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HomeMy WebLinkAboutORDINANCES-2017-037-O-173/29/2017 4/5/2017 4/21 /2017 37-0-17 AN ORDINANCE Granting Special Use Approval for a Planned Development and Special Use Approval for a Convenience Store Located at 831 Emerson Street and Amending the Zoning Map to Re -Zone Certain Properties from the C1 Commercial Zoning District and R5 General Residential Zoning District to the C1a Commercial Mixed Use District WHEREAS, the City of Evanston is a home -rule municipality pursuant to Article VII of the Illinois Constitution of 1970; and WHEREAS, as a home rule unit of government, the City has the authority to adopt 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, 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, 174-75 (1992)); and WHEREAS, it is a well -established proposition under all applicable case law that the power to regulate land use through zoning regulations is a legitimate means of promoting the public health, safety, and welfare; and WHEREAS, Division 13 of the Illinois Municipal Code (65 ILCS 5/11-13-1, et seq.) grants each municipality the power to establish zoning regulations; and 37-0-17 WHEREAS, pursuant to its home rule authority and the Illinois Municipal Code, the City has adopted a set of zoning regulations, set forth in Title 6 of the Evanston City Code of 2012, as amended, ("the Zoning Ordinance"); and WHEREAS, CA/Focus Evanston JV, LLC ("Applicant"), the Applicant for the proposed development located at 831 Emerson Street, 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 6-7-2, "Zoning Map," 6-3-5, "Special Uses," Section 6-3- 6, "Planned Developments," and Subsection 6-10-1-9, "Planned Developments" in Commercial Zoning Districts, to place certain properties within the C1a Commercial Mixed Use Zoning District ("C1a District") and permit the construction and operation of a Planned Development with a Convenience Store and accessory parking located at the Subject Property in the C1 a District; and WHEREAS, the Applicant sought approval to re -zone the Subject Property from the current C1 Commercial and R5 General Residential Zoning Districts to the proposed C1a Commercial Mixed -Use Zoning District; and WHEREAS, the Applicant sought approval to construct a new nine (9) - story one hundred three (103) foot tall mixed -use building consisting of up to two hundred forty-two (242) dwelling units, with a floor area ratio of approximately 4.66, approximately three thousand, three hundred (3,300) gross square feet of commercial space, one hundred seventy-four (174) open on -site parking spaces, zero (0) foot rear yard setback for open parking along the north property line, zero (0) foot side yard setback for open parking along the east property line, zero (0) foot side yard setback for -2- 37-0-17 open parking along the west property line, zero (0) foot landscape buffer along the rear (north) property line, an uncovered loading berth in the front yard and within thirty (30) feet of an intersection, and reduced setback and screening for transformers located within two (2) feet of a building; 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 the number of dwelling units, building height, floor area ratio, number of parking spaces, rear yard setback from the north property line for open parking, side yard setback for the east property line for open parking, side yard setback from the west property line for open parking, landscape buffer along the north property line, location and configuration of the loading berth and transformer location requirements; and WHEREAS, pursuant to Subsection 6-3-6-5 of the Zoning Ordinance, the City Council may grant Site Development Allowances from the normal district regulations established in the Zoning Ordinance; and WHEREAS, on March 8, 2017 and March 22, 2017, in compliance with the provisions of the Illinois Open Meetings Act (5 ILCS 120/1 et seq.) and the Zoning Ordinance, the Plan Commission held a public hearing on the application for Special Use Approval for a Planned Development with a Convenience Store and Rezoning from C1 and R5 Zoning Districts to C1a Zoning District, case no. 17PLND-0011, heard extensive testimony and public comment, received other evidence, and made written minutes, findings, and recommendations; and WHEREAS, the Plan Commission's written, findings state that the application meets applicable standards set forth for Special Uses in Subsection -3- 37-0-17 6-3-5-10 of the Zoning Ordinance and Planned Developments in the C1a Commercial Mixed -Use District per Subsection 6-10-1-9 of the Zoning Ordinance and Map Amendments per Subsection 6-3-4-5 of the Zoning Ordinance; and WHEREAS, on March 22, 2017, the Plan Commission recommended the City Council approve the application with conditions; and WHEREAS, on April 17, 2017, 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 on April 17, 2017 and April 24, 2017, held in compliance with the Open Meetings Act and the Zoning Ordinance, the City Council considered the recommendation of the P&D Committee, received additional public comment, made certain findings, and adopted said recommendation; and WHEREAS, it is well -settled law that the legislative judgment of the City Council must be considered presumptively valid (see Glenview State Bank v. Village of Deerfield, 213 III.App.3d 747) and is not subject to courtroom fact-finding (see National Paint & Coating Assn v. City of Chicago, 45 F.3d 1124), NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS, THAT: SECTION 1: The foregoing recitals are hereby found as facts and incorporated herein by reference. -4- 37-0-17 SECTION 2: The City Council hereby amends the Zoning Map to remove those properties with the addresses and PINs listed in Exhibit B and identified in Exhibit C, both attached hereto and incorporated herein by reference, from the C1 Commercial and the R5 General Residential Districts and place them within the C1a Commercial Mixed -Use District. SECTION 2: Pursuant to the terms and conditions of this ordinance, the City Council hereby grants the Special Use Approval applied for in case no. 17PLND- 0011, to allow construction and operation of the Planned Development with a Convenience Store for a nine (9) -story one hundred three (103) foot tall mixed -use building consisting of up to two hundred forty-two (242) dwelling units, with a floor area ratio of approximately 4.66, approximately three thousand, three hundred (3,300) gross square footage of commercial space, one hundred seventy-four (174) open on -site parking spaces, zero (0) foot rear yard setback for open parking along the north property line, zero (0) foot side yard setback for open parking along the east property line, zero (0) foot side yard setback for open parking along the west property line, zero (0) foot landscape buffer along the rear (north) property line, an unenclosed loading berth in the front yard and within thirty (30) feet of an intersection, and reduced setback and screening for transformers located within two (2) feet of a building. SECTION 3: The City Council hereby grants the following Site Development Allowances: (A) Number of Dwelling Units: A Site Development Allowance is hereby granted for two hundred forty-two (242) residential dwelling units, whereas subsection 6-10- 3-4(B) of the Zoning Ordinance allows for a maximum of one hundred twenty-one (121) residential dwelling units in the C1a District. -5- 37-0-17 (B) Height: A Site Development Allowance is hereby granted for a building height of one hundred three (103) feet, whereas subsection 6-10-3-9 of the Zoning Ordinance allows for a maximum building height of sixty-seven (67) feet in the C1 a District. (C) Floor Area Ratio ("FAR"): A Site Development Allowance is hereby granted for an FAR of 4.66, whereas subsection 6-10-3-7 of the Zoning Ordinance requires a maximum FAR of 4 in the C 1 a District. (D) Number of Parking Spaces: A Site Development Allowance is hereby granted for a total of one hundred seventy-four (174) parking spaces, whereas subsection 6-16-3-3 of the Zoning Ordinance requires a minimum of three hundred fifty-eight (358) parking spaces for the proposed Planned Development in the C1 a District. (E) Rear Yard Setback for Open Parking Along the North Property Line: A Site Development Allowance is hereby granted for a rear (north) yard setback of zero (0) feet, whereas subsection 6-10-3-8(D) of the Zoning Ordinance requires a rear yard setback of ten (10) feet when abutting a residential district. (F) Side Yard Setback for Open Parking Along the East Property Line: A Site Development Allowance is hereby granted for a side yard setback of zero (0) feet, whereas r subsection 6-10-3-8(C) of the Zoning Ordinance requires a side yard setback of ten (10) feet when abutting a residential district. (G) Side Yard Setback for Open Parking Along West Property Line: A Site Development Allowance is hereby granted for a side yard setback of zero (0) feet, whereas subsection 6-10-3-8(E) of the Zoning Ordinance requires a side yard setback of five (5) feet when abutting a residential district. (H) Landscape Buffer Along the North Property Line: A Site Development Allowance is hereby granted for a landscape buffer along the north property line zero (0) feet wide, whereas subsection 6-10-1-6 of the Zoning Ordinance requires a landscape buffer ten (10) feet wide when abutting a residential district. (1) Loading Berth Location and Screening: A Site Development Allowance is hereby granted for an unenclosed loading berth to be located within the front yard setback within thirty (30) feet of an intersection, whereas subsections 6-16-4- 1(B) requires that a loading berth may be in the rear yard when open to sky and may not be located within thirty (30) feet of street intersections. (J) Transformer Location: A Site Development Allowance is hereby granted for reduced setback and screening of transformers, whereas subsection 6-4-6-9 of the Zoning Ordinance requires a four -foot setback when located within two (2) feet of the principal structure and obscured from view by screening methods such as landscaping. Qom 37-0-17 SECTION 4: Pursuant to Subsection 6-3-5-12 of the Zoning Ordinance, the City Council imposes the following conditions on the Special Use Approval granted hereby, which may be amended by future ordinance(s), and violation of any of which shall constitute grounds for penalties or revocation of said Special Use Permit pursuant to Subsections 6-3-10-5 and 6-3-10-6 of the Zoning Ordinance: (A) Compliance with Applicable Requirements: The Applicant shall develop and operate the Planned Development authorized by the terms of this ordinance in substantial compliance with the following: the terms of this ordinance; the Site and Landscape Plans in Exhibit D and E, attached hereto and incorporated herein by reference; all applicable City Code requirements; the Applicant's testimony and representations to the Design and Project Review Committee, the Plan Commission, the P&D Committee, and the City Council; and the approved documents on file in this case. (B) Change in Use: Any change in use of the property, except change in occupancy of the commercial space by one or more uses permitted in the C1a Commercial Mixed -Use District, must be approved as an amendment to the Planned Development (C) Construction Management Plan: The Applicant shall sign and agree to a Construction Management Plan (CMP) with the City of Evanston prior to issuance of the Building Permit. The CMP shall include but is not limited to the following: construction staging plan, on -street and on -site construction parking restrictions, hours of operation, a plan including cross sections showing pedestrian access around the site with the use of curb ramps, signage and/or striping, if necessary, foundation survey of surrounding structures including weekly reporting of seismographs for the duration of construction, submittal of environmental testing report prior to construction, visibility diagram for all construction site access points, proposed schedule for street opening for utility connections with cross section details, and project updates via monthly newsletter and project website. (D) Building Resident Parking Permits: Building residents shall not be eligible for residential on -street parking permits. (E) Landscaping on Emerson Street: Applicant must install and maintain the landscaping materials on the Subject Property along Emerson Street, adjacent to the loading area and along the alley off of Emerson Street, as depicted in Exhibit E. (F) Traffic Study: The Applicant shall submit a traffic study within one year after issuance of the final Certificate of Occupancy for the building, analyzing the -7- 37-0-17 turning movements at the western access drive, including analysis of any traffic incidents adjacent to the Subject Property. Upon review of the Applicant's submitted traffic study, the City reserves the right to restrict movement in or out of the proposed western access drive. (G) Environmental Clean -Up of Any Contaminations: The Applicant shall remove and remedy any contaminations located on the Subject Property in accordance with the Illinois Environmental Protection Agency. (H) Illinois Environmental Protection Agency Approval: The Applicant shall submit an approval letter from the Illinois Environmental Protection Agency prior to the issuance of the Final Certificate of Occupancy. Said letter must explicitly state that any and all environmental contamination on the Subject Property has been remedied and/or removed. (1) Delivery Hours for the On -Site Commercial Use: Delivery hours for the on - site commercial use is prohibited between the hours of 7:00 a.m. to 9:00 a.m. and between the hours between 4:00 p.m. and 6:00 p.m. on any given Monday through Friday. (J) CTA Access Agreement: The Applicant shall provide an executed copy of the access agreement between the CTA and the Applicant for the use of the CTA property adjacent to the railroad tracks prior to the issuance of the building permit. (K) Affordable Housing Contribution: The Applicant shall pay a one-time contribution of two million four hundred thousand dollars ($2,400,000.00) to the City's Affordable Housing Fund. The. contribution will be made prior to the issuance of a Temporary Certificate of Occupancy (TCO). (L) Alley Resurfacing: The Applicant shall resurface the alley to the east adjacent to the Subject Property per City Engineering standards and install a sidewalk to aid in access to the car -share spaces and the parking lot immediately north on the Subject Property. (M) On -Site Car Share Spaces: Two on -site car share spaces must be available through an arrangement with a common third party commercial car -share company. (N) On -Site Electric Charging Stations:. One on -site electric charging stations must be installed. (0) City of Evanston Employment: The Applicant agrees to employ at least five (5) Evanston residents during construction. (P) LEED Silver Certification: The Applicant agrees to comply with the City of Evanston Green Building Ordinance and obtain a LEED Silver Certification Rating or higher for the Planned Development on the Subject Property. 37-0-17 (Q) Streetscape Improvements: The Applicant shall construct the streetscape improvements inclusive of new street trees along Emerson Street per proposed development plans and landscape plans in Exhibit D and Exhibit E. (R) Street Crosswalk Improvements: The Applicant shall install a raised crosswalk at the Emerson Street entrance to the alley and restripe the following crosswalks to high -visibility: (1) all sides of the intersection of Elgin Road and 'Benson Avenue; (2) all sides of the intersection of Sherman Avenue and Emerson Street; (3) all sides of the intersection of Maple Avenue and Emerson Street; and (4) the west side of the intersection of Emerson Street and public alley located immediately adjacent to and east of the subject property. (S) Pedestrian Countdown Timers: The Applicant shall make a twenty thousand dollar ($20,000.00) contribution to the City of Evanston prior to issuance of the Final Certificate of Occupancy (FCO) as a contribution towards the installation of pedestrian countdown timers for nearby traffic signals. (T) Migratory Bird Consideration: The Applicant shall install utilization measures to mitigate harm to migratory birds, including use of fritted glass on the amenity deck railing. (U) Bicycle Parking: The Applicant shall install bicycle parking for visitors and customers along Emerson Street for approximately eighteen (18) bicycles. (V) Front Yard Building Setback: The Applicant shall provide a three and a half foot (3'6") front yard building setback. (W) Notice to Sherman Gardens for Remediation: The Applicant shall provide adequate notice to the residents of Sherman Gardens prior to demolition of the existing building and remediation of the site. (X) Construction Schedule: Pursuant to Subsection 6-11-1-10(A)4 of the Zoning Ordinance, the Applicant shall obtain a building permit within twelve (12) months of the passing of this Ordinance. Additionally, the Applicant must complete the construction of this Planned Development within twenty-four (24) months from the date the Applicant receives its building permit. (Y) 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." 37-0-17 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: A�Y1� `�� , 2017 Approved: Adopted: (JknJ 2017 1 /� , 2017 teph H. a ay r Attest: (D\." Devon Reid, City Clerk Approved as to orm: W. Grant Farrar, Corporation Counsel -10- 37-0-17 EXHIBIT A Legal Description Parcel 1: LOT 11 IN PAUL PRATT'S ADDITION TO EVANSTON, SAID ADDITION BEING A SUBDIVISION OF THE SOUTHWEST 8 1/2 ACRES OF THE SOUTH 1/2 OF THE NORTHEAST .1/4 OF THE NORTHWEST 1/4 OF SECTION 18, TOWNSHIP 41 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. Parcel 2: LOT 10 (EXCEPT THE WEST 40.0 FEET THEREOF) IN PAUL PRATT'S ADDITION TO EVANSTON, BEING A SUBDIVISION OF THE SOUTHWEST 8 1/2 ACRES OF THE SOUTH 1/2 OF THE NORTHEAST '/ OF THE NORTHWEST 1/4 OF SECTION 18, TOWNSHIP 41 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. Parcel 3: THE SOUTH 25.30 FEET OF LOT 14 IN HUSE AND POWER'S ADDITION TO EVANSTON IN SECTION 18, TOWNSHIP 41 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. Parcel 4A: THAT PART OF THE NORTH 24.70 FEET OF LOT 14 IN HUSE AND POWER'S ADDITION TO EVANSTON IN SECTION 18, TOWNSHIP 41 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF THE NORTH 24.70 FEET OF LOT 14 OF HUSE AND POWER'S ADDITION; THENCE WEST PARALLEL WITH THE NORTH LINE OF SAID LOT 14, 30.09 FEET TO THE EAST LINE OF LOT 12 IN PAUL PRATT'S ADDITION; THENCE SOUTH 0.77 FEET TO THE SOUTHEAST CORNER OF SAID LOT 12 IN PAUL PRATT'S ADDITION; THENCE WEST ON THE SOUTH LINE OF LOTS 12 AND 13 OF PAUL PRATT'S ADDITION TO A POINT 15.0 FEET EAST OF THE SOUTHWEST CORNER OF LOT 13; THENCE NORTHWESTERLY 19.12 FEET TO A POINT 13.34 FEET EAST OF THE WEST LINE OF SAID LOT 13 AND 19.05 FEET NORTH OF THE SOUTH LINE OF SAID LOT 13; THENCE EASTERLY IN A STRAIGHT LINE TO A POINT ON THE EAST LINE OF LOT 14 IN HUSE AND POWER'S ADDITION, WHICH POINT IS 19.04 FEET NORTH OF THE SOUTH LINE OF THE NORTH 24.70 FEET OF LOT 14 OF SAID HUSE AND POWER'S ADDITION' THENCE SOUTH ON THE EAST LINE OF SAID LOT 14 OF HUSE AND POWER'S ADDITION, 19.04 FEET TO THE PLACE OF BEGINNING. Parcel 4B: -11- 37-0-17 THAT PART OF LOTS 12 AND 13 IN PAUL PRATT'S ADDITION TO EVANSTON, A SUBDIVISION OF THE SOUTHWEST 8 1/2 ACRES OF THE SOUTH 1/2 OF THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 18, TOWNSHIP 41 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF THE NORTH 24.70 FEET OF LOT 14 OF HUSE AND POWER'S ADDITION; THENCE WEST PARALLEL WITH THE NORTH LINE OF SAID LOT 14, 30.9 FEET TO THE EAST LINE OF LOT 12 IN PAUL PRATT'S ADDITION; THENCE SOUTH 0.77 FEET TO THE SOUTHEAST CORNER OF SAID LOT 12 IN PAUL PRATT'S ADDITION; THENCE WEST ON THE SOUTH LINE OF LOTS 12 AND 13 OF PAUL PRATT'S ADDITION TO A POINT 15.0 FEET EAST OF THE SOUTHWEST CORNER OF LOT 13; THENCE NORTHWESTERLY 19.12 FEET TO A POINT 13.34 FEET EAST OF THE WEST LINE OF SAID LOT 13 AND 19.05 FEET NORTH OF THE SOUTH LINE OF SAID LOT 13; THENCE EASTERLY IN A STRAIGHT LINE TO A POINT ON THE EAST LINE OF LOT 14 OF HUSE AND POWER'S ADDITION WHICH POINT IS 19.04 FEET NORTH OF THE SOUTH LINE OF THE NORTH 24.70 FEET OF LOT 14 OF SAID HUSE AND POWER'S ADDITION; THENCE SOUTH ON THE EAST LINE OF SAID LOT 14 OF HUSE AND POWER'S ADDITION, 19.04 FEET TO THE PLACE OF BEGINNING. Parcel 5: LOT 13 IN HUSE AND POWER'S ADDITION TO EVANSTON, A SUBDIVISION OF LOT 7 OF ASSESSOR'S DIVISION OF SECTION 18, TOWNSHIP 41 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. PINs: 11-18-109-062-0000 11-18-109-064-0000 11-18-109-053-0000 11-18-109-052-0000 11-18-109-020-0000 11-18-109-019-0000 11-18-109-018-0000 11-18-109-043-0000 COMMONLY KNOWN As: 815 - 821 Emerson Street, Evanston, IL 60201 -12- 37-0-17 EXHIBIT B Addresses and PINs of Properties Removed from the C1 Commercial and R5 General Residential Districts and Placed Within the C1a Commercial Mixed -Use District Commonly Known As: 815 - 821 Emerson Street PINs: 11-18-109-062-0000 11-18-109-064-0000 11-18-109-053-0000 11-18-109-052-0000 11-18-109-020-0000 11-18-109-019-0000 11-18-109-018-0000 11-18-109-043-0000 -13- 37-0-17 EXHIBIT C Map of Properties Removed from the C1 Commercial and R5 General Residential Districts and Placed Within the C1a Commercial Mixed -Use District -14- ............ ... ....... .Jnnnr ..................... mmmrcrmni I", IiR i .,�jj �Y C) ......... . .................. ............ . ...... ............. ........... 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Residentiat 10.17 25,596 23,809 21,965 85.8% 31 9 5 12 5 7 Typ: Residential:' TVp. Residential 10.17 I 25,596 23,809 21,965 85.8% I 31 9 5 12 5 6 Typ::Residentiat•;.•' Typ. Residential., - 10.17 25,596 23,809 21,965 85.8% 31 9 5 12 5 • Typ; Residential Typ.-Residentiol:'r;: :; 10.17 25,596 23,809 21,965 85.8% 31 9 5 12 5 4 Typ:: asidenYiat Typ,;Re5idPMial- 10.17 25,596 23,809 21,965 85.8% 31 9 5 12 5 3 ryp:ReSidantial- :;.Typ. Residential 10.17 25,596 23,809 21,965 85.8% 31 9 5 12 5 2 •• Residentiat;,.::, Amenity 11.83 25,596 23,809 16,620 649% 9,564 I 25 8 5 9 3 Mezz :; Parking �,'�r.•;tai) •Y Residential 20.00 27,053 0 44 1 _ Parking t' - FOH. 13,203 6,595 I I 4 57 LL 01 ", Parking 9.50 32,124 0 69 "TOTALS I 279,648 197,067 170,375 I 9,564 4 170 I 242 71 40 93 38 Site Area: 42,331.40 sf INCLUDES 2 %of Mix 29% 17% 38% 16% CARSHARE CITY OF EVANSTON PLANNED DEVELOPMENT ZONING MAP - SPECIAL USE APPLICATION 831EMERSON ©® PROJECT 15012 • 03.07.20" Pg 14 of 25 02017 hki.4rlmrcw:e LL: 1-2-1-9 DIAGRAM MEZZANINE DIAGRAM GROUND LEVEL DIAGRAM CITY OF EVANSTON PLANNED DEVELOPMENT ZONING MAP- SPECIAL USEAPPLICATION BASEMENT DIAGRAM L� 8EMERSON PR ©® PROJECT NO. 15012 030]201] P9150125 —l7bKLA-,—,LtC to N NWF_AR $92 SIP off Li L2-L9 DIAGRAM MEZZANINE DIAGRAM GROUND LEVEL DIAGRAM CITY OF EVANSTON PLANNED DEVELOPMENT ZONING MAP -SPECIAL USE APPLICATION BASEMENT DIAGRAM 831 EMERSON PROJECT NO I • ��. �l 72. PU , 15 of 25 (1) EMERSCNST LEVEL B.'t 82 _F LEVEL7 _ _T2_6. LEVEL 5 52 PLEVEL 3 LEVEL 2.,C NI -0, GROUND LEVEL Au $ ALLEY \South Elevation 0 10 20 40 go ME IME"F m_ W.: f f" 8 _LEVEL P?' —LEVEL6 �Q _7 LML 4 4 - 2.01 3 0'1�� . ... ..... T GROUND LEVEL ,,--\,East Elevation 2 0 10 20 40 80 "ROG, V03 L, 7, 77f LB _jFVEL8 R J, I 7T 'Au;; L NEL 7 qn L _LEVEL? 12 ID L T" LEVEL 6 fF2 -T-'9 9.]ILIJIN, . . . . . . . . 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N. ......... . .......... . ........... . . . ....... .......... . . ......... .... . . ........... ........... .... ... ....... . .... . . ....... ........... ............. . ............. . . ..... . . .............. ... . .. . ... ............ .... . . ....... ................. ............ .............. ....... ........... ....... ..... .1 ................... ............ ................... .. .................... ................. ............ .. ............. ............ . . ...... . . . . . ............. ........... .. ............... . ........... . "m ............ ffilllk IWIM ...... TIT .. ... .... .. .. ......... CITY OF EVANSTON PLANNED DEVELOPMENT ZONING MAP- SPECIAL USE APPLICATION 831EMERSON PROJECT NO. 15012 03.07.2017 130 Pq 21 of 25 02017 1 LC CITY OF EVANSTON PLANNED DEVELOPMENT ZONING MAP- SPECIAL USE APPLICATION p yfilIR9 PROJE ., .fil VE fib - , L r URS TLA �:}"M"�,�}. �.��� 5�03.07.2017 .� .+xati�dsn u�: 4 h:,"Rq Aw 831 EMERSON l..l.CT N.. IOU 03.07.201 Pg23of25 CITY OF EVANSTON PLANNED DEVELOPMENT ZONING MAP- SPECIAL USEAPPLICATION sq 7, <21 1 A yb 4 5XV194111120 CURB 30.00 1 �V --� 4,00 20,00 SU-30 feet Width 8.00 Track 800 Lock to Lock Time 6:0 Steering Angle 31.8 RETAIL & m r- n i In r- K rrl A I 10 CITY OF EVANSTON PLANNED DEVELOPMENT ZONING MAP- SPECIAL USE APPLICATION NOTE. THE WIDTH OF THE TRUCK DOES NOT TAKE INTO ACCOUNT MIRRORS AND DOOR OPENINGS 831 EMERSON PROJECT NO , 010710�7 [IM Pj 24.125 -17,111-111.1-- 11C 4 n R" PROPEMY SIZEM-A 42,331 AD 5F u3 > -Z ADDED' IDEWALKA ?ALONG pp" 831 EMERSON :t, N APE�f _SITE_FRO ".76 IMPROVED ALON RE T IP SIDEWALK 'CROSSWALKSS G HIGH VISIBILITyYgg SITE FRONTAGE HIGH VISIBILITY CROSSWALKS . .......... IID�CCTi RESTRIPE CROSSWALKS AS vx HIGH VISIBILITY ❑CONSIDER INSTALLATION OF -COUNTDOWN PEDESTRIAN SIGNALS PROJECT: TITLE: ICL 831 Emerson Street Pedestrian Improvement Plan Job No: 15 -237 Evanston, Illinois Figure: A CITY OF EVANSTON PLANNED DEVELOPMENT ZONING MAP - SPECIAL USE APPLICATION R�_' W-14 4 831EMERSON PROJECT NO. 15012 7 03.07.2017 PU 25 oi 25 02011 bkLA­­­. LLC 37-0-17 EXHIBIT E Landscape Plans -16- - - i >I_ I . jj ........... . :i S i� vw,-CuilD CUN.I MIY tN.....F. i•. w 1 '..a,... ..,,.rl ... .......:............-r ,,.. .. .. .. ..kNClOult€ NOcart w i' l ?- : f; -J .. .. ...... _MLU } ._........ . .— : {fit '' iLR:ItINCAPEA, i .. � 1�"a UP $HA ..... ........ :..r l 1 I�--:.__ �.�, ; t r .Rb P�•,kn.Af,D.I,.. i [ �� al I � fDnLD f��1R � _ , � dIN7� Wf Nt:PNSi _ 1 i c L., j.,+. rr.e' lvu rs voc } f r EMERSON STREET CITY OF EVANSTON PLANNED DEVELOPMENT ZONING MAP- SPECIAL USE APPLICATION NORTH 0 16'b' 32'A" 61'-0• 831 EMERSON PROJECT NO. 15012 ©® 03.072017 Pg 3 of 25 --IA Prrn:reclwc LLC Fa�ttUN£ ■ ■ S ✓4 S .d v is ; { 3 • j 17 } ]i M * W m 3 au a. .. T-7 vi+ca£x£uNFEx ._.�...-.,«.. _____.._. .�[ �"i•�.� �i+], � r.: ,��E.x.. �i; F,� i,s .., .nn:cxrl'a�r]urnsiu:" �f r'4'���$.U�z a ::.i i"�",'i "ii .—::':;"E •' vrNxv]NNu,...No cx..0 ' -•-_.....�.. ... [A �a�ak§'��.��Lt-l.C�l4u'�'A !S. .fi F- l� vYCz�1.� -, off a Y . "��^ MF.TZ.VdNElEY6F8A`M -- ]R]INGSfFP' - 0Ma'4GR 20NF 3 rave, wrrr �].v':a�]nG CITY OF EVANSTON PLANNED DEVELOPMENT ZONING MAP -SPECIAL USE APPLICATION r. >. ... , 831 EMERSON ©® PROJECT NO. 15012 03.072017 Pg 4 n(25 n2U:1 briLP,m,aw:e uC PLANTING PALETTE I CODE �I BOTANICAL NAME COMMON NAME QTY ICALI HT SPRD ROOTI REMARKS I D UCMG ULMUS CARPINIFOUA-MORTON GLOSSY' !I TRIUMPH ELM i i' I I I - B&B SINGLE STRAIGHT TRUNK SPECIMEN QUALITY I I F DS I DIE RVILLASESSIUFOUA SOUTHERN BUSH HONEYSUCKLE O - !!5 4'�0'ON CENTER JUG IUNIPENIS CHINENSIS SEA GREEN _ SEA GREEN JUNIPER I - #5 4'-0' ON CENTER I IMP JUNIPERUS HORIZONTALS ANDORRA COMPACT JUNIPER - - - - 15 3'-0'ON CENTER POIPHYSOCARPUS OPUUF000S'SEWARD' SUMMER WINE NINEBARK - #5 1'-0' ON CENTER J RAE RISES ALPINUM _ _ ALPINE CURRANT _ #5 4'-0'ON CENTER N I RA COLd RHUS AROMATICA'GRO-LOW GRO-LOW SUMAC - - - - #5 3'-0' ON CENTER RPKROSA X 'PINK KNOCK OUT PINK KNOCKOUT ROSE - - - #3 -I' ON CENTER ROSA X 'RED KNOCK OUT' RED KNOCKOUT ROSE - - - - _I _—.__ _ #3 3'-0' ON CENTER _ SPIREA X BUMALDA'GOLDHAME GOLDFLAME SPIREA - - #3 3'A' ON CENTER TAXUS X MEDIA'WARDII' WARDS YEW - - - - BRB T-0' ON CENTER CAKF CALAMAGROSTIS ACUTIFLORA'KARL FORESTE0.' KARL FORESTER FEATHER REED GRASS 1 - - - - 03 2'-0' ON CENTER LT MSP MISCANTHUS SINENSIS'PURPURASCENT I PURPLE MAIDEN GRASS - - - - #3 3'-0' ON CENTER PVS 'r PANICUM VIRGATUM'5HENANDOAM SHENANDOAH RED SWITCH GRASS #I T-0'ON CENTER � PAH PENNISETUM ALOPECUROIDES'HAMELN HAMELN DWA0.F FOUNTAIN GRASS - - - - #I 2'-0'ON CENTER SH !_ SPOAOR01115 HETFROI FPIS PRAIRIF.OROPSFED -------_-�---_----------- - - - - #I I'-6` ON CENTER wl EFC EUONYMUS FORTUNEI'COLORATUS' PURPLELEAF WINTERCREEPER - - - - QT I'-0'ON CENTER a^IEPM ECHINACEA PURWREA'MAGNUS' MAGNUS PURPLE CONEFLOWER - - - - #1 I'-6'ON CENTER HIM HEMEROCALLS SPECIES MIX DAYULY - - - - #I I'-6'ON CENTER I wo1 NF 'I NEPETA X FAASSENII CATMINT - I - - - #I il'-6'ON CENTER PQ PARTHENOCISSUS QUINQUEFOLIA VIRGINIA CREEPER - - #I T-0' ON CENTER d DO MULTI -STEM SPECIMEN TREE (DO NOT 1 PRUNE, STAKE, OR WRAP TREES UNLESS VARIES DIRECTED TO DO SO BY THE LANDSCAPE SEE PLANT LIST FOR PROPER J T ARCHITECT) SPACING OF PUNT MATERIAL TREE WATERING BAG (SEE SPECIFICATIONS) T o - INSTALL SAME DAY TREE IS PLANTED. BAG TO REMAIN ON TREE AND KEPT FULL "' g -��I SEASON GH FULL DURING DURING FULL WARRANTY PERIOD WAR ANTY PERIOD � Fw- + + -♦• -I- ' CROWN OF ROOT BALL FLUSH WITH FINISH V GRADE LEAVING TRUNK RARE VISIBLE AT 0 Z -"- -GRADE THE ROOT BALL REMOVE ALL TWINE. ROPE, WIRE. BURLAP. AND J \; PLASTIC WRAP FROM TOP HALF OF ROOT BALL O SHIPPED SN � RACES A D FOLD DOWN CUT WIRE IN TING PLACES AND FOLD DOWN B' INTO PUNTING w d + + + + 000 HOLE) H MULCH AFTER LCEENT. NDE6 DIAMETER RINGR DO NOT PLA FOOTBALL 1 EXCAVATE TREEPIT TO BE 3 TIMES BE TIMES WIDER THAN ROOT BALL DIAMETER PARKWAY PLANTER AND TREE PLANTING DETAIL SCALE: 1/4"=P-0" MULCH IN CONTACT WITH TREE TRUNK FINISH GRADE ORNAMENTAL GRASS / PERENNIALS / ROUGHEN EDGES OF PLANTING PIT O GR COVER PLANTING MIXTURE BACKfILL DEPTH MULCH I' DEPTH MULCH LAYER, AFTE0. UNEXCAVATED OR EXISTING SOIL -P SETTLEMENT, TO TOP DRESS TAMP PLANTING MIXTURE AROUND BASE '+l PLANTING BED. DO NOT PLACE AND UNDER ROOT BALL TO STABILIZE TREE _ MULCH IN CONTACT WITH PLANT ROOT BALL ON UNEXCAVATED OR TAMPED - -- J \ ? MATERIAL STEMS SOIL ,S ,, RAISE FINISH GRADE OF PNTING LA BED i' FOR ADEQUATE DRAINAGE PLANTINGMU(TURE SEESOILDEPTH CHART UNEXCAVATED OR EXISTING SOIL ORNAMENTAL TREE INSTALLATION DETAIL SCALE: 1/4" V-0" i ORNAMENTAL GRASSES / PERENNIALS DETAIL SCALE: NOT TO SCALE IL OLDO ROOTBALL EXCAVATE SHRU88ED TO BE 3 TIMES WIDER THAN ROOT BALL DIAMETER SHRUB INSTALLATION DETAIL SCALE: NOT TO SCALE CITY OF EVANSTON PLANNED DEVELOPMENT ZONING MAP -SPECIAL USE APPLICATION SHADE TREE WITH STRONG CENTRAL ! LEADER (DO NOT PRUNE, STAKE OR WRAP TREES UNLESS DIRECTED TO DO SO BY THE LANDSCAPE ARCHITECT) TREE WATERING BAG (SEE SPECIFICATIONS) INSTALL SAME DAY TREE IS PLANTED, BAG TO REMAIN ON TREE AND KEPT FULL THROUGHOUT THE GROWING SEASON DURING FULL WARRANTY PERIOD CROWN OF ROOT BALL FLUSH WITH FINISH GRADE LEAVING TRUNK FLARE VISIBLE AT THE TOP OF ROOT BALL 110 VOLT DUPLEX, ELECTRICAL RECEPTACLE IN A LOCKABLE WATER PROOF ENCLOSURE F PER TREE). RUN CONDUIT OVER FOOTBALL DO NOT TRENCH THROUGH OR CUT ROOTBAU_ NEW CONCRETE CURB BRICK BORDER, TYP ! PIP CONCRETE SIDEWALK TAMP PLANTING MIXTURE AROUND BASE AND UNDER ROOT BALL TO STABILIZE TREE EXTENT OF SOIL EXCAVATION AND BACKFlLL SHRUB (DO NOT PRUNE, STAKE, OR WRAP SHRUBS UNLESS DIRECTED TO DO SO BY LANDSCAPE ARCHITECT) CROWN OF ROOT BALL FLUSH WITH FINISH GRADE LEAVING TRUNK FLARE VISIBLE AT THE TOP OF THE ROOT BALL REMOVE ALL TWINE ROPE. WIRE. BURLAP AND PURSTIC W RAP FROM TOP HALF OF ROOT BALL (IF PLANT 15 SHIPPED WITH A WIRE BASKET AROUND THE ROOT BALL CUT WIRE IN FOUR PLACES AND FOLD DOWN R' INTO RANTING HOLE) 3- DEPTH MULCH LAYER AFTER SETTLEMENT, TO EDGE OF PUNTING BED DO NOT PLACE MULCH IN CONTACT WITH SHRUB FINISH GRADE PLANTING MIXTURE BACKFlLL ROUGHEN EDGES OF PLANTING PIT TAMP PLANTING MIXTURE AROUND BASE AND UNDER ROOT BALL TO STABILIZE SHRUB E UNEXCAVATED OR EXISTING SOIL 8EMERSON PR ©® PflOJECT NO. 15012 • 03.07.2017 Pg 6 of 25 rD3m/nlwnm�cwre uC I. LOADING DOCK GATE DETAIL SCALE: 1/2-P-O" PREDNISI IED POST CAP WELDED TO TOP OF POST PREFI NIS FED 6' SQUARE BY S'-0' HEIGHT IM' STEEL GATE POST, PLACE IN IB' DIAMETER CONCRETE FOOTING 40' DEEP I % 6 GALVANIZED STEEL LOWER GATE TRUSS ROD, TYPICAL STEEL GATE LATCH PREFINISHED 2' SQUARE BY 1/4' STEEL TUBE WELDED GATE FRAME 3 PREFINISHED HINGES PER GATE WELDED TO POST AND GATE FRAME \� OROP RODS NOTE POWDER COATED TO MATCH METAL PANEL OF BUILDING CITY OF EVANSTON PLANNED DEVELOPMENT ZONING MAP -SPECIAL USE APPLICATION EXAMPLE PHOTO PREFINISHED POST CAP WELDED TO TOP OF POST PREFINISHED 2' SQUARE BY STEEL TUBE WELDED GATE FRAME /J POWDER COATED LOUVER POWDER COATED ALUMINUM LOUVER FRAME / 6' SQUARE GALVANIZED STEEL POST 2. LOUVER DETAIL SCALE: 1 1/2•'=1'-O'• 831 EMERSON ®® PROJECT NO. 15012 03.07.2017 Po 6 of 25 m2u. au a.duiccmc LLC