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HomeMy WebLinkAboutORDINANCES-1992-054-O-9206-17-92 06-25-92 • 54-0-92 AN ORDINANCE Granting a Variation and a Special Hospital Use at 2650 Ridge Avenue WHEREAS, the Evanston Zoning Board of Appeals (ZBA) conducted public hearings on June 4, 1991, July 2, 1991, August 61 1991, October 1, 1991, January 21, 1992 and March 3, 1992, upon the application by The Evanston Hospital Corporation (owner) d/b/a Evanston Hospital, for a variation from the yard obstruction regulations of the Zoning Ordinance and for a special hospital use to permit construction of an enclosed pedestrian bridge and enclosure of an existing walkway within the existing hospital parking structure in conjunction therewith on property located in an R6 General Residence District; public hearings • having been conducted pursuant to notice and publication thereof in the manner prescribed by law; and WHEREAS, the Planning and Development Committee of the City Council at public meetings conducted on May 18, 1992 and June 8, 1992, based upon an analysis and review of the records of the Zoning Board of Appeals hearing, and the acceptance by said applicant of the conditions embodied in this ordinance, has recommended the application for said variation and special hospital use be granted; and WHEREAS, BASED UPON THE APPLICATION AND THE TESTIMONY AND EVIDENCE PRESENTED, THE City Council of the City of Evanston 1 0 finds that, as to the variation requested for the subject • property: A. There is a particular hardship or practical difficulty in the way of carrying out the strict letter of the regulations in this case, namely: 1. The property in question would be greatly reduced in value if the property were to be used only under the conditions allowed by the regulations in the zoning district, in that: a. The property owner would suffer a particular hardship as distinguished from a mere inconvenience if the strict letter of the regulations were to be carried out. The applicant, Evanston Hospital, has a large hospital complex located on the north side of Central Street and, also, now owns the medical building being constructed on the south side of Central Street, directly across from the hospital property. The yard obstruction variation being requested is to permit that portion of a proposed pedestrian bridge to extend from the parking structure to the south lot line of the hospital property. The proposed pedestrian bridge would then continue south to connect with the medical building on the south side of Central Street. Without the requested yard obstruction variation, no bridge is possible. And, this result would • adversely impact the property owner, occupants, tenants and patrons of the medical building now under construction and would also have an adverse impact on both pedestrian and vehicular traffic in the neighborhood. Testimony indicates that the bridge would handle 1,500 pedestrian trips daily. Without the bridge, travel by foot or car or motor vehicle would be the only way to travel between the hospital complex and said medical building. A substantial number of the 1,500 daily uses will be the elderly, infirm, and disabled. Forcing such uses to cross Central Street either by crossing mid - block with no traffic protection or by travelling a full block out of their way is a particular hardship. The primary purpose of the construction of the medical building is to allow the hospital to comply with an earlier agreement entered into with the City to relocate certain doctors' offices currently located on the hospital campus. The testimony indicates that the yard obstruction variation to allow that portion of the bridge across the south side yard of the hospital campus is necessary from both an emergency standpoint and as an aid to those doctors to be so relocated. Additionally, the property owner is deprived of reasonable use of the property if prevented from linking the medical office • • building to the hospital via the bridge. The link is critical in establishing an integrated delivery system which will achieve efficiency and effectiveness in the delivery of health services. Patients and physicians must access technology from the doctors' offices. Much of this technology can only be provided in the hospital setting. Evanston Hospital will also be prevented from using the property in a cost effective manner. The bridge will permit the hospital to provide increasing amounts of ambulatory care, thereby decreasing inpatient costs and will also decrease physician and patient travel time, resulting in increased utilization of resources and facilities. The obstruction in question of the south side yard represents an area of 9 feet 6 inches by approximately 27 feet, and is almost de minimis when viewed in context of the entire yard which is 423.17 feet in length. b. The purpose of the variation is not based exclusively upon a desire to make more money out of the property, since the hospital is a not -for -profit organization whose sole mission is to provide health care. The bridge may enhance or increase the value of the 1000 Central Street medical office building but, the hardship is not based exclusively upon this fact. c. The alleged hardship does not rest upon the particular • personal financial situation of the applicant but rests, instead, upon the fact that the applicant is, in part, trying to provide for emergency access to the hospital from the medical building now under construction at 1000 Central Street. d. The alleged difficulty or hardship has not been created by any person presently having an interest in the property, but was created by the unusual conjunction of the hospital campus in an R6 District, with commercial property in a C2 District, with both properties to contain medical uses. In addition, the 1000 Central Street building to be served by the bridge was initiated by a prior owner (not the hospital). The hospital's need to relocate physicians to offices off of the existing hospital campus was mandated by the City in an earlier agreement with the hospital. 2. The Plight of the owner is due to unique circumstances which are not applicable generally to other properties within the same zoning classification, in that: a. The hospital in question has existed for a period of nearly 100 years and expansion within the hospital campus, which is located in a residential district, has 3 • become limited since it is bounded by residential • properties to the north and east and existing buildings are not adaptable for relocation of physicians. Across Central Street, immediately to the south, is a C2 District and the location of the hospital with its associated parking structure in an R6 District, which is separated by a major arterial street from an eight story building which will contain medical uses, located in a C2 Commercial District, is indeed unique within the City of Evanston. Additionally, the presence of a fire station down the block and the existing CTA bridge less than one- half block away adds to the uniqueness of the situation. These elements emphasize the need to keep the streets free of pedestrian traffic and set the precedent for bridges in the locality. b. The plight of the owner is due to unique circumstances which are not applicable generally to other properties within the same zoning classification, in that: the hospital in question has existed for a period of nearly 100 years and expansion within the hospital campus, which is located in a Residential District, has become limited since it is bounded by residential zoning to the north, east and west. The location of the hospital with its associated parking structure in an R6 District, which is separated by a major arterial street from an eight -story building which will contain medical uses, located in a C2 Commercial District, is unique since the only other • hospital within Evanston is located in and surrounded by an R6 General Residence District. As mentioned earlier, the nearby presence of the CTA bridge and fire station add to the uniqueness of these circumstances. B. The variation, if granted, will be in harmony with the general purpose and intent of the Ordinance, and: 1. Will not alter the essential character of the locality, since a bridge is already located further to the west and the sides of Central Street, along the block where the bridge will be installed, include the hospital facilities, the firehouse, a dry cleaners, a CTA station, and the 1000 Central Street medical office building. Prior uses in the 10,00 Central Street location included a car dealership, gas station, barbershop, antique store, and pizza parlor. South of 1000 Central Street is another existing medical office building. The 1000 Central Street building was previously approved and so is a part of the character of the locality. The bridge is comparable to the character of the 1000 Central Street building. 2. The proposed variation will not be detrimental to the public welfare or injurious to or depreciate the value of 4 0 • other property or improvements in the neighborhood in which the property is located, since the proposed pedestrian bridge will prevent additional pedestrian and vehicular congestion by removing it from the public ways. In addition, testimony indicated that the presence of the hospital has not adversely impacted values in the neighborhood relative to values elsewhere in Evanston. 3. The proposed variation will not impair an adequate supply of light and air to adjacent property, or substantially increase the danger of fire or otherwise endanger the public safety, since the pedestrian bridge in this location will help alleviate pedestrian and vehicular conflicts and will be constructed to comply with accepted engineering standards. C. The proposed variation is limited to the minimum change necessary to alleviate the alleged practical difficulty or particular hardship which affects the subject property, 1) since the bridge has been moved further west, 2) the bridge has been realigned and shortened and will now cross the street directly, rather than being constructed at an angle as was originally proposed by the applicant, 3) special shielded lighting has been added which will prevent neighborhood glare, 4) the bridge was redesigned to eliminate unsightly support beams, 5) the bulk mass of the bridge has been reduced, resulting in a more transparent • structure, and 6) the area surrounding the bridge has been landscaped in order to screen the structure as much as possible; and WHEREAS, BASED UPON THE APPLICATION AND THE TESTIMONY AND EVIDENCE PRESENTED, THE City Council o the City of Evanston finds that, as to the special hospital use requested for the subject property: A. The proposed hospital use is compatible with the development allowed under the basic provisions of the Zoning Ordinance in the area in which it is proposed and it is not of such a nature in height, bulk or scale as to exercise any influence contrary to the purpose and intent of the Zoning Ordinance as specifically set forth in Section 6-1-2 of said Ordinance in height, bulk, and scale, since the proposed pedestrian bridge does not compare in size with the parking structure or the medical building at 1000 Central Street to which it will be attached. B. The proposed hospital use is compatible with and/or implements planning goals and objectives of the City, as 9 • contained in the Comprehensive General Plan and other is policy resolutions, particularly in terms of: 1. Land use policy, since the proposed project is consistent with the use of the site for hospital purposes and, therefore, the project does not contradict existing land use policies. 2. The proposed pedestrian bridge will have no impact on the housing goals of the City. 3. The proposed pedestrian bridge has been approved by the Illinois Department of Transportation and will have no impact on traffic and parking, except to the extent such impact is positive. 4. The proposed pedestrian bridge will have no adverse impact on schools, public services or facilities. 5. As previously stated in the variation standards, this proposal will not alter the essential character of the neighborhood. 6. There are no known neighborhood planning goals on which this project would impact. 7. As a part of the proposal, the applicant has indicated a willingness to enter into a covenant with the City that . would prevent the removal of the land and building at 1000 Central Street from the tax rolls so long as a pedestrian bridge exists and, therefore, with respect to the conservation of the tax value of land and buildings throughout the City, and retention of taxable land on the tax rolls, the project will have a positive impact. C. The proposed pedestrian bridge will not be used as applicable offices or examining rooms by any physician for the treatment of his or her private patients. D. Under the proposal there are no anticipated utility changes and, therefore, said proposal will have no impact on the existing and proposed utility services with respect to the proposed hospital use. E. The proposed use is so designed, located and proposed to be operated that the public health, safety and welfare will be protected. The proposed pedestrian bridge will be built to accepted engineering standards, will help alleviate pedestrian and vehicular traffic on the public ways and, as revised, is now so located as to span the minimum distance necessary to connect the proposed building and parking structure. A 0 • F. The proposed use will not cause appreciable injury to the value of other properties in the neighborhood for the reasons articulated under the variation standards contained herein. G. The proposed special use will not subvert or defeat the primary purpose of the Zoning Ordinance, or of the Zoning District or area where it is proposed, when its effect is considered in conjunction with the cumulative affect of the number of various special uses of all types already located in the adjacent area and in the City as a whole, since the major special use within this neighborhood is the hospital itself, and the testimony has indicated that there are only two or three pedestrian bridges now existing within Evanston. H. The proposed pedestrian bridge conforms to the applicable regulations of the district in which it is located, except for the variance requested as a part of said application, and under the terms of the standards, a modification by variation is allowed. I. Hospitals are specifically listed as a special use in the R6 General Residence District in which the property is located in Section 6-5-7(B)21 of the Zoning Ordinance. • NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS: SECTION 1: That, based upon the evidence and testimony presented at the hearings, and upon deliberations and findings of fact contained in the transcript of the Zoning Board of Appeals Case No. 91-8- V&SU(R), and upon the deliberations at the Planning and Development Committee meetings, the application by The Evanston Hospital Corporation (owner) d/b/a Evanston Hospital, for a variation from the yard obstruction regulations the Zoning Ordinance and for a special hospital use to permit construction of an enclosed pedestrian bridge and enclosure of an existing 7 0 walkway within the existing hospital parking structure in • conjunction therewith on property located in an R6 General Residence District and legally described as follows: "LOT 1 IN EVANSTON HOSPITAL CONSOLIDATION OF VARIOUS BLOCKS, LOTS, STREET AND ALLEY IN THE SOUTHWEST 1/4 AND IN THE SOUTHEAST 1/4 OF SECTION 35, TOWNSHIP 42 NORTH, RANGE 13, EAST OF THE THIRD PRINCIPAL MERIDIAN IN COOK COUNTY, ILLINOIS." is granted, subject to compliance with all other provisions of the Zoning Ordinance, other applicable laws and the following conditions: 1. The proposed construction shall be in substantial conformance with the revised plans presented at the hearing identified as Exhibits A, B, C and D, and the testimony relating to those plans; 2. The owner of the property at 1000 Central Street shall enter into a covenant agreeing not to initiate or be a party to any legal action, sale or conveyance of the property that would result in the removal of the property from the tax rolls; or in the removal of the property • bounded by Central Street on the North, Lincoln Avenue on the South, Ridge Avenue on the East and the CTA elevated main tracks on the West from the tax rolls; 3. The Evanston Hospital Corporation shall enter into a liability waiver/indemnification agreement to hold the City harmless from any and all claims from injuries including death, damages or loss, which may arise or may be alleged to have arisen out of, or in connection with construction of the pedestrian bridge over the City of Evanston right-of-way. 4. No building permits shall be issued nor shall any plans for the pedestrian bridge be approved until such time as the City and applicant execute a covenant and easement referred to in the paragraphs below, for construction of the subject pedestrian bridge; and as consideration for said easement, applicant shall pay an annual fee of $25,000. 5. The applicant shall enter into a covenant setting forth the aforementioned conditions. Said covenant shall be in 8 0 54,4-�92 • a form acceptable to Corporation Counsel and in substantial conformity of Exhibit E. SECTION 2: All ordinances or parts of ordinances in conflict herewith are hereby repealed. SECTION 3: This ordinance shall be in full force and effect from and after its passage, approval and publication in the manner provided by law. Introduced: ` �i1;�� , 1992 v' Adopted: ��/ a 7� , 1992 / Approved: �� , 1992 \ Mayor ro -re.M • ATTEST' -City Clerk Droved a5 to fo m: Vj- \ .\�� \I,, - Co o tion Counsel VE JUN _ d,as Am M - - - - - - - - - - - — Exhibit E - . -- ' r \MMMENT ADD aWRIPM AGREM2C Th\overthat OFEVANSTON, a Municipal Corporation ('CITY" or "GRANTOR"` for good andconsideration, receipt of which is hereby acknowle ed, does hereby gANSTON HOSPITAL CORPORATION, an Illinois car ation ("EYANSTL or 'GRANTEE"} an easement in such inter st (if any) as Grantor in air ights over the east -west public treet of Central Street bdge Avenue and Girard Street, said sement to be at the elevatioer that porti of said right -of ay as further set forth in the plat of easement attached to Vdincorpara ed into this document as Exhibit W. Said easement is fo, maintenance and repair of an enclosed pedestrian walkway to cotral Street and 2650 Ridge Avenue. This grant of easement is m de by the CI and accepted by EVANSTON • HOSPITAL under the following t ms and conditions I. In consideratio of said easement, Gran a shall pay Grantor the sum of $25,000 per annUM A partial payment prorated or the partial calendar year shall be made wi in thirty (30) days after passage f City of Evanston Ordinance No/ally . Thereafter the full $25,000 payment hall be due on January I ofr beginning January I, 1993, and such pa nts will be increased anereafter by the change in the Consumer Price dex for all urban onsumers (CPI-U), for the Chicago Metropolitan Area as published by the Bur u of Labor Statistics." That said easement shall be for the soie and exclusive purpose of creation, maintenance, repair and replacement of an elevated enclosed estrian walkway in the design substantially as submitted to the CITY and 9071094 Ver 1 6/16M 11:56 i Exhibit E EASEMENT AND COVENANT AGREEMENT The CITY OF EVANSTON, a Municipal Corporation ("CITY" or "GRANTOR") for good and valuable consideration, receipt of which is hereby acknowledged, does hereby grant to EVANSTON HOSPITAL CORPORATION, and Illinois corporation ("EVANSTON HOSPITAL" or "GRANTEE") an easement in such interest (if any) as Grantor may have in air rights over the east -west public street of Central Street between Ridge Avenue and Girard Street, said easement to be at the elevations and over that portion of said right-of-way as. further set forth in the plat of easement attached to and incorporated into this document as Exhibit "A". Said easement is for the creation, maintenance and repair of an enclosed pedestrian walkway to connect 1000 Central Street and • 2650 Ridge Avenue. This grant of easement is made by the CITY and accepted by EVANSTON HOSPITAL under the following terms and conditions: 1. In consideration of said easement, Grantee shall pay Grantor the sum of $25,000 per annum. A partial payment prorated for the partial calendar year shall be made within thirty (30) days after passage of City of Evanston Ordinance No. 54-0-92. Thereafter the full $25,000 payment shall be due on January 1 of each year beginning January 1, 1993. 2. That said easement shall be for the sole and exclusive purpose of the creation, maintenance, repair and replacement of an elevated enclosed pedestrian walkway in the design substantially as submitted to the CITY and • approved by the City Council in Ordina^ce No. 54-0-92. It is understood that in the course of finalizing design details for construction permit purposes non -material changes may -be made in the design approved in Ordinance No. 54-0- 92, and that such non -material changes may be approved by City staff at the time of issuance of construction permit's without the necessity of. further City Council approval. It is also understood that during the 99-year term of this easement Evanston Hospital may desire to replace the walkway initially constructed with a new walkway in the same location. This easement shall include all replacements of such walkway, but if the design of the replacement is substantially different from the design approved in Ordinance No. 54-0-92, then the design must be submitted to and approved by the City Council. 3. That the use of said easement shall continue for a period of ninety-nine (99) years after January 1, 1993 or for so long as said pedestrian . walkway is maintained and utilized for that purpose which ever is shorter. Non-use of the easement during any reasonable repair or rebuilding periods not to exceed two (2) years in any one instance shall not constitute abandonment of such easement. In the event of any default on the part of the grantee to faithfully keep and perform all and singular the covenants, agreements and undertakings herein agreed by it to be kept and performed, or if said pedestrian walkway is abandoned, Grantor shall give the Grantee notice in writing of such default or abandonment; and if such default or abandonment shall not have been rectified within thirty (30) days after receipt of such notice by the Grantee, all rights and privileges granted herein by the Grantor to the Grantee may be terminated by the Grantor; and upon such termination the Grantee shall immediately vacate the easement premises and remove its improvements and facilities from said real estate and restore the land to its • 9071054 Vey t 6/16M 11:96 - 2- a &f -- original condition, all at the sole cost of the Grantee. If the nature of the • default is such that thirty (30) days is not a reasonable period in which to cure such default, then, so long as Grantee is diligently pursuing cure, then the thirty (30) day cure period shall be extended for such period not to exceed one hundred and twenty (120) days as may be reasonably necessary to effect such cure. 4. That EVANSTON HOSPITAL shall both erect and maintain said elevated structure in a manner and in a condition such that it is safe for the passage of pedestrian traffic both within and without, under and in the proximity of said structure. S. That the cost of said installation and work as shall be necessary to maintain said structure in a safe manner shall be borne solely by EVANSTON HOSPITAL, which shall also pay for and perform repairs as are from time to time determined to be necessary by the City Manager or his duly authorized • representative acting reasonably. 6. That EVANSTON HOSPITAL shall enter into the Liability Waiver/Indemnification Agreement marked as Exhibit S. attached hereto and incorporated herein by reference. 7. That said easement shall remain in full force and effect so long as Evanston Hospital shall fulfill and satisfy the terms and conditions of Ordinance No. S4-0-92. without limiting the foregoing, in consideration of the grant of this easement, the Grantee covenants with the Grantor that the building to be constructed at the 1000 Central Property legally described on Exhibit C (the 'Central Property'), and the Central Property, together with any other property and buildings thereon which Grantee or its Affiliates (defined below) may in the future acquire within the area bounded by Central 90?ICU Vsr 1 6/16/92 11:56 -3- - [. • Street on the !forth, Lincoln Avenue on the South, Ridge Avenue on the East, and the Chicago Transit Authority elevated train tracks on the Kest, all in Evanston, Illinois (the •Designated Area") shall be subject to real property tax under the provisions of the Illinois Revenue Act. Grantee will not ecownce or maintain or permit the commencement or maintenance of an action before an administrative, Judicial or other body seeking to remove said Central Property or any building thereon (or any other portion of said Designated Area or any building thereon which Grantee or its Affiliates may in the future acquire) from the Real Estate Tax Rolls. The aforesaid covenant shall be released or forgiven only upon the authority of the City Council of the City of Evanston. This covenant to keep certain properties subject to real estate taxes shall survive for the full ninety-nine year term of the easement notwithstanding that Grantee may abandon the easement prior to the end of the term of the easement and no longer pay the annual payment required in paragraph 1 above. 8. That the terms and conditions of this grant of easement may be modified from time to time upon the consent of the parties. 9. This grant and the covenants and restrictions herein shall inure to the benefit of and be binding upon the respective successors and assigns of the Grantor, Grantee and Grantee's Affiliates, and shall benefit and run with the land legally described on Exhibit C. 'Affiliates' of Grantee shall mean Evanston Medical Specialists Foundation, an Illinois not -for -profit corporation ('EMSF°) or any other affiliate directly or indirectly controlled by Grantee or EMSF. 9071054 Ver 1 6/16M 11:S6 -4- • IO. The invalidity or unenforceability of any portion of this instrument shall not affect the validity or enforceability of the remainder of this instrument. IN WITNESS WHEREOF, the parties hereto have caused this instrument to be executed by their proper officers thereunto duly authorized, as of the day and year hereinafter written. DATED this day of 1992. CITY OF EYANSTON, a Municipal Corporation By ATTEST: 9MO4 wr t 6✓16M 112% EVANSTON HOSPITAL CORPORATION 8y ATTEST: -s- • • r� L a A'ft - -- • • L:A3ILI?7 AGREEME4.2 " %te Evanstaa Hospital Corporation has regUested perMissioa to install a walkway over City of Fvanston rish;.-af-way at 1C00 Cant:al Stroet, Evanston, Illinois. For coasideratiort of such perzissioa the Evanston Hospital Corporation hereby fully releases and discharges the City at Evanston, its officers, agents and employees from any and all Claims from injuries, including death, damages or loss, which may arise or may be alleged to have arisen out of, or is con.ect:aa with the eonstructioa of a walkway over C:tT of Evanston, right-of-way at 1000 Contral Street, Eva:stoa, Illinois. T'»e Eva.ston Hospital Corporstica further agrees to indemnify and bold harwless and defend the City of Evansta» its offs-.ars, agents and employees from any and all claims resulting from injuries, including death, damages and losses including, but not limited to the general public, which may arise or =ay bo alleged to have arisen out of, or in connection with the construction of a walkway over City of Evanston right-of-way at 1000 Central Street, EvazstoA, Illipoie- L:ABILIT" INSURANCE 17ANSTON HCSPITAL CCPPG?A'IOV SF.ALL M07 M"C E-E 'CL WC-11 MML IT HAS 03TAIM ALL 2NS�1 tiCE REgL.RF: ii�?_Z�i A. " SUCH Iti'SUPW C° HAS BESN APPROv-. 3Y 2KO CITY'S DIRECTOR OF SAFETT A:K0 RISK MAKAGE?i_NT. Nor shall Evanston Hospital Corporation allow a nv contractor or subcontractor to cor.._ence work Until all similar insurance required of the contractor or subcontractor Rat bean so obtained. Evanston Hospital Cotperation shall furnish two (2) copies of certificates, with the City named 23 aZ additional insured, shown% the following mini coverage in an i:ts::a ice compa::y acceptable tp the City`s Director of Safety sad Risk Yantlement. I"frR C? ZYSL'?.,d�IC2 Thirty day notice o: cancellation re;uired on all certificates X-MMUM ZNSURANC! Bodily lajury and Conseauent Death COVaBAGE Property Dasare Per Fach Each Per;:n Occsrence Gccurerce Ataretate Co=ercisl Ge:u ra: Liability including: S110001G00 S1.000,000 $:,aw-3,000 1. Cocprehrasiv: form 2. Premises - Operations 3. Explosion i Collapse Hazard 4. Under round Hazard S. Products/Completed Operations Hazard 3. Contractural Insurance - 7. Broad form Property Damage - Construction projects only. S. Zadependent Contractors 9. Personal Injury. L& _ The Insurance Certificate Rust State That The CitT Of Ersost" is WAM*d as ARdf t3 oasl Insured :UN t_ QM `T � F+ `.f 7 ! r•f r � + : ! :1 Automobile U 011itY * Owaod, Hoao med or Rented $200.000 8500000 $100,000 10 Limit 4 Xorkmen's CoMeasstion and Occupational Diseases is required by applicable laws. Employer's Liability 11001000 In the event of accidents$, injuries, or unusual events. wbothsr or not any Injury occurred, the contractor shall proptly furnish the City's Director of Safety and Risk lanatement with copies of all reports of such incidents. Evanston Hospital Corporation Date • • 3 P, I�I��'jmeo�ee.I— I— Iwo Imo°° ImmIowIizolwo imo;s°Iaooi Tw Iwo\ 9: IwlXGJUDI=I s�••� - cm to On no Ter eeo rm ,s �Gi1 AP, —OP THE — �• CITY OF EVAN STON COOK COUNTY. I LLINOIS " Scala — —w c we ADOPTED sm __Nov -ember. 9. 1992 .- �a M me Am 3W f'1 U r lIf[lfi ��Nfi7�JP3 111110 �' !SAE flu ©©cl c. tar nYllWO s-Mm 0r1D u 1 O ®O00® ®F-1(ul 00 ® ® Ilt 0 = Fl 97 �. I 'm& 1 ,0.1 — l aw i MCI ow ! 501.0 I,a I m l m. I i a. zm s 7m — gm r-+ an s