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ORDINANCES-2012-007-O-12
9 12/20/2011 7-0-12 AN ORDINANCE Granting an Extension to the Existing Planned Development at 1100 Clark Street / 1719 Ridge Avenue in the 01 Office Zoning District WHEREAS, on February 23, 2004, the City enacted Ordinance 5-0-04; and WHEREAS, on November 29, 2005, the City amended Ordinance 5-0-04 by enacting Ordinance 125-0-05; and WHEREAS, on September 12, 2011, the City amended Ordinances 5-0-04 and 125-0-05 by enacting Ordinance 77-0-11, attached hereto as Exhibit 1 and incorporated herein by reference; and WHEREAS, pursuant to Title 6 of the Evanston City Code, 1979, as amended ("the Zoning Ordinance"), Ordinances 5-0-04, 125-0-05, and 77-0-11 granted and amended a Special Use Permit for a Planned Development in the 01 Office Zoning District for the property located at 1100 Clark Street / 1719 Ridge Avenue, Evanston, Illinois (the "Subject Property"), which is legally. described in the aforementioned Exhibit 1; and WHEREAS, 1717 Ridge Avenue LLC ("the Applicant'), an affiliate of. Focus Development, Inc., and contract purchaser of a portion of the Subject Property, requests an amendment to Section 7 of Ordinance 77-0-11 relating to the required completion of construction date; and WHEREAS, at its meeting of January 9, 2012, the Planning and Development Committee of the City Council considered the Applicant's request and 4 recommended approval thereof by the City Council; and 7-0-12 WHEREAS, at its meeting of January 9, 2012, the City Council is considered and adopted the records and recommendation of the Planning and Development Committee, NOW, THERE FORE, _BE IT ORDAINED BY THE CITY COUNCIL OF THE �- CITY OF EVANSTON, COOK COUNTY, ILLINOIS, THAT: SECTION 1: The foregoing recitals are found as fact and incorporated herein by reference. SECTION 2: The deadlines set forth in Subsections 6-3-5-15-(A) and 6- 12-1-10-(A)-(4) of the Zoning Ordinance, and in Section 7 of Ordinance 77-0-11 not withstanding, the Applicant shall have until October 1, 2014, to complete the construction of further improvements on the Subject Property pursuant to this Ordinance 77-0-11. SECTION 3: When necessary to effectuate the terms, conditions, and purposes of this ordinance, "Applicant" shall be read as "Applicant's agents, assigns, and successors in interest." SECTION 4: Except as otherwise provided for in this Ordinance 7-0-12, all applicable regulations of Ordinance 5-0-04, Ordinance 125-0-05, Ordinance 77-0- 11, 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 any of the terms herein, this Ordinance 7-0-12 shall govern and control. SECTION 5: All ordinances or parts of ordinances in conflict herewith are hereby repealed. -2- • I • 0 7-0-12 SECTION 6: This Ordinance 7-0-12 shall be in full force and effect from and after its passage, approval, and publication in the manner provided by law. SECTION 7: The findings and recitals herein are 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: q_, 2012 Adopted.- nttCJltt Q , 2012 Attest - Approved: 2012 f � _P47-1 - � 0� 0_� �_ Eli a eth B. Tisdahl, Mayor Approved as to form: x Rodney Gre A, City Clerk Grad Farrar, Corporation Counsel -3- 7-0-12 EXHIBIT 1 ORDINANCE 77-0-11 u 0 -4- Effective :Date: September 28, 2011 9f712011 77.0-11 AN ORDINANCE Granting Amendments to the (Existing Planned Development of 1100 Clark Street / 1719 Ridge Avenue: in the 01 Office Zoning District WHEREAS, on February 23, 2004, the City enacted Ordinance. 5-0-04, attached hereto as Exhibit A and inccrporated herein by reference; .and. WHEREAS, on November 29, 2005, the City amended Ordinance 5-0-04 by enacting Ordinance 125-0-05, attached hereto as Exhibit B and incorporated herein by reference; and WHEREAS, pursuant to. Title 5 of the Evanston City Code, 1979, as amended ('the Zoning Ordinance"), Ordinances 5-0-04 and 125-0-05 granted and amended, respectively, a Special Use Permit for a four (4)-budding planned Development in the 01 .Office Zoning District for the property located at 1100 Clark. Street t 1719 Ridge Avenue, Evanston, Illinois (the "Subject Property'); which is .legally described in the aforementioned Exhibit A; and WHEREAS, due to economic forces, tvio, (2) of the buildings. in said Planned Development have yet to be constructed; and WHEREAS, 1717 Ridge Avenge LLC ("the Applicant"), .an affiliate of Focus Development, (tic,, and contract purchaser of that portion of the Subject property depicted in the Plat of Survey inctuded in the proposed amended. siie plan (the "Amended Site Plan`'), attached hereto as Exhibit C and incorporated herein by reference, requests approval of the- Amended Site Plan, which would govern the completion of construction of 4 said Planned Development; and 77-0-11 9 WHEREAS, in order to complete construction ofthe Planned Development In accord with the Amended. Site Plan, the Applicant requests amendments to certain WHEREAS, at_ its meeting of September 12,. 2011, the Planning and Development Committee of the* City Council considered the Amended Site Plan and. recornmended approval thereof by the City Council, and WHEREAS;• at its meeting of September 12, '2011 ; the City Council .considered .and.adopted the records and recommendation ,of the Planning and. Development Committee, NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS: SECTION 1: That the foregoing, recitals are found as fact and incorporated herein by reference. SECTION 2: That the City Council hereby accepts the Amended Site ..Plart in order to allow the construction and operation of further improvements on the Subject Property in substantial conformance with the Amended Site Plan pursuant to brdinance 5-0-04, as amended by Ordinance 125-0-05 and this Ordinance 77-0-11. SECTION 3: That, pursuant.to Subsection 6-3-6-12-(C) of the Zoning Ordinance, the City Council uncil her'bby grants -the following Major Adjustments (6'the P180ned Development approved and amended by Ordinances 5-0-04 and 1,25-0-05: The Planned Development shall consist of 'three (3) buildings instead of four (4). (13) The total, number of dwelling units is increased from not more than two hundred fifty-six (256) to not. more than two hundred eighty-six (286), including the existing one hundred eleven (111) units already built on the Subject Property. —2- I is 77-0-11 (C) The number of parking spaces required for residential uses is decreased from three hundred sixty-five (365) to three hundred. fifty-four (354), including one hundred ninety-four (194) to be built pursuant to the Amended Site Plan, for a.: total of six hundred sixty (660) spaces for all rises on the Subject Property. (D) The :defined gross floor area ratio is increased from two and three hundredths (2.03) to two and Wenty-five hundredths (2.25). (E) The front yard setback from Clark.Street, along the northern edge of the Subject, Property, is decreased from twelve feet (12') to seven feet, four inches (7'4"). (F) The front yard setback from Ridge; Avenue, along the vrrestern edge of the Subject Property, is decreased from twenty feet (20') to thirteen feet (13"). (G) There will be no rear yard setback from the alley along the southern edge of the. Subject Property to allow for four (4) open, off-street parking spaces, whereas Subsection 6;15-2-8-(D) .of the Zoning Ordinance requires a setback of five feet (5') for parking spaces. SECTION 4. That, in carder to permit the Applicant to proceed pursuant to 'the Amended Site Plan, the design conditions set forth in Subsections (c), (d). (e), (f), and (g) of Section 6 of Ordinance 5-0-04 shall not apply to the construction of the third, building on the Subject Property. SECTION 5: That the Applicant's obligation to reimburse the City for real costs incurred in the course of resurfacing portions of Clark Street and Oak Avenue adjacent to the Subject Property, imposed by Subsection 6(h} of Ordinance 5-0-04, shall not ex eed fifty percent (50%) of said costs incurred, and in no case shall exceed eighty-seven thousand dollars ($87,000.00Y. The City hereby agrees that, in order to collect said funds from the Applicant, it shall commence said resurfacing project no later than three (3) years after the issuance of a temporary certificate of occupancy ("TCO") for the new building to be, constructed on the Subject Property pursuant to the Amended Site Plan. _3� 77-0-11 9 SECTION 6: That, in return for the Applicant reserving nine (0) .units on -site for households that do not exceed one: hundred twenty percent (120%) of area median �;Incoi.*he-as-detertimined, by._ the_..U.S._Dbparttnent ..of._Housing..and_Ui-ban_ Development_ _--- CHUD"), which is the income limit for HUD's Neighborhood Stabilization Program 2, the :City Council hereby releases the Applicant from the affordable housing, conditions set forth in Subsection 6(k) of Ordinance 5-0—: 04 an8 Subsection 3(b) of Ordinance 125-0-05. SECTION 7: That the deadlines set forth in Subsections 6-3-5-15.(A) and 6-11-1-10-(A)-(4) of the Zoning 'Ordinance not withstanding, the Applicant shall have until .October 1, 2013, to complete the construction of further, improvements on the Subject Property pursuant #o this Ordinance 77-0-11 and the Amended Site Plan_ SECTION $. That, pursuant to Subsection 6-3-5712 of the. Zoning Ordinance, the City "Council hereby imposes the following condition on the Applicant's Special Use Permit for a Planned Del velo meat; violation of which shall constitute • p p grounds for revocation thereof pursuant to Subsection 6-3-10-6 cf the Zoning Ordinance: The Applicant shall develop and use the Subject Property in substantial ,compliance with all applicable legislation, the',approved plans and documents on file. and the Applicant's testimony and representations to the Site Plan and Appearance Revievr Committee, Planning, and Development Committee and City Council. SECTION 9: That, before the City may issue any permits related to ;construction pursuant to the Amended Site Plan,. the Applicant shall record, at its cost, a certified copy of this Ordinance 77-0-11, including all Exhibits attached hereto, with the Cook County Recorder of Deeds, and provide the City with a copy thereof. MIC • 77-0-1 i SECTION 10:. That, When necessary to effectuate the terms, conditions, and purposes of this ordinance, `Applicant" shall be read as 4Applicant`s agents. SECTION 11: That, except as otherwise provided for in this Ordinance 7770-11, all applicable regulations of Ordinance 5-0-04, Ordinance 125-0-05, 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 any of the terms. herein, this Ordinance 77-0-11 shall govern and control. SECTION 12: That all ordinances or parts of ordinances in contiict herewith are hereby repealed. SECTION 13. That this Ordinance 77-0-11 shall be in full force and effect '` i the manner provided b law- from_and after its passage, approval, and publication n m p y SECTION 14: That the findings: and recitals herein are declared to be prima facie evidence of the law of the City. and shall be received in evidenceas provided 'by the Illinois Compiled Statutes and the courts of the State of Illinois. Introduced' k ber /,A , 2011 Approved: Adopted, k- f &F'16,bzr , 2911 <; i 14 2011 f E117-eth B. Tisdahl, Mayor Approved as to form: z� r-�_`11--7��L. �Ity Ci �rk ' Grant Farrar, Corporation Counsel -5- 77-9-11 9 JEXHIAITA. ORDIN.ANGE5.-044 -6-. • 01 Jz 1 t2004 5-O-04 AN ORDINANCE GRANTING. A SPECIAL U1 E FOR.A Pt_ANNED DEVELOPMENT IN THE 01 OFFICE ZONING DISTRICT AT 'I'100 GLARK STREET/1719 RIDGE AVENUE WHEREAS, `fR Ridge partners, LLC ("Applicant"),'as owner of that portion of the property commonly known as 171'9 Ridge !avenue and contract purchaser of the property common[y known as 1100 Clark Street (collectively, "subject properly"), ImAted in the �01 Office Zoning District, sought approval of a special Use for a planned development (the "Planned Development") in case no. ZPC 03-14PD to construct a t� four -building multifamily 'residential complex, with approximately fifteen, logo -story 1 townhome-style condominitims arranged around the. perimeter of such complex, facing Ridge Avenue and Clark Street, with accessory parking and office uses, and Nvith each (1 of the four condominium"buildings having a height of eight (8) stories,, and _41 WHEREAS, construction of the Planned Development as proposed by the Applicant requires the granting of a special use.,to allow for multiple -family dwellings and the granting of. site development allowances for floor area Patio, building height, yard width and depth requirements, and transition fanascaped strip requirements, and WHEREAS, the Plan Commission conducted a public hearing on December 10, 2003, pursuant to proper notice in said case no.. ZPC 03-14-PD making a written record :thereof, and certain findings of fact that the proposal meets the standards for special uses in Section 6-3-5-10, the conditions for planned developments in Section 6-1 5-1- -0-04 $ (A), the site controls and standards of Section 6-1;i-1- (13), and the development allowances of Section 6-15=1-9 (C), ;end recommended. that the Planned Development bezpproved- subject to certain conditions; -and ------ WHEREAS, the Planning arid Development Committee of the QNty Pouncil considered and adopted the record and recommendations of the Plan Commission at its. January 12, 2004 meeting and recommended approval of the application; and WHEREAS, the.City Council considered and adopted the respective records a6d recommendations of the Plan Commission and Planning Arid Development. Committee at its January 12, 2004 and January, 26, 2004 meetings, and NOW, THEREFORE; BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS. SECTION ONE; That the foregoing recitals are found as fact and made a part hereof. SECTION TWO: That the a€oredescribed Special Use for a Planned Development, case no. ZPC-03-14-PD, be and it is hereby approved to permit the construction and. operation 'on the subject property of the Planned development. substantially in conformance with the 01 Office District regulations, 'the Development Flan as approved by the City and the terhis of this Ordinance, all on property commonly known as 1166 Clark Street and 1719 midge Avenue, legally described in Exhibit A. attached hereto and made a part hereof_ SECTION THREE: That pursuant to Section 6-3-6-6 of the Zoning Ordinance, modifications to the site development allowances: set forth in Section 6-1571-9 of this Ordinance in excess of those established in the 01 Zoning District, are herrsby allotoved, -z- • 5-0-04 the City Council finding that said site development allowances are necessary, to achieve the foIlowi€ig public benefits set forth in Section 6-3-6-3: a) --The- Development- Plarr as -a- Wh'Oie -including--siting-consideratfohg and building height are a; necessary use of design, landscape, and architectural features that will create a pleasing living environment at a highly visible location in the City as a ,public benefit in conformance with 6-3--6--3(1)), b) The 13eveloprnent OW as a whole including siting considerations and building height resftIts in a Development Plan that provides tovinhouses and aparGnent-style housing arrangements o; various .sizes as a public benefit in conformance Mith 6-3 a-3(E). c) The Development Plan as a whole including siting considerations and building height results in construction that eliminates a€) unsightly surface parking lot while maintaining the parking required by the Loning Ordinance for the development's uses in conformance with 6-3-6-3(F)- d) The Development Plan as a whole including siting considerations and building height results in more efficient use of the property by maintaining the current parking use while simultaneously providing increased, real estate tax revenues, increasing potential sales. tax generated by the purchases of new residents, and providing transfer stamp revenue and other funds in conformance with 6-3-6- 3(H):. SECTION FOUR:. That the site development -allowances for the 01 Office. District authorized in Section 6-M-5 and set forth in Section 6-15�.1-9 (C) are modified as follows-, a) The floor area ratio requirements of Section 6-15-2-7 are modified to 2:1 or245.000 square feet. Without modification, the maximum floor area ratio and square footage are 2..00 and 239,896 (without a Planned Development). b) Tlie maximurn building height requirement is modified to 75 feet to the top of the roof of top floor. WithoOt modification, the maximum heights are. 52 feet (without a planned DeOlopment) and 65 foet (xvith a Planned Development). 5-0-04 -c) yard setbacks shall be modified to 12 . feet on Clark Street, 2`0 feet on Ridge Avenue, 2 feet on Oak.Avenue, and. 0 feet on the With6ut.a Planned Development, the required pro setbacks of Section 6-1571-9.(C) 3 are 27 feet in front and side yards and 10 -feet in rear -and- interior side yards. '-d) No 4ransiticn .landscaped strip, oil the South lot line shall be .required. Without a Planned Development, Section 6-15-1-g(B). requires a 27-foot wide transition landscaped strip on all lot lines not abutting, a public street., SEdTI*ON FIVE: That development and operation of the Special Use for the .Planned Development granted hereby shall be in substantial conformity vvith Applicant's VX11mitments, statements, testimony and exhibits to the Plan,.Comml ssion, the'Pianning ,and Development Committee, and tile City Council and with the Development Plan. attached as Exhibit B hereto and made a,part hereof, except as said Development Plan is modified .lay this Ordinance 5-0-04. SECTION SIX: That the development Plan. for purposes of this. Ordinance consists of the Architectural Drawings, Architectural Renderings,. Landscape Plans, and Pre'liminary E-ngineeri n*g Plans that file Applicant submitted with its application in case no. ZPC 03-14-PD, plus a revision to the south elevation architectural drawing, and. new rendering thereof, identified as sheet A-14 and A-14.1, last revised January 26, 2004, which documents are indexed,and attached as. Exhibit. B hereto and made a part hereof. The Applicant Will construct and iflaintain the structures on the subject property in Ptcordancia. with the materials and the design elements indicated In the Development Plan, IrWudlng the following: a) The Development Plan Includes and provides for the following: Not. more than 237 dwelling 'units, consisting 91 222 condominiums that are. located in four (4) buildings, each having. eight stories, *8nd 15 townhouse -style condominiums, E 5-0-04 each having tWo stories, arranged around the .pedineter of such cotimptex, facing Ridge A+venue and dark Street, (tile division between condominium and townhome units may be altered to provide for 17 townhouse -style units, 'subject: to an eVaratt-l[noit of-13'7 dwelling--units)--plus-an_--office-garage building located beneath two of the eight story buildings and a pool house/recreational building located above a portion of the office garage building; 2) A building lot coverage Of 90,814 "square feet, or about 761%, on the 119,,950-square foot subject property; 3) % defined gross floor ai`ea (excluding parking, lording, mechanicals, and uses accessory to the building) of 243,045 square feet, resulting in a floor area ratio of about 2.1: 4) A maximum building height ; 5 feet to the top of the roof of top floor; 5) 668 parWngr spaces, of which about 3061are to be located in time office garage building to fulfill the parking requirement for time office/commercial building at 1007 Church Street; • ti) Office ' space, including building management office, lobbies and common areas, occupying portions of the first and second floor of each eight story building, each with access to the cul-de-sac drive in the. center of the subject property; and 7) Yards or setbacks with neither front nor street side. yards being built to the lot line, specifically: a. no less _ than 20 feet along Ridge Avenue,_ the west side of the subject property; b. no less than 2 fleet along Oak Avenue, the -east side: of rite subject property,- C. no less_fhan 12 feet along Clark Street, time north side of the subject property; and d. no less than 0 feet along thesouth tot line of the subject prbper.ty, adjacent to an east/west alley. b) 'Construction of ` the Planned Deg.;elopment . as set forth in the Development Plan and this Ordinance shall be subject to the Site 5-4-04 flan and Appearance Review provisions of the City Code and all other applicable codes, regulations: avid legistatlon- c} The .exterior wall materials, used on the buildings shall consist of - - - face- brick; -window -units and- copper- panels-, described -as- foHows. All brick facing on the buildings in the Planned Development shall be Norman ,size and all face brick used throughout the. Planned Development shall be Desert Ironspot Light, manufactured by Endicott Brick, LLC,.(or substantially similar to the quality, color and appearance thereof if such brick shall become unavailable); except in the following instance: on the south face of the first and second 'floor of the office garage building, there shall. be altemating strips and decorative panels , of Bowerston Red Smooth brick, manufactured by BoWerston Shale Company, as shown In architectural drawing A-14, last revised Jant,aiy 26, 2004 and Incorporated in the Development Plan, Exterior glass w1hdow-walls shall be used extensively on the seventh and eight floors of the condominium buildings, with face brick used- around the balconies and :giving way to all glass enclosure on the eighth floor. Copper panels shall be tised on the third (3�) through sixth (d) floors .of the buildings, centered on the short end walls of the buildings. Window units shall vary across the building elevation and consist of modules that are three, four. or:six feet in %sidth, made with double insulated glass and clear anodized aluminum frames. Operable • windows in the window units shall be sized approximately T8" high and 2' 10" wide and shall be:a cream color, Horizontal decorative banding at the bottom and top of window units shall be Indiana Limestone, projecting (not flush With the face. brick) approximately three-quarters of any inch. Garage, doors shall have cooper panels. d) Balconies shall have floors acid railings made of painted steel, using a cream color; the balustrades shall be made of glass having a decorative ceramic frit applied to the surface, rendering. the glass partially opaque. Balconies shall be approximately five (5), feet in. width; half of the structure, of which is recessed'into the building, the other half projecting beyond the exterior wall, The terraces of third - floor units located over the townhome units shall have balustrades using masonry substantially similar to Endicott face. brick (i3esert: Ironspot light) alternating with glass having a decorative ceramic. Mit applied to the surface, rendering the glass partially opaque.. Rooftop terraces for the eighth floor units shall have trellises: made with painted steel, using a cream color. e) The entry, porticos of the townhome units, Incated at the lot lines of t}te subject property, shall form a staggered pattern rather than a continuous lime, partially, screening the townhoine units from the 5-0-04 `abutting public streets. The' entry porticos tip;+ill be approximately ,twenty-one feet in length; using masonry substantially similar to Endicott face brick (Desert Ironspot,light), with iow wing masonry walls; approximately tvio feet high and eight feet in width extending --- --- ---- --- - -- -----ors either -side -away from -the-colrttntied -entry -leading--to-the--fron! - - - --- -- - door of each townhorne unit. t) Landscaping on the subject property shalt substantially conform with the details for varied use of colored concrete pavers, use of decorative walls, pergolas, fountains, arbors, courtyard and streetscape plantings and .use of the. Irees; plants, shrubs. and ground covers identified in the Development Man. The obligation to maintain, repair and replace such .landscaping` shall be an obligation of the condominium association to. be formed to adntinisterthe subject property, Which obligation shalt be contained in the Declaration of Condominium for the subject property and not be subject to amendment without the prior consent of the City. The Applicant shall warrant the parkway trees to be planted 'along Ridge Avenue, Clark Street and Oak Avenue for a period of one (1) year after such -plantings are .established and accepted by the City in connection with the City's customary review and acceptance procedures, for public improvements installed in connection. with private. developments. After the warranty oWigatiors of the • .Applicant are fulfilled, maintenance; repair and replacement of the accepted parkway trees shall revert to the City. g) :The Applicant shall apply install landscaping in. the public right of way just beyond the northeast corner of the subject property in order ter create -the corner art plaza indicated in the landscape drawings of the Development Plan, including the installation of an arbor at the corner r?f Clark.Street and Oak Avenue, special pavers and landscape plantings, allas described in the Development Plan. The Applicant_ agrees and commits to bind the Applicant's successors in title to the subject, property to granting licenses for the installation of outdoor sculpture or art installations in the corner art plaza and to maintaining the cornier art plaza in accordance with the Development flan, with open access from abutting streets; Provided, that the Applicant and the Applicant's successors in title to the subject property shall have the right toadopt reasonable rules and regulations affecting the portion of the corner art plaza that is part of the subject property for the purpose of preventing the acquisition of rights in the public (in the nature of adverse possession) and for the purpose of maintaining a safe And healthy environment: for the benefit and enjoyment of the users of such ,comer art plaza. _ The Applicant and the Applicant's successors In title to the subject property shall at all times, have the sole. right to 5�0'-04 determine the nature of the art work that is' displayed in the corner art plaza; to allocate the costs of installation,insurance and removal to the owner of the.art work, but neither the Applicant nor the Applicant's successors in title. shall charge any rental or license - -- _--- --- -- - fee -to -any -party -granted -the -right=to-display- art -in-the-corner-art=- --- - - plaza (or receive any payment as'a substitute for such charges). The commitment to enter into licenses without financial gain in order to encourage the outdoor display of public art shall be contained in the Declaration :of Condominium for the subject property and not be. subject to amendment without prior.consent of the City. h) Prior to the. City issuing a final cedi tcate of occupancy for Phase 4 of the development as indicated in the Development Plan,. the Applicant or the Applicant's .successor in tittle to the su. bject property shall reimburse the City for the cost of top -coat resurfacing of portions of Clark Street and Oak Avenue, in a manner satisfactory to the Commissioner of Public_ Works, such re-sur#acing to be performed on Clark Street, from the east line of Ridge Avenue, east to .the Milwaukee Division of Chicago arid Northwestern Railway, and on Oak Avenue, front Claris Street south to the south line of the 20 foot public alley south of and abutting the srtbject property. i) The Applicant agrees and commits to hind the Applicant's . successors in titleto the subject property to making an annual monetary contribution in the amount of $500 on or before each January 15: (such amount to increase each year by the percentage increase in the U.S, consumer price index over the preceding year) io .the owners' association representing the ouvners of the property commonly known as 1111 Church Street; such. payment to be made to offset any burden of removing snow from the alley south.of the subject:property that tray arise as.a resuit'of'the relief from the requirement for a transitioned landscaped strip hereby granted in the Special Use for the Planned Development and to ensure that the .dumpsters for the subject property can be accessed from such alley: Such commitment shall be contained in the .Declaration of Condominium for the subject property and not be subject to amendment without the consent of the City - Venting of vehicle exhaust from the office.garage building shall be compliant with applicable codes, regulations and legislation. k) Applicart shall coi*elln to the requirements of the. Affordable Housing Plan attached as Exhibit C hereto and made a part hereof with the additional provision that the Applicant shall especially . promote the availability of the affordable units to be created in the 5-0-04 (Manned Development to porsoats Who have resided or been employed in tite City fgr at least. two (2) years. The Applicant. shall file such. reports with the City's Community Development Department as may be necessary to ensure compliance with this SECTION SEVEN: No building permit shall issue without the City Having first received evidence. satisfactory to it that the Applicant is. the owner of the property at 1100 Clark Street, and that therefore, that property, and the properly at 1719 Midge Avenue are lieid in common ownership and will,he developed as a single zoning lot. SECTION EIGHT. All requirements applicable irr the 01 Office District as provided in the Zoning Ordinance shall govern and remain in full force and effect with respect to the use and development of the Property, except as and to the extent said. requirements havebeen mortified by this Ordinance, and the property may be developed in any manner that conforms to said requirements as modified hereby. SECTION NINE: References Herein to the "Owner" shall in all cases mean TR Ridge Partners, LI-C and any and all successor owiters, and operators of the subject property, a"s applicable. SECTION TEN: Applicant is required to record at its cast a certified copy of this Ordinance along with the development plan attached in the Cook Uunty Recorder's Office and to provide a copy of same to the City`s Zoning Administrator before any permits may be obtained. SECTION ELEVEN: All ordinances or parts of ordinances in conflict herewith are hereby repealed. SECTION TWELVE; This Ordinance shall be in Full force. and effect from and after its passage, approval, and publication in the mannerprovided by law. AYES' NAYS: 0 ----.InlrOduct-.d:--,Aanuary, 1-2—,2-G04:- Adopted.: januaty 26,2.004' ATTEST. rw City 7VU Co ration CO *5-0-04 Approved: 13 )- 0 0 V, �Yyor 10 - 0 I EXHIBIT A LEGAL DESCRIPTION 0F.PROF'MtY Permanent Index Numbers: 11-18-122�a07-0000, 11-18-122-008-0000, and 11-18-122-026=0000 1100 Claris Street; LOT 1 (EXCEPT THE WESTERLY 11 FEET THEREOF), LOT 2 (EXCEPT THE WESTERLY 1 I FEET THEREOF), LOT 3 (EXCEPT THE WESTERLY 11 FEET `OF THE NORTHERLY 12 FEET THEREOF), LOTS 4AND 5 AND THE NORTH 2 FEET OF LOT 6, AND ALL OF LOTS 16, 17; 19, 19 AND 20 AND LOT 21 (EXCEPT THAT PART OF LOT 21 WHICH LIES NORTH AND EAST OF A STRAIGHT LINE DRAWN FRO10 THE SOUTHEAST CORNER OF SAID LOT 21 TO A POINT ON THE NORTH LINE OF AND 50 FEET WEST OF THE NORTHEAST CORNER OF SAID LOT 21); THE VACATED NORTH AND SOUTH PUBLIC ALLEY LYING BETWEEN SAID LOTS 1 TO,6 INCLUSIVE AND LOTS 16 TO 21 INCLUSIVE; THAT PART OF THE VACATED SOUTH :8 FEET OF CLARK STREET WHICH LIES EAST OF THE WEST LINE OF SAID LOTS 1 TO 6 INCLUSIVE EXTENDED IN A NORTHEASTERLY DIRECTION AND WEST OF THE SAID LINE DRAWN FROM THE SOUTHEAST CORNER OF SAID LOT 21 TO A POINT ON THE NORTH LINE OF AND 50 FEET WEST OF THE NORTHEAST CORNER OF SAID LOT 21 EXTENDED IN A NORTHWESTERLY DIRECTION; ALSO LOTS !1, B, C AND D.(EXCEPT THE kNEST 25 FEET OF LOT D) IN GRAVES AND CURREY=S SUBDIVISION OF LOTS 6, 74 AND 8 (EXCEPT THE NORTH 2 FEET OF LOT 6 THEREOF); ALL OF THE AFORESAID PROPERTY BEING LOCATED IN BLOCK 2 IN.L.A. PRATT=S ADDITION TO EVANSTON, A SUBDIVISION OF PART OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 18, TOWNSHIP 41 NORTH, RANGE 14, EAST OF THE THIRD PRINCIPAL MERIDIAN, LYING EAST OF RIDGE ROAD AND WEST OF MILWAUKEE DIVISION OF CHICAGO AND NORTHWESTERN RAILWAY, IN COOK COUNTY, ILLINOIS_ 1719 Ride Avenue: LOT 1 AND THE WEST 25 FEET OF BARN LOT "D" IN GROVER & CURREY'S SUBDIVISION OF LOT 6 (EXCEPT THE NORTH 2 FEET THEREOF) AND ALL OF LOTS 7 AND 8 IN BLOCK 2 IN E. A. PRATT'S ADDITION TO EVANSTON A SUBDIVISION OF PART OF THE SOUTHWEST 114 OF THE, NORTHWEST 114 OF SECTION 18, TOWNSHIP 41 NORTH, RANGE 14. EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS, 11 EXHIBIT C AFFORDABLE 14OUSING FLAN TR Ridge Partners, LLC (the "Company"k -- ---- Project !�renna, I100 Clark Street, Evanston, (liinois The Company submits this Affordable Housing. Plan .to set aside "affordable units" that will be made available only to income -qualified buyers. Many aspects of the_Affordable Housing Plan are modeled after the City 'of Evanston single family affordable home .ownership program. This Affordable Housing Plan shall govern the sale. -and ownership of certain affordable units. in the Project. The Affordable Units The affordable units shall be Indistinguishable from other units in the Projoct,in terms of the standard features and design. Since. the One -bedroom units in the Project are anticipated to represent almost two-thirds of the unit rnix, and since smaller units tend to be more affordable, approximately two-thirds of affordable units shalf be studios and one -bedroom units. The balance of the affordable units shall be two -bedroom units. Within these parameters, affordable units shall include a. balance of .the: standard layouts of one-bectroorn and two -bedroom units shown in the plans for the Project. Affordable units shall be dispersed throughout :all buildings and not concentrated in any one building or floor. _Based on the proposed design, there shall be twelve (12) affordable units. To implement this Affordable Housing Plan, the Company shall develop a preliminary list of the affordable units as the marketing, of units in each . phase of construction commences and shall submit such list to :the Community Development Department of the Cit} of Evanston_ To retain "the greatest flexibility in matching the needs of individuals and Households who ,qualify tot affordable: units, whenever a buyer is otherwise income -qualified but desires to purchase a unit that has not been pre - designated, the Company shall have the right to. substitute another unit (of the: same bedroom count) as the originally designated unit (Le., orie-bedroom unit can .be substituted for a different one -bedroom unit) but the overall mix among one -:arid two - bedroom units for the Project shall be maintained. Income Restrictions For Buyers Eligible buyers include only those Individuals or househ©Ids; 10 With a household income at or below. .80% `cif the. area median income level,. as adjusted for family size and determined by the Gity of Evanston Community Planning Department, based on the "Low Income_1_imif' (80% of median) that represents the maximum allowable income for a family In order to. be. eligible far any program 14 funded by Community Development block Grant (CDBG) funds where there. are - Income eligibility 'restrictions. The area for which Income eligibility shall be determined is. the Chicago: Metropolitan Statistical Area (Chicago MSA), including. Cook -County: -Current -maximum income -limits for 80%-of-area_mediarr income: for various family sizes are the following (as of February 2003):. CDBG. Eligibility Family Size Low Income Limit (80% of area median income'! "1 $39,550 2 $45,200 3 $50,850 4" $56,500 5 $6'1,000 6 $65, 550 7 $70,050 8 $74,600 in order to, determine income eligibility, the. Company will obtain third -party verification of all income sources (such as verification of employment letter) for all admit household members age 98 and older, as well as benefits paid on behalf of minors in the, household. Income from assets will be included in annual income. The determination of maximum income for a household and the permissible household. -asset limit shag bo: made In the same manner as the City of Evanston employs in determining eligibility for the City`s single family affordable home ownership program. In the event that the :City discontinues such program or otherwise makes eligibility. modifications, the standards, used in classifying income inclusions and exclusions, .calculating income from eamings and benefits, calculating income from assets, classifying assets to be included and excluded and in .deterrriining eligibility under this Aifordable Housing Plan shall be modeled on federal programs that rely on 80%n of area median income levels, as published by the U.S..Department of Housing. and Urban Development (HUD)) to determine program eligibility, such as the. Home Buyer Equity : Fund program administered by the Federal Home Loan Bank of Chicago. a Full-time students will not be eligible to purchase the units, in T'he affordable unit shall not be ranted, but must remain occupied by the Incoine- .q.ualified buyer. n The Company may enter into an agreement with the City of Evanston or nOn-profi# housing organizations to provide for placement of qualified individuals or households from among waiting lists. If required by the City, the Company shall conduct a lottery . as the method for selecting among qualified buyers. a The Company or en agent retained by the Company shall complete a worksheet (the "Income Worksheet) that details the calculation used to arrive at the annual income. 15 e The Company shall submit such worksheet to the Community Development Department of the City of Evanston before the closing of the sale of any unit that will be set aside under this Affordable Housing Plan In order that the City may verify that the program require:rants are. being met. Affordable Unit Initial Sales Prices The initial sales prices for the affordable units ("Affordable Unit Prices") shall be set by the Company at amounts that are no higher than tyro -thirds (213n') of the actual, base list prices for the same or comparable units in the Project when such units are not restricted for sale to. income -qualified buyers. Base list prices shall be the prices assigned by the Company before any modifications for upgrades or custom alternates are added to the base price.. When base prices among different units have factors that cannot be exactly compared (I a., unique, floor plans due to the .ziggurat step -backs, differences due to views, terrace features or other factors not exactly reproducible in the comparison), the Company shall assign the same weight to such factors in deierroihing the underlying base price for an affordable unit as the Company shall regularly employ for calculating all .ether :base list prices in the Project. Subsidv Provided As Second Mortdane With Shared App!- a#ivn The difference between the actual, vase price.of an affordable .unit and the Affordable Unit Price for such unit shall become the principal amount of a loan made by the • :Company to the_ huYer, to be evidenced by a note and secured by a second mortgage ("Second Loan") that shall be subordinated to any first mortgage loan obtained by the buyer for` tho purchase of the affordable unit (including any refinancing of the first mortgage loan). Under most circumstances, unless. the Company elects to provide a higher loan amount, the principal amount of the Second Loan will be one-third (1/3d) of the base list .price for the. affordable, unit: The Second Mortgage shall have a.term of fifteen (15) years, w4h principal and interest repayable in accordance with the following provisions: (1) Prior to maturity, after any sale of the affo;,66le unit to an income=qualified buyer or other exempt transaction (i.e., certain transfers in the event of death or among related parties),. the Second Loan shall transfer to the new buyer and no principal or interest shall be due upon such sale. (1.0 Prior to maturity, if _there is a. sale to a non -income qualified buyer or other non- exempt disposition, or at maturity, the principal shall be repaid and interest, shall be due In an amount equal to 'die greater of: Stated Interest equal to three percent (3.0%) per annum; or 16 I • Net Appreciation interest equal to the Co►npany's share [i.e., thirty-three percent (33%)] of the unit's "Net Appreciation". Net .Appreclatlott_sftalt_be teased on_Me net-sale.proceeds_afier sale. of_the_unit_to.a_non- incor6e qualified buyer or, in the case of the, Second Loan maturing prior to`the sale of the unit, on an.appraisal issued not less !hart .one hundred twenty (126) days . prior .to maturity. The buyer's share of net appreciation. shall be an Increasing percentage correlated with the number of years that occupancy of the unit by such qualifying individuals or households is maintained. The buyers share of .appreciation shall be based on the following scale, providing for an increase: of 1110' of 2131ds of the net appreciation in each of the first ten (10) years of ownership, and leveling out thereafter. This structure discourages the unit from being sold out of the affordable housing program in the early years. of the program, while at the same time allowing qualified buyers to enjoy the long- term inancial advantages of home ownership. The Company's share of Net Appreciation will remain.flxed at 33%, to that if the unit is transferred to a non-exempt buyer before year 10, then a portion of. the appreciation that otherwise would have accrued to the unit owner will instead be paid by the Company to the City to allm-v the City to continue sponsoring affordable homes_ Years of ©wnershirm 8uver Share City's Payment From Company of Apmeciation after sale to non -Qualified buyer 1 6.66% 5D.01 °la 2 13,32% 53.35% 3 19, 98% 46,69% 4 26.64% 40.03°l° 5 33.33% 33.34°lo 6 39.96% 27.910/6 7 46.62% 20.05% .8 53.28% 13.390/6 9 59.94°lo On% 10+ 66.67% 0.00% The buyer's share of appreciation shall remain at 66.67% of the net appreciation for the last Five years., of tho Second. Loan. The Second. Loan will require the owner of an Affordable. unit togive prior notice of any proposed sale. If the unit owner desires to market the unit for sale: to income -qualified buyers, then the Corimpany, shall assist the owner in performing the functions necessary to locale and determine the income eligibility of such buyers. fv onitoring and E'nForcement The Company shall provide its Income Worksheets to the City before the closing of the sake of any affordable unit and when determining, at any time during the term of the. 17 Second Loam, whether the secondary sale of the affordable unit to any new individual or household continues to satisfy the income eligibility standards, The Company shall be required to give notice to the City at any time that Second loan is paid off prior to maturity and to ply #o the. City anysurptus_appreciation as Indicated above that becomes due upon the salo of the unit -to a non -qualified buyer. The City shall have the. right to injunctive relief to enf6rce the provisions of this Affordable Housidg Plan. • .8 ORDINANCE 125-0-05 C, i 77-0-11 I I 171 712045 1 'i/91200 1 2&C -06 Ainend1h.9 Orti:inanco 5�0 ,04 which Granted a fterlaj Use fair a Ptaxtned Deve lopmeilt in the 09.Offlob Z011110t District at 1100 0113rk Sfreaf / 1719 R1#9e Avpno6 WHFRFAS; #ho :City Council adopted .Ordinance 5-004 on jantiary 26, 2t1K grantiog a spsctal use for p14rir ed development f6r the ,. roe at .1100 Clark S40el t I719 Ridge Avenue the "sob ectproperty"),to P.l'� g. { 1 allow a four (4) -building, multi4amily, residenfial.00m, lex refl� a}�pra Etna*ely i f..}fteea, (15), Mo(2) -story tommhome-style condorninurns with accessory paFcng� • q atd.ofiice"�a$ts: snd WHML-A..S; TR Midgir Par4iers, LLC, the Applicant, as owner of the svbject property, sought appiov[ pursuant to Section S=3-is-12iC) of the -zoning 00hance, for'wItain adIustm4nts to tha dev4l6pr aIlt.plan 6�proved by QWinance 5-0-04, and WHEREAS,. the Pian Commission conducted a pudic bearing on October 11. 2_006, Pursuant to prolaer notice ir, case no. 03.14 "Pik; making .a volbatim record tllereoi alld centaur findings of fat t, pmrs+janf to Section 5-3-5-10, Sectioll E3-3- -3, and Section of lho Zoning Prdinance, and recommending City Council approval of t-he application for major adjustments in i (lie.develdpmo,t plan to allow for an iricrease In the 3 UnIbef or dWallirtg..L:nits: from_Wo hundred_thirty_seven M37)_fo_t _hur dted fiity7!- ix {2v6},_a_.�e�ltction_ n—_ --- tho rturnber of ofr-street parlti€ig spaces for residentia€ uses from the three h. undred sixty-seven (337) requirled to 'three hundred sixty-fiva (865), a reduction in the gross floor area ratite from ihi4 2,1 approvad in OW!nfarrc;e 5-0-04 and the jdual of 2.03. to 2.02, a reduction in : ttte office space from thitteen thousand three hundred thirty -rive "(13;335) square feet to rilne thousand seven hundred hventy-oiie (9,721) square feet. sn irrc(ease n the income reiquirement for IM affordable housing prour�m to allow persons Nvith a household income at or. below ;one hundred oercGrit (i00%), ihstead of eighty percent (8(}la), of the area median income, to be eligible for the pr©graim; and • WHEREAS, the Planning and Development Committee of the City Council mis;der'ed eto radopted the findings. aald re^4t, mendation o: the plan CommismCri With r;todiftcations at its Neversibee 14, 2005 aftd November 26, 2005 mgetirgs and �oomr3nerrdect City Council app*ral+a! �;1 lire r��uo$ ed adjustrrter�ts to the development plan; and 'liilNEREAS, the Clty. Councit cpnsidered and adopted, the resgective records and recommendations of the Plan: Commission and the Planning ar:d Development Corr'iMittee at its Nbvember 14, 2005 Ond November 28. 2605 mieetinos; 0-2- OW THI~REIFORIE, BE IT ORDAINED BY THE CITY COUNCIL -- - -- --O T-HE--CITY-cif-EVA.NaT-O t;-COOK-cOUN ; ILI.iNOIS;-_ - --- -- - - park hereof, SE-dTIOW is Thatthe foregoing recitals are found as,fact and made SliCTION 2: That the Laity Council hereby Qrants tiio follOWiho Major adjustments, purstiant #o Section S-a-6,12(Q of the Zoning Ordujance to flee vevolopment plan approved by Qrd nahce 6-0-04: a) The..numbor of dwelling t 116 la Irp, asec from tipt more than two hundred thirty -severs (237) WWI, inore than hom hundred fs'fty-siX b) The number of pditg spaces required, for residential. uses is Ocreased from three hundred sixty-seven {364 to #hree hundred sixty -live (366),for a total for ai# uses On the subject PropQTty of six bundred seventy -ogle. {671) spaces. c) . The income level at which persons are ellgibie to apply for the Applicant's. affordable housing is increased Wilt eighty Percent (80%) to one haandrod portent (100'NQ) of the area mtdian income. d) i% e. dehned gross. #Igor area ratio is decreased from the 2.1 pproyed and the. aptual of about 2,03 to about 7.02. S1 CnON 3: That purwant to section-3-512 of the Zoning Ordinance, whicti provides that the City Council may irnpcsII caraditlotts ors. the grant of a -special use, these wi-Witions aire herOy imposed: a) D&volopirient and, use of life s�tajevt properly shall be its substantial complianled wilt) all applicable legislation and C `y ordinances, with the teistimony Ond repro , lttatias�s of ffte iicant: to the Plan Cott mission,, the P.1pnning and De*Vetopm6nt Co t!t� tsa, and flte City Ci�uoal and with all a}iprovoti puns and documents on file in -vase number -PC 03-14. PO: !1 The Applicant volu tiarily agrees to donate thkc e hu:ldfed nittety- five. th vsartd: dollars ($395.707.00) to tl�o: Mayor's Spef lal .. I touslrsq l=tttid, consistent w'sth the Comprehensive General Playa',- policy to 'encourage 4_3_ I proposals frorn tho. private : sectw .tliat +grill 1nai'r+taii. t116 supply of moderately - priced housing, both rental and Qwnor-occLipied. 'I'Ite Applicant will pay said _--- _-- — - siuti°t._hn three actual instsllmep_ts withprt_five busfnpss �ays_aftpr corn yi0 V+t;t� �i#._- -- -- — -- ---- --- --- -- appiicable Codas and City rerluiiernents, and reoeiv€rig the'l'emparary Certificate of Occupancy f6f each. of the three Phases of the conat.ruc ion approved ,by Ordinance n 5-0-04, atld as amended by this Ordinance 126-0-05. 'SECTION 4: ThW, except as expressly modified by this Winvhce.. 125-0-06, the grant of special use fpr .ptanne.,d, development adapted by Ordinance 5t0-04 is unchanged.. SEC-i-ION 5: Applicant. is .reclulred to record 21k its cost a. corlinced oojiy of thls Ordl11a►10a along 3/Ach the adjusted tlel-MelUpOOAt plan. MfachP-d hereto as Exhibit A in the Cock County Recorder's Office, and to pr&iide a copy of same to'the Cily's Zoning Administrator before a final certificate Of Occupancy • ray be obfainbd. SI=CTION 6! -rhat all ordinances or padr, of Qromancos in contliol f tLrei v th are h6reby repealed. SECTION 7: That this ordinance shall be in full force and effect from after its passage, approval and pliblicatiorr .in the. manner pr &vided by law. Nays In'roduted:k. ' � j q :, 2005 Adopted: !'.'C,. cat , 2005 -4- 126•0 5 w5- • Ea 113, xr, V 6V JQ OL �' t-- 2, ON le! UUL M.I.. 7 -.I, 61 .—I lt—q lr.,t ra . ....'... ,• _ � �;M'l•S .Srt �= I:•€ aL��;4 •. wt '�.: •;' t!z:�I 1 _' :L•try �����.jjj���Jjf I In 0: rm 77- 71*. 7 7 721 WE - .,.mom.. ........ 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(APANESESPURG6 20 UW PLANT LIST p ND; YOSCALF i Wplrr' L^4—CAVC AncrircCYJI,c R'i i'•6' ON CENTER Y,'1 t'•0' ON CENTER ? [ ml 1'-6-OK --FATTER „P I'-f`r OK CENTER 191 1'.eON CENTER ' - - - OT I'•c'' ON CfAITF1E 1-17 R'DC,E 1 UX-l!fiY.S!-AATM=-\'8 U17 RlICp ln•A L102 rMNS IN WA WALL � NOTE: SEE SHEET L103 FOR UGHTING {:i.14R1� $T'Ft� 1 r GARAGE EN1RY AND 51TE FURNISHING iNAC6S �.�.- 1 �. • I r NSA L-- MENNIAIS & £7CISi1NG i7Alti5iD REMAIN �\ I , 3 UCNG , .. 57 6G GRC!t11NbCOVER 1 .... �, I I 11 I 1 i TUAPPAKKWAYTYP. I { —DUSTING LANDSCAPE / 1 TO AFH tN : ^ ^ • I s CUSICRETESMEWALKTYP, - jRTEAIDRPRdPERTY;UNE __ i . - CAKF �i S ACC I 4 I I]S SG I I N PQA GROUNDCDYBt ' '� �1''1 ' r� =cW • r 1 . i I J L>yHT BOLLARDTYP, l N5PP II DROP•OFFAREA Iz2 BC PAW , _ :I.::• , mm-nNGTumAADUN9 LAWN-4 1_ �' PERENNIA1.5 . I 1 1�i=GROUNc400yERTYP. i RECESSEDSTEPUGFrtSTYP. ! 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WVMRi gly,J I f EXPOSF,_0 All exposed *steel trim, span . cim Is and balconies to be painted steel, using a light gray color ......... ......... WINDO104 :WALL: I, ligh performance double Insulated, glazs units With clear anodized alumihum, or grey color fiburglass. composite frame 'PUNCHED" IMN10011-IS: High performance double Insulated 911s units wish croar anodized aluminum or grey color fiberglass composite frame 1 7'7 PILOGS *WXURY APARTI,:Ir—\*T- '7*771dir"Ad1 Everc:01, it. I DECORATIVE BANDING + ACCEWTIRM: C.oam co + lored precatt or Indiana Ilmesionei to be substantially simillar In quality, colo., and a p pea rnnce, to the decora live banding on adja6e.ni buildings 1 T'20M 740 0 H k Am BUILDING BASS: Cream colored precast or Indiana, llmft-tonpto be substantially similar In quallo, cola r and appea rance I a the r4tiva banding Dn existing buildings 1.1120!1740 Oak Ave I IMSONRY BRICK TYPE:.. Normanisizeci 113 running.bond to, be substantially similar to the quality, color an� appearanCe of the brick on adjacent building$. 17Z011 141) Dak Ave, vAich is Dosed"fronspqt Light, by Erdicol! Srick, L. C I G109 t "n M- ��! 6391.'wa-d �7*1740 Cok twilit 71� wr, li,t'',T-7,-�z DbOt- 44%'IC`J Iliaty --n-Tirn Oir im-oni KIdtai'mi t1oking 7wrwofvt ', '7'7 PIOGE LUXURY APA�TMIC\7�t Pmretbl, L Vwvct,cy,v,m3 ofeim porgm, jylt P;;u.!u*o s I.v ce, 'I !-Zo Oo x Aml of po;o 5 C4 pn cc -03 at m G 108 viwNano vwx sitmi I-oki-to 4-"UII!frg NA! w ht" RitSe Akl--,ML.0 I7v 4 n5 Cr.-. rjrxr4 5" oca": wc\ V.m.- a I :n, flmi: $It rrl 1: oki r.m.0 VWV:101Q;31.-II;WIVjJt f41r,`-,JrlrA7dY fi, 0 1104 nS';03;,' 1.717 A C 3l'-UXU:W A P A HTIAl hr..,' ,7171O.C.4,n Cl,ulav-, IL Wav, vloI�(j It d;o %vrAik wv.li -ile P1.1w 'Com -Aksch 0 Ll a bpi Am :1 *1177?IDGF- _UXURY.APARTME-FIMS EM 40 • rN.z, PMW 1 war f�9 1717 ATGE LUXURYARnrnr.?Eats 171: FIKIM A1,61 EvuM t 1. r MOWS"= o®' z.�M fir/,• .... n+rxt a�vracrv�� 7 �ww•`fttv.us t r tb w : GUGfq!{/dl Vf i y:U';a:iYf�trt i k I i • G:zdrg R.n ronOf9, ao G105. =I'M W.1111% a PLAT OF SURVEY i m I mu lit VIM' 1717 11.114 C LUXUqY APARTMENTS F%mzar. IL a 5 "o RAri 5 G104 • I PLAT OF SURVEY 1717 1f,ELUXURYAPARTMENTS PLAT OF SURVEY tvw, I M[ftlt't VL/`•±`jy'\"�`�A1LrY i2 iRi 4 1 to Hatt AUX, BCC tH X.AtIM, N N"'An ,1717 RIDGE LUXURYAPAIRTMENTS vt 561vloft IL Oro Ste $Lrvf 'I G102 Ll a PLAT OF SURVEY a 5IN '717 Al(:,G=-'WXU:IY AOAATM�NT$: 7-,A dCo Av a ariwon, IL ME 7n, "S is GI 01 PLAT OF SURVEY a A� r V ik II ... . . ...... romwc ALLIV T7. e I . - i ,71 r RIGS LUXURY APARTMENT$ Glool a a a i Irv-j.), Ow-o:�J S4A, ')nr. P druM": (.viisjo 11ronfCOM )1Mh.5.M 3-2.wmnsr, 1717 RIDGE LUXURYAPARTMENTS 1717 Ridge,,Nvp Evanston, IL FO.,CLS DEVELC.PMEN- 2- tvmlkwil flu-J, $4110 72'- Nomirwqd, r, WfM 30071- HANSP4 'V-.`OL-F 1-ANIDSCAPE ARCHITECTURE, INC. Mh MT.IMMMOO, SAE M OtY Df Evans�,on SFARCSJ;rnitlal 0,11.17.2011 OYMER bEcSION A.RCI-11TECT LANDSv;AP =-'ARCHITECT DRAWING INDEX GOO-., ccVcr'-aiJ,'1nd6x G100 Site SUOVOY I 0101 Site Su-wrey 2 0 102 Sit, su"y 3 0103 Sile SufVey 4 G10.4 sitc). sutwy 6 G105 Grading Plan for 069bat PO G. 106 Aerial Cpntex' Plan G1 ,07 5x1sIlng!Sqp Photor" G108 Usling'$-14 Photos G 09 NIA(ftrlals Board L101 Landscape Site Plan Ll 02 Plant.List L103. Site Funil shings Board Al D1 slip Pla I n Al rP. Svb-Basernent Plan. Al 03 Basement Plan Al 04 rimi Floor Plan Al 015 Second ,Floor Flan A10 Third noor Plar Al D7 Typ, Floor 4-8 Plan Al 09 E I a 4a I id As I 77-0-11 EXHIBIT C AMENDED SITE PLAN atz • • •