HomeMy WebLinkAboutMinutes 2005APPROVED
MINUTES
EVANSTON PLAN COMMISSION
Wednesday. January 12. 2005 7:00 p.m.
Evanston Civic Center. Council Chambers
MEMBERS PRESENT ................................ Sharon Bowie, Kenneth Rodgers. Albert Hunter,
.................................................................... Steve Knutson, James Woods, Lawrence Raffel,
.................................................................... Alice Rebechini, Lawrence Widmayer (Chair)
ASSOCIATE MEMBERS PRESENT.......... Richard Cook. Steve Samson
MEMBERS ABSENT .................................. Douglas Doetsch
ASSOCIATE MEMBERS ABSENT .......... None
STAFF PRESENT ....................................... Arthur person, Dennis Marino, Tracy Norfleet
I. CALL TO ORDER / DECLARATION OF QUORUM
Chair t"'idmayer noted that a quorum was present and called the meeting to order at 7:15 p.m.
11. APPROVAL OF MEETING MINUTES FROM DECEMBER 8. 2004
These being no revisions, Member Raffel motioned to approve the minutes of December 8, 2004,
and Member Woods seconded. The motion passed unanimously (8-0).
111. REPORT ON DECEMBER 22, 2004 EXECUTIVE COMMITTEE MEETING
Chair Widmayer stated that the Executive Committee met on December 22, 2004 regarding the
organization of the Plan Commission for the next year. Member Knutson provided the report. It
was unanimously agreed that Chair 1ti'idmayer will continue as the Plan Commission Chair, and
Member Hunter will become the Vice Chair. Member Woods will chair the Binding Appearance
Review Committee. Member Hunter will chair the Neighborhood Committee. and Member
Doetsch will chair the Zoning Committee. Liaisons to other committees include:
• Economic Development Committee: Member Rebechini
• Parking Committee: Member Raffel
• Planning and Development: Chair Widmayer
• Community Development: Members Rodgers
• Downtown Visioning: Chair Widmayer and Member Doetsch
Member Hunter motioned to approve the report on the Executive Committee meeting, and
Member Bowie seconded. The motion passed unanimously (8-0).
Evanston Plan Commission
Minutes — Januan• 12, 2005
Pace Two
IN'. CONTINUATION OF PROPOSED PLANNED DEVELOPMENT PUBLIC
HEARING
Z'PC 04-14-PD 18M Ridge
.4n appliccwn bi 15 o Ridge UC b} its managers./cr. Curringham and Tom .Engel, propem• o Aner, for a Planned
Dreielopm.ert for the property common!: know n as l btli Ridge formerh occupied by the Vineland Chrutian
Fellowship q(Evansion Ae planned development project area consua ofall or parts of the iar parcels identified Ay
the permanent/ identification numbers far real estate tizrpurpose) iP1 %`J, !1.15-1-1-ri__•GGGO and 11-15.1:1 b=3•
Grff, r1.irli - 1,40 Ridger and is in the Ol Office Zoning District and as to the Hest most apprarimatels' :10 feet is
mapped ^0un the R• 1. Single Family Residential District The applicant requests that the Cin• grant a planned
development at aform of special use including such development allowances. avreprions to dei-elopment allowances
and other relief as mitt/ be necessary to provide the applicant -4ith the zoning relief neressar' to allow the
redei,eleopereri of 1.5V, Ridge for multi•rsmili• residential Gererally the proposed project has the following
characrertsucs 34 restdennal condominiums. generalli being _3 Aahm the present structure and 11 within a 3rd and
4th floor addition atop the present structure The program contains the zoning required number of parking spates
having and requiring 33 The proposed 3rd and 4th floor addition results in a height of approximately 65 feet tat he
top of roof and 66 jeer to top of parapet Parking generally w tit he on grade anterior spaces to the south and sowhis est
in the present panting areas serving the present structure The proposed planned de.elopment will continue to hold
interest in v anous dominant and serrient tenements or easement parcels including w ahoui limitation those of ingress.
egress, eirc-Avion and pedestrian access in common with the current properties in the 1:vanmon Ridge - Vineyard
Subdtvuion. recorded as Document = 9"3_501' Generally. the proposed planned development wall preserve existing
vehicular and pedestrian access iv at•s and the general circulation pattern ,%a construction is proposed for the property'
common!. kno:i n as 1740 Ridge. The applicant asks for a special use through a planned deirlopment permit as a
multiple jam4i dwelling in the Ol. Oflice Dutricr and to the event necesscn as to the west most approximately 210
feet that is mapped within the R-1, Single Family Residential District for multi family d-wellings, and development
allowances and err• ptions to dew1opment allowances as to impemwi,is surface coverage, building height, yard
requirements including transition landscape strips, parking and loading requirements. d floor area ratio to the event
necessar. to mainrain the compliance status of 1740 Ridge
Chair Widmayer stated that this is a continuation of a proposed planned development public
hearing for 1800 Ridge. Mr, Munray, attorney for the development team, stated that the
Preservation Commission has approved the parking lot portion of the proposal. He then
introduced the speakers for tonight.
Ms. Bonnie Flock, traffic engineer, summarized the traffic and parking study conducted for this
project, including ingress egress recommendations. She stated that this project is not expected to
result in a noticeable impact.
Mr. Frank Lorenz, real estate appraiser, summarized the real estate study for this project. The
study found that the new residential on Ridge has not affected adjacent property values, and there
have been few saxes on Asbury. The project is expected to enhance property values in the area,
and it provides another housing option. Member Rebechini asked Mr. Lorenz if he advised the
developer on price points for the units, and he did not. Chair Widmayer asked if height had been
considered when evaluating impacts to the housing behind the project, and it had.
Mr. Steven Lenet, landscape architect and planner, summarized the population study and
comparative tax analysis for this project. This properr will be put back on the tax rolls (it had
been a religious use). Revenues to the City and to schools were summarized, as well as
expenditures (e.g., infrastructure). Chair Widmayer asked Mr. Lenet if he had looked at this site
previously, and he had. He thought it was functionally obsolete as an office use and noted that
the corridor is being redeveloped to residential from non-residential uses,
Evanston Plant Commission
Minutes — January 12. 2W Pave Three
Member Rebechini noted that the mezzanine floors create height without adding significant
square footage. Mr. Brant \orsman, architect. stated that it was the only choice for the first
floor, and they liked it and opted to use this floor plan for the upper floors. Member Rebechini
asked if they considered using the first floor for garages. There are two interior private parking
spaces, and they had not wanted to develop more land. Member Rebechini asked if there could
be a covenant for the future condo association to not build a garage on the parking lot. hir.
:Murray thought that the condo association would have difficulty convincing the Preservation
Commission that a parking garage would be appropriate (the propem• is in the Ridge Historic
District). Also, a garage would overshadow the patios on the west side of the building, and it is
unlikely the condo association would undertake such an expense. titr. Bernie Engel, developer,
added that the garage would affect light in the first floor units. Member Hunter asked if the
garage could be built underground, but this is unlikely due to expense, sewer lines, etc. Member
Raffel asked about the agreement with the property owner to the south regarding parking, and
discussion followed. There being no further questions or comments from Members, Chair
Widmayer asked for public comment.
Mr. Stephen Prout, 1743 Wesley, stated that he opposed the project. He thought it should
comply with the standards for 01 and RI zoning and the Comprehensive General Plan. He did
not think it enhances the special character of Evanston, nor was there active neighborhood
planning or involvement other than a notice mailed in December. He did not think that the
structure evoked an idea of Evanston but rather. it is more like the downtown than a buffer. He
thought there is a domino effect of projects (e.g.. 1228 Emerson, 1800 and 1740 Ridge). He
suggested leaving the building as it is with 23 units instead of 34 units. He did not think the
witnesses were independent. He disagreed that the assumption of two cars per unit (68 cars)
would have no impact and the assumption that the tax revenue would outweigh adverse impacts.
Ms, Lori Summers, 1830 Ridge, noted that a community• meeting was held before either a Site
Plan and Appearance Review Committee or Plan Commission meeting. She liked the design and
appreciated the attempts to follow the loft design like other buildings. She noted that those who
were at the previous Plan Commission meeting when this project was first presented were in
favor of the project, including the improved parking lot. She suggested using a wYought iron
fence instead of a board -on -board fence and adding a striped crosswalk.
Mr. Murray noted that `fr. Prout was on the list of invitees to a community meeting about this
project in early August, and between 35 and 50 neighbors attended this meeting, including Ms.
Summers. Member Knutson noted that the Plan Commission meeting at which the project was
first presented was the first time he had heard the audience call out for immediate passage of a
project. Member Raffel stated that for those who were not present at that meeting, the architect
gave an excellent presentation that spoke to the nature of the site.
Member Rebechini had several concerns. She was concerned about the number of units, the
square footage, and price and did not think the units needed to be that tall to be residential. She
was concerned about the cross easement with the adjacent property. She was concerned that
Evanston Plan Commi„-.,n)
Minutes — January 13. 21'■J5
Paee Four
there was no covered parkin_ and that this would have future implications She also thought that
the height creates another jump up in elevation as discussed for 1228 Emerson. Discussion
followed.
Following a brief recess. Member Rodgers motioned to accept the proposal. and Member Raffel
seconded. Member Woes read into the record the findings of fact. Member Hunter asked the
development team if atordable housing had been considered. Mr. Murray stated that a monetary
contribution was possible. Member Hunter amended the motion to include consideration of a
contribution toward affordable housing in an amount to be determined by Cin• Council. Member
Bowie seconded the amendment. The vote for the amendment was taken, and it passed with
Member Rebechini voting 'nay' 17-1). The vote for the proposal was taken. and it passed
unanimously (8-0).
A v er6adm transcript of the proceedings of this Plan Commission case is on file Kith the Evanston Zoning
Division. The Zoning Division is located in Room 3700 of the Evvnston Civic Center.
V. CONTINUATION OF PROPOSED PLANNED DEVELOPMENT PUBLIC
HEARING
04-10 PD & 11 2.330 Pioneer [toad
An application by Thor Croaas Park propem' owner Lora Planned Development and tf.:p .Amendment forthe
property commonh• 4ra.. r, as = 3_ A Pioneer Road presenili located within the R4 Gererrl Remdenttal Zoning District.
The applicant requesm A t the Cin grant a planned dr. elopment as a form orspec u:! ;,w including such development
allowances. eaceptiora :o development allowances and other relief as mm be necessar: to prov:de the applicant with
the toning relief necess_r..0 allow the redevelopment of _3: G Pioneer for a coitnnumr care retirement community
with accessory parka.= 7-re applicant :n the ahernatit a also requests that the CIA remove :he propem•from the R4.
General Residential Cr:sme: and place it vthollt• within the R5. General Residential D:a:r:c: Generally, the proposed
project by Three Cro+ra Park has the following characteristics 224 units apartments conswing of 118 independent
living units, 48prita:e ana sem:•pritate nursing beds 3Srassisted living unus. and 1'+ m-emor, support units. There
will be ? new indeper • n:::: ing ..ings ranging from 3-= . stories in height an io :he %est side of the
Landstrom building. a rc4 commons building, a nets trellis and enclosed cournard ?:::ing Collar Street, and
appronmately 33 sue'- a .:rd 1 �5 undergrotind parking spaces The applicant as ij!- ,: sry cial use through a planned
detriopment permit f.— , .41 General Residential D:sine[ for a retirement commur.:: an devvlopment allowances.
and exceptions to de•.t.:; .en: Jlloisances as to bu:ld:mg height. Yard requirements,--at:mum impervious surface
area and parking art , ,;tire; requirements .alternate: eh the applicant arils for a sr-4 c:ai use through a planned
development permit ,r, :ire R r General Residential Destnct for a retirement commun: and dew elopment allowances,
and exceptions to di .e: �pr.:err allowances as to building height, l and requirements mattmurn :mpers•row surface
area, and parking ar.:::,r ing requirements.
Chair Widmayer stated that this matter was continued from the November meeting and is
expected to be continued to the February meeting. Mr. Dan Shapiro. attorney. stated that there
have been three neighborhood meetings since November. A revised model and site plan were
displayed in front of .%Sembers. A key concern was what would happen if the zoning was
changed to R5 and Three Crowns Park went away. Mr. Shapiro asked for consideration of R5
zoning for this project, which would revert to R-i if Three Cro,..•ns Park goes away. Susan
Morse, Executive Director for Three Crowns Park, noted that there were two community
meetings in December and one in January for a total of five.
Evanston Plan Comm>>sion
Minutes — January 12, 2005 Paee Five
Mr. Gene Koskowski. architect, presented three models: one for current context, one for the plan
as submitted, and one for the revision to the site plan. Changes since the last time include:
• The parking entry has been moved to the center of the site.
* There is no drive on McDaniel:
• Surface parking has been eliminated.
• There is a minimized four-story unit that has been set back.
• There is an undulating setbackbetweenthe three-story buildings, and
• Courtyards have been widened.
Chair Widmayer asked if there is a zoning analysis for this recision. Ms. Arlova Jackson,
Zoning Planner, stated that it has not as she did not receive information prior to this meeting.
Mr. Mike McCann, real estate appraiser, distributed information on the real estate study. No
adverse impacts to adjacent property values are expected as a result of this project.
Member Rodgers asked about the major concerns of the neighbors. Mr. Koskowski thought they
were 1) the R4 vs. R5 issue especially in the long term and 21 the architecture of the three- and
four-story buildings. Associate Member Samson asked if the zoning can be R5 for this project
and revert to R4 if Three Crowns Part: goes away. Chair Widmayer thought it was better to
evaluate the project based on the strain on R4. and Mr. Alterson agreed. There being no further
comments or questions. Chair Widmayer asked for public comment.
Dr. Ann Levin, 1450 Pebble Creek Drive in Glenview, stated that she is a consultant to health
facilities, and her mother is a resident of Three Crowns Park. She thinks that Three Cro«•ns Park
is a very special place. She noted that health care is becoming big business and if Three Crowns
Park does not change. it will not make it.
Ms. Barbara Rakley. 2526 Grant, stated that this is the first time she has seen this new plan and
requested a continuance to the next meeting.
Ms. Vicki Pearlman. 2428 Grant, stated that Three Crowns Park has been receptive to the
neighbors. The third iteration has been presented tonight, and while it may not meet the
concerns of all neighbors, there are aspects that she likes. The main concerns were setbacks and
R5 zoning.
Mr. Tom McDonald, 2409 Noyes, was concerned about light pollution from such a large
development. He also did not want R5 zoning because of the long-term implications, and he was
concerned about traffic. He thought the developer was asking the neighbors to give up a lot in
terms of quality of life for economic gain, but he acknowledged that they had done a lot of work
with the community.
Evanston Plan Commision
Minutes — January 12. 2005 Paee Six,
Mr. Joseph Caprilli. 261- Colfax. stated that he has lived in this neighborhood for 20 years. He
opposed the R5 but thought that R4 could work. He w-as concerned about the proposed height
and setback, as well as traffic and safety near the school. He suggested a traffic plan.
Chair Widmayer stated that more time was needed to review the re%isions. Member Raffei asked
the developer to address traffic issues related to the school next time. There being no further
comments or questions, the matter was continued to the next regular meeting of the Plan
Commission. This meeting was originally scheduled for Wednesday. February 9, but due to
scheduling conflicts, Members agreed to switch it to Thursdav, February 10. 2005 at 7pm in the
Civic Center.
A rerbadw rmnscript of the proceedings of this Plan Commission case is on file with the Etunsion Zoning
Ditiisim The Zoning Division is located in Room 3700 of the Evanston Ch-ic Cemrn
N1. PROPOSED ZONING ORDINANCE TEXT AMENDMENT PUBLIC HEARING
ZPC 04-13-T Federal Historic Districts
To consider amendments to;6.1S-11. and Chapters 13. •'.Sp,rral Purpose Districts " 15. "Definitions; " and any other
related sections i?f the Zoning Ordinance. to review and amend the Evanston Ton:ng Ordinance to eliminate or mods
the requirement. as at%cts properties within federal historic districts that am nor also within Evanston, local. historic
dutricn. at§6-lS-il. as rolloKs 'RFL4TIO.VSI11P TO SPECIAL t:5F-SA,%D i:4RLtT1O.%'S: 1f'heneicran applicanon
a made jar a special use or variation relating to an historic landmark or a prim Incaied in a Federal or local
historic district. the appitcanon shall be refemd to the Preservation Comma sion that shall havv the authority to mate
its recommendations to the appropriate decision-mai(:ng bottv relating to for cowr _rr. yard requirements, parking.
building height. fences and or landscaping based upon its determination as to .+,serhee the special use or variation: 1.4/
Is necessary and or appropriate in the interest of hworte conservation so as nor :o advs nets affect the historical
architecture or aesthetic tr:egnn of the landmark or rhararier of local historic d u:rra: or 1811s necessary to
pro►ide the ow ner a recoverahle rate of return on the real propeny �shere Ae demal Aer of %vuld amount to a taking
of the Propem is nhourjw: run:prnsauon: and iCr 1011 not be matenallp detrimenval:o the public health, safer)• d
%eyare or injurious in prnpr•m in the district or %innity where the properr. u 4-< ed -
Continued to the next regular meeting of the Plan Commission scheduled for Thursdav, February
10, 2005 at 7pm in the Civic. Center.
VII. CONTINUATION OF ZONING ORDINANCE AMENDMENT PUBLIC
HEARINGS
The following zoning ordinance amendment public hearings were continued to a special meeting
of the Plan Commission scheduled for Wednesday. January 19. 200-5 at 7pm in the Civic Center.
Special Multi -Family Zoning District (ZPC 04-11 M&T1
Build to Lot Line Requirements (Business Downtown Districts) (ZPC 04-07- T)
B2 Districts Along Central Street (ZPC 0.1•-06-M&T)
VIIL COMIrIITTEE UPDATES AND REPORTS
• Parking Committee —no report.
• Binding Appearance Review Committee —no report.
• Neighborhood Planning Committee —no report.
Evanston Plan Commission
Minutes -- January 12. 2005 Pace Seven
• Zoning Committee —no report.
• Community Development Committee —no report.
• Economic Development Committee —no report.
• Planning & Development Committee —no report.
• Lighthouse Committee —no report.
• Downto%%m Visioning —no report.
IX. ADJOURNMENT
MENT
The PIan Commission adjourned at I 1pm. A special meeting of the Plan Commission is
scheduled for Wednesday, January 19, 2005 at 7pm in the Civic Center. The next regular
meeting of the Plan Commission is scheduled for Thursdav, February 10, 2005 at 7pm in the
Civic Center.
Respectfully submitted,
Tracy Norfleet
Planning Division
APPROVED
MINUTES
EV .ANSTO` PLAN CUMMISSION
Wednesday. January 19. 2005 7:00 p.m.
Evanston Civic Center. Room 2403
MEMBERS PRESENT ................................ Douglas Doetsch. Albert Hunter, Steve Knutson,
.................................................................... James Woods, Laurence Rafl'el, Alice Rebechini,
.................................................................... Laurence Widmayer (Chair)
ASSOCIATE MEMBERS PRESENT .......... Steve Samson
MEMBERS ABSENT .................................. Kenneth Rodgers, Sharon Bowie
ASSOCIATE MEMBERS ABSENT .......... Richard Cook
STAFF PRESENT ....................................... James Wolinski, Arthur Alterson, Dennis Marino,
.................................................................... Andrew Huckman, Tracy Norfleet
I. CALL TO ORDER / DECLARATION OF QUORUtiI
Chair Widmayer noted that a quorum was present and called the meeting to order at 7:15 p.m.
iI. DISCUSSION OF UPCOMING .NiEETINGS
Chair Widmayer reminded members that there will be joint meeting of the Plan Commission,
Economic Development Committee. and Parking Committee on Wednesday. January 26. 2005 at
7pm in the Civic Center. The purpose is for follow-up on the downtown visioning sessions held
last spring. The February Plan Commission meeting date was discussed. It had been switched
from February 9 to February 10. but due to scheduling conflicts among various members, it was
switched back to the original date of Wednesday. February 9. 2005 at 7pm in the Civic Center.
The Plan Commission annual retreat was discussed. which will be on Tuesday. March 8. 2005 at
6:30pm in the Civic Center.
III. CONTINUATION OF PROPOSED ZONING ORDINANCE MAP & TEXT
AMENDMENT PUBLIC HEARING
7.PC 04-1 t NUT Saecitil Nluiti-Famiir Zonine District
To coraider amen.rmints tG Chapten 3 "Implementation and 4dmtnsstration. " 4. "General Provisions, " 7. Zoning
Dtsincts and W.:; • Re%t,:en:tal Dorncts 13. " Specua Purpose and Overlay Daincts. 16. "Off-street Parking and
Loading. " l' .:n:,..; ins .:n1 Screening 1b. Drr;n.:sons and any other relazed sections of the Zoning
Ordmagre. to amen.t :he re. and or the map of the Zoninx Ordinance establishing neu --ontng districts characterised
Ai having cert.z.n rei,.:emial uses including ..tthout 11m1=on. single family detached and nsofamilydwellings.
alto%ed as perm:.ed rases '.:s•o�t-tight' and having certain other residential uses. which mm• presently be permitted
uses 'as-ofalio..ed only as special tc+es consider and amend where necessan- lot and bulk regulations forsaid
nex :ontng desiricis ind w remap all ur pans of the follo.. sng indicated areas from the Rl. R3. or R6 General
Residential Distrc:, :ntu one of said ne K :ontng disinct or other appropriate zoning district or overlay district. The
properties that .:" the suh)ect of potential map amendmer.: recommendations by this Plan Commission hearing
comprise. more or Ins all properties %ithin the R.I. R3. or R6 General Residential Dtsinczs bounded by Ridge A► - on
the ssest. F.mery n r.n the south Orrington on the east an,: Colfax on the north.
Evanston Plan Commissior,
Minutes — January 19, 306
Page Two
Mr. Arthur alierson. Zoning Administrator, distnb::tri; proposed language to Members. Mr.
Andrew Buck -man. St: ffAttorne%-. requested addmon al time for the Legal Department to review
the proposed language. Chair Widmayer asked if :here were any concerns. Mr. Huckman
referred to several sections. and discussion folioue3. Mr. Alterson noted on the draft that he
listed several questions for Members:
• Whether residential ,:are homes, category II. should remain as permitted uses: Following
discussion, Members a`reed yes.
+ Whether the limitation on street fronting garages now in the RI. R2, and R3 districts
should apply to 114a: Following discussion. Members agreed yes.
• R4a boundaries: tits. Jane Evans stated that Gaffield should be included for continuity
since it has single family homes. Following discussion, Members agreed that the R4a
district should be bounded by Sherman, Orrington. Foster, and Emerson, assuming that
no Northwestern University property is included in this area,
• Whether the 'student residential' classification is appropriate:
o Mr. Jet} Smith, 2724 Harrison, stated that he used to live in this area as a student,
and he noted that no students were present tonight. He spoke at a student council
meeting about this issue, but students thought they had representation through the
Alderman. Mr. Smith thought this was an anti -student ordinance. He thought
that Northwestern did not have enough student housing and that it will continue
to grow. He noted that Northwestern could buy more property and take it offthe
tax rolls when they have instead returned land to the tax rolls. He was not sure if
the area in question was 'predominant]%' single family. He thought that singling
out students was like singling out other groups, although students are not
protected from discrimination like other groups.
o Chair Widmayer thanked Mr. Smith for his comments. He noted that this is not
downzoning but rather. a means to address concerns by neighbors and the City.
He clarified that the problem is with landlords, not students.
Chair Widmayer acknowledged the request for additional time for review by the legal
Department and continued the matter to the next regular meeting of the Plan Commission
scheduled for Wednesday. Februan. 9.2005 at 7pm in the Civic Center.
A verbatim transcript of the proceedings of this Plan Commission case is on file with the Evanston Zoning
Division. The Zoning Division is located in Room 3700 of the Evanston Civic Center.
Evanston Plan Commission
Minutes — January 19. 2005
Pace Three
IV. CO\TItiUATION OF PROPOSED ZONING ORDINANCE TEXT
A.'%IE\D.NIEN'T PUBLIC HE4R1\G
ZPC "-07- T Build to Lot Line Requirements (BusinesslDo%ntow.n Districts)
To consider amendments to CA.;-cer* s "General Provisions. " 9. "Business Di3tncts...11 Dom ntoM n Distriru: " 17.
"Landscaping and Screening, ' 14 Defin.nons: "and am other related sections of the Zoning Ordinance, to amend
the rut of the Zoning Ordinan. a :a nnw-. and amend the v and requirements for the Buiness and Downtown districts.
Specific areas of rerte'.t are ar,,d side yard abutting a street requirements a: the rllowing sections for the
following districts: -Ae ;. Bw.ne3s Distnct..6.4•J-' fur the B2 Rwinesi Dislrnc:. r6-94-7 for the BJ
Business Distnct. SI, !!-J 4 ',r :ie D Downtown Retail Core District: :6 !1•d rot the DJ Downtown Core
Development District. and er-::•j-- r r the D4 Dov%nioKn Transition District This heanng will address
modifications to the "build line required: parking prohibited- }ard requirements of the Business Districts
and the 'build to front properr.::ne .atisce parking prohibited"lard requirements of the Doa mown Districts.
Mr. Arthur Alterson, Zoning Administrator, distributed draft language and a map to Members.
Chair Widmayer asked for public comment.
fir. Jeff Smith, 2724 Harrison. stated that he lived by the area in question. He thought that the
idea behind the build to lot line requirement may have been to put windows close to the sidewalk
for shoppers, but he did not think that it is practical for drivers or that it makes the area more
attractive. He distributed photos comparing Central Street as it exists now to what it could look
like at a higher density (e.g., Halsted Street). He thought that increased density could affect
schools and the racial mix if it is in the forth of high-priced units.
Associate Member Samson stated that two solutions to the canyonization of Central Street are
being presented tonight. The first is a 3' setback (with some exceptions), and the second pertains
to height (the next agenda item). Mr. Smith suggested a mix of housing. He thought that the B2
district in this area was a mistake because of the build to lot line requirement and lack of parking.
Member Hunter stated that the idea behind the build to lot line requirement had been to create a
street wall where Central Street has var}7ng setbacks. Chair Widmayer clarified the city's two
commercial zoning categories: C 1 and C2 allow for shopping centers with parking in front, and
B districts allow for neighborhood shopping. He noted the issue of changing the look of a
business district that has been around for 70-80 years by going taller and more dense. He
clarified that the proposal is for a minimum 3' setback.
Discussion followed on parking issues. especially at comer locations. Member Hunter proposed
that there be no parking between a building and the street.
Member Doetsch motioned that the Plan Commission approve the new standards for the build to
lot line requirement contained in the materials presented with the amendment suggested by
Member Hunter. He read into the record the findings of fact. Member Rebechini seconded, and
the motion passed unanimously i "-0I.
a vvrbadm transcript of the proceedings of this Plan Commission case is on file with the E►amnon Zoning
Division. The Zoning Division is located in Room 3700 of the Evanston Civic Center.
Evansion Plan Commis ion
Minutes — Januan' I9. 200*
Pare Four
V. CONTINUATION OF PROPOSED ZONING ORDINANCE MAP & TEXT
AMENDMENT PUBLIC HEARING
ZPC 04-O&NI&T 8? Dtctricu Along Central Street
To consider amendmera to Chapters 3. 'Implementation and Administration; " 4. 'General Provisions." 9. "Business
Districts: " 10. "Com-mercial Districts. " 13. "Special Purpose and O►erlgv Districts. 16, "Off Street Parking and
Loading; " 1 ' "Lan iscaping and Screening;" 16, "Definitions .. -...Zoning Districts and .Clap, " and anv other
related secttons of the Zoning Ordinance, to amend the ieu ar.: or the map of the Zoning Ordinance to affect the
regulations of the Zor:rg Ordinance as applied to that area or the Cur presently within the B2 District on propernes
adjacent to or in the ::chin of Central Street and or to remap all or pans of the following indicated area from the 8?
Business District into ,mother appropriate coning district or ozerlai district.
Mr. Arthur Alterson, Zoning Administrator, distributed draft language to Members. Chair
Widmayer asked for public comment.
Mr. Jim Hughes, 2518 Hartzell. stated that not many people knew about this matter and that
people who lived behind the area in question were interested.
Mr. John Walsh, 2736 Hartzell, clarified that this proposal pertains to reducing the height, which
it is, and he supported the proposal. Associate Member Samson clarified the area in question,
namely, it is the west -most B2 district on Central Street and does not include the area by Green
Bay Road.
Mr. Nelson Saltman, 2737 Harrison, asked about fine-tuning in terms of maximum height, feet,
and floors. Chair Widmayer stated that the Zoning Committee is working on the BI zone in
terms of the number of stories, number of square feet to be devoted to ground floor space, etc.
Member Raffel motioned to recommend that the existing area designated B2 along Central Street
roughly bounded by Bennett and Marcy be changed to B I zoning. He read the findings of fact
into the record. Member Woods seconded, and the motion passed unanimously (7-0).
A ►erhatim transcripr of the proceedings of this Platy Commission case is on file with the Evanston Zoning
Division. The Zoning Division is located in Room 3700 of the Evanston Civic Center.
VI. COMMITTEE UPDATES AND REPORTS
• Zoning Comminee—meeting set for February 18 at Sam in the Civic Center.
• Downtown Visioning —meeting set for January 26 at 7pm in the Civic Center.
VIL ADJOURNMENT
The Plan Commission adjourned at 10:30pm. The next regular meeting of the Plan Commission
is scheduled for Wednesday, February 9, 2005 at 7pm in the Civic Center. A special meeting of
the Plan Commission is scheduled for Wednesday, February 23, 2005 at 7pm in the Civic Center.
Respectfully submitted,
Tracy Norfleet
Planning Division
DR.kFT — NOT APPROVED
MINUTES
EN'ANSTON PLAN COMMISSION
Wednesday. February- 9. 2005 / 7,00 p.m.
Evanston Ci%ic Center, Room 2403
MEMBERS PRESENT..................................Kenneth Rodgers, Alice Rebechini, James Woods,
........................................................................ Douglas Doetsch, Albert Hunter (Vice Chair),
........................................................................LanTence Raffel, Sharon Bowie, Steve Knutson
ASSOCIATE MEMBERS PRESENT .......... Richard Cook
MEMBERS ABSENT ...................................Lawrence Widmayer (Chair)
ASSOCIATE MEMBERS ABSENT ...........Steve Samson
STAFF PRESENT .........................................Arthur Alterson, Arlova Jackson, Carlos Ruiz,
........................................................................Andrew Huckman, Tracy Norfleet
.. ..... ........ ..................
I. CALL TO ORDER / DECLARATION OF QUORUM
Chair Widmayer was not present, and Vice Chair Hunter agreed to chair the meeting. He noted
that a quorum was present and called the meeting to order at 7:10 p.m.
11. APPROVAL OF MEETING MINUTES FROM JANUARY 12, 2005 AND
JANUARY 19, 2005
Member Rodgers noted that he was present on January 12, and Member Doetsch noted that he
was absent on January 12. Member Rebechini motioned to Approve the minutes as amended,
Member Rodgers seconded, and the vote was unanimous.
III. CONTINUATION OF PROPOSED ZONING ORDINANCE MAP & TEXT
AMENDMENT PUBLIC HEARING
ZPC 04-1 t Nt&T Snec121 hfutd-Fsmily Zonine District
To consider amendments to Chapters I "Implementation and Administration. - 4, 'General Provisions.' 7, Zoning
Districts and .11ap, 8, "Residential Districts. " 1 J. Special Purpose and Overlay Districts: 16, "Off -Street Parking and
Loading, " 17 "Landscaping and Screening.- 15 D4V`Iinttions; " and any other related sections of the Zoning
Ordinance, to amend the tart and'or the map of the Zoning Ordinance establishing new zoning districts ch=clerized
br having certain residential uses, including x uhca :imitation, single-family detached and two-family dwellings.
allowed as permuted uses 'as-of-right'and hatin4 ;en4in other residential uses. whuh may presently be pertniurd
uses 'as -of -right- allowed onh as special uses co,:.t_:cr and amend where necessary lot and bulk regulations for said
nest zoning districts. and to remap all or parts tng indicated areas from the R4. RS, or R6 General
Residential Districts into one of said new:oning dutrtct or other appropriate zoning district or overlay district. 77re
properties that are the subject of potential map amendment recommendations by this Plan Commission hearing
comprise, more or less all properties ►rithtrt the R4, P.!, or R6 General Residential Districts bounded by Ridge Ave. on
the ►vest. Emerson on the south, Orrington on the e.uz. and Colfax on the north
Continued without discussion to the next regular meeting of the Plan Commission scheduled for
Wednesday, March 9, 2005 at 7pm in the Civic Center.
Evanston Plan Commission
Minutes - rehruary 9. 211(t;
Pace Ta•o
I�'. PROPOSED ZONING ORDINANCE TEXT AMENDMENT PUBLIC HEARING
7.PC 04-13- T Federal Hisinric Districts
% eonatde r and C % :..^.'er! : ° cf caul Purpr-w Aa:vie:a. 15 "De intir"ns. a:-:J anP arher
relcted sections .,.: xe Z ,nfr,� Or1_ :once, to r;v;Cw ,: -i ,:mend the Evanston Zoning prdittance to eh—iin,ae or modify
the requirement .: "1 i:! prnpe'r::e! - !thin 'e'di r:. h;!:. -X dlstrli tS that ,Ire r.t Jlsu It obit: Elwrston. A al, historic
districts,ut,ih•1S• asiallows :' L4TI(X,S11:PTUSPECIALtSF.3AMI1ARL4TIONS 111tercier an application
is niade jor a spec:.:::.se or variam: n relator to -n hmc—r landmark, or a rr� perti located in a Federal or local
historic district, the p hratton shr,:!l be referred to eke Preservanott Comm:s!r .,n that shall have the authoraty to make
its recomnsendatiom, : the apprmprt.ate deciron-)-ak:nK hudl relating to for cr t crape, ivrd requirements. parking.
building height, fences and or lan.Lcc .aping based i p-:-n its determination as ta.) - heiher the special ire or saraaton: !A/
Is necessary :and or p propriate in :he interest of hisioric consenVton so as nct to .adlersely affect the historical
architecture or aes:hetar anles;raft e.'':he lardmurk or charac.er nflocal histortc dairtcis, or tllj Is necessary to
provide the owner j ro:oierable ra:e o1 return en :hc real properrr tihere the denial thereof stould amount fo a taking
of the property is itka:,: just compens.:tton, and ,C) t t ill not be materialll detrimental to the public health, safety da
welfare or injurious :o property in :hdt e rtrict or t:ctn where the property Is Located "
Continued without discussion to the next regular meeting of the Plan Commission scheduled for
Wednesday, March 9. 2005 at 7pm in the Civic Center.
V. CONTINUATION OF PROPOSED PLANNED DEVELOPMENT PUBLIC
HEARING
04-10 PD & 31 2320 Pioneer Road
An application by Thrce Cross ns Park property owner• far a Planned Development aand Alap Amendment for the
property commonly known as 2320 Pioneer Road presentli located irithin the R4 General Residential Zoning District.
The applicant requesu that the Con. grant a planned development as a form ofspecial use including such development
allowances, exceptions to development allois antes and other relictas nray be necessan• to provide the applicant with
the zoning relief necessan• to allow the redevelopment e?r'- ;_ 0 Pioncer for a continuing care retirement community
with accessory parking The applicant in the alternate also requests that the Cny remove the property- from the R4,
General Residential Dairict and place it wholly t,athin the RS• General Residential District. Generally eke proposed
project by Three Crowns Park has the following charccte,wics 224 units, apartments consisting of I IS indgxndenit
living units, *& private and semi-prituic nursing beds. 39 assisted living units, and 19 memorysupport units There
ivill be 2 nest, independent lasing wings ranging from 3-J : stories in height, an addition it) the ,rest side of the
Landstrom building. an" commons building• a not tre:hs .and enclosed court) ard facing CaTax Street, and
approximately 33 surface and !OS underground parking spaces. The applicant asks jar a special use through a planned
development permit rn the R4, General Residential Drstrrci for a retirement communty, and development allowances.
and exceptions 10 development allowances as to hvildtng height, yard requirements, maximarn Impervious surface
area, and parking and loading requirements .41ternaaneli, the applicant asks for a special use through a planned
development permit in the RS, General Residential District for a retirement community and development allom=ces,
and exceptions to development allowances as to building height, yard requirements, maximum impervious surface
area, and parking and leading requirements
Vice Chair Hunter Swore in those wishing to speak. Mr. John Malarkey, attorney, stated that
they have met with neighbors since the last time they appeared before the Plan Commission.
R4/115 zoning and traffic were discussed.
Mr. Koskowski, architect, presented elevations and a scale model. R4 zoning allows for 35'
height, and they are asking for an additional 12' for a part of the planned development.
Windows have been reorit:nted on the west elevation. Traffic concerns, especially at
McDaniel, are being taken under consideration. Mr. Malarkey clarified that they are seeking
R4 zoning.
Evanston Plan Commission
Minutes - Februan 9. _'605 Paue Three
Mr. Timothy Doron. traffic consultant, distributed additional traffic parking information. Based
on an analysis of conditions during school hours and proposed modifications, it was concluded
That traffic can be accommodated in the neighborhood with the existing conditions and controls.
Discussion followed on the proposed parking garage and «hether the 3pm employee shift change
conflicts with school generated traffic. There being no further comments or questions from
Commission members. public comment was taken.
Mr. William Levine. 23 i3 Pioneer Road. was in favor of the project and thought it was
respectful of the neighborhood because it preserves as much open space as possible, utilizes the
Evanston courtyard style. is an improvement over the existing conditions, and places the taller
part of the proposal in the center (opposite the school and as far away from residents as possible).
Nis. Barbara Rakley. 2526 Grant, clarified that the zoning request is now R4, which it is.
Ms. Mary Beth Hoffman, 2525 Colfax, presented overhead transparencies showing the land use
and zoning maps for northwest Evanston, which is the largest cohesive RI area in Evanston and
is suburban in character. Because it is low density, the proposed project will be more visible
than the existing embedded R4 institution (Three Crovms Park). The only other institutions
embedded in residential areas are elementary schools that are compatible with their
surroundings. She compared the setback and height requirements for R1, R4, and R5. To
comply with the Comprehensive General Plan, the project should focus on character. She
thought there were other design options that had not yet been explored.
Mr. Tony Burt, 2507 Colfax, acknowledged that change will happen but wants to minimize the
impacts. He wants Three Cro«ms Park to survive, but this proposal looks like Central Street due
to the four story portion. He read aloud a petition that 134 people have signed opposing the R5
zoning and the fourth story. Discussion followed on the placement and visibility of the four
story portion of the project and whether open space was an acceptable trade-off for height.
Mr. Joe Caprile appreciated the ongoing dialog but was concemed about the scale of the project.
Using the scale model, he described alternate design options (e.g., putting density in the interior
of the site) and traffic circulation recommendations, which have been presented to Three Crowns
Park as part of the dialog.
Mr. Bill Swales, 2500 Grant, cited traffic and safety concerns based on information in the traffic
consultant's study and the Comprehensive General Plan.
Ms. Dorothe Magid stated that she did an informal morning and afternoon car count and noted a
number of idling cars waiting to pick up students. She suggested making Colfax permanently
one-way. She was concerned about additional traffic generated by the 3pm shift change at Three
Crowns Park. Discussion followed about whether Colfax could be changed to one-way and
whether Three Cro%%ms Park could modify the shift change time.
F%anston Plan Commis-sion
%Iinurs:s — Februar• 9. 201+_-; Paee Four
Mr. Jim Young, 260" Colfax. thought :hat the best solution needed to be reached, not just an
acceptable one in terms of open space. setbacks. and putting density in the interior of the site to
decrease impact, per. Nlr. Caprile's suggestion.
Mr. Bill Fischer, 1600 Thelan Court, stated that his mother is a Three Cron•ns Park resident. He
was pleased to see the organization and community working together. He thought Three Crowns
Park is one of the best organizations of its kind. and the staff is dedicated and knowledgeable.
Ms. Vicky Pearlman. 2428 Grant, supported the current plan and thought it was a substantial
improvement in terms of open space and setback compared to the plan from December.
Mr. Bill Doose, Three Crowns Park resident, stated that he was born and raised in Evanston and
is 94 years old. He has been associated with Three Crowns Park for 26 years (a parent was a
resident), and he moved there in October of 20W. He read into the record a letter signed by
residents in support of the expansion. They wish to stay in Evanston since many residents are
from Evanston or have family here, and they enjoy living in the neighborhood. They
acknowledge that the facilities and sevvices must be updated.
Mr. Bob S%vikart, Three Crowns Park resident, stated that he lived across the street from Three
Crowns Park before moving there a year ago. He wanted to be close to long-time friends and
neighbors who now are moving into Three Crowns Park. He acknowledges that Three Crowns
Park needs to expand to keep up rvith market demand, but if they move, it would destabilize the
neighborhood. He noted that a larger footprint means more walking for residents and that a
smaller footprint is preferred. He thinks the current proposal is win -win.
Mr. Wilson Harbage, President of the Residents Council at Three Cro Ams Park, stated that the
residents support the proposal. They believe they have been good neighbors and will continue to
do so and to be an asset to the community.
Mr. Jim Dorr, 2510 Lincoln, was concerned about the fourth story. He noted that the
Preservation Commission had reviewed the proposal but was not present during discussions of
the revisions. Mr. Carlos Ruiz, Preservation Coordinator, stated that the Preservation
Commission has not completed their review for construction, just for the planned development.
Height is part of their purview, but density is not. When the Preservation Commission asked for
comments at their review of the proposal. no one spoke, and the Preservation Commission felt
they could recommend approval of the proposal.
Ms. Mary Ann Smith stated that she was concerned about the R5 zoning, which has been
resolved. With respect to traffic, she asked if closing the school had been considered. She
supported the plans for Three Crowns Park.
Evanston Plan Commission
Minutes - February 9, 2005 Page Five
Ms. dean Lindwall, 625 Library Place, summarized the impact of the planned development on
the Evanston tax base and demand for services if it is doubled in size (e.g,.. fire, ambulance). She
noted that the property is off the tax rolls although residents are not low income.
Mr. Kenneth Banda, 2341 Pioneer, stated that he has lived in the neighborhood since the first
expansion of Three Crowns Park. He is the closest resident to the site, has seen his property
values increase since the first expansion. and supports this new expansion. He acknowledged
issues with height and the footprint but thought that it is win -win, and the neighbors will benefit
from having a responsible neighbor.
Ms. Barbara Carney, 4807 N. Hoyne (Chicago), stated that her mother is a Three Crowns Paris
resident. She thinks that Three Crowns Park is a wonderful facility and Evanston is a diverse
community with its urban/suburban mix and eiders within a neighborhood, if on an island, so
that they can remain in the community.
Ms. Frances Seidman, Chair of the Commission on Aging, read into the record a resolution in
support of the project. Senior housing is a socio-economic benefit to Evanston. To maintain a
strong presence, Three Crowns Park must be allowed to expand. The organization has a long
and favorable history, and they have been here longer than most residents.
:ifs. Alice Barnes, 2305 Pioneer, stated that there seems to be a perception that speaking for
modifications to the proposal means opposition. Rather, they are taxpaying neighbors who do
not want to lose the feeling of the neighborhood.
Following a brief recess, Member Doetsch motioned to approve the proposal as submitted within
the R4 envelope, with the drawings/elevations presented at tonight's meeting, and in concurrence
with the resolution of the Commission on Aging. He read into the record the findings of fact.
Member Rebechini thought there could be traffic impacts during construction and amended the
motion with the condition that the owner developer provide a construction logistics plan.
Member Raffel seconded the motion as amended. The motion passed unanimously (8-0).
A verbatim transcript of the proceedings of this Plan Commission case Is on file with the Evanston Zoning
Division. The Zoning Division is located in Room 3700 of the Evanston Chile Center.
VI. PROPOSED PLANNED DEVELOPtiiENT PUBLIC HEARING
ZPC 05-02 PD 645 Custer
An application by Shnvn Lome. manager ofClearwater LLC, property owner, for a Planned Development for the
property commonly know n as 645 Custer presertfi located w ithin the .WU Transitional Aanufacturing district 7hr
applicant requests that the city grant a planned development as a form ofspectal use including such demlopnwnt
allowances, exceptions io development allow antes or other relief as may be necessary to allow the redevelopment of
645 Custer with 19 residential units and accessorti parking Generally, the project proposed by Clearwater LLC will
harr the following characteristics four single famrk attached units in twvo buildings. fifteen (15) condominium units in
one multi family building: 28 of -street parking spaces, a floor area ratio of apprarimately 2.01. 77re applicant asks
for a planned development through a special use permit in the AIU, Transitional Manufacturing District for a muld-
family residential development, and dew1opmew allowances, and exceptions to do elopment allowances as to lot size,
building height, yard requirements, yard obstructions, floor area ratio, fences, for coverage, and parking and loading
requirements
F%anston Plan Commission
Minutes - Fchntary 9, 2110-5
Page Six
Mr James Murray. attorney, stated that the proposal combines multi -family condos and
to%%nhouses on a former industrial -rite. He introduced the development team.
Mr. James Nagle, architect. presenwd a site plan and elevations. The alley will be repaired, and
there will be underground parking, new trees, landscaped roof terraces. The building will be all
mason*,. There will be a total of 19 units (15 condo, 4 to«mhouses) and 28 parking spaces.
Mr. Nagle then presented a scale model on display and explained the site grading (the building's
height tries to mediate its surroundings while accounting for grade differences). The building
will have one color of brick on the front and two colors of brick on the back. Other materials
include metal panels and limestone. Material samples were provided. Discussion followed
metal panel color and durability, type of fence, terraces vs, green space use, and safety in the
common area.
Due to time constraints, additional presentations (e.g., traffic, market analysis) will resume at the
next meeting, and public comment «Ili be taken. Continued to the next regular meeting of the
Plan Commission scheduled for Wednesday, March 9, 2005 at 7pm in the Civic Center.
4 verbatim transcript of the proceedings of this Alan Commission case Is on file with the Evanston Zoning
Division. The Zoning Division Is located In Room 3700 ofthe Evanston Civic Center.
VIL COMMITTEE UPDATES AND REPORTS
• Binding Appearance Review Committee —no report.
• Neighborhood Planning Committee —no report.
• Zoning Committee —no report.
• Community Development Committee —no report.
• Economic Development Committee —no report.
• Planning & Development Committee —no report.
• Parking Committee —no report.
• Lighthouse Committee —no report.
• Downtown Visioning —no report.
• Place Names Committee —no report.
VIII. ADJOURNMENT
The Plan Commission adjourned at I Ipm. The annual retreat for the Plan Commission is
scheduled for Tuesday, March 8, 2005 at 7pm in the Civic Center. The next regular meeting of
the Plan Commission is scheduled for Wednesday, March 9. 2005 at 7pm in the Civic Center.
Respectfully submitted,
Tracy Norfleet
Planning Division
DRAFT — NOT APPROVED
MINUTES
EVANSTON PLAN COMMISSION
Wednesday, February 23. 2005 7:00 p.m.
Evanston Civic Center. Council Chambers
hIENIBERS PRESENT..................................Kenneth Rodgers, Alice Rebechini, James Woods,
........................................................................Lawrence Widmaycr (Chair), Laurence Raffel,
ASSOCATE NIE.NIBERS PRESENT........... None
MEMBERS ABSENT ................................... Albert Hunter (Vice Chair), Douglas Doetsch,
........................................................................Sharon Bowie, Steve Knutson
ASSOCIATE MEMBERS ABSENT ...........Steve Samson, Richard Cook
STAFFPRESENT .........................................Julia Carroll, James Wolinski, Ellen Szymanski,
........................................................................ Arthur Alterson, Dennis Marino, Gavin Morgan,
........................................................................Carlos Ruiz, Tracy Norllect
.1....................................................%
I. CALL TO ORDER / DECLA _kTION OF QUORUM
Chair Widmayer noted that a quorum was present and called the meeting to order at 7:30 p.m.
II. APPROVAL OF MEETING MINUTES FROM FEBRUARY 9, 2005
Member Rebechini motioned to approve the minutes as amended, Member Raffel seconded, and
the vote was unanimous (5-0).
III. REVIEW AND ADOPTION OF PLAN COMMISSION RULES
The revised Plan Commission public hearing procedures were introduced. They will be
discussed at the Tuesday, March 8, 2005 annual retreat for consideration of voting at the
Wednesday, March 9, 2005 regular meeting.
IV. PROPOSED PLANNED DEVELOPMENT PUBLIC HEARING
ZPC 05-01 PD. M&T 2408 Orrington (former Kendall College t)rooertvl
.fin application by Smithfield Properties .EMI, LLC property oner, for a Planned Development, and amendments to
the rerr and map of the Zoning Ordinance The rabjeet property commonly is presently located %ahm the U1,
Untie►s.n Housing District and consist of the block bounded 6Y Colfax on the south, Orrin/;ron on the east. Lincoln on
the no-h. and Sherman on the east The applicant requests that the City place the subject property in the R4, General
Residential District and grant a planned deirlopment as a form ofspecial use including such dn•elopment allowances,
exceptions to development allouances and other relief as may be necessary to provide the applic.unt with the zoning
relief necessary to allow the redeirlopment of the subject property for single family detached aria single family
attachr l dwellings Generally, the proposed project by Smithfield Properties has the following characteristics: 36
attached single- fancily dwellings in 3 toi,xhouse q pe buildings and 16 detached single family dwellings, of which 13
are proposed to be in new structures, and %A one detached single family dwelling in the house at the northwest corner
of Colfax and Omngron commonly kno%n as 2340 Orrington. The proposed 31 new hotuu have dined building
heights ranging from approximately 30 feet to app%ttmalely 33feet, no less than 3 floors, and heights to the roof ridge
ranging from approximately 33 feet to 44 fret There are 104 enclosed parking spaces plus 9 open parking spaces
Evanston Plan Commission
Minutes - Fehruary 23. 2005
Paec Two
,u; r , PJ, Art ituG Pub •t meat ' t6' 1.. I .0 to „uninittrn nunther urr,irkingspaces The project
halding lW cote'rait' y' approrlr:xeli f'.5/N1 t:l»•c; irl, or about 333h on the arpr„irmatelr 151,500-square
st.bje'ct prupern. it ha;, c•,e.1phes .ill the •tgwre-.crt: '.J Me R-4 District The prtyrrt has an impenlous surface
CC e er,7,ie n! apprountafrlt '- +r00 squ,:re',+cet ., htch complies st ah the requirements of the R-4 Dutnct
7-re coniple•.r as laid ourprotiJes cards 7r seJFacks rt,�:•:loNr approrimatelr 0jeet along Orringion and along
Reiman, to the can and isesi ofthe suhrt'ci pr.,i err. : -•, rp ro/natety l5 fe'et along C'olfiLt to the south of the suhjcci
propcgy and apprommatc J 141, feet alwig Line oln a: Ar north of the subject property The applicant asks a map
amendment to R,t fnsm t '1 under -3•4. and f,r .: s;e.::,l use through a planned development permit authorizing
development allowances and rreeptiom to de+rlcpme....71lowances as to lot area to authorize the numberofdwelli,rgs
.71:ow r,l. } urd, derv'.+.+un :est, t tutdtng) i rt hr. n .e• Fes Mtt:Jrn��s on a :uning lot and number ojuses aria zoning lot
hyt,rrcme�rJ!
Chair Widmayer clarified the procedure for the public hearing for this proposed planned
development, per the Plan Commission rules. Mr. Arthur Altcrson, Zoning Administrator, read
into the record the description of the project.
Mr. Citron, attorney, introduced the development team, which presented the proposed planned
development ( 16 detached single family houses and 32 attached single family townhouses).
Over the next three hours, members of the public and the Plan Commission asked questions
based on information provided in the presentation. Refer to the transcript for the proceedings.
Due to time constraints, public testimony and Plan Commission discussion will take place at the
next meeting. Chair Widmayer noted a request by PIan Commission members for material
samples, detailed elevations, and perspectives. The matter was continued to a special meeting
scheduled for Wednesday, March 16, 2005 at 7pm in the Civic Center,
A verbatim transcript of the proceedings of this Plan Con mLmion case is on file with the Evanston Zoning
Divlslom The Zoning Division is located in Room 1700 of the Evanston Civic Center,
V. PROPOSED ZONING ORDINANCE TEXT AMENDMENT PUBLIC HEARING
ZPC 05-02 T B1 District Review
To consider amendments to Chapters 3. "lmplementatton c:.z .tdmtnutratrort; " �, "General Provtsions," 4, "Business
Districts, 16. "Off -Street Parking and Loading, 17, "Lin-sraping and Screening, " 18, "Definitions; " 7 "Zoning
Districts and Map; " and any other related sections ofthe Inning Ordinance, to amend the text of the Zoning
Ordinance to affect the regulations of the Zoning Ordinance as applied to those areas within the B1, Business District
ofthe City The specific madificiaonv which the Plan Commission will consider include, without limitation, lot
requirements, building height, yard requirements, floor area ratio, use, number ofalloe+td dwellings, and limitations
on gross floor area jar a given use The Plan Commission %W consider measures reducing the potential maximum
density in terms of structures, dwellings, and or other uses in taw B1 District.
Continued without discussion to Wednesday, April 13, 2005 at 7pm in the Civic Center.
VI. CO1VV%I1TTEE UPDATES AND REPORTS
• Binding Appearance Review Committee --no report.
• Neighborhood Planning Committee --no report.
• Zoning Committee --no report.
• Community Development Committee —no report.
• Economic Development Committee —no report,
Evanston Plan Commission
Minutes — February 23.2005 Page Three
• Planning & Development Committee --no report.
• Parking Committee ---no report.
• Lighthouse Committee —no report.
• Downtown Visioning —no report.
• Place Names Committee —no report.
NIL ADJOURNMENT
The Plan Commission adjourned at 11:30pm. The Plan Commission annual retreat is scheduled
for Tuesday. March 8.2005 at 7pm in the Civic Center. The next regular meeting of the Plan
Commission is scheduled for Wednesday. March 9.2005 at 7pm in the Civic Center. A special
meeting of the Plan Commission is scheduled for NVednesday. March 16. 2005 at 7pm in the
Civic Center.
Respectfully submitted,
Tracy Norfleet
Planning Division
DRAFT —.NOT APPROVED
MINUTES
EVANSTON PLAN CO EMISSION
Tucsda%. March S. 2110; 6:31) p.m.
Evanston Cr..c Center. Council Chambers
MEMBERS PRESENT ...................... ......Lawrence Widma\er Whairl. Albert Hunter lVice
................................. .......................... ....Chairs. Steve Knutson. James Woods. Sharon
.........I...................... ............ I............ .......Bo« ie. dice Rebechini. Kenneth Rodgers.
........ I .... I ................. . ...... I .................. ........Laurence Raffel
ASSOCIATE MEMBERS PRESENT....... -None
MEMBERS ABSENT ...................................Douglas Doetsch
ASSOCIATE MEMBERS ABSENT ...........Steve Samson. Richard Cook
STAFF PRESENT .......................................James Wolinski. Ellen Szymanski, Arthur Alterson,
........................................................................Dennis Marino. Arlova Jackson, Trace Norfieet
1. CALL TO ORDER 1 DECLARATION OF QUORUM
Chair Widmaver determined that a quorum uas present and began the meeting at 6:45pm.
11. DISCUSSION OF PLAN CO'INIISSION RULES
Ms, Ellen SzNmansk:. Assistant Corporation Counsel, led Commissioners through the revised
procedures for public hearings, and a gsiestion and answer session followed. It was proposed
that the deadline to complete and file an appearance form be changed from three days before the
public hearing to -pm the night of the public hearing, unless the other boards commissions
currentl\' deliberating the same procedures disagree. Discussion will resume at the March 9.
2005 reeular meeting.
III. REVIEW OF .ANNUAL REPORT/ DISCUSSION OF 2005 PRIORITIES
Ms. Traci• Norfleet. General Planner. summarized the Plan Commission annual Report. From
January �004 to the present, there were 21 meetings resulting in 11 actions on proposed planned
developments. zoning issues. and other matters (e.2.. the Canal -Green Bay Road Ridge Ave -
Church Street Planning Study). Two planned developments and one zoning issue arc pending
action. and staff estimate at least 9 forthcoming planned developments and " forthcoming zoning
issues. Forthcoming committee uvork will include neighborhood plan implementation, reviov
and revision of the 19S9 Downtown Plan. and revisitine design review guidelines.
IV. INFORMATIONAL NEEDS - 2005 NEIGHBORHOOD TOUR
Mr. Dennis Marino. assistant Director for Zoning, summarized the «'est Evanston T1F proposal.
Discussion follo%% ed on a Plan Commission bus tour of neighborhoods and information needs for
mectings (e.g., models of proposed planned developments ---physical or virtual).
1-%anstom Plan Cotnntisi on
Minutes Starch S.
Paec Tu-o
V. ADJOURNMENT
'ihe Plan Commission adiourned at 10:45 pm. The next regular mcctins: of the Plan Commission
is scheduled for N%'cdncGday. March 9. 2005 at -pm in the Civic Center. A special meeting of the
Plan Commission is scheduled for Wednesday. March 10. 2005 at 7pm in the Civic Center.
Respectfully submitted.
Tracy \or1]eet
Planning Division
DRAFT -NOT A PPROVED
MINUTES
EVANSTON 1'LAN COMMISSION
1l'cdr.rsda�, March 9. = ti t; - r f r p.nt.
Evan,wn Cr-:c Center. CounciI Chambers
MEMBERS PRESENT ............... 1 1.......Lan•rence Widmayer (Chair), Albert Hunter (Vice
................................................... ....Chairi. Kenneth Roduers, Alice Rebechini. James
...............................................................Woods. Douglas Doctsch. Lawrence Raffei,
................................................ ........Sharon Bo vie
ASSOCIATE MEMBERS PRESENT ...... .... Richard Coo;. Sieve Samson
MEMBERS ABSENT ...................................Steve Knutson
ASSOCIATE MEMBERS ABSENT ...........None
STAFF PRESENT .........................................James Wolinski. Ellen Sz)manski, Arthur Alterson,
........................................................................Dennis Marino. Arlova Jackson, Tracy Norfleet
1. CALL TO ORDER I DECLARATION OF QUORUM
Chair Widmaycr determined that a quorum was present and begyan the tneetinLI at 7:15 p.m.
I1. APPROVAL OF MEETING MINUTES FROM FEBRUARY 23, 2005
Member Rodgers motioned to appro%a the minutes. Member Woods seconded, and the vote was
unanimous (--0). Member Doctsch was not present for the vote.
III. REVIENV AND ADOPTION OF PLAN COMMISSION RULES
Revised procedures for public hearings xvere distributed to Members. Ms. Ellen Szymanski,
Assistant Corporation Counsel. summarized changes per the March 8, 2005 retreat discussion.
Following review of the revised draft, Member Hunter motioned to approve the revised rules,
Member Voods seconded. anti *,he motion passed with Member Raf(cl Voting''nay' (6-1).
,Mcinber Doctsch "as not present for the vote and aril\ ed shortly aftem ard. Chair Widmayer
stininiarired the new procedures ;or the applicants and the audience,
IV. PROPOSED ZONING ORDINANCE TEXT AMENDMENT PUBLIC HEARING
l.PC 04-13- "I' Federat 1listnric nisiricte
Tu c„nsrdir urns ndu (n!+ t : rt . ' , .:,;d C-traJr7ri rs 1; ..�. P:.rr,',: DwrrC7s. ' 1 . ' I ka;ntlrrins. and and other
rrlai.l-et7:.n,r,lrliCl.rr+K):0•.l.r rtr t,-r+'ar+% urn:awcf:d:1;.'1'-.arltnrtAningOrd+nanertocliminareordiodir
t11v •,'gturcmient. a. arri ( t- rr i^; �+•(•• tt.rhur twit rtl .:r-tr.,:, ihar art, not alias +tahm F1ansion. local, historic
,Ir-rrure,fit 1h-1}•11.ai')An..- RF1.1T10"iNllllrTc1SP£(I4l.1 V.5.4V1.)IARLITIOAS Whenewrat; application
rs tn.99A lar a +p('c rt:l it)I — ,A, .... , 1" ,+n h. •:•_ r..... .. - - '-- .+ r,vpern Iacatt,l at 1 re rral or local
hwortr,lrstrrct. theat-rhi.::.r,- :- :!. ^, 1if('rr.',: tr.:r:e P�, •:.::' r: [ awt ckaui:jicthearahario-to male
rut rt'rnmnte'urlat+ons rr, tl:i ap, j+r:tt de, mr,rr.nraktr.- if, Jr! courage, tard requirements, parking,
bit" rng livegla fence" and nr ;h .64 Not Al rrp,fn 01t It" rr;r.an n a5 it) it ht•:1u'r the spct tal use or variation (.4,
• r,i t t'• dfr- nerd rIr [tllr`1r• r.,;'i : t' : r;t..' tt'rt',! -4 hrYt•,r, 1 , r.t r, � ••.' -I if, .i% wit trr adierwh afTecr the hoto►ical
..%anston Plan
Pact T%%o
.. - • . . ' t' r''Ie ,.7'e' r 'r '. ' +. e' rt !- "! . ' . !. •. 'rat �. nt,7[ ":. rt ` , .- .,
Continued-mthoui discussion to the ne\t rc__ular met:ting,} of the Platt Commission scheduled for
%Vt!dnesda%.. April 1:. _'()ftj at 7pnt in the Ci%is Center.
V. CONTINUATION OF PROPOSED ZO`iNG ORDINANCE MAP & TEXT
AMENWMEXT PUBLIC IIEARiNG
ZPC 04-11 M&T Special Mulii-Family Zoning District _
Ti rnr:!•,:e, .. ....rj, r! 1" ( r:rtpt.•r, t :.l:inrt ,t'T} {.. [*J::•N: J '(,,•rq'+'.111e•
is •fiu. Cr,u " • R, t8a'ntiai 1). }?rr i.i' �'Irrr, .i .r r1'.a 11-11 1)11011;1 :I, !I 1!.4:,: 't,;r�rtig and
% ,:rfirL tHti .v!J N, rr e r . rr r.0 . :lei r rt'lrrfe'd re, !f•... . %..� r
�Jr,1i+}Jnrt .."r •:.: f'r lrr: Jn,1 •,r:lie 1+rcr` rat :1•s' lru[n1i C)rd;n.lnse ut.:hlr�hull; gr•sJr and
airiri.:r ce.:r�,7rrt:cd
1`. h.rsMrii•..:.'rrtral ir., N:r1:..:1r p a:a:•;.. �:rrtli.i:: •r1 •'ngle••utritls detar fir Uahla-/.1T:: „'�re.i1RF.1.
a,1,n,r .1' -. r' :.,,i n`r+ "tl•-r,t•r'�,lr: `':r.,: i.,:, iri ce'+'7urn ntlu•r rerldi 1:71J1 airs, ith![h 11w) pre lcr,:1t
r,,,•r t i; milt ;7t rrecrJl :." , ra'..,?i r ar:. amcrJ a hero nect'sutri lot and 6:A reC:li:ttt ass for surd
..'a11r, rt nlap a1; rest ..'l-ir tr,1iCJ:t'd art7aj lrrrtlt tit,- RJ, R! r,r Re, Geri-.;A'
Rcsidrlttiai 7..:r•, I, jr.ir- rule 0 %,lit: i:e n='•t„`rg .,:rt ar r„1:t'r a,7 rr.rr,.11c : items di5mur nr oicnc�i div jet ThC
prijremt! !; •,:t ,: hycj ! „ t lrghv77.Jr' n ,- a --it- 'it rerr.rrtrr:rna lfj 'n, hi tho Man C-nnjntsstirm hCsr[rC
runr+^rj•t, rr, . r ',. n1•n1•t•r'trt, -t AA.'1J, r7J ?t nr R� vi (A."J1 ?Jt''r.11-W1111 ihslrrrit Fmvtded +',t Ridge 45t• tilt
7F;e '.u'•r .. '., e,j:: • • ,...w/j. Orrirlo"'. '::':, iJ'' and C r,!Y4% 'N. Mc 1: Jr:h
Continued without discussion to the next regular meeting of the Plan Commission scheduled for
Wednesday, April 1?. 1005 at 7pm in the Civic Center,
VL PROPOSED PLANNED DEVELOPMENT Pi:BLiC HEARING
7-PC 05-02 PD
6.15 Cusler
4t.r7fji:,_.,.- I .
1.'r..':1r,trte,enlnJ,1'trvrl.e:r.t a. J)( rr..�,r:, .,rtr r..raMaintdI),.- iyphe
,Or•711er.. t..,,: ,
. - .,,r,'!r /.. C Itrhrr-It •e', .,.!i.: „,rr e' t!! Tr,ln•ays s.11.ijaw,t.l, rrr.AJ:!. -.. r7:,
,J,r/s::cc. r.: n C.,,
... '!.t s ar Min, .1 r,'a,:rC...:C1 t ^ulevr:.. .. .' n; y'ie. rJl it tticItidlttp .n r, :1s :I..%"!- er:
a:.••.+Jr:t
it'lnpnr[-rit Jll .s. ,, rt e. •!leis `t';re'rr n1,1 N. 11Ot'51drs tr1 tJ11n is ',e/'st'C. r'.1;j+'. n'nl
GJ; (irate• ., 1..
l re'.!„ur,1l ,w:r, and ar. r,r - _ _ [ •:r ... r ,�r ,;r t; rr*11r,.,.d F1 c ., :n, :. r l '! -1111
,;. t '1-i
.....1"I/'I•1u r J11r,r,rr;F'i „n; + .....:cl:r,{:.t'.. r! ... F:rr:.lnrlr'. lftt'. r r; r-rd•,r;:ra.+: srr.tl5 ut
r1,:e , :11:: •':1• ;•'' off terel r rariv'r 'racer u 11,v ..1re'a ra:,r, nr arprntinturt'11 _' i11 ;(a`
for a pl,)lt/a'a.:r.t:
,•7r,;eltt thrt,rtl,,h a sr.rra::r•i ; —:t to the ►N - T,.:rn:ttr•,rai .11uliniileflit-mg 1/.err.,: 'era rslr:r-
:-P:;. rr•.•;t
'C (,it.rr twit dt.e." -t,:. rt...:ri,lt,,t;. !.t1,114tt'rrt�itttt'tri4:: ,.:.:rf-.:i:I',?
.••:,.;,,. :..._ ,..
.. 'rt rrrt-'!t, .,t+,. ?'• .•i n: . v, .:1r`., r,•.. .1 r:r t • !,,t rtrteragu. arj.: r.1•l:.r�' 1+:..! 1-ywrnR
Mr. lames .%lurra%. st.nrne�.
summarised char_:= since the last time the applicant appeared
before the Plan Commission. The court reponcT then swore in all those wishing to speak. z
Mr. Nagle, architect, presented the landscape plan and a model on display. fir. Steven Lome.
deveioper. summarised his history with the protect site acquisition, intentions, design
process. neighborhood meetings). Ms. Bonnie Flock. traffic consultant. summarized the results
of a traffic study. Mr Steti e Gregory. land planner and landscape architect, summarized the
population impact stud\ . Mr, Frank Loren/. real estate appraiser. summarised the property value
study Chair Widma%er asked about impacts if the site were rode\eloped as an industrial use. `
Mr. Lorenz thought thc` \%.ould be deleterious r
plat: C Pai;e Three
hree
. n l't the from the audience.
Testir.-.,n,, ;n o .''o:.n.,on to %k as "tm %It.or. i"[d :011ccrTSs mostly pertained to:
incrcaSed deny -nd allo trafti:.:ht o-the p-opased condo hiildine to 601 Linden
that «cold part:. _tar'.,. affect iight t rig ar. uni►t ha,,:ne only north -facing windows, and the
precedanz ofapa-,.ing tt�o t%pes of housing :,ri or.e lot ,..L.. tounholtscs and condos I. Closing
arvurnensts b% the applicant and int:rested pe-:.ons -.% ere Beard.
[ember Raffel cwused himself from Plan (' :'rnariti>_ wn discussion Voting because he lives next
door to the site. Discussion h'.- reniaini;,_ NIz-nbc- mo=:ly pertained to the number of requested
v ariances. unans'•1. eTed questions i c-L!.. zarba_--t7. detention. construction impacts to the alley). and
the need to see other alteniatives for deign s::e configuration that take into consideration the
concern_ raised. To give time for the applica.7a to address these issues, the matter was continued
at the request of the applicant to the April 1?. 2005 regular meeting. Please refer to the transcript
for the proceedings.
: f rerhatim trankcript of the proceedings of this Plan Commission case" is on file with the Evanston Zoning
Division, The7.anin>; Di►Ain)t is lorated in Roost 3 00 ofthe Evanston Civic Center.
N'II. PROPOSED PLANNED DEVELOPMENT PUBLIC NEARING
ZPC 05-04 PD 1603 Orrin ton
.i':.rpj.,a_. ( r::i (., art aura I.N ^n•C' •71 r ..-:i r Maimed A 1t'InregC,u rnr 'iI[ jrryprpi5 l.)ettegrtAi1
i n'r it r:^ "•' : V f)rrr r:gt,, r: .. ... . • ''.r. It— (��. ri ;Jri[. 'j+^rt'nt/h[trJft Ae•,:jj:Jfdrrt r, yrt, tt
.:.J:1hi a .. ,•-, I)„i.a.Jntt• t.%.fir-r-d .�:..... :•7('N`..e�t.' ^'ell ..•tJ fr,rnitaf tpir+411#0vnrfhJd�nfi+111.1','
.ta'"t • Ct[fjr:ill., 1 ebeFalt was beeryret:wn 1j tSih7lt :):i
It :?l.Jn � 4;rig .i ti 'i :a:. ;^.J:[ Tit r'tJJrra'JJl �7 r(.r'K�s.:�r.►rn7dc[ for ti:i
«....: ne' - ...':'. fr:rN t y• rt".. ,'1 -t, !':i ... ''i •. ':.:-« ,pia l(r Jwrptnl: r ,P f)rt ,S' :i;t nf: [ttf iJtwr oF
rr'1, •r:::, " , i . , rt r... •; .., t .. , ,' . _ w' 'i:, vri! t7: • , r+;t /r.Jra (Jer at -grade hPik coretre rmg itrr
:Wl! jw.dmz tEtire ad.l:::nn inn .!r
1 C['1
i:r..r:C.f .: l+• ,;�y t-e ,......... t rr'i in:r_Titre..e1i+nt;th[•['[ntJtr•Qramp f:ecy�tothe
l:[t ilopment plir• r'a mr ." Orditra u.'t !0-
r. Je.-iret. ..•re•.. ...r e
Continued without discussion to the next rczufa meting of the Plan Commission scheduled for
Wednesday. April 1:. 2005 at "pnl in the Ci•ic Center.
VIII. COMMITTEE UPDATES AND REPORTS
• Binding Appearance Revic« Cor.im.-,ice- -no report.
• Neighborhood Planning Committee - no -c'purt
• Zoning: Committee no report
• Communny Dc%clopment COnfmate-1—no rcpom
• Economic Development Committee--- no report
• Planning & Do%elopment Committe. --no report.
• Parkin-Commince no report.
• Liehthou:e Committee --no rep.�ti.
• Do%%nio••%n 1*Isionin!, - no report.
• Place Names Committee - no report
:"..1T1�10"1 Plan Ccnimission
""Inutcs \i.areh (). 2011;
Pace Four
1\. ADJOURNMENT
Plan Commission adjourned at l l Y rpm. A special meeting of the Plan Commission is
tiheduled for Wednesdav, March 16, 'xj; al 7pm in the Civic Center. The next regular meeting
o the Plan Commission is scheduled for Wednesdav, April 13. 2005 at 7pm in the Civic Center.
Rcspectfully submitted.
Tracy \orllcet
Planninc Division
DRAFT — NOT APPROVED
MINUTES
EVANSTO\ PLAS CONIMISSIO
Wednesday. March 16. 2005 7:00 p.m.
Evanston Civic Center. Council Chambers
MEMBERS PRESENT ..................................Lawrence Widmaycr (Chair)
STAFF PRESENT.........................................Ellen SzN-manski. Trace Norflect
I. CALL TO ORDER / DECLARATION OF QUORUM
Chair Widmayer stated that the hearing for the proposed planned development at 240S Orrington
(Kendall College) has been continued to the regular meeting of April I3, 2005 at the request of
'.%(r. Thomas Gemntell, 720 Colfax. It will be the third planned devclopment on the agenda.
Ms. Ellen Szymanski, Assistant Corporation Counsel, noted that there was no quorum tonight
and that Mr. Bernard Citron, attorney for the applicant. was present.
The next regular meeting: of the Plan Commission is scheduled for Wcdnesday. April 13. 2005 at
7pm to the Civic Center.
Respectfully submitted.
Tracy Norflect
Plannine Division
DRAFT — NOT APPROVED
MINUTES
E VAINSTON PLAN COMMISSION
Wednesday, April 13, 2005 / 7:00 p.m.
Evanston Civic Center, Council Chambers
MEMBERS PRESENT..................................Lawrence Widmayer (Chair), Albert Hunter (Vice
........................................................................Chair), Steve Knutson, Alice Rebechini, Jaynes
........................................................................Woods, Sharon Bowie
ASSOCIATE MEMBERS PRESENT ........... None
MEMBERS ABSENT ...................................Kenneth Rodgers, Douglas Doetsch, Lawrence
........................................................................Raffel
ASSOCIATE MEMBERS ABSENT ...........Richard Cook, Steve Samson
STAFF PRESENT .........................................James Wolinski, Ellen Szymanski, Arthur Alterson,
........................................................................Dennis Marino, Arlova Jackson, Carlos Ruiz, Tracy
........................................................................ Norfleet
......... L. ..............
I. CALL TO ORDER / DECLA.RATION OF QUORUM
Chair Widmayer determined that a quorum was present and began the meeting at 7:15 p.m.
II. APPROVAL OF MEETING MINUTES FROM MARCH 9, 9,16, 2005.
Chair Widmayer noted that Alice Rebechini was present on March 16, 2005. There being no
fiuther changes, Member Rebechini motioned to approve all sets of minutes. Member Woods
seconded, and the vote was unanimous (6-0).
III. CONTINUATION OF PROPOSED ZONING ORDINANCE MAP & TEXT
AMENDMENT PUBLIC HEARING
ZPC 04-11 M&T Special Multi -Family Zoning District
Continued without discussion to the next regular meeting of the Plan Commission scheduled for
May 11, 2005 at 7pm in the Civic Center.
IV. PROPOSED ZONING ORDINANCE TEXT AMENDMENT PUBLIC HEARING
ZPC 05-02 T B1 District Review
Chair Widmayer stated the Zoning Committee of the Plan Commission has proposed that this
hearing be closed with no further action taken because they are looking at different alternatives.
Member Knutson motioned to close the hearing, Member Rebechini seconded, and the vote was
unanimous (6-0). Chair Widmayer stated that the Plan Commission will be reintroducing other
zoning considerations for B. districts as they come out of the Zoning Committee.
Evanston Plan Commission
Minutes — Anril 13. 2005 Paee Two
ti'. PROPOSED ZO\I1G ORDINANCE TEXT AMEtiD\IENT PUBLIC HEARING
ZPC 04-13- T Federal Historic Districts
Continued without discussion to the next regular meeting of the Plan Commission scheduled for
May 11, 2005 at 7pm in the Cidc Center.
VI. PROPOSED PL.4ANED DEVELOPMENT PUBLIC HEARING
ZPC 0544 PD 1603 Orrice on
Continued without discussion to a special meeting of the Plan Commission scheduled for May 4,
2005 at 7pm in the Civic Center.
VII. PROPOSED PLAININNED DEVELOPMENT PUBLIC HEARING
ZPC 05-02 PD 645 Custer
Continued at the request of Mr. James Murray, attorney for the applicant, to a special meeting of
the Plan Commission scheduled for May 4, 2005 at 7pm in the Ci%ic Center.
VIII. PROPOSED PLANNED DEVELOPMENT PUBLIC HEARING
ZPC 05-0I PD. M&T 2408 Orrington (former Kendall College vrovertvl
An application by Smithfield PropertiesXW1.11C, property- owner, for a Planned De--,elopment. and amendments to
the text and map ofthe Zoning Ordinance. Tile subject proper, commonly is presently located within the Ul,
University Housing District and consist of the block bounded by Colfax on the south, Orringron on the cast. Lincoln on
the north, and Sherman on the east. The applicant requests that the City place the subject property in the RI General
Residential District and grant a planned dn-elopmew as a form ofspecial use including such development allowances,
exorptlons to development allowances and other relief as mqv l+e necessary to provide the applicant with the zoning
relief necessary to allow the redecrtop inent of the subject proprt•q-for single family detached and single family
attached dwelings. Generally. the proposed project by Smithfield Properties has the following eharacteristiu: 36
attached single-family dwellings in 3 toxnhouse type buildings and 16 detached single family dwellings, of which 13
are proposed to be in new structures, and with one detached single family dwelling in the house at the northwest corner
ojCoyax and Otrington commonly known as 13{0 Orr;ngton. The proposed 31 new hotuu have defined building
heights ranging from approximately 30 feet to approximately 3 tint, no less than 3 floors, and heights to the roof ridge
ranging from approximately 35jeet to !! feet. There are 104 enclosed parking spaces plus 9 open parking space
which complies with the requirements of the Zoning Ordinance as to minimum number ofparking spaces She project -
has a building lot courage of approximately 48.500 square feet, or about 33 % on the approximately 151,300-square
foot subject property, which complies with the requirements of the R-4 District. The project has an impenious surface
coverage ofapproximately 77,500 squarefeet, or about 52M which complies Kith the requirements ofthe R-s District.
Tice compler cis laid ow providesyards or setbacks as follows. approximately :0 feet along Orrington and along
Sherman, to the east and writ of the subject property. approximately 13 fed along Colfax to the south of the subjed
property, and app=imately 19% feet along Lincoln to the north of the subject property The applicant asks a map
amendment to R4 frorn Ul under§6-3-4, and for a specud use through a planned development permit authorising
development allowcne". and exceptions to development allowances as to tot area to authorize the number ofdneings _
Wlowrd, yard, accessori use, building height. number of buildings on a zoning lot and number of uses on a zoning lot
requirements.
Mr. Citron, attorney, stated that the development team will be presenting revised materials. The
court reporter swore in all those wishing to speak. Follo A ing the presentation, the development
team answered questions from the Plan Commission. Members of the public then provided
testimony in support of and in opposition to the project, including a presentation by the
neighbors. Mr. Wolinski, Director for Community Development, provided a staff
recommendation that the project be denied and outlined the reasons why.
Evanston Plan Commission
Minutes — Anril 13.2005
Paee Three
Following deliberation by the Plan Commission, Member Rebechini motioned to reject the
application, and she read into the record the findings of fact. Member Knutson seconded, and
the vote was unanimous (6-0). Refer to the transcript for the proceedings.
A svrbatim transcript of the proceedings of this Plan Cox«imiax ease Is on flle with the Eranston Zoning
Division. The Zoning Division is located In Room 3700 of At Eva Amon Civic Center.
TX. COININUTTEE UPDATES AND REPORTS
• Binding Appearance Review Committee --too report.
• Neighborhood Planning Committee --no report.
• Zoning Committee --no report.
• Community Development Committee --no report.
• Economic Development Committee --no report.
• Planning & Development Committee —no report.
• Parking Committee —no report.
• Lighthouse Committee --no report.
• Downtown Visioning —no report.
• Place Names Committee --no report.
X. ADJOURNMENT
The Plan Commission adjourned at 12:45am. A special meeting of the Plan Commission is
scheduled for Wednesday Mav 4.2005 at 7pm in the Civic Center. The next regular meeting of
the Plan Commission is scheduled for Wednesday. Mav I 1.2005 at 7pm in the Civic Center.
Respectfully submitted,
Tracy Norfleet
Planning Di%ision
DRAFT — NOT APPROVED
MINUTES
EVANSTON PLAI'V COMMISSION
Wednesday. May 4, 2005 ' 7:00 p.m.
Evanston Civic Center, Council Chambers
MEMBERS PRESENT'..................................La«Tence Widmayer (Chair), Albert Hunter (Vice
........................................................................Chair), Douglas Doetsch, Alice Rebechini,
.......................................................................Lawrence Raffel, Sharon Howie
ASSOCIATE MEMBERS PRESENT ........... Steve Samson
MEIMBBERS ABSENT ...................................Steve Knutson. Kenneth Rodgers, James Woods
ASSOCIATE MEMBERS ABSENT ...........None
STAFF PRESEN I' ........................................Jaynes EVolinsid, Ellen Szymanski, Arthur Alterson,
........................................................................Tracy Norfleet
I. CALL TO ORDER 1 DECLARATION OF QUORUM
Chair Widmayer determined that a quorum was present and began the meeting at 7:20pm.
II. APPROVAL OF NIEETING .%UN'UTES FROM APRIL 13, 2005.
There being no changes or comments, Member Rebechini motioned to approve the April 13,
2005 minutes. Associate Member Samson seconded, and the rote was unanimous (6-0).
III. PROPOSED PLANNED DEVELOPMENT PUBLIC HEARING
ZPC 05-02 PD 645 Custer
Continued without discussion to the May 11, 2005 regular meeting due to revisions that caused it
to be re -noticed, but which were not received in time to do so for the May 4 special meeting.
IN'. PROPOSED PLANNED DEVELOPMENT PUBLIC HEARING
ZPC 05-04 PD 1603 Orrin on
An application hj- CMIGolub Evanston 11C, property owner. for 3 PLsrned Development for the property commonly
known as 1603.1629 Orringron, located wiikin the D3, Downtown Carr Development District. Poe applicant iYquesu
that the cin• amend Ordinance 30-0-67 & gr_nt a planned developrrew :.s a form ofspecial use including such
development allowances, exceptions to dnrlopment allokvances or other relief as may be necessary to allow the
construction of approximately 13,600 sgft o0"additional strert level retail space. The current proposal provides for the
addition of approximately 11,000 sgft of retail space in the current plena area of 1603 Orrington do the net addition of
approximately 2.600 sqf of retail space to the 1629 building The prolrrt also includes an at -grade link connecting the
two buildings, a 20-space surface parking lot located to the north of the 1603 building, do the addition of 12 on -street
parking spaces on Orrington Ave. In addition the project comenWixes relocating the existing ramp access to the
underground parking garage. 1603-29 Omngton was devtloped as a planned development pursuant to Orodingnm SO-
0.61 do the applicant desires to amend such ordinance.
Evanston Plan Commission
Minutes -- 4tav 4. 2005
Paee Two
.Mr. Alterson read into the record the description of the project. The court reporter swore in
those wishing to speak. Chair Widmayer summarized the procedure for public hearings.
Mr. Gregg Graines, attorney for the applicant, introduced the development team. Mr. Bruce
Armstrong, developer, gave a brief statement. Mr. Steven Yas (architect) presented the project,
including site plans and elevations, and discussed its urban context. Mr. Neil Koenig,
traffic/parking consultant, stated that the project would not cause any significant traffic impacts.
PIan Commission Members asked questions throughout the presentations. Following the
presentations, members of the audience asked questions and then offered testimony in support of
and in opposition to the project. Refer to the transcript for the proceedings.
Following a brief recess, Member Rebechini motioned to approve the application subject to the
following conditions:
• The storefront on DavisrOrrington facing the pedestrian way be not more than 25%
opaque or visually screened, and that not more than three contiguous glazing modules of
5' be allowed to be opaque or visually screened;
• The garage exit ramp be equipped with audialAisual signals for pedestrian warning of
vehicular exiting and for the visual aid of motorists; and
• Substantial effective screening of mechanical equipment on the rooftop be provided to
screen the view from the pedestrian level and from adjacent existing buildings on Davis
and Orrington.
Member Rebechini read into the record the findings and standards. Member Doetsch seconded,
and the vote was unanimous (5-0, Member Bowie was not present for the vote). Mr. Graines
asked for a clarification of relief received. Following discussion, Member Rebechini motioned
to include the relief received (e.g., parking, loading, Ziggurat setback). Member Doetsch
seconded, and the vote was unanimous (5-0, Member Bowie was not present for the vote).
A verbatim transcript of the proceedings of this Plan Commission case is on frle with the Evanston Zoning
Division. The Zoning Division is located In Room 3700 of the Evanston Civic Center.
V. COMMITTEE UPDATES AND REPORTS
Due to time constraints, no committee reports were provided.
V1. ADJOURNMENT
The Plan Commission adjourned at 1 1pm. The next regular meeting of the Plan Commission is
scheduled for Wednesday. June 8. 2005 at 7pm in the Civic Center.
Respectfully submitted,
Tracy Norfleet
Planning Division
Evanston Plan Commission
Minutes -- tiav 4. 2005
Pane Two
Mr. Alterson read into the record the description of the project. The court reporter swore in
those wishing to speak. Chair Widmayer summarized the procedure for public hearings.
Mr. Gregg Graines, attorney for the applicant, introduced the development team. Mr. Bruce
Armstrong developer, gave a brief statement. Mr. Steven Yas (architect) presented the project,
including site plans and elevations, and discussed its urban context. Mr. Neil Koenig,
traffic/parking consultant, stated that the project would not cause any significant traffic impacts.
Plan Commission Members asked questions throughout the presentations. Following the
presentations. members of the audience asked questions and then offered testimony in support of
and in opposition to the project. Refer to the transcript for the proceedings.
Following a brief recess, Member Rebechini motioned to approve the application subject to the
following conditions:
• The storefront on Davis/Orrington facing the pedestrian way be not more than 25%
opaque or visually screened, and that not more than three contiguous glazing modules of
5' be allowed to be opaque or -6sually screened;
• The garage exit ramp be equipped with audial/visual signals for pedestrian warning of
vehicular exiting and for the visual aid of motorists; and
• Substantial effective screening of mechanical equipment on the rooftop be provided to
screen the view from the pedestrian level and from adjacent existing buildings on Davis
and Orrington.
Member Rebechini read into the record the findings and standards. Member Doetsch seconded,
and the vote was unanimous (5-0, Member Bowie was not present for the vote). Mr. Graines
asked for a clarification of relief received. Following discussion, Member Rebechini motioned
to include the relief received (e.g., parking, loading. Zigwrat setback). Member Doetsch
seconded, and the vote was unanimous (5-0, Member Bowie was not present for the vote).
A verbatim transcript of the proceedings of this Plan Commission case it on file with the Evanston Zoning
Dlvislom The Zoning Division Is located In Room 3700 of the Evanston Chic Center.
V. CONENia ji i r.r. UPDATES AND REPORTS
Due to time constraints, no committee reports were provided
VI. ADJOLILNMENT
The Plan Commission adjourned at 1 1pm. The next regular meeting of the Plan Commission is
scheduled for Wednesday. June 8. 2005 at 7pm in the Civic Center.
Respectfully submitted,
Tracy Norfleet
Planning Division
DRAFT — NOT APPROVED
NUNUTES
EVANSTOti PLAN COMMISSION
Wednesday, May 11, 2005 / 7:00 p.m.
Evanston Civic Center, Council Chambers
MEMBERS PRESENT..................................La«-rence Widmayer (Chair), Albert Hunter (Vice
........................................................................Chair), Alice Rebechini, Lawrence Raffel, Kenneth
........................................................................Rodgers, James Woods
ASSOCIATE MEMBERS PRESENT ........... Richard Cook
MEMBERS ABSENT ...................................Douglas Doetsch, Steve Knutson, Sharon Bowie
ASSOCIATE MEMBERS ABSENT ...........Steve Samson
STAFF PRESENT .........................................Arthur Alterson, Arlova Jackson, Carlos Ruiz, Ellen
........................................................................SZ). Manski, Tracy Norfleet
COURT REPORTER.....................................Denise Andras
I. CALL TO ORDER / DECLARATION OF QUORUM
Chair Widmayer determined that a quorum was present and began the meeting at 7:15pm.
11. APPROVAL OF MEETING MINLTTES FROM APRIL 13, 2005.
There being no changes or comments, Member Woods motioned to approve the May 4, 2005
minutes. Member Raffel seconded, and the vote was unanimous (6-0).
M. CONTINUATION OF PROPOSED ZONING ORDINANCE 51AP & TEXT
AMENDMENT PUBLIC HEARING
ZPC 04-11 M&T Special Multi-Famliv District
To consider amendments to Chapters 3. "Implementation and administration: " 4. "General Avvisions, " 7,
Zoning Districts and Map, 8. "Residential Districts: " 15. "Special Purpose and Overlay Districts; 16,
"Off -Street Parking and Loading: " 1 i. "Landscaping and Screening; " 18. "Definitions; " and any other
related sections of the Zoning Ordinance, to amend the text and/or the map of the Zoning Ordinance
establishing neiv zoning districts characterised by having certain residential uses, including without
limitation, single-family detached and two-family dwellings, allowed as permined uses "as -of -right" and
having certain other residential uses, which may presently be permitted user -as-of-right" allowed only as
special uses, consider and amend it -here necessan, lot and bulk regulations for said new zoning districts,
and to remap all or parts of thefollowing indicated areas from the R4, R3, or R6 General Residential
Districts into one of said new zoning district or other appropriate zoning district or overlay district. The
properties that are the subject of potential map amendment recommendations by this Plan Commission
hearing comprise, more or less all properties uithin the R4, RS, or R6 General Residential Districts
bounded by Ridge Ai-e. on the west. Emerson on the south. Orrington on the east, and Colfax on the north.
Evanston Plan Commission
Minutes — Mav 11, 2005 Page Two
Chair Widmayer stated that this matter was a referral from Alderman Newman and has become
commonly known as 114a. It has been discussed at preNious Plan Commission meetings, and
testimony was taken at Zoning Committee meetings. Chair Widmayer stated that there are two
parts to the request: the first is the adoption of a new R4a zone. and the second phase is the
requested map amendment.
Mr. Alterson, Zoning Administrator, and Ms. Szymanski, Assistant Corporation Counsel,
clarified changes to the proposed text. Public testimony was taken, and the Plan Commission
deliberated. Member Hunter motioned to adopt the proposed text amendment and read into the
record the standards and findings of fact. Member Rebechini seconded. The motion passed
unanimously (6-0).
Mr. Alterson clarified the map amendment boundaries. Member Hunter motioned to adopt the
proposed map amendment and read into the record the standards and findings of fact. Member
Rebechini seconded. The motion passed unanimously (6-0).
A verbatim transcript of the proceedings of this Plan Commission case is on file with the Evanston Zoning
Division. The Zoning Division Is located In Room 3700 of the Evanston Civic Center.
IV. PROPOSED ZONING ORDINANCE TEAT AINMENDMENT PUBLIC HEARING
ZPC 04-13 T Federal Historic Districts
To consider amendments to J64S-11, and Chaprers 15. "Special Purpose Districts; " 18. "Definitions. -
and any other related sections of the Zoning Ordinance, to review and amend the Evanston Zoning
Ordinance to eliminate or modify the requirement. as affects properties within federal historic districts that
are not also within Evanston, local, historic districts, at,$6-15-11, as follows: "RELATIONSHIP TO
SPECIAL USES AND V4R1ATIONS: Whenever an application is made for a special use or variation
relating to an historic landmark, or a property- located in a Federal or local historic district, the
application shall be referred to the Preservanon Commission that shall haw the authori), to make its
recommendations to the appropriate decision -making body relating to lot coverage, yard requirements,
parking, building height, fences, and/or landscaping based upon its determination as to whether the special
use or variation: (A) Is necessary and/or appropriate in the interest of historic conservation so as not to
adversely affect the historical architecture or aesthetic integrity of the landmark or character of local
historic districts; or (8) Is necessary to provide the owner a recoverable rate of return on the real property
where the denial thereof vivuld amount to a taking of the propert}, without just compensation; and (C) Will
not be materially detrimental to the public health, safety & welfare or injurious to property in the district
or vicinity where the properiy is located. "
Chair Widmayer stated that this matter was a referral from Alderman Rainey, and he noted that
she was present.:%ir. Alterson distributed information on historic districts to Plan Commission
members. Public testimony was taken in support of and in opposition to the proposed text
amendment. Also present were Mr. Carlos Ruiz, Preservation Coordinator, and Mr. Christopher
Carey, Preservation Commission Chair, both of whom answered questions from the Plan
Commission. The Plan Commission then deliberated the issue.
Evanston Plan Commission
Minutes -- Mav 1]. 2005
Page Three
Member Rodgers motioned to make the changes to the zoning ordinance, but the motion was not
seconded. Member Raff'el motioned not to make the changes to the zoning ordinance, and
Member Rebechini seconded. The motion passed %% ith Chair Widmayer opposed (5.1).
A verbatim transcript of the proceedings of this Plan Commission case Is on file with the Evanston Zoning
Division. The Zoning Division is located In Room 37170 of the ,Evanston Civic Center.
V. PROPOSED PLANNED DEVELOPMENT PUBLIC HEARING
ZPC 04-08 PD 1567 Maple
An application by Winthrop Properties. LLC for a Planned Development as a form of special use permit
including such development allowances. exceptions to development allowances, and other relief as may be
necessary to allow redevelopment of an area within the D3 Do%-ntoun Core Development District.
Winthrop Properties. LLC is a limited liability company organized under the laws of the State of Illinois jar
the purpose of development, contracting, marketing and selling condominium units and commercial space
to be constructed on the site at 1567 Alople Avenue. Evanston, Illinois, Winthrop Properties. LLC, is
directed h), Robert Horner and Ibrahim Shihadeh. The proposal is for a mfted-use development consisting
of retail uses; parking; residential uses; and other uses permitted in the D3 district. The Instant project is
a revision of an earlier development proposal that the City noticed for public hearing on 7122104. which
hearing the Commission commenced on 811IJ94. Subsequently, the City Council directed the Plan
Commission to reopen said hearing for consideration and recommendation on the applicant's revised
proposal. Generally; the applicant proposes to construct a multi family residential building with the
fallowing characteristics: approximately 126 dwelling units; a defined gross floor area (excluding parking
loading, storage, mechanicals, and uses accessory to the building) ofapproximate& 161,000squarefeer
resulting in a floor area ratio of about 5.6; a maximum defined building height of approximately 148 feet,
resulting from the absolute building height of 180.5 feet less 33 14feet excluded by reason of 75% or more
of the areas of three parting levels being dev ored to parking: approximately 210 parking spaces; and
approximately 5.200 square feet of ground floor retaillof cal commercial space.
Chair Widmayer noted that a citizen's request for a continuance had been received by email. Mr.
Murray, attorney, noted that there may be a notification issue because the Cook County
Assessor's list of taxpayers of record has not been updated to include some of the residents at
Church Street Station. Zoning staff %kill correct this. The matter was continued without
discussion to the next regular meeting scheduled for June 8, 2005 at 7pm in the Civic Center.
VI. CONTINUATION OF PROPOSED PLANNED DEVELOPMENT PUBLIC
HEARING
ZPC 05-02 PD 645 Custer
A revision to an application by Steven Lome, manager of Clearwater LLC, property owner. for a Planned
Development for the properm commonly known as 645 Custer presently located within the MU
Transitional ,Manufacturing districr. The applicant requests that the chy grant a planned development as a
form of special use including such development allowances. exceptions to development allowances or other
relief as may be necessary to allow the redevelopment of 643 Custer with 19 residential units and
accessory parking. The project has changed since the original public notice to include an increase in
height, an increase to the south side yard setback. a reduction in the rear and north side yard setbacks, and
the removal of the front yard fencing. The unit count has not changed from the original proposal.
Generally, the project proposed by Clearwater LLC will have the following characteristics: four single-
family attached units in non buildings; fifteen (15) condominium units in one multifamily building; 28 off-
street parking spaces. and a floor area ratio of approximately 2.01. The new proposal as laid our provides
yards or setbacks as follows: approximately 15 feet from the front yard (Custer) far the building:
Evanston Plan Commission
Minutes — Mav 1 I.2005
P41ge flour
approximarely 5 feet from the south properly line for the building: approximately 4 feet from the north
property line for the building; and approximately l foot from the rear property lure for the building. The
applicant asb for a planned development through a special use permit in the ,VU, Transitional
bfanufacturing District for a multi jamiit• residential development. and development allowances, and
exceptions to development allowances as to lot si:c. building height. surd requirements, yard obstructions,
door area ratio, lot coverage, and parking and loading requirements.
Ms. Jackson read into the record the new notice. Member Raffel recused himself from
discussion because he lives next door at 601 Linden. Mr. James Murray, attorney, submitted
new exhibits, including a new zoning analysis and a market study.
The development team presented revisions. It was noted that since the last time this matter was
before the Plan Commission, there has been another meeting with the neighbors regarding their
concerns. Public testimony was taken, and the Plan Commission deliberated. Regarding
affordable housing, Mr. Murray stated that a monetary contribution for affordable housing is
possible. He noted that this neighborhood has more affordable housing in than other parts of
Evanston.
To give time for the development team to consider concerns raised (e.g., impact to neighbors at
northwest comer, drainage, parking requirements, density), the case was continued to the next
regular meeting scheduled for June 8, 2005 at 7pm in the Civic Center.
A ver&dm transcript of the proceedings of this Plan Commission case is on file with the Evanston Zoning
Division. The Zoning Division is located in Room 3700 of the Evanston Chic Center.
VII. COMMITTEE UPDATES AND REPORTS
Due to time constraints, no committee reports were provided.
VIII. ADJOURNMENT
The Plan Commission adjourned at 11:30pm. The next regular meeting of the Plan Commission
is scheduled for Wednesday. June 8.2005 at 7pm in the Civic Center. A special meeting of the
Plan Commission has been scheduled for Wednesday. June 22.2005 at 7pm in the Civic Center.
Respectfully submitted,
Tracy Norfleet
Planning Division
DRAFT — NOT APPROVED
MINUTES
EVANSTON PLAN COMNUSSION
Wednesday, June 8, 2005 17:00 p.m.
Evanston Civic Center. Council Chambers
MEMBERS PRESENT..................................Lawmce Widmayer (Chair), Albert Hunter (Vice
........................................................................Chair). Alice Rebechini, Lawrence Raffel, Douglas
........................................................................Doetsch, Steve Knutson, James Woods
ASSOCIATE MEMBERS PRESENT ........... Steve Samson
MEMBERS ABSENT ...................................Kenneth Rodgers, Sharon Bowie
ASSOCIATE MEMBERS ABSENT ...........Richard Cook
STAFF PRESENT .........................................Arthur Alterson, Dennis Marino, Arlova Jackson,
........................................................................EIlen Szymanski, Tracy Norfleet
COURT REPORTER.....................................Laura Bernar
I. CALL TO ORDER 1 DECLAILATION OF QUORUM
Chair Widmayer determined that a quorum was present and began the meeting at 7:15pm.
11. APPROVAL OF MEETING MINUTES FROM MAY 11, 2005.
There being no changes or comments, Member Raff'el motioned to approve the May 11, 2005
minutes. Member Woods seconded, and the vote was unanimous.
III. CONTINUATION OF PROPOSED PLANNED DEVELOPMENT PUBLIC
HEARING
ZPC 05-02 PD 645 Custer
A revision to an application by Steven Lome. manager of Clearwater LLC, property owner, for a Planned
Development for the proper-0- commonly known as 645 Custer presently located within the MU
Transitional Manufacturing district. The applicant requests that the cio, grant a planned development as a
form of special use including such development allowances, exceptions to development allowances or other
relief as may be necessary to allow the redevelopment of 645 Custer with 19 residential units and
accessoryparking. The project has changed since the original public notice to include an increase in
height, an increase in the south side yard setback, a reduction in the rear and north side yard setbacks, and
the removal of the front yard fencing. The unit count has not changedfrom the original proposal.
Generalh: the project proposed br Cleanvater LLC will have the following characteristics: foursingle-
family attached units in nvo buildings, -fifteen (15) condominium units in one multi family building; 28 off-
street parking spaces; and a floor area ratio of approximately 2.01. The new proposal as laid out provides
yards or setbacks as follows: approximately 15 feet from the frontyard (Custer) for the building;
approximately 5 feet from the south property line for the building; approximately 4 feet from the north
propernr line for the building; and approximately 1 foor from the rear properly line for the building. The
Evanston Plan Commission
Minutes -- June S. 2005
Paee Two
applicant asks for a planned development through a special use permir in the .%IL•. Transitional
Manlfactunng District for a multi fa►nily residential development. and development allowances, and
excepnons to development allowances as to lot sim building height. yard requirements, Yard obstructions,
floor area ratio, lot coverage, and parking and loading requirements.
Member Raffel recused himself from discussion because he lives next door. There being no
further revisions or comments from the Plan Commission, Member Woods motioned approval
and read into the record the standards and findings. Member Doetsch seconded, and the motion
passed with Member Rebechini voting `nay' and Member Raffel abstaining (5-1-1).
A verbatim transcript of the proceedings of this Plan Commission case Is on file with the Evanston Zoning
Division. The Zoning Division is located in Room 3700 of the Evanston Civic Center,
IV. PROPOSED PLANNED DEVELOPMENT PUBLIC HEARING
ZPC 04-08 PD 1567 Maple
An application by Winthrop Properties, LLC for a Planned Development as a form of special use permit
including such development allowances, exceptions to development allowances, and other relief as may be
necessary to allow redevelopment of an area within the D3 Doti<ntoxn Core Development District.
ti lnthrop Properties. LLC is a limited liability company organized under the tans of the State of Illinois for
the purpose of development, contracting. marketing and selling condominium units and commercial space
to be constructed on the site at I S61- Maple Avenue. Evanston. Illinois, Winthrop Properties, LLC, is
directed by Robert Horner and Ibrahim Shihadeh. The proposal is for a mtred-use development consisting
of retail uses; parking: residential uses; and other uses permitted in the D3 district. The instant project is
a revision ofan earlier development proposal that the Cn- noticedfor public hearing on 7112104, which
hearing the Commission commenced on 8111104. Subsequently. the City Council directed the Plan
Commission to reopen said hearing for consideration and recommendation on the applicant's revised
proposal. Generally, the applicant proposes to construct a multi family residential building with the
folloxing characteristics: approximately 126 dwelling units; a defined gross floor area (excluding parking
loading, storage, mechanicals, and uses accessary to the building/ of approximately 161,0 0squarefeet,
resulting in a floor area ratio of about 3.6; a maximum defined building height of approximately 148 feet,
resulting from the absolute building height of 180.3 feet less 33 i, feet excluded by reason of 75% or more
of the areas of three parking levels being devoted to parking: approximately 210 parking spaces; and
approximately 5,200square feet ofground floor retail, ofce-'commercial space.
Mr. Alterson read into the record the notice for the revised planned development proposal. Mr.
James Murray, attorney, introduced the development team.
Mr. Robert Homer, developer, provided an overview of the project and stated that he is amenable
to creating a down -payment assistance program for first-time homebuyers. Mr. Patrick
Fitzgerald, architect, presented the site plan, elevations, floor plans (mix of 1, 2, and 3-bedroom
units), and landscaping. He also described the building materials and noted that this could be the
first LEED certified building in Evanston. Ms. Bonnie Flock, traffic engineer, summarized the
traffic and parking study for the project and stated that based on national standards used in the
analysis, no significant impacts are expected.
Evanston Plan Commission
Minutes -- June S. 2005 Paae Three
Fallowing the presentation, members of the Plan Commission and audience asked questions.
Members of the audience then offered testimony in support of and in opposition to the project.
Refer to the transcript for the proceedings.
Due to a lack of time, the matter was continued to the special meeting scheduled for June 22,
2005 at 7pm in the Civic Center.
A verbatim transcript of the proceedings of this Plan Commission case is on fie with the Evanston Zoning
Division. The Zoning Division is located in Room 3700 ojthe Evanston Civic Center.
V. ACILtiOWLEDGEMEN'T OF STEVE KNUTSON
Chair Widmayer stated that tonight is Steve Knutson's last Plan Commission meeting, as he will
be out of town for the June 22 special meeting. Chair Widmayer thanked him for 9 years of
service, and fir. Knutson thanked the City for the opportunity. He received a round of applause.
VI. CONB TTEE UPDATES AND REPORTS
Due to a lack of time, no committee reports were provided.
VII. ADJOURNMENT
The Plan Commission adjourned at 11:30pm. A special meeting of the Plan Commission has
been scheduled for Wednesday. June 22. 2005 at 7pm in the Civic Center. The next regular
meeting of the Plan Commission is scheduled for Wednesdav,_July 13, 2005 at 7pm in the Civic
Center.
Respectfully submitted,
Tracy Norfleet
Planning Di-,lsion
DRAFT — NOT APPROVED
NIINUTES
EVANSTON PLAN CO-NEMISSION
Wednesday, June 22. 2005 i 7:00 p.m.
Evanston Civic Center. Council Chambers
MEMBERS PRESENT..................................Lawrence Widmayer (Chair), Albert Hunter (Vice
........................................................................Chair), Lawrence Raffel, Douglas Doetsch, Kenneth
........................................................................Rodgers, Sharon Bowie
ASSOCLATE MEMBERS PRESENT ........... None
MEMBERS ABSENT ...................................Alice Rebechini, Steve Knutson, James Woods
ASSOCL-kTE MEMBERS ABSENT ...........Richard Cook, Steve Samson
STAFF PRESENT .........................................James Wolinsid, Arthur Altawr4 Dennis Marino,
........................................................................Ellen Szymanski, Arlova Jackson, Tracy Norfleet
COURT REPORTER.....................................Laura Bernar
1. CALL TO ORDER 1 DECLARATION OF QUORUM
Chair Widmayer determined that a quorum was present and began the meeting at 7.30pm.
II, APPROVAL OF MEETING MINUTES FROM JUNE 8, 2005.
There being no changes or comments, Member Hunter motioned to approve the June 8, 2005
minutes. Member Rodgers seconded, and the vote was unanimous.
III. COtiTINUATION OF PROPOSED PLANNED DEVELOPMENT PUBLIC
HEARING
ZPC 04-08 PD 1567 1laple
An application bY Winthrop Properties, LLCfor a Planned Development as a fora: of
special use permit including such development allowances, exceptions to development
allowances. and other relief as may be necessary to allow redevelopment of an area
K-ithin the D3 Downtown Core Development District. Winthrop Properties, LLC is a
lindred liability- company organized under the laws of the State oflllinois for the purpose
of development. contracting, marketing and selling condominium units and commercial
space to be constructed on the site at 1567 Maple Avenue, Evanston, Illinois. Winthrop
Properties, LLC. is directed bY Robert Horner and Ibrahim Shihadeh. The proposal is
for a mired -use development consisting of retail uses; parking; residential uses; and
other uses permitted in the D3 district. The instant project is a revision of an earlier
development proposal that the City noticed far public hearing on 7122104. which hearing
the Commission commenced on 8171104. Subsequently, the City Council directed the
Evanston Plan Commission?
Minutes - June 22. 2005
Page Two
Plan Commission to reopen said (rearing for consideration and recommendation on the
applicant's revised proposal. Generally, the applicant proposes to construct a multi-
family residential building u*h the following characteristics: approximately 126
duelling units: a defined gross floor area (e.Tcluding parking loading, storage,
mechanicals, and uses accessori• to the building) of approximatel • 161,000 square feet.
resulting in a floor area ratio of about 5.6: a ma_rinrum defined building height of
approximately 148 feet. resuhingfr•om the absolute building height of 180.5 feet less 33y,
feet ercluded bi, reason of "5' a or more of the areas of three parking levels being devoted
to parking: approrrmateh• 210 parking spaces: and approximately 5. 200 square feet of
ground floor retail office commercial space.
Chair Widmayer noted that the last meeting ran Iate and asked if any audience members were
present who did not get to speak last time. There was no one present who wished to speak.
Mr. Murray, attorney, entered into the record supplemental information on the U.S. Green
Buildings Council and Leadership in Energy and Environmental Design (LEED) rating system
for buildings. He noted that this could be the first LEED building in Evanston (aiming for a
silver LEED rating), and LEED for residential development is a fairly new trend compared to
other types of development. He also provided additional information on the proposed S150,000
contribution for a downpayment assistance program, which also is a new type of program for
Evanston. Plan Commission members then asked the development team questions, and Mr.
Murray provided a closing statement.
Following deliberation, Member Raffel motioned to approve the proposed planned development
and read into the record the standards and findings. Member Rodgers seconded. Member
Hunter proposed an amendment that consideration be given to two major concerns that have
been addressed in the Plan Commission's discussion about the building and how it fits into its
neighborhood context: l) the height may be too great and of concern especially along Maple
Avenue and 2) the parking structure presents a monolithic three -scary block wall to pedestrians
and neighboring buildings, also along Maple Avenue. Member Doestsch clarified that these are
reservations attached to the proposal sent to City Council. On the understanding that these are
reservations, Member Doetsch seconded. The amendment passed unanimously (6-0).
The vote for the planned development was 4 ayes (Rodgers, Hunter, Raffel, Widmayer) and 2
nays (Doetsch, Bowie). Since 5 votes are needed to make a recommendation to City Council,
and 2 members were absent from the vote (Rebechini, Woods), the matter was continued to the
regular meeting scheduled for Jule 13, 2005 at 7pm in the Civic Center.
A verbadin transcript of the proceedings of this Plan Commission case is on file with the Evanston Zoning
Division. The Zoning Division is located in Room 3700 of the Evanston Civic Center.
Evanston Plan Commission
Minutes - June 22. 206
Paee Three
VL PROPOSED PLANNED DEVELOPMENT PUBLIC HEARING
ZPC 05-05 PD 422 Davis i 1615 Hinman !Planned Develoamentl
Ali application c: 316ther Lifefi ays. an Illinois not -for -profit corporation wide offices at
1603 Orrington, suite 1800. Evanston. Illinois, prqpernr owner, for a Planned
Development for the propern• conmonly known as 415 Davis, mapped within the R1,
Single Family D:strict: 42r Davis and 1615 Hinman. nrapped within the R6, General
Residential District. The applicant requests that the cin• grant a planned development as
a form of special use including such development allowances, arceptions to development
allowances or other relief as may be necessary to allow the construction in two phases of
245 independent living residences, plus approximately 24 assisted living and 40 long-
term care residences, with underground parking for approximately 249 vehicles. The
applicant asks for a planned development through a special use permit and development
allowances for a planned development relative to the following features affecting bulk
and densin•: height, location and placement of buildings, building lot coverage,
impervious surface coverage, number of dt,•elling units, and off-street parking and
loading to permit the constnrcrion of the proposed improvements on the subject property.
Member Hunter requested to be recused from discussion because his mother is a resident of a
Mather facility. Mr. Alterson read into the record the notice for the proposed planned
development.
Mr. David Reif nan, attorney, provided an opening statement and introduced the development
team. Ms. lviary Leary. President CEO of Mather Li re Ways, provided history and background
on Mather and the project. Mr. Lam• Okrent, consultant, presented the land use context for the
project. Mr. Jim Curtain, architect, presented renderings and elevations. Mr. Dan Weinbaek,
landscape architect, presented the landscape plan. Due to a lack of time, presentations will
continue at the next meeting. The matterwas continued to the regular meeting scheduled for
July 13, 2003 at ?pm in the Civic Center
V. COMMITTEE UPDATESA.-ND REPORTS
Due to a lack of time, no comminee reports were provided.
VI. ADJOUR-1:11ENT
The Plan Commission adjourned at 11.30pm. The next regular meeting of the Plan Commission
is scheduled for Wednesday. July 13. 2005 at 7pm in the Civic Center.
Respectfully submitted,
Tracy Norfleet
Planning Division
DRAFT — NOT APPROVED
MINUTES
EVANSTON PLAN COMMISSION
Wednesday, July 13, 2005 / 7:00 p.m.
Evanston Civic Center, Council Chambers
MEMBERS PRESENT..................................Lawrence Widmayer (Chair), Albert Hunter (Vice
........................................................................Chair), Lawrence Raffel, Kenneth Rodgers, Sharon
........................................................................Bo%%ie. Stuart Opdycke, Alice Rebechini, James
........................................................................ Woods
ASSOCIATE MEMBERS PRESENT ........... David Galloway (Nominated)
MEMBERS ABSENT ...................................Douglas Doetsch
ASSOCIATE MEMBERS ABSENT ...........Richard Cook, Steve Samson
STAFF PRESENT .........................................James Wolinski, Arthur Alterson, Ellen Szymanski,
........................................................................Tracy Norfleet
COURT REPORTER.....................................Denise Andras
1. CALL TO ORDER / DECLARATION OF QUORUM
Chair Widmaver determined that a quorum was present and began the meeting at 7:1Spm.
11. APPROVAL OF MEETING MINUTES FROM JUNE 22, 2005.
There being no changes, Member Rodgers motioned to approve the June 22, 2005 minutes.
Member Raffel seconded, and the vote was unanimous.
111. NOMINATION / INTRODUCTION OF NEW MEMBERS
Chair Widmayer introduced Stuart Opdycke, an attorney and lifelong Evanston resident who was
confirmed as a full Member by Cite Council on July 11, 2005. Chair Widmayer also introduced
Mr. David Galloway, an architect and member of Design Evanston, and motioned to nominate
him as an Associate Member. Member Hunter seconded, and the vote was unanimous.
IV. CONTINUATION OF PROPOSED PLANNED DEVELOPMENT PUBLIC
HEARING
ZPC 0408 PD 1567 I%lanle
An application by Winthrop Properties, LLC for a Planned Development as a form of
special use permit including such development allowances, exceptions to development
allowances, and other relief as may be necessan, to allou, redevelopment of an area
within the D3 Downtown Core Development District. Winthrop Properties, LLC is a
limited liability compam organized under the laws of the State of Illinois for the purpose
Evanston Plan Commission
:Minutes - July 13. 2003
Page Two
of development, contracting, marketing and selling condominium units and commercial
space to be constructed on the site at 1567 bfaple .d venue, Evanston, Illinois. It inthrop
Properties, LLC, is directed by Robert Horner and Ibrahim Shihadeh. 77ne proposal is
for a mixed -use development consisting of retail uses; parking; residential uses; and
other uses pertnitted in the D3 district. The instant project is a revision of all earlier
development proposal that the City noticed jar public hearing on 712 2, 04, which hearing
the Commission commenced on 8111104. Subsequently: the 04- Council directed the
Plan Commission to reopen said hearing for consideration and recommendation on the
applicant's revised proposal. Generally, the applicant proposes to construct a multi-
family residential building with the following characteristics: approximately 126
dsvelling units; a defined gross floor area (excluding parking loading, storage,
mechanicals, and uses accesson, to the building) of approximately 161.000 square feet,
resulting in a floor• area ratio of about 5.6; a maximum defined building height of
approximately 148 feet, resulting from the absolute building height of 180.5 feet less 33%
feet arcluded by reason of 75% or snore of the areas of three parking levels being devoted
to parking: approximately 210 parking spaces; and approximately 5,200 square feet of
ground floor retail/office%anmercial space.
Two members absent from the last meeting were asked to vote on the amended motion.
Members Rebechini and Woods voted 'nay,' bringing the vote to 4-4. Because 5 votes are
needed to make a recommendation to City Council, the question of whether Member Opdycke
could vote was raised. :Ms. Szymanski, Assistant Corporation Counsel, deferred to past practice
of the Plan Commission for voting by new members but gave the opinion that Member Opd)-cke
can be treated the same as anv other Member who could not attend previous meetings due to
illness, travel, or other reasons and who could cast a vote on the basis of the transcript. To allow
time for him to review all transcripts and materials, the matter was continued to the regular
meeting scheduled for August 10, 2005 at 7pm in the Civic Center. Refer to the transcript for the -
proceedings.
A verbatim transcript of the proceedings of this Plan Commission case is on file with the Evanston Zoning
Division. The Zoning Division is located in Room 3700 ofthe Evanston Civic Center,
V. ZONING ORDINANCE TEXT AMENDMENT PUBLIC HEARING
ZPC 05-06 T Remedies and Penalties for Zoning Violations -
To consider amendments to Chapters 3, "Implementation and Administration; " 4.
"General Provisions, " 18, "Definitions, " and anv other related sections of the Zoning
Ordinance, to amend the text of the Zoning Ordinance to affect those regulations of the
Zoning Ordinance regarding penalties and remedies for violations, including though not
limited to amending §6-3-10-5: PENAL TIES AND REMEDIES FOR YI0L.4TIONS
which currently reads as follows: (A) Violations of the provisions of this Ordinance or
failure to comply tivith any ofits requirements, including violations of any conditions and
safeguards established in connection wish approval of a variation, special use, unique
use, zoning certificate, or development plan approval, shall constitute a misdemeanor,
punishable by a fine of not less than nventy five dollars (S25.00) nor more than five
Evanston Plan Commission
ttinutes — July 13. 2005
Page Three
hundred dollars (S500.OQt. (B) Each day that am• violation continues after notification by
the Zoning Administrator that such violation exists, shall be considered a separate
ofj-ense for purposes of the penalties and rentedies specified in this subsection 6-3-10-
5(A) above. (C) This Ordinance niay also be enforced by an appropriate equitable
action. Fite Plan Commission will consider specific modifications to the tort of the
Zoning Ordinance allou-ing for the store efficient enforcement of the provisions of the
Zoning Ordinance, including without limitation, revisions to allow for adjudication of
=outing ordinance violations in the ststent of administrative adjudication as established
and operated under Title 11..4DJf1jVISTP_4TIME ADJLIDIC•l TION, of the Evanston City
Code, as it -ell as in Circuit Court, and modifications to the penalty provisions to increase
fines and make violations punishable by a fine only.
Mr. Alterson read into the record the notice for the issue. Following discussion, Member Bowie
motioned approval. Member Woods read into the record the findings of fact. Member
Rebechini seconded, and the vote was unanimous. Refer to the transcript for the proceedings.
A verbatim transcript of the proceedings of this Plan Commission case is on file with the Evanston Zoning
Division. The Zoning Division is located in Room 3700 ofthe Eranston Civic Center.
V1. CONTINUATION OF PROPOSED PLANNED DEVELOPMENT PUBLIC
HEARING
ZPC 05-05 PD 422 Davis / 1615 Hinman (1lather Planned Develoamentj
An application b)- Alather Lifeli'ays, an Illinois not -for -profit corporation ivith offices at
1603 Orrington, suite 1800, Evanston, Illinois, property oi- ner, for a Planned
Developinent for the property commonly known as 415 Davis, snapped svithin the R1.
Single Family District: 422 Davis and 1615 Hinman, mapped within the R6. General
Residential District. The applicant requests that the city grant a planned development as
a form of special use including such development allowances. e-rceptions to development
alloiti•ances or other relief as ntav be necessan to allow the construction in nvo phases of
245 independent living residences, plus approximately 24 assisted living and 40 long-
term care residences. ►s•ith underground parking for approximately 249 vehicles. The
applicant asks for a planned development through a special use permit and development
allowances for a planned development relative to the follow ing features affecting bulk
and density: height, location and placement of buildings, building lot coverage,
impervi.ous surface coverage, number of dwelling units, and off-street parking and
loading to permit the constniction of the proposed improvements on the subject property.
Member Hunter remained recused from discussion. The development team resumed their
presentations, including traffic, parka ng, zoning relief requested, stormwater, a real estate market
assessment, economic impact analysis, and relation to the city's Comprehensive Plan. Mr.
Reifman, attorney, stated that the development team will be present at subsequent meetings to
answer questions. Public testimony in support of the project was initiated. Due to a lack of time,
the matter was continued to the regular meeting scheduled for August 10, 2005 at 7pm in the
Civic Center. Refer to the transcript for the proceedings.
Evanston Plan Commission
Minutes — July 13. 2M5
Nee Four
.4 verbatim transcript of the proceedings of ibis Plan Commission case is on file with the Evanston Zoning
Division. The Zoning Division is located in Room J700 of the ,Evanston Civic Center,
VIL COMMITTEE UPDATES A.\`D REPORTS
Due to a lack of time, no committee reports were provided.
VIII. AD.IOIJRti4iEN'T
The Plan Commission adjourned at 11:34pm. The next regular meeting of the Plan Commission
is scheduled for Wednesday. Ausust la. 2005 at 7pm in the Civic Center.
Respectfully submitted,
Tracy Norfleet
Planning Division
APPROVED
MINUTES
EVANSTO` PLAN COMMISSION
Wednesday, August 10. 2005 7:00 p.m.
Evanston Civic Center. Council Chambers
MEMBERS PRESENT..................................Lawrence Widmayer (Chair), Douglas Doetsch,
........................................................................Lawrence Raffel, Kenneth Rodgers. Stuart
............... ......................................................... Opdycke. Alice Rebechini, James Woods
ASSOCLATE MEMBERS DRESENT........... David Galloway, Steve Samson
MEMBERS ABSENT ...................................Albert Hunter (Vice Chair), Sharon Bowie
ASSOCLATE MEMBERS ABSENT ...........Richard Cook
STAFF PRESENT .........................................James Wolinski, Dennis Marino, Arlova Jackson,
........................................................................Ellen SZ'%*Mnski, Tracy Norfleet
COURT REPORTER. .................................... Denise Andras
1. CALL TO ORDER / DECLARATION OF QU ORi;1!
Chair Widmayer determined that a quorum was present and began the meeting at 7:25pm.
II. APPROVAL OF NIEETING INIINUTES FROM J LY 13, 2005.
There being no changes, Member Rebechini motioned to approve the July 13. 2005 minutes.
Member Opdycke seconded, and the vote was unanimous.
III. CONTINUATION OF PROPOSED PLANNED DEVELOP.NiENT PUBLIC
HEARING
ZPC 04-08 PD 1567 Maple
An application by Winthrop Properties. LLC far a Planned Development as a form of
special use permit including such development allowances, exceptions to development
allowances. and other relief as ma'v be necessar►• to allow redevelopment of an area
+Within the D3 Dots-n Core Development District. Winthrop Properties, LLC is a
limited liability compam• organized under the laws of the State oflllinois for the purpose
of development, contracting, marketing and selling condominium units and commercial
space to be constructed on the site at 1567 .Maple Avenue, Evanston, Illinois. Winthrop
Properties. LLC, is directed by Robert Horner and Ibrahim Shihadeh. The proposal is
for a mixed -use development consisting of retail uses; parking, residential uses; and
other uses permitted in the D3 district. The instant project is a revision of an earlier
development proposal that the Cin, noticed for public hearing on 7122104, which hearing
the Commission commenced on 8111104. Subsequently, the City Council directed the
Fvanston Plan Cornmismon
Minutes - Aucust 10, 200-4
Pave Two
Plan Commission to reopen said hearing.1br consideration and recommendation on the
applicant's revised proposal. Generally, they applicant proposes to construct a multi-
!'atnily residential building �yith the follo►ying characteristics: approximately 126
dwelling units: a defined gross floor area (excluding parking loading, storage,
mechanicals, and uses lccesson• to the building) of approxintatelt• 161,000 square feet,
resulting in a floor area ratio ajabout 5.6: a maxintum defined building height of
approximalely 148 feet. resultingfrom the absolute building height of 180.5feet less 33tl.
feet excluded by reason of -590 or more ofthe areas of three parking levels being devoted
to parking. approrimateh• 210 parking spaces: and approximately 5.200 square feet of
ground floor retail o(12ce commercial space.
At the last meeting, the vote on the motion (as amended) to approve the project was 4-4 with one
member left to vote. Member Opdycke stated that he read the transcripts and voted 'nay,'
bringing the vote to 4-5. Member Rebechini motioned to deny the project and read into the
record the findings and standards. Mr. Woods seconded the motion, and the motion passed 5-2
with :Members Raffel and Rodgers voting 'nay.' Refer to the transcript for the proceedings.
A verbatim transcript of the proceedings of this Plan Commission case is on file with the Evanston Zoning
Division. The Zoning Division is located in Room 3700 of the Evanston Civic Center,
IV, CONTINUATION OF PROPOSED PLANNED DEVELOPMENT PUBLIC
HEARING
ZPC 05-05 PD 422 Davis 11615 Hinman (Mather Planned Develonment)
.4n application by;blather Lifelf qys, an Illinois not -for -profit corporation with offices at
1603 Orringion, suite 1 00. Evanston, Illinois, property owner, for a Planned
Development for the property commonly known as 415 Davis, mapped within the R1,
Single Family District: 422 Davis and 1615 Hinman, nnapped within the R6. General
Residential District. The applicant requests that the city grant a planned development as
a form of special use including such development allowances. erceptions to development
allowances or other relief as may be necessan• to allow the construction in tyo phases of
245 independent living residences, phis approximately 24 assisted living and 401ong-
term care residences.:tith underground parking for approrimately 249 vehicles. The
applicant asks for a planned development through a special use permit and development
allowances far a planned development relative to the following features affecting bulk
and density: height, location and placement of buildings, building lot coverage,
impervious surface con erage, number of d►+yelling units, and off-street parking and
loading to permit the construction of the proposed improvements on the subject property.
Public testimony in support of the project was completed. and cross-examination was initiated.
Refer to the transcript for the proceedings. Due to a lack of time, the matter was continued to the
regular meeting scheduled for September 1.1, 2005 at 7pm in the Civic Center.
A verbatim transcript of the proceedings of this Plan Commission case is on file with the Evanston Zoning
Division. The Zoning Division is located in Room 3700 of the Evanston Civic Center.
Evanston Plan Commission
Minutes - Auuust 10. 200-4
Paae Three
V. CO.NiNtiTTEE UPDATES k\D REPORTS
• Zoning Committee—.*%9ember Doetsch stated that the committee has been working
with staff on text for the Central Street BIa zoning issue, and the next step will be to
notice the public hearing. The committee also has begun discussing the issue of R1
districts next to tall buildings. He acknowledged the tremendous assistance provided
by Mr. Aherson and Ms. Jackson over the years and stated that Mr. Alterson will be
missed.
• Design Guidelines Committee --Member Woods stated that the committee discussed
turning the existing draft documents into guidelines. Staff are doing an internal
review of the documents, and a draft is anticipated in early fall. The final timeframe
is expected to be the end of the year.
• Economic Development Committee—Membcr Rebechini stated that at the last
meeting, the committee agreed to give sales tax relief to Autobarn so that they will
stay in Evanston.
• Community Development Committee —Member Rodgers stated that the application
for CDBG funds is now available and described the process and deadlines.
• Parking Committee —Member Raffel stated that due to construction on Main Street,
the committee is considering free parking on Saturdays. He thought if this is done for
Main Street, then it should be done for other parts of the city during construction.
• Neighborhood Planning Committee —No report.
• Planning & Development Committee —No report.
• Downtown Visioning —No report.
• Lighthouse Committee —No report.
• Place Names Committee —No report.
Vl. ADJOR;R`JiENT
The Plan Commission adjourned at t Ipm. The next regular meeting of the Plan Commission is
scheduled for Wednesday. Sevtember 14. 2005 at Ipm in the Civic Center. A special meeting of
the Plan Commission is scheduled for Wednesday. Sevtember 21, 2005 at Ipm in the Civic
Center.
Respectfully submitted,
Tracy NorfZeet
Planning Division
DRAFT — NOT ,APPROVED
MINUTES
EVANSTON PLAN COMMISSION
Wednesday. September 14, 2005 / 7:00 p.m.
Evanston Civic Center. Council Chambers
MEMBERS PRESENT..................................La%%Tence Widmayer (Chair), Douglas Doetsch,
........................................................................Lawrence RaffeI, Stuart Opdycke, James Woods
ASSOCIATE MEMBERS PRESENT ........... David Galloway
MEMBERS ABSENT ...................................Albert Hunter (Vice Chair), Sharon Bowie, Kenneth
........................................................................Rodgers, Alice Rebechini
ASSOCIATE MEMBERS ABSENT ...........Richard Cook, Steve Samson
STAFF PRESENT .........................................James Wolinski, Dennis Marino, Arlova Jackson,
........................................................................Ellen Szymanski, Tracy Norfleet
COURT REPORTER.....................................Denise Andras
I. CALL TO ORDER 1 DECLARATION OF QUORUM
Chair Widmayer determined that a quorum was present and began the meeting at 7:45pm.
II. APPROVAL OF MEETING MINUTES FROM AUGUST 10, 2005.
There being no changes, Member Doetsch motioned to approve the August 10, 2005 minutes.
Member Opdycke seconded. and the vote was unanimous.
III. DISCUSSION OF UPCOMING MEETINGS
Special meetings were scheduled for Wednesday. September 21 and Thursday, October 6. The
October regular meeting was rescheduled for Tuesday, October 11. All meetings will take place
at 7pm in the Civic Center.
IV. CONTINUATION OF PROPOSED PLANNED DEVELOPMENT PUBLIC
HEARING
ZPC 05-05 PD 422 Davis / 1615 Hinman (Mather Planned Develea rent)
An application by Mather Life Mays, an Illinois not for -profit corporation with offices at
1603 Orrington, suite 1800, Evanston, Illinois, property owner, for a Planned
Development for the property commonly known as 415 Davis, mapped within the R1,
Single Family District; 422 Davis and 1615 Hinman, mapped within the R6, General
Residential District. The applicant requests that the city grant a planned development as
a form of special use including such development allowances, exceptions to development
allowances or other relief as may be necessary to allow the construction in two phases of
Evanston PIan Commission
Minutes -- Senternber 14. 2005
Page Two
245 independent living residences, phis approviinatehy 24 assisted living and 40 long-
term care residences. with underground parking for approrirnarely 49 vehicles. The
applicant asps for a planned development through u special use perinir and development
allowances for a planned development relative to the follosving features affecting bulk -
and densin•: height, location and placement of buildings, building lot coverage,
impervious surface coverage, number of divelling units, and off-street parking and
loading to permit the constrztction of the proposed improvements on the subject property.
Members of the audience cross-examined the development team based on information presented
at previous meetings. There being no further questions, Chair Widmayer stated that he received
a request for a continuance from a neighbor, fir. David Rnnoids, to allow time to review
information presented and prepare testimony. The matter was continued to the special meeting
scheduled for October 6 at 7pm in the Civic Center. Refer to the transcript for the proceedings.
A verbatim transcript of the proceedings of this Plan Commission case is on file nvith the Evanston Zoning
Division. The Zoning Division is located in Room 37/00 of the Evanston Civic Center.
V. PROPOSED ZONING ORDINANCE MAP & TEXT AMENDMENT PUBLIC
HEARING
ZPC 05-07 M&T B1a District Re%iew
To consider amendments to Chapters 3, "Implementation and Administration, " 4,
"General Provisions, " 9. 'Business Districts; " 16, "Off -Street Parking and Loading; "
17, "Landscaping and Screening; " 18, "Definitions; " 7, "Zoning Districts and Map; "
and any other related sections of the Zoning Ordinance, to amend the test and/or map of
the Zoning Ordinance 1) establishing new zoning districts reducing the potential
maximum density and height of structures, dtivellings, and/or other uses; 2) consider and
amend where necessary lot and bulk regulations for said new zoning districts, and 3) to
remap all or parts of the following indicated areas from the B2 Business District into one
of said new zoning district or other appropriate :oning district or overlay district. The
properties that are the subject of potential map amendment recommendations by this
Plan Commission hearing consist of more or less all properties within the B2 Business
District along Central Street bounded by Bennett Avenue on the east and Marcy Avenue
on the nest. These properties, which include all intervening rights of way. are identifted
by the follou-ing street addre. ses: (A)anY Central Street address within the B? Business
District and between 2700 on the east and 3025 on the rest; and (B) any Central Park,
Hurd Lincolnwood, Reese, or Eiving addresses within the B2 Business District and
between 2530 on the south and 2630 on the north. 71te specific modifications which the
Plan Commission will consider include, without limitation, lot requirements, building
height, yard requirements. floor area ratio, use, number of allowed dtivellings, limitations
on gross floor area for a given use. and/or an amendment to the zoning map to place all
or parts of this area within an appropriate zoning district.
Continued without discussion to the special meeting scheduled for September 21 at 7pm in the
Chic Center.
Evanston Plan Commission
Minutes — Sentember 14. 2005 Paee Three
N*1. COMMITTEE UPDATES AND REPORTS
Due to a lack of time, no committee reports were provided.
I'Il. ADJOURNMENT
The Plan Commission adjourned at l 1:15pm. Special meetings have been scheduled for
W EDNESDAY. SEPTEMBER 21 and THURSDAY. OCTOBER 6. The October regular
meeting was rescheduled for TUESDAY. OCTOBER 11. All meetings will take place at 7pm in
the Civic Center.
Respectfully submitted,
Tracy Norlleet
Planning Division
DRAFT — NOT APPROVED
MINUTES
EVAN'STON PLAN COMMISSION
Tuesday, October 11, 2005 1 7:00 p.m.
Evanston Civic Center, Council Chambers
MEMBERS PRESENT..................................Lawrence Widmayer (Chair), Douglas Doetsch,
........................................................................Albert Hunter (Vice Chair), Alice Rebechini,
........................................................................Stuart Opdycke, James Woods
ASSOCIATE MEMBERS PRESENT ........... None
MEMBERS ABSENT ...................................Lawrence Raffel, Sharon Bowie, Kenneth Rodgers
ASSOCIATE MEMBERS ABSENT ...........David Galloway, Richard Cook, Steve Samson
STAFF PRESENT .........................................James Wolinski, Dennis Marino, Ellen Szymanski
COURT REPORTER.....................................Denise Andras
........... I ...... .�.....................
1. CALL TO ORDER / DECLARATION OF QUORUM
Chair Widmayer determined that a quorum was present and began the meeting at 8pm.
11. APPROVAL OF MEETING MINUTES FROM SEPTEMBER 14, 2005.
There being no changes, minutes from the September 14, 2005 meeting were approved.
III. PROPOSED PLANNED DEVELOPMENT PUBLIC HEARING
ZPC 03-14 PD 1100 Clark Street / 1719 Ridge Avenue (Sienna Courtl
The Plan Commission will review adjustments to the planned development for substantial
conformity with the approved development plan that the City authorized by Ordinance 5-
0-04. The Platt Commission in making such a determination would be approving the
proposed adjustments, as authorized in Section 6-3-6-12 (C). This matter concerns the
planned development the City granted to TR Ridge Partners, LLC on 2123104 for
redevelopment of the area within the Ol, Ojf ce District lying generally between Clark
Street on the north, Oak Avenue on the east, Church Street on the south, and Ridge
Avenue on the west. 77ie proposed adjustments include an increase in the number of
dwelling units from 237 to 256. Additionally, the applicant proposes to provide
approximately 365 off-street parking spaces whereas 372 spaces are required. If the
Plan Commission finds that the proposed adjustments are not in substantial conformity
with the final development plan, the Commission shall conduct a public hearing on the
proposal, make a recommendation regarding the changes, and fonvard the project to
City Council forjinal consideration.
Evanston Plan Commission
Minutes - October 11, 2005 Pate Two
Proposed changes to the previously approved planned development include eliminating 10 of the
17 proposed townhouses due to lack of market demand and replacing them with 20
condominiums. Each two store townhouse will be replaced by a condo on each floor, thereby
maintaining the facade of the development as proposed and approved in the initial planned
development. Modifications to the amount of parking also were discussed. The applicant
contended that this number of spaces was sufficient based on the number of excess spaces in
previous developments constructed by the developer and excess spaces in this development that
will not be needed by the office occupant. A third modification pertained to increasing the
median income permitted for buyers of the affordable units voluntarily set aside by the developer
(requested change is from 801/6 of median income to 100% of median income). The developer
has been unable to sell these units to people earning less than 80% of median income despite
significant marketing efforts by Housing Opportunities Development Corporation. Following
deliberation, the Plan Commission recommended approval by a vote of 5-1 to the City Council.
Refer to the transcript for the proceedings.
A verbatim transcript of the proceedings of this Plan Commission case Is on file with the Evanston Zoning
Division. The Zoning Division is located In Room 3700 of the Evanston Civic Center.
IV. CONTINUATION OF PROPOSED PLANNED DEVELOPMENT PUBLIC
HEARING
ZPC 05-05 PD 422 Davis / 1615 Hinman (Mather Planned Development)
An application by blather LifeWays, an Illinois not -for -profit corporation with ofces at
1603 Orrington, suite 1800. Evanston, Illinois, property owner, for a Planned
Development for the property- commonly known as 415 Davis, mapped within the Rl.
Single Family District; 422 Davis and 1615 Hinman, mapped within the R6, General
Residential District. 7"he applicant requests that the city grant a planned development as
a form ofspecial use including such development allowances, exceptions to development
allowances or other relief as may be necessary to allow the construction in two phases of
245 independent living residences, plus approximately 24 assisted living and 40long-
term care residences, with underground parking for approximately 249 vehicles. The
applicant asks for a planned development through a special use permit and development
allowances for a planned development relative to the following features affecting bulk
and density: height, location and placement of buildings, building lot coverage,
impervious surface coverage, number of dwelling units, and off-street parking and
loading to permit the construction of the proposed improvements on the subject property.
Following two hours of testimony, the hearing was continued to Wednesday, October 26, 2005 at
8pm in the Civic Center. Refer to the transcript for the proceedings.
A verbatim transcript of the proceedings of this Plan Commission case is on flle with the Evanston Zoning
Division. The Zoning Division is located in Room 3700 of the Evanston Civic Center.
Evanston Plan Commission
Minutes— October IL 2005
Page Three
V. PROPOSED ZONING ORDLtiAINCE MAP & TEXT AMENDhIENT PUBLIC
HEARING
ZPC 05-07 'M&T Bl a District Review
To consider amendments to Chapters 3, "Implementation and Administration;'* 4,
"General Provisions, " 9, "Business Districts; " 16, "Off -Street Parking and Loading; "
17, "Landscaping and Screening; " 18, "Definitions; " 7, "Zoning Districts and Map; "
and afar other related sections of the Zoning Ordinance, to amend the tent and/or map of
the Zoning Ordinance 1) establishing new zoning districts reducing the potential
marimunt density and height of structures, dwellings, and/or other uses; 2) consider and
amend where necessary lot and bulk regulations for said new zoning districts, and 3) to
remap all or parts of the following indicated areas from the B2 Business District into one
of said ne►v zoning district or other appropriate zoning district or overlay district. The
properties that are the subject of potential map amendment recommendations by this
Plan Commission hearing consist of, more or less all properties within the B2 Business
District along Central Street bounded by Bennett Avenue on the east and Marcy Avenue
on the west. These properties, which include all intervening rights of way, are identified
by the following street addresses. (A)any Central Street address within the B2 Business
District and benveen 1700 on the east and 3025 on the ►nest; and (B) any Central Park,
Hurd, Lincolnwood, Reese, or Eking addresses within the B2 Business District and
bens,een 2530 on the south and 2630 on the north. The specific modifications which the
Plan Commission will consider include, ► without limitation, lot requirements, building
height, yard requirements, floor area ratio, use, number of allowed dwellings, limitations
on gross floor area jar a given use, and/or an amendment to the zoning map to place all
or parts of this area within an appropriate zoning district.
Continued without discussion to the regular meeting scheduled for November 9 at 7pm in the
Civic Center.
VI. PROPOSED PLANNED DEVELOPMENT PUBLIC HEARING
ZPC 05-08 PD 1881 Oak (Vacant Lot Immediatelv West of 1890 Maple Avenue)
An application by Robert King, oBlo Carroll Properties, Inc. contract purchaser, with
permission from 1881 Oak, LLC. property owner, for a Planned Development. The
subject property, commonly known as 1881 Oak, is presently located within the RP
Research Park Zoning District. The applicant requests that the City grant a planned
development as a form of special use permit including such development allowances,
exceptions to development allowances, and other relief as may be necessary to allow
redevelopment of 1881 Oak for a mLred-use development with accessory parking.
Generally, the applicant proposes to construct a new stniclure at 1881 Oak to develop a
multi family residential building with the following characteristics: approximately 175
dwelling units; approximately 7, 000 square feet of retaillcommercial space; a defined
gross floor area (excluding parking loading, storage, mechanicals, and uses accessory to
the building) of approximately 297.414 square feet, resulting in a floor area ratio of
about 9.89: a maximum defined building height of approximately 210 feet; and
Evanston Plan Commission
Minutes - October 1 l . 2005
Paee Four
approximately 175 aff =street parir ng spaces enclosed u4ihin the building. The applicant
is requesting special use approval. development allowances. and exceptions to
development allowances for the follouing regulatory concerns: special use far a planned
development; building lot coverage. number of dwelling units; floor area ratio, height;
setback; off-street parking requirements; and off-street loading requirements including
number of berths and clearance height.
Continued at the request of the applicant to the regular meeting scheduled for November 9 at
7pm in the Civic Center.
VIL COMNIITTEE UPDATES AND REPORTS
Due to a lack of time, no committer reports were provided.
VIII. ADJOURNNIENT
The Plan Commission adjourned at 11:15pm. A special meeting of the Plan Commission is
scheduled for WEDNESDAY. OCTOBER 26, 2005 at 7pm in the Civic Center. The next
regular meeting of the Plan Commission is scheduled for WEDNESDAY, NOVEMBER 9, 2005
at 7pm in the Civic Center.
Respectfully submitted,
Tracy Norflcet
Planning Division
DRAFT — NOT APPROVED
MINCTES
E'%'A:`STON PLAIN CUNWMISSION
Wednesday, October 26, 2005 r 8:00 p.m.
Evanston Civic Center, Council Chambers
MEMBERS PRESENT..................................LawTence «tdmayer (Chair), Douglas Doetsch,
__..... _............................................................. Alice Rebechini, Stuart Opdycke, James Woods,
_......................................................................Lawrence RafTel, Sharon Bowie
ASSOCIATE MEMBERS PRESENT ........... Steve Samson
INfEMBERS ABSENT ...................................Kenneth Rodgers, Albert Hunter (Vice Chair)
ASSOCIATE MEMBERS ABSENT ...........David Galloway. Richard Cook
STAFF PRESENT.........................................James Wolinsld, Ellen Szymanski, Arlova Jackson,
_......................................................................Tracy Norfleet
COURT REPORTER.....................................Denise Andras
L CALL TO ORDER I DECLARATION OF QUORUM
Chair Widmayer determined that a quorum was present and began the meeting at 8pm.
H. APPROVAL OF MEETING AIINUTES FROM OCTOBER 26, 2005.
There being no changes to the October 26 minutes, Member Opdycke motioned approval,
Member Rebechini seconded, and the vote w•as unanimous.
III. CONTINUATION OF PROPOSED PLANNED DEVELOPMENT PUBLIC
HEARING
ZPC 05-05 PD 422 Davis 1 1615 Hinman (Slather Planned Development)
An application by ,%lather Life11'ays. an Illinois not for profit corporation with offices at
160.1 Orrington, suite 1$00. Evanston, Illinois. property owner, for a Planned
Development for the property• commonly known as 415 Davis, mapped within the R1.
Single Family District: -122 Davis and 1615 Hinman, mapped within the R6, General
Residential District. The applicant requests that the city- grant a planned development as
a form of special use including such development allowances, exceptions to development
allowances or other relief as may be necessan• to allow the construction in two phases of
245 independent living residences, plus approximately 14 assisted living and 40 long-
term care residences. with underground parking for approximately 249 vehicles. The
applicant asks for a planned development through a special use permit and development
allon-ances for a planned development relative to the following features affecting bulk
Evanston Plan Commission
Minutes — October 26. 2005
Paae Two
and densiti-: height, location: and placement of buildings, building lot coverage,
impen-ions surface coverage. number of &s-elling units, and off-street parking and
loading to permit the constrzection of the proposed improvements on the subject properti.
Mr. David Reynolds provided further information on his testimony from the last meeting.
Testimony in opposition to the proposed planned development then resumed (it was continued
from the last meeting) and will continue at the next meeting. Due to time constraints, the matter
was continued to the next regular meeting scheduled for Wednesday, November 9 at 7pm in the
Civic Center. Refer to the transcript for the proceedings.
A verbatim transcript of the proceedings of this Plan Commission case is on file with the Evanston Zoning
Di+fslon. The Zoning Division is located in Room 3700 of the Evanston Civle Center.
IV. COMMITTEE UPDATES AND REPORTS
Due to a lack of time, no committee reports were provided.
V. ADJOURNMENT
The next regular meeting of the Plan Commission is scheduled for WEDNESDAY,
NOVEMBER 9.2005 at 7pm in the Civic Center.
Respectfully submitted,
Tracy Norfleet
Planning Division
DRAFT — NOT APPROVED
:1IINUTES
EVANSTON PLAN COWNIISSION
Wednesday, November 9, 2005 / 8:00 p.m.
Evanston Civic Center, Council Chambers
MEMBERS PRESENT..................................Lawrence Widmayer (Chair), Douglas Doetsch,
........................................................................ mbert Hunter (Vice Chair), Stuart Opdycke, James
........................................................................Woods, Sharon Bowie
ASSOCIATE MEMBERS PRESENT ........... David Galloway, Steve Samson
MEMBERS ABSENT ...................................Alice Rebechini, Lawrence Raffel, Kenneth
........................................................................Rodgers
ASSOCIATE MEMBERS ABSENT ...........Richard Cook
STAFF PRESENT........................................James Wolinski, Arlova Jackson, Dennis Marino,
........................................................................Ellen Szymanski, Tracy Norfleet
COURT REPORTER....................................Denise Andras
1. CALL TO ORDER / DECLARATION OF QUORUM
Chair Widmayer determined that a quorum was present and began the meeting at 8pm.
11. APPROVAL OF MEETING MINUTES FROM OCTOBER 26, 2005.
There being no changes to the October 26 minutes, Member Doetsch motioned approval,
Member Woods seconded, and the vote was unanimous.
III. PROPOSED ZONING ORDINANCE MAP & TEXT AMENDMENT PUBLIC
HEARING
ZPC 05-07 M&T B1a District Review
To consider amendments to Chapters 3. "Implementation and Administration; " 4,
"General Provisions. " 9, "Business Districts; " 16, "Off -Street Parking and Loading; "
17. "Landscaping and Screening; " 18. "Definitions; " 7, "Zoning Districts and Map; "
and any other related sections of the Zoning Ordinance, to amend the text and/or map of
the Zoning Ordinance 1) establishing new zoning districts reducing the potential
maximum density and height of structures, dwellings, and/or other uses; 2) consider and
amend where necessary lot and bulk regulations for said new zoning districts, and 3) to
remap all or parts of the follou7ng indicated areas from the B2 Business District into one
of said new zoning district or other appropriate zoning district or overlay district. The
properties that are the subject of potential map amendment recommendations by this
Plan Commission hearing consist of, more or less all properties within the B2 Business
Evanston Plan Commission
Minutes — November 9. 2005
Paee Two
District along Central Street bounded by Bennett Avenue on the east and Marcy Avenue
on the crest. These properties, which include all intervening rights of wa'v. are identified
by the following street addresses: (A) am Central Street address within the B2 Business
District and between 2700 on the east and 3023 on the west; and (B) any Central Parr
Hurd, Lincolnwood, Reese, or Eiving addresses ivithin the B2 Business District and
between 2530 on the south and 2630 on the north. 77:e spec f c modifications which the
Plan Commission will consider include, without limitation, lot requirements, building
height, yard requirements, floor area ratio, use, number of allowed dwellings, limitations
on gross floor area for a given use, andlor an amendment to the zoning map to place all
or parts of this area within an appropriate zoning district.
Draft documents produced by staff and the report from a recent community meeting regarding
the westernmost B2 district on Central Street were discussed. Testimony was taken, and the Plan
Commission deliberated. Member Doetsch motioned to adopt the text amendment, Member
Bowie seconded, and the vote was unanimous. Member Doetsch motioned to adopt the map
amendment, Member Woods seconded, and the vote was unanimous. Findings and standards
were read into the record.
A verbatim transcript of the proceedings of this Plan Commission case Is on file with the Evanston Zoning
Divisiox The Zoning Division is located in Room 3700 of the Evanston Civic Center.
IV. CONTINUATION OF PROPOSED PLANNED DEVELOPMENT PUBLIC
HEARING
ZPC 05-05 PD 422 Davis / 1615 Hinman (1llather Planned Develonmentl
An application by blather Life Ways, an 111inois not -for -profit corporation with offices at
1603 Orrington, suite 1800, Evanston, Illinois, property owner, for a Planned
Development for the property commonly known as 415 Davis, mapped within the RI,
Single Family District; 422 Davis and 1615 Hinman, mapped within the R6, General
Residential District. The applicant requests that the city grant a planned development as
a form of special use including such development allowances, exceptions to development
allowances or other relief as may be necessary to allow the construction in two phases of
245 independent living residences, plus approximately 14 assisted living and 40 long-
term care residences, with underground parking far approximately 149 vehicles. The
applicant asks for a planned development through a special use permit and development
allowances for a planned development relative to the following features affecting bulk
and density: height, location and placement of buildings, building lot coverage,
impervious surface coverage, number of dwelling units, and off-street parking and
loading to permit the construction of the proposed improvements on the subject property.
Member Hunter remained recused from this hearing. Testimony in opposition to the project
resumed, followed by cross examination. Rebuttal was initiated, at which time an alternate
proposal pertaining to setbacks on Davis was introduced. Members requested material samples,
views of Davis showing the revised setbacks, and information on impacts to existing trees. Due
Evanston Plan Commission
Minutes — November 9.2005
Pase Three
to a loss of a quorum, the matter was continued to the special meeting scheduled for Wednesday,
December 7, 2005 at 7pm in the Civic Center.
A irrbatim transcript of the proceedings of this Plan Commission case is on file wfth the Evanston Zoning
D1s*1on. The Zoning Division is located In Room 3 700 of theEvanston Civic Center.
V. PROPOSED PLANNED DEVELOPMENT PUBLIC HEARING
ZPC 05-02-PD 645 Custer Avenue
The Plan Commission will review adjustments to the planned development jar substantial
conformity with the approved development plan that the City authorised by Ordinance
83-0-05. The Plan Commission in making such a determination would be approving the
proposed adjustments, as authori ed in Section 6-3-6-12 (Q. 77tis matter concerns the
planned development the City- granted to Clearwater, LLC on 7125105 for redevelopment
of the subject property at 645 Custer located within the MU, Transitional Manufacturing
District. 77ie proposed adjustments include an increase in building height from 54'to S6'
for the multi family building and from 43 7 " to 457 "for the townhouses. If the Plan
Commission finds that the proposed adjustments are not in substantial conformity with
the final development plan, the Commission shall review the request in accordance with
the procedures set forth in Section 6-3-6-8.
Item withdrawn at the request of applicant; hearing closed.
VI. PROPOSED PLANNED DEVELOPMENT PUBLIC HEARING
ZPC M09 PD&M 2100 Greenwood
An application by 2100 Greenwood Lofts, LLC, property owner, for a Map Amendment
and a Planned Development. The applicant is the owner of the property commonly
known as 2100 Greenwood, presently located within the 12 General Industrial Zoning
District. The applicant requests that the City remove the subject property from the 12
General Industrial District and place it wholly within the MU Transitional
Manufacturing District. The applicant also requests that the City grant a planned
development as a form ofspecial use permit including such development allowances,
exceptions to development allowances, and other relief as may be necessary to allow
redevelopment of 2100 Greenwood for multi family residential with accessoryparking.
Generally, the applicant proposes to renovate the existing structure at 2100 Greenwood
to develop a multi family residential building with the following characteristics: a)
approximately 26 live -work loft condominium units; b) a defined gross floor area
(excluding parking loading, storage, mechanicals, and uses accessory to the building) of
approximately 46,131 square feet, resulting in a floor area ratio of about 0.84; c) a
maximum defined building height of approximately 45 feet; and d) approximately 32 off-
street parking spaces enclosed within the building and one open off-street parking space.
Continued without discussion to a special meeting of the Plan Commission scheduled for
Wednesday, December 7, 2005 at 7pm in the Civic Center.
Evanston Plan Commission
Minutes — November 9. 2005
Paee Four
'%1I. PROPOSED PLANNED DENTLOP4fENT PUBLIC HEARING
ZPC 05-10 PD 1708-1710 Darrow/1801-1805 Church
An application ky Housing Opportunin, Development Corporation, property owner of
1708-1710 Darrow and contract purchaser of 1801-1805 Church, for a Planned
Development.for the properly commonly known as 1708-1710 Darrow•11801-180S
Church, presently located within the B2 Business District. The applicant requests that
the Cin, grant a planned development as a form ofspecial use permit including such
development allowances, exceptions to development allowances, and other relief as may
be necessan• to allow redevelopment of 1708-1710 Darrow '1801-1805 Church with a
mixed -use building with ground floor office and community space, multi family
residential uses, and accesson, parking. Generally, the applicant proposes to construct a
four-story multi family residential building with the following characteristics: a)
approximately 27 affordable housing units; b) a defined gross floor area (excluding
parking loading, storage, mechanicals, and uses accessory to the building) of
approximately 40,167 square feet, resulting in a floor area ratio of about 2.4; c) a
maximum defined building height of approximately 45 feet; and d) approximately 19 off-
street parking spaces enclosed within the building and 11 open off-street parking spaces.
Continued without discussion to a special meeting of the Plan Commission scheduled for
Wednesday, December 7, 2005 at 7pm in the Civic Center.
VIII. PROPOSED PLANNED DEVELOPMENT PUBLIC HEARING
ZPC 05-08 PD 1881 Oak (Vacant Lot Immediately West or 1890 Maple Avenue)
An application by Robert King, o/blo Carroll Properties, Inc. contract purchaser, with
permission from 1881 Oak, LLC, property owner, for a Planned Development. The
subject property, commonly known as 1881 Oak is presendy located within the RP
Research Park Zoning District. The applicant requests that the City grant a planned
development as a form of special use permit including such development allowances,
exceptions to development allowances, and other relief as mm- be necessary to allow
redevelopment of 1881 Oak for a mered-use development with accessory parking.
Generally, the applicant proposes to construct a new structure at 1881 Oak to develop a
multi family residential building with the following characteristics: approximately 175
dwelling units; approximately 7,000 square feet of retail/commercial space; a defined
gross floor area (excluding parking loading, storage, mechanicals, and uses accessory to
the building) of approximately 297.414 square feet, resulting in a floor area ratio of
about 9.89, a maximum defined building height of approximately 210 feet; and
approximately 175 off-street parking spaces enclosed within the building. The applicant
is requesting special use approval, development allowances, and exceptions to
development allowances for the following regulatory concerns: special use for a planned
development; building lot coverage; number of dwelling units; floor area ratio; height,
setback; off-street parking requirements; and off-street loading requirements including
number of berths and clearance height.
Evanston Plan Commission
Minutes — November 9. 2005
Page Five
Continued without discussion to the regular meeting of the Plan Commission scheduled for
Wednesday, December 14, 2005 at 7pm in the Civic Center.
1X. COMMITTEE UPDATES AND REPORTS
Due to loss of a quorum, no committee reports were provided.
X. ADJOURNMENT
The Plan Commission adjourned at 10:30pm due to loss of a quorum.
A special meeting of the Plan Commission is scheduled for WEDNESDAY. DECEMBER 7,
2005 at 7pm in the Civic Center. The next regular meeting of the Plan Commission is scheduled
for WEDNESDAY. DECEMBER 14.2005 at 7pm in the Civic Center.
Respectfully submitted,
Tracy Norileet
Planning Division
DRAFT - NOT APPROVED
MIN'U TES
EVANSTON PLAN CONE EWSSION
Wednesday, Dezember 7, 200517:00 p.m.
Evanston Civic Center, Council Chambers
MEMBERS PRESENT..................................Lawrence Widmayer (Chair), Albert Hunter (Vice
........................................................................Chair), Stuart Opdycke, James Woods, Alice
....... .... .......... ................................................... Rebechini, Lawrence Raffel
ASSOCIATE MEMBERS PRESENT ........... David Galloway, Steve Samson
MEMBERS ABSENT ...................................Sharon Bowie, Douglas Doetsch, Kenneth Rodgers
ASSOCIATE MEMBERS ABSENT ...........Richard Cook
STAFF PRESENT .........................................James Wolinski, Arlova Jackson, Dennis Marino,
........................................................................Ellen Szymanski, Tracy Norfleet
COURT REPORTER.....................................Laura Bernar
I. CALL TO ORDER 1 DECLARATION OF QUORUM
Chair Widmayer determined that a quorum was present and began the meeting at 7:20pm.
II. APPROVAL OF MEETING MINUTES FROM NOVEMBER 9, 2005.
There being no changes to the November 9 minutes, Member Opdycke motioned approval,
Member Woods seconded, and the vote was unanimous.
III. SCHEDULING OF EXECUTIVE COMMITTEE MEETING AND DISCUSSION
OF 2006 SCHEDULE FOR REGULAR MEETINGS
The Executive Committee of the Plan Commission will meet Monday. December 12. 2005 at
8am in Room 3650 of the Civic Center. The 2006 schedule for regular meetings was approved.
IV. DISCUSSION OF PLAN COMMISSION RULES
Ms. Norfleet distributed copies of the proposed revisions to the Plan Commission rules. Ms.
Szymanski summarized the proposed changes for public hearing notice requirements, public
hearing procedures, Plan Commission recommendations, and procedures for amending the rules.
To give time for Members to review the proposed changes, the matter was continued to the
regular meeting scheduled for Wednesday, December 14, 2005 at 7pm in the Civic Center,
Evanston Plan Commission
Minutes — December 7.2005
Pane Two
V. PROPOSED PLANNED DEVELOPAIEN"T PUBLIC HEARING
ZPC 05-09 PD&hI 2100 Greenwood
An application by 2100 Greenwood Lofts, LLC, property- owner, for a R1ap Amendment
and a Planned Development. The applicant is the owner of the property commonly
known as 2100 Greenwood, presently located within the 12 General Industrial Zoning
District. The applicant requests that the City remove the subject propertyfrom the 12
General Industrial District and place it wholly within the dfU Transitional
Manufacturing District. The applicant also requests that the City grant a planned
development as a form of special use permit including such development allowances,
exceptions to development allowances, and other relief as may be necessary to allow
redevelopment of 2100 Greenwood far multi family residential with accessory parking.
Generally, the applicant proposes to renovate the existing structure at 2100 Greenwood
to develop a multi family residential building with the following characteristics; a)
approximately 26 live -work loft condominium units; b) a defined gross floor area
(excluding parking loading, storage, mechanicals, and uses accessory to the building) of
approximately 46,131 square feet, resulting in a floor area ratio of about 0.84; c) a
maximum defined building height of approximately 45 feet; and d) approximately 32 off-
street parking spaces enclosed u thin the building and one open off-street parking space.
The applicant began the presentation of the proposed planned development, which is an adaptive
reuse of an industrial building to liveiwork units with a goat of LEED-silver certification. Refer
to the transcript for the proceedings. Continued due to a lack of time to the regular meeting
scheduled for Wednesday, December 14, 2005 at 7pm in the Civic Center.
A verbatim trcnsaiipt of the proceedings of this Plan Commission case is on file with the Evanston Zoning
DhWom The Zoxtng Division is located In Room 3700 of the Evanston Civic Center.
VI. CONTINUATION OF PROPOSED PLANNED DEVELOPMENT PUBLIC
HEARING
ZPC 05-05 PD 422 Davis 11615 Hinman (Mather Planned DeveIoament)
An application by Mather Life Ways, an Illinois not for profit corporation with offices at
1603 OOrrington, suite 1800, Etumton, Illinois, property owner, for a Planned
Development for the property commonly known as 415 Davis, mapped within the Rl,
Single Family District; 422 Dmis and 1615 Hinman, mapped within the R6, General
Residential District. The applicant requests that the city grant a planned development as
a form of special use including such development allowances, exceptions to development
allowances or other relief as nun, be necessary to allow the construction in two phases of
245 independent living residences, plus approximately 14 assisted living and 40 long-
term care residences, with underground parking for approximately 249 vehicles. The
applicant asks far a planned development through a special use permit and development
allowances for a planned development relative to the following features affecting bulk
and density; height, location and placement of buildings, building lot coverage,
impervious surface coverage, number of dwelling units, and off-street parking and
loading to permit the construction of the proposed improvements on the subject property.
Evanston Plan Commission
Minutes — December 7. 2005 Pam Three
Member Hunter remained recused. Mr. Jim Curtain, architect, presented a series of photo mock-
ups comparing views of the original and alternate proposals in winter and summer. He also
presented building material samples and ans--vered questions from the public and Plan
Commission members. There being no fiuzher questions, summaries/closing statements were
given by Mr. David Reifman, attorney for the applicant, and by two members representing the
opposition (Mr. Tom Conley and fir. Da%id Reynolds). The Plan Commission then deliberated.
Member Woods motioned to recommend approval of the revised site plan with the following
conditions: 1) the property remains on the tax rolls and 2) a covenant or some other legal means
is established to keep and maintain the open space. Member Raffel seconded. Member
Rebechini suggested an amendment that the north building be set back an additional 5' from
Davis. Member Woods accepted the amendment. The motion as amended passed unanimously
(5-0). Refer to the transcript for the proceedings.
A verbatim transcript of theproceedings of this Platy Commission caw is on file with the .Ewnston Zoning
Division. The Zoning Dlvislon is located in Room 3700 of the Evanston Civic Center.
VD. PROPOSED PLANNED DEtiELOPINIENT PUBLIC HEARING
ZPC 05-10 PD 1708-1710 Darrow-/1801-1805 Church
An application by Housing Opportunin- Development Corporation, property owner of
1708-1710 Darrow and contract purchaser of 1801-1805 Church, for a Planned
Development for the propet7y commonly known as 1708-1710 Darrowll801-1805
Church, presently located within the B_ Business District. The applicant requests that
the Ci y grant a planned development as a form of special use permit including such
development allowances, exceptions to development allowances, and other relief as may
be necessary to allow redevelopment of 1708-1710 Darrow11801-1805 Church with a
mixed -use building with ground floor of}tce and community space, multi family
residential uses, and accessory parking_ Generally, the applicant proposes to construct a
four-story multi family residential building svith the following characteristics: a)
approximately 27 affordable housing units: b) a defined gross floor area (excluding
parking loading, storage, mechanicals. and uses accessory to the building) of
approximately 40,167 square feet, resulting in a floor area ratio of about 2.4; c) a
maximum defined building height of approximately 45 feet; and d) approximately 19 off-
street parking spaces enclosed within the building and II open off-street parking spaces.
Continued without discussion to the regular meeting of the Plan Commission scheduled for
Wednesday, December 14, 2005 at 7pm in the Ci%ic Center.
VIII. COMMITTEE UPDATES AND REPORTS
Due to lack of time, no committee reports were provided.
DL ADJOURNMENT
The Plan Commission adjourned at midnight.
Evanston Plan Commission
Minutes — December 7.2005
The next regular meeting of the Plan Commission is scheduled for WEDNESDAY.
DECEMBER 14.2005 at 7pm in the Civic Center.
Respectfully submitted,
Tracy Norflect
Planning Division
PaEre Four
DRAFT — NOT APPROVED
NU UTES
EVANSTON PLAN COMNIISSION
Wednesday, December 14, 2005 / 7:00 p.m.
Evanston Civic Center, Council Chambers
MEMBERS PRESENT..................................La%Tence Widmayer (Chair), Albert Hunter (Vice
........................................................................Chair), Stuart Opdycke, James Woods, Kenneth
........................................................................Rodgers, Sharon Bowie
ASSOCIATE MEMBERS PRESENT ........... Da-1d Galloway, Steve Samson
MEMBERS ABSENT ...................................Douglas Doetsch, Alice Rebechini, Lawrence
........................................................................Raf el
ASSOCIATE MEMBERS ABSENT ...........None
STAFF PRESENT .........................................James Wolinski, Arlova Jackson, Dennis Marino,
........................................................................Ellen Szymanski, Tracy Norfleet
COURT REPORTER....................................Laura Bernar
I. CALL TO ORDER I DECLARATION OF QUORUM
Chair Widmayer determined that a quorum was present and began the meeting at 7:20pm.
U. APPROVAL OF MEETING MINUTES FROM DECEMBER 7, 2005.
There being no changes to the November 9 minutes, Member Opdycke motioned approval,
Member Hunter seconded, and the vote was unanimous.
III. REPORT ON DECEMBER 12 EXECUTIVE COMMT'I'EE MEETING
Chair Widmayer summarized the 2006 recommendations from the Executive Committee.
Member Hunter was nominated as the Chair, Member Woods was nominated as the Vice Chair,
and both were approved by the Commission. 'Membership in new/existing committees will be:
• Rules (new): Doetsch (Chair) and Opdycke (staff: Ms. Szymanski and Ms. Norfleet)
• Downtown Plan (new): Widmayer (Chair), Galloway, Woods (staff: Ms. Norfleet)
• Nei¢hborhood (existing): Hunter (Chair), Bowie, Raffel (staff Ms. Guderley).
• Zonin (existing): Doetsch (Chair), Widmayer, Woods, Opdycke and Samson (staff.
Ms. Jackson).
• Design Guidelines (existing): The committee will remain in place with Member Woods
as the Chair until the Design Guidelines are passed by the Plan Commission and City
Council.
Evanston Plan Commission
Minutes December 14, 2005
Page Two
Liaisons to Other Committees:
o Community Development Committee —Member Rodgers (second term expires
May 2006, after which Sharon Bowie will be the liaison).
o Economic Development Committee —Member Rebechini.
o Planning & Development Committee ---Member Hunter.
o Parking Committee —Member Raffel.
o Downtown Visioning —Chair Widmayer and Member Doetsch.
o Place Names —Member Bowie.
Member Woods motioned approval of the December 12 Executive Committee minutes, Member
Rodgers seconded, and the vote was unanimous. Member Hunter thanked Chair Widmayer for
his service as Plan Commission Chair.
IV. DISCUSSION OF PLAN COMMISSION RULES
Ms. Szymanski summarized the proposed revisions. Following discussion, Member Woods
motioned to approve the revised rules, Member Rodgers seconded, and the vote was unanimous.
V. DISCUSSION OF DESIGN GUIDELINES
Member Woods, Chair of the Design Guidelines Committee, provided an overview of the draft
design guidelines. W. Galloway acknowledged the contributions of past Plan Commission
members and staff. Following discussion, Member Bowie motioned approval, Member Hunter
seconded, and the vote was unanimous.
VI. CONTINUATION OF PROPOSED PLANNED DEVELOPMENT PUBLIC
HEARING
ZPC 05-09 PD&M 2100 Greenwood
An application bil 2100 Greenwood Lofis. LLC, property owner, for a Map Amendment
and a Planned Development. The applicant is the owner of the property commonly
known as 2100 Greenwood, presentls, located n thin the 12 General Industrial Zoning
District. The applicant requests that the Cin. remove the subject propertyfrom the 12
General Industrial District and place it it -holly within the MU Transitional
Manufacturing District. The applicant also requests that the City grant a planned
development as a form of special use permit including such development allowances,
exceptions to development allowances, and other relief as may be necessary to allow
redevelopment of 2100 Greenwood for multi family residential with accessory parking.
Generally, the applicant proposes to renovate the existing structure at 2100 Greenwood
to develop a multi family residential building with the following characteristics: a)
approximately 26 live -work loft condominium units; b) a defined gross floor area
(excluding parking loading, storage, mechanicals, and uses accessory to the building) of
approximately 46,131 square feet, resulting in a floor area ratio of about 0.84; c) a
maximum defined building height of approximately 45 feet; and d) approximately 32 off-
street parking spaces enclosed within the building and one open off-street parking space.
Evanston Plan Commission
Minutes — December 14. 2005
Page Three
At the last meeting, the applicant began the presentation of the proposed planned development,
which is an adaptive reuse of an industrial building to live.,work- units with a goal of LEER -silver
certification. At this meeting, the presentation resumed., followed by cross-examination,
testimony in support of the project, opposing testimony, rebuttal, summation by the applicant and
the opposition, and deliberation by the Plan Commission. Member Woods motioned to
recommend approval and read into the record the findings and standards. Member Rodgers
seconded, and the vote was unanimous. Refer to the transcript for the proceedings.
A verbatim transcript of the proceedings of this Plan Camnrk on case Is onfle with the Emnston .Zoning
Division. The Zoning Divislan is located in Room 3700 of the Emnston Curie Center.
V19. PROPOSED PLANNED DEVELOPAMN-T PUBLIC HEARING
ZPC 05-10 PD 1708-171 o Darrow/1801-I805 Church
An application by Housing Opportunity Development Corporation, property owner of
1708-1710 Darrow and contract purchaser of 1801-1805 Church, for a Planned
Development far the property commonly known as 1708-1710 Darrow/1801-1805
Church, presently located within the B2 Business District. The applicant requests that
the City grant a planned development as a form of special use permit including such
development allowances, exceptions to development allowances, and other relief as may
be necessary to allow redevelopment of 1708-1710 DarroW1801-1805 Church with a
mixed -use buildingKith ground floor office and community space, multi family
residential uses, and accessory parking. Generally; the applicant proposes to construct a
four-story multi family residential building Kith the following characteristics: a)
approximately 27 affordable housing units; b) a defined gross floor area (excluding
parking loading, storage, mechanicals, and uses accessory to the building) of
approximately 40,167 square feet, resulting in a floor area ratio of about 2.4: c) a
maximum defined building height of approximately 45 feet; and d) approximately 19 off-
street parking spaces enclosed within the building and 11 open off-street parking spaces.
Continued without discussion to the regular meeting of the Plan Commission schedulers for
Wednesday, January 11, 2006 at 7pm in the Civic Center.
VIiI, PROPOSED PLANNED DEVELOPMENT PUBLIC HEARING
ZPC 05-08 PD 1881 Oak (Vacant Lot Immediately West of 1890 Maple Avenue)
An application by Robert King, o/b/o Carroll Properties, Inc. contract purchaser, with
permission from 1881 Oak, LLC, propert►• ownm for a Planned Development. The
subject property, commonly known as 1861 Oak, is presently located within the RP
Research Park Zoning District. The applicant requests that the City grant a planned
development as a form ofspecial use permit including such development allowances,
exceptions to development allowances, and other relief as may be necessary to allow
redevelopment of 1881 Oak for a mixed -use development with accessory parking.
Generally, the applicant proposes to construct a new structure at 1881 Oak to develop a
multi family residential building with the following characteristics: approximately 175
dwelling units; approximately 7, 000 square feet of retail/commercial space; a defined
Evanston Plan Commission
Minutes — December 14. 2005
Paee Four
gross floor area (excluding parking loading, storage, mechanicals, and uses accessory to
the building) of approximately 297,414 square feet, resulting in a floor area ratio of
about 9.89. a maximum defined building height of approximately 210feet; and
approximately 175 off-street parking spaces enclosed within the building. The applicant
is requesting special use approval, development allowances, and exceptions to
development allowances for thefollotiting regulatory concerns: special use for a planned
development; building lot coverage; number of dwelling units; floor area ratio; height,
setback; off-street parking requirements; and off-street loading requirements including
number of berths and clearance height.
Continued without discussion to the regular meeting of the Plan Commission scheduled for
Wednesday, January 11, 2006 at 7pm in the Civic Center.
M PROPOSED PLANNED DEVELOPMENT PUBLIC HEARING
ZPC 05-11-PD&M 1613 Church Street
An application by Church Street Village, LLCfor a Map Amendment and a Planned
Development. The applicant is the ou-ner of the property commonly known as 1613
Church, presently located within the 12 General Industrial Zoning District. The
applicant requests that the City remove the subject property from the 12 General
Industrial District and place it wholly within the R5 General Residential District. The
applicant also requests that the City grant a planned development as a form of special
use permit including such development allowances, exceptions to development
allowances, and other relief as may be necessary to allow redevelopment of 1613 Church
for single-family attached residential units with accessory parking. Generally, the
project proposed by Church Street Village, LLC will have the following characteristics:
forty-two (42) single-family attached dwelling units, approximately 82 off-street parking
spaces, and setbacks. The proposal as laid out provides Surds or setbacks as follox s:
approximately 7 jeer from the front property, line (Church); approximately 3 feet from the
west property line; approximately 3 feet from the east properly line; and approximately 5
feet from the rear property line. The applicant is requesting special use approval,
development allowances, and exceptions to development allowances for the following
regulatory concerns: land use, impervious surface, lot width, yards, fence location, and
parking geometry.
Continued without discussion to the regular meeting of the Plan Commission scheduled for
Wednesday, January 11, 2006 at 7pm in the Civic Center.
X. COM 1ITTEE UPDATES ARID REPORTS
• Community Development Committee: Member Rodgers stated that the Committee has
approved its budget and voted on projects.
• No other committee reports were provided.
Evanston Plan Commission
Minutes - nrcember 14. 2005 Paee Five,
M. ADJOURNMiEti T
The Plan Commission adjoumed at 10:45pm.
The next regular meeting of the PIan Commission is scheduled for Wednesday. Ianuary 11 at
7pm in the Civic Center.
Respectfully submitted,
Tracy Norfleet
Planning Division