HomeMy WebLinkAbout033-O-23 Granting a Special Use Permit for an Apartment Hotel located at 1555 Oak Avenue, in the R6 Residential District03/13/2023
04/14/2023
04/28/2023
05/12/2023
33-O-23
AN ORDINANCE
Granting a Special Use Permit for an Apartment Hotel located at 1555
Oak Avenue, in the R6 Residential District
WHEREAS, the City of Evanston is a home-rule municipality pursuant to
Article VII of the Illinois Constitution of 1970; and
WHEREAS, as a home rule unit of government, the City has the authority
to adopt legislation and to promulgate rules and regulations that protect the public
health, safety, and welfare of its residents; and
WHEREAS, Article VII, Section 6(a) of the Illinois Constitution of 1970,
states that the “powers and functions of home rule units shall be construed liberally,”
was written “with the intention that home rule unit be given the broadest powers
possible” (Scadron v. City of Des Plaines, 153 Ill.2d 164, 174-75 (1992)); and
WHEREAS, it is a well-established proposition under all applicable case
law that the power to regulate land use through zoning regulations is a legitimate means
of promoting the public health, safety, and welfare; and,
WHEREAS, Division 13 of the Illinois Municipal Code (65 ILCS 5/11-13-1,
et seq.) grants each municipality the power to establish zoning regulations; and,
WHEREAS, pursuant to its home rule authority and the Illinois Municipal
Code, the City has adopted a set of zoning regulations, set forth in Title 6 of the
Evanston City Code of 2012, as amended (“the Zoning Ordinance”); and
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33-O-23
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WHEREAS, Cameel Halim, property owner of the Museum Residences on
Oak and/or the King Home, “the Applicant”, requests approval of a Special Use Permit
for an Apartment Hotel in the R6 Residential District, located at the property commonly
known as 1555 Oak Avenue, legally descripted and attached by reference herein as
Exhibit A, and located in the R6 Residential District; and,
WHEREAS, pursuant to Subsection 6-8-8-3, an Apartment Hotel is an
allowed Special Use in the R6 Residential District; and
WHEREAS, following due and proper publication of notice in Pioneer
North, a suburban publication of the Evanston Review, not less than fifteen (15) nor
more than thirty (30) days prior thereto, and following written notice to all property
owners within 500 feet of the Subject Property, and following the placement of signs on
the Subject Property not less than ten (10) days prior thereto, the Evanston Land Use
Commission conducted a public hearing on January 11, 2023, in compliance with the
provisions of the Illinois Open Meetings Act (5 ILCs 120/1 et seq.) on the application for
a Special Use Permit for an apartment hotel, filed as zoning case no. 22ZMJV-0085;
and
WHEREAS, the Land Use Commission received extensive testimony,
heard public comment, and made findings pursuant to Subsection 6-3-5-10, of the
Zoning Ordinance, and by a vote of three (3) “yays” and two (2) “nays” with four (4)
Commissioners absent, recommended City Council approval with conditions of the
application for Special Use Permit for an apartment hotel with the below findings
incorporated into the record:
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1. Is one of the listed special uses for the zoning district in which the property
Lies: The Apartment Hotel definition is listed as an eligible special use in
the R6 General Residential District so this standard is met.
2. Complies with the purposes and the policies of the Comprehensive
General Plan and the Zoning Ordinance: The property has been vacant for
a period of time and the adaptive reuse preserves the building meeting the
standard.
3. Does not cause a negative cumulative effect in combination with existing
special uses or as a category of land use: The proposed building reuse
will bring downtown activity and so the standard is met.
4. Does not interfere with or diminish the value of the property in the
Neighborhood: The property is now vacant property so the reuse will
increase value and therefore the standard is met.
5. Is adequately served by public facilities and services: The building is near
public transportation and is already served by public facilities, so the
standard is met.
6. Does not cause undue traffic congestion: With the parking provided, the
incremental traffic would not have a negative effect downtown and so the
standard is met.
7. Preserves significant historical and architectural resources: The property
preserves a mid-century non-historic building, and thus the standard is
met.
8. Preserves significant natural and environmental resources: The lot has
open space which is being preserved and so the standard is met.
9. Complies with all other applicable regulations: The applicant had proved
to be familiar with Evanston regulations and so the standard is met.
WHEREAS, on March 27, 2023, the Planning and Development (“P&D”)
Committee of the City Council held a meeting, in compliance with the provision of the
Open Meetings Act and the Zoning Ordinance, received input from the public, carefully
considered the findings and recommendation for approval with conditions of the Land
Use Commission, and tabled the request to a date certain on April 24, 2023;
WHEREAS, on April 24, 2023, the Planning and Development (“P&D”)
Committee of the City Council held a meeting, in compliance with the provision of the
Open Meetings Act and the Zoning Ordinance, received input from the public, carefully
considered the findings and recommendation for approval with conditions of the Land
Use Commission, and tabled the request to a date certain on May 8, 2023;
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33-O-23
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WHEREAS, on May 8, 2023, the P&D Committee of the City Council held
a meeting, in compliance with the provision of the Open Meetings Act and the Zoning
Ordinance, received input from the public, carefully considered the findings and
recommendation for approval with conditions of the Land Use Commission as well as
additional documentation provided by the Applicant, and additional conditions
suggested by staff, and recommended approval thereof by the City Council; and
WHEREAS, at its meetings on May 8, 2023 and May 22, 2023, held in
compliance with the Open Meetings Act and the Zoning Ordinance, the City Council
considered the recommendation of the P&D Committee, received additional public
comment, made certain findings, and adopted said recommendation; and
WHEREAS, it is well-settled law that the legislative judgment of the City
Council must be considered presumptively valid (see Glenview State Bank v. Village of
Deerfield, 213 Ill. App.3d 747) and is not subject to courtroom fact-finding (see National
Paint & Coating Ass’n v. City of Chicago, 45 F.3d 1124).
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF
THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS, THAT:
SECTION 1: The foregoing recitals are found as fact and incorporated
herein by reference.
SECTION 2: Pursuant to the terms and conditions of this ordinance, the
City Council hereby grants the Special Use Permit, as applied for in zoning case no.
22ZMJV-0085, to allow the operation of one (1) Apartment Hotel.
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SECTION 3: Pursuant to Subsection 6-3-5-12 of the Zoning Ordinance,
the City Council imposes the following conditions on the aforementioned zoning relief
granted hereby, being a Special Use Permit for an Apartment Hotel as requested under
zoning case no. 22ZMJV-0085, which may be amended by future ordinance(s), and
violation of any of which shall constitute grounds for penalties or revocation of said
Special Use Permit pursuant to Subsections 6-3-10-5 and 6-3-10-6 of the Zoning
Ordinance:
1. The Applicant shall pave the unimproved parking lot in compliance with
the City’s Stormwater Management Ordinance (Title 4, Chapter 20) within
one year of approval of the Special Use Permit. This condition shall not
apply if the Applicant submits a complete application within one year of
approval of the Special Use Permit for an alternative use of the lots
currently zoned D-4, fronting Maple Avenue, and completes the project.
Should said application be denied by the City of Evanston, the original
requirement will apply.
2. The Applicant shall substantially comply with the documents and
testimony given by the Applicant on the Record.
3. The Applicant shall record the Special Use Permit with the Cook County
Recorder of Deeds.
4. A Shared Housing License must be obtained pursuant to Evanston City
Code 5-2-3 prior to occupancy.
5. The Applicant shall make all updates to the property required by the hotel
flag’s Property Improvement Plan (PIP) dated March 22, 2023, and any
amendments thereto, prior to occupancy.
6. The Applicant shall maintain a valid hotel flag or if there is no hotel flag
affiliation, the Applicant shall contract with a third party management
company, specializing in hotel management to operate the facility.
7. The Applicant shall comply with the hotel tax requirements pursuant to
City Code 3-2-4.
8. The garden and patio area shall remain as open green space unless
changes are proposed and approved in compliance with City Codes.
9. Exterior lighting and signage shall be in keeping with the residential
character of the R-6 neighborhood and require a separate permit approval
process. The Applicant shall have the right to apply for a variance to
current lighting and signage requirements.
10. The Applicant agrees to consider installing rooftop solar photovoltaic. It is
the Applicant’s sole discretion whether to make such installation based on
the Applicant’s economic analysis.
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33-O-23
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11. Applicant agrees to work collaboratively with the City’s Economic
Development Division, the City’s Workforce Development Division,
Evanston Township High School, and other local partners to identify, hire
and train Evanston residents. It is within the Applicant’s sole discretion as
to whom to hire.
SECTION 4: When necessary to effectuate the terms, conditions, and
purposes of this ordinance, “Applicant” shall be read as “Applicant’s tenants, agents,
assignees, and successors in interest.”
SECTION 5: This ordinance shall be in full force and effect from and after
its passage, approval, and publication in the manner provided by law.
SECTION 6: All ordinances or parts of ordinances in conflict herewith are
hereby repealed.
SECTION 7: If any provision of this ordinance or application thereof to
any person or circumstance is ruled unconstitutional or otherwise invalid, such invalidity
shall not affect other provisions or applications of this ordinance that can be given effect
without the invalid application or provision, and each invalid provision or invalid
application of this ordinance is severable.
SECTION 8: The findings and recitals contained herein are declared to be
prima facie evidence of the law of the City and shall be received in evidence as
provided by the Illinois Compiled Statutes and the courts of the State of Illinois.
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33-O-23
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Introduced: _________________, 2023
Adopted: ___________________, 2023
Approved:
__________________________, 2023
_______________________________
Daniel Biss, Mayor
Attest:
_______________________________
Stephanie Mendoza, City Clerk
Approved as to form:
______________________________
Nicholas E. Cummings, Corporation Counsel
May 22
March 13
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May 24
33-O-23
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EXHIBIT A
LEGAL DESCRIPTION
PARCEL 1:
LOTS 7, 8, AND 9 IN BLOCK 62 IN EVANSTON SUBDIVISION IN SECTION 18,
TOWNSHIP 41 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN IN
COOK COUNTY, ILLINOIS.
PARCEL 2:
ALL OF THE SUBDIVITED LOTS 1, 2 AND 5, TOGETHER WITH THE WEST 15 FEET
OF SUBLOT 3 IN A.J. BROWN’S SUBDIVISION OF LOTS 10, 11, AND 12 IN BLOCK
62 IN VILLAGE (NOW CITY) OF EVANSTON IN SECTION 18, TOWNSHIP 41
NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN. ACCORDING TO
THE PLAT THEREOF RECORDED JUNE 18, 1885 AS DOCUMENT 633441 IN BOCK
20, PAGE 33.
PARCEL 3:
LOT 1 OF DIAMANTES’ CONSOLIDATION OF LOT 4 AND EAST 100 FEET OF LOT 3
IN A.J. BROWN’S SUBDIVIISON OF LOTS 10, 11, AND 12 IN BLOCK 62 IN VILLAGE
(NOW CITY) OF EVANSTON, IN WEST ½ OF SOUTHWEST ¼ OF SECTION 18,
TOWNSHIP 41 NORTH, RANGE 14 EAST OF THE PRICIPAL MERIDIAN, IN COOK
COUNTY, ILLINOIS.
PINS:
11-18-309-018-0000
11-18-309-019-0000
11-18-309-020-0000
11-18-309-024-0000
11-18-309-029-0000
Page 8 of 52 Doc ID: ca37a437e38f566005fb40813af03350f2b28f31
4/14/23, 9:14 AM CITY OF EVANSTON Mail - BCH1555, LLC - Application for Special Use for Apartment Hotel
https://mail.google.com/mail/u/0/?ik=4762073d7a&view=pt&search=all&permthid=thread-f:1763009545898151411%7Cmsg-f:1763009545898151411… 1/5
Melissa Klotz <mklotz@cityofevanston.org>
BCH1555, LLC - Application for Special Use for Apartment Hotel
1 message
david@wrechicago.com <david@wrechicago.com> Wed, Apr 12, 2023 at 5:01 PM
To: Melissa Klotz <mklotz@cityofevanston.org>, ewilliams@cityofevanston.org
Cc: Cameel Halim <cmlabd@aol.com>
Good Afternoon Melissa:
Please find below our responses (in red) to the information request you sent last Thursday, March
30th:
Additional Information Request
1. Statement from Wyndham confirming their intent to work with the applicant
· Executed franchise contract would be ideal, but short of that an MOU/LOI or at
least a written statement
Please find attached the following documentation:
i. EXHIBIT A – Email chain documenting the relationship with
Wyndham.
ii. EXHIBIT B – Wyndham’s Property Improvement Plan
documenting requested changes to the facility.
iii. EXHIBIT C – Wyndham’s rendering of changes necessary
to the front façade of the building.
iv. EXHIBIT D – Wyndham’s requested updates to the
floorplans.
2. Statement from Wyndham regarding their experience managing an apartment hotel
· List of locations - Wyndham is the world’s largest hotel chain by number of
properties, thanks to its focus on more modestly-sized hotels. It has 26 Brands and
over 9,000 properties across more than 80 countries globally, which makes
Wyndham an internationally renowned hospitality company (see EXHIBIT E).
· Mix of permanent vs. transient guests observed at facilities they manage – 100%
transient.
· Can they provide examples from their portfolio to substantiate this? – 100%
transient – they do not have permanent [non-transient] guests.
Page 9 of 52 Doc ID: ca37a437e38f566005fb40813af03350f2b28f31
4/14/23, 9:14 AM CITY OF EVANSTON Mail - BCH1555, LLC - Application for Special Use for Apartment Hotel
https://mail.google.com/mail/u/0/?ik=4762073d7a&view=pt&search=all&permthid=thread-f:1763009545898151411%7Cmsg-f:1763009545898151411… 2/5
· Is there any plan to include the Wyndham Destinations timeshare model for the
permanent guests? (Club Wyndham, Worldmark by Wyndham, Shell Vacations Club,
and Margaritaville Vacation Club by Wyndham) – No, 100% transient.
3. Wyndham’s requirements: provide a summary of Wyndham’s licensing requirements.
· What are Wyndham’s requirements if they are responsible for managing the
facility vs. if the property owner is responsible for managing the facility – All
Wyndham properties are self-managed by franchise owners. See EXHIBIT A, B, C &
D to review Wyndham’s requirements. In addition, Wyndham will require a Certificate
of Occupancy and Annual Trainings required and taught by the brand. These will be
outlined in the Franchise Agreement (see EXHIBIT E).
4. Operations Summary -
· Job titles and number of employees broken out by shift
§ General Manager - 1
§Front desk – 2 am, 2 pm, 1 overnight
§ Back office/accounting - 2
§ Sales - 1
§ Maintenance/Engineering/Housekeeping - 10
§F&B – 5, or 10 if the restaurant is opened to the public.
§ Security - 2 (see EXHIBIT E for above estimates) … total jobs created = 31.
· Who is responsible for management of day to day operations? – The General
Manager, overseen by CH Ventures staff will manage the day-to-day operations.
However, Wyndham can and will provide support in various ways, above property
level. They have a Regional Director of Operations that will provide support with
Operational needs and suggestions. They also have a Quality Department that also
monitors Quality to ensure Brand requirements are met. This is a general overview
but the FDD will disclose a complete breakdown of services once completed (see
EXHIBIT E).
· How will they accomplish this? – Direct onsite management.
· Who is responsible for cleaning facilities and what is the plan to manage it (for
example, will you provide on-site cleaning staff, how many, etc.)– We will provide
maintenance/housekeeping (see staffing question above).
· Estimated number of units that will be for transient guests and permanent guests.
– 100% transient.
· Summary of booking process for a transient guest (does not have a lease and
occupies an apartment, lodging room, or other living quarters on a daily or weekly
basis) - who will manage this responsibility and how will it be tracked and records
maintained and reported? – Wyndham will handle all reservations. On Average, 74%
of reservations come through the Brand’s Central Reservations, the remaining 26%
through other Online Travel agencies like Expedia and Travelocity. Wyndham
Page 10 of 52 Doc ID: ca37a437e38f566005fb40813af03350f2b28f31
4/14/23, 9:14 AM CITY OF EVANSTON Mail - BCH1555, LLC - Application for Special Use for Apartment Hotel
https://mail.google.com/mail/u/0/?ik=4762073d7a&view=pt&search=all&permthid=thread-f:1763009545898151411%7Cmsg-f:1763009545898151411… 3/5
negotiates on our behalf for associated fees. Wyndham does not have any
requirements of lease agreements for stays over 30 days (see EXHIBIT E). Any stays
over 30 days will need to pay at the same daily rates as our transient guests.
· Summary of agreement/leasing process for a permanent guest (occupies or has
the right to occupy a residential accommodation for a period of thirty (30) days or
more) - who will manage this and how will it be tracked and records maintained and
reported? Note, if five or more units are rented using a standard 12-month lease, the
units are subject to the City’s Inclusionary Housing and Residential Landlord Tenant
ordinances. – 100% transient.
· Floor plans with dimensions and maximum occupants per unit. See EXHIBIT F.
· Floor plans showing common space/amenities and what guests, whether transient
or permanent, have access to those spaces. – See EXHIBIT G. These plans include
a Salon\Barber Shop, Business Center, Sundries\Market, Meeting Room &
Restaurant.
· Who will manage the other amenity spaces within the facility (for example, the
beauty shop), who is responsible for cleaning services and how frequently will they
be serviced? All amenities will be self-managed onsite by the property staff as
specified above in the job count response). A professional licensed operator has
already been contracted for the salon to service both men & women.
· Will the two restaurant spaces be used exclusively by guests of the apartment
hotel and their guests, or will they be open to the public? If the latter, what parking
will be provided/reserved for the restaurant use? – When we open, we will only
include the first-floor restaurant which we hope the city will approve for being open to
the public at large, but will make it available only to hotel guests if the city doesn’t
allow us to proceed. This restaurant, if we get the city’s approval, will be expanded to
include outdoor area seating in our garden. The grounds currently has plenty of
parking to handle any guests of the restaurant.
· How will you track occupancy (permanent vs. transient)? - Tracking of guests
stays are all done through the property management system that we will receive as
part of the Franchise (see EXHIBIT E).
· Estimated occupancy rates (by month/season?) – Our research indicates that
occupancy will vary between 60-100%, with an average occupancy closer to 70%.
· Proposed rate schedule – This is market specific and Wyndham’s opening team
will work with us to set the rates months before opening (see EXHIBIT E). These
rates will change on a daily basis given current occupancy levels (as is done by all
major hotels these days).
5. Traffic Impact: Guests vs. Permanent – We would note from Evanston Zoning Code
requirements that if this property was zoned as an apartment building, we would need 40.65
parking spaces. If it continued as an assisted living facility (as it is currently zoned), it would
require 26.1 parking spaces. As an apartment hotel, it needs 24.61 spaces. We see from this
that the number of cars parking at the facility should be less than either of the other two uses.
We have a huge parking lot that is also rented to both the YMCA and other local businesses,
and believe that most travelers to the new apartment hotel would be arriving by Uber/Lyft. We
conclude that the impact will be minimal on local traffic and of no influence on local parking.
Page 11 of 52 Doc ID: ca37a437e38f566005fb40813af03350f2b28f31
4/14/23, 9:14 AM CITY OF EVANSTON Mail - BCH1555, LLC - Application for Special Use for Apartment Hotel
https://mail.google.com/mail/u/0/?ik=4762073d7a&view=pt&search=all&permthid=thread-f:1763009545898151411%7Cmsg-f:1763009545898151411… 4/5
· How many guests will have their own cars? – Possibly around 25% Arrive via
taxi/Uber Lyft? – 60-70% Arrive via public transit? – Very small, around 5%.
· Timing of arrivals/departures? – Will assume typical averages, with a check-in
time of between 2-4pm and a check-out time of between 10am-noon.
·Will van or shuttle services be provided, where will they stage for drop off/pick
up? No van or shuttle service provided, but may reconsider in the future in order to
take out-of-state guests to and from the hotel to the university campus.
6. Traffic Impact: Operations
· How many/what type of delivery vehicles? – There is a large loading zone on the
north side of the building that will be used primarily for food deliveries. However, the
volume of deliveries may only be 1/3 of what was previously handled by the building
in its previous designed function that required feeding 75 individuals each three
meals a day as an assisted living facility.
·Timing of deliveries – Early morning through possibly 4pm.
As a side note, we are currently preparing a slide show to present to the Planning & Development Committee to show all
our proposals for the exterior of the property, the lobby, the guest rooms, the hallways and amenities – which we think will
impress everyone and convince the committee of how good this project would be for the City of Evanston.
If I can answer any other questions for you, please let me know.
Regards,
David Wolff
Senior VP of Technology Operations & Special Project Development
Wilmette Real Estate & Property Management
E-mail: david@wrechicago.com
Phone: 847-920-2078
This e-mail and its language, along with any attachments, are tools for negotiating purposes only and do not constitute
a firm offer in entirety nor a firm offer as to any specific provision. Neither party is under any legal obligation to the
other until the execution of the final lease/contract.
Additionally, this e-mail, along with any attachments, are the confidential property of the sender, and are intended
solely for the use of the individual or entity to whom this e-mail is addressed. If you are not one of the named
recipient(s) or otherwise have reason to believe that you have received this message in error, please notify the sender
and delete this message immediately from your computer. Any other use, retention, dissemination, forwarding, printing
or copying of this e-mail is strictly prohibited.
Page 12 of 52 Doc ID: ca37a437e38f566005fb40813af03350f2b28f31
4/14/23, 9:14 AM CITY OF EVANSTON Mail - BCH1555, LLC - Application for Special Use for Apartment Hotel
https://mail.google.com/mail/u/0/?ik=4762073d7a&view=pt&search=all&permthid=thread-f:1763009545898151411%7Cmsg-f:1763009545898151411… 5/5
7 attachments
EXHIBIT A - FW_ Hawthorn_ Evanston, IL -- CONV PIP APPROVAL FROM BRAND.pdf
428K
EXHIBIT B - OB-00065875_PIP Report_3-22-2023.pdf
59K
EXHIBIT C - HTNConv_EvanstonIL-ExtMarkups-03.2023.pdf
5543K
EXHIBIT D - HTNConv_EvanstonIL-PlanMarkups-03.2023.pdf
1373K
EXHIBIT E - Wyndam's Email Confirming Replies.pdf
203K
EXHIBIT F - 1555 Oak Ave B-6 Floors .pdf
1657K
EXHIBIT G - Floorplan 1st floor.pdf
5136K
Page 13 of 52 Doc ID: ca37a437e38f566005fb40813af03350f2b28f31
4/3/23, 3:48 PM FW: Hawthorn: Evanston, IL -- CONV PIP APPROVAL FROM BRAND
https://mail.aol.com/webmail-std/en-us/PrintMessage 1/4
From:Leonard.Clifton@wyndham.com,
To:cmlabd@aol.com, matt@wrechicago.com,
Subject:FW: Hawthorn: Evanston, IL -- CONV PIP APPROVAL FROM BRAND
Date:Fri, Mar 24, 2023 4:25 pm
Attachments:OB-00065875_PIP Report_3-22-2023.pdf (59K), HTNConv_EvanstonIL-ExtMarkups-03.2023.pdf (5542K),
HTNConv_EvanstonIL-PlanMarkups-03.2023.pdf (1373K),
Guys,
Please begin to review and lets discuss late next week…
Enjoy the weekend. I need to get clarity on the exterior…..
Thanks
Lc
Check out Links below to New Prototypes
Americinn
Hawthorn Suites
LaQuinta
Microtel
Dual Brand Hawthorn / LaQuinta
Leonard Clifton
Director, Franchise Development
Wyndham Hotels & Resorts, Inc.
M (314) 303-6716
leonard.clifton@wyndham.com
From: Pinto, Alice <Alice.Pinto@wyndham.com>
Sent:Wednesday, March 22, 2023 5:10 PM
To: Paliwal, Krishna <Krishna.Paliwal@wyndham.com>
Cc:Kellam, David <david.kellam@wyndham.com>; Hare, Brian <brian.hare@wyndham.com>; Cli�on, Leonard
<Leonard.Cli�on@wyndham.com>
Subject:RE: Hawthorn: Evanston, IL -- CONV PIP APPROVAL FROM BRAND
Importance: High
Thanks Krishna.
Leonard, you may use these documents as there are no further comments at this time from brand. Let me know if
you need anything else at this time.
thank you.
Page 14 of 52 Doc ID: ca37a437e38f566005fb40813af03350f2b28f31
4/3/23, 3:48 PM FW: Hawthorn: Evanston, IL -- CONV PIP APPROVAL FROM BRAND
https://mail.aol.com/webmail-std/en-us/PrintMessage 2/4
Alice Pinto
Senior Manager, Architectural Design – Design & Construction
Wyndham Hotels & Resorts, Inc.
M (973) 987 - 2931
alice.pinto@wyndham.com
From: Paliwal, Krishna <Krishna.Paliwal@wyndham.com>
Sent: Wednesday, March 22, 2023 4:12 PM
To: Pinto, Alice <Alice.Pinto@wyndham.com>
Cc: Kellam, David <david.kellam@wyndham.com>; Hare, Brian <brian.hare@wyndham.com>
Subject: RE: Hawthorn: Evanston, IL -- CONV PIP for Brand Review
Approved
“Count on Me”
Krishna Paliwal
President of La Quinta & Hawthorn Brands / Head of Architecture,
Design & Construc�on
Wyndham Hotels & Resorts, Inc.
22 Sylvan Way, Parsippany, NJ 07054
M (214) 733-3609
Krishna.paliwal@wyndham.com
From: Pinto, Alice <Alice.Pinto@wyndham.com>
Sent:Wednesday, March 22, 2023 4:09 PM
To: Paliwal, Krishna <Krishna.Paliwal@wyndham.com>
Cc:Kellam, David <david.kellam@wyndham.com>; Hare, Brian <brian.hare@wyndham.com>
Subject: RE: Hawthorn: Evanston, IL -- CONV PIP for Brand Review
Importance:High
Krishna, I have completed the Conversion PIP for King Homes (closed former retirement home facility) Evanston, IL
for Brand review.
See attached for:
PIP document
Exterior markup
PS Plan Markups
Link to photos:
Evanston, IL (King Homes)
Page 15 of 52 Doc ID: ca37a437e38f566005fb40813af03350f2b28f31
4/3/23, 3:48 PM FW: Hawthorn: Evanston, IL -- CONV PIP APPROVAL FROM BRAND
https://mail.aol.com/webmail-std/en-us/PrintMessage 3/4
Please note, there is an existing central system in the facility. Individual controls for the rooms are for the
temperature for what is currently being output. There is no specific exhaust for the bathrooms.
Let me know if this meets with brand approval or you have any questions or changes.
thank you.
Alice Pinto
Senior Manager, Architectural Design – Design & Construction
Wyndham Hotels & Resorts, Inc.
M (973) 987 - 2931
alice.pinto@wyndham.com
From: Paliwal, Krishna <Krishna.Paliwal@wyndham.com>
Sent: Thursday, March 9, 2023 5:35 PM
To: Pinto, Alice <Alice.Pinto@wyndham.com>
Cc: Kellam, David <david.kellam@wyndham.com>; Hare, Brian <brian.hare@wyndham.com>
Subject: RE: HTN: Evanston, IL -- PIP walkthrough of King Home on 3/7
Thanks Alice,
I am not aware of it but please write a full PIP. I believe it could be a nice Hawthorn.
“Count on Me”
Krishna Paliwal
President of La Quinta & Hawthorn Brands / Head of Architecture,
Design & Construc�on
Wyndham Hotels & Resorts, Inc.
22 Sylvan Way, Parsippany, NJ 07054
M (214) 733-3609
Krishna.paliwal@wyndham.com
From:Pinto, Alice <Alice.Pinto@wyndham.com>
Sent: Thursday, March 9, 2023 3:59 PM
To:Paliwal, Krishna <Krishna.Paliwal@wyndham.com>
Cc: Kellam, David <david.kellam@wyndham.com>; Hare, Brian <brian.hare@wyndham.com>
Subject:HTN: Evanston, IL -- PIP walkthrough of King Home on 3/7
Hello Krishna
I completed a walkthrough of this closed down former retirement home for a HTN PIP on 3/7.
Page 16 of 52 Doc ID: ca37a437e38f566005fb40813af03350f2b28f31
4/3/23, 3:48 PM FW: Hawthorn: Evanston, IL -- CONV PIP APPROVAL FROM BRAND
https://mail.aol.com/webmail-std/en-us/PrintMessage 4/4
Below are my observation/notes and click on link below to see the photos. The ownership group had mentioned
about having drawings (existing and proposed) sent to us to review.
Let me know your thoughts or anything to be aware of as I continue into writing the PIP.
75 rooms currently, a mix of all different 1-bedroom, studio suites, 1 and 2 bed ‘standard’ units (more rooms
can be made from large gathering areas on upper floors.)
6 floors, 2 elevators
First floor is all offices and public area incl. a large lounge and dining room, barber shop, full kitchen
Floors 2-5 have been renovated (all real hardwood floors throughout rooms with new kitchens, appliances,
new bathrooms with a shower stall, washer/dryer combo unit in bathroom, and all new furniture/furnishings but
does not look commercial grade), 6th floor is untouched and plan to be made to like the other floors
Basement is utility and BOH areas, and a large exercise room
Stairwells look tight, owner’s team assured me it has been consulted that it is acceptable per code
Link to photos below
Evanston, IL (King Homes)
thank you.
Alice Pinto
Senior Manager, Architectural Design – Design & Construction
Wyndham Hotels & Resorts, Inc.
22 Sylvan Way
Parsippany, NJ 07054
O (973) 753 - 6923
M (973) 987 - 2931
alice.pinto@wyndham.com
This email message (including all attachments) is for the sole use of the intended recipient(s) and may contain
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Page 17 of 52 Doc ID: ca37a437e38f566005fb40813af03350f2b28f31
Brand: Hawthorn, Ref # :OPP00550884, Site #57909
1555 Oak Avenue,
Evanston, IL, United States, 60201
Page 1 of 7
03/22/2023 02:02:15 PM
Property Improvement Plan
March 22, 2023
Hawthorn
1555 Oak Avenue,
Evanston, IL, United States, 60201
Inspection Date : March 7, 2023
Items outlined below by Focus Area and Required Action Description. Y = Indicates Design Approval Required
Category Items Required Action Description
To Be Completed Prior to Opening
Administrative Policies Property Improvement Plan (PIP) >
Property Improvement Plan
All work referenced in this PIP must be completed according to the franchise agreement. This includes, but is not limited to the facility
complying with all local, state and federal laws and building codes, including The Americans with Disabilities Act and other codes
applicable to the modification of buildings for persons whose disabilities are protected by law. All proposed architectural designs,
product replacement or new finishes shall be submitted Wyndham Hotels and Resorts, Inc. Design and Construction Department for
review and approval prior to installation in the field-no exceptions. (noted on items as "Design/Brand Approval Required.") All
proposed substitutions to Wyndham specified materials or products shall be submitted to Wyndham Hotels and Resorts, Inc. Design
and Construction Department for review and approval prior to installation/commencement of work in the field-no exceptions.
Franchise owner is required to hire an architect to develop the drawings: plans and elevations. etc. based on this PIP, where required.
Franchise owner is required to implement the brand prototype interior Haven design scheme (for guestrooms and guest corridors)
with a complementary public space design, or a brand approved alternate custom interior design scheme prepared by a design
professional. To implement the Hawthorn Haven interior scheme, hire a Wyndham approved FF and E procurement company to
design and purchase all FF and E items. Any variances or deviations from items listed in the PIP must be approved in writing by an
Architectural Design Manager AND Director of Franchise Operations (DFO). Any deviation from the PIP or Brand Standards will be
subject to change at owner's expense and will not be considered a completed PIP item. Wyndham will work with the buyer to get the
work completed based on the PIP/cost cap in the franchise agreement. Note that high impact guest items regardless of timeframe, for
example mattresses, etc., may require attention sooner than later as this may affect guest satisfaction.
Administrative Policies Uniforms
Ensure all employees/staff members are clean and neat in appearance and wear proper brand uniforms and name tags during
working hours and while customer facing.
Administrative Policies Non Smoking Policy Adhere to non-smoking policy per Brand Standards Property must post the Smoking Policy at the front desk.
Administrative Policies Ecolab dilution system and disinfectant
products > Ecolab
Provide an Ecolab Dilution Control System and Ecolab EPA-approved disinfectant products.
Complete the Count on Us & Human Trafficking training.
Administrative Policies HSIA Access (Bandwidth, Speed) > High
Speed Internet Access Requirements
Install new Wyndham WiFi system (or similar HSIA system) throughout hotel, provide download/upload minimum internet speeds per
Brand standards. Contact Hotel Connectivity Solutions at hcs@wyndham.com
Administrative Policies Line Item > Additional Line Item
The property must be well-maintained and clean and neat in appearance. This requirement pertains to all areas of the property,
including but not limited to: guestrooms, public areas, grounds, curb appeal, building, equipment, décor, furniture, fixtures and
equipment, signs, linens and supplies. A general maintenance program must be in place of ensure that all facilities are functional
having addressed all conditional deficiencies. Properties not meeting cleanliness standards may be required to complete
housekeeping training.
Food & Beverage Hours of Operation > Breakfast Availability
Hawthorn Suites properties must adhere to the brand F & B concept. The concept includes complimentary continental hot breakfast
and manager's afternoon social hour provided per Brand Standards. A restaurant, bar/lounge is optional. Contact a Wyndham
approved supplier to assist with F & B requirements.
Food & Beverage Counters/Cabinetry > Breakfast Area
Fixtures and Finishes
Create a new breakfast serving area by installing 20LF minimum millwork HPL cabinetry bases and natural stone countertop (quartz
or similar). Install a coordinating decorative tile, decorative feature wall vinyl or similar upgraded wall treatment over all breakfast
serving counters from top of backsplash to underside of ceiling above.
Y
Food & Beverage Furniture > Breakfast Area Fixtures and
Finishes
Provide new for all breakfast area FF&E, furniture (including dining table and chairs), decorative artwork, window treatments (white
light filtering roller shades or alternatively, white sheers are acceptable) etc. with new coordinating to brand approved interior
aesthetic.
Ensure all finishes throughout (architectural, millwork wall casings and trim) in all F and B areas are in like-new condition, free of
visible wear-scratches, scrapes, dings. etc. Repair or replace where cannot be repaired to a satisfactory condition.
Y
Page 18 of 52 Doc ID: ca37a437e38f566005fb40813af03350f2b28f31
Brand: Hawthorn, Ref # :OPP00550884, Site #57909
1555 Oak Avenue,
Evanston, IL, United States, 60201
Page 2 of 7
03/22/2023 02:02:15 PM
Items outlined below by Focus Area and Required Action Description. Y = Indicates Design Approval Required
Category Items Required Action Description
To Be Completed Prior to Opening
Food & Beverage Ceiling/Walls > Breakfast Availability
Renovate the first floor dining room to create a breakfast serving and dining area per brand standards open to lobby (remove doors.)
Implement a custom interior scheme cohesive to the Haven interior scheme for installation of all new finishes (new large format
porcelain tile flooring (2ft. x 2ft. minimum) and inset carpet areas, remove handrail and install upgraded wall finishes, and remove
sections of ACT and install smooth, painted drywall ceilings in select areas to feature.) Install a combination of recessed LED can light
fixtures, linear cove lighting, decorative sconces and table lamps, etc. All decorative moldings may remain.
Guestroom Robe Hook > Guest Bathroom Furnishings
& Equipment
Provide a two-pronged or double robe hook adjacent to shower/bathtub and towel bar (not located over toilet) in single coordinating
finish and style consistent with plumbing fixtures/accessories finish in bathroom interior. (Chrome or nickel finish.)Y
Guestroom Shower Rod > Guest Bathroom
Furnishings & Equipment Provide a curved shower rod (where bathtubs occur) and 5-setting massage type shower head throughout (straight rod in ADA units.)
Guestroom Sink/Vanity > Guest Bathroom Furnishings
& Equipment
Augment vanity with new natural stone countertop (quartz or similar) and backsplash. Ensure open shelf below for towel and hair
dryer in a bag storage per brand approved interior scheme and coordinating to guestroom case goods package. Provide a modified
style in ADA rooms for accessibility. Where possible, vanities to provide 4ft. L countertop surface for use due to extended stay guests.
Y
Guestroom Toilet > Guest Bathroom Furnishings &
Equipment Ensure all toilets are in proper working order and in like-new condition free of visible wear or defects.
Guestroom Terry > Guest Bath Terry
Ensure a complete inventory of WynDry terry stock is provided including washcloths, bath mats and bath and hand towels per Brand
Standards.
Guestroom Hair Dryer > Guest Bath Amenities &
Supplies Provide one (1) minimum two-speed hairdryer stored in either a generic black hairdryer bag, or a Wyndham Rewards logo'ed bag.
Guestroom Presentation Tray > Guest Bath Amenities
& Supplies Ensure bath amenities package is provided per Brand Standards including (optional) hand sanitizer.
Guestroom Shower Curtain > Guest Bath Amenities &
Supplies
Where a shower curtain is used for bathtubs or ADA rooms, one (1) Hookless Wyndham Green® white Litchfield shower curtain with
mesh window is required.
Guestroom Mattress > Mattress Foundation
Specifications Provide new bedsets throughout per Brand Standards. Provide specified platform bed base per brand specification.
Guestroom Light Fixture > Guestroom Lighting
Requirements
Replace lighting/lamp package to be consistent with Haven interior scheme and per Brand Standards. Install coordinating wall sconce
or pendant hung fixture over workspace/dining area per brand specifications. Install energy efficient LED lamps/bulbs for guest room
lighting. Ceiling lighting at 3500K and decorative lamps, etc. at 2700K. All electrical wiring must be fully concealed within wall cavity
construction, or obscured from view by case goods or similar condition. Surface mounted cord covers are discouraged.
Y
Guestroom Flooring > Guestroom Flooring/Carpeting
Install a bound area rug under the bed and adjacent walking areas on all sides of bed per Haven interior scheme. Replace flooring
transition strip/threshold at entry door where damaged or worn and ensure a coordinating transition is installed between any change in
flooring finishes.
Y
Guestroom Closet Rod/Rack > Guestroom Furniture &
Fixture Requirements
Repair/Touch-up interior of enclosed closet and doors to match guestroom interior. Replace closet rod or shelving system where
damaged. Ensure closet supplies are provided per brand standard requirements.
Guestroom Cooktop/Stovetop Unit/Oven > Guestroom
Furniture & Fixture Requirements
All guestroom must have full kitchens to have the following elements (per a brand approved interior scheme) in a matching black or
stainless steel finish: sink, chrome kitchen faucet, cooktop, appliances (full size refrigerator, dishwasher, and microwave), exhaust,
cooking and dining supplies. Replace refrigerator with larger unit per brand standards. Remove cabinet about refrigerator if needed to
accommodate new unit.
Any other units to be reused must be in proper working order and like-new condition, and meeting brand standards.
Y
Guestroom Desk/Writing Surface > Guestroom
Furniture & Fixture Requirements
Replace workspace/dining area table per and chairs accommodating for minimum of 2 persons per Haven interior scheme. Area to
have adjacent wall mounted outlet with USB charging ports per brand specification.Y
Guestroom
Dresser/Credenza/Media Cabinet >
Guestroom Furniture & Fixture
Requirements
Replace case goods package in its entirety per Haven interior scheme. (headboard/nightstands, dresser/credenza, luggage bench,
etc.)Y
Guestroom Full Length Mirror > Guestroom Furniture
& Fixture Requirements Provide full length wall mounted mirror coordinating to case goods package per Haven interior scheme.Y
Guestroom Lounge Chairs > Guestroom Furniture &
Fixture Requirements Provide new seating/sofa package per Haven interior scheme.Y
Page 19 of 52 Doc ID: ca37a437e38f566005fb40813af03350f2b28f31
Brand: Hawthorn, Ref # :OPP00550884, Site #57909
1555 Oak Avenue,
Evanston, IL, United States, 60201
Page 3 of 7
03/22/2023 02:02:15 PM
Items outlined below by Focus Area and Required Action Description. Y = Indicates Design Approval Required
Category Items Required Action Description
To Be Completed Prior to Opening
Guestroom Telephone/Dialing Instructions >
Guestroom Ops Supplies & Equipment Provide new telephone and telephone face plates per brand standards.
Guestroom HVAC/PTAC/Odor/Temp > Interior
HVAC/PTAC
All guest rooms to be provided with heating, venting, and air conditioning to each room. Ensure all units are controlled via remote
digital wall mounted thermostats per brand standards. No exposed electrical wiring to be visible.
Guestroom Television > Guestroom Television
Requirements
Replace televisions to ensure Brand Standard requirements are satisfied. Minimum 43" flat panel, commercial grade, flat panel, Full
HD 1080p, Pro: idiom, MPEG4. (Qty: 2 required at suites.)
Guestroom Bathtub/Shower > Guest Bathroom
Furnishings & Equipment
Install glass door/enclosure at shower stalls. At ADA bathrooms, provide a new fold down seat or removable seat and ADA grab bars
at accessible bathtubs per governing code/local authority.Y
Guestroom Mirror > Guest Bathroom Furnishings &
Equipment Remove vanity mirror and light and install new electric backlit mirrors throughout in all guest rooms per brand specification.Y
Guestroom Linens > Guest Bed Linen
Ensure a complete inventory of WynRest label linen is provided to include sheets, pillows, pillowcases, blankets, mattress pads.
Replace decorative bed toppings with Brand approved bedding program coordinating to Haven interior scheme. Provide triple
sheeting bed topping and including (1) decorative top sheet and (1) WynRest blanket or comforter.
Guestroom Top of Bed > Decorative Bedding
Provide decorative bed topping with brand approved bedding program coordinating to Haven interior scheme. Provide triple sheeting
bed topping including (1) decorative top sheet and (1) WynRest blanket or comforter.
Guestroom Outlets/Switches > Guestroom Lighting
Requirements
Replace (provide where missing) electrical wall mounted devices (outlets, switches, etc.) where damaged or worn. Cover plate shall
be in coordinating white finish with component and uniform throughout.
Guestroom Ceiling/Walls > Guestroom Walls/Ceiling Repair and re-paint walls and ceiling to like-new condition per Haven interior scheme.
Guestroom
Kitchen Cabinets, Sink, and Counters >
Guestroom Furniture & Fixture
Requirements
Professionally refinish all existing kitchen cabinetry to like-new condition to typical Haven interior scheme painted grey finish. Replace
cabinetry pulls with matte black.
All new kitchens to be provided to be per Haven interior scheme design and specifications.
Y
Guestroom Window Treatments > Guestroom
Furniture & Fixture Requirements Install new window treatments per Haven interior scheme. Ensure 1 layer of 100% blackout capability.Y
Guestroom Ventilation > Guest Bathroom Lighting
Ensure each bathroom is provided with a toilet exhaust system/exhaust fan and ensure system is operating at optimal efficiency and
have exterior discharge.
Guestroom Artwork > Guestroom Furniture & Fixture
Requirements Provide artwork package per Haven interior scheme, including in bathroom.Y
Guestroom Guestroom Collateral Provide all new guestroom supplies per Brand Standards.
Guestroom Plumbing Fixtures > Guest Bathroom
Furnishings & Equipment Replace all plumbing fixtures and controls with new per brand specification in matte black finish per typical.
Guestroom Doors > Guestroom Doors
Refurbish/Refinish all doors and frames throughout like-new condition, free of visible wear-scratches, scrapes, dings, etc. and to be
uniform throughout. Prepare and re-paint metal door frames per a brand approved interior scheme. Install new vinyl floor thresholds.
Install new hardware where damaged, missing, or not coordinating in finish.
Doors are to be provided with a self-closing device, door stop, and one way viewer. All door hardware shall be in a uniform finish
throughout. All hardware to be in a single coordinating finish-not brass. Hardware inside the guestrooms to be matte black
throughout.
Replace entrance door locks with electronic RFID type with BLE enabled technology to work with Wyndham's mobile platform
Openkey. Work with one of the Wyndham approved door suppliers.
Guestroom Window Locks > Guestroom Window
Ensure windows are provided with locks or holds that limit opening for safety concerns. All windows to be refurbished to like-new
condition. Replace any windows that are damaged or no longer weathertight.
Guestroom Line Item > Additional Line Item
Guestroom PIP items will refer to condition observed on floor 4, that showed some renovation already completed. Renovation of
guestroom interior throughout on all floors must be brought to the level on floor 4 at minimum.
Hotel Arrival and Exterior Exterior Signage > Exterior Signage
Requirements
Install approved exterior building signage (surface mounted internally illuminated reverse channel letters) per Brand graphic standard
specifications. Contact a Wyndham approved exterior signage vendor and submit signage proposal to Wyndham signage manager for
review and approval prior to ordering/installation. For exterior signage a fully executed prepaid contract with an approved sign vendor
must be provided prior to commencement.
Page 20 of 52 Doc ID: ca37a437e38f566005fb40813af03350f2b28f31
Brand: Hawthorn, Ref # :OPP00550884, Site #57909
1555 Oak Avenue,
Evanston, IL, United States, 60201
Page 4 of 7
03/22/2023 02:02:15 PM
Items outlined below by Focus Area and Required Action Description. Y = Indicates Design Approval Required
Category Items Required Action Description
To Be Completed Prior to Opening
Hotel Arrival and Exterior Dumpster Enclosure > Dumpster, Loading
Dock and Service Area Ensure a dumpster enclosure is provided and bring to like-new condition. Ensure latching doors that are closed at all times.
Hotel Arrival and Exterior Landscaping
Ensure landscaping is continuously maintained throughout (site perimeter, landscape islands, building perimeter) by eliminating
weeds and providing perennial and annual landscaping, and ground cover. All ground mounted and/or visible from public view
mechanical units/equipment to be shielded with commercial grade fencing and/or landscaping.
Hotel Arrival and Exterior Parking Lot and Driveway > Parking Area
and Driveways
Coordinate for guest parking accommodations 1 parking space: 1 guestroom minimum per brand requirement.
Repair curbs where damaged.
Hotel Arrival and Exterior Sidewalks/Walkways Pressure wash walkways throughout. Patch & repair any cracked or damaged areas.
Hotel Arrival and Exterior Facade/Fascia/Storefront > Building
Exterior
Pressure-wash and clean all building exterior to remove dirt and debris to like-new condition. Paint EIFS/stucco, trims, gutters and
downspouts per brand exterior colors. Install brand signature large format tile panels and brand red accent paint color at main
entrance area. Pressure wash all exterior grilles to like-new condition. Replace where damaged.
Submit exterior renovation proposal (drawings) to brand design for review/approval prior to commencement of work in the field.
Y
Hotel Arrival and Exterior Lighting > Exterior Lighting
Exterior lighting shall be 4000K minimum. Light poles to be painted where paint condition is chipped, deteriorating or damaged for a
consistent appearance. Walkway/Building light fixtures throughout shall be of uniform style and coordinating to exterior.
Hotel Arrival and Exterior Porte Cochere/Canopy > Entrance
Coverage/Porte Cochere
Remove existing entrance canopy and install new 2 post canopy in brand exterior colors with linear LED lighting at underside at
4000K minimum.
Submit exterior renovation proposal (drawings) to brand design for review/approval prior to commencement of work in the field.
Pressure-wash paving at drive through area to like-new condition.
Y
Hotel Arrival and Exterior Windows
Strip off existing paint (where occurs) and restore all hollow metal doors/frames to like-new condition free of scuffs, oxidation/rusting,
and scratches. Paint (where applicable) existing hollow metal doors and frames coordinating to exterior. This applies to exterior doors
where damaged or oxidation/wear is visible to like-new condition. Provide/Replace weather seals/stripping and door thresholds at all
exterior entry doors where deteriorated or damaged. Replace windows where damaged and/or seals are broken (fogged appearance
or dirt between window panes) and ensure all are weather tight.
Hotel Facilities Ceiling/Walls > Interior Corridors
Renovate corridors in their entirety per a brand approved interior scheme. Remove handrails, prepare and re-paint walls. Install new
broadloom carpet and vinyl wall base. Replace ceiling tiles and paint ceiling grid throughout. Remove 2x2 parabolic drop in light
fixtures and install new recessed LED can light or slim surface fixtures. Install modern wall sconces per brand specification. All lighting
to be LED type at 3500K minimum.
Y
Hotel Facilities Elevator
Ensure public elevator is in proper working order and per local authority. Install new large format floor tile, coordinating to lobby
interior, refurbish laminate and solid surface wall panels, and retrofit lighting to LED.Y
Hotel Facilities Ceiling/Walls > Fitness Center Design
Renovate (or relocate and renovate) fitness room interior per brand approved interior scheme/aesthetic and per Brand Standards.
Install new commercial grade wood look LVT with rubber backed gym flooring, minimum of 7mm thick. Remove wood wainscot and
chair rail. Prepare and re-paint walls. Accent wall to be brand red color. Install one full wall of floor to ceiling wall mirror. Replace
ceiling tiles and re-paint ceiling grid throughout. Replace light fixtures with new slim surface LED linear lights or recessed can light
fixtures at 2700K minimum. Prepare and re-paint door and sidelight stiles/rails. Outfit with new RFID electronic lock for keycard
access. Remove shutters and install light filtering roller shades at all windows. Replace all fitness equipment and supplies using an
approved fitness vendor and per brand standards.
Y
Hotel Facilities Ice Machine > Ice Machine Requirements If provided, ensure dispenser type ice machines per brand standards are centrally located for access by guests on all floors.
Hotel Facilities
Sundry Shop Cabinets, Counters &
Shelving > Retail/Sundry Shop/Mart
Display and Design
Construct a new ~100sf min. Sundry/Market adjacent to front desk check-in area per Brand Standards, in alignment to brand design
for all finishes, FF and E, and accessories. Ensure visual connection and close physical proximity to front desk check-in area for
convenient employee access. Install new professionally manufactured millwork shelving, cabinetry. Install full size un-branded
refrigerator and full size freezer per brand specifications. Contact Wyndham F and B supplier for procurement and design.
Submit proposal (drawings and specifications, etc.) to brand/design for review and approval prior to commencement of work in the
field.
Y
Hotel Facilities Interior Signage Install new interior signage per brand graphic standards throughout. Contact a Wyndham approved interior signage vendor.
Hotel Facilities Doors > Guest Laundry Design
Construct a guest laundry facility per brand standards. Provide interior finishes (large format 2'x2' minimum hard surface floor tile and
wall base, painted walls, and painted flat ceiling with LED recessed can light fixtures or slim surface linear lights.) Provide a rack for
hanging clothes and a 4'L minimum solid surface fixed countertop for folding clothes. Install a commercial laundry washer and dryer.
Y
Page 21 of 52 Doc ID: ca37a437e38f566005fb40813af03350f2b28f31
Brand: Hawthorn, Ref # :OPP00550884, Site #57909
1555 Oak Avenue,
Evanston, IL, United States, 60201
Page 5 of 7
03/22/2023 02:02:15 PM
Items outlined below by Focus Area and Required Action Description. Y = Indicates Design Approval Required
Category Items Required Action Description
To Be Completed Prior to Opening
Hotel Facilities Line Item > Additional Line Item
General public areas not to be re-used as-is must be re-purposed, such as barber shop and larger open meeting rooms, etc. Guest
facing areas that are not per brand standards are not permitted remain. All rooms intended to remain for employee and staff function
(such as offices) after all brand standards are met on property may remain, refurbish as needed to like-new condition. Submit
architectural drawings to brand/design for review of all proposal for entire property to convert to hotel brand. Refer to plan markups
provided for comments on layouts.
Doors and hardware: Refurbish/Refinish all doors and frames throughout like-new condition, free of visible wear-scratches, scrapes,
dings, etc. and to be uniform throughout. Prepare and re-paint metal door frames per a brand approved interior scheme. Install new
vinyl floor thresholds. Install new hardware where damaged, missing, or not coordinating in finish. All hardware to be in a single
coordinating finish-not brass.
Install a new RFID electronic lock on all guest accessed public doors. Contact a Wyndham approved door supplier.
Y
Hotel Facilities Ceiling/Walls > Public Restroom Design
and Requirements
Renovate all public area restrooms to coordinate to new public area new interior and per brand standards and like-new condition.
Prepare and re-paint or install wall vinyl on walls or a combination of both. Remove floor and wall tile and install new large format tile
(2ft. x 2ft. minimum. Tile to be located behind plumbing fixtures at minimum.) Install new ceiling tiles and re-paint ceiling grid. Install
new vanity or refurbish vanity with new natural stone (quartz) countertop, countertop/backsplash, augment mirror with a new frame
and install vanity light. Install new sink and faucet/controls. Refurbish toilets in proper working order, toilet partitions, and all
accessories and ensure supplies. Public restroom interior must be uniform in interior design/finishes and meet governing code for
accessible design standards.
Y
Hotel Facilities Stairways/Railings > Stairwells
Clean all stairwells. Ensure all finishes are in like-new condition and well lit for guest use. Ensure access is provided per governing
code and authority.
Lobby & Front Desk Floor Mat > Lobby Floor Mat Provide brand logo'ed floor mats at entrance and all secondary entry/exits.
Lobby & Front Desk Furniture > Lobby Furniture
Replace FF&E throughout (tables and chairs, seating, furnishings, decorative artwork, decorative lighting, window treatments, etc.) to
a brand approved interior aesthetic to provide a consistent appearance. Select furnishing items can remain given they coordinate to
new proposed custom public space interior.
Y
Lobby & Front Desk Line Item > Additional Line Item
All rooms intended to remain for employee and staff function (such as offices) after all brand standards are met on property may
remain, refurbish as needed to like-new condition.Y
Lobby & Front Desk Front Desk Area > Front Desk Area
Design
(See plan markups sketch) Enlarge front desk area and renovate per brand aesthetic to Haven interior scheme. Extend partial height
wall divider to underside of ceiling to create back wall drop for check-in area. Remove existing regisrtation desk in its entirety and
replace with new open pod style with natural stone (quartz) countertop.
Y
Lobby & Front Desk Ceiling/Walls > Lobby Area Fixtures and
Finishes
(See plan markups sketch) Renovate the Entry Vestibule, Lobby Foyer, Lobby Seating Areas, Registration area, and Public Corridors
throughout to implement Wyndham standards and Hawthorn design aesthetic. Utilize a brand approved interior scheme for installation
of all new finishes (new large format porcelain tile flooring (2ft. x 2ft. minimum) and inset carpet areas, remove handrail and install
upgraded wall finishes, and remove sections of ACT and install smooth, painted drywall ceilings in select areas to feature.) Install a
combination of recessed LED can light fixtures, linear cove lighting, decorative sconces and tablelamps, etc. All decorative moldings
may remain.
Submit proposal (drawings, etc.) to brand/design for review and approval prior to commencement of work in the field.
Y
Meeting & Business Ceiling/Walls > Meeting Room & Board
Room Design
If meeting/banquet rooms will be provided, ensure these are renovated in their entirety to brand interior scheme/aesthetic and per
brand standards. Install new carpet flooring and vinyl wall base throughout. Install new large, decorative pendant hung fixtures at
lower dropped soffits to create visual interest. Ensure all lighting is LED type. Provide new FF and E and furniture and serving
millwork base cabinetry and natural stone (quartz) counter. Provide light filtering roller shades at windows with one layer of blackout
capability.
Submit cohesive proposal to brand/design for review and approval prior to commencement of work in the field.
Y
Meeting & Business Availability > Business Center Equipment
& Services
Provide a new business center print station per brand aesthetic located in open lobby incorporating millwork base and new natural
stone (quartz) countertop. Provide business center with a minimum of 2 computers and a shared printer and per brand standards.Y
Page 22 of 52 Doc ID: ca37a437e38f566005fb40813af03350f2b28f31
Brand: Hawthorn, Ref # :OPP00550884, Site #57909
1555 Oak Avenue,
Evanston, IL, United States, 60201
Page 6 of 7
03/22/2023 02:02:15 PM
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Brand: Hawthorn, Ref # :OPP00550884, Site #57909
1555 Oak Avenue,
Evanston, IL, United States, 60201
Page 7 of 7
03/22/2023 02:02:15 PM
PLAN REQUIREMENTS & SUBMITTAL PROCESS
Please submit all design plans and specifications to Wyndham Interior Design (interior.design@wyndham.com) for review and approval prior to purchasing or starting renovations.
All renovations must meet Brand Standards, any items purchased or renovated without approval may need replacement if they do not meet brand design standards.
OVERVIEW
The PIP identifies specific items which we inspected at the Facility which were not in compliance with brand standards and need to be corrected. It is the responsibility of the Owner/Franchisee to review
the Brand Standards Manual for a complete description of all standards and to maintain Brand Standards for any areas of the property that are not specifically covered in this PIP.
In addition, you are responsible for ensuring that the Facility is constructed, improved, maintained and operated in compliance with all applicable federal, state and local laws, codes, ordinances and
regulations, including but not limited to, the Americans with Disabilities Act and its Accessibility Guidelines. This PIP was based on a random sample inspection of the Facility on the date specified. You
may need to take additional actions to meet brand standards or comply with law or, at our discretion, if the condition of the facility changes materially since the inspection date or if the brand standards
change.
All items in this PIP are required to be completed no later than the timeframes noted. Time extensions in no way imply a waiver. Failure to comply with specified deadlines for completing items may result
in default under your license or franchise agreement and reservation service suspension. All items will continue to be evaluated on condition, appearance and adherence to brand standards through
periodic quality assurance inspections. Any items on a future quality assurance inspection that do not meet brand standards will be required to be remedied. Failure to maintain acceptable levels of
conditions and appearance and adherence to brand standards may be grounds for default under the Franchise or License Agreement. Prior to the commencement of all work you are required to ensure
that you are complying with the most current standards. Please consult your Development Director or noted department with specific questions to comply with the requirements contained in the PIP.
To obtain access to the Brand Standards please visit https://brandstandards.wyndham.com and/or contact your Wyndham representative to request temporary Brand Standard Portal access. Your
request will be reviewed and processed in a timely manner.
By signing this PIP, you acknowledge and agree that this PIP may be provided to Wyndham Hotels & Resort's approved vendors for the purpose of their offering products and services that are required
to complete this PIP. You hereby grant permission for the entire PIP and/or any information necessary for the vendor to offer their products and services. The information provided includes but is not
limited to contact information, property address, number of rooms, brand converting to, and a list of items related to necessary or required products and services.
ONLY THE FRANCHISOR MAY REVISE THIS PIP. THE PIP IS VOID 180 DAYS AFTER THE INSPECTION DATE UNLESS THE FRANCHISE OR LICENSE AGREEMENT BECOMES EFFECTIVE.
The Franchise Review Committee may in its discretion revise this PIP as a condition of approving your application. You should not consider this PIP to be final until we sign the License or Franchise
Agreement.
Signed: __________________________________________________________ Date: _____________
Print Name: _________________________________________________________
Revisions- All Previous Copies are Invalid
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(shaded area) install new LQ large format tile panels as
shown (work with a specified approved tile vendor)
-trim back greenery/trees to allow for good visibility to area
from street
install new illuminated channel letter
signage per HTN brand specifications,
work with a Wyndham approved exterior
signage vendor
remove and install new 2-post
entrance canopy per brand modern
aesthetic and exterior colors
patch and repair, pressure-wash all
building surfaces (fascia, trims, grilles,
etc.) to like-new condition
Hawthorn Suites
Evanston. IL
03/2023
FOR CONCEPTUAL USE ONLY. Property Owner is responsible for providing detailed drawings
prepared by a professional for construction purposes and also submit to Wyndham Hotels & Resorts
Dept. of Design and Construction for review in compliance to brand standards and in conjunction with
the PIP document. Compliance to applicable local code regulations including accessibility standards
have not been reviewed and are the sole responsibility of the architect of record.Page 30 of 57Page 25 of 52 Doc ID: ca37a437e38f566005fb40813af03350f2b28f31
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King Homes
Hawthorn conversion
Evanston, IL
03/2023
FOR CONCEPTUAL USE ONLY. Property Owner is responsible for
providing detailed drawings prepared by a professional for construction
purposes and also submit to Wyndham Hotels & Resorts Dept. of Design
and Construction for review in compliance to brand standards and in
conjunction with the PIP document. Compliance to applicable local code
regulations including accessibility standards have not been reviewed and are
the sole responsibility of the architect of record.
open up entrance into dining
room/breakfast area from lobby
breakfastserving areaextension of
lobby/lounge
seating area
focal wall treatmentrepurpose rooms (if will
be guest facing)
Sundry
/ Market
Front Desk Check-in
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do not have common use toilets to the
guest corridor side - re-purpose to ice
machine area, on 2nd and 4th floors
& laundry chute through all floors
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create a guest laundry area
on 3rd and 5h floors
implement a laundry chute
and housekeeping closet
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do not have common use toilets to the
guest corridor side - re-purpose to ice
machine area, on 2nd and 4th floors
& laundry chute through all floors
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create a guest laundry area
on 3rd and 5h floors
implement a laundry chute
and housekeeping closet
Page 31 of 52 Doc ID: ca37a437e38f566005fb40813af03350f2b28f31
From:Clifton, Leonard
To:david@wrechicago.com
Cc:"Cameel Halim"; matt@wrechicago.com
Subject:RE: Items Needed for Proposed Hawthorn: Evanston, IL Facility
Date:Monday, April 3, 2023 12:06:17 PM
See Responses Below… Please use as a guide
From: david@wrechicago.com <david@wrechicago.com>
Sent: Friday, March 31, 2023 6:15 PM
To: Clifton, Leonard <Leonard.Clifton@wyndham.com>
Cc: 'Cameel Halim' <cmlabd@aol.com>; matt@wrechicago.com
Subject: Items Needed for Proposed Hawthorn: Evanston, IL Facility
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you
recognize the sender and know the content is safe.
Good Evening Leonard,
As part of the process to get our hotel property in Evanston, IL zoned to allow an
“Apartment Hotel”, the Evanston City Council’s Planning & Development Committee
has requested that we provide some specific information to them with regards to how
we would operate this property. Would it be possible that you help us craft a proper
reply by answering a few of the questions put to us by the city, that we might
incorporate that information into our official response.
1. Statement from Wyndham regarding their experience with franchises:
· Number of locations in each state and how many are extended stay vs
hotels?
Wyndham is the world’s largest hotel chain by number of properties,
thanks to its focus on more modestly-sized hotels. It has 26 Brands
and over 9,000 properties across more than 80 countries globally,
which makes Wyndham an internationally renowned hospitality
company.
· How many of these franchises Wyndham manages and how many are
self-managed?
All Hotels are Self-Managed
· What is the mix of permanent vs. transient guests observed at these
facilities?
100% Transient
2. We have the physical requirements from Wyndham for the Property
Improvement Plan, but need to know if there are any other licensing you require
of us to obtain a franchise?
Certificate of Occupancy and Annual Trainings required and taught
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by the brand. These will be outlined in the Franchise Agreement.
3. Your thoughts on the following items:
·Can you help provide us with a best estimate of the number of
employees, broken out by shift, needed to run the hotel?
§ General Manager - 1
§ Front desk – 2 am, 2 pm, 1 Overnight
§Back office - 2
§ Sales - 1
§ Housekeeping - 10
§ Security - 2
· Can you help provide us an understanding of how the booking process
works?
On Average, 74% of Reservations come through the Brand’s Central
Reservations, the remaining 26% through other Online Travel
agencies like Expedia and Travelocity. Wyndham negotiates on your
behalf for associated fees.
What would Wyndham do and what would our responsibilities be if we
self-manage the property.
Wyndham can and will provide support in various ways, above
property level. We have a Regional Director of Operations that will
provide support with Operational needs and suggestions. We have a
Quality Department that also monitors Quality to ensure Brand
requirements are met. We have models for Revenue Management
and Sales Support that are a paid service if you should choose. This
is a general overview but the FDD discloses a complete breakdown
of services.
If a guest stays on long term (say, greater than 30 days), do you
normally require them to sign some form of lease? How will both
transient guests and long-term guests be tracked and recorded?
Tracking of guests stays are all done through the property
management system that you will receive as part of the Franchise.
We do not have any requirements of lease agreements for stays
over 30 days.
·Can you provide any thoughts on what an initial rate schedule might
look like for daily, weekly & monthly customers?
This is market specific and the opening team will work with you to
set rate months before opening. Rate schedule will be established.
If you can help us with answers to these questions, we can prepare our formal
response for the scheduled April 24th hearing.
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Additionally, Mr. Halim would like to know the next time you are in Chicago so he can
take you downtown to view his 311 unit / 16-story gold coast property at 1100 N.
LaSalle, which he is now considering to also turn into a hotel.
I will be in town the week of the 17th of April. I will confirm a date to meet as we get
closer.
Thanks
Leonard
Regards,
David Wolff
Senior VP of Technology Operations & Special Project Development
Wilmette Real Estate & Property Management
* E-mail: david@wrechicago.com
( Phone: 847-920-2078
This e-mail and its language, along with any attachments, are tools for negotiating purposes only and do
not constitute a firm offer in entirety nor a firm offer as to any specific provision. Neither party is under any
legal obligation to the other until the execution of the final lease/contract.
Additionally, this e-mail, along with any attachments, are the confidential property of the sender, and are
intended solely for the use of the individual or entity to whom this e-mail is addressed. If you are not one
of the named recipient(s) or otherwise have reason to believe that you have received this message in
error, please notify the sender and delete this message immediately from your computer. Any other use,
retention, dissemination, forwarding, printing or copying of this e-mail is strictly prohibited.
This email message (including all attachments) is for the sole use of the intended recipient(s)
and may contain confidential information. If you are not the intended recipient, please contact
the sender by reply email and destroy all copies of the original message. Unless otherwise
indicated in the body of this email, nothing in this communication is intended to operate as an
electronic signature and this transmission cannot be used to form, document, or authenticate a
contract. Wyndham Hotels and Resorts and/or its affiliates may monitor all incoming and
outgoing email communications in the United States, including the content of emails and
attachments, for security, legal compliance, training, quality assurance and other purposes.
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SUNDRIES
BUSINESS
CENTER
MEETING
ROOM
LOBBY
BREAKFAST
SERVING AREA
BAR AREA
(w/ wall of
alcohol)
HOST STATION
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APPROVED
MEETING MINUTES
LAND USE COMMISSION
Wednesday, January 11, 2023
7:00 PM
Lorraine H. Morton Civic Center, 2100 Ridge Avenue, James C. Lytle City Council
Chambers
Members Present: Myrna Arevalo, George Halik, Jeanne Lindwall, Kristine
Westerberg, and Matt Rodgers
Members Absent: Brian Johnson, John Hewko, Kiril Mirintchev, and Max Puchtel
Staff Present: Neighborhood and Land Use Planner, Meagan Jones, Assistant
City Attorney, Alex Ruggie, Planning Manager Liz Williams, Zoning
Administrator Melissa Klotz, Michael Griffith, Planner, and Sarah
Flax, Interim Director of Community Development
Presiding Member: Matt Rodgers
_____________________________________________________________________
Call to Order
Chair Rodgers opened the meeting at 7:02pm. A roll call was then done and a quorum
was determined to be present.
Commissioner Halik made a motion to move Agenda Items III, Election of Officers and
IV, Approval of 2023 Meeting Schedule to after New Business and before
Communications. Seconded by Commissioner Lindwall. A voice vote was taken, and
the motion passed, 5-0.
Approval of November 30, 2022 Meeting Minutes
Commissioner Westerberg made a motion to approve the Land Use Commission
meeting minutes from November 30, 2022, with the following amendments:
1. Page 8, third full paragraph, replace “increased” with “ceased”; and
2. Page 2, paragraph starting with Sue Loellbach, Connections Manager of
Advocacy, should add that it was discussed that the Good Neighbor Agreement
is not going to be done until after the permit was granted.
Seconded by Commissioner Lindwall. A voice vote was taken, and the motion passed,
5-0.
New Business
A. Public Hearing: Special Use Permit | 1555 Oak Avenue | 22ZMJV-0085
Cameel Halim, property owner, requests a Special Use Permit for an Apartment
Hotel at 1555 Oak Avenue, commonly known as the Museum Residences on Oak
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January 11, 2023 Land Use Commission Meeting
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APPROVED
or the King Home, in the R6 General Residential District (Section 6-8-8-3). The
Land Use Commission makes a recommendation to the City Council, the
determining body for this case in accordance with Section 6-3-5-8 and Ordinance
92-O-21.
Alan M. Didesch, General Counsel to BCH 1555 LLC, introduced William Ng of William
NG Architects and presented an overview of the proposed Apartment Hotel and his
interpretation of how it complies with City Standards for Approval.
Commissioner Questions
Commissioner Halik asked staff if there was a maximum number of transient units since
there is a minimum of twenty-five percent. Ms. Klotz responded that the Zoning Code
definition does not include a maximum. Commissioner Westerberg asked whether it
would be a Hotel or an Apartment Hotel if there were 100% transient guests. Ms. Klotz
noted that it could be either. Discussion ensued regarding the zoning ordinance
definition and the primary use of the property.
Commissioner Lindwall asked how the accessory property facilities (restaurant,
barbershop, massage spa, etc.) would be used and who was going to operate them.
Mr. Didesch responded that BCH 1555 LLC would hire for the positions and the
implementation phasing has not yet been determined.
Commissioner Westerberg asked whether they could use permeable pavers for the
parking lot. Mr. Didesch responded that BCH 1555 LLC may consider it.
Chair Rodgers called for public comment. There was none.
The record was then closed.
Deliberations
Commissioner Lindwall remarked that transient hotel guests could provide additional
city revenue that a permanent apartment building would not.
Commissioner Halik said that he thinks the proposal meets the Zoning Code definition.
Commissioner Westerberg noted that it may enhance and differentiate the Apartment
Hotel Zoning Code definition by adding a maximum number of transient guests. Chair
Rodgers stated that he also thinks it is a good project, but the Zoning Code definitions
should be improved.
The Chair reviewed the nine Standards for Special Use (Section 6-3-5-10).
1. Is one of the listed special uses for the zoning district in which the property lies:
The Apartment Hotel definition is listed as an eligible special use in the R6
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January 11, 2023 Land Use Commission Meeting
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APPROVED
General Residential District and this project could also be interpreted as a Hotel
implying that the Zoning Code Apartment Hotel definition should be clarified.
2. Complies with the purposes and the policies of the Comprehensive General Plan
and the Zoning Ordinance: The property has been vacant for a period and the
adaptive reuse preserves the building meeting the standard.
3. Does not cause a negative cumulative effect in combination with existing special
uses or as a category of land use: The proposed building reuse will bring
downtown activity and so the standard is met.
4. Does not interfere with or diminish the value of property in the neighborhood:
The property is now vacant property so the reuse will increase value and
therefore, the standard is met.
5. Is adequately served by public facilities and services: The building is near public
transportation and is already served by public facilities, so the standard is met.
6. Does not cause undue traffic congestion: With parking provided, the incremental
traffic would not have a negative effect downtown and so the standard is met.
7. Preserves significant historical and architectural resources: The property
preserves a mid-century non-historic building, and thus the standard is met.
8. Preserves significant natural and environmental resources: The lot has open
space which is being preserved and so the standard is met.
9. Complies with all other applicable regulations: The applicant had proved to be
familiar with Evanston regulations and so the standard is met.
Chair Rodgers asked for Commissioner comments on the standards. Commissioner
Westerberg recommended adding a permeable paver condition. It was also clarified
that there would be no percentage applied to the number of transient guests.
Commissioner Lindwall made a motion to recommend approval to the City
Council to approve the Special Use Permit on the property located at 1555 Oak
Avenue, 22ZMJV-0085, with the following conditions:
1. The applicant paves the unimproved parking lot with permeable pavers
within one year of approval of the Special Use Permit.
2. The Special Use Permit is in general compliance with the application and
testimony provided.
Second by Commissioner Halik. A voice vote was taken, and the motion carried,
3-2.
B. Public Hearing: Appeal | 1733 Oakton Street | 22ZMJV-0088
Cheryl & Robert Muno, property owners of 1729 Oakton Street, appeal the Zoning
Administrator’s decision to grant minor zoning relief (case number 22ZMNV-0074)
to construct a second story addition with a proposed east interior side yard
setback of 3.9’ and an existing first story of 3.9’ (Section 6-8-3-7) in the R2 Single
Family Residential District. The appellant appeals the approval of the 3.9’ east
interior side yard setback variation, and also appeals the overhang amount (eave;
yard obstruction) approved without variation. The Land Use Commission is the
determining body for this case in accordance with Section 6-3-8-8 of the
Evanston Zoning Code and Ordinance 92-O-21.
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January 11, 2023 Land Use Commission Meeting
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APPROVED
Robert Muno, 1729 Oakton Street, presented his opposition to the variances being
requested at 1733 Oakton Street. The primary reasons for opposition include loss of
light, increased noise, and the potential for stormwater runoff to negatively impact his
property at 1729 Oakton Street.
Commissioner Questions
Commissioner Lindwall asked if the distance from the west side of the property to the
house was about five feet. Mr. Muno stated that he did not know the exact distance.
Ms. Klotz summarized that the variance was granted due to finding that it met the
standards for a minor variation. Relocating the addition created construction issues and
potential triggers for additional variance requests. The permitted bulk in the zoning
district was not maximized and other houses on the block were at a similar height to the
proposed addition. Commissioner Westerberg asked staff if an offset of the second
story was considered, and Ms. Klotz replied that it was not. Ms. Klotz noted that a
stormwater drainage plan will have to be approved prior to issuing the building permit.
The record was then closed.
Deliberations
Commissioner Halik noted residents cannot own natural light or views and the setback
was not an issue created by the homeowner. He also stated that the property owner
has the right to build, and they were not proposing to maximize what they could have
been allowed. Commissioner Westerberg noted that stormwater is a substantive issue
and should be reviewed prior to permit issuance and Chair Rodgers concurred.
The Commission then reviewed the Standards for a Minor Variation (Section
6-3-8-12-A).
1. The practical difficulty is not self-created: The legally nonconforming interior side
yard setback is not self-created by the minor variation applicant and so the
standard is met.
2. The requested variation will not have a substantial adverse impact on the use,
enjoyment, or property values of adjoining properties: The second story height is
not maximized thus not creating a substantial adverse impact and so the
standard is met.
3. The requested variation is in keeping with the comprehensive general plan and
the zoning ordinance: Adding on to existing house stock aligns with the plan
meeting the standard.
4. The requested variation is consistent with the preservation policies set forth in
the comprehensive general plan: The minor variation allows a second story
addition rather than an increased building footprint which would have created a
larger negative effect and so the standard is met.
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APPROVED
5. The requested variation requires the least deviation from the applicable
regulation among the feasible options identified before the Zoning Administrator
issues his/her decision regarding said variation: Alternative locations were
considered that did not take advantage of the existing structure and so the
standard is met.
Commissioner Lindwall made a motion to affirm the Zoning Administrator’s
decision on the property located at 1733 Oakton Street, 22ZMJV-0088, with the
instruction that as the project moves forward through the permitting process that
staff pay particular attention to the stormwater management system. Second by
Commissioner Halik. A voice vote was taken, and the motion carried, 5-0.
Commissioner Halik made a motion to accept the Zoning Administrator’s
interpretation on the property located at 1733 Oakton Street, 22ZMJV-0088, that
the proposed 4” eave is compliant. Second by Commissioner Westerberg. A
voice vote was taken, and the motion carried, 5-0.
C. Public Hearing: Special Use & Major Variation | 1801-1805 Church Street and
1708-1710 Darrow Avenue | 22ZMJV-0089
Pastor Clifford Wilson, Mt. Pisgah Ministry, Inc., applicant, submits for a Special
Use for a use (religious institution) in the oWE West Evanston Overlay District
exceeding 10,000 square feet but less than 40,000 square feet (Sections
6-15-15-XVII-B.4 and 6-15-15-XVII-B.6), and submits for the following Major
Variations from the Evanston Zoning Code: 1) Reduce required front yard build to
zone from 5’-25’ to 0’ at upper floors (Section 6-15-15-XVII-A.2), 2) Reduce
required west interior side yard setback from 5’ to 0’ (Section 6-15-15-XVII-A-6), 3)
Increase impervious surface coverage from 60% + 20% semi-pervious surface
material to 90.3% (Sections 6-15-15-XVII-A.8 and 6-15-15-XVII-A.9), 4) Increase
building height from 2 stories or 30’ to 3 stories at 44.0’ to parapet (Section
6-15-15-XVII-B.1), 5) Eliminate the required building stoop base type and provide a
storefront base type instead (Section 6-15-15-IV, Table IV.A, and 6-15-15-V-C.4), 6)
Provide occupied space behind building parapet cap type where occupied space
is not permitted (Section 6-15-15-IV, Table IV.A, and 6-15-15—VI-A.3), 7) Eliminate
the required one short loading berth (Section 6-16-5, Table 16-E), 8) Increase yard
obstruction from 10% to 40% into corner side setback for exterior building fins
and vertical trellis (Section 6-4-1-9-B.1), 9) Eliminate the required 3’-4’ tall steel or
PVC picket fence around the parking area (6-15-15-XVIII.B.5), in order to construct
a 3-story building for a religious institution with both on-site and leased offsite
parking in the B2 Business and oWE West Evanston Overlay Districts. The Land
Use Commission makes a recommendation to the City Council, the determining
body for this case in accordance with Zoning Code Section 6-3-5-9, and
Ordinance 92-O-21.
Senior Pastor Clifford Wilson, Mt. Pisgah Ministry, Inc., 1813 Church Street, stated their
goal is to build a new non-denominational religious institution with a soup kitchen to help
those in need. Mr. Richard Koenig, Executive Director of Koenig Housing Opportunity
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APPROVED
Development Corporation (“HODC”), a non-profit organization building affordable
housing, provided an overview of the sites and the projects which revitalize the block
with a new church, 44 new affordable residential apartments, and a retail space.
Chair Rodgers asked staff to read Item IV. D. into the record due to the interrelationship
of the projects. Ms. Ruggie confirmed that both projects will move together to the City
Council for approval.
Commissioner Questions
Commissioner Halik inquired what the impact would be if the HODC project was
reduced from five to four stories. Mr. Koenig replied that it would not be financially
feasible.
Commissioner Lindwall questioned the impact of eliminating the zero front yard setback
and front loading for the buildings without a designated loading berth. Mr. Koenig
responded that it would make the units smaller and challenge the number of parking
spaces able to be built. Mr. Griffith added that Evanston Public Works indicated their
approval of a shared on-street loading zone for the entire block. Mr. Koenig also
mentioned that the church currently does not often use the loading space and does not
expect a lot of HODC move-in and out traffic.
Commissioner Lindwall asked about the planter locations and Mr. Koenig responded
that they extend two feet from the east wall. Commissioner Lindwall asked why there is
a separate location for the garbage chute and recyclables. Mr. Koenig replied that they
have found this practice to promote less mixing of trash.
Commissioner Halik said that the Special Overlay District triggers several variations and
questioned staff about the future of overlay districts. Ms. Klotz answered that the
Planning & Development Committee discussed the overlay district challenges due to the
strict structure and age of the form-based Zoning Code with no further action.
Commissioner Westerberg inquired about the stormwater and soil remediation plans.
Mr. Griffith answered that the applicant is proposing a stormwater vault to hold and
slowly release the water into the alley stormwater system and that any further soil
remediation would be addressed during building permit review.
Chair Rodgers called for public comment.
Carlis Sutton, 1821 Darrow Avenue, commented that the overlay district is problematic
and that the proposed design is not characteristic of the neighborhood.
Tina Paden, 1122 Emerson Street, inquired about confirmation of the environmental
cleanliness of the site. She asked about the value of the property that the church is
being built on and future ownership of the two properties. She asked if HODC would be
building the church and where was its parking. She asked what the public notice
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APPROVED
distance was for an overlay district. She asked if there would be a priority for minority
hiring and how preference to Evanston residents could be managed. She questioned
whether there was a lack of public meetings and if this use was the best for public
property which should serve the greater community.
Priscilla Giles, 1829 Ashland Avenue, objects to the size of the building as it relates to
the neighborhood.
Nambi Chambers, 1816 Darrow Avenue, expressed concern about traffic, parking and
building height. Xiomara Chambers, 1816 Darrow Avenue, also expressed concern
about parking especially during street and snow cleaning. She added that there tends
to be standstill traffic in front of the storefronts.
Katie Nawrocki, Crosby Theodore, LLC, 1817 Church Street, asked for a three-month
continuance to discuss the documents and variations submitted by the applicant. Their
concerns include stormwater, impact on a local landmark structure, the building's height
and bulk, and that the least deviation standard was not provided. Erin Jackson, also
1817 Church Street, acknowledged that 1817 has stormwater issues and would like to
understand how the proposed project would impact parking for her business. She also
concurs with the spirit of providing affordable housing to individuals in the area.
Vanessa Johnson McCoy, 1710 Central Street, noted that affordable housing is a need
that she has seen in Evanston through her real estate experience and the church
provides great service to the community.
Sidney Reed, 1151 Ashland Avenue, expressed support of the affordable housing
development and getting some of the property back in a taxable status.
Keith Banks, 737 Reba Place Development Corporation, Suite B, spoke in support of
the affordable housing development and the height of the building.
Mr. Koenig summarized that the public meetings began in July 2019 with a community
meeting regarding the site, followed by 5
th Ward meetings in October. The city issued a
Request for Qualifications (RFQ) in January of 2020 and in June, the Economic
Development Committee met to discuss the responses and voted to recommend the Mt.
Pisgah Ministry and HODC partnership (“Partnership”) to the City Council in December.
The City Council authorized negotiations with the Partnership in January 2021 and
adopted an ordinance in February 2021 to negotiate a purchase and sale agreement
with the Partnership. 5
th Ward project presentations were made in August and
December of 2021. Flyers were distributed to neighborhood homes and businesses in
September 2022 prior to another community meeting held later that month.
Mr. Koenig confirmed that the city has property environmental clearance in the form of
an Illinois Environmental Protection Agency (IEPA) No Further Remediation Required
(NFR) Letter that was communicated by issuing it with the 2020 RFQ and including it
with these public hearing packets. Pastor Wilson has testified regarding personally
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observing removal of the tanks. Any further clean-up objectives are local, based on
land use and handled through the permitting process.
Mr. Koenig responded that the donated portion of the property is appraised at
approximately $1M and eligible for a state donation tax credit. The church will only own
the east section of the property and HODC will own the west and pay property taxes.
He further clarified that the five parcels will be combined and subdivided into two with
two different parcel identification numbers (PINs). The two projects will be built
independently.
Pastor Wilson stated that they currently have 7 church parking spaces. Evanston
Township High School has granted permission to let the church park on Sunday in the
southeast parking lot if necessary (typically for weddings and funerals). He has reached
out to adjacent churches for Saturdays or other days when they are not using spaces
for additional parking if necessary.
Mr. Koenig restated that Federal Fair Housing law does not allow a local waitlist. HODC
has requested consideration to allow it but if it is not approved, they will comply with the
law. He confirmed that they will comply with Evanston’s minority hiring program.
Mr. Koenig summarized that there are 13 1-bedrooms, 20 2-bedrooms, and 11
3-bedrooms. The 1-bedrooms range from 640 to 670 square feet; the 2-bedrooms are
782 to 908 square feet, and the 3-bedrooms are 1,053 to 1,150 square feet.
Mr. Griffith noted that public mail notice was sent within a radius of 500 feet, the
requirement for variations.
Commissioner Westerberg asked staff when plans were posted, and Mr. Griffith noted
that the packet was posted the Friday prior to the Land Use Committee meeting and
public mail notices were sent in mid-December. Mr. Koenig added that plans,
elevations, and story boards have been part of earlier presentations over the last 18
months for both projects.
Chair Rodgers asked for commissioners’ input on continuing the hearings and staff
input on the Land Use Commission case schedule. Chair Rodgers set the expectation
that the developer and church hold an additional community meeting to review the
plans. He also noted that continuing to February 8, 2023, will not include another
mailed public notice. Commissioner Lindwall suggested that stormwater drainage, lot
coverage and alley function be discussed with the neighbors.
Commissioner Lindwall made a motion to continue the hearing to the February 8,
2023 meeting on the property located at 1801-1805 Church Street and 1708-1710
Darrow Avenue, 22ZMJV-0089. Second by Commissioner Westerberg. A voice
vote was taken, and the motion carried, 5-0.
D. Public Hearing: Major Variation | 1811-1815 Church Street and 1708-1710
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Darrow Avenue | 22ZMJV-0092
Richard Koening, Housing Opportunity Development Corporation, applicant,
submits for the following Major Variations from the Evanston Zoning Code:
1) Reduce the required front yard build to zone from 5’-10’ to 0’ (Section
6-15-15-IX-A.3), 2) Reduce the required west and east interior side yard setbacks
from 5’ to 0’ (Section 6-15-15-IX-A.5), 3) Reduce the required rear yard setback
from 5’ to 0’ (Section 6-15-15-IX-A.6), 4) Increase the maximum permitted
impervious surface coverage from 90% + 5% semi-pervious surface area to 99.7%
of lot area (Sections 6-15-15-IX-A.7 and 6-15-15-IX-A.8), 5) Increase the maximum
permitted building height from 3 stories and 47’ to 5 stories and 57.7’ (Section
6-15-15-IX-B.1), 6) Eliminate the required 8’ ziggurat setback at the 3rd story
(Section 6-15-15-IX-B.1), 7) Eliminate the required one short loading berth
(Section 6-16-5, Table 16-E), in order to construct a 5-story mixed-use building
with ground floor retail, 44 dwellings, and on-site parking in the B2 Business and
oWE West Evanston Overlay Districts. The Land Use Commission is the
determining body for this case in accordance with Zoning Code Section 6-3-8-2,
and Ordinance 92-O-21.
Commissioner Lindwall made a motion to continue the hearing to the February 8,
2023 meeting on the property located at 1801-1805 Church Street and 1708-1710
Darrow Avenue, 22ZMJV-0089. Second by Commissioner Westerberg. A voice
vote was taken, and the motion carried, 5-0.
Election of Officers
A. Election of Land Use Commission Chair and Vice-Chair
Commissioner Halik made a motion to elect Commissioner Matt Rodgers Chair,
seconded by Commissioner Lindwall, and Chair Rodgers accepted the nomination.
The motion carried 5-0. Commissioner Rogers made a motion to elect
Commissioner Max Puchtel Vice-Chair, seconded by Commissioner Lindwall. The
motion carried 5-0.
B. Election of Zoning Committee Members
The Election was deferred until the next Commission meeting.
C. Election of Comprehensive Plan Committee Members
The Election was deferred until the next Commission meeting.
D. Election of Comprehensive Plan Steering Committee Chair
Commissioner Rogers made a motion to elect Commissioner Jeanne Lindwall as the
Comprehensive Plan Steering Committee Chair, seconded by Commissioner
Westerberg. The motion carried 5-0.
Adoption of 2023 Meeting Schedule
Commissioner Westerberg made a motion to adopt the 2023 calendar, seconded by
Commissioner Lindwall. The motion carried 5-0.
Communications
Ms. Williams provided a Comprehensive Plan Update. Staff has identified key elements
to bring before those committees that have purview over the plan and will schedule
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these in the coming months prior to finalizing the RFP. Discussion ensued regarding
communicating commission and staff recommendations to City Council. Chair Rodgers
made a referral to staff to review the Zoning Code definition for an Apartment Hotel.
Adjournment
Commissioner Westerberg motioned to adjourn, Commissioner Lindwall seconded, and
the motion carried, 5-0.
Adjourned 10:03 pm.
The next meeting of the Evanston Land Use Commission will be held on Wednesday,
January 25, 2023, at 7:00 pm, in the James C. Lytle Council Chambers in the
Lorraine H. Morton Civic Center.
Respectfully submitted,
Amy Ahner, AICP, Planning Consultant
Reviewed by,
Meagan Jones, Neighborhood and Land Use Planner
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