time
contribution to the City of Evanston in the amount of seventeen thousand dollars
($17,000.00) to pay for the installation of two additional on -street parking pay
boxes, as well as the cost of lost meter revenue directly related to the
construction of the building on the Subject Property at a rate of seventy-five
dollars ($75.00) per parking space per month.
(E) Traffic Study: Within one year of the issuance of the Final Certificate of
Occupancy for the building, the Applicant must submit a traffic study analyzing
any traffic incidents adjacent to the Subject Property, at the intersection of
Church St. and Oak Ave., and at the curve from Oak Ave. to Clark St. Upon
review of the applicant's submitted traffic study, the City reserves the right to
restrict movement in or out of the site or require additional traffic calming and
pedestrian safety measures.
(F) Remedial Action Plan Approval: Prior to issuance of the Final Certificate of
Occupancy, the Applicant must provide evidence that a Remedial Action Plan
has been approved by the Illinois Environmental Protection Agency and
completed by the Applicant.
(G) Affordable Housing Units: The Applicant shall provide seventeen (17) units of
on -site affordable housing for the following twenty-five (25) years in accordance
with the approved equivalent alternative inclusionary housing proposal, which
provides that affordable studio and 1-bedroom units are interchangeable by
Applicant (i.e., allows for a mix of studio units and 1-bedroom units, all studio
units, or all 1-bedroom units). The affordable units shall be affordable to
households earning no more than the following area median income (AMI): four
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(4) units must be affordable at fifty percent (50%) AMI, five (5) units must be
affordable at sixty percent (60%) AMI and eight (8) units must be affordable at
eighty percent (80%) AMI.
(H) Deliveries: On -site building management is responsible for ensuring that all
delivery and moving trucks exclusively utilize the one (1) provided on -site loading
berth in a timely manner so that at no time is one truck waiting on the street for
the loading berth to become available.
(1) On -Site Public Dog Park: Applicant agrees to create a publicly accessible
public dog park to be maintained by on -site building management. Dog refuse
pickup bags and refuse containers shall be available for public use within the dog
park at all times. All users of the dog park must have their dogs licensed in
Evanston.
(J) Transit Tracker: The Applicant agrees to install a Transit Tracker Display Board
or like system as informationitechnology changes within the building's lobby area
and visible from the adjacent sidewalk in perpetuity.
(K) Streetscaping: Applicant must install and maintain the streetscaping
improvements including bike racks, wayfinding signage, curb extension, street
trees, and landscaping, as depicted in Exhibit C.
(L) Church Street Bike Lane: The Applicant shall be responsible for repainting the
protected bike lane on Church Street between Oak Avenue and Maple Avenue.
(M) Pedestrian Countdown Timers: The Applicant agrees to make a one-time
contribution to the City of Evanston in the amount of fifteen thousand dollars
($15,000.00) to be utilized for the installation of pedestrian countdown timers at
Ridge Avenue and Church Street when the City conducts its traffic light update.
(N) Oak Avenue Crosswalk: The Applicant shall make improvements to the
midblock crosswalk on Oak Avenue, including curb extensions, restriping, and
additional signage as presented in the development plans.
(0) Recordation: Pursuant to Subsection 6-3-6-10 of the Zoning Ordinance, the
Applicant shall, at its cost, record a certified copy of this ordinance, including all
exhibits attached hereto, with the Cook County Recorder of Deeds, and provide
proof of such recordation to the City, before the City may issue any permits
pursuant to the Planned Development authorized by the terms of this ordinance.
SECTION 5: When necessary to effectuate the terms, conditions, and
purposes of this ordinance, "Applicant" shall be read as "Applicant's tenants, agents,
assigns, and successors in interest."
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59-0-18
SECTION 6: This ordinance shall be in full force and effect from and after
its passage, approval, and publication in the manner provided by law.
SECTION 7: Except as otherwise provided for in this ordinance, all
applicable regulations of the Zoning Ordinance and the entire City Code shall apply to
the Subject Property and remain in full force and effect with respect to the use and
development of the same. To the extent that the terms and provisions of any of said
documents conflict with the terms herein, this ordinance shall govern and control.
SECTION 8: All ordinances or parts of ordinances that are in conflict with
the terms of this ordinance are hereby repealed.
SECTION 9: If any provision of this ordinance or application thereof to
any person or circumstance is ruled unconstitutional or otherwise invalid, such invalidity
shall not affect other provisions or applications of this ordinance that can be given effect
without the invalid application or provision, and each invalid provision or invalid
application of this ordinance is severable.
SECTION 10: The findings and recitals herein are hereby declared to be
prima facie evidence of the law of the City and shall be received in evidence as
provided by the Illinois Compiled Statutes and the courts of the State of Illinois.
Introduced: /1J\ �{
Adopted: Ao��) 02�
Attest:
Devon
, 2018 Approved:
I
ep'hen (i. Ha Ll� ",o r
Approved asQto form:
I$"
Michelle L. Masoncup, I Brim Corporation
Counsel
—8—
59-0-18
EXHIBIT A
Legal Description
THAT PART OF LOTS 1-6 (TAKEN AS A SINGLE TRACT) IN BLOCK 3 OF E.A.
PRATT'S ADDITION TO EVANSTON, BEING A SUBDIVISION OF THAT PART OF
THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 18,
TOWNSHIP 41 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN,
LYING EAST OF RIDGE ROAD AND WEST OF THE CHICAGO AND
NORTHWESTERN RAILROAD, IN THE CITY OF EVANSTON, COOK COUNTY,
ILLINOIS, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE WEST
LINE OF SAID LOT 6 AND THE EAST LINE OF OAK AVENUE, 171.50 FEET NORTH
OF THE SOUTHWEST CORNER OF LOT 7 IN SAID BLOCK 3; THENCE EAST
PARALLEL TO THE NORTH LINE OF CHURCH STREET, 25.09 FEET; SOUTH
PARALLEL TO THE EAST LINE OF OAK AVENUE, 6.50 FEET; THENCE EAST
PARALLEL TO THE NORTH LINE OF CHURCH STREET, 122.91 FEET; THENCE
NORTH PARALLEL TO THE EAST LINE OF OAK AVENUE 19.50 FEET; THENCE
EAST PARALLEL TO THE NORTH LINE OF CHURCH STREET, 57.51 FEET TO THE
EAST LINE OF SAID LOT 6, BEING ALSO THE WESTERLY LINE OF THE RIGHT-
OF-WAY OF THE CHICAGO AND NORTHWESTERN RAILWAY COMPANY; THENCE
NORTHWESTERLY ALONG THE EASTERLY LINE OF SAID LOTS 1-6, 362.62 FEET
TO THE NORTHEAST CORNER OF SAID LOT 1; THENCE WEST 8.26 FEET TO THE
NORTHWEST CORNER OF SAID LOT 1; THENCE SOUTH ON THE EAST LINE OF
OAK AVENUE, 317.22 FEET TO THE PLACE OF BEGINNING, IN COOK COUNTY,
ILLINOIS.
PINs: 11-18-123-012-0000
COMMONLY KNOWN As: 1727 Oak Avenue, Evanston, IL (approx. 35,240 sq. ft.)
—9—
59-0-18
EXHIBIT B
Development Plans
-10-
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May 3, 2018
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— -- — -- — -- — -- — --
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LEVEL 2
(�) 1/32"=1'-0" SCALE
HiGHSu �Er
FLOOR PLANS 2
May 3, 2018
LEVEL 3
1/32"=1'-0" SCALE
HiGH SG FLOOR PLANS 3
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May 3, 2018
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LEVELS 4-16
1/32"=1'-0" SCALE
1 HIGHS FREET SG FLOOR PLANS 4
e
May 3, 2018
I , , LEVEL17
1/32"=1'-0" SCALE
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HIGHS'IFEET' eSG FLOOR PLANS 5
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May 3, 2018
H I GHSTREET' `�
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i
EVANSTON ACTIVE ADULT APARTMENTS
EXTERIOR BUILDING IMAGE 6
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May 3, 2018
I I IG If STREET'
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EVANSTON ACTIVE ADULT APARTMENTS
. ...... ......
EXTERIOR BUILDING IMAGE 7
May 3, 2018
4l IQ li STRE ET' EVANSTON ACTIVE ADULT APARTMENTS EXTERIOR BUILDING IMAGE
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1ianimellCrowCompany
Tran imell CrowUmpany
May 3, 2018
Architectural Metal Panel (Parkine Ramp ScreenineL
Preferred material includes vertical placement,
perforation, corrugated shape, color gradation
Panel:
zoomed -out view from below
flInSTttetr eSG
EVANSTON ACTIVE ADULT APARTMENTS
EXTERIOR BUILDING IMAGE 11
xeyi
niHrin�--
Architectural Metal Panel (Parking Ramp Screening):
Preferred material includes vertical placement,
perforation, corrugated shape, color gradation
Panel: zoomed -out view
May 3, 2018
7GHSTREL"T' ; 1,,,,,1 �i _
-Rk 51 UtN t1Al----�
EVANSTON ACTIVE ADULT APARTMENTS
EXTERIOR BUILDING IMAGE 12
I
PERGOLA:
12'-0"
FEN(
5'-0
May 3, 2018
Dog Park:
Pergola — steel and treated wood
Fence — steel
#IJGHSTREET'
-NLSiL LN CI�I----
EVANSTON ACTIVE ADULT APARTMENTS
EXTERIOR BUILDING IMAGE 13
May 3, 2018
ROOF TERRACE
it HIGItSTREET'eSG
-gt>IUtNIIAI-
BIRD COLLISION DETERRENCE
GREEN ROOF
OF LEVEL 5.
OF LEVEL 4- INCLUDES 12' OF
HEIGHT ABOVE
GREEN ROOF
36'
30TTOM
1F I EVFL 1
EVANSTON ACTIVE ADULT APARTMENTS
FACADE
ZONE 1
(to be most visible
to birds)
BIRD SAFETY 14
Balconies will incorporate interruptions between glass sheets (to be metal framed)
Glazing at building corners will incorporate metal mullions
Green roof not to contain taller trees nor shrubs which cor. _._-_ ...-....._. _
bird collisions (credit: ABC Bird -friendly Building Design)
May 3, 2018
17 Ut
4,
.v , s '
5th-level balconies: glass will include fritting pattern similar to above image
Metal screening at parking levels will not have shiny finish (to be matte finish)
fIII witSTRELTeSG
EVANSTON ACTIVE ADULT APARTMENTS BIRD SAFETY 15
a
May 3, 2018
PRE -FINISHED COMPOSITE
METAL PANEL
PRE -FINISHED ALUMINUM
WINDOW WALL SYSTEM
PRE -FINISHED COMPOSITE
METAL PANEL
GLASS RAILING
PRE -FINISHED COMPOSITE
METAL PANEL
PREFINISHED PERFORATED
METAL PANEL IN CORRUGATED
SHAPE
FACE BRICK
I I RG uSTREET"eSG
EVANSTON ACTIVE ADULT APARTMENTS NORTH ELEVATION 16
PREFINISHED COMPOSITE
METAL PANEL
EXTERIOR .
LAMINATEDI:� � I I ' 11 III ICI
"' III�i11in
1111®I■un�mi�i�a���u�
GLASS RAILING
PREFINISHED C
METAL PANEL
PREFINISHED PI
METAL PANEL I
SHAPE
May 3, 2018
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eSG
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Frosted Glass Garaee Door (at Parkine &
Loadine entries):
EVANSTON ACTIVE ADULT APARTMENTS
SOUTH ELEVATION 17
lianunell C►owCompan}
May 3, 2018
PRE -FINISHED ALUMINUM
WINDOW WALL SYSTEM
PRE -FINISHED COMPOSITE
METAL PANEL
GLASS RAILING
PRE -FINISHED COMPOSITE
METAL PANEL
PREFINISHED PERFORATED
METAL PANEL IN CORRUGATED
SHAPE
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PREFINISHED ALUMINUM HIGH PRESSURE LAMINATED
WINDOW WALL SYSTEM PANEL - WOOD GRAIN
EVANSTON ACTIVE ADULT APARTMENTS
WEST ELEVATION 19
May 3, 2018
*TO TOP OF ROOF OF 17TH STORY
MEASURED FROM GOGGLE EARTH PRO
i 13Gw TREET° G EVANSTON ACTIVE ADULT APARTMENTS ? HEIGHT COMPARISON
I—xuuedi u—
May 3, 2018
No : Sli.< ; YUNOI':C AREA llUILDINr
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-1720-MAPLE AVE._
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19'(to top of stair roof)
1
I _ 176 {to top of roof) 169_
.........................................
1640 & 1642 MAPLE AVE
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6 , 1 11
10
II 118
i 7
2 I 15
14
13
1�2
ryry
1007 CHURCH ST ! I 1
E...46 j PORTION OF EXISTING
BUILDING IN FOREGROUND
EVANSTON ACTIVE ADULT APARTMENTS
f V
SCALE:1"=50'
1633 OAK AVE
1020 CHURCH ST
CONTEXT SECTION: NORTH -SOUTH 21
May 3, 2018
Area Satnmary
Uses
Total G5F
Off-street
Hallways/
Elevator
Mechanical/
Retail Dog Park
Res
Terraces
Green
Lobbyor
Res
DUs
Efficiency)
Parking
Parking/
Stain/
Lobbies
Accessory/
Pergola
GSF
GSF•
Roof GSF•
Amenity
Net RSF
Standard ADA Compact Tandem
Level1
Multiple
22,282
loading
8,309
Elevator
3,098
Trash
1,834
GSF
920 565
7,556
11 1 1
Level2
Parking
24,633
23,370
1,263
45 4 7 2
Level3
Parking
23,774
22,511
1,263
47 6 2
Level4
Residential
12,672
1,518
162
170
1
1 12,672
728
10,984
13
86.7%
Level5
Residential
12,676
1,518
162 1
170
1
12,676
111,882
728
10,988
13
86.7%
Level
Residential
12,676
1,518
162
170
12,676
728
10,988
13
186.7%
Level 7
Residential
12,672
1,518
162
170
12,672
728
10,984
13
1 86.7%1
Level8
Residential_
162
70
-
112,672
728
10,984
1
186.7%
_
Level
Residential
_ _12,672
12,676
__1,518 _
1,518
_
162
_1
170
728 I
10,988
13
1 Level 10
Residential
12,676
1,518
162
170
1
1 12,676
728
10,988
13
1 86.7%
1 Level 11
Residential
12,672
1,518
162
170
1 12,672
728
10,984
13
1 86.7%
1 Level 12
Residential
12,672
1
1,518
162
170
1 12,672
728
13
1 86.7%
1 Level 13
Residential
12,676
1,518
162
170
1 12,676
728
110,984
10,988
13
1 86.7%
Level 14
Residential
12,676
1,518
162
170
1 12,676
728 1
10,988
_13_
86.7%
Levell5
12,672
1,518
162
12,672
728
- -
10,984
13
86.7%
----
_
Level 16
_Residential_
Residential
_
518
�-
162
_170
176
728-I
-
10,984
13
86.7%
Level
Amenity
6,849
1,
162
1158
----12,672
4.903 1
5,392
��-
-
_-- ---
Total
242,298
54,190
26,717
2,268
5,202
920 565
164,760
14,367
11,882
12,948
142,816
169
1 86.7%I
103 5 14 4
Total Parking Spaces
(Total
Parking Spaces that meet
City's space dimensions
Parcel Area:
35,240
SF
156,189
FAR (Total GSF
excluding Off-street
Parking/Loading, Hallways/Elev/Stairs,
Mech/Accessory/Trash):
4.43
Avg RSF per Unit.
845
SF
'Outdoor terrace and green
roof numbers not included in
total GSF
I
Unit Distribution Summary
Level
Studio
Alcove
SM '1 BR
M 1 BR
LG 1 BR 1 bR DEN
/ SM d HR
2 BR
LG 2 BR
Beds
Total DUs
I
I Level
2
2
3
2
1
2
1
17
13
1 Level
2
2
3
2
1
2
1
17
13
1 Level 6
2
2
3
2
1
2
1
17
13
1 Level
2
2
3
2
1
2
1
17
13
1 Level
2
2
3
2
1
2
1
17
13
1 Level
2
2
3
2
1
2
1
17
13
1 Level 10
2
2
3
2
1
2
1
17
13
1 Level 11
2
2
3
2
1
2
1
17
13
1 Level 12
2
2
3
2
1
2
1
17
13
1 Level 13
2
2
3
2
1
2
1
17
13
1 Level 14
2
2
3
2
1
2
1
17
13
1 Level 15
2
2
3
2
1
2
1
17
13
1 Level 16
2
2
3
2
1
2
1
17
13
1 Total
26
26
39
26
13 1
26
13
221
169
1 %
15%
15%
23%
15%
8% 1
15%
8%
100%
1 Ave Size
569
650
731
764
1000 I
1144
1245
818
1 Range
569
614-686
730-732
750-778
1000 1085-120:
1245
FItGHSTRFFT' I rgG
Rk}IL LN[IAL- 11
EVANSTON ACTIVE ADULT APARTMENTS
10
136
122
PROJECT METRICS 22
DRAFT- NOT APPROVED
MEETING MINUTES
cif °f PLAN COMMISSION
Evanston Wednesday, April 11, 2018
7:00 P.M.
Evanston Civic Center, 2100 Ridge Avenue, James C. Lytle Council Chambers
Members Present: Colby Lewis (Chair), Terri Dubin, Carol Goddard, George Halik,
Peter Isaac, Andrew Pigozzi, Jolene Saul
Members Absent: Patrick Brown, Simon Belisle
Staff Present: Melissa Klotz, Zoning Planner
Scott Mangum, Planning and Zoning Administrator
Mario Treto, Assistant City Attorney
Presidinq Member: Colby Lewis, Chairman
CALL TO ORDER / DECLARATION OF QUORUM
Chairman Lewis called the meeting to order at 7:02 P.M.
2. APPROVAL OF MEETING MINUTES: March 14, 2018
Commissioner Dubin made a motion to approve the minutes from March 14, 2018 as
edited. Commissioner Goddard seconded the motion. A voice vote was taken and
the minutes were unanimously approved, 7-0.
3. OLD BUSINESS
A. PLANNED DEVELOPMENT 18PLND-0005
1727 Oak Avenue
Trammell Crow Company, developer, proposes to construct a 17-story
active adult, age restricted, multi -family rental development with 169 units
and 139 parking spaces in the D3 Downtown Core Development District.
The applicant seeks site development allowances for: 1) number of
dwelling units (169 where 117 allowed); 2) building height (155 feet where
170 feet allowed as a site development allowance); 3) front yard setback (1
foot where a minimum of 3 feet required); and 4) loading (1 short berth
where 2 short berths required).
Ms. Klotz presented a brief overview of updates to the proposed planned
development.
Page 1 of 6
Plan Commission Minutes 4/11/18
DRAFT- NOT APPROVED
Johnny Carlson explained the details of the updated proposal, clarifying the building is
age -restricted in accordance with Fair Housing regulations with every unit being
occupied by at least one person 55 years of age or older. He also stated that the
Development adds additional street parking and removes a curb cut. The parking
provided is in excess of the minimum code requirement.
Leah Riley, ADA Specialist, added that 2 ADA spaces will be added on the street, plus
ADA curb ramps, the midblock crosswalk will be shortened and restriped and additional
signage will be added. She continued, stating that the entire building will be in full
compliance with all ADA codes. There will be a power operated door at the building
entrance and an indoor accessible bicycle parking and maneuvering space. There will
also be extra wide doors and corridors that fit stretchers, built-in seats and grab bars in
showers, and an ADA accessible rooftop pool.
Luay Aboona, KLOA Traffic Consultant, added that enhancement of Oak/Clark three-
way intersection (to be done by 1815 Ridge/Oak development) will connect crosswalks
to the north end of the 1727 Oak development. Additionally, a speed study was done by
the City for 1 week to measure the speed of traffic. Results show there is no speeding
problem occurring on the block with existing conditions. Average speeds were 13 and
14 mph. The 85% speed (typically used) was 21 mph, still below the speed limit. Mr.
Aboona also explained vehicular use of an age restricted building compared to other
uses that are allowed to show a much lower vehicular demand from an age -restricted
building.
Aaron Roseth, ESG Architects, stated that based on feedback from the previous
meeting and the community, architectural details were refined to show a modern style
building with playful fenestration and a strong podium. He also clarified that the stairwell
to the roof was added per code requirement.
Johnny Carlson then compared the building height to surrounding buildings, noting 88'
height of the Sienna development, 120' Shand Morahan building, and 259' building
across the tracks on Maple Ave. He then emphasized that the proposed building does
not max out height (max 268.5' allowed Site Development Allowance) nor does it max
out height described in the downtown plan. Shadow studies were shown for all seasons,
animating an 8 hour day for each.
Chair Lewis then opened up the hearing for public comment. 21 people spoke which
included the following comments:
• Clarification on whether or not the street wil'I be narrowed to shorten the
crosswalk? Mr. Aboona responded no, not to vehicular traffic.
Page 2 of 6.
Plan Commission Minutes 4/11/18
DRAFT- NOT APPROVED
• If consideration been given to reducing the allowances based on community
input. Mr. Roseth responded architectural issues were addressed based on
community input.
• How many units will have a roll -in shower so residents can age in place? Ms.
Riley responded the entire building will be ADA compliant and many units have
bathtubs instead. Some units have transfer showers, and all showers have
shower seats and grab bars. Many of these are enhancements beyond code
requirements
• Concern that this building will obstruct the view from across the street and add
more traffic, making it difficult to bike around the area and add to general bike
and pedestrian safety.
• Concerns about the speed study. Since there were big blinking signs, that would
affect the vehicle speeds. Officer Napier responded the speed was evaluated
first, and the sign was put up after the study, which is typically done when there
are questions of excessive speed.
• Concerns that the intersection of Ridge/Green Bay/Emerson was not analyzed as
part of the applicant's study.
• Commissioner Dubin interjected and stated it would be best to fix the Oak curve
to make it a true 90 degree corner, and asked if the City has considered
that. Ms. Klotz responded she was not aware of any discussion to modify the
curve, and it would likely be difficult to do so given the existing structures'in the
area.
• A presentation was given by Philip Crihfield, 1720 Oak, on behalf of 18
concerned Sienna condo owners:
o Approximately 2'0% of Sienna population is physically and developmentally
disabled.
o Proposal is twice the height of Sienna.
o Average height of all buildlings west of the track is 100'. East of the tracks the
buildings are taller with an average of 134'.
o There is not enough on -street parking already, so this building will make it
worse.
o Developer was asked to add more parking underground but declined.
o Building is too large, too intense, will overwhelm the area, and create safety
hazards.
• Questions regarding whether or not the Inclusionary Housing Ordinance is being
followed for size, rate, number, Code says 50-60% AMI rates. A representative
from Interfaith Action and Joining Forces stated he was pleased 10% of the units
will be affordable, however, of those units really need to be at 50% AMI and the
other half at 60% AMI. If we want people to age in place then we need more 2
bedroom units to house a caregiver.
• Concerns over how the proposed project will impact Mt. Zion church. Questions
included: Were any traffic studies done on Sundays when parishioners were
present? 1815 Oak will be close, and now 1727 Oak close by in the other
direction. Will there be other uses in the building such as a restaurant, hotel,
Page 3 of E
Plan Commission Minutes 4/11/18
DRAFT- NOT APPROVED
etc.? Will street parking become parallel? Is the dog park entirely on 1727 Oak
property?
• Delores Holmes, former alderman stated that good communication makes great
neighbors. As a member of Mt. Zion church, she had the questions regarding:
will parking change on Clark St, dog park location, and public benefits.
Developer has stated underground parking is not an option due to the water
table, but surrounding buildings have underground parking. The stormwater
management calculation has 6 square feet to spare, so it did not take into
account changing climate. Mr. Carlson stated that the water table fluctuates
from property to property - on this site it is at 6-8'.so it is not feasible to put
parking underground.
• Concern that the architect/firm is not licensed in Illinois, per the IDPR. Project
needs to do full appraisals of surrounding properties to determine if values will be
affected by the development. Project is noncompliant with Fair Housing laws.
Submitted evidence.
• Ann Sychon, Executive Director of Center for Independent Futures, which owns a
condo at 1740 Oak - increased density and traffic will affect the quality of life for
many residents of Sienna. Parking for supportive staff is already not enough.
With 1815 Oak/Ridge and this project, that is 323 more units but only 206 parking
spaces. More parking is needed. Additionally, there are residents with special
needs who are still able to drive and work. There is some concern for their safety.
• General opinion and public statements that the building is a bad idea.
Mr. Carlson responded to several items, providing the following additional
information after public testimony:
• The project architect is licensed and perhaps the search for architect was for
ESG and not the full name (Elness Swenson Graham Architects).
• Stormwater calculations will meet LEED Silver requirement.
• Both staff and the development team have tried to contact and notice
residents multiple times in a variety of ways. Will continue to reach out in
various ways and would like to meet with Mt. Zion.
• Street will not be narrowed - only at the crosswalk section and not impacting
vehicular lanes. On street parking will be angled stalls.
• The proposed dog park is completely on private property, and will follow City
licensing/permittingdog park requirements.
• There are 2-bedroom units, as well as varying sized studio and 1-bedroom
units. 15% are small 2 bedrooms and 8% are large 2 bedrooms. The average
unit size is 818 sq. ft.
• Originally proposed to pay fee in lieu for affordable housing but worked with
the City to find an alternative that is better for the community and have now
agreed to put all 17 affordable units on -site with modified AMIs and unit
sizes. All 17 units at 50 and 60% AMI is not economically feasible. Instead,
half of the 17 'units will be at 50 and 60% AMI and the other half will be at
80% AM I.
Page 4 of 6
Plan Commission Minutes 4/11/18
DRAFT- NOT APPROVED
The Commission then entered deliberation. Comments included the following:
Commissioner Halik stated that the proposed use, density and height are
appropriate. This is close to downtown, and we want to encourage a walkable
community. Traffic won't be as much of an issue since it is an age restricted building in
a walkable area with nearby public transportation. There is never enough street parking
no matter what buildings and uses are there. Evanston has great architecture; however,
the "playful architecture" is not good enough for Evanston and seems chaotic. If the
project is recommended for approval, it should be conditioned on a different facade.
Chair Lewis asked if the development fits with the 2009 Downtown Plan, and Ms. Klotz
responded yes, the use is appropriate and encourages walkability that is beneficial to
other uses in the area. The bulk and height are within the Downtown Plan that calls for
a 15-18 story building in that area which is specifically west of the train tracks.
Commissioner Isaac noted the project meets the requirements and guidelines of the
Plan Commission. Parking is a concern in the area already. Chair Lewis noted existing
parking conditions are not the fault of the developer, though their project should not
exacerbate bad conditions.
Commissioner Isaac stated the Metra tracks at Oak and Clark block pedestrian access
to parking right on the other side (farmers market location and the Maple St garage). A
structural fix that is well beyond the scope of what this or another developer could do
would help the parking situation dramatically by creating a pedestrian tunnel to connect
the area to the underutilized parking.
Commissioner Dubin asked if Sienna residents and caregivers could get discounted
parking passes for the parking garage to alleviate some parking concerns.
Commissioner Saul encouraged more community outreach beyond notices, which don't
always work.
Commissioner Pigozzi stated this is the right development for this property. There is no
compelling evidence that the development would make the area less safe or less
habitable, and the development may even improve the area/traffic/parking. Appreciate
the effort to mitigate bird deaths, and like the design of the balconies on the building.
Commissioner Goddard stated it is a good use of the site. Big concern is the timing of
construction with two large buildings being constructed in the area at the same time,
and hopes staff can work out the best construction plan that minimally impacts others.
Page 5 of 6
Plan Commission Minutes 4/11/18
DRAFT- NOT APPROVED
Chair Lewis agreed this is a good development for the site. It is not the burden of this
developer to fix other problems that exist to the neighborhood. Truck traffic is a
problem, but this development does not add to that problem.
Mr. Mangum summarized the 4 site development allowances requested.
Commissioner Halik motioned to recommend approval of the project with listed
staff conditions as well as an added condition that the developer work with
members of the appropriate City Committee on facade improvements. The motion
was seconded by Commissioner Pigozzi.
Mr. Mangum noted the project could undergo design modifications that DAPR could
review and approve and noted a Construction Management Plan is one of the
conditions listed, which can incorporate a coordinated effort with the 1815 Oak/Ridge
construction.
Ayes: Dubin, Halik, Isaac, Pigozzi, Saul, Lewis
Nays: Goddard
Recommendation for approval with staff conditions and 1 additional condition as
noted.
Alderman Braithwaite, spoke to residents thanking them for their patience and
apologizing to Mt. Zion Church regarding the lack of communication. He then requested
that additional community meeting take place.
4. OTHER BUSINESS
There was no other business.
5. PUBLIC COMMENT
There was no public comment.
6. ADJOURNMENT
Commissioner Goddard made a motion to adjourn the meeting. Commissioner
Pigozzi seconded the motion.
A voice vote was taken and the motion was approved by voice call 7-0.
The meeting was adjourned at 9:16 pm.
Respectfully Submitted,
Meagan Jones
Neighborhood and Land Use Planner
Community Development Department
Page 6of6
Plan Commission Minutes 4/11/18
APPROVED
MEETING MINUTES
city of PLAN COMMISSION
Evanston Wednesday, March 14, 2018
7:00 P.M.
Evanston Civic Center, 2100 Ridge Avenue, James C. Lytle Council Chambers
Members Present: Colby Lewis (Chair), Patrick Brown, Terri Dubin, Carol Goddard,
George Halik, Peter Isaac, Andrew Pigozzi, Jolene Saul
Members Absent: Simon Belisle
Staff Present: Melissa Klotz, Zoning Planner
Scott Mangum, Planning and Zoning Administrator
Mario Treto, Assistant City Attorney
Presidinq Member: Colby Lewis, Chairman
1. CALL TO ORDER / DECLARATION OF QUORUM
Chairman Lewis called the meeting to order at 7:00 P.M.
2. APPROVAL OF MEETING MINUTES: February 21, 2018
Chair Lewis provided a minor edit to the minutes. Commissioner Pigozzi made a
motion to approve the minutes from February 21, 2018, 2018 as edited.
Commissioner Saul seconded the motion. A voice vote was taken and the minutes
were unanimously approved with the minor edit, 8-0.
3. NEW BUSINESS
A. PLANNED DEVELOPMENT 18PLND-0005
1727 Oak Avenue
Trammell Crow Company, developer, proposes to construct a 17-story
active adult, age restricted, multi -family rental development with 169 units
and 139 parking spaces in the D3 Downtown Core Development District.
The applicant seeks site development allowances for: 1) number of
dwelling units (169 where '117 allowed); 2) building height (155 feet where
170 feet allowed as a site development allowance); 3) front yard setback (1
foot where a minimum of 3 feet required); and 4) loading (1 short berth
where 2 short berths required).
Ms. Klotz presented a brief background on the proposed planned development. She
Page 1 of 7.
Plan Commission Minutes 3/14/18
APPROVED
provided general development characteristics, proposed public benefits and the staff
recommendations and suggested conditions for approval.
Katie Janke -Dale, attorney for the developer, stated that the development team is in
agreement with the recommendations provided and welcomed questions and
feedback from the Commission.
Johnny Carlson, representative for the developer, described development team and
concept, requested allowances, public benefits. The building will be for Active Adults
with age restricted to 55 years and older. He mentioned changes to the plans
regarding loading and parking as well as affordable housing units being provided on
site.
Aaron Roseth, architect for the developer, described floor plans, site plan,
renderings, materials, bird -friendly measures, stairwell additional 12 feet.
Chair Lewis stated that a request for continuance had been submitted from a
resident living within 1,000 feet of the subject property. The Commission would
entertain granting the continuance with the hearing being continued to April 11, 2018
after additional public comment is received. He then opened up the hearing to
questions from the Public. 12 people spoke which included:
• Submission of a written continuance request. Reasons stated were many
residents of 1720 Oak Ave. were not aware of this development or were
confused between this proposal and the previous building that was approved
(1815 Ridge/Oak).
• At the recent neighborhood meeting, Alderman Braithwaite asked Mr. Mangum to
update the traffic study. Mr. Mangum responded the request was for accident
data from the police department and would likely be available prior to the next
meeting.
• If the proposed dog park is open to the public, how will Trammell Crow ensure
dogs are properly licensed and with appropriate shots as required for off -leash
dogs in Evanston? Ms. Janke Dale stated that the building will condition resident
animals to be licensed and will work with the City regarding non-resident dogs
and how to ensure safety and appropriate licensing.
• Request for clarification on the green areas on the plan. Will the 17-20 nice trees
on the west side of the embankment near the tracks be removed? What public
benefit will there be to require the developer to replace the trees elsewhere for
birds and wildlife to use? Tom Runkle, Engineer for the developer, provided
information on the building landscaping and stated that the dog park surface will
likely be a decomposed granite or pea rock. Turf grass would be installed around
it. Trees along the east property line are in different states of health and due to
construction, trees will be removed but developer will comply with City
Page 2 of
Plan Commission Minutes 3/14/18
APPROVED
requirements to replace them and/or provide a fee -in -lieu. Green -roof to be
extensive system with shallow rooted plantings.
• The proposed building will block all of the sunlight to neighboring buildings. How
was no one notified of this until last weekend when a letter came in the mail but
then no other information was provided?
• Why is it necessary for the second and third floor to get so close to the property
lines? Other large buildings have done without that. Mr. Roseth clarified that the
building is compliant with setbacks on all except the west side of the building.
Circulation drove need for relief on west side setback.
• What will happen to the street parking between Ridge and Church? Will there be
less street parking that church patrons use? Did Trammell Crow have any
meetings with church staff?
• How many staff members will be hired for this development? Mr. Carlson stated
there will be 6 full time staff members on -site plus 2 additional for various
activities. Not all will be on -site at the same time.
• What outreach has Trammell Crow done to sit down and hear concerns from
neighboring Center for Independent Futures and if so, what dates?
• Allowance for only 1 loading: how can it be ensured there won't be future
congestion with trucks waiting, and how does the developer know 1 loading area
is adequate? Mr. Carlson stated he does not anticipate a need for 2 loading
spaces; management will manage scheduling of move-in/move-out and trash
pickup.
• There is a 1 way alley between Sienna and the 1111 Church St building - how
will that traffic flow during and after construction? Luay Aboona, KLOA, stated
that the orientation of the alley across the street will not be changed.
• How is active adult defined and what are the age restrictions?
Ms. Janke -Dale provided information on community meetings and the notice that
was provided. This included two community meetings and a ward meeting in
addition to the standard noticing required by the City for public hearings and
community meetings (no mailed notice was required for the Ward meeting).
Chair Lewis then opened the hearing to questions from the Commission. Questions
included:
• Mr. Pigozzi - how will trash pickup be handled? Fear dumpsters will end up
taking up loading berth area. Will any residents have caregivers, and if so how
will parking for the caregivers be handled?
• Mr. Isaac - Regarding parking, 45 spaces for 1007 Church will be lost. The
parking requirement for 1007 Church was calculated at 2 per 1000 sq. ft. of floor
area. Should that be 5 per 1000 since it is a medical use (question is for staff).
What exactly was the Sienna PD requirement and how does that work if 1007 is
using the parking? What is the relationship between the Sienna spaces and
1007? How long term is that relationship? Ms. Klotz stated that 1007 Church
was previously required to have 245 spaces which then increased to 294 parking
Page 3 of i
Plan Commission Minutes 3/14/18
APPROVED
spaces with the addition of medical office. Had more than needed and with new
development required parking is not affected.
• Ms. Goddard - has the site always been a parking lot or is there the possibility of
ground contamination, and what will be done to address that?
• Ms. Saul - is Transit Tracker available to the public or just the building
residents? What about improving the crosswalk midblock? The traffic study that
is done 1 year after the building is built could instead be done when the building
is 90% occupied to get a better read of the traffic implications. Luay Aboona,
KLOA, stated Crosswalks will be restriped. Will take a look at post construction
traffic impacts and any needed signage. Crosswalk traffic signals will be
upgraded with countdown timers at Oak and Church by the 1815 Ridge/Oak
development. Mr. Mangum stated that staff is open to amending the condition
regarding the traffic study post occupancy.
• Ms. Dubin — How does the City control the health of dogs at the dog beach? Mr.
Mangum provided information on how the City's dog beach regulates use.
• Has the City considered making the intersection at the curve onto Clark Street a
controlled intersection? Mr. Mangum stated that the intersection at Oak and Clark:
had plans reviewed but no recommendation has come up.
• Chair Lewis - Shadow studies done for the project?
• Mr. Halik - would like architect to explain the "playful" architecture proposed and
how that relates to the architecture of Evanston. Mr. Roseth provided clarification
on "playful" architecture.
Johnny Carlson answered remaining questions. An Active Adult is someone who
wants to live in a rich social environment with activities. Active Adult living does not
anticipate having caregivers, tenants would more likely move to a different facility
that fits their needs. Parking meters will be taken down and a meter box added to
block. 2 additional stalls and 2 ADA stalls will also be added. He anticipates a
summer construction start with an 18 month construction period. A Construction
Management Plan that addresses impacts to neighboring properties during
construction, including the alley, wayfinding signage, and people on -site directing
traffic. Transit Tracker board may be able to be located where it is visible both inside
and outside the building. The development team will, per City code, handle removal
of any soil in need of remediation (have not found this need upon testing). Shadow
study will be provided for the next meeting.
Chair Lewis opened the hearing for public testimony and offered to allow testimony
to individuals at either this hearing or at the continued hearing on April 11. A total of
4 people spoke, providing the following comments:
• Speeding around Oak Ave. curve creates a dangerous situation with the
midblock crosswalk. If the project moves forward, do not grant the special
allowances requested, which just add to the congestion. Sienna was originally
marketed for people with mental and physical disabilities.
Page 4 of 7
Plan Commission Minutes 3/14/18
APPROVED
• Building height is double that of Sienna development. Sienna was in a less
congested area and'had enough parking for home medical staff and caregivers.
Adding 2 new towers in the immediate area without enough parking will increase
congestion and affect property values. The addition of 2 new on -street spaces is
not enough. Physical limitations of some residents make moving elsewhere
difficult, doing so due to issues created by development not an option
• The building would cause more congestion, block views from Sienna, and cast
shadows.
• The requested affordable housing does not meet IHO requirements and a
shortage of moderately priced senior housing. Market rent for a 1 bedroom in this
building is around $2800, which is not moderately priced senior housing. The
average Social Security benefit is $1,369. Proposal not an alternative equivalent.
It is not equivalent and not in compliance with the AMIs. Also there are no 2
bedroom units proposed as affordable, which is required by the IHO.
Commissioner Saul made a motion to continue the item to April 11, 2018 at
7:00 PM in Council Chambers. Commissioner Isaac seconded the motion. A
roll call vote was taken and the motion was approved, 7-1.
Ayes: Brown, Dubin, Goddard, Halik, Isaac, Lewis, Saul.
Nays: Pigozzi
B. TEXT AMENDMENT 18PLND-0013
Coach House Definition
A Zoning Ordinance Text Amendment pursuant to City Code Title 6,
Zoning, to revise the definition of a coach house.
Mr. Mangum explained the text amendment was a City Council referral, and the
proposed text amendment modifies the definition of a coach house so that a coach
house could be rented out to a separate tenant unrelated to the owners of the principal
structure.
Chair Lewis opened the hearing to questions from the public. One person, Birch
Berdhardt spoke stating that the proposed regulation does not discuss affordability at
all. In talking with Housing staff, coach houses could provide a great deal of affordable
units. She then asked if that is possible. Mr. Mangum explained that City Council did not
provide direction regarding affordability or restricting income levels so, while it is not
proposed at this time, it could be considered in the future.
Chair Lewis opened the hearing to questions from the Commission. Ms. Goddard asked
if there is a limit to the number of tenants that could live in the structure, and if there is a
definition of dwelling. Mr. Mangum responded each dwelling unit on the property could
have a family that complies with the definition of family (no more than 3 unrelated). A
dwelling unit is defined by having cooking and eating, sleeping, and living
Page 5 of 7
Plan Commission Minutes 3/14/18
APPROVED
accommodations.
Mr. Pigozzi asked what the new limit would be — could someone tear down their garage
and build a new one with an apartment above it in an R1 District? That would change
the nature of the R1 District. Mr, Mangum explained yes, one could do that. Currently
you could build the same but only be used by a family member (per the definition of
family).
Mr. Isaac noted accessory structures are limited to 20 feet in height so that in itself may
prevent new coach houses from being constructed.
Mr. Brown asked how the City currently polices coach houses, and Mr. Mangum
explained currently it is on a complaint basis and is handled by Zoning staff and
Property Standards staff.
Ms. Saul asked if rented coach houses will have to be registered as rentals, and Mr.
Mangum said he believes so.
Chair Lewis noted this change will create a profit availability that could change
neighborhoods. Are there limitations to how many per property, etc? Mr. Mangum
stated that no additional limitations are proposed regarding the number of units allowed
per block but current existing regulations would still provide limitations on the size,
required parking, etc.
Commissioner Pigozzi made a motion to recommend that the proposed
amendment be rejected. Commissioner Isaac seconded the motion.
A roll call vote was taken and the motion failed with a tie vote, 4-4.
Ayes: Brown, Dubin, Isaac, Pigozzi.
Nays: Goddard, Halik, Lewis, Saul.
The vote was incorrectly tabulated to fail 4-3 during the meeting.
Commissioner Halik made a motion to recommend that the proposed
amendment be adopted. Commissioner Saul seconded the motion.
A roll call vote was taken and the motion failed with a tie vote, 4-4.
Ayes: Goddard, Halik, Lewis, Saul.
Nays: Brown, Dubin, Isaac, Pigozzi.
The vote was incorrectly tabulated as approved 4-3 during the meeting.
Page 6 of 7
Plan Commission Minutes 3/14/18
APPROVED
The text amendment will move forward to City Council without a
recommendation.
4. OTHER BUSINESS
There was no other business.
5. PUBLIC COMMENT
There was no public comment.
6. ADJOURNMENT
Commissioner Goddard made a motion to adjourn the meeting. Commissioner
Saul seconded the motion.
A voice vote was taken and the motion was approved by voice call 8-0.
The meeting was adjourned at 9:15 pm.
Respectfully Submitted,
Meagan Jones
Neighborhood and Land Use Planner
Community Development Department
Page 7 of 7
Plan Commission Minutes 3/14/18