HomeMy WebLinkAboutORDINANCES-2016-061-O-16"IIJ
5/17/2016
61-0-16
AN ORDINANCE
Extending the Time for the Applicant to Obtain a Building Permit to
Construct the Planned Development at 1571 Maple Authorized by
Ordinance 19-0-15
WHEREAS, the City of Evanston is a home -rule municipality pursuant to
Article VII of the Illinois Constitution of 1970; and
WHEREAS, as a home rule unit of government, the City has the authority
to adopt legislation and to promulgate rules and regulations that protect the public
health, safety, and welfare of its residents; and
WHEREAS, it is a well -established proposition under all applicable case
law that the power to regulate land use through zoning regulations is a legitimate means
of promoting the public health, safety, and welfare; and
WHEREAS, Division 13 of the Illinois Municipal Code (65 ILCS 5/11-13-1,
et seq.) grants each municipality the power to establish zoning regulations; and
WHEREAS, pursuant to its home rule authority and the Illinois Municipal
Code, the City has adopted a set of zoning regulations, set forth in Title 6 of the Evanston
City Code of 2012, as amended, ("the Zoning Ordinance"); and
WHEREAS, on April 13, 2015, the City Council enacted Ordinance 19-0-
15, attached hereto as Exhibit 1 and incorporated herein by reference, which granted a
Special Use Permit for a Planned Development (the "Planned Development") at 1571
Maple Avenue (the "Subject Property"), which is legally described in Exhibit 1; and
WHEREAS, Ordinance 19-0-15 approved the construction of a 12-story
61-0-16
mixed use building with 101 residential dwelling units at the Subject Property (the
"Project"), which is detailed at length in Exhibit 1; and
WHEREAS, by letter to the City dated May 17, 2016, the Developer and
Applicant, 1571 Maple Avenue, LLC (the "Applicant") requested an extension of the one-
year time period to obtain a building permit and start construction for the Planned
Development (the "Amendment"); and
WHEREAS, Section 6-11-1-10(A) of the City Code and Section 4(BB) of the
Ordinance provides that the Applicant must obtain a building permit and start construction
within one (1) year and has not obtained a building permit to date; and
WHEREAS, in order to remain in compliance with the terms of Ordinance
19-0-16 and provide for Applicant to obtain a building permit and start construction, the
Applicant requests an amendment to the Planned Development; and
WHEREAS, on May 23, 2016, the Planning and Development Committee
(" P&D Committee") held a meeting, in compliance with the provisions of the Illinois Open
Meetings Act (5 ILCS 120/1 et seq), during which it retained jurisdiction over the Planned
Development Amendment request; and
WHEREAS, during said meetings, the P&D Committee received input from
the public, and carefully deliberated on the Extension request and the Applicant was
given notice and the opportunity to be heard at the P&D and City Council meetings; and
WHEREAS, at its meetings of May 23, 2016 and June 13, 2016 held in
compliance with the provisions of the Illinois Open Meetings Act, the City Council
considered the P&D Committee's deliberations and recommendations, heard public
comment, made findings and considered this Ordinance 61-0-16,
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61-0-16
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF
THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS, THAT:
SECTION 1: The foregoing recitals are hereby found as fact and
incorporated herein by reference.
SECTION 2: Pursuant to the terms and conditions of this ordinance, the
City Council hereby grants an amendment to the Special Use Permit previously
authorized by Ordinance 19-0-15 to allow for the construction and operation of the
Planned Development described herein.
SECTION 3: Pursuant to Subsection 6-3-5-12 of the Zoning Ordinance,
the City Council imposes the following conditions on the Special Use Permit granted for
the Planned Development, 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 61-0-16; terms of Ordinance 19-0-15 which have not been
amended by this Ordinance; all applicable City Code requirements; the
Applicant's testimony to the P&D Committee, and the City Council; and the
approved documents on file in this case.
(b) Changes in Property Use: Any change as to the property's use in the future
must be processed and approved as an additional amendment to the Planned
Development.
(c) Construction Schedule: Construction Schedule: Pursuant to Subsection
6-11-1-10(A)4 of the Zoning Ordinance, the Applicant must obtain a building
permit to 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.
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(d) Recording: Pursuant to Subsection 6-3-6-10 of the Zoning Ordinance, the
Applicant shall, at its cost, record a certified copy of this ordinance, including
all exhibits attached hereto, with the Cook County Recorder of Deeds, and
provide proof of such recordation to the City, before the City may issue any
permits pursuant to the Planned Development authorized by the terms of this
ordinance.
SECTION 4: Except as otherwise provided for in this Ordinance 61-0-16,
all applicable regulations of the Ordinance 19-0-15, the Zoning Ordinance, and the
entire City Code shall apply to the Subject Property and remain in full force and effect
with respect to the use and development of the same. To the extent that the terms
and/or provisions of any of said documents conflict with any of the terms herein, this
Ordinance 61-0-16 shall govern and control.
SECTION 5: When necessary to effectuate the terms, conditions, and
purposes of this ordinance, "Applicant" shall be read as "Applicant and its agents,
assigns, and successors in interest" and shall mean 1571 Maple Avenue, LLC, and any
and all successors, owners, and operators of the Subject Property.
SECTION 6: This ordinance shall be in full force and effect from and after
its passage, approval, and publication in the manner provided by law.
SECTION 7: Except as otherwise provided for in this ordinance, all
applicable regulations of the Zoning Ordinance and the entire City Code shall apply to
the Subject Property and remain in full force and effect with respect to the use and
development of the same. To the extent that the terms and provisions of any of said
documents conflict with the terms herein, this ordinance shall govern and control.
SECTION 8: All ordinances or parts of ordinances that are in conflict with
the terms of this ordinance are hereby repealed.
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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.
Ayes: P`t
Nayes: i
Introduced: "a�\ v�—, 2016
Adopted:
, 2016
Approved: t p
C, a , 2016
Eliza h B. Tisdahl, Mayor
Atte Approved as to form:
ell
Roc ney Gree ' City Clerk W. Grant Farrar, Corporate n Coun
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61-0-16
EXHIBIT 1
ORDINANCE 19-0-15
C
4/7/2015
3/ 19/2015
1/27/2015
19.0-15
AN ORDINANCE
Granting a Special Use Permit for a Planned Development
Located at 1571 Maple Avenue in the D3 Downtown Core
Development District
WHEREAS, the City of Evanston is a home -rule municipality pursuant to
Article Vil 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
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
19-0-15
WHEREAS, 1571 Maple Avenue LLC ("Applicant'), the Applicant for the
proposed development located at 1571 Maple 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
("133 District"); and
WHEREAS, the Applicant sought approval to construct a new twelve (12)
-story one hundred thirty-three and three tenths (133.3) foot tall mixed -use building
consisting of up to one hundred one (101) residential units, with a floor area ratio of 4.8,
approximately three thousand, six hundred ninety-six (3,696) gross square footage of
commercial space and twelve (12) open on -site parking spaces; and
WHEREAS, construction of the Planned Development, as proposed in the
application, requires exception from the strict application of the Zoning Ordinance with
regards to the number of dwelling units, height, number of parking spaces provided,
floor area ratio, ziggurat street side yard setback from the north property line along
Davis Street, ziggurat front yard setback from the east property line along Elmwood
Avenue, and ziggurat side yard setback from the northwest side property lines; and
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19-0-15
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 November 5, 2014, December 17, 2014, and January 14,
2015, in compliance with the provisions of the Illinois Open Meetings Act (5 ILCS 12011 et
seq.) and the Zoning Ordinance, the Plan Commission held a public hearing on the
application for a Special Use Permit for a Planned Development, case no. 14PLND-
0118, heard extensive testimony and public comment, received other evidence, and
made written minutes, findings, and recommendations; and
WHEREAS, the Plan Commission's written findings state that the
application for the proposed Planned Development meets applicable standards set forth
for Special Uses in Subsection 6-3-5-10 of the Zoning Ordinance and Planned
Developments in the D3 Downtown Core Development District per Subsection 6-11-1-
10 of the Zoning Ordinance; and
WHEREAS, on January 14, 2015, the Plan Commission recommended
the City Council approve the application with conditions; and
WHEREAS, on March 9, 2015, 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 March 9 and March 23, 2015, held in
compliance with the Open Meetings Act and the Zoning Ordinance, the City Council
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19-0-15
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.
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. 14PLND-
0118, to allow construction and operation of the Planned Development for a twelve (12)
-story one hundred thirty-three and three tenths (133.3) foot tall mixed -use building
consisting of up to one hundred one (101) residential units, with a floor area ratio of 4.8,
approximately three thousand, six hundred ninety-six (3,696) gross square footage of
commercial space and twelve (12) open on -site parking spaces.
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
one hundred one (101) residential dwelling units, whereas subsection 6-11-4-
4(B) of the Zoning Ordinance allows for a maximum of seventy three (73)
residential dwelling units in the D3 District.
(B) Height: A Site Development Allowance is hereby granted for a building height of
one hundred thirty-three and three tenths (133.3) feet, whereas subsection 6-11-
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19-0-15
4-8 of the Zoning Ordinance allows for a maximum building height of eighty-five
(85) feet in the D3 District.
(C) Number of Parking Spaces: A Site Development Allowance is hereby granted
for a total of twelve (12) on -site parking spaces, whereas subsection 6-16-3-5 of
the Zoning Ordinance requires a minimum of one hundred forty two (142) parking
spaces for the proposed Planned Development in the D3 District.
(D) Floor Area Ratio ("FAR"): A Site Development Allowance is hereby granted for
an FAR of 4.8, whereas subsection 6-11-4-6 of the Zoning Ordinance requires a
maximum FAR of 4.5 in the D3 District.
(E) Ziggurat Street Side Yard Setback from the North Property Line Along
Davis Street: A Site Development Allowance is hereby granted for a ziggurat
setback of twenty-four (24) feet at a height of thirty seven and three tenths (37.3)
feet, whereas subsection 6-11-1-4 of the Zoning Ordinance requires a ziggurat
setback of forty (40) feet for a structure above forty two (42) feet along Davis
Street.
(F) Ziggurat Front Yard Setback from the East Property Line Along Elmwood
Avenue: A Site Development Allowance is hereby granted for a ziggurat setback
of four (4) feet at a height of thirty seven and three tenths (37.3) feet, whereas
subsection 6-11-1-10(C)(1)(c) of the Zoning Ordinance requires a ziggurat
setback of thirty (30) feet for a structure above forty two (42) feet from any front
lot line or side lot line abutting a street in the D3 District.
(G) Ziggurat Side Yard Setback from the Northwest Side Property Lines: A Site
Development Allowance is hereby granted for a ziggurat setback of nine and nine
tenths (9.9) feet at a height of thirty seven and three tenths (37.3) feet, whereas
subsection 6-11-1-4 of the Zoning Ordinance requires a ziggurat setback of
twenty-five (25) feet for a structure above forty two (42) feet from an interior side
lot line in the D3 District.
SECTION 4: Pursuant to Subsection 6-3-5-12 of the Zoning Ordinance,
the City Council imposes the following conditions on the Special Use Permit granted
hereby, which may be amended by future ordinance(s), and violation of any of which
shall constitute grounds for penalties or revocation of said Special Use Permit pursuant
to Subsections 6-3-10-5 and 6-3-10-6 of the Zoning Ordinance:
(A) Compliance with Applicable Requirements: The Applicant shall develop and
operate the Planned Development authorized by the terms of this ordinance in
substantial compliance with the following: the terms of this ordinance; the Site
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19-0-15
and Landscape Plans in Exhibit B and C, attached hereto and incorporated
herein by reference: all applicable City Code requirements; the Applicant's
testimony and representations to the Site Plan and Appearance Review
Committee, the Plan Commission, the P&D Committee, and the City Council; and
the approved documents on file in this case.
(B) Construction Management Plan: The Applicant shall sign and agree to a
Construction Management Plan (CMP) with the City of Evanston prior to
issuance of the Building Permit. The CMP shall include but is not limited to the
following: construction staging plan, on -street and on -site construction parking
restrictions, hours of operation, a plan including cross sections showing
pedestrian access around the site with the use of curb ramps, sgnage and/or
striping, foundation survey of surrounding structures including weekly reporting of
seismographs for the duration of construction, submittal of environmental testing
report prior to construction, visibility diagram for all construction site access
points, proposed schedule for street opening for utility connections with cross
section details, and project updates via monthly newsletter and project website.
(C) On -Site Parking Spaces: The on -site parking spaces must be available to the
public for short term use with a maximum two (2) hour time limit. The public
parking must be available between the hours -of 10:00 a.m. and 5:00 p.m. on any
given Monday through Friday. The on -site management company must manage
the parking lot and arrange for any violators not in compliance with the parking
restrictions to be towed.
(D) Maple Avenue Signage: A "Public Parking" Sign must be installed near the
parking entrance at Maple Avenue.
(E) On -Site Electric Charging Station: One on -site electric charging station must
be installed and available to the public and be free of charge.
(F) Mechanical Equipment Located on the Roof: The Applicant agrees to install
sound -abating fences or enclosures around the mechanical equipment area on
the roof of the Planned Development.
(G) Landscaping on Elmwood Avenue: Applicant must install and maintain the
landscaping materials on the east side of Elmwood Avenue along the railroad
embankment directly across from the Subject Property, as depicted in Exhibit C.
(H) Maintenance Plan: Applicant must provide a three (3) year maintenance plan
for the landscaping materials installed on the green roofs prior to issuance of a
building permit by the City of Evanston.
(1) 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. Applicant must also fully subsidize one car share membership per unit
for all residential units.
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(J) Bicycle Parking Facilities: The Applicant must install a minimum of sixteen
(16) reverse "U"-shaped bicycle parking facilities near the intersection of Maple
Avenue and Elmwood Avenue for public use.
(K) Sidewalk Streetscape Work: All sidewalk streetscape work must be constructed
of concrete with a brick paver band at the curb in accordance with the downtown
streetscape standards.
(L) Glass Exteriors: The Applicant must either demonstrate that the external
materials will be of a bird -safe nature or install bird -safe finishes to the glass
exteriors.
(M) Loading Space: One parking space within the on -site parking lot must be
designated a short-term loading space for the Residents.
(N) Landscape Design: The Applicant shall install and maintain all landscaping
materials as depicted in Exhibit C.
(0) Streetscape Improvements: The Applicant shall construct the streetscape
improvements inclusive of new street trees along Elmwood Avenue and Maple
Avenue per proposed development plans and landscape plans in Exhibit B and
Exhibit C.
(P) Affordable Housing Contribution: The Applicant shall pay a one-time
contribution of four hundred thousand dollars ($400,000) to the City's Affordable
Housing Fund, The contribution will be made in two (2) installments. The first
installment shall be made within ten (10) business days of the issuance of the Final
Certificate of Occupancy (FCO) and the second installment shall be made within
one (1) year of the FCO issuance date.
(Q) Affordable Housing in the Development: The Applicant shall provide two (2)
one (1) bedroom on -site affordable housing units (with a goal of one (1) one -
bedroom unit and one (1) two -bedroom unit) to households earning at or below
one hundred percent (100%) of Area Median Income (AMI). The units provided
shall be equal in size to the market -rate units within the building. The period of
affordability for the units shall be for ten (10) years. The Applicant must submit a
compliance report by January 31st of each year to the Housing and Grants
Division of the Community Development Department showing the following: (1)
unit number; (2) number of bedrooms; (3) tenant name; (4) number of persons in
each affordable household unit; (5) annual gross income of each household
occupying each affordable housing unit; (6) date of income certification; and (7)
monthly unit rent. The compliance report must also include the list of any utilities
included in rent.
(R) Divvy Sponsorship: The Applicant shall pay a one-time Divvy sponsorship
contribution in the amount of fifty six thousand dollars ($56,000).
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(S) City of Evanston Employment: The Applicant agrees to employ at least five (5)
Evanston residents, with a goal of ten (10) Evanston residents, during
construction.
(T) Commercial Space: The Applicant agrees to incorporate the commercial space
along Davis Street to enhance the commercial and pedestrian character of the
area per development plans in Exhibit B.
(U) 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.
(V) Pervious Parking Lot: The Applicant agrees to install a pervious parking lot on
the Subject Property.
(W) Green Roof Construction: The Applicant shall construct multiple green roofs
as depicted in the development plans in Exhibit B and landscape plans in Exhibit
C.
(X) Landscaped Seating Areas: The Applicant agrees to install two landscaped
seating areas along Maple Avenue per landscape plans in Exhibit C
(Y) Easement: The Applicant agrees to prepare and record an easement for a six-
foot wide area along the north edge of the on -site parking lot for the use of
commercial properties at the southeast corner of Maple Avenue and Davis Street
to accommodate trash pick-up on Maple Avenue rather than Davis Street. A
copy of the recorded easement document must be submitted prior to issuance of
a building permit by the City of Evanston.
(Z) Parking Lease: The Applicant must agree and sign a long-term parking lease
agreement with the City of Evanston to lease one hundred one (101) parking
spaces based on the standard current monthly parking fee from the Maple
Avenue Parking garage located at 1800 Maple Avenue. The lease agreement
will mandate that the Applicant pay any increases in the rental rate structure
through the term of the lease agreement. The long-term lease agreement shall
initially be set for a minimum period of seven (7) years. For the lifetime of the
project, the Applicant must require all Residents to disclose their vehicle
ownership and conduct periodic reviews to ensure that all vehicles owned by
Residents of the building are accounted for within the Maple Avenue garage. The
Applicant must provide the certified vehicle ownership report to the City of
Evanston annually by January 31st of each calendar year during the first seven
(7) year period from the issuance of the Final Certificate of Occupancy. The City
of Evanston's Department of Administrative Services will monitor the Applicant's
certified vehicle ownership reports and the costs incurred by the City of Evanston
for such oversight shall be paid for by Applicant's parking lease fees. If at any
time during this initial seven (7) year period such annual vehicle ownership report
indicates that the Residents of the building own more than one hundred one
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(101) cars and require more than one hundred one (101) parking spaces, the
Applicant agrees to amend the parking lease agreement with the City and lease
the additional parking spaces necessary. The Applicant also agrees to deny
apartment leases to potential Residents who own vehicles until such time as the
number of vehicles owned by the Residents of the building and required to park
in the Maple Avenue garage by terms of this Ordinance falls below one hundred
one (101) or until the surplus parking spaces can be accommodated in the
revised tease agreement with the City of Evanston.
Following the seven (7) year anniversary of the initial parking lease agreement
date, the parking lease agreement may be amended. The number of parking
spaces leased from the City may be reduced to match the highest number of
vehicles owned by the Residents and required to park in the Maple Avenue
garage by the terms of this Ordinance in any year during the initial seven (7) year
period per the annual parking reports. The number of parking spaces leased by
the City may not be reduced in the first seven (7) years and any reduction after
the seven (7) year anniversary shall be approved by the City Council as an
amendment to the parking lease agreement.
Following the expiration" of the seven (7) year anniversary of the parking lease
agreement, the agreement can be modified every five years thereafter but not
before, to match the highest number of vehicles owned by the Residents and
required to park in the Maple Avenue garage by the terms of this Ordinance
during any calendar year in the preceding five (5) year term per the annual
parking report. Any amendments to the number of parking spaces leased from
the City of Evanston or any other amendments to the lease agreement, including
term extensions, shalt be approved by the City Council as an amendment to the
parking lease agreement.
The Applicant must hold a valid long-term parking lease agreement with the City
of Evanston for the lifetime of the project unless this condition is amended by the
City Council of the City of Evanston as an amendment to the Planned
Development.
(AA) South Elevation of Development: Applicant will exercise reasonable
commercial efforts to work with City staff and the Winthrop Club Condominium
Association to modify the south elevation to maximize privacy for the residents in
condominium units which will face the development and to minimize the impact
on their building located at 1570 Elmwood Avenue.
(1313) 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.
19-U-15
(CC) 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 terns, conditions, and
purposes of this ordinance, "Applicant" shall be read as "Applicant's tenants, agents,
assigns, and successors in interest."
SECTION 6: This ordinance shall be in full force and effect from and after
its passage, approval, and publication in the manner provided by law.
SECTION 7: Except as otherwise provided for in this ordinance, all
applicable regulations of the Zoning Ordinance and the entire City Code shall apply to
the Subject Property and remain in full force and effect with respect to the use and
development of the same. To the extent that the terms and provisions of any of said
documents conflict with the terms herein, this ordinance shall govern and control.
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.
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19-0-15
Introduced: �V1 v� �) '2015 Approved:
Adopted: \ 1 �� > , 2015 1 t `v , 2015
EIi eth B. Tisdahl, Mayor
Atte Approved as to form:
7
RodneAreenetCity Clerk (> � W. VnnrFarrar, Corporation Counsel
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EXHIBIT A
Legal Description
PARCEL 1: THE SOUTH 50 FEET OF THE NORTH 200 FEET OF THE WEST 120
FEET OF BLOCK 63 IN EVANSTON (EXCEPT SO MUCH OF SAID PREMISES, IF ANY,
WHICH LIES NORTH OF THE SOUTH 300 FEET OF SAID BLOCK 63) TOGETHER
WITH THE SOUTH 10 FEET OF THE NORTH 200 FEET OF SAID BLOCK 63 (EXCEPT
THEREFROM THE WEST 120 FEET THEREOF AND EXCEPT THAT PART THEREOF
DEDICATED FOR STREET PURPOSES); ALSO THAT PART OF SAID BLOCK 63, IF
ANY, LYING BETWEEN THE NORTH 2D0 FEET AND THE SOUTH 250 FEET 1 Y,
INCHES OF SAID BLOCK 63 MEASURED ALONG THE WEST LINE OF SAID BLOCK
AND LYING WEST OF THE WESTERLY LINE OF ELMWOOD AVENUE ALL IN
EVANSTON, A SUBDIVISION OF THE EAST HALF OF THE SOUTHEAST QUARTER
OF SECTION 13, TOWNSHIP 41 NORTH, RANGE 13, EAST OF THE THIRD
PRINCIPAL MERIDIAN, AND PART OF SECTION 18, TOWNSHIP 41 NORTH, RANGE
14, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS.
PARCEL 2: THE NORTH 150 FEET OF THAT PART OF BLOCK 63 IN EVANSTON
WHICH LIES WEST OF THE RIGHT OF WAY OF THE CHICAG0 AND MILWAUKEE
RAILROAD (KNOWN AS THE CHICAGO AND NORTHWESTERN RAILROAD)
(EXCEPT THEREFROM THE WEST 83 Y2 FEETAND EXCEPT THAT PART THEREOF
DEDICATED FOR STREET PURPOSES) SAID BLOCK 63 BEING SITUATED IN THE
SOUTHWEST QUARTER OF SECTION 18, TOWNSHIP 41 NORTH, RANGE 14, EAST
OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS
PARCEL 3: THE SOUTH 40 FEET OF THE NORTH 190 FEET OF THAT PART OF
BLOCK 63 IN EVANSTON WHICH LIES WEST OF THE RIGHT OF WAY OF THE
CHICAGO AND NORTHWESTERN RAILROAD COMPANY (EXCEPT THEREFROM
THE WEST 120 FEET THEREOF AND EXCEPT THAT PART THEREOF DEDICATED
FOR STREET PURPOSES) SAID BLOCK 63 BEING SITUATED IN THE SOUTHWEST
QUARTER OF SECTION 18, TOWNSHIP 41 NORTH, RANGE 14, EAST OF THE
THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS.
PARCEL 4: THE WEST 83 Y 2 FEET OF THE SOUTH 20 FEET OF THE NORTH 150
FEET OF BLOCK 63 IN THE VILLAGE OF EVANSTON, BEING A SUBDIVISION OF
PARTS OF SECTION 13, TOWNSHIP 41 NORTH, RANGE 13, EAST OF THE THIRD
PRINCIPAL MERIDIAN, AND IN SECTION 18, TOWNSHIP 41 NORTH, RANGE 14,
EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS.
PARCEL 5: THE EAST 20 FEET 10 INCHES OF THE WEST 83 FEET 5 Yz INCHES OF
THE NORTH 130 FEET OF BLOCK 63 IN THE VILLAGE OF EVANSTON IN SECTION
18, TOWNSHIP 41 NORTH, RANGE 14, EAST OF THE THIRD PRINCIPAL MERIDIAN,
IN COOK COUNTY, ILLINOIS.
-12-
19-0-15
PINs: 11-18-310-004-0000
11-18-310-006-0000
11-18-310-007-0000
11-18-310-008-0000
11-18-310-019-0000
11-18-310-020-0000
COMMONLY KNOWN As: 1571 Maple Avenue, Evanston, IL 60201
19-0-15
EXHIBIT B
Development Plans
ALTA/AGSM LAND TITLE SURVEY
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3
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tr�.o �d
PARCELS
(NOT TO SCALE)
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PARCEL
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I
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as \
w
cm a* Ymn a. 1571 Maple Avenue; Evanston, Unols,
v as
DAVIS �gg ST. 1 1
w
w a'riuL"(rw:°
PARCEL 1 B pgm 3
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w4 Atd,ad a Cwlred. d GUL MIC ma *a
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a r+N M to Poem dmi r. OW, db 4 Tdb , rp
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00
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It
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PARCEL 4 tc A' "IAe' Wa,
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—Pa.rraaoeoo�a
PARCEL 1
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s Weior 19
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1571644PLE AVENUE - 26SEPTEMBER 2014 - AREA CHART
-IRRSCH ASSOCIATES
TARLISEO
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105,956SF
'SITEAREA: I ZLU2SF
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LORBT ��1 SPACES
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UPPER ROOF
143' • 4'
AMENITY
ROOF
EL-
L33' - 4"
t0' • 0'
OSF
OSF
OSF
05F 05F
05F
12 APARTMENTS/ROOF
11
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122'• 8'
301- e'
5
6,7485F
OSF
473SF
I36SF 5595E
1,689SF
4,2635F
2S195f 6E.33% SS45F
1
1
2
5
11 APARTMENTS
10
EL♦
132'• 0'
10'- R'
9
9,0195E
DSF
4235F
213Sf 6363F
8,393SF
'7,S61SF
1.4S85f 81.83% 8a1SF
2
3
4
9
10 APARTMENTS
9
EL•
101'• 4'
10'- 8'
9
9,019SF
OSF
421SF
2135F G365F
8.393SF
7,551SF
14'BSF 8183% MUSF
2
3
4
9
9 APARTMENTS
8
EL.
90'• 8'
10'• 8'
9
9,0195F
OSF
423SF
2235F 635SF
IL383SF
7,561SF
1,4585F 83.83% 8405E
I
3
4
9
8 APARIMENTS
7
EL-
60'- 0'
10'- 8
9
9,019SF
BSF
423SF
21ISF 63GSF
R,383SF
7,SQSf
1,4SBSF HIM 9405F
7
3
4
9
- 7 APARTMENTS
6
ELF
69'- 4-
10'- 8'
9
9,0195F
DSF
4235F
213SF C36 SF
8,383SF
7,561 Sf
1,458SF 83.83% 84U SF
2
3
4
9
' 6 APARTMENTS
5
EL.
4tl'- 8'
101- 8`
9
9,019SF
OSF
4235E
213SF 636SF
C383SF
7,561SF
L4585F 83.83% 940SF
2
3
4
9
S APARTMENTS
4
EL+
48'- G'
10'• a'
9
9,0195F
OSF
423SF
2135E 6365f
R383SF
7,SG1SF
1,4585F 83.83'.i 8.10Sf
2
3
4
9Y
4 APARTMENTS
3
EL+
37'- 4'
10' • 8'
9
9,0195P
OSF
4235E
2L3SF 085F
8.3835F
7,S61SF
1.4585E URI% 940SF
2
3
4
9
3 APARIMENTS
2
EL.
26'- R'
10'- 8'
17
13,4535F
DSF
4235F
30ZSF 725SF
LL728SF
U3235F
1,S30SF 11545% 9COSF
2
S.
I
3 12
2 APARTMENTS
1
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16'- 0'
10'• 8'
12
13,453SF
0SF
4235F
302SF 7255F
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31,523SF
1,930SF 8565% 9605E
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S
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3 12
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!W'- 0"
0
15,B64SF
2.MSf
1,9935F
3,7865F B,11751'
7,747SF
DSF 3.702SF
4,04SSF 13 101
1
!
1 1011
121.17USTII
L338SFI
6,546Sri
8,230SFI W14SFII
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C 38 r W 36 101
2A7 35.64% 37.6m 5.94% su
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+ Planning A
19-0-15
EXHIBIT C
Landscape Plans
-15-
s —
WOLFF LANDSCAPE ARCHITECTURE
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SHMA FOENNIALS AND SENCH
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1571 Maple Avenue
Green roof narrative
The green roof areas for 1571 Maple Avenue will be a mix of intensive and extensive
green roof systems. Intensive green roofs have increased growing media depths and
allow for a wider variety of plant material s and uses while extensive green roofs are
thinner in soil depth, lighter in weight and have a limited plant palette:
Intensive green roof areas will be located on the 2^d, 4=h and 11 th floors. These areas will
contain a built up green roof system that will range in soil.depths from 6" in the majority
of the areas to 36" at areas where small ornamental trees will be planted, typically at
parapet wall locations. The soil used will be a lightweight soil media such as Midwest
Trading's PM-35 or an approved equal. The 6" depth areas will contain a mix of
perennials, ornamental grasses and groundcovers. The 36" depth area will have 12'-0"
multi -stem ornamental trees. This plant palette allows for seasonal interest all throughout
the year. The layers of the green roof system will consist of the following, starling from,
the top: vegetation, growing media, drainage mat with filter fabric, Styrofoam (as
needed), and root barrier. These layers sit atop the waterproof membrane and
structural slab.
The green roof area on the 11=h floor will also have outdoor use spaces such as an
outdoor kitchen with countertops, barbeque grill stations and outdoor sinks. Seating
areas in various sizes wiq also accommodate users for dining, small group seating and
lounging around a fire feature. Freestanding planters with annual plantings will also be
located in this area.
Exx tensive green roof areas will be located on the 121h floor. These areas will contain a
built up green roof system that will have a soil depth of 4". The soil used will be a
lightweight soil media such as Midwest Trading's PM-35 or an approved equal. The 4"
depth areas wilt contain a sedum carpet mat planted with a mix of sedums varying in
height and colors. This plant palette allows for seasonal interest all throughout the year.
The layers of the green roof system will consist of the following, starting from the top:
vegetation, growing media, drainage mat with filter fabric, Styrofoam (as needed), and
root barrier. These layers sit atop the waterproof membrane and structural slab.