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HomeMy WebLinkAbout012-O-21 Granting a Major Adjustment to the Planned Development Located at 811 Emerson Street2/2/2021 12-0-21 AN ORDINANCE Granting A Major Adjustment to the Planned Development Located at 811 Emerson Street WHEREAS, the City of Evanston is a home -rule municipality pursuant to Article VII of the Illinois Constitution of 1970; and WHEREAS, as a home rule unit of government, the City has the authority to adopt ordinances and to promulgate rules and regulations that protect the public health, safety, and welfare of its residents; and WHEREAS, Article VII, Section (6)a of the Illinois Constitution of 1970, which states that the "powers and functions of home rule units shall be construed liberally," was written "with the intention that home rule units be given the broadest powers possible" (Scadron v. City of Des Plaines, 153 111.2d 164); and WHEREAS, it is a well -established proposition under all applicable case law that the power to regulate land use through zoning regulations is a legitimate means of promoting the public health, safety, and welfare; and WHEREAS, Division 13 of the Illinois Municipal Code (65 ILCS 5/11-13-1, et seq.) grants each municipality the power to establish zoning regulations; and WHEREAS, pursuant to its home rule authority and the Illinois Municipal Code, the City has adopted a set of zoning regulations, set forth in Title 6 of the Evanston City Code of 2012, as amended, ("the Zoning Ordinance"); and 12-0-21 WHEREAS, in June 2017, the City Council enacted Ordinance 37-0-17, attached hereto as Exhibit 1 and incorporated herein by reference, which granted a Special Use Permit for a Planned Development (the "Planned Development") at 811 Emerson Street (the "Subject Property"), which is legally described in Exhibit 1; and WHEREAS, Ordinance 37-0-17 approved the construction and operation of a Planned Development with a convenience store for a nine (9) story, one hundred three (103) foot tall mixed -use building consisting of, among other things, two hundred forty-two (242) dwelling units, with a floor area ratio (FAR) of approximately 4.66, approximately three thousand, three hundred (3,300) gross square footage of commercial space, and one hundred seventy-four (174) open on -site parking spaces, which is detailed at length in Exhibit 1; and WHEREAS, the Applicant, CA/Focus Evanston JV, LLC ("the Applicant') has submitted for a major adjustment to the Planned Development, seeking to reduce the required off-street parking from one hundred seventy-four (174) to one hundred seventy (170) due to necessary construction modifications and make 50% of those parking spaces (85 parking spaces) available for public use in the C1 a Commercial District; and WHEREAS, this change in parking spaces triggers the need for a major adjustment to the 2017 planned development; and WHEREAS, the Applicant has requested a major adjustment that includes a decrease in parking spaces from one hundred seventy-four (174) to one hundred �2� 12-0-21 seventy (170) and 50% of those parking spaces (85 parking spaces) being available for public use; and WHEREAS, in order to approve the major adjustment requested, the Applicant requests amendments to Ordinance 37-0-17 (the "Previously Approved Ordinance"); and WHEREAS, the Previously Approved Ordinance is a piece of legislation enacted by the City Council of the City of Evanston, subject to revision only by said City Council; and WHEREAS, on January 27, 2021, in compliance with the provisions of the Illinois Open Meetings Act (5 ILCS 120/1 et seq.) and the Zoning Ordinance, the Plan Commission held a public hearing on the application for a Major Adjustment to a Planned Development, case no. 20PLND-0084 heard extensive testimony and public comment, received other evidence, and made written minutes, findings, and recommendations; and WHEREAS, the Plan Commission recommended City Council approval of the application for a major adjustment; and WHEREAS, on February 22, 2021, the Planning and Development Committee ("P&D Committee") held a meeting, in compliance with the provisions of the Illinois Open Meetings Act (5 ILCS 120/1 et seq), during which it considered the Applicant's request; and �3� 12-0-21 WHEREAS, during said meeting, the P&D Committee received input from the public, carefully deliberated on the major adjustment, and recommended approval thereof by the City Council; and WHEREAS, at its meeting on March 8, 2021, held in compliance with the provisions of the Illinois Open Meetings Act, the City Council considered the P&D Committee's recommendation, heard public comment, made findings, and adopted said recommendation; and WHEREAS, it is well -settled law in Illinois that the legislative judgment of the City Council must be considered presumptively valid (see Glenview State Bank v. Village of Deerfield, 213 II!I.App.3d 747) and is not subject to courtroom fact-finding (see National Paint & Coating Assn v. City of Chicago, 45 F.3d 1124), NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS, THAT: SECTION 1: The foregoing recitals are hereby found as fact and incorporated herein by reference. SECTION 2: Pursuant to the terms and conditions of this ordinance, the City Council hereby grants an amendment to the Special Use Permit previously authorized by Ordinance 37-0-17 to allow for the change in the number of required off- street parking spaces from one hundred seventy-four (174) to one hundred seventy (170) and make 50% of those parking spaces (85 parking spaces) available for public use in the C1 a Commercial District, subject to the following conditions: -4- 12-0-21 (A) Building Resident Parking Permits: Building residents shall not be eligible for residential on -street parking permits. (B) Vehicle Ownership Data and Parking: the applicant shall provide the City with building vehicle ownership data on an annual basis to ensure that building resident demand for parking is met and reserve the right of the City to require an increase in the number of parking spaces available for building residents. SECTION 3: The conditions on the Special Use Permit imposed pursuant to Subsection. 6-3-5-12 of the Zoning Ordinance by City Council in Ordinance 37-0-17 remain applicable to the Planned Development, SECTION 4: Except as otherwise provided for in this 12-0-21, all applicable regulations of the Ordinance 37-0-17, 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 12-0-21 shall govern and control. SECTION 5: When necessary to effectuate the terms, conditions, and purposes of this ordinance, "Applicant" shall be read as "Applicant and its agents, assigns, and successors in interest." SECTION 6: This ordinance shall be in full force and effect from and after its passage, approval, and publication in the manner provided by law. SECTION 7: Except as otherwise provided for in this ordinance, all applicable regulations of the Zoning Ordinance and the entire City Code shall apply to -5- 12-0-21 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: February 22 , 2021 Adopted: March 8 , 2021 Attest: C� Devon Reid, City Clerk Approved: March 17 Stephen H. Hagerty, Mayor Approved as to form: \ 4— Kelley A. Gandurski, Corporation Counsel f� , 2021 12-0-21 EXHIBIT 1 Ordinance 37-0-17 -7- 3/29/2017 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 C1 a Commercial Mixed Use District WHEREAS, the City of Evanston is a home -rule municipality pursuant to Article VII of the Illinois Constitution of 1970; and WHEREAS, as a home rule unit of government, the City has the authority to adopt 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 Sy 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 C1 a 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 tali 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 C1a 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 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 subsection 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. —6— 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. —8— 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. (VIl) 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 ali 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:, AVrn\ n� , 2017 Approved: Adopted:�)Un 1� - _, 2017 . ELW �/ , 2017 1 % teph H. e ' , KtTay�r Attest: 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 1N 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 413: 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 112 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— 37-4-17 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— Proposed Zoning Change 815-823 Emerson - C 1& R5 to C 1 a I U r . .y: = R5 .��..... +•�.. .r.� T- .EmMon�St >I N i� !. r -a 00- 5:- 6 j r LO g Tax Parcel Structure Footprint ' a, City of CurbGne -+ N F' Evanston TIs map is provided "as is• withoutwarranties of any Idnd� EmesonSl615 823_CiR5toC1a_ar,cd See wvrn.c Nofevanston oro maocisdaimers html for more information, 0 25 150 feet 112712,316, 37-0-17 EXHIBIT D Development Plans —15— a 1 f 'may -a. _ 1 t;tgq^" PROPER?YSIZE 8311EMER5ONi A1 i • r�11 1 � � ciav aF€rrrdusr�rPsarFruSent�i�+�eirt4aveY+y�uP• s�Eehu tr36tiPM.iGti't6ce+ 831 ERAERSON MOO rFD�fLYN0. 15a17 wmmu fold 7b tl]m)nt b..a..ItC i t 041 fill i fill i i lilt i ; �� UNCOYEItEi)�;3">� ��'""'�a,7---'�7—;t�-i---�•��8f-t 5�_;]D:� �9E'�tl . it'll - t I f l i l i vAtixtNc � • _..___ � 2 1 Wit ;� b I l it { GENERATOR .. tb MIH FENCE AND GATE it it t t '. !' r _ ) tl � 1 �11 .�it:yp.•,•�,-'-'�'•�_� �. �{. � D - ! I ' 11 W PROMS ED 1 tl—I :eutt9lFsc ��I .'�„i1 � !�� �t1`'• "� ' s' '= -c *3 { 1 It SE eC�`_!!!! CARStWtE E I IgIlllll. \ =1, LAAAAAA `'n_, _�' a KEYMI j j f aaooxta+r� it it IIJ41r't fi-N`it r'• �lt� •�• 114if"IlfL2 t.fllgllf �- _ t •:�. ,. �... t r - I I I I ! CTA EASEME 4T t++II - T• 53.tY 77-i•--- .SB-p.... S�;•{18—•0—.- .,.._., i •!� �' 1 1 I � i.._ .P� ti5-1• — [1ta?1t5CN ST, ti. N.I tl it f ll�tl � I y tlllt. �. t i �Illti\ �s3 1 f i { CITY OF EVANSTON PLANNED DEVELOPMENT ZONING MAP • SPECIAL USE APPLICATION 831EMERSOAI ©® PROJECT NO. I15012 . 03011013 NI 3 W 25 r,o:,.0 wn.ttv.atr Ill 7 t 11, :9 10, OL--j iL I F?I Ir 'JII LL Er I-- Us- It OUTUNE OF BLDG r—PA—R—KI—HP ABOVE I f A 1, W1 - 7: ................. 831 EMERSON PMECI NO. ISO ©® . .:11 . _.+Jsan 11 II Il f { 1 I1 14 }If t4 �fl 44 tl II 14 ll 14 11 I 1 L l CTA EASEMENT i tl II if II { f I { OF BLDG I { { I ABOVE 11 11 1 I I Lul 4 AIL PARKING t ( IL I SPACES t I-�i1 I 11 1{ II it ft II t l t l 2 LOADING — 1 I (( 1 I BERTHS f t l I f rl rl � tt fi II !I tt r{ g.q 1 2 :3*., -•1 5. 6'. 7 ti SETBACI{'1 1B-U' 1 18'-0' 1 11r-O'' 2T-8' ,..2r,.fr - IT-8- IB'-o. 11 lr 11 $.a i. t 19 jj l 11--flu L r ENERSON ST. r--- NOTE ?PARKING S TFRACK AT GRADE; NEED VI .NANCE PAC a 'F A' b i - •Z''i S-6 — G6P,dRAroR b E JOSL!RE DOOR b =' BIKE STORAGE ACCESS :F CARSNARE _ FLI f '! �---e�—,CANOPY ABOVE CITYOP EVANSTON PLANNED DEVELOPMENT ZONING MAP.. SPECIALUSE APPUCATM 162-=V.D- r} 831 EMERSON rnoka No. 160I7 f ©® mal"'? r1+9d75 om•rw,+sra...fC - 00% 1, y3. 2rl 2r.r 2r -r. lei III 1. 4 1 4 L-t I X 4- OUTLINE OF BLDG OPEN TO BELO I Iluil Ix j Izoo 'j. g, ,77 " WI I lull I lQ% I jZAR11 .. .. ...... . ... .... OPEN To BROW. F. SETWX ELIERSON ST. _7> CITY OF EVANSTON PLANNED DEVELOPMENT ZONING MAP. SPECLAL USE APPLICATION A, mu E 1/32' = V- 0* 831 EMERSON PROJECT140. 1012 Q® 03MI2017 1-010.12S 0-1 b I t8'-0''.i /8'•U'. I IB'-tr.1 2r.ir I . 2F'8- .i 2T=8' I I8'-8'-1 IB=0��.18-� I 15.0' IT _ -,A B' 20 it IV- ' wENnr EtMCE t ; r�. �� a'i ��•�,.# h v +tf?+Itrg+a[E i g- sEtencic � . 1 -4> f- RIERSON ST. CITY OF EVANSTON PLANNED MVELOPMENT ZONING MAP. SPEC WL USE APPLICATION U32-=tV-0'��) EMERSON Pf PROJECT NO. IQ01? � ©® 01012017 lgttcl?5 A+Iwwfrw.�u[ -.G - 1 ill 1I , l t , f- -w.a"_ r i + b I t is -a �tg.o_1 18.0 2r.E• 2r;0• .�. 2r=r ' I� �'0 j�18=0`- 18'-a•T t 1 1.1 I'{ 1 I _ _ ��- . ► } ' ' y. : ��� I _.. �•. 1 266' 2rr. 'Nr_ 1 { {t 1 I %il NtiPCO EHfµ � - / I I5. IF fill ill ! J � _ 5$,-_il'-..._ _ _ _ __ _ 79'• t'. _- __ °.d�•0' � .t,-_-- _. _ JI II S, I ll II 1 fill 111.1 .. .j •lil I l I �Irll (__._ .� B EAtERSONSf, "7 E 1/32• . i•- 0• (1) 83IEMERSOA! PRO/EC1 N0. IE012 . 0=2017 . P012W 75 eq:.v,t lw>•.o+llt 1t �.18=0" I� B'=0:.jtSB�0•-� 27•8• t 2r',r a 77'=r, L`a�_'S8�0'.., IB'•ff � 18'•a. t11'Y�_ 15••U• SETBAD b r 79-I• sr•p II wu.aw-� ' /. Y� ,mot{� ��#}ii�k� •, i -.�.. _ ! . � pf IrkAii it< � z +� • `' 195-1 SETBACK Now EMSON ST. .� F CfTY OF EVANSTON PLANNED DEVELOPMENT ZONING MAP -SPECIAL USE APPLICATION 'E M G N 4, TrJ2- � 1•• o- {LL� ti 831 EMENSON PpO8CT N6. 15of} ©® 0].0T10IT fy.]d Ar •meri�.rw..uc 11 j I �LEVELI USE I I IFTFHEIGHTI Roof NIEC►4`' _.,:,:=Tjrp`Ri"sT�[i�.•; `" .," :.. JR6s�aL y 10.17 _ 8 .�: y Rill Mf�tlal+c... ' - —TWIftesWendat . - _ .. IIIA7 7 +'.... ` iRf�R +liE.o 'ReSliklr v_i 10.17 r 6 !#'.:��sIl�ilesiden�t-af�;'.'i "4--�:_�. -•.. ntj3I;:-- ?YlNesldt 10.17 .. „ gib..:".="i'�glRelfderttlit:w'-, 4 i ': yO;ReskleMial' J ss�:.::: •7yp1ResldEntl _.._ s 70iRe Mjntial 10.17 1O,17 _ 3 ] „�z Ri11i1ecnl7) :- -` _ Typ�Reskkatlals._".. _ 10.17 2 ! • Fte—SW0Ual P- _ ,Amenity,-71 11.83 Meu'.._... 'PaAklBi-. go w�.Reskkntlal Z0.00 LlOY .50 r ' 1O1A15 }7 1 ENCLOSEDA I fAR AREA I RENTABLE I EffICIENCY OUTDOOR I AMENITIES � � I IL R L � COUNT I STUDIO 1 I D 1115326 8 � GROSS ARE 1i PARKING PARKING }UNIT fff 390sI A G 5751AVG BSSsf AVG AVG 2,500 25.596 23.809 21,965 85.8% 31 9 5 12 S 25.596 23,909 21.%5 BS.8% 31 9 5 12 5 25.596 23.809 2L965 85.9% 31 9 5 12 5 25,596 23.809 21,965 9S.B% 31 9 S 12 5 25,596 23,B09 21,965 85.11% 31 - 9 5 12 5 25,596 23,809 21.965 85.8% 31 9 5 12 S 25,596 23,809 21,965 85.8% 31 9 5 12 5 25,596 23,609 16,620 64.9% 9,564 25 8 5 9 3 27,053 0 I I 44 I. 13.203 61595 4 S7 31,124 0 1`j Ifj 69 279.648 197.067 17%375 9,564 4 170 "� 242 71 40 93 38 Site Atea:42,331.40 st INCLUDES 2 %of Mix 29% 17% 38% 16% CAR SHARE CITY Of EVANSTON PLANNED DEVELOPMENT 20NIWG MAP- SPECIAL USEAPPLICATION PR EM NO. ISO 2 ©® PROJECT N0. ISa11 . 01A1t017 Pa I�d75 almlwl M4 .,•�.sw UC., , 1.2•1-9 DIAGRAM MEZZANINE DIAGRAM 11, GROUND LEVEL DIAGRAM BASEMENT DIAGRAM �I) ENIERSOM P ©® 'i10J{CT NO. tsou � ciauon -saw 1-2-1.9 DIAGRAM Ll MEZZANINE DIAGRAM I r XF GROUND LEVEL DIAGRAM Tt .1 -1� im; All wj: - BASEMENT DIAGRAM 831 EMERSON ko. 150 "mJrCr mo nomll I 1 9 r 11 3- Q ., Vi e'I flr 1� g' lr S E E �.11Jr.! :n All _ N� SAS d' fl 1 8 fll 8. 1 H 1' 1 1 IQ fl19 rr��fog ®fl j x;1014?0 V+ �txt. a 1 'I;LLti C7AiASCi(NI 3 (North Elevation 0 wr+ a ' N Q fl g. ® fla � L .1@ g 1 �� 1. �! !1 1r t !� l gm no Q fll1an nil - � .� �11 132 ; fl cm 271 On 11 I INI TH t- Nut CITY OF EVANSYON PLANNED DEVELOPMENT ZONENO MAP - SPECUL USE APPLICATION aa ...,a Fast. Elavali o �EIn e lE�fl s y„+'ail -'J a �•!i+ 7r. V �i7�a fi+ 4 C14[IYYt,T •�•••. •••••� E1!lPSWSJ { 4',,West Elevation 0 IO A 40 a0 1132- - V- 0' 0 03IEMERSON ©® 111 PAOJER ND. i501? 33A710i7 Fb i7 alM ennrwt rn...,... uc to Brick -K Medium lronspot 46 1 Architectural Metal Panel Silver Storm OArchitectural Metal Panel Fawn Metallic OGlazed Window Wall I Spandrel Glass CITY OF EVANSTON PLANNED DEVELOPMENT ZONING MAP SPECIAL USEAPPLICATION fICRIAMAIU-11 � M, t Emuk III 831 EMERSON PROJECT NO. i6o" U012*17 M* 0 R 1 ? a � - .F• fe+R � 'v�.w I '_ x _ _) -. - - s•_ ; �4J_ - `�rF° .. .-iIU,J�d1 � wa►Wew++eo ��*�r i�' M � W... raaaEstenva tplowccoot % 1� 4 'l: :: 1 CANWT60U*E Isa CATEPAMMTO ttiF011E14 Pt1E1 lMboloGYW.E -� 's• _ 4¢JINFYEAhG \- F1tiG1110E 1 ti. $, �� lalr�s>DEltINt "i ter: -:,ems W"W" Sow=AA flaaraTE a_ j .IDr R:r:LFxtFA1F - �,� !,{AEt 04FASEIIEl1r Itl "mar. S ' " South Elevation F ,X_w��"y ..; x. { # +M4 t k+�a...,: x#.: c a. ;i+u.cnrs%�w euo >.•� a + g.tp'S ii _ k.7 ' ;w 1 - - - rr1 r a.� - .+' \�� )k.} l I (..�ti. ri-P 4AmCillr -..< ,Q(jj ` F 7ji {' {' 11....:; ,�_, i 4 J 1L� '� V. ! I._ i�_ l E ♦ . t j.: y.v 4 FKIAN{� 1. 'il P MO& Amon f y ` E1LImwf1 tLEf 1.. eaEwr+wnEsrlw.cF , � �+.. 1wuaFaltdiYOsmhttEFK �. (fkMrdl RESRHrMf OMRNR 5O4MF1pt.AAE IW 1�E tOwrol IwiWk �t10 euaa.auFrwaa IttrNMR i2East Elevation 1116" - V- 8" 831 EMERSON PPORCf k0.112 ®'4 ouuw"r Ib19dn io+rwrn... a Rlla" N • .nM A ����il'�i1[ WWF-1 i� � � + • • ; 1 � t �y{�� ; .K s�e y4� �y� k � .i 1� y�'~ �r 's•'L y' . ; 1. A .. � 3 . t•�,"�f�r ']� sq#, "�`� �. ,..,sr+'� I .t •A'"^'-�tj y�"'i �] r ..i .,,Y ,� r � � �{ � �y�._ 4" . fr/. .. .�i •y�,Li'• µ � •a .. r� 6.;j •r _j" S�. I[�+�' � ,� 3 � ''�� � �'f-es: � _ •�~ '�>i __ • k',.c�- _� � � r?7?7..4F 1i[���f�,97 � � • �6. Mite. �-�rn+�o� CITY OF EVANSTON PLANNED DEVELOPMENT ZONING MAP- SPECIAL USEAPPLICATION EMER 831 tcTNOSON menvAonn,ro. iSDi: au." ty7]a15 aw�rw wu..e..ttc CURB ,,, /11 � SU-30 feet N �. x ,0/ll+ RETAIL & RESIDENTIAL LOADING s S f � - t771",, � } TRASH 1= a SCALE: I'- W s=: •x I=, r� 0 � RETA 1— lu �° 0 im -- NOTE: THE WIDTH OF THE TRUCK DOES NOT TAKE INTO ACCOUNT MIRRORS AND DOOR OPENINGS CITY OF EVANSTON,ppEYELOPMENF ZONING MAP. SPECIAL USEAPPLICATION." 831 EMERSON tnotcako �® ml oxtnton Iq Trot to .c�.u..w4.. ate i ,- a .L"„""" `'d ...� -'7: r# _ r •j '' fi ti �y �r LA JL :-.~[� •1 PPOPiiRVSR£ .r r 401 47331A05F, i +' ;w. . i i kIALONG 1191 EMEIM& t SITE FRONT ; IMPROVED � -: RESTRIPE ,I CROSSWALKS AS I- : SIDEWAL ALONG K r a • • - { t' . RESTRIPE ' p # r t i° c ,�5 •, " L,, HIGH VISIBILITY •-r y ' i } i, „r SITE FRONTAGE 's CROSSWALKS AS Ar f El I IHIGH VISIBILITYf CROSSWALKS HIGH VISIBILITY CROSSWALKS t RESTRIPE " 1 CROSSWALKS AS «I�, ,I i 1 . « .A 4 r `6' " F r 4 HIGH VISIBILITY 1 „r :._ mil" � �" t� .� ./,,� r'`;' '�+ �=. •t` �'+, ,i .-� .14 - CONSIDER INSTALLATION OF I I I I I I I COUNTDOWN PEDESTRIAN SIGNALS PROJECT: T#itE_ 831 Emerson Street Evanston, Illinois Pedestrian Improvement Plan Jo—b No r5.Z3� Figure: A I CITY OF EVANSTON PLANNED DEVELOPMENT ZONING MAP -SPECIAL .......,"'.-."f ..... .. ' ( USE APPLICATION �jr 37-0-17 EXHIBIT E Landscape Plans —16— _441 UIH f'tTY0F EVANSTON PLANNED DEVFLOPMCHtZONING WP -SPECIAL USE APPLICATION . . ......... ... vam Ail; NORTH iv4r jTq 831 EMERSON PROJECTNO.15017 a® 04012017 +v2d25 i A _....._i I I fmW.[W Awrrauo 1.�oi�. .wr( na Y ♦ Y- °rwnw :iaM.riri:•o a � } i• __- rinFiTt.M ,,rtpf � 'Dlwltwr4 f 1+' t 1,— rrwu:wM pWuiiA •: - _,+ —•Z—{ _ f 1 1 CITY Of EVANSTON PUNNED DEVELOPMENT ZONING MAP-';KCI.4,L U_'EAPPLfCATl GH =1 ,i ®��R �r1"ryxl:, c�a ,pwz?"s"p '»-.`"'•,[' w .n _ -.`J`• '� T MR NORTH 0 t& iY K 31 EMERSON Mi XCT No. two niotml $V4d75 arartnw.r.r i,L I PLANTING PALETTE —COVE1 BOTANICALNAME �•. , `aJyE uuuarow iaai UCjGpn raat� n 10S _ 'I'NTYKA"u$ OrEEVGtRX 1iM/ARb ,_..•.__ 3 AM _ NELS AWAIE . '■JEENO1RiKA'ORDLD�Y 33 RAGL #. Ann MA A sw VELA YaA,4uoAGOSDSt"w TMI 11" AWAS. 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LOADING DOCK GATE DETAIL SCALE: 112 -il:w a4/Y RTIbf hx IIDTC fOWpA CW i[O TOFNiCN MfTAI rAMIE OI Ri4pW EXAMPLE PHOTO /Rf/Y6i4DIOETCArw%Law TD T(X Of TOEI IRfTI-A&M' fpJAA!/Tj'f7LLl nt My n-Kwr w11DUi I:ATE lOMYpg1 COATlO t(}NIR - PRAM DA7la AIIlV4.TTIIIMIk IRNIF f'fpJARf WLVAHEfDfTW KiET •/(�J�ry" {[{f 2. LOUVER DETAIL SCALE: I W-11-ar CITY OF EVAtfSTON PLANYEp pEVElOPL7ENT ZOtfRlG t1M- fiPEQAt UEE APPLICATION taw .` w»< � l;r��3.�E�l�r�i�as�..,,r..;,�.� .. • . -.�4•j�,,,;�.��►Etru,lil•°i.'��1/�1►l��eUk 831 EMEiiSgN PR rnaEcrrlEL/wlr � eitnEs» ly6d TS xaiwayo�nv ur. ` DRAFT- NOT APPROVED MEETING MINUTES City of PLAN COMMISSION Evanston Wednesday, January 27, 2021 7:00 P.M. Virtual Meeting through Zoom Platform Members Present: Peter Isaac (Chair), Jennifer Draper, George Halik, John Hewko, Brian Johnson, Jeanne Lindwall Members Absent: Kristine Westerberg Staff Present: Johanna Nyden, Community Development Director Meagan Jones, Neighborhood and Land Use Planner Judy Frydland, City Attorney Presiding Member: Chair Isaac 1. CALL TO ORDER / DECLARATION OF QUORUM Chair Isaac called the meeting to order at 7:03 P.M. Ms. Jones called the roll and a quorum was established. 2. SUSPENSION OF THE RULES Members participating electronically or by telephone Commissioner Lindwall made a motion to suspend the rules to allow for electronic or telephone participation. Seconded by Commissioner Halik. A roll call vote was taken and the motion passed, 6-0. 5. NEW BUSINESS A. Major Adjustment to a Planned Development — 811 Emerson St 20PLND-0084 CA/Focus Evanston Property, applicant, submits for major adjustment to a planned development, 811 Emerson Planned Development, approved by City Council on July 11, 2017, Ordinance No. 37-0-17. The planned development was approved with 174 off-street parking spaces. The applicant seeks to reduce the required off-street parking from 174 to 170 due to necessary construction modifications then make 50% of those parking spaces (85 parking spaces) available for public use, in the C1a Commercial District. Ms. Jones clarified that there are no new physical changes proposed with this request which affects the existing development. She then provided a summary of the approved Page 1 of 3 Plan Commission Minutes 1/27/21 DRAFT- NOT APPROVED and constructed Planned Development located at 811 Emerson. The current constructed development was approved for 174 parking spaces, seeking 170 on -site spaces and ability to make up to 50% of the parking spaces available to be leased by the public. Staff recommends approval with conditions: residents not eligible for on - street parking permits, and that the applicant provides vehicle ownership data to ensure that building parking demand is met. Commissioner Halik asked for more information for TOD parking requirements. Ms. Jones provided details on the requirements which were implemented after a 2017 TOD Parking Study was complete and reduces requirements for developments near transit stations. Ms. Katriina McGuire provided an overview of the applicant's request and emphasized underutilized parking for the development after occupancy was achieved. Chair Isaac inquired how availability is going to be relayed to the public. Vic Howell responded that that has yet to be finalized. Similar to what E2 has done down the street on Emerson with their public parking. Signage may be added as needed Commissioner Draper asked for clarification on the number of parking spaces being used. Mr. Howell clarified that the larger number noted in the study was from move -in weekend. The data shared is for actual parking leases. The ground level does not have any access gates but there are gates to the underground and mezzanine levels. Infrastructure additions are being discussed currently to add gates. Chair Isaac asked for questions from the public and there were none. He then asked for comments from the public and there were none. The Commission then began deliberation. Chair Isaac inquired how annual reporting will work. Ms. Jones replied that staff will obtain an annual report analyzing parking usage and see if any adjustments may be needed to the number of available parking spaces. Staff may also listen for possible complaints if they arise and make adjustments if needed. Chair Isaac then asked how the wheel tax is enforced. Ms. Nyden provided clarification that staff is provided information from the secretary of state for vehicles registered in Evanston. Chair Isaac stated that there are two things being asked: reduction in parking spaces to 170 due to construction modifications which is a common occurrence and he would agree with, and opening some parking spaces to the public. Commissioner Lindwall stated that the area is heavily parked with students and if they can be encouraged to use covered parking that is a win -win for the City. 170 spaces currently exist so that should be approved; the applicant controls the spaces and programming can be adjusted to accommodate building tenants so this is a reasonable Page 2of3 Plan Commission Minutes 1/27/21 DRAFT- NOT APPROVED request. Commissioner Draper concurred and added that this an interesting case study on requests for reduced parking in TOD areas. Chair Isaac reiterated that the project was approved before the TOD Parking Study. There was concern of alley use due to Sherman Gardens residents needing to access their parking spaces behind the building; there has not been much engagement from those residents on this item. The Commission then reviewed the standards and found applicable standards were met. Some standards were not applicable due to no physical changes being proposed. Some discussion occurred on the vehicular access points and traffic flow. Mr. Howell clarified that there are access control points at the mezzanine level to prevent outside access (using key fob) to residential levels. Public access to elevators and stairwells exit to the street. Lindwall moved approval of staff recommendation. Seconded by Draper. A roll call vote was taken and the motion was approved unanimously, 6-0. Ayes: Draper, Halik, Hewko, Johnson, Lindwall, Isaac Nays: 6. PUBLIC COMMENT No public Comment 7. ADJOURNMENT Lindwall moved to adjourn the meeting. Draper seconded. A roll call vote was taken and the motion was approved. Meeting was adjourned at 8:27 PM. Respectfully Submitted, Meagan Jones Neighborhood and Land Use Planner Community Development Department Page 3 of 3 Plan Commission Minutes 1/27/21 811 EMERSON STREET - APPLICATION FOR MAJOR ADJUSTMENT TO PLANNED DEVELOPMENT TABLE OF CONTENTS SECTION 1 PROJECT NARRATIVE SECTION 2 STATEMENTS ADDRESSING RELIEF STANDARDS STATEMENT OF COMPLIANCE WITH ZONING ORDINANCE AND OTHER PERTINENT CITY POLICIES STATEMENT OF SITE CONTROLS AND STANDARDS FOR PLANNED DEVELOPMENTS STATEMENT OF DEVELOPMENT ALLOWANCES FOR PLANNED DEVELOPMENTS SECTION 3 PLANNED DEVELOPMENT APPLICATION FORM CERTIFICATE OF DISCLOSURE OF OWNERSHIP INTEREST FORM SECTION 4 PARKING STUDY PREPARED BY KLOA, DATED 11-17-20 SECTION 5 DEVELOPMENT PLAN/SITE PLAN SECTION 1 PROJECT NARRATIVE SECTION 1 PROJECT NARRATIVE The Applicant, CA/Focus Evanston Property Owner, LLC ("CA/Focus"), is the owner of the subject property, located at 811 Emerson Street. The requested major adjustment is for the existing mixed -use building, which was approved as a Planned Development pursuant to Ordinance No 37-0-17 approved by the Evanston City Council on July 11, 2017. The existing building contains 241 apartments, ground floor retail, and 170 parking spaces. Currently, four (4) parking spaces on the ground floor are allocated to the retail use. There are also two (2) parking spaces along the alley that are set aside as car share spaces. The project was approved with 174 parking spaces. However, column defects were discovered on site which required some existing steel columns to be wrapped in concrete and fireproofed. As a result, some modifications to parking stalls had to be made, reducing the overall parking amount to 170 spaces. Additionally, the Applicant seeks to allow up to 50% of the existing parking spaces to be available for public use. As of September 13, 2020, the building is fully stabilized. KLOA conducted a parking utilization study in October 2020 to determine the number of residential parking spaces used at various days and times. At that time, the building was 96% occupied. Based on the study, parking utilization remained below 50110 with the exception of October 1, when peak occupancy exceeded 50% due to apartment move ins. The Applicant seeks to make 50% of the parking spaces available to the public. This allows demand for public parking in the area to be satisfied within the existing building rather than having empty parking spaces. Finally, it is anticipated that putting the underutilized parking spaces to use will generate approximately $14,000 annually in parking tax revenue for the City of Evanston. Residents of the building would not be permitted to obtain residential on -street parking permits. Additionally, the Applicant shall provide the City of Evanston with building vehicle ownership data on an annual basis to ensure that demand for parking for the apartments is met. SECTION 2 STATEMENTS ADDRESSING RELIEF STANDARDS SECTION 2 STATEMENTS ADDRESSING RELIEF STANDARDS STATEMENT OF COMPLIANCE WITH ZONING ORDINANCE AND OTHER PERTINENT CITY POLICIES Statement addressing the development's compliance/any other pertinent city planning and development policies regarding the following: The amendment is in compliance with the "2000 Evanston Comprehensive General Plan," adopted May 8th, 2000 ("Comprehensive Plan") by the City Council as set forth below. A. Promoting Use of Mass Transit and Pedestrian -Friendly Development The Comprehensive Plan states the following: "Promote higher -density residential and mixed -use development in close proximity to transit nodes (e.g., train stations) in order to support non -automobile dependent lifestyles. " (Comprehensive Plan, page 108). • The Subject Property is located within walking distance of two "L" stops and one Metra stop. By providing ample bicycle parking and on -site car sharing spaces, the amendment is designed to support non -automobile dependent lifestyles. "New developments should be integrated with existing neighborhoods to promote walking and the use of mass transit. " (Comprehensive Plan, page 8). The Subject Property is located within a five-minute walk (1320-ft radius) from various retail stores and restaurants. As such, the proposed development promotes walkability within the neighborhood, and reduces the demand for excess parking for residents. Proximity to transit stations creates some demand for public parking for commuters that do not live within walking distance to the stations. The Subject Property is located directly to the east of the CTA rail line, one block from the Foster "L" stop, three blocks from the Davis "L" stop, and three blocks from the Evanston Metra stop. In addition, the 93 CTA bus stops on the corner of Maple Avenue and Emerson Street, one block from the site. As such, the proposed development promotes the use of mass transit. "New land development can take advantage of renewed interest in pedestrian and transit orientation. For example, slightly higher density residential and residential/commercial mixed -use buildings can be desirable additions along major corridors already very accessible to mass transit. " (Comprehensive Plan, page 8). • The Subject Property is located on a site with convenient accessibility to the CTA purple "L" line and is two blocks away from the Green Bay Road corridor, along which the Metra line runs. Further, the property is in a pedestrian -friendly location, in a transit oriented development area desirable to residents who prefer to walk to campus or downtown. Therefore, the proposed development will take advantage of the renewed interest in pedestrian and transit orientation and promote public transportation versus vehicular traffic. • The development includes a ground floor convenience store use, which provides pedestrian -accessible convenience retail for the building residents and further reducing their demand for a car. "Promote biking to enhance the character of the community, retail viability, and health of citizens. " (Comprehensive Plan, page 109). • The development currently provides ample room to store residents' bicycles in a well -lit and inviting bicycle storage room with a bike repair station, encouraging biking as a means of transportation. The number of bicycle parking spaces provided will meet the requirements of the City of Evanston code and LEED Silver guidelines. STATEMENT OF SITE CONTROLS AND STANDARDS FOR PLANNED DEVELOPMENTS Statement addressing the site controls and standards for planned developments in the subject property's zoning district regarding the following: The requested major adjustment is to a previously -approved planned development. The only requested change is to the parking requirements reflected in the approval ordinance. The applicant seeks to modify the approved number of spaces from 174 to 170 which was the result of structural changes to building columns. As to the request to allow spaces to be used for public parking, the requested modification will allow for an already existing and underutilized parking garage to be used to meet community parking needs. As shown in in the enclosed parking utilization study, the garage is less than 50% occupied, despite the building being fully -occupied occupied as of mid -September 2020. Therefore, there is excessive parking available on the property. No other zoning or site controls are being modified. STATEMENT OF DEVELOPMENT ALLOWANCES FOR PLANNED DEVELOPMENTS Statement addressing the development allowances for planned developments in the subject property's zoning district regarding the following: Parking The requested adjustment is to a previously -approved planned development. The only requested change is to the parking requirements reflected in the approval ordinance. The reduction of spaces from 174 to 170 was required due to structural changes required for columns within the building. Additionally, allowing spaces to be used for the public will allow for an already existing and underutilized parking garage to be used to meet a community parking need. The requested relief will have no adverse effects on residential uses within or adjoining the development or the overall neighborhood. SECTION 3 PLANNED DEVELOPMENT APPLICATION FORM PLANNED 'DEVELOPMENT APPLICATION c:Or Evan��y ston- Case Number: 1 PROPERTY Address(es)/Location(s) 811 Emerson Street Brief Narrative Summary of Proposal: The Applicant seeks a major amendment to a planned development for the subject location in order to reduce the number of parking spaces approved from 174 to 170 and to allow 50% (85 spaces) of the required spaces to be utilized as public parking spaces. A detailed narrative and supporting materials are submitted herewith. 2. APPLICANT Name: Tim Anderson c/o Focus Development Address: 100 S. Wacker Drive, Suite 2100 Phone: Work: 224-255-6109 Home: Fax: Work: 847-441-0475 Home: E-mail: tima@focusrealestate.com Organization:. CA/Focus Evanston Property Owner, LLC City, State, Zip: Chicago, Illinois 60606 Cell/Other: . fReaseircle the primary ns of contact. What is the relationship of the applicant to the property owner? ®csame ❑ builder/contractor ❑ potential purchaser ❑ potential lessee ❑ architect ❑ attorney ❑ lessee ❑ real estate agent 0 officer of board of directors ❑ other: 3. SIGNATURE "I certify that all of the above information and all statements, information and exhibits that I am submitting in conjunction with this application are true and accurate to the best of my knowledge." Applicant Signaturt—REEEQ�, RED Date ` Page 1 of 8 ,4. PRE -SUBMISSION REQUIREMENTS Prior to actually submitting an application for Planned Development, you must: A. Complete a Zoning Analysis of the Development Plan The Zoning Office staff must review the development plan and publish a written determination of the plan's level of compliance with the zoning district regulations. Apply at the Zoning Office. B. Present the planned development at a pre -application conference Contact the Zoning Office to schedule a conference with Planning & Zoning Division staff. '5. REQUIRED SUBMISSION DOCUMENTS AND MATERIALS IX (This) Completed Application Form ly, Application Fee ($6,480} ($2,000) ® Two (2) Copies of Application Binder Your application must be in the form of a binder with removable pages for copying. You must submit two application binders for initial review. The Application Binder must include: ® Certificate of Disclosure of Ownership Interest Form N/A ❑ Plan drawing illustrating development boundary and individual parcels and PINS N/A ❑ Plat of Survey of Entire Development Site N/A ❑ Zoning Analysis Results Sheet N/A ❑ Preliminary Plat of Subdivision N/A ❑ Pre -application Conference Materials 13 Development Plan N/A ❑ Landscape Plan N/A ❑ Inclusionary Housing Ordinance Application N/A ❑ Statement addressing how the planned development approval will further public benefits Statement describing the relationship with the Comprehensive Plan and other City land use plans Statement describing the development's compliance with any other pertinent city planning and development policies ® Statement addressing the site controls and standards for planned developments N/A ❑ Statement of proposed development's compatibility with the surrounding neighborhood N/A[] Statement of the proposed development's compatibility with the design guidelines for planned developments N/A ❑ Statements describing provisions for care and maintenance of open space and recreational facilities and proposed articles of incorporation and bylaws N/A❑ Restrictive Covenants N/A❑ Schedule of Development N/C Market Feasibility Statement Traffic Circulation Impact Study /Parking Study (� Statement addressing development allowances for planned developments Notes: • Plats of survey must be drawn to scale and must accurately and completely reflect the current conditions of the property. • Building plans must be drawn to scale and must include interior floor plans and exterior elevations. • Application Fees may be paid by cash, check, or credit card. • Mailing Fees also apply and will be provided to the applicant from the City's mailing vendor. Page 2 of 8 • Civic Engagement Website will be set up for the duration of the planned development review process at applicant expense. NAL REPRESENTATIVEIINFORMATION �6THER PROFESSIO Attornev, Name: Katriina S. McGuire Organization: Thompson Coburn LLP Address: 55 East Monroe - 37th Floor City, State, Zip: Chicago, IL 60603 Phone: (312)580-2326 Fax: (312)580-2201 Email: kmcguire@thompsoncoburn.com Architect Name: N/A Organization: Address: City, State, Zip: Phone: Fax: Email: Survevor Name: N/A Organization: Address: City, State, Zip: Phone: Fax: Email: Civil Enaineer Name: N/A Organization: Address: City, State, Zip: Phone: Fax: Email: Traffic Enaineer Name: Luay Aboona Address: 9575 W. Higgins Rd., Suite 400 Phone: 847-518-9990 Fax: 847-518-9987 Other Consultant Name: Address: Phone: Fax: Organization: KLOA City, State, Zip: Rosemont, IL 60018 Email: laboona@kloa.com Organization: City, State, Zip: Email: Page 3 of 8 Page 4of8 7.. MULTIPLE PROPERTY OWNERS Use this page if the petition is on behalf of many property owners `7 understand that the regulations governing the use of my property may change as a result of this petition. By signing below, / give my permission for the named petitioner on page 1 of this form to act as my agent in matters concerning this petition. / understand that 1) the named petitioner will be the City of Evanston's primary contact during the processing of this petition, 2) l may not be contacted directly by City of Evanston staff with information regarding the petition while it is being processed, 3) / may inquire the status of this petition and other information by contacting the Zoning Office, and 4) the property owners listed below may change the named petitioner at any time by delivering to the Zoning Office a written statement signed by all property owners and identifying a substitute petitioner." NAME and CONTACT INFORMATION (telephone or e-mail) N/A ADDRESS(es) or PIN(s) of PROPERTY OWNED SIGNATURE Page 5 of 8 Application Procedure (A) Pre -Application Conference: Pre -Application Conference: Prior to application submittal, an applicant shall meet with the Zoning Administrator, Planning & Zoning staff, and the Alderman of the ward in which the proposed planned development is located. Where applicable, a representative of the Preservation Commission shall be present. The purpose of the conference is to present the concept of the proposed plan and discuss procedures and standards for approval. No representation made by City staff or the representative of the Preservation Commission during such conference or at any other time shall be binding upon the City with respect to the application subsequently submitted. The pre -application conference shall be scheduled within 15 calendar days after receiving the applicant's request. (B) Information Needed for Pre -Application Conference: The applicant shall include the following information at the time of request for the meeting: 1. Narrative summary of proposal. 2. Conceptual site plan. 3. Plat of survey (including the location of utilities). 4. Proposed elevations. 5. Photographs of the subject and surrounding properties. 6. Description of adjacent land uses and neighborhood characteristics. 7. Description of critical historical structures, details or characteristics (if applicable). (C) Zoning Analysis Application: Prior to review of the project, the applicant must submit the project for "zoning analysis." The Zoning Division's response to this application is a Zoning Analysis Review Sheet addressing specific regulatory areas, and indicating compliance or deficiency. (D) Results of Pre -Application Conference and Zoning Analysis: Following the pre -application conference, the Zoning Administrator shall be available to suggest modifications to the site plan as discussed during the pre -application conference. Within 7 calendar days, minutes of the pre -application conference shall be sent to the applicant and shall be available upon request to interested parties by the Zoning Administrator. Review Procedure - Decision (A) Review Procedure: Upon the review of an application for a planned development the Zoning Administrator shall notify the developer of any deficiencies or modifications necessary to perfect the planned development application. (B) Public Hearing: After determining that the application is complete, the Zoning Administrator shall schedule a public hearing to be held by the Plan Commission at which time a formal presentation of the planned development application will be presented. The public hearing shall be held not less than 15 calendar days and no more than 30 calendar days from the date of receipt of the complete application. In addition, a sign shall be posted on the property for a minimum of 10 working days prior to the public hearing indicating the place, time and date of the hearing. (C) Mailed Notices Required: Notice shall also be given by first class mail to all owners of property within a 1,000-foot radius of the subject property as provided by the City. The failure of delivery of such notice, however, shall not invalidate any such hearing. The City, through its Geographic Information System, will supply the names and addresses of the owners of property within the 1,000-foot radius. A third party mailing service mails notice of the hearing to the neighboring property owners. The applicant must pay any and all fees and postage associated with mailing this notice. The City publishes a notice of the hearing in a locally circulating newspaper, generally the Evanston Review, no less than 15 days nor more than 30 days prior to hearing. (D) Recommendation: The Plan Commission holds a public hearing and makes a recommendation, based on findings of fact, to the City Council within 60 days of the close of the public hearing. The Planning and Development Committee of the City Council considers the Plan Commission's recommendation and forwards it to the full Council with or without a recommendation. The City Council considers the Plan Commission's recommendation and may introduce an ordinance granting the planned development. The City Council may adopt an ordinance granting the planned development at the following or any subsequent City Council meeting. The developer shall record the ordinance granting the planned development and the development plan with the Cook County Recorder. Submittal Requirements 1) Planned Development Application Form. 2) Certificate of Disclosure of Ownership Interest Form listing each individual lot contained within the proposed development identified by parcel identification number and each owner having legal or equitablle interest in each Page 6 of 8 individual parcel. Connection to the ownership interest in the property must be documented in the form of a title insurance policy, deed, lease or contract to lease or purchase. 3) Exhibit illustrating the boundaries of each individual parcel contained within the property(ies) proposed for development with coincide parcel identification numbers. 4) Plat of Survey, drawn to scale, showing dimensions and areas of the parcel(s), lot(s), block(s), or portions thereof, according to the recorded plat of the subject property(ies). 5) Preliminary Plat of Subdivision, if necessary, showing the development consists of, and is coterminous with, a single lot legally described in a recorded plat of subdivision or proposed subdivision or consolidation. 6) Pre -application Conference Materials: a) Conceptual site plan, showing parking and bicycle facilities where appropriate; b) Plat of survey showing location of utilities; c) Elevations; d) Photographs of the subject and surrounding properties; e) Description of adjacent land uses and neighborhood characteristics; and f) Description of critical historical structures, details or characteristics. 7) Zoning Analysis Results Sheet, if available. 8) Development Plan showing: a) Location, dimensions and total area of site; b) Location, dimensions, floor area, construction type and use of each structure; c) Number, type and size of dwelling units, and the overall dwelling unit density; d) Number and location of parking spaces and loading docks, with means of ingress and egress; e) Traffic circulation pattern, location and description of public improvements, streets and access easements to be installed or created; f) All existing and proposed dedications and easements; g) Drainage plan; h) Locations, dimensions and uses of adjacent properties, rights of way, easements and utilities serving the site; i) Significant topographical or physical features, including trees; j) Soil or subsurface conditions; and k) Historical structures or features. 9) Landscape Plan, including: a) Location, dimensions and total area of site; b) Locations, dimensions and uses of adjacent properties, rights of way, easements and utilities serving the site; c) Landscaping location and treatment, plant material types, size and quantity, open spaces, and exterior surfaces of all structures with sketches of proposed landscaping; d) Topographic and physical site features including soils and existing trees and vegetation; e) Location, type and size of trees to be removed, and preservation plan for existing trees to remain through construction; and f) Location, type, height and material of all fences and walls. 10) Inclusionary Housing Ordinance Application. 11) Statement addressing how the planned development approval will further public benefits including: a) Preservation and enhancement of desirable site characteristics, open space, topographic,and geologic features, and historic and natural resources; b) Use of design, landscape, and architectural features to create a pleasing environment; c) Provide a variety of housing types in accordance with the City's housing goals; d) Eliminate blighted structures or incompatible uses through redevelopment or rehabilitation; e) Business, commercial, and manufacturing development to enhance the local economy and strengthen the tax base; f) Efficiently use land resulting in more economic networks of utilities, streets, schools, public grounds, and other facilities; and g) Incorporate recognized sustainable design practices and building materials to promote energy conservation and improve environmental quality. h) Additional benefits related to transit alternatives, public art, public space improvements, etc. Page 7 of 8 12) Statement describing the relationship between the proposed development and the Comprehensive General Plan and other City land use plans. 13) Statement describing the developments compliance with the Zoning Ordinance and any other pertinent city planning and development policies. 14) Statement addressing the site controls and standards for planned developments in the subject property's zoning district regarding the following: a) Minimum area b) Tree preservation c) Landscaped strip d) Open space e) Walkways f) Parking and loading g) Utilities h) Stormwater treatment 15) Statement of proposed developments compatibility with the surrounding neighborhood. 16) Statement of proposed developments compatibility with the design guidelines for planned developments. 17) Statement describing provisions for care and maintenance of open space and recreational facilities and, if owned by an entity other than a government authority, proposed articles of incorporation and bylaws. 18) Restrictive Covenants to be recorded against proposed development. 19) Schedule of Development phases or stages stating beginning and completion time for each phase. 20) Market Feasibility Statement indicating the consumer market areas for all proposed uses in the development, the population potential of the area to be served by the proposed uses and other pertinent information concerning the demand for such uses of land. 21) Traffic Circulation Impact Study showing the effect of the development upon adjacent roadways, anticipated vehicular trips and traffic flow, and what road improvements and traffic control upgrading might be necessary. 22) Statement addressing the development allowances for planned developments in the subject property's zoning district regarding the following: a) Height increases b) Density increases c) The location and placement of buildings varying from that otherwise permitted in the district d) Floor area ratio increases Standing The applicant must own, lease, or have legal or equitable interest in the subject property. The Planning and Zoning Division requires the applicant to demonstrate his or her connection to the ownership interest in the property. Documentation can be in the form of a title insurance policy or a deed, and a lease or contract to lease or purchase. Page 8of8 SECTION 4 PARKING STUDY PREPARED'BY KLOA DATED 11-17-20 XL Kenig,�indgren;0'Hara,Aboona,lne. 9575 West Higgins Road, Suite 4001 Rosemont, Illinois 60018 p: 847-518-9990 1 f: 847-518 9987 MEMORANDUM TO: Vic Howell Focus FROM: Elise Purguette Consultant Luay R. Aboona, PE, PTOE Principal DATE: November 17, 2020 SUBJECT: Parking Study 811 Emerson Street Evanston, Illinois This memorandum presents the findings and recommendations of a parking occupancy survey conducted by Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA, Inc.) at the parking garage serving the residential development located at 811 Emerson Street in Evanston, Illinois. The development provides 241 apartment units, a three -level parking garage with a total of 170 parking spaces and ground floor retail space that is occupied by a 7-Eleven. The purpose of this evaluation was to determine the utilization of the parking garage. Parking Occupancy Surveys Parking occupancy surveys were conducted at the parking garage on Thursday through Saturday, October 1 through 3, 2020. The counts were conducted in one -hour intervals from 7:00 A.M. to 10:00 P.M. and the parking occupancy surveys were classified by type of space. It should be noted that at the time the parking occupancy surveys were conducted, the apartment development was 96 percent occupied. The parking occupancy surveys are summarized in Tables 1 through 3 for each day. It should be noted that the two -alley car share parking spaces were not included in the parking occupancy surveys. However, these parking spaces will be utilized as car sharing services, and as such, are either a reserved space for the car share vehicle being utilized or will be occupied by the car share vehicle. Therefore, in order to provide a conservative evaluation of the parking supply, the two alley parking spaces were assumed to be occupied during the study period. KLOA, Inc. Transportation and Parking Planning Consultants Parking Occupancy Results The results of the parking occupancy surveys indicated the following: • The parking occupancy on Thursday ranged from 81 to 96 vehicles (47 to 56 percent occupied). • The parking occupancy on Friday ranged from 66 to 84 vehicles (39 to 49 percent occupied). • The parking occupancy on Saturday ranged from 61 to 81 vehicles (37 to 48 percent occupied). • Peak occupancy on Thursday was 96 vehicles (56 percent) occurring at 8:00 A.M. resulting in a surplus of 74 parking spaces. • Peak occupancy on Friday was 84 vehicles (49 percent) occurring at 7:00 A.M. and 8:00 A.M. resulting in a surplus of 86 parking spaces. • Peak occupancy on Saturday was 81 vehicles (48 percent) occurring at 7:00 A.M., 8:00 A.M. and 10:00 P.M. resulting in a surplus of 89 parking spaces. 2 Table IA PARKTNC'T nC'.C'.TTPANC Y RV PARKTNC'. RPAC'F. TVPF _ TNTTRCT)AV O TORF.R 1 ?mn 7:00 AM 1 1 2 2 10 0 0 16 3 36 8:00 AM 2 1 2 2 11 .__ 0 0 18 3;::;` °=A ; 37 9:00 AM 1 2 2 2 10 0 0 17 3 35 O;OO AM 1 1 2 2 9 0 0 15 11:00 AM 0 1 1 2 8 0 0 12 3 36 12:00:PM 0 1 1 2 8 0 0 12 3 33 1:00 PM 0 2 2 2 7 0 1 14 3 32 20 0. PM 0 3 2 2 8 0 2 _.._.,... �..... 17 3 31.. 3:00 PM 0 3 1 2 9 0 0 15 3 33 4:00 PM 0 3 1 2 .. 9 0 0 15 :3'..'f 31 5:00 PM 0 1 2 2 10 0 0 15 3 28 6 60 PM 0" 2 .2 2 9 0 0 15 7:00 PM 0 1 2 2 9 0 1 15 3 30 8l 00 P1vI . ` ::1 2 2 2 .W 9 ,.. _ 0 1 17 a•nn vra 1 n 1) a n n IA 2 z� Table 1 B PERCENT OCCUPIED BY PARKING SPACE TYPE - THURSDAY. OCTOBER 1, 2020 7:00 AM 25% 17% 100% 100% 30% 8:0WAM:.,, 50% 17% 100%. 100% 33% 9:00 AM 25% 33% 100% 100% 30% T0:00 AM' ''25%0 ,:, 1.7% 100% , 100% 27% 11:00 AM 0% 17% 50% 100% 24% 12:00 .PM . 0% 17% 50% 100% 24% 1:00 PM 0% 33% 100% 100% 21% 2:00 om (W/o SO% 100%0 100% 24% 3:00 PM 0% 50% 50% 100% 27% 4:00.PM O% 50% S0% 1.00% 27% 5:00 PM 0% 17% 100% 100% 30% �..fi OO.PM 0%Q.�,a . ',,33% 100%��'�)nU/��a n..� ""27% , 7:00 PM 0% 17% 100% 100% 27% 8:00;PM :. - 2'5%,,.` n•nn pM ?5°i no/ i nnoi 1 nnoi ?70/ 0% 0% 27% 100% 90% 0% 0%T 30% ) 00%o ;` ... .. 93% 0% 0% 28% 100% 88% 0% O%° 25% 100% 88% 0% 0% 20% 100% 90% 0% 0% 20% 1000%=} : 83% 0% 13% 23% 100% 80% 0% 25% 28% 00% 78%0l 0% 0% 25% 100% 83% 0% 0% 25% 100% 70% 0% 13% 25% 100% 75% 0.%.. 13% 28%100% 75% no/ no/ 7.110i 1 nnoi Rnoi Table 2A 7:00 AM 1 0 2 2 8 0 0 13 3 34 8:00 AM 1 0 2 2 8 _ 0 _ 0 1.3 34 9:00 AM 1 0 1 2 7 0 0 11 3 33 10:00 AM 1 0 1 2 6 0 0 10 3 :; o., 32 11:00 AM 0 0 1 2 6 0 0 9 3 32 12.00 PM 11 1, 2 2 4 0 0 10 "3 ': ' ; :. 29 f i 1:00 PM 0 2 2 2 4 0 0 10 3 28 2:00'PM 0 2 2 2 4 0 0 10 3:00 PM 0 2 2 2 3 0 1 10 2 24 4:00 Pm0 3 2 2 6 0 0 13 5:00 PM 0 1 2 2 5 0 1 11 2 25 6 00 PM .�. 1 2 2 2 5 ... 0 1 �...13 �2 2 S 7:00 PM 1 1 2 2 6 1 0 13 2 27 . 8:60:PM 1 3 2 2 6 0 0 14 9•nn pAa 1 a n n I �R Table 2B 7:00 AM 25% 0% 100% 100% 24% 0% 8:00 AM 25% 0% 100%. 100% 24% 0% 9:00 AM 25% 0% 50% 100% 21% 0% 0:0Q, A-Fv{, -25%-. 0°/Q 50%° 100%. P% 0% 11:00 AM 0% 0% 50% 100% 18% 0% :12:00 PM 25% 17% 100% 1:00% 12% 0% 1:00 PM 0% 33% 100% 100% 12% 0% 2:00:PM ., 0%, 33% 100% 100% - --- 12% 0% 3:00 PM 0% 33% 100% 100% 9% 0% 4:00, PM " 0% ::' 500' " 100% 100°io 18% 0% 5:00 PM 0% 17% 100% 100% 15% 0% " 6:00 PM 25%' :: " 3A(o . 100% 100%' 0% 7:00 PM 25% 17% 100% 100% 18% 20% .8:00":PM ` '25% ` . ; .50%:...100''/o 18%. 0% 4•nn PM 1)1;oi 'A11oi I nnoi 1 nnoi not 0% 22% 100% 85% 0% 22% 85% 0% 18% 100% 83% 0% 17% 100%1:`:;, ', , ' ; ,,; ,800Q 0% 15% 100% 80% U% 17% 73%j 0% 17% 100% 70% 13% 17% 67% 60% 0% 22%. � 67% . ,, :'` ,58%1 13% 18% 67% 63% 13% 22% 67% °' :' 63% 0% 22% 67% 68% 0% 23% 57"Mo ' no/ I Ro/ 1 nnoi 7no/ Table 3A PARKING, OC'C'ITPANCV RV PARKIN('. CPAC"P TVPF _ QATITRIIAV CNYITRFR 1 '7010 7:00 AM 1 1 2 2 7 .0 0 13 3 31 8 00.AM 1 l 9:00 AM 1 1 1 2 7 0 0 12 3 31 1:0:00 AIVf 2.... 7ti O 0 _ 13,. 3 w., p 11:00 AM 0 3 0 2 5 0 1 11 3 28 12.QO M 0. 4 0 2. 5 0 Q 11 '3 2 1:00 PM 1 1 0 2 5 0 0 9 2 27 I:QQ.PM 1 2 0 2 4 0' 0 9 t 3:00 PM 0 2 0 2 6 0 0 10 1 28 -4:00 PM 0 -1-`0: 2 5 0 0: 9 2 23-1 5:00 PM 0 1 0 2 6 0 1 10 2 18 2, 2 4 7:00 PM 0 2 2 2 6 0 0 12 2 22 w n'+u• .6 12 „: � :•2,: 25 6N ?ti . Aj 9•nn PM > n n Table 3B PERCENT OCCUPIED BY PARKING SPACE TYPE - SATURDAY, OCTOBER 3, 2020 7:00 AM 25% 17% 100% 100% 21% 0% 0% 22% 100% 78% :QQ AM 00% 100%0 21% % _r 0% 22% 100°!° 9:00 AM 25% 17% 50% 100% 21% 0% 0% 20% 100% 78% 10 00 AM 25% 33% 500/o' 100%21% 0%, 0% 22% 100% ' ` 75% 11:00 AM 0% 50% 0% 100% 15% 0% 13% 18% 100% 70% 12 00'pM.. 0°!0 67% 0%.: ° % .., . 0% ,. 0% 18% 73% 1:00 PM 25% 17% 0% 100% 15% 0% 0% 15% 67% 68% 2,Qp P1YI 25°!° : 33% " p% 100% ' 12% 0% 0%... 15"/° P33�10 68% 3:00 PM 0% 33% 0% 100% 18% 0% 0% 17% 33% 70% 4 QO, PM 0%' 1pQ°/n n� 15%. 0% 0%. 15% 67%' ;5$% 5:00 PM 0% 17% 0% 100% 18% 0% 13% 17% 67% 45% . .. f p0 PM U°!o 17% 1p�%� 1U0''/n 12"%" 0%0 . 13% % 33°/ 58% 7:00 PM 0% 33% 100% 100% 18% 0% 0% 20% 67% 55% p o o'. lQQ% : 17/0 1Q0% 18%n e ,�b/o ,:, ° 0./0 .w 20% „67%„' o 63/0' 9•nn Pm ?io/ 1'7°i 1 nnoi I nnoi 1 soi not not I Ro/ 1 nnoi oi SECTION 5 DEVELOPMENT PLAN/SITE PLAN Ril M: 10' - 2 7/8" (10'- 0" SETBACK) 771 -I I F__I I EHII 11 E] I F__-_I I F__ I I'l Hill I.I.El I I (D 10 1 9 H 27' EXISTING ORNAMENTAL FENCE F� II Y IQ N �p W ' N 0 0 ' 0 G ..o 0 10' - 1112" (10'- 0' SETBACK) m CD E