HomeMy WebLinkAboutORDINANCES-2011-077-O-11• Effective Date: September 28, 2011 9/7/2011
77-0-11
AN ORDINANCE
Granting Amendments to the Existing Planned Development at
1100 Clark Street 11719 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 incorporated 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 6 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)-building 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 A; and
WHEREAS, due to economic forces, two (2) of the buildings in said
Planned Development have yet to be constructed; and
WHEREAS, 1717 Ridge Avenue LLC ("the Applicant"), an affiliate of Focus
Development, Inc., and contract purchaser of that portion of the Subject Property depicted
in the Plat of Survey included in the proposed amended site 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
said Planned Development; and
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WHEREAS, in order to complete construction of the Planned Development •
in accord with the Amended Site Plan, the Applicant requests amendments to certain
portions of Ordinances 5-0-04 and 125-0-05; and
WHEREAS, at its meeting of September 12, 2011, the Planning and
Development Committee of the City Council considered the Amended Site Plan and
recommended 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
Plan 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
Ordinance 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 hereby grants the following Major Adjustments to the
Planned Development approved and amended by Ordinances 5-0-04 and 125-0-05:
(A) The Planned Development shall consist of three (3) buildings instead of four (4).
(B) 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.
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• (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 uses on the Subject Property.
(D) The defined gross floor area ratio is increased from two and three hundredths
(2.03) to two and twenty-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 western 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 order 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.
is
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 exceed fifty percent (50%) of said costs incurred, and in no case shall exceed
eighty-seven thousand dollars ($87,000.00). 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.
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SECTION 6: That, in return for the Applicant reserving nine (9) units on -site •
for households that do not exceed one hundred twenty percent (120%) of area median
income as determined by the U.S. Department of Housing and Urban Development
("HUD"), 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 and 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 to this Ordinance 77-0-11 and the Amended Site Plan.
SECTION 8: That, pursuant to Subsection 6-3-5-12 of the Zoning
Ordinance, the City Council hereby imposes the following condition on the Applicant's
Special Use Permit for a Planned Development, violation of which shall constitute •
grounds for revocation thereof pursuant to Subsection 6-3-10-6 of 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
Review 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.
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• SECTION 10: That, 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 11: That, except as otherwise provided for in this Ordinance
77-0-11, 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 conflict
herewith are hereby repealed.
SECTION 13: That this Ordinance 77-0-11 shall be in full force and effect
• from and after its passage, approval, and publication in the manner provided by law.
U
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 evidence as
provided by the Illinois Compiled Statutes and the courts of the State of Illinois.
Introduced 2011 Approved:
Adopted: 2011 , 2011
Eli4§$eth B. Tisdahl, Mayor
Approved as to form:
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--6�ant Farrar, Corporation Counsel
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EXHIBIT A •
ORDINANCE 5-0-04
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01 /21 /2004
5-0-04
AN ORDINANCE
GRANTING A SPECIAL USE FOR A
PLANNED DEVELOPMENT IN THE 01 OFFICE ZONING
DISTRICT AT 1100 CLARK STREETI1719 RIDGE AVENUE
WHEREAS, TR Ridge Partners, LLC ("Applicant"), as owner of that portion of the
property commonly known as 1719 Ridge Avenue and contract purchaser of the
property commonly known as 1100 Clark Street (collectively, "subject property"), located
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 GA
four -building multi -family residential complex, with approximately fifteen, two-story t ,
townhome-style condominiums arranged around the perimeter of such complex, facing Q
Ridge Avenue and Clark Street, with accessory parking and office uses, and with each
of the four condominium buildings having a height of eight (8) stories; and
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 ratio, building height, yard
width and depth requirements, and transition landscaped 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 6-15-1-
5-0-04
9 (A), the site controls and standards of Section 6-15-1-9 (B), and the development •
allowances of Section 6-15-1-9 (C), and recommended that the Planned Development
be approved, subject to certain conditions; and
WHEREAS, the Planning and Development Committee of the City Council
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 and
recommendations of the Plan Commission and Planning and 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:
hereof.
SECTION ONE: That the foregoing recitals are found as fact and made a part
•
SECTION TWO: That the aforedescribed 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
Plan as approved by the City and the terms of this Ordinance, all on property commonly
known as 1100 Clark Street and 1719 Ridge 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 6-15-1-9 of this
Ordinance in excess of those established in the 01 Zoning District, are hereby allowed,
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is the City Council finding that said site development allowances are necessary to achieve
the following public benefits set forth in Section 6-3-6-3:
a) The Development Plan as a whole including siting considerations
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(D).
b) The Development Plan as a whole including siting considerations
and building height results in a Development Plan that provides
townhouses and apartment -style housing arrangements of various
sizes as a public benefit in conformance with 6-3-6-3(E).
c) The Development Plan as a whole including siting considerations
and building height results in construction that eliminates an
unsightly surface parking lot while maintaining the parking required
by the Zoning 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 6-3-6-5 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 or 245,000 square feet. Without modification, the maximum
floor area ratio and square footage are 2.00 and 239,896 (without a
Planned Development).
b) The maximum building height requirement is modified to 75 feet to
the top of the roof of top floor. Without modification, the maximum
heights are 52 feet (without a Planned Development) and 65 feet
(with a Planned Development).
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c) The yard setbacks shall be modified to 12 feet on Clark Street, 20
feet on Ridge Avenue, 2 feet on Oak Avenue, and 0 feet on the
alley. Without a Planned Development, the required yard setbacks
of Section 6-15-1-9 (C) 3 are 27 feet in front and side yards and 10
feet in rear and interior side yards.
d) No transition landscaped strip on the south lot line shall be
required. Without a Planned Development, Section 6-15-1-9 (B)
requires a 27-foot wide transition landscaped strip on all lot lines
not abutting a public street.
SECTION FIVE: That development and operation of the Special Use for the
Planned Development granted hereby shall be in substantial conformity with Applicant's
commitments, statements, testimony and exhibits to the Plan Commission, the Planning
and Development Committee, and the City Council and with the Development Plan
attached as Exhibit B hereto and made a part hereof, except as said Development Plan
is modified by 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
Preliminary Engineering Plans that the 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 maintain the structures on the subject property in
accordance with the materials and the design elements indicated in the Development
Plan, including the following:
a) The Development Plan includes and provides for the following:
1) Not more than 237 dwelling units, consisting of 222
condominiums that are located in four (4) buildings, each
having eight stories, and 15 townhouse -style condominiums, •
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• each having two stories, arranged around the perimeter of
such complex, facing Ridge Avenue and Clark Street, (the
division between condominium and townhome units may be
altered to provide for 17 townhouse -style units, subject to an
overall limit of 237 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 90,314 square feet, or about 76%,
on the 119,950-square foot subject property;
3) A defined gross floor area (excluding parking, loading,
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 75 feet to the top of the roof of
top floor;
5) 668 parking spaces, of which about 306 are to be located in
the office garage building to fulfill the parking requirement for
the office/commercial building at 1007 Church Street;
• 6) 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 feet along Oak Avenue, the east side
of the subject property;
C. no less than 12 feet along Clark Street, the north side
of the subject property; and
d. no less than 0 feet along the south lot line of the
subject property, adjacent to an east/west alley.
b) Construction of the Planned Development as set forth in the
isDevelopment Plan and this Ordinance shall be subject to the Site
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Plan and Appearance Review provisions of the City Code and all •
other applicable codes, regulations and legislation.
c) The exterior wall materials used on the buildings shall consist of
face brick, window units and copper panels described as follows.
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 alternating strips
and decorative panels of Bowerston Red Smooth brick,
manufactured by Bowerston Shale Company, as shown in
architectural drawing A-14, last revised January 26, 2004 and
incorporated in the Development Plan. Exterior glass window -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 used on the third (3rd) through sixth (61h) 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 width, made with double
insulated glass and clear anodized aluminum frames. Operable is
in the window units shall be sized approximately 3'8" 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 an inch. Garage doors shall have cooper panels.
d) Balconies shall have floors and 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 (Desert
Ironspot light) alternating with glass having a decorative ceramic frit
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, located at the lot lines of
the subject property, shall form a staggered pattern rather than a
continuous line, partially screening the townhome units from the •
5-0-04
• abutting public streets. The entry porticos will be approximately
twenty-one feet in length, using masonry substantially similar to
Endicott face brick (Desert tronspot light), with low wing masonry
walls, approximately two feet high and eight feet in width extending
on either side away from the columned entry leading to the front
door of each townhome unit.
f) Landscaping on the subject property shall 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 trees, plants, shrubs and
ground covers identified in the Development Plan. The obligation
to maintain, repair and replace such landscaping shall be an
obligation of the condominium association to be formed to
administer the subject property, which obligation shall 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 obligations of the
Applicant are fulfilled, maintenance, repair and replacement of the
0 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 to create the corner art plaza indicated in the landscape
drawings of the Development Plan, including the installation of an
arbor at the corner of Clark Street and Oak Avenue, special pavers
and landscape plantings, all as 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 corner art plaza in accordance with
the Development Plan, 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 to adopt 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
corner art plaza. The Applicant and the Applicant's successors in
• title to the subject property shall at all times have the sole right to
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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 certificate of occupancy for Phase 4
of the development as indicated in the Development Plan, the
Applicant or the Applicant's successor in title to the subject 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 -surfacing to be
performed on Clark Street, from the east line of Ridge Avenue east
to the Milwaukee Division of Chicago and Northwestern Railway,
and on Oak Avenue, from Clark Street south to the south line of the
20 foot public alley south of and abutting the subject property.
i) The Applicant agrees and commits to bind the Applicant's •
successors in title to 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)
to the owners' association representing the owners 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 may arise as a result 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.
j) Venting of vehicle exhaust from the office garage building shall be
compliant with applicable codes, regulations and legislation.
k) Applicant shall conform 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 •
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Planned Development to persons who have resided or been
employed in the City for 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
Ordinance.
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 property at 1719 Ridge
Avenue are held in common ownership and will be developed as a single zoning lot.
SECTION EIGHT: All requirements applicable in 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 have been 'modified 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, LLC and any and all successor owners, and operators of the subject
property, as applicable.
SECTION TEN: Applicant is required to record at its cost a certified copy of this
Ordinance along with the development plan attached in the Cook County 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 manner provided by law.
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AYES:
NAYS:
Introduced: January 12, 2004
Adopted: January 26, 2004
ATTEST:
i,y�i �, ,NJ
Co r ration Counsel:
Approved:
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• EXHIBIT A
LEGAL DESCRIPTION OF PROPERTY
Permanent Index Numbers:
11-18-122-007-0000, 11-18-122-008-0000, and 11-18-122-026-0000
1100 Clark Street:
LOT 1 (EXCEPT THE WESTERLY 11 FEET THEREOF), LOT 2 (EXCEPT THE WESTERLY 11
FEET THEREOF), LOT 3 (EXCEPT THE WESTERLY 11 FEET OF THE NORTHERLY 12
FEET THEREOF), LOTS 4 AND 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 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); 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
A, B, C AND D (EXCEPT THE WEST 25 FEET OF LOT D) IN GRAVES AND CURREY=S
SUBDIVISION OF LOTS 6, 7, 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.
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1719 Ridae_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. PRATTS ADDITION TO EVANSTON A SUBDIVISION OF PART OF THE
SOUTHWEST 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.
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EXHIBIT C
AFFORDABLE HOUSING PLAN
TR Ridge Partners, LLC (the "Company")
Project Sienna, 1100 Clark Street, Evanston, Illinois
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 Project.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 mix, and since smaller units tend to
be more affordable, approximately two-thirds of affordable units shall 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 -bedroom 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 City of Evanston. To retain the greatest flexibility in matching the needs of
individuals and households who qualify for 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 (i.e., one -bedroom unit can be
substituted for a different one -bedroom unit) but the overall mix among one- and two -
bedroom units for the Project shall be maintained.
Income Restrictions For Buyers
Eligible buyers include only those individuals or households:
■ With a household income at or below 80% of the area median income level,as
adjusted for family size and determined by the City of Evanston Community Planning
Department, based on the "Low Income Limit" (80% of median) that represents the •
maximum allowable income for a family in order to be eligible for 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 median income for
various family sizes are the following (as of February 2003):
CDBG Eligibility
Familv Size Low Income Limit (80% of area median income)
1 $39,550
2 $45,200
3 $50,850
4 $56,500
5 $61,000
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 adult household
members age 18 and o€der, 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 shall be
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 earnings
and benefits, calculating income from assets, classifying assets to be included and
excluded and in determining eligibility under this Affordable Housing Plan shall be
modeled on federal programs that rely on 80% 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.
■ Full-time students will not be eligible to purchase the units.
■ The affordable unit shall not be rented, but must remain occupied by the income -
qualified buyer.
■ The Company may enter into an agreement with the City of Evanston or non-profit
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.
0' ■ The Company or an agent retained by the Company shall complete a worksheet (the
"Income Worksheet) that details the calculation used to arrive at the annual income.
15
The Company shall submit such worksheet to the Community Development p y ty pm nt
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 requirements 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 two-thirds (2/3`ds) 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.e., 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 determining
the underlying base price for an affordable unit as the Company shall regularly employ
for calculating all other base list prices in the Project.
Subsidv Provided As Second Mortgage With Shared Armreciation
The difference between the actual, base 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 buyer, 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 the 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 (1/3�d) of the base list
price for the affordable unit.
The Second Mortgage shall have a term of fifteen (15) years, with principal and interest
repayable in accordance with the following provisions:
(1) Prior to maturity, after any sale of the affordable 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.
(11) . 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 the greater of:
Stated Interest equal to three percent (3.0%) per annum; or •
16
•
Net Appreciation Interest equal to the Company's share [i.e., thirty-three
percent (33%)] of the unit's "Net Appreciation".
Net Appreciation shall be based on the net sale proceeds after sale of the unit to a non -
income qualified buyer or, in the case of the Second Loan maturing prior to the sale of
the unit, on an appraisal issued not less than one hundred twenty (120) 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 buyer's share of appreciation shall be based on the
following scale, providing for an increase of 1/10th of 2/3rds 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 financial advantages of home ownership. The Company's share of Net
Appreciation will remain fixed at 33%, so 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 allow the
City to continue sponsoring affordable homes.
Years of Ownership
Buver Share
City's Payment From Company
•
of Appreciation
after sale to non-civalified buyer
1
6.66%
60.01 %
2
13.32%
53.35%
3
19.98%
46.69%
4
26.64%
40.03%
5
33.33%
33.34%
6
39.96%
27.91 %
7
46.62%
20.05%
8
53.28%
13.39%
9
59.94%
6.73%
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 the Second Loan. The Second Loan will require the owner of an
affordable unit to give prior notice of any proposed sale. If the unit owner desires to
market the unit for sale to income -qualified buyers, then the Company shall assist the
owner in performing the functions necessary to locate and determine the income
eligibility of such buyers.
Monitoring and Enforcement
isThe 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 Loan, 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 pay to the City any surplus appreciation as indicated above that
becomes due upon the sale of the unit to a non -qualified buyer. The City shall have the
right to injunctive relief to enforce the provisions of this Affordable Housing Plan.
•
M]
• EXHIBIT B
r1
U
•
ORDINANCE 125-0-05
-7-
77-0-11
•
1111712005
1119/2-005
125-to-0
AN ORDINANCE
Amending Ordinance 5�0-04 which
Granted at Special Use for a Planned Development In the
01 Office Zoning District at 11 DO Clerk Street 1
1719 Ridge Aventie
WHr=RFAS; the City Council adopted Ordinance 5-0-04 on
January 26, 70.04; granting a spacial use for planned developrrient for the
propeq at 1100 Clark Street 1 1719 midge Avenue (the "subject property") to
allow a four (4) -building, multi -family, residential complex with approximately .
fifteen (15), Mo (2) -story townhorne-style condominiums, vvith accessary parking � •
and. office- uses; and
WHEREAS-, TR Ridge Partners, I-f.C, the Applicant, as owner of
the subject property, sought approval pursuant to Section 6-3-5-12(C) of the
Zoning O dinance, for certain adjustments to the development plan approved by
Ordinance 5-0-04; and
WHEREAS, the Plan Commission conducted a public hearing on
October 11, 2006, pursuant to proper notice in case no. 03A4 PD, rnakinq a
verbatim record thereof alid certain findings of fact, pursuant to Section 5-3-5-10,
Secti011 6-M-3, and Section 6-15-1-9 of the Zoning Ordinance, and
recommending City Council approval of the application for major adjustments in
•
•
125.0-05
the development plan to allow for an increase in the number of dwelling units
from two hundred thirty-seven (237) to two hundred fifty-six (256), a reduction in
the number of off-street parking spaces for residential uses from the three
hundred sixty-seven (367) required to three hundred sixty4ive (365), a reduction
in the gross floor area ratio from the 2.1 approved in Ordinance 6-0-04 and the
actual of 2.03 to 2.02, a reduction in the office space from thirteen thousand
three hundred thirty-five (13-3335) square feet to nine thousand seven hundred
twenty -ore (9,721) square feet, an Increase in the income requirement for the
affordable housing program to allow persons with a household income at or
below one hundred percent (it OO/Ia), instead of eighty percent (801o), of the area
median income, to be eligible for the program; and
WHEREAS, the Planning and Development Committee of the City
Council considered and adopted the findings and recommendation of the Plan
Commission with modifications at its November 14, 2005 and November 28,
2005 meetings and recommended City Council approval of the requested
,idjustments to the development plan, and
WHEREAS, the City Council considered and adopted the
respective records and recommendations of the Plan Commission and the
Planning and Development Committee at its November 14, 2005 and November
28, 2005 meetings;
-2-
125-0-05
17J
NOW, THEREPORE, BE 1T ORDAINED BY THE CITY COUNCIL
OF THE CITY OF IrVANSTON, COOK COUNTY, ILLINOIS:
a part hereof,
SECTION 4, That the foregoing recitals are found as,fact and made
SECTION 2; That the City Council hereby grants the following
major adjustments pursuant: to Section S-M-12(C) of the Zoning Ordinance to
the development plan approved by Ordinance 5-0-44:
a) The number of dwelling units is increased from not more than two
hundred thirty-seven (237) to not more than two hundred fifty-six (256).
b) The number of padeing spaces required for residential uses is
decreased from three hundred sixty�seven (367) to three hundred sixty-five
(365),for a total for all uses on the subject property of six hundred seventy-one
(671) spaces.
of The income level at which persons are eligible to.apply for the
Applicant's affordable housing is Increased from eighty percent (80%) to one
hundred percent (100%) of the area median income.
d) The defined gross floor area ratio is decreased from the 2.1
approved and the actual of about 2.63 to about 2.02.
SECTION 3: That pumuant to Section 6-3-5-12 of the Zoning
Ordinance, which provides that the City Council may impose conditions on the
grant of a -special use, these conditions are hereby imposed:
a) Development and Use of the subject property shot] be in substantial
compliance with all appl#cable legislation and City ordinances, with the testimony
and representations of the Applicant to the Plan Commission, the Planning and
Development Committee, and the City Council, and With all approved plans and
doouments on file in case number ZPC 03-14. PD.
b) The Applicant voluntarily agrees to donate three hundred ninety-
five ftusand dollars ($395,707.80) to the Mayor's Special Housing Fund,
consistent with the Comprehensive Genera] Plan's policy to "encourage
—3—
125-0-05
proposals from the private sector that will maintain the supply of moderately -
priced housing, both rental and owner -occupied." The Applicant will pay said
sum in three equal installments within five business days after complying With alt
applicable Odes and City requirements, and receiving the Temporary Certificate
of Occupancy for each of the three Phases of the construction approved by
Ordinance 5-0-04, and as amended by this Ordinance 125-0-05,
SECTION 4: That, except as expressly modified by this Ordinance
125.0-05, the grant of special use for planned development adopted by
Ordinance 5.0-04 is unchanged.
SECTION 5: Applicant is rewired to record at its cost a certified
copy of this Ordinance along with the adjusted developoent plan attached
hereto as Exhibit A in the Cools County Recorder's Office, and to provide a copy
of same to the City's Zoning Adrnihistrator before a final certificate of occupancy
• may be obtained.
•
SECTION 6-: That all ordinances or pacts of ordinances In conflict
herewith are hereby repealed.
SECTION 7: That this ordinance shall be in full force and effect
from alter its passage, approval and publication in the manner provided by law.
Yeas q
Nays
Introduced: I q , 2005
Adopted:06-Wi4JO-k--2 , 2005
—4 -
Approved:
2-1 , 2005
f,(-o 'T-(>-)tt
—5—
77-0-11
EXHIBIT C •
AMENDED SITE PLAN
•
n
LJ
"".1
• • •
Booth Hansen Architecture Interiors Planning 333 South Des Plaines Street Chicago, Illinois 60661 312.869.5000 312.869.5099 F.
1717 RIDGE LUXURY APARTMENTS
1717 Ridge Ave
Evanston, IL
FOCUS DEVELOPMENT
211 Waukeqan Road, Suite 220
Northfield, IL 60093
BOOTH HANSEN
333 South Des Plaines Street
Chicago, IL 60661
WOLFF LANDSCAPE
ARCHITECTURE, INC.
307 N. Michigan Avenue, Suite 601
Chicago, IL 60601
City of Evanston SPARC Submittal
08.17.2011
LIST OF CODES
OWNER
DESIGN ARCHITECT
LANDSCAPE ARCHITECT
DRAWING INDEX
G00 Cover+ Index
G100
Site Survey 1
G101
Site Survey 2
G102
Site Survey 3
G103
Site Survey 4
G104
Site Survey 5
G105
Grading Plan for Original PD
G106
Aerial Context Plan
G107
Existing Site Photos
G108
Existing Site Photos
G109
Materials Board
L101
Landscape Site Plan
L102
Plant List
L103
Site Furnishings Board
A101
Site Plan
A102
Sub -Basement Plan
A103
Basement Plan
A104
First Floor Plan
A105
Second Floor Plan
A106
Third Floor Plan
A107
Typ. Floor 4-8 Plan
A108
Elevations
0 0 0
PLAT OF SURVEY
M W
BOOTH HANSEN 1717 RIDGE LUXURY APARTMENTS
1717 Ridge Ave
Evanston, IL
AL
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FR CFtWWt*n IIfO
Site Survey 2
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11 - G101
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BOOTH HANSEN 1717 RIDGE LUXURY APARTMENTS
1717 Ridge Ave aly(TINAW10.4 AUG. 10 X I I
Evanston, IL
Site Survey 3
G102
CJ
PLAT OF SURVEY
7-
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BOOTH HANSEN 1717 RIDGE LUXURY APARTMENTS Sile Survey 4
1717 Rldge Ave COY(NAVAN."ON ALM, 10, 20 11
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1717 Rldge Ave
Evnnslon,IL
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G104
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BOOTH HANSEN
•
1717 RIDGE LUXURY APARTMENTS
1717 Ridge Ave
Evanston, IL
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PR JECTtMle 1115
CITY OP EVANSION AUG. 10. 2011
SPAACeUBMIT(AL
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Grading Plan
for Orig. PD
G105
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E
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Site Plan Aerial
1717 RIDGE LUXURY APARTMENTS
1717 Ridge Ave
Evanston, IL
•
PROJECT NUMBER "Is
Aerial Context Plan
CITY OF EVANBION AUG. IT, NA
SPARCSUBMITTAL Nw G106
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View looking south at existing office parking exit structure
View of existing site condition from Clark Street
View looking east toward 1720/1740 Oak Avenue
View across site toward Ridge Ave looking northwest
View of existing office parking exit structure
View of 1720 Oak Ave at proposed pool location
PROJECT NUMBER ills
BOOTH HANSEN
1717 RIDGE LUXURY APARTMENTS
Site Photographs
1717 Ridge Ave
Cm Or EVANSTON AUG. 10. 2011
.�n
Evanston, IL
SPARC SUBMITTAL
G 108
•
•
•
0
•
EXPOSED STEEL:
All exposed steel trim, spandrels and
balconies to be painted steel, using a
light gray color
WINDOW WALL:
High performance double insulated
glass units with clear anodized
aluminum or grey color fiberglass
composite frame
"PUNCHED" WINDOWS:
High performance double insulated
glass units with clear anodized
aluminum or grey color fiberglass
composite frame
BOOTH HANSEN
1717 RIDGE LUXURY APARTMENTS
1717 Ridge Ave
�..o Evanston, IL
DECORATIVE BANDING +
ACCENT TRIM:
Cream colored precast or Indiana
limestone to be substantially simillar
in quality, color and appearance to
the decorative banding on existing
adjacent buildings 1720/1740 Oak
Ave
BUILDING BASE:
Cream colored precast or Indiana
limestone to be substantially similar
in quality, color and appearance to
the decorative banding on existing
adjacent buildings 1720/1740 Oak
Ave
MASONRY BRICK TYPE:
Norman sized 1/3 running bond to
be substantially similar to the quality,
color and appearance of the brick
on adjacent buildings 1720/1740 Oak
Ave, which is Desert Ironspot Light
by Endicott Brick, LLC
nnOJCCT NUMUM Il's
Materials Board
CITY OF EVANSTON AM. 10. NI I
sPw�sm` a� G109
Q
CE A
3 UCMG
TURF PARKWAY TYP.
CONCRETE SIDEWALK TYP.
G
125
LIGHT BOLLARD TYP.
DROP•OFFAREA 0
LAWN
DECORATIVE CONCRETE PAVING
APARTMENT UNIT PATIO TYR
PAH-
36 SJLP-
STAIRS —
PROPERTY LINE—
HMA-
86 BG—
PERENNIALS TYP. 4
EXISTING TREE TO REMAIN
LAWN
46 SILP
LANDSCAPE SITE PLAN
1•=40,.0N
INO
BOOTH HANSEN
oIM1.7. 1N,111:1NN1
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WOLI Ili N 01 C•Y 1. C ON
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GROUNDCOVER-
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GROUNDCOVER TYP.
LLPERENNLALI
RETAINING
WALL TYP.
—14 TOT
GARAGE ENTRY
PARKING
STONE RETAINING WALL
GARAGE ENTRY
NOTE: SEE SHEET LI03 FOR LIGHTING
AND SITE FURNISHING IMAGES
EXISTING 'LANDSCAPE ,i+,
TO REMAIN
—INTERIOR PROPERTY LINE_ µ` C
HPGR ! /
HS P
PAH I
EXISTING TURNAROUND Z
RECESSED STEP LIGHTS TYP. Q 122 SJLP STAIRS TYP.
1
EXISTING WALKWAY ADJUSTMENT
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POOL DECK'. -^'; , -
r`y POOL
'• POOL LOUNGE A_ ND UMBRELLA TYP.,
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RETAINING WALL TYP:
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OWNUGHT TYP. J - "-
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-
PERENNIALS'&-3
pit ='B G➢ C ➢. GROUNDCOVER
CAFE TABLE AND -5 ARA 20' PUBLIC ALLEY
CHAIRS TYP. LIGHT BOLLARD TYP.
1717 RIDGE LUXURY APARTMENTS
1717 Ridge Ave
Evanston, IL
0 10 A p
PROJECT VIIMBFA
1116 Landscape
Site Plan
CITY OF EVANSTON AUO. 10, 2011
SPANOSMIATTAL % mN
L101
anmrral
0 • r
• . •
PLANT LIST
CODE
BOTANICAL NAME
COMMON NAME
ARA
ACER RUBRUM'ARMSTRONG'
ARMSTRONG RED MAPLE
w
w
PCC
PYRUS CALLERYANA'BRADFORD'
BRADFORD PEAR
F
UCMG
ULMUS CARPINIFOLIA'MORTON GLOSSY'
TRIUMPH ELM
BG
BUXUSX'GLENCOE'
CHICAGOLAND GREEN BOXWOOD
m
HPGR
HYDRANGEA PAN ICULATA'GRANDIFLORA'
GRANDIFLORA HYDRANGEA
SJLP
SPIRAEA JAPONICA'LITTLE PRINCESS'
LITTLE PRINCESS JAPANESE SPIREA
TOT
THUJA OCCIDENTALIS'TECHNY'
MISSION ARBORVITAE
CAKF
CALAMAGROSTIS ACUTIFLORA'KARL FOERSTER'
KARL FOERSTER FEATHER REED GRASS
HMA
HAKONECHLOA MACRA' AUREOLA'
JAPNESE FOREST GRASS
MSP
MISCANTHUS SIN ENSIS'PURPURASCENS'
PURPLE MAIDEN GRASS
O
PAH
PENNISETUM ALOPECUROIDES'HAMELIN'
HAMELIN DWARF FOUNTAIN GRASS
EPM
ECHINACEA PURPUREA'MAGNUS'
MAGNUS PURPLE CONEFLOWER
HMPP
HEUCHERA MICRANTHA'PALACE PURPLE'
PALACE PURPLE CORAL BELLS
Q
HSPP
HEMEROCALLIS SPECIES (MIX)
DAYULY MIX ( 20%OF 5 )
Z
LSR
LIGULARIA STENOCEPHALA'THE ROCKET
THE ROCKET LIGULARIA
Z
z
RFG
RUDBECKIA FULGIDA'GOLDSTURM'
BLACK EYED SUSAN
li
SH
SPOROBOLUS HETEROLEPIS
PRAIRIE DROPSEED
SSAJ
SEDUM SPECTABILE'AUTUMN JOY'
AUTUMN JOY SEDUM
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SINGLE STRAIGHT TRUNK, SPECIMEN QUALITY
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SINGLE STRAIGHT TRUNK, SPECIMEN QUALITY
I 4"
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SINGLE STRAIGHT TRUNK, SPECIMEN QUALITY
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#2
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#3
4'.0" ON CENTER
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#3
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#1
1'.6" ON CENTER
I
#1
1'-0" ON CENTER
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#1
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1717 RIDGE LUXURY APARTMENTS
1717 Ridge Ave
Evanston, IL
PROJECT NUMBER
IIIS I Plant List
CRY OF WMSTON AUG. 10, 2011
S1. SU0MOAL —
L102
CAFE TABLES AND CHAIRS
POOL LOUNGER
' SITE FURNISHING IMAGES
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BOOTH HANSEN •••+� •++�<N�n�++���•+
WOLFF LANDSCAPE ARCHITECTURE
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FIRE PIT AND SEATING
LIGHT BOLLARD
1717 RIDGE LUXURY APARTMENTS
1717 Ridge Ave
Evanston, IL
FIRE PIT AND SEATING
1Mn...M_,......._... _...j
BIKE RACK
RECESSED STEP LIGHTING UPLIGHT
THE DESIGN OF SITE FURNISHINGS AND LIGHTING FIXTURES
SHOULD BE SIMPLE, MODERN, AND SOPHISTICATED TO
MATCH THE STYLE OF THE ARCHITECTURE
PRQIECTNUMBER
11s Site Fumishing
Images
CARC SUBN�Sp'TGN AUG. IO.2w�RI L103
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EISTORY
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1717 RIDGE LUXURY APARTMENTS
1717 Ridge Ave
Evanston, IL
21Y PUBLIC ALLEY
PROJECT NUMBER 1—
CIW OF WANSMN
PLAN 1G , DIEVEMPMEW
Sile Plan
A101
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1717 RIDGE LUXURY APARTMENTS
1717 Ridge Ave
Evanston, IL
PRO.,ECTNUMBER
1115
CITY OF EVANSTON
AM17.N11
SPARCSUBMRTAL
•
Sub -Basement Plan
A102
•
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1717 RIDGE LUXURY APARTMENTS
1717 Ridge Ave
Evanston, IL
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PROJECT NUMBER
1115
CM OF WANSTON
AM IT. W11
SPARCSUBMRTAL
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First Floor
BOOTH HANSEN
•
1717 RIDGE LUXURY APARTMENTS
1717 Ridge Ave
Evanston, IL
PROJECTNIMBER
1115
CITY OF EVAMMN
AM 17. 2011
SPARC SUBIAR-CAL
•
First Floor Plan
Al 04
BOOTH HANSEN
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1717 RIDGE LUXURY APARTMENTS
1717 Ridge Ave
Evanston, IL
Second Floor Plan
CITY OF E-TON AUG. 17. MI
SPARC-MMAL
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PROJECT NUMBER ills
BOOTH HANSEN
1717 RIDGE LUXURY APARTMENTS
1717 Ridge Ave CRY OF EVAMTON AW. 17. 2.11
Evanston, IL SPARC SUBMITTAL
Third Floor Plan
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BOOTH HANSEN
1717 RIDGE LUXURY APARTMENTS
1717 Ridge Ave
Evanston, IL
PROJECT NUMBER ills
Typ. Floor 4-8 Plan
CITY OF VANSTON AM 17, .11
SPAMSUBMITTAL
- Al 07