HomeMy WebLinkAboutORDINANCES-1999-145-O-9910/04/00
10/10/00
145-0-99
AN ORDINANCE
Granting a Special Use to Sherman Plaza Venture, LLC for a
Planned Development in the D3, Downtown Development District
WHEREAS, the City of Evanston ("City") and Sherman Plaza Venture, LLC,
as co -applicants, submitted an application to the City seeking approval of a special use for
a planned development (the "Planned Development"), including approval of development
allowances from certain setback and building height requirements of the Zoning Ordinance
of the City (the "Zoning Ordinance), and modifications to site development allowances, as
affects certain property located in the D3 Downtown Development District and lying
generally between Church Street on the north, Davis Street on the south, Sherman Avenue
0 on the East, and Benson Avenue on the west (the "Property"); and
WHEREAS, the Property is intended to be developed within the Planned
Development as one zoning lot, as defined in the Zoning Ordinance, and is intended to be
developed with structures containing retail, residential, parking, and other uses permitted
in the D3, Downtown District; and
WHEREAS, the development of the Property requires development
allowances from the strict application of the Downtown District regulations of the Zoning
Ordinance so as to permit construction of structures to heights in excess of heights
permitted by, and with other setbacks than those required by, applicable zoning regulations
of the Zoning Ordinance; and
0 WHEREAS, pursuant to Sections 6-3-6-4, 6-3-6-5, and 6-3-6-6 of the Zoning
Ordinance, a planned development may provide for development allowances and
modifications to site development allowances which depart from height, setback and other
145-0-99
regulations established in the Zoning Ordinance, subject to approval of the City Council;
and
WHEREAS, the City's Plan Commission conducted a public hearing on
November 3, 1999, pursuant to proper notice in case no. ZPC 99-8-PD, upon application
of the City and Sherman Plaza Venture, LLC, for approval of a special use to establish the
Planned Development and the Plan Commission made certain positive written findings of
fact pursuant to the Zoning Ordinance and recommended the approval of said matters,
including the requested relief for height and setbacks, which findings and
recommendations are incorporated herein by reference; and
WHEREAS, the Planning and Development Committee of the City Council
of Evanston considered the application, documents, and testimony related to the Planned
Development at its December 13, 1999, September 25, 2000, and October 10, 2000 0
meetings; and
WHEREAS, the Planning and Development Committee recommended City
Council approval of the Planned Development as modified; and
WHEREAS, the City Council finds that the proposed redevelopment of the
Property as a mixed use development in a Planned Development is appropriate, including
the required development allowances and has determined that the approval of the Planned
Development within the Property as herein set forth is in the best interests of the City and
meets the standards and requirements therefor set forth in the Zoning Ordinance,
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF EVANSTON, COOK COUNTY, ILLINOIS: •
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0 SECTION 1: That the Planned Development be and it is hereby approved to permit
the construction and operation on the Property of a mixed use development generally in
conformance with the Downtown Zoning District regulations, the Conceptual Site Plan of
Exhibit 3(A) of the Sherman Plaza Application for Planned Development, attached as
Attachment 1 to this ordinance, and the terms of this Ordinance, on the Property legally
described in Attachment 2, made a part hereof.
SECTION 2: Pursuant to Section 6-3-6-5 of the Zoning Ordinance, a development
allowance relative to the regulations of Section 6-11-1-4 of the Zoning Ordinance is hereby
granted to allow use of the Property for structures on Church Street, Davis Street, Benson
Avenue and Sherman Avenue that do not conform to the required ziggurat setback for
Downtown Zoning districts, namely that buildings on these streets be built to the lot line to
• a height not less than 24 feet nor more than 42 feet, and thereafter, be set back a
minimum of 40 feet. The Planned Development consists of separate, related structures,
specifically:
(a) The residential and retail building (identified as Retail A
in the exhibits) in the southeast quadrant of the
development area is built approximately to the lot line at
a height of 216 feet along Sherman Avenue, is
approximately 57'h feet in height at the lot line along
Davis, and rises to 216 feet above this height setback
less than 40 feet from the Davis frontage. The
residential building shall include an approximately
200-unit, upscale retirement community, of which there
will be up to a maximum of 70 assisted living dwelling
units.
(b) The retail building identified as Sears in the exhibits is
built approximately to the lot line at a height not to
• exceed 64 feet along Sherman Avenue and thereafter
conforms to the requirements of the Zoning Ordinance.
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145-0-99
(c) The pedestrian passage from the parking garage to
Sherman Avenue is set back from the lot line along
Sherman Avenue and is approximately 175 feet tall.
(d) The retail building identified as Retail B and C, rises to
73 feet at a setback from the lot line along Sherman
Avenue of approximately 15 feet, and approximately at
the lot line along Church Street.
(e) The parking garage and retail building, (identified as
Retail D in the exhibits) has a height of approximately
147 feet to the top of the parapet at approximately the
lot line along Benson Avenue.
SECTION 3: Pursuant to Section 6-3-6-5 of the Zoning Ordinance, a development
allowance relative to the regulations of Section 6-11-4-7 allowing for construction of the
Property not exclusively built to the lot lines along the front lot line and the side lot line
abutting a street is hereby granted.
SECTION 4: Pursuant to Section 6-3-6-6 of the Zoning Ordinance, a modification •
to a site development allowance in excess of that established for the D3 Downtown
Development is hereby granted to Section 6-11-4-8 and Section 6-11-1-10(C) of the Zoning
Ordinance, to allow the following maximum building heights in excess of the permitted
building height maximum:
(a) A residential and retail building (identified as Retail A in the
exhibits) which is approximately 240 feet to the top of the
mechanical penthouse and 216 feet to top of roof of highest
occupied floor;
(b) A pedestrian passage with a height of 175 feet; and
(c) A public garage with a height of 147 feet to top of the structure
and 138 to the top of top parking deck.
SECTION 5: All regulations applicable in the D3 Downtown Zoning District as is
provided in the Zoning Ordinance shall govern and remain in full force and effect with
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145-0-99
• respect to the use and development of the Property, except as and to the extent said
regulations have been modified by this Ordinance, and the Property may be developed in
any manner that conforms to said regulations as modified hereby; provided, however, that
any material change in the use to which the land user devotes the subject property
deviating from substantial compliance with the application, testimony and exhibits of the
hearing, specifically from the Conceptual Site Plan of Exhibit 3(A) of the Sherman Plaza
Application for Planned Development as modified herein and attached as Attachment 1 to
this Ordinance, will require the land user to submit those material changes for review and
approval through the planned development process set forth in Section 6-3-6-12 of the
Zoning Ordinance.
SECTION 6: Nothing herein shall be construed to prohibit or in any way restrict the
• alienation, sale or an other transfer of all or an portion of the Property or an rights,
Y YP p Y Y
interests or obligations therein except to the extent specifically otherwise set forth in any
Redevelopment Agreement which may be applicable to the Property.
SECTION 7: Construction of the Planned Development shall be subject to the Site
Plan and Appearance Review provisions of the Zoning Ordinance and other applicable
codes and ordinances of the City; provided, however, that no action relating to such
matters shall contradict or conflict with the terms of this Ordinance.
SECTION 8: The conditions, limitations and allowances of the planned
development permit authorized herein notwithstanding, the City shall issue no building
permits for any construction or demolition pursuant to the planned development plan
• approved herein and incorporated as Attachment 2 to Ordinance 145-0-99 until such time
as the City Council of the City of Evanston has authorized the City Manager to sign and the
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City Manager has signed a Redevelopment Agreement with Sherman Plaza Venture, LLC
for the development of the subject property. The conditions, limitations and allowances of
the planned development permit authorized herein notwithstanding, all development and
redevelopment of the subject property shall in all cases comply with the applicable terms
of the Redevelopment Agreement during the term thereof and as this Redevelopment
Agreement may from time to time be amended.
SECTION 9: This Ordinance shall be in full force and effect from and after its
passage, approval and publication in pamphlet form in the manner provided by law.
AYES:
NAYS'
PASSED AND APPROVED THIS /. DAY OF
Introduced: ���.t���'� , 2000
Adopted:! 2000
ATTEST:
j JC;*1erk
Ar prf ved as to form:
f
Counsel
C (46) 6 �` ' , 2000
, 2000
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LJ
CITY OF EVANSTON
Community Development Department
Zoning Division
Date: October 5, 2000
To: Roger Crum, City Manager
From: James Wolinski, Director, Community Development
Arthur Alterson, Zoning Administrator
RE: Sherman Plaza: Comparison of Height and Setback Figures between 12/9/99 & 10/4/00 drafts of Ordinance
145-0-99
The following table summarizes the changes between the current (10/4100) version of Ordinance 145-0-99 and that
held in the Planning & Development Committee on 12/13/99. The changes reflect modifications as the building plans
have matured.
§ of
145-0-99
§2a
§2b
§2c
§2d
§2e
§4a
§4c
Thank you.
10/4/00 (current) draft
The residential and retail building (identified as Retail
A in the exhibits) in the southeast quadrant of the
development area is built approximately to the lot line
at. a height of 216 feet along Sherman Avenue, is
approximately 57Yz feet in height at the lot line along
Davis, and rises to 216 feet above this height setback
less than 40 feet from the Davis frontage. The
residential building shall include an aporoximately
200-unit, upscale retirement community, of which there
will be uD to a maximum of 70 assisted livina dwellinq
units.
The retail building identified as Sears in the exhibits is
built approximately to the lot line at a height of 64 feet
along Sherman Avenue.
The pedestrian passage from the parking garage to
Sherman Avenue is set back from the lot line along
Sherman Avenue and is approximately 172 feet tall.
The retail building identified as Retail B and C, rises to
70'/Z feet at a setback from the lot line along Sherman
Avenue of approximately 15 feet, and approximately at
the lot line along Church Street.
The parking garage and retail building (identified as
Retail D in the exhibits) has a height of approximately
147 feet to the top of the parapet at approximately the
lot line along Benson Avenue
A residential and retail building (identified as Retail A
in the exhibits) which is approximately 240 feet to the
top of the mechanical penthouse and 216 feet to top of
roof of highest occupied floor
A public garage with a height of 146 feet to top of the
structure and 138 to top of top parking deck.
• CC: Mayor and Aldermen
12/9/99 draft
The residential and retail building (identified as Retail A
in the exhibits) in the southeast quadrant of the
development area is approximately built to the lot line at
a height of 245 feet along Sherman Avenue, is
approximately 52'/2 feet at the lot line along Davis, and
rises to 245 feet above this height setback less than 40
feet from the Davis frontage
The retail building identified as Sears in the exhibits is
approximately built to the lot line at a height of 47 14 feet
along Sherman Avenue
The pedestrian passage from the parking garage to
Sherman Avenue is setback from the lot line along
Sherman Avenue and is approximately 17� feet tall.
The retail building identified as Retail B and C, rises to 53
44 feet at a setback from the lot line along Sherman
Avenue of approximately 15 feet, and approximately at
the lot line along Church Street.
The parking garage and retail building (identified as Retail
D in the exhibits) has a height of approximately 142 feet
to the top of the parapet at approximately the lot line
along Benson Avenue
A residential and retail building (identified as Retail A in
the exhibits) which is approximately 236.17 feet to the top
of the mechanical penthouse and 214,47 feet to top of
roof of highest occupied floor
A public garage with a height of 142 26 feet to top of the
structure and 42-9 to top of top parking deck.
IICIVI _FS IIAPPLICATIONSIZoninglZPCWSherman Plaza (Klutznick)1#'s memo3.doc
•
ATTACHMENT 1 TO ORDINANCE 1 45-0-99
CONSISTING IN ITS ENTIRERTY OF
Exhibit 3(A): Conceptual Site Plan: 13 color sheets, numbered, entitled and dated as follows.
j 1
Perspective Views
10/5/99
j 2
Perspective View
10/5/99 1
j 7
Lower Level Plan
10/5/99
8
Level 1
10/5/99
9
Level 2
10/5/99
10
Level
10/5/99
j 11
Roof Plan
10/5/99
j 12
Facades
10/5/99
13
Facades
10/5/99
j 14
North -South -East-West
10/5/99
j 19
Plaza Perspective & Plan
10/5/99
20
Parking Perspective & Streetwall
10/5/99
• j 22
Typical Plans
10/5/99
[You will find this Attachment 1, in the binder "Sherman Plaza Application for Planned
Development, 10/20/99"]
40
ATTACHMENT 2 TO ORDINANCE 1 45-0-99
• PARCEL 1:
LOTS 1, 2 AND 3 IN THE RESCBDIVISION OF LOTS 1 TO 5 IN BENSON'S SUBDIVISION OF
BLOCK 65 OF THE VILLAGE Cr EJANSTON IN THE SO=L'Vz-ST 1/4 OF SECTIOV 18, TOWiISHIP
41, RANGE 14 EAST OF TFDr THIRD PRINCIPAL MERIDIAN, 11T CCOX CCOVTY, ILLINOIS.
PARCEL 2:
LOTS 6, 7 ;CM 8 AND 15 TO 36 IN BENSCN'S SUBDIVISION OF BLOCK 65 OF THE VIL:.NGZ
OF fiVA%1ST0:T IN Te?E SOLT::ri�ST 1/4 OF SECTION 19, TC*^?SH1 41, RANGE 14 AST OF Tra_
THIRD PRINCIPAL MZR:DIAN, IN COOK COUN ILLINO=S (=iCC£rT TEE SCL'ZH 4 : HL=' CF
LOTS 19 TO 32 TA:wX-N _OR WZZE_NINC STREET THERSCF) .
PA:ZCEL 3:
ALL OF THE TWENTY FOUR (24) FOOT V;k ATEa AI.LHY ADJOINING LOTS 15 TO 1S BC-.H
=NCL'JS=VE, TCGEM-aR WITE T'rL VORTH TEN (10) FEET OF THE T'n-EL%'TY FOLK (24) -.00T
ALLY LY:r�; SOJ--'-u OF A;ND ADJOINING ',LOTS IS AIv'D 33 AND THE SOUTH LIAI OF SAID LOTS
_XT�7D=D, AND Th—E VACATE= SOUTH TEN (10) FEET OF THE :+�'E2.'TY FOUR (24) FOOT T,LLE'[
LYING NORTH OF AA"D A.:.'OI'.;:NG LOTS 15 AND 36 AIM T:-Z~ NORTH LINE OF SAID LOTS
ZX=ENDED, ALL IN BLOCK 65 OF THE VILLAGE OF EVANSTON IN THIS SOC'PvWEST 1/4 OF
SZ:T:CN 18, TOA'NS-AIP 41, RANGE 14 EAST OF T'r—T THIRD PRINCIPAL KZRIDIAN, IN COCK
COCNTY, ILL_KOIS.
3?ARCZ;6 ,44,
•AM:6 !-MM TWENTY-FOUR (24) FOOT ALLEY LYING NORTH OF AND ADJOINING LOTS FIFTZZN (15)
A1®�;lY-SI7C (36), AND ALL OF THZ TWZNTY-FOUR (24) FOOT ALLEY LYING SOUTH OF AND
LOTS ZIGHTZIN (18) AND THIRTY-THREE (33), ALL IN BLACK 65 OF THE VILLAGE OF
ZVANSTM IN THR SOUTHWEST 1/4 OF SECTION 18, TOWNSHIP 41, RANGE 14 EAST OF THE THIRD
PRINCIP#X.WRIDIAN, IN COOK COUNTY, ILLINOIS.
0