HomeMy WebLinkAbout099-O-23 Amending the Zoning Map to Rezone 504-514 South Boulevard From the R4 General Residential District to the R5 General Residential District and Granting A Special Use Permit For a New 60-Unit Residential Planned Development at 504-514 South Blvd10/12/2023
99-O-23
AN ORDINANCE
Amending the Zoning Map to Rezone 504-514 South Boulevard From
the R4 General Residential District to the R5 General Residential
District and Granting A Special Use Permit For a New 60-Unit
Residential Planned Development at 504-514 South Boulevard
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 ordinances 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,
which states that the “powers and functions of home rule units shall be construed
liberally,” was written “with the intention that home rule units be given the broadest
powers possible” (Scadron v. City of Des Plaines, 153 Ill.2d 164); 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
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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
WHEREAS, Eugene Hu of PIRHL Developers, LLC (the “Applicant,”), for
the property located at 504-14 South Boulevard, Evanston, Illinois (the “Subject
Property”), legally described in Exhibit A, which is attached hereto and incorporated
herein by reference, applied, pursuant to the provisions of the Zoning Ordinance, to
amend the Zoning Map to move the Subject Property from the R4 General Residential
District to the R5 General Residential District and to permit the construction of a 60-unit
residential planned development located at the Subject Property; and
WHEREAS, Applicant has petitioned the City Council of Evanston for
approval of the following (collectively, the “Zoning Approval:):
A. An amendment to the Zoning Map to move the Subject Property from
the R4 General Residential District to the R5 General Residential
District.
B. A Special Use Permit for a Planned Development on the Subject
Property per Section 6-3-6 of the Zoning Ordinance.
C. The following Site Development Allowances as permitted by Section 6-
3-6 of the Zoning Ordinance:
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a. Street Side-Yard Setback: A street side-yard setback of five feet
(5’) where fifteen feet (15’) is required pursuant to subsection 6 -
8-7-7-(A)(2).
b. Interior Side-Yard Setback: An interior side-yard setback of six
feet two inches (6’ 2”) where three feet (3’) is required pursuant
to subsection 6-8-7-7-(A)(3).
c. Building Height: A building height of sixty-two feet (62’) where
Subsection 6-8-7-8 of the Zoning Ordinance allows the lesser of
five (5) stories or fifty feet (50’).
d. Density: 60 dwelling units where not more than 48 dwelling
units are allowed pursuant to City Code Section 6-8-7-4(D).
e. Impervious Surface Ratio: An impervious surface ratio of 85%
where 60% is the maximum permitted pursuant to Subsections
6-8-7-9.
f. Off-Street Loading Berth: Zero (0) off-street loading berths
where Table 16-E of Subsection 6-16-5 requires one (1) off-
street loading berth
all to allow the construction and operation of a 60-unit mixed-income residential planned
development with 65 surface parking spaces, 20 of which are proposed to be dedicated
for public use, located at the Subject Property.
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WHEREAS, pursuant to Subsection 6-3-6-5 of the Zoning Ordinance, the
City Council may allow Site Development Allowances from the normal district
regulations established in the Zoning Ordinance; and
WHEREAS, on September 13, 2023, in compliance with the provisions of
the Illinois Open Meetings Act (5 ILCS 120/1 et seq.) and the Zoning Ordinance, the
Land Use Commission held a public hearing, pursuant to proper notice, regarding case
no. 23PLND-0027 to consider an amendment to the Zoning Map, cited in Section 6-7-2
of the Zoning Ordinance, to place 504-514 South Boulevard from the R4 General
Residential District to the R5 General Residential District and to consider Applicant’s
application for a Special Use Permit for a Planned Development with Site Development
Allowances on the Subject Property, heard testimony and public comment and made
written minutes, findings, and recommendations; and
WHEREAS, after having considered the evidence presented, including the
exhibits and materials submitted, and public testimony provided, the LUC made the
following findings per Section 6-3-4-5 of the Zoning Ordinance:
1. Whether the proposed amendment is consistent with the goals, objectives
and policies of the Comprehensive General Plan as adopted and
amended from time to time by the City Council: The current
Comprehensive General Plan considers affordable housing. Also, the
current use as a parking lot is not the highest and best use for the
property. The proposed amendment meets the standard.
2. Whether the proposed amendment is compatible with the overall character
of existing development in the immediate vicinity of the subject property:
The surrounding area is R5, and the building character is similar and so
the standard is met.
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3. Whether the proposed amendment will have an adverse effect on the
value of adjacent properties: The similar surrounding neighborhood
residential uses will not be impacted so the standard is met.
4. The adequacy of public facilities and services: New construction will
require expansion of public services, which is believed to be able to be
met as the project represents only an increase from the R4 District to the
R5 District.
WHEREAS, after having considered the evidence presented, including the
exhibits and materials submitted, and public testimony provided, the LUC made the
following findings per Section 6-3-5-10 of the Zoning Ordinance:
1. Is one of the listed special uses for the zoning district in which the property
lies: It is permitted under the R5 District so the standard is met.
2. Complies with the purposes and the policies of the Comprehensive General
Plan and the Zoning ordinance as amended from time to time: The current
Comprehensive General Plan considers affordable housing. Also, a parking
lot is not the highest and best use for the property, so the standard is met.
3. Will not cause a negative cumulative effect, when its effect is considered in
conjunction with the cumulative effect of various special uses of all types on
the immediate neighborhood and the effect of the proposed type of special
use upon the City as a whole: Concerns about parking and construction traffic
can be met through conditions offsetting a negative effect and thus meeting
the standard.
4. Does not interfere with or diminish the value of property in the neighborhood:
Placing a modern building in this location will increase surrounding property
values and it will partially add tax revenue meeting the standard.
5. Is adequately served by public facilities and services: New construction will
require expansion of public services, which is believed can be met as the
project represents only an increase from the R4 District to the R5 District.
6. Does not cause undue traffic congestion: The TOD design and on-site
parking should adequately address this standard.
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7. Preserves significant historical and architectural resources: There are no
significant resources in the area.
8. Preserves significant natural and environmental resources: Open space
around the building will be improved along with a net zero design should
lessen its environmental impact meeting the standard.
9. Complies with all other applicable regulations of the district in which it is
located and other applicable ordinances, except to the extent such
regulations have been modified through the planned development process or
the grant of a variation: The affordable housing organizations will be working
with the Applicant to meet regulations. It is anticipated that the process will
continue and meet the standard.
WHEREAS, after having considered the evidence presented, including the
exhibits and materials submitted, and public testimony provided, the LUC made the
following findings per Section 6-3-6-9 of the Zoning Ordinance:
1. The requested Site Development Allowance(s) will not have a substantial
adverse impact on the use, enjoyment or property values of adjoining
properties that is beyond a reasonable expectation given the scope of the
applicable Site Development Allowance(s) of the Planned Development
location: The public benefit of providing modern affordable housing
demonstrates meeting this standard.
2. The proposed development is compatible with the overall character of existing
development in the immediate vicinity of the subject property: There are
similarly scaled buildings in the area, so the standard is met.
3. The development site circulation is designed in a safe and logical manner to
mitigate potential hazards for pedestrians and vehicles at the site and in the
immediate surrounding area: There are further improvements to be
considered because of the traffic study which should be achievable, so the
standard is met.
4. The proposed development aligns with the current and future climate and
sustainability goals of the City: The building will have to comply with the City
Green Building Ordinance and the LIHTC certification. Assuming compliance,
the standard is met.
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5. Public benefits that are appropriate to the surrounding neighborhood and the
City as a whole will be derived from the approval of the requested Site
Development Allowance(s): Public housing is a benefit, so the standard is
met.
WHEREAS, the Land Use Commission recommended approval of the
application for an amendment to the Zoning Map and of the application for a Special
Use Permit for a Planned Development with Site Development Allowances for the
Subject Property; and
WHEREAS, on October 9, 2023, the Planning and Development
Committee of the City Council held a meeting, in compliance with the provisions of the
Open Meetings Act and the Zoning Ordinance, received input from the public, carefully
considered and reviewed the findings and recommendation of approval of the Land Use
Commission in case no. 23PLND-0027, specifically determined that the Applicant’s
request for no off-street loading berth was appropriate, and recommended City Council
approval thereof; and
WHEREAS, at its meetings of October 9, 2023 and October 23, 2023,
held in compliance with the Open Meetings Act and the Zoning Ordinance, the City
Council considered the recommendations of the Planning and Development Committee,
made an amendment to eliminate the requirement of an off-street loading berth,
received additional public comment, made certain findings, and adopted said
recommendations; and
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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: The City Council hereby amends the Zoning Map to remove
those properties with the addresses and PINs listed in Exhibit B and identified in Exhibit
C, both attached hereto and incorporated herein by reference, from the R4 General
Residential District to the R5 General Residential District.
SECTION 3: Pursuant to the terms and conditions of this ordinance, the
City Council hereby grants the Special Use Permit for a Planned Development applied
for in case no. 23PLND-0027, to allow the construction of a new 60-unit mixed-income
residential planned development located at the Subject Property.
SECTION 4: The City Council hereby grants the following Site
Development Allowances:
(A) Street Side-Yard Setback: A Site Development Allowance is hereby granted for
an east street side-yard setback of five feet (5’) where fifteen feet (15’) is required
pursuant to subsection 6-8-7-7-(A)(2) of the Zoning Ordinance with Subsection 6-
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8-1-10(C)(3) allowing for an additional street side-yard setback site development
allowance to be requested from City Council.
(B) Interior Side-Yard Setback: A Site Development Allowance is hereby granted
for a west interior side-yard setback of six feet two inches (6’ 2”) where three feet
(3’) is required pursuant to subsection 6-8-7-7-(A)(3) of the Zoning Ordinance
with Subsection 6-8-1-10(C)(3) allowing for an additional interior side-yard
setback site development allowance to be requested from City Council.
(C) Building Height: A Site Development Allowance is hereby granted for an
approximately sixty-two foot (62’) building height, whereas subsection 6-8-7-8 of
the Zoning Ordinance allows the lesser of five (5) stories or fifty feet (50’) with
Subsection 6-8-1-10(C)(1) allowing for a height of an additional twelve feet (12’)
to be requested from City Council.
(D) Density: A Site Development Allowance is hereby granted for sixty (60) units,
whereas subsection 6-8-7-4(D) of the Zoning Ordinance allows for forty-eight
(48) units with Subsection 6-8-1-10(C)(3) allowing for an additional twelve (12)
units to be requested from City Council.
(E) Impervious Surface Ratio: A Site Development Allowance is hereby granted for
an impervious surface ratio of 85% where 60% is the maximum permitted
pursuant to Subsection 6-8-7-9 and Subsection 6-8-13 allows for an additional
15% impervious surface coverage.
SECTION 5: The City Council hereby imposes the following conditions,
violation of any of which shall constitute grounds for penalties or revocation thereof
pursuant to Subsections 6-3-10-5 and 6-3-10-6 of the Zoning Code:
A. Compliance with Applicable Requirements: The Applicant shall develop and
operate the Planned Development authorized by the terms of this ordinance in
substantial compliance with the following: the terms of this ordinance; the
Development Plan in Exhibit D, attached hereto and incorporated herein by
reference; all applicable City Code requirements; the Applicant's testimony and
representations and documents to the Land Use Commission, the P&D
Committee, and the City Council.
B. Construction Management Plan: The Applicant shall sign and agree to a
Construction Management Plan (CMP) with the City of Evanston prior to
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issuance of the building permit. The CMP must include but is not limited to the
following: vibration and settlement monitoring and a community communications
plan prior to the issuance of a building permit.
C. Green Building Ordinance: The Applicant agrees to comply with the City of
Evanston Green Building Ordinance and will obtain a LEED Gold Certification
Rating or equivalent (Net Zero Certification)
D. Floor Height: The Applicant shall continue to work with staff on design details for
the north and east building elevations as well as to explore the feasibility of
reducing the proposed floor-to-floor heights.
E. Compliance with General Conditions and Standards: The Applicant agrees to
comply with the General Conditions and Standards for Planned Developments
within Code Section 6-8-1-10.
F. Recordation: Pursuant to Subsection 6-3-6-10 of the Zoning Ordinance, the
Applicant shall, at its cost, record a certified copy of this ordinance, including all
exhibits attached hereto, with the Cook County Recorder of Deeds, and provide
proof of such recordation to the City, before the City may issue any permits
pursuant to the Planned Development authorized by the terms of this ordinance.
SECTION 6: If any provision of this ordinance or application thereof to
any person or circumstance is held 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 7: This ordinance shall be in full force and effect from and after
its passage, approval and publication in the manner provided by law.
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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Introduced: _______________, 2023
Adopted: _________________, 2023
Approved:
___________________________, 2023
________________________________
Daniel Biss, Mayor
Attest:
______________________________
Stephanie Mendoza, City Clerk
Approved as to form:
________________________________
Alexandra B. Ruggie, Interim Corporation Counsel
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October 9
October 23
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October 27
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EXHIBIT A
LEGAL DESCRIPTION
Lots 1, 2, 3, and 4 in Block 10 in Keeney and Rinn’s Addition to Evanston in Section 19,
Township 41 North, Range 14 East of the Third Principal Meridian, In Cook County,
Illinois.
PINs: 11-19-419-009-0000; and, 11-19-419-010-0000
Commonly Known As: 504-514 South Boulevard, Evanston, Illinois
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EXHIBIT B
Addresses and PINs of Properties Removed from the R4 General Residential
District and Placed Within R5 General Residential District
PINs: 11-19-419-009-0000; and, 11-19-419-010-0000
Commonly Known As: 504-514 South Boulevard, Evanston, Illinois
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EXHIBIT C
Map of Properties Removed from the R4 General Residential District and Placed
Within R5 General Residential District
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EXHIBIT D
Development Plan
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S 89°45'49" E 233.36'S 00°12'27" W 149.97'N 89°46'08" W 233.27'N 00°10'21" E 149.99'N 00°12'27" E 149.97'33.00'
33.00'
REVISIONS
PROJ NO:
PM :
DATE :
SCALE :
SHEET NUMBER
THIS DESIGN AND THESE DRAWINGS ARE THE PROPERTY OF
CAGE ENGINEERING, INC. NO PART OF THIS WORK MAY BE
REPRODUCED WITHOUT PRIOR WRITTEN PERMISSION FROM
CAGE ENGINEERING, INC.
OF CAGESOUTH BOULEVARD SHORES SUBDIVISIONEVANSTON, ILLINOISFINAL PLAT OF SUBDIVISION220196
SJP
07/14/23
31
1"=30'
AREA TABLE
CURRENT P.I.N.:
OWNER/CLIENT
SOUTH BOULEVARD SHORES SUBDIVISION
OF LOTS 1, 2, 3 AND 4 IN BLOCK 10 IN KEENEY AND RINN'S ADDITION TO EVANSTON IN SECTION 19, TOWNSHIP 41 NORTH,
RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS.
FINAL PLAT OF SUBDIVISION
OF
SURVEYOR'S NOTES
PREPARED BY/
RETURN TO:
SHEET INDEX
20
40200
LEGEND
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S 89°45'49" E 233.36'S 00°12'27" W 149.97'N 89°46'08" W 233.27'N 00°10'21" E 149.99'233.36'
233.27'
20
40200
REVISIONS
PROJ NO:
PM :
DATE :
SCALE :
SHEET NUMBER
THIS DESIGN AND THESE DRAWINGS ARE THE PROPERTY OF
CAGE ENGINEERING, INC. NO PART OF THIS WORK MAY BE
REPRODUCED WITHOUT PRIOR WRITTEN PERMISSION FROM
CAGE ENGINEERING, INC.
OF CAGESOUTH BOULEVARD SHORES SUBDIVISIONEVANSTON, ILLINOISFINAL PLAT OF SUBDIVISION220196
SJP
07/14/23
32
1"=30'
AREA TABLE
CURRENT P.I.N.:
OWNER/CLIENT
SOUTH BOULEVARD SHORES SUBDIVISION
OF LOTS 1, 2, 3 AND 4 IN BLOCK 10 IN KEENEY AND RINN'S ADDITION TO EVANSTON IN SECTION 19, TOWNSHIP 41 NORTH,
RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS.
FINAL PLAT OF SUBDIVISION
OF
SURVEYOR'S NOTES
LEGEND
PREPARED BY/
RETURN TO:
Page 18 of 50
Doc ID: 36a19fa554d04bd59a991cda6153439c709ecbc8
REVISIONS
PROJ NO:
PM :
DATE :
SCALE :
SHEET NUMBER
THIS DESIGN AND THESE DRAWINGS ARE THE PROPERTY OF
CAGE ENGINEERING, INC. NO PART OF THIS WORK MAY BE
REPRODUCED WITHOUT PRIOR WRITTEN PERMISSION FROM
CAGE ENGINEERING, INC.
OF CAGESOUTH BOULEVARD SHORES SUBDIVISIONEVANSTON, ILLINOISFINAL PLAT OF SUBDIVISION220196
SJP
07/14/23
33
N/A
SOUTH BOULEVARD SHORES SUBDIVISION
OF LOTS 1, 2, 3 AND 4 IN BLOCK 10 IN KEENEY AND RINN'S ADDITION TO EVANSTON IN SECTION 19, TOWNSHIP 41 NORTH,
RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS.
FINAL PLAT OF SUBDIVISION
OF
FOR REVIEW
3699
3699
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G
E
W
TV
OH
T
FO
X
D
S
PROPOSED LEGEND
CURB & GUTTER
REVERSE PITCH CURB & GUTTER
DEPRESSED CURB & GUTTER
PROPOSED BUILDING
PCC SIDEWALK
STANDARD DUTY ASPHALT
G
E
GAS SERVICE
ELECTRIC SERVICE
STORM SEWER
SANITARY SEWER
W WATER MAIN
STORM STRUCTURE
DOWNSPOUT CONNECTION
SANITARY MANHOLE
CLEANOUT
WATER METER
VALVE VAULT
VALVE BOX
HYDRANT
GAS METER
ELECTRIC METER
PARKING LOT LIGHT
FLOW ARROW
OVERLAND FLOOD ROUTE
TOP OF SIDEWALK GRADE100.00 TW
TOP OF CURB GRADE100.00 TC
PAVEMENT GRADE100.00 P
GROUND GRADE100.00 G
FENCEX
100
100
MAJOR CONTOUR
MINOR CONTOUR
D
S
1
SITE LOCATION
MAP & CIVIL
LEGEND
C0.0
PRELIMINARY ENGINEERING FOR
SOUTH BOULEVARD SHORES
504-514 SOUTH BOULEVARD, EVANSTON, IL
SECTION 19, TOWNSHIP 41N, RANGE 14E
LOCATION MAP
INDEX OF SHEETS
C0.0 - SITE LOCATION MAP & CIVIL LEGEND
C0.1 - EXISTING CONDITIONS PLAN
C1.0 - SITE LAYOUT PLAN
C2.0 - GRADING & SWM PLAN
C3.0 - UTILITY PLAN
C4.0 - CONSTRUCTION DETAILS
PROJECT
SITE
SHEET NUMBER
PROJ NO:
ENG :
DATE :
REVISIONS
THIS DESIGN AND THESE DRAWINGS ARE THE PROPERTY OF
CAGE ENGINEERING, INC. NO PART OF THIS WORK MAY BE
REPRODUCED WITHOUT PRIOR WRITTEN PERMISSION FROM
CAGE ENGINEERING, INC.
SHEET TITLE
OF 6PRELIMINARY ENGINEERING FORSOUTH BOULEVARD SHORES510 SOUTH BLVDEVANSTON, ILLINOIS220196
BPH/CAR/AMG
02/15/20232200 CABOT DRIVESUITE 325LISLE, IL 60532P: 630.598.0007WWW.CAGECIVIL.COMPage 20 of 50
Doc ID: 36a19fa554d04bd59a991cda6153439c709ecbc8
XXXXXXXXXOHOHOHOHOHOHOHOHOH OH OH OH OH OH OH OH OH OH OH OH OH OHOHOHOHOHXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOH
W W W W W W WWWWWWWWWWWWWWWWWWWWWWW
S
S
D D
80.0' HINMAN AVENUE RIGHT-OF-WAY
(TO BE PARTIALLY VACATED, SEE SITE PLAN AND PLAT OF SUBDIVISION)
2
EXISTING
CONDITIONS
PLAN
C0.1
1" = ' (HORIZONTAL)
''
0.8333
1.66670.83330
SHEET NUMBER
PROJ NO:
ENG :
DATE :
REVISIONS
THIS DESIGN AND THESE DRAWINGS ARE THE PROPERTY OF
CAGE ENGINEERING, INC. NO PART OF THIS WORK MAY BE
REPRODUCED WITHOUT PRIOR WRITTEN PERMISSION FROM
CAGE ENGINEERING, INC.
SHEET TITLE
OF 6PRELIMINARY ENGINEERING FORSOUTH BOULEVARD SHORES510 SOUTH BLVDEVANSTON, ILLINOIS220196
BPH/CAR/AMG
02/15/20232200 CABOT DRIVESUITE 325LISLE, IL 60532P: 630.598.0007WWW.CAGECIVIL.COMPage 21 of 50
Doc ID: 36a19fa554d04bd59a991cda6153439c709ecbc8
PAVING LEGEND
STANDARD DUTY ASPHALT
PCC SIDEWALK XXXXXXXXXOHOHOHOHOHXXXXXXXXXXXXXXXXOHOHOHOHOHOH
S
D D
S
DD
D
D
D
D
D
S
PROPOSED BUILDING
2.0' (MIN.)
8.5'
(TYP.)
8.4'5.0'
2.0'2.6'
5.0'24.0'5.0'12.0'12.0'R10.0'R
1
0
.
0
'R10.0'R
1
0
.
0
'R10.0'R10.0'R
3
.
0
'18.0'18.0'24.0'18.0'8.5' (TYP.)
BUILDING OVERHANG
5.0'7.1'5.0'
47.0' REMAINING HINMAN AVENUE RIGHT-OF-WAY
25.0' REAR SETBACK12.5' FRONTSETBACKR3.0'ADA RAMP
ADA RAMP
95 LF
RETAINING
WALL
5 STEPS
4 STEPS
4 STEPS
4 STEPS
4 STEPS
2 STEPS
10 STANDARD SPACES FOR CITY USE 1 ADA SPACE
FOR CITY USE
9 STANDARD SPACES FOR CITY USE
33.0' VACATED HINMAN
AVENUE RIGHT-OF-WAY
5.0'
5.0'
6.2'
6.0'85.0'3.0' INTERIOR SIDE SETBACK 85.0'68.1'7.7'7.8'16.8'16.8'21.9'20.4'7.2'
7.1'
ENTRANCE CANOPY
3
SITE LAYOUT
PLAN
C1.0
1" = ' (HORIZONTAL)
''
10
20100
SHEET NUMBER
PROJ NO:
ENG :
DATE :
REVISIONS
THIS DESIGN AND THESE DRAWINGS ARE THE PROPERTY OF
CAGE ENGINEERING, INC. NO PART OF THIS WORK MAY BE
REPRODUCED WITHOUT PRIOR WRITTEN PERMISSION FROM
CAGE ENGINEERING, INC.
SHEET TITLE
OF 6PRELIMINARY ENGINEERING FORSOUTH BOULEVARD SHORES510 SOUTH BLVDEVANSTON, ILLINOIS220196
BPH/CAR/AMG
02/15/20232200 CABOT DRIVESUITE 325LISLE, IL 60532P: 630.598.0007WWW.CAGECIVIL.COMSITE DATA TABLE
PROPOSED ZONING CLASS R-5
SITE AREA 0.803 AC
PROPOSED PARKING SPACES
STANDARD SPACES (FOR PRIVATE USE) 39
STANDARD SPACES (FOR CITY USE) 19
ADA SPACES (FOR PRIVATE USE) 6
ADA SPACES (FOR CITY USE) 1
TOTAL 65
IMPERVIOUS SURFACE COVERAGE
IMPERVIOUS AREA = 0.683 AC = 85%
SHEET NOTES
1. LOTS 1-4 AND ASSOCIATED PINS SHOWN ON SITE PLAN ARE
FOR REFERENCE ONLY. LOTS ARE PROPOSED TO BE
CONSOLIDATED INTO 1 LOT AS PART OF THE SOUTH
BOULEVARD SHORES SUBDIVISION, WHICH ALSO PROPOSES
TO PARTIALLY VACATE THE HINMAN AVENUE RIGHT-OF-WAY
Page 22 of 50
Doc ID: 36a19fa554d04bd59a991cda6153439c709ecbc8
S
DD
D
D
D
D
D
S
XXXXXXXXXOH OH OH OH OHOHOHOHOHXXXXXXXXXXXXXXXXOHOHOHOHOHOH
S
D D
PROPOSED BUILDING
F.F. = 22.00
18.47 MEET EX. P 18.36 MEET EX. P
17.20 MEET EX. P 16.49 MEET EX. P
16.57 MEET EX. P17.46 MEET EX. P
18.41 MEET EX. P 18.55 MEET EX. P
21.84 MEET EX. P22.89 MEET EX. P
24.20 MEET EX. P
24.33 MEET EX. P
22.96 MEET EX. P
21.84 MEET EX. P
19.89 MEET EX. P20.14 MEET EX. P21.03 MEET EX. P
21.15 MEET EX. P
17.42 MEET EX. P 17.28 MEET EX. P
22.00 T/W
5 STEPS @ 7" EACH
22.00 T/W
22.00 TC
21.50 P
19.10 P
22.40 P
21.90 P
21.30 P
17.85 P
18.70 P
16.70 P
16.80 P
18.50 P
18.55 P
18.35 P19.25 P
2 STEPS @ 7" EACH
8.33% (MAX)
14.0'
18.74 MEET EX. P
1.00%
1.00%
18.15 P
17.80 RIM
18.40 MEET EX. P
18.32 MEET EX. P18.20 P
17.92 MEET EX. P
17.98 MEET EX. P
3 STEPS @ 7" EACH
21.40 RIM
22.00 T/W
22.00 T/W
20.00 P
21.88 T/W
22.00 T/W
5.0% (MAX)
21.80 T/W
ADA RAMP
22.00 T/W
21.95 T/W
21.80 T/W
RIDGE 18.30 P
4 STEPS @
7" EACH
4 STEPS @
7" EACH
17.34 MEET EX. P 17.45 MEET EX. P
2.0% (MAX)2.0% (MAX)2.0% (MAX)21.94 T/STOOP
ADA RAMP
19.35 P
4 STEPS @ 7" EACH
22.00 T/STOOP
24.00 T/WALL
24.00 T/WALL
24.00 T/WALL
21.90 B/WALL
21.90 B/WALL
22.90 B/WALL
21.80 RIM
95 LF OF ±2'
RETAINING
WALL,
UNDERGROUND STORMWATER VAULT
19.45 P
19.10 P
22.00 T/STOOP
19.55 B/STOOP
19.00 RIM
19.00 P
21.70 P
19.50 P
21.20 P
21.20 P
20.35 P21.90 P
21.00 RIM
21.90 P
22.00 T/W
22.00 T/STOOP
22.00 T/STOOP
21.25 B/STOOP
20.25 RIM
21.15 P
20.15 P
RIDGERIDGE
RIDGE
21.94 T/STOOP
20.77 B/STEP
21.94 T/STOOP19.61 B/STEP
21.94 T/STOOP
19.61 B/STEP
TRENCH DRAIN (TYP.)
20.77 B/STEP
TOTAL SITE AREA 0.80 AC
IMPERVIOUS AREA 0.68 AC (.90 RUNOFF COEFF.)
PERVIOUS AREA 0.12 AC (.30 RUNOFF COEFF.)
RUNOFF COEFFICIENT 0.81
MWRD REQUIREMENTS
REQ.VOLUME CONTROL IMPERVIOUS AREA / 12
0.68 AC / 12
0.057 AC-FT
PROV. VOLUME CONTROL 0.057 AC-FT
(WITHIN STORMTECH SYSTEM)
MWRD DETENTION REQUIREMENTS ARE NOT REQUIRED FOR
PROPERTY HOLDINGS < 3.0 AC
CITY OF EVANSTON REQUIREMENTS
REQ. RELEASE RATE 0.15 CFS
ANTICIPATED INFILTRATION RATE 1.63 IN/HR
PROVIDED INFILTRATION RATE 0.19 CFS
(STORMTECH OPEN BOTTOM)
PROVIDED RELEASE RATE 0.15 CFS
(THROUGH VORTEX RESTRICTOR)
TOTAL PROVIDED RELEASE RATE 0.34 CFS
(INFILTRATION + VORTEX)
REQUIRED VOLUME 0.210 AC-FT
(PER MRM BULLETIN 75)
PROVIDED VOLUME 0.234 AC-FT
STORMWATER MANAGEMENT SUMMARY
4
GRADING &
SWM PLAN
C2.0
1" = ' (HORIZONTAL)
''
10
20100
SHEET NUMBER
PROJ NO:
ENG :
DATE :
REVISIONS
THIS DESIGN AND THESE DRAWINGS ARE THE PROPERTY OF
CAGE ENGINEERING, INC. NO PART OF THIS WORK MAY BE
REPRODUCED WITHOUT PRIOR WRITTEN PERMISSION FROM
CAGE ENGINEERING, INC.
SHEET TITLE
OF 6PRELIMINARY ENGINEERING FORSOUTH BOULEVARD SHORES510 SOUTH BLVDEVANSTON, ILLINOIS220196
BPH/CAR/AMG
02/15/20232200 CABOT DRIVESUITE 325LISLE, IL 60532P: 630.598.0007WWW.CAGECIVIL.COMPage 23 of 50
Doc ID: 36a19fa554d04bd59a991cda6153439c709ecbc8
XXXXXXXXXOH OH OH OH OH OH OH OH OH OH OH OH OH OHOHOHOHOHXXXXXXXXXXXXXXXXOHOHOHOHOHOH
W W W W W W WWWWWWWWWWWWWWWWWWWWWWW
S
S
D D
WWWWWS
DD
D
D
D
D
D
S
6" SANITARY SERVICE
CONNECTION
CORE & CONNECTION TO
EX. COMBINED MANHOLE
6" SANITARY SERVICE
PRESSURE CONNECTION TO EX.
WATERMAIN WITH VALVE BOX
6" WATER SERVICE
6" WATER SERVICE CONNECTION
PROPOSED BUILDING
PROPOSED COMBINED
SANITARY/STORM MANHOLE
UNDERGROUND STORMWATER VAULT
(ADS STORMTECH)
8" TRENCH DRAIN 8" TRENCH DRAIN
STORM MH W/
VORTEX RESTICTOR
CATCH BASIN TRENCH DRAIN SECTION W/ 8" STORM
SEWER CONNECTION TO STORM MANHOLE
CATCH BASIN TRENCH DRAIN SECTION
W/ 8" STORM SEWER CONNECTION TO
UNDERGROUND VAULT
CATCH BASIN TRENCH DRAIN SECTION
W/ 8" STORM SEWER CONNECTION TO
UNDERGROUND VAULT
PROPOSED 12"
SANITARY RCP
SANITARY
INSPECTION
MANHOLE
STORM MH W/
VORTEX RESTRICTOR
STORM INLET
STORM CLEANOUT
STORM CLEANOUT
6" PVC
6" PERFORATED PVC
6" PVC
8" PVC
STORM INLET
12" RCP
8" PVC
8" PVC
12" RCP
6" VALVE WITH
VALVE BOX
STORM MH W/ DUCKBILL
CHECK VALVE
PROPOSED 8" STORM SEWER
PROPOSED 8" STORM SEWER
5
UTILITY PLAN
C3.0
1" = ' (HORIZONTAL)
''
10
20100
SHEET NUMBER
PROJ NO:
ENG :
DATE :
REVISIONS
THIS DESIGN AND THESE DRAWINGS ARE THE PROPERTY OF
CAGE ENGINEERING, INC. NO PART OF THIS WORK MAY BE
REPRODUCED WITHOUT PRIOR WRITTEN PERMISSION FROM
CAGE ENGINEERING, INC.
SHEET TITLE
OF 6PRELIMINARY ENGINEERING FORSOUTH BOULEVARD SHORES510 SOUTH BLVDEVANSTON, ILLINOIS220196
BPH/CAR/AMG
02/15/20232200 CABOT DRIVESUITE 325LISLE, IL 60532P: 630.598.0007WWW.CAGECIVIL.COMPage 24 of 50
Doc ID: 36a19fa554d04bd59a991cda6153439c709ecbc8
6
CONSTRUCTION
DETAILS
C4.0
SHEET NUMBER
PROJ NO:
ENG :
DATE :
REVISIONS
THIS DESIGN AND THESE DRAWINGS ARE THE PROPERTY OF
CAGE ENGINEERING, INC. NO PART OF THIS WORK MAY BE
REPRODUCED WITHOUT PRIOR WRITTEN PERMISSION FROM
CAGE ENGINEERING, INC.
SHEET TITLE
OF 6PRELIMINARY ENGINEERING FORSOUTH BOULEVARD SHORES510 SOUTH BLVDEVANSTON, ILLINOIS220196
BPH/CAR/AMG
02/15/20232200 CABOT DRIVESUITE 325LISLE, IL 60532P: 630.598.0007WWW.CAGECIVIL.COMPage 25 of 50
Doc ID: 36a19fa554d04bd59a991cda6153439c709ecbc8
PR-4.2 4
PR-4.2
1
PR-4.22
2 BR-23 BR-53 BR-5OFFICE
1 BR-2
1 BR-1
3 BR-1
ELEV
STAIR TRASH MECH OFFICESTORAGE VEST
CORRIDOR
STAIR
1 BR-1
COVERED PARKING
VEST
48' - 4"65' - 1"222' - 4"
LOBBY
FILE
TLT.
2
PR-5.1
FIRST FLOOR
SECOND FLOOR
THIRD FLOOR
TOTAL
1 BR-1
2 6,409 SF
6 9,939 SF
6
24 48,358 SF
PROJECT MATRIX / AREAS
TOTAL
7
13
14
60
11,158 SF
FOURTH FLOOR 14
FIFTH FLOOR 5 12
11,158 SF
9,694 SF
RESIDENTIAL
GROSS AREA
8,872 SF
13,895 SF
62,745 SF
13,610 SF
13,610 SF
12,758 SF
1 BR-2
1
1
1
6
1
2 BR-1
0
2
3
9
2
2 BR-2
1
1
0
3
0
3 BR-1
1
1
2
3 BR-2
0
2
8
3 BR-3
0
0
1
3
3 BR-4
0
0
1
3
3 BR-5
2
0
0
2
0
2 STORY
TOWNHOUSE
TYPE A/
ADAPTABLE
TYPE A/
ADAPTABLE
TYPE A/
ADAPTABLE
0
0
2
2
5 2 2 1 00 2 1 1
1 1
30 - TOTAL 1 BR 12 - TOTAL 2 BR 18 - TOTAL 3 BR
PR-2.1OVERALL FIRST FLOOR PLAN
SOUTH BOULEVARD SHORES
510 SOUTH BLVD, EVANSTON, IL
2/10/2023
1/8" = 1'-0"
FIRST FLOOR PLAN
Page 26 of 50
Doc ID: 36a19fa554d04bd59a991cda6153439c709ecbc8
PR-4.2
3
PR-4.2 4
PR-4.2
1
PR-4.22
3 BR-1
1 BR-2
3 BR TH 3 BR TH
2 BR-2
3 BR-2
3 BR-2
1 BR-1 2 BR-1 2 BR-1 1 BR-1 1 BR-1
TRASH MECH
ELEV
STAIR STAIR
1 BR-1
1 BR-1 1 BR-1
CORRIDOR
COMMON
2
PR-5.1
FIRST FLOOR
SECOND FLOOR
THIRD FLOOR
TOTAL
1 BR-1
2 6,409 SF
6 9,939 SF
6
24 48,358 SF
PROJECT MATRIX / AREAS
TOTAL
7
13
14
60
11,158 SF
FOURTH FLOOR 14
FIFTH FLOOR 5 12
11,158 SF
9,694 SF
RESIDENTIAL
GROSS AREA
8,872 SF
13,895 SF
62,745 SF
13,610 SF
13,610 SF
12,758 SF
1 BR-2
1
1
1
6
1
2 BR-1
0
2
3
9
2
2 BR-2
1
1
0
3
0
3 BR-1
1
1
2
3 BR-2
0
2
8
3 BR-3
0
0
1
3
3 BR-4
0
0
1
3
3 BR-5
2
0
0
2
0
2 STORY
TOWNHOUSE
TYPE A/
ADAPTABLE
TYPE A/
ADAPTABLE
TYPE A/
ADAPTABLE
0
0
2
2
5 2 2 1 00 2 1 1
1 1
30 - TOTAL 1 BR 12 - TOTAL 2 BR 18 - TOTAL 3 BR
PR-2.2OVERALL SECOND FLOOR PLAN
SOUTH BOULEVARD SHORES
510 SOUTH BLVD, EVANSTON, IL
2/10/2023
1/8" = 1'-0"
SECOND FLOOR PLAN
Page 27 of 50
Doc ID: 36a19fa554d04bd59a991cda6153439c709ecbc8
PR-4.2
3
PR-4.2 4
PR-4.2
1
PR-4.22
3 BR-3
3 BR-4
1 BR-1
1 BR-2
1 BR-1 1 BR-1
2 BR-1
3 BR-2 3 BR-2
1 BR
2 BR-1 2 BR-1
1 BR-1 1 BR-1
ELEV
ELEV
STAIR STAIR
COMMON
TRASH MECH
2
PR-5.1
FIRST FLOOR
SECOND FLOOR
THIRD FLOOR
TOTAL
1 BR-1
2 6,409 SF
6 9,939 SF
6
24 48,358 SF
PROJECT MATRIX / AREAS
TOTAL
7
13
14
60
11,158 SF
FOURTH FLOOR 14
FIFTH FLOOR 5 12
11,158 SF
9,694 SF
RESIDENTIAL
GROSS AREA
8,872 SF
13,895 SF
62,745 SF
13,610 SF
13,610 SF
12,758 SF
1 BR-2
1
1
1
6
1
2 BR-1
0
2
3
9
2
2 BR-2
1
1
0
3
0
3 BR-1
1
1
2
3 BR-2
0
2
8
3 BR-3
0
0
1
3
3 BR-4
0
0
1
3
3 BR-5
2
0
0
2
0
2 STORY
TOWNHOUSE
TYPE A/
ADAPTABLE
TYPE A/
ADAPTABLE
TYPE A/
ADAPTABLE
0
0
2
2
5 2 2 1 00 2 1 1
1 1
30 - TOTAL 1 BR 12 - TOTAL 2 BR 18 - TOTAL 3 BR
PR-2.3OVERALL THIRD FLOOR PLAN
SOUTH BOULEVARD SHORES
510 SOUTH BLVD, EVANSTON, IL
2/10/2023
1/8" = 1'-0"
THIRD FLOOR PLAN
Page 28 of 50
Doc ID: 36a19fa554d04bd59a991cda6153439c709ecbc8
PR-4.2
3
PR-4.2 4
PR-4.2
1
PR-4.22
1 BR-1
1 BR-2
1 BR-1 1 BR-1
2 BR-1
3 BR-2
2 BR-2 1 BR-1 1 BR-1
STAIR
3 BR-2
1 BR-2 2 BR-1
STAIR
3 BR-3 3 BR-4
ELEV
ELEV
COMMON
TRASH MECH
2
PR-5.1
FIRST FLOOR
SECOND FLOOR
THIRD FLOOR
TOTAL
1 BR-1
2 6,409 SF
6 9,939 SF
6
24 48,358 SF
PROJECT MATRIX / AREAS
TOTAL
7
13
14
60
11,158 SF
FOURTH FLOOR 14
FIFTH FLOOR 5 12
11,158 SF
9,694 SF
RESIDENTIAL
GROSS AREA
8,872 SF
13,895 SF
62,745 SF
13,610 SF
13,610 SF
12,758 SF
1 BR-2
1
1
1
6
1
2 BR-1
0
2
3
9
2
2 BR-2
1
1
0
3
0
3 BR-1
1
1
2
3 BR-2
0
2
8
3 BR-3
0
0
1
3
3 BR-4
0
0
1
3
3 BR-5
2
0
0
2
0
2 STORY
TOWNHOUSE
TYPE A/
ADAPTABLE
TYPE A/
ADAPTABLE
TYPE A/
ADAPTABLE
0
0
2
2
5 2 2 1 00 2 1 1
1 1
30 - TOTAL 1 BR 12 - TOTAL 2 BR 18 - TOTAL 3 BR
PR-2.4OVERALL FOURTH FLOOR PLAN
SOUTH BOULEVARD SHORES
510 SOUTH BLVD, EVANSTON, IL
2/10/2023
1/8" = 1'-0"
FOURTH FLOOR PLAN
Page 29 of 50
Doc ID: 36a19fa554d04bd59a991cda6153439c709ecbc8
PR-4.2
3
PR-4.2 4
PR-4.2
1
PR-4.22
ELEV
ELEV
3 BR-3 3 BR-4
1 BR-1
1 BR-2
1 BR-1
COMMUNITY
3 BR-2
3 BR-2
1 BR-1 2 BR-1 2 BR-1 1 BR-1 1 BR-1
STAIR STAIR
TERRACE
COMMON
TRASH MECH
2
PR-5.1
FIRST FLOOR
SECOND FLOOR
THIRD FLOOR
TOTAL
1 BR-1
2 6,409 SF
6 9,939 SF
6
24 48,358 SF
PROJECT MATRIX / AREAS
TOTAL
7
13
14
60
11,158 SF
FOURTH FLOOR 14
FIFTH FLOOR 5 12
11,158 SF
9,694 SF
RESIDENTIAL
GROSS AREA
8,872 SF
13,895 SF
62,745 SF
13,610 SF
13,610 SF
12,758 SF
1 BR-2
1
1
1
6
1
2 BR-1
0
2
3
9
2
2 BR-2
1
1
0
3
0
3 BR-1
1
1
2
3 BR-2
0
2
8
3 BR-3
0
0
1
3
3 BR-4
0
0
1
3
3 BR-5
2
0
0
2
0
2 STORY
TOWNHOUSE
TYPE A/
ADAPTABLE
TYPE A/
ADAPTABLE
TYPE A/
ADAPTABLE
0
0
2
2
5 2 2 1 00 2 1 1
1 1
30 - TOTAL 1 BR 12 - TOTAL 2 BR 18 - TOTAL 3 BR
PR-2.5OVERALL FIFTH FLOOR PLAN
SOUTH BOULEVARD SHORES
510 SOUTH BLVD, EVANSTON, IL
2/10/2023
1/8" = 1'-0"
FIFTH FLOOR PLAN
Page 30 of 50
Doc ID: 36a19fa554d04bd59a991cda6153439c709ecbc8
BEDROOM
BATH
LIVING ROOM
LAUNDRY
KITCHEN / DINING
MECH
CLOSET /
STORAGE
CLOSET
568 SF NET / 609 SF GROSS
9' - 11"5"11' - 8"
22' - 0"11' - 1"5"3' - 0"5"11' - 1"25' - 11"
5' - 4"7"3' - 0"5"12' - 8"12' - 9"13' - 2"BEDROOM
BATH
LIVING ROOM
CLOSET
BEDROOM 2
BEDROOM
LNDRY / STORAGE
MECH
COATS
805 SF NET / 855 SF GROSS
9' - 11"5"9' - 0"5"11' - 4"
31' - 1"11' - 1"5"2' - 0"5"12' - 0"25' - 10"5' - 4"7"9' - 2"5"2' - 0"5"13' - 3"12' - 9"13' - 1"CLOSET
BATH
LIVING ROOM
MECH
KITCHEN / DINING
LINEN
COATS
LAUNDRY
BATHROOM
11' - 1"5"2' - 10"5"11' - 3"25' - 11"9' - 11"5"11' - 8"
22' - 0"12' - 9"13' - 2"5' - 4"5"3' - 2"5"5' - 2"7' - 6"
568 SF NET / 609 SF GROSS
BEDROOM
LAUNDRY /
STORAGE
LIVING ROOM
CLOSET
BEDROOM 2
BEDROOM
BATH
MECH
COATS
LINEN
11' - 1"5"2' - 0"5"12' - 0"25' - 10"9' - 11"5"9' - 0"5"11' - 4"
31' - 1"12' - 9"13' - 1"5' - 10"5"9' - 3"5"2' - 0"5"12' - 10"
805 SF NET / 855 SF GROSS
PROPOSED UNIT FINISHES:
FLOORING:
LVT FOR FLOORING THROUGHOUT UNIT
4" VINYL BASE
WALLS & CEILINGS TO BE PAINTED GYP BD
KITCHEN / VANITY CABINETS TO BE WOOD / PLYWOOD
KITCHEN COUNTERTOPS TO BE PLASTIC LAMINATE
BATHROOM COUNTERTOPS TO BE CULTURED MARBLE
WITH INTEGRAL SINKS
PR-3.1ENLARGED UNIT PLANS
SOUTH BOULEVARD SHORES
510 SOUTH BLVD, EVANSTON, IL
2/10/2023
1/4" = 1'-0"
TYPICAL ONE BR UNIT - 1BR-1
1/4" = 1'-0"
TYPICAL TWO BR UNIT - 2BR-1
1/4" = 1'-0"
TYPICAL ONE BR UNIT - 1BR-2 - TYPE A / ADAPT.
1/4" = 1'-0"
TYPICAL TWO BR UNIT - 2BR-2 - TYPE A / ADAPT.
Page 31 of 50
Doc ID: 36a19fa554d04bd59a991cda6153439c709ecbc8
BEDROOM
LIVING ROOM
CLOSET
BEDROOM 2
HALL
STORAGE
CLOSET
BEDROOM
BATH
BATH
KITCHEN
MECH
LAUNDRY
CLOSET
952 SF NET / 1011 SF GROSS
10' - 11"6"10' - 0"5"2' - 1"5"12' - 6"
36' - 11"12' - 8"13' - 2"25' - 10"10' - 9"5"5' - 1"5"5' - 4"5"3' - 6"5"10' - 8"10' - 2"5"2' - 0"5"2' - 0"5"10' - 6"25' - 10"BEDROOM
BEDROOM
BATH
CLOSET
KITCHEN
LIVING
BEDROOM
CLOSET
KITCHEN / DINING
KITCHEN / DINING
CLOSET
HALL
MECH
CLOSET
984 SF NET / 1050 SF GROSS
10' - 6"5"11' - 2"5"9' - 0"5"1' - 10"5"9' - 2"
43' - 3"5' - 0"5"2' - 0"5"11' - 10"19' - 7"8' - 9"5"10' - 4"19' - 6"3' - 2"5"11' - 5"
1052 SF NET / 1115 SF GROSS
BEDROOM
BATH
BEDROOM
CLOSET
BEDROOM 2
BEDROOM
LNDRY / STORAGE
MECH
COATS
LIVING
CLOSET
BATH
HALL
KITCHEN12' - 1"5"2' - 0"5"11' - 1"25' - 11"5' - 4"5"9' - 4"5"2' - 0"5"16' - 10"5"5' - 7"
9' - 1"5"9' - 2"5"11' - 3"5"10' - 0"
40' - 9"9' - 7"5"15' - 11"BEDROOM
BEDROOM
CLOSET
BEDROOM 2
BEDROOM
MECH
COATS
LIVING
CLOSET
BATH
HALL
KITCHEN
LAUNDRY / STOR
LINEN12' - 1"5"2' - 0"5"11' - 1"25' - 11"9' - 7"5"9' - 0"5"11' - 5"5"9' - 6"
40' - 9"
5' - 8"5"9' - 0"5"2' - 0"5"16' - 10"5"5' - 7"9' - 7"5"15' - 11"1052 SF NET / 1115 SF GROSS
PR-3.2ENLARGED UNIT PLANS
SOUTH BOULEVARD SHORES
510 SOUTH BLVD, EVANSTON, IL
2/10/2023
1/4" = 1'-0"
THREE BEDROOM UNIT - 3BR-1
1/4" = 1'-0"
THREE BEDROOM UNIT - 3 BR-2
1/4" = 1'-0"
THREE BEDROOM UNIT - 3BR-3
1/4" = 1'-0"
THREE BEDROOM UNIT - 3BR-4 - TYPE A / ADAPT
Page 32 of 50
Doc ID: 36a19fa554d04bd59a991cda6153439c709ecbc8
1270 SF NET / 1358 SF GROSS
STAIR
KITCHEN / DINING
CLOSET
BEDROOM
CLOSET
PANTRY
KITCHEN
LIVING ROOM 12' - 0"5"2' - 0"5"8' - 4"5"6' - 10"
6' - 0"6' - 4"5"9' - 3"
22' - 0"11' - 3"13' - 8"24' - 11"30' - 5"MECH
BEDROOM
KITCHEN / DINING
BEDROOM
CLOSET
CLOSET
LAUNDRY / STOR9' - 11"5"2' - 0"5"12' - 2"24' - 11"6' - 9"5"14' - 11"11' - 9"5"11' - 0"5"6' - 10"30' - 5"6' - 0"5' - 7"5"10' - 0"
22' - 0"
PR-3.3ENLARGED UNIT PLANS
SOUTH BOULEVARD SHORES
510 SOUTH BLVD, EVANSTON, IL
2/10/2023
1/4" = 1'-0"
FIRST FLOOR - 3 BR TOWNHOUSE UNIT - 3BR-5
1/4" = 1'-0"
SECOND FLOOR - 3 BR TOWNHOUSE UNIT - 3BR-5
Page 33 of 50
Doc ID: 36a19fa554d04bd59a991cda6153439c709ecbc8
PR-4.1EXTERIOR CONCEPT
SOUTH BOULEVARD SHORES
510 SOUTH BLVD, EVANSTON, IL
2/10/2023
Page 34 of 50
Doc ID: 36a19fa554d04bd59a991cda6153439c709ecbc8
FIRST FLR
100' -0"
SECOND FLR
113' -6 3/4"
Level 5
100' -0"
_
ROOF BRG
156' -0 3/4"
FOURTH FLR
135' -9 3/4"
FIFTH FLR
146' -11 5/8"
FIBER CEMENT BOARD TRIM & FASCIA
FIBER CEMENT HORIZONTAL SIDING
VINYL SINGLE
HUNG WINDOW
FACE BRICK
PRECAST BAND
FIBER CEMENT
PANEL SIDING
ENTRY CANOPY WITH FIBER
CEMENT TRIM FASCIA
BRICK COLUMNALUM. STOREFRONT
ENTRY DOOR
FIBER CEMENT VERTICAL SIDING
FIBER CEMENT
PANEL SIDING
ALUMINUM GUARDRAIL 65' - 3"62' - 6"FIRST FLR
100' -0"
SECOND FLR
113' -6 3/4"
Level 5
100' -0"
THIRD FLR
124' -7 7/8"
ROOF BRG
156' -0 3/4"
FOURTH FLR
135' -9 3/4"
FIFTH FLR
146' -11 5/8"62' - 7"
FIBER CEMENT VERTICAL SIDING
ALUMINUM GUARDRAIL
VINYL WINDOW
FIBER CEMENT
HORIZONTAL SIDING
PRECAST BAND
FACE BRICK
FIBER CEMENT PANEL
SIDING
CANOPY WITH FIBER
CEMENT BOARD TRIM FASCIA
FIBER CEMENT HORIZONTAL SIDING
FIRST FLR
100' -0"
SECOND FLR
113'-6 3/4"
THIRD FLR
124' -7 7/8"
ROOF BRG
156' -0 3/4"
FOURTH FLR
135'-9 3/4"
FIFTH FLR
146' -11 5/8"
FACE BRICK FIBER CEMENT HORIZONTAL SIDING
FIBER CEMENT VERTICAL SIDING
FIBER CEMENT BOARD TRIM & FASCIA
VINYL WINDOW
FIBER CEMENT
HORIZONTAL SIDING
FIBER CEMENT BOARD TRIM
BRICK COLUMN
FIBER CEMENT BOARD TRIM62' - 7"60' - 7"FIRST FLR
100' -0"
SECOND FLR
113'-6 3/4"
THIRD FLR
124'-7 7/8"
ROOF BRG
156'-0 3/4"
FOURTH FLR
135'-9 3/4"
FIFTH FLR
146' -11 5/8"
VINYL WINDOW
FIBER CEMENT
HORIZONTAL SIDINGPRECAST BAND
FACE BRICK FIBER CEMENT PANEL
SIDING
FIBER CEMENT HORIZONTAL SIDING
FIBER CEMENT BOARD TRIM & FASCIA
BRICK COLUMN
FIBER CEMENT BOARD
TRIM & FASCIA
PR-4.2EXTERIOR ELEVATIONS
SOUTH BOULEVARD SHORES
510 SOUTH BLVD, EVANSTON, IL
7/31/2023
3/32" = 1'-0"PR-4.2
NORTH ELEVATION1
3/32" = 1'-0"PR-4.2
EAST ELEVATION2
3/32" = 1'-0"PR-4.2
SOUTH ELEVATION3
3/32" = 1'-0"PR-4.2
WEST ELEVATION4
Page 35 of 50
Doc ID: 36a19fa554d04bd59a991cda6153439c709ecbc8
FIRST FLOOR
100' - 0"
THIRD FLOOR
123'-5.7/8"
FOURTH FLOOR
134'-7"
FIFTH FLOOR
143'-8 1/8"
TYPICAL UPPER FLOOR:
1" GYPCRETE ON 3/4" PLYWOOD ON 24"
DEEP FLOOR TRUSSES
4" CONCRETE SLAB ON
COMPACTED SAND FILL
TYPICAL WALL:
VINYL SIDING ON CONT. RIGID
INSULATION ON WOOD SHEATHING ON
WOOD FRAMING WITH R-20 BATT
INSULATION
MEMBRANE ROOFING OVER RIGID
INSULATION ON WOOD SHEATHING
ON WOOD ROOF TRUSSES
5/8" GYP. BD. CEILING -TYP.
4" FACE BRICK
PRE CAST CAP
VINYL SIDING ON CONT. RIGID
INSULATION ON GYP BD SHEATHING
ON WATERPROOF MEMBRANE ON
METAL STUD WALL
CAST-IN-PLACE CONCRETE
TOPPING ON METAL DECK
ON LIGHT GAUGE METAL
TRUSSES ON STEEL
STRUCTURE
SECOND FLOOR
112'-4"9'-0" CLR. CEILINGROOF BEARING
143'-8 1/8"
FIRST FLR
100' -0"
SECOND FLR
113' -6 3/4"
Level 5
100' -0"
THIRD FLR
124' -7 7/8"
PARAPET
160' -6 3/4"
ROOF BRG
156' -0 3/4"
FOURTH FLR
135' -9 3/4"
FIFTH FLR
146' -11 5/8"
TYPICAL UPPER FLOOR:
1" GYPCRETE ON 3/4" PLYWOOD ON 24"
DEEP FLOOR TRUSSES
TYPICAL WALL:
VINYL SIDING ON CONT. RIGID
INSULATION ON WOOD SHEATHING ON
WOOD FRAMING WITH R-20 BATT
INSULATION
MEMBRANE ROOFING OVER RIGID
INSULATION ON WOOD SHEATHING
ON WOOD ROOF TRUSSES
VINYL SIDING ON CONT. RIGID
INSULATION ON GYP BD SHEATHING
ON WATERPROOF MEMBRANE ON
METAL STUD WALL
CAST-IN-PLACE CONCRETE
TOPPING ON METAL DECK
ON LIGHT GAUGE METAL
TRUSSES ON STEEL
STRUCTURE
CONCRETE SLAB ON GRADE, FOOTING
AND FOUNDATION WALL 9' - 1"9' - 1"9' - 1"9' - 0"11' - 6"PR-5.1TYPICAL BUILDING & WALL SECTION
SOUTH BOULEVARD SHORES
510 SOUTH BLVD, EVANSTON, IL
2/10/2023
1/2" = 1'-0"
TYPICAL WALL SECTION
1/4" = 1'-0"
TYPIAL BUILDING SECTION
Page 36 of 50
Doc ID: 36a19fa554d04bd59a991cda6153439c709ecbc8
XXXXXOHOHOHOHOH OH OH OH OH OH OH OH OHOHOHXXXXXXXXXXXXXXXXXXXXXOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOH
W W W WWWW
W W W WWWW
W W W WWWWWWWWWWWW
S
S
S
S
S
D
D
D
D
3"3"3"3"17"20"6",7"
20"24"3"28"10"16"
14"
16"
14"
24"
22"5",4",4"6",5",4"
SOUTH BOULEVARD
2- 4"-5" MULTI STEM ORNAMENTAL TREES FOR REMOVAL
NO TRUNK PROTECTION ON MULTI STEM - NOT PRACTICAL
TREE TRUNK PROTECTION ON ALL PARKWAY TREES
TREE TRUNK PROTECTION ON ALL TREES ON EAST
BARRIER FENCING AT EXTENTS OF SW CONSTRUCTION
BARRIER FENCING AT EDGE OF SIDEWALK
TREE PROTECTION & REMOVAL
PLAN
L.1
02-14-2023
LG
Workshop
Landscape Architecture
Site Planning
Illustration
2324 W. Armitage Avenue
Chicago, IL 60647
ph. 773.697.4388
www.LGWLA.com
P R O J E C T T E A M
S E A L
P R O J E C T N A M E
South Boulevard,
Evanston, Illinois
D R A W I N G I S S U E D
NO. TITLE DATE
S E T T Y P E
PRELIMINARY LANDSCAPE
PLANS
P R O J E C T N U M B E R
2302014
D A T E
S H E E T T I T L E
S H E E T N U M B E R
DRAWN BY:
LCG
APPROVED BY:
LCG
,LLC
EXPIRES 08/2023
1. Review 02/15/2023
CIVIL ENGINEER:
South Boulevard
Shores
1. CONTRACTOR SHALL OBTAIN ALL NECESSARY STATE AND LOCAL PERMITS AND PERMISSIONS
TO PRUNE, REMOVE, AND/OR TRANSPLANT ANY TREES ON SITE.
2. DEAD AND DYING MATERIAL ON THE SITE SHALL BE REMOVED OR PRUNED. MATERIALS NOT
LABELED ON THE PROTECTION PLAN SHALL BE BROUGHT TO THE ATTENTION OF THE
LANDSCAPE ARCHITECT FOR REMEDIATION.
3. DURING CONSTRUCTION EXISTING TREES OVER FOUR INCHES IN CALIPER SHALL BE
PROTECTED WITH BARRIER FENCING.
4. BARRIER SHALL BE CONSTRUCTED OF A MIN. 3' TALL SNOW FENCE OR SIMILAR AND SUPPORT
POSTS MIN. 6' O.C. AND SHALL BE ERECTED ONE FOOT BEYOND THE DRIP LINE OFF ALL
EXISTING TREES ON SITE AND ADJACENT SITES TO REMAIN.
5. BARRIER FENCING SHOWN ON THE PLAN IS APPROXIMATE. CONTRACTOR SHALL ADJUST
LOCATION OF BARRIER TO POSITION OUTLINED IN COMMENT 4.
6. NO EXCESS SOIL OR ADDITIONAL FILL, BUILDING MATERIALS OR DEBRIS SHALL BE PLACED
WITHIN THE PROTECTIVE BARRIER.
7. NO VEHICLES OR HEAVY MACHINERY SHALL BE ALLOWED TO WORK WITHIN THE BARRIER
AREA.
8. NO ATTACHMENTS OR WIRES, OTHER THAN PROTECTIVE GUY WIRES, SHALL BE ATTACHED TO
ANY OF THE TREES WHICH ARE WITHIN PROTECTIVE BARRIER.
9. STUMPS OR TREE REMAINS NOT TO BE FULLY EXCAVATED SHALL BE REMOVEED. A STUMP
GRINDER SHALL BE USED TO REMOVE ALL REMAINING ROOTS AND WOODY MATERIAL. WITHIN
A 24" RADIUS OF THE TREE TRUNK TO MIN. 6" BELOW GRADE. DISTURBED AREA SHALL BE
BACKFILLED WITH COMPACTED TOPSOIL TO MEET SURROUNDING GRADES.
TREE PROTECTION &
REMOVAL NOTES
EXISTING TREE TO REMAIN
TREE PROTECTION &
REMOVAL LEGEND
EXISTING TREE TO BE REMOVED
1 TREE PROTECTION &
REMOVAL PLAN
THE PROJECT SITE CONSIST OF AN EXISTING MULTI-FAMILY LOT AND PARKING LOT. THERE ARE
SEVERAL LARGE MATURE STREET TREES, AND 4 NEWLY PLANTED 3" CAL. PARKWAY TREES
ON-SITE WHICH WILL BE PRESERVED AND PROTECTED. 2 - ORNAMENTAL TREES (CORNUS
FLORIDA) - WILL BE REMOVED FOR DEVELOPMENT.
EXISTING VEGETATION DESCRIPTION
BARRIER FENCING TO BE INSTALLED
S C A L E 1"=20'
0' 20' 40'60'10'N
2 TREE PRESERVATION BARRIER
FENCING DETAIL
NOT TO SCALE
BARRIER FENCING AT
DRIPLINE OF CANOPY
48"MIN.8' MAX.FENCE POSTS 8' O.C. MAX.
BARRIER FENCING AT
DRIPLINE OF CANOPY
FENCE POSTS 8' O.C. MAX.4'-0" MIN.A A
SECTION A-A
ELEVATION
2" X 4" WOOD SLATS, MAXIMUM 3
INCH SPACING BETWEEN WOOD
SLATS WITH A MINIMUM OF 3 SLATS
PER TREE
EXIST TREE TRUNK
12 GA. BALING WIRE, POLY
STRAPPING OR SIMILAR WRAPPED
OUTSIDE SLATS
EXISTING
GROUND
12" FROM LOWEST
BRANCH
3" MIN.2" X 4" WOOD SLATS, MAXIMUM 3
INCH SPACING BETWEEN WOOD
SLATS WITH A MINIMUM OF 3 SLATS
PER TREE
EXIST TREE TRUNK
12 GA. BALING WIRE, POLY
STRAPPING OR SIMILAR WRAPPED
OUTSIDE SLATS
3 TREE TRUNK PRESERVATION
DETAIL
NOT TO SCALE
TREE TRUNK PROTECTION - NOT
PRACTICAL ON MULTI-STEM.
Page 37 of 50
Doc ID: 36a19fa554d04bd59a991cda6153439c709ecbc8
WWS
XXXXXOH OH OH OH OH OH OH OH OHOHOHXXXXXXXOHOHOH
W W W WWWW
W W W WWWW
W W W WWWWWWWWWWWW
S
S
S
S
S
D
D
D
D
3"3"3"3"17"20"6",7"
20"24"3"28"10"16"
14"
16"
14"
24"
22"
SOUTH BOULEVARD
EXISTING PARKWAY TREES TO BE PROTECTED
SHADE LOVING FOUNDATION PLANTINGS
ORNAMENTAL TREES, DECIDUOUS SHRUBS,
ORNAMENTAL GRASSES AND PERENNIALS
LOW MAINTENANCE PLANTINGS
IN LIMITED SIDE LOT DECIDUOUS HEDGE FOR
PARKING LOT SCREENING
FULLY PLANTED PARKING ISLANDS
DECIDUOUS AND EVERGREEN SHRUBS,
ORNAMENTAL GRASSES AND PERENNIALS
LANDSCAPE PLAN
L.2
02-14-2023
LG
Workshop
Landscape Architecture
Site Planning
Illustration
2324 W. Armitage Avenue
Chicago, IL 60647
ph. 773.697.4388
www.LGWLA.com
P R O J E C T T E A M
S E A L
P R O J E C T N A M E
South Boulevard,
Evanston, Illinois
D R A W I N G I S S U E D
NO. TITLE DATE
S E T T Y P E
PRELIMINARY LANDSCAPE
PLANS
P R O J E C T N U M B E R
2302014
D A T E
S H E E T T I T L E
S H E E T N U M B E R
DRAWN BY:
LCG
APPROVED BY:
LCG
,LLC
EXPIRES 08/2023
1. Review 02/15/2023
CIVIL ENGINEER:
South Boulevard
Shores
1 LANDSCAPE PLAN
PRELIMINARY PLANT LIST
SYM SIZE QTY BOTANICAL NAME COMMON NAME COMMENT
AFA 2.5" cal. Acer x freemanii 'Autumn Blaze'Autumn Blaze Freeman Maple B&B
ARF 2.5" cal. Acer rubrum 'Frank Jr.' Redpointe Red Maple B&B
AMM 2.5" cal. Acer miyabei 'Morton'State Street Miyabe's maple B&B
CEO 2.5" cal. Celtis occidentalis Common Hackberry B&B
GDE 2.5" cal. Gymnocladus dioicus 'Espresso' Espresso Kentucky Coffeetree B&B
GTS 2.5" cal. Gleditsia triacanthos 'Shademaster' Shademaster Honeylocust B&B
TAM 2.5" cal. Tilia americana 'MckSentry'American Sentry Linden B&B
DECIDUOUS SHADE TREES
ORNAMENTAL TREES
AGF 8' multi. Acer ginnala 'Flame' Flame Amur Maple B&B
AGF 8' multi.. Amelanchier × grandiflora 'Forest Prince' Forest Prince Serviceberry B&B
COA 8' multi Cornus alternifolia Pagoda Dogwood B&B
COF 8' multi. Cornus florida White Flowering Dogwood B&B
COM 8' multi Cornus mas Corneliancherry Dogwood B&B
VIP 8' multi. Viburnum prunifolium Blackhaw Viburnum
DECIDUOUS SHRUBS
AAB 36" ht. Aronia arbutifolia 'Brilliantissima' Brilliant Red Chokeberry B&B
AMA 24" ht. Aronia melanocarpa 'Elata'Elata Chokeberry B&B
BUD 36" h. Buddleia 'Grand Cascade' Grand Cascade Bufferfly Bush B&B
CAE 36" ht. Cornus alba 'Elegantissima'Variegated Dogwood B&B
CEP 36" ht. Cephalanthus occidentalis Buttonbush B&B
CSF 24" ht. Cornus stolonifera 'Farrow' Arctic Fire Redtwig Dogwood B&B
CLR 36" ht. Clethra alnifolia 'Ruby Spice' Ruby Spice Clethra B&B
CLH 24" ht. Clethra alnifolia 'Hummingbird'Hummingbird Summersweet Clethra B&B
IVM 36" ht. Itea virginica 'Morton'Scarlet Beauty Virginia Sweetspire B&B
FVB 18" w. Forsythia viridissima 'bronxensis'Bronx Greenstem Forsythia B&B
HYA 24" ht. Hydrangea arbor. 'annabelle'Annabelle Hydrangea B&B
HYB 24" ht. Hydrangea macrophylla 'PIIHM-II' Bloomstruck Endless summer Hydrange B&B
HYP 36" ht. Hydrangea paniculata 'Peegee Improved' Peegee Improved Hydrangea B&B
HYQ 36" ht. Hydrangea quercifolia 'Alice' Alice Oakleaf Hydrangea B&B
KJG 24" ht. Kerria japonica 'Golden Guinea'Golden Guinea Japanese Kerria B&B
RAG 18" w. Rhus aromatica 'Gro-Low' Gro-Low Fragrant Sumac B&B
SYM 24" ht. Syringa patula 'Miss Kim' Miss Kim Korean Lilac B&B
VCC 24" ht. Viburnum carlesii' Compactum' Koreanspice Viburnum B&B
VTC 36" ht. Viburnum trilobum 'Alfredo'Alfredo American Cranberrybush B&B
EVERGREEN SHRUBS
JCK 24" w. Juniperus chinensis 'Kallay's compacta' Kallay's Compact Juniper B&B
JCS 24" ht. Juniperus chinensis 'Sea Green'Sea Green Juniper B&B
TMT 24" w. Taxus x media 'Taunton' Taunton's Yew B&B
ORNAMENTAL GRASSES
CAA #3 cont. Calamagrostis acutifolia 'Strictus' Strictus Feather Reed Grass
CMI #1 cont. Carex morrowii 'Ice Dance' Ice Dance Sedge
DES #1 cont. Deschampsia cespitosa Tufted Hair Grass
GROUNDCOVER / PERENNIALS
ACH #1 cont. Achillea Millefolium 'Paprika'Paprika Yarrow 18" O.C.
ALS #1 cont. Allium 'summer beauty'Summer Beauty Wild Onion 18" O.C.
AQC #1 cont. Aquilegia canadensis Canadian Columbine 18" O.C.
AAF #1 cont. Astilbe arendsii 'Fanal' Fanal False Spirea 18" O.C.
BMJ #1 cont. Brunnera macrophylla 'Jack Frost' Jack Frost Siberian Bugloss 18" O.C.
CVM #1 cont. Coreopsis verticillata 'Moonbeam' Moonbeam Coreopsis 18" O.C.
DFL #1 cont. Dicentra formosa 'Luxuriant'Luxuriant Bleeding Heart 18" O.C.
GEM #1 cont. Geranium sanguineum 'Max frei' Max Frei Bloody Cranesbill 18" O.C.
HEC #1 cont. Hemerocallis x. 'Chicago Apache' Chicago Apache Daylily 24" O.C.
HEU #1 cont. Heuchera villosa 'Caramel' Caramel Coral Bells 15" O.C.
HFF #1 cont. Hosta fortunei 'Francee' Francee Plantain Lily 36" O.C.
LMB #1 cont. Liriope muscari 'Big Blue'Big Blue Lilyturf 18" O.C.
LOS #1 cont. Lobelia siphilitica Cardinal Flower 24" O.C.
PHD #1 cont. Phlox divaricata Blue Phlox 15" O.C.
POR #1 cont. Polemonium reptans Jacob's Ladder 18" O.C.
SAL #1 cont. Salvia nemerosa 'Caradonna' Caradonna Sage 18" O.C.
SED #1 cont. Sedum x 'Autumn joy'Autumn Joy Sedum 18" O.C.
SOD sq. yd. Sodded Lawn
EVERGREEN TREES
TON 6' ht. Thuja occidentalis 'Nigra'Dark Green Arborvitae B&B
S C A L E 1"=20'
0' 20' 40'60'10'N
EXISTING TREE
LANDSCAPE LEGEND
PROPOSED SHADE TREE
PROPOSED ORNAMENTAL TREE
PROPOSED LARGE SHRUB
PROPOSED EVERGREEN SHRUB
PROPOSED LOW SHRUB
PROPOSED ORNAMENTAL GRASS
PROPOSED PERENNIAL PLANTING
SODDED LAWN
PROPOSED EVERGREEN TREE
PROPOSED MEDIUM SHRUB
Page 38 of 50
Doc ID: 36a19fa554d04bd59a991cda6153439c709ecbc8
LANDSCAPE DETAILS &
NOTES
L.3
02-14-2023
LG
Workshop
Landscape Architecture
Site Planning
Illustration
2324 W. Armitage Avenue
Chicago, IL 60647
ph. 773.697.4388
www.LGWLA.com
P R O J E C T T E A M
S E A L
P R O J E C T N A M E
South Boulevard,
Evanston, Illinois
D R A W I N G I S S U E D
NO. TITLE DATE
S E T T Y P E
PRELIMINARY LANDSCAPE
PLANS
P R O J E C T N U M B E R
2302014
D A T E
S H E E T T I T L E
S H E E T N U M B E R
DRAWN BY:
LCG
APPROVED BY:
LCG
,LLC
EXPIRES 08/2023
1. Review 02/15/2023
CIVIL ENGINEER:
South Boulevard
Shores
LANDSCAPE NOTES
1. CONTRACTOR SHALL OBTAIN ALL NECESSARY LOCAL PERMITS AND PERMISSIONS TO INSTALL THE
PROPOSED IMPROVEMENTS
2. ALL LANDSCAPE MATERIALS SHALL BE INSTALLED IN ACCORDANCE WITH THE CITY OF EVANSTON
LANDSCAPING CODES AND ZONING ORDINANCES.
3. PRIOR TO COMMENCING ANY WORK, CONTRACTOR SHALL HAVE DIGGERS HOTLINE LOCATE AND
MARK ALL UNDERGROUND UTILITY FACILITIES AND LINES.
4. ALL PLANT MATERIALS (EXCEPT FOR GROUNDCOVER, ANNUALS, AND PERENNIALS) SHALL BE BALLED
AND BURLAPPED STOCK AND MEET CURRENT STANDARDS OF THE AMERICAN ASSOCIATION OF
NURSERYMEN'S STANDARD FOR NURSERY STOCK (ANSI 260.1-1986) OR EQUAL. PLANT MATERIALS
MUST BE SUPPLIED WITHIN A 150 MILE RADIUS OF PROJECT SITE WITHIN NORTHEAST ILLINOIS.
CONTRACTOR MAY SUBSTITUTE CONTAINER STOCK FOR SHRUBS IF SIZES ARE EQUAL TO SPECIFIED
B&B STOCK, WITH THE APPROVAL OF THE LANDSCAPE ARCHITECT.
5. IF SPECIFIED PLANTS ARE NOT AVAILABLE AT THE TIME OF ORDERING, PLANTS WITH SIMILAR
WHOLESALE VALUE AND LANDSCAPE CHARACTERISTICS MAY BE SUBSTITUTED UPON THE
APPROVAL OF THE LANDSCAPE ARCHITECT AND VILLAGE STAFF.
6. SOIL IN GROUNDCOVER BEDS SHALL BE AMENDED USING 2 INCHES OF MUSHROOM COMPOST
INCORPORATED INTO THE TOP 4 INCHES OF SOIL.
7. DISTURBED AREAS TO RECEIVE SOD SHALL BE TILLED TO 6" DEPTH AND FINE GRADED TO PROVIDE
SMOOTH BASE SURFACE. IF EXISTING SOIL IS A MAJORITY OF CLAY OR UNSUITABLE, 2" OF FINE
GRADED TOPSOIL SHALL BE ADDED PRIOR TO TILLING. EXISTING SOD AREAS SHALL HAVE TURF
REMOVED WITH AUTOMATED SODCUTTER OR HAND SPACE TO REMOVE ALL BLADES AND ROOTS. 1"
OF FIND GRADED TOPSOIL SHALL BE TILLED AND GRADED.
8. TREE AND SHRUB BACKFILL MIXTURE SHALL BE 2 PARTS EXIST. NATIVE TOPSOIL AND 1 PART
SPHAGNUM PEAT MOSS W/ DECOMPOSED MANURE.
9. ALL SHRUB BEDS AND INDIVIDUAL TREE PLANTINGS, UNLESS OTHERWISE NOTED, SHALL RECEIVE A 4
INCH LAYER OF SHREDDED HARDWOOD MULCH. ALL GROUNDCOVER, ANNUAL AND PERENNIAL BEDS
SHALL RECEIVE A 2 INCH LAYER OF THE SAME MULCH MATERIAL. COSTS FOR MULCH SHALL BE
CONSIDERED INCIDENTAL AND SHALL BE INCLUDED IN THE COST OF PLANTINGS.
10. NURSERY TAGS (SPECIES, SIZE) FOR ALL SHADE TREES SHALL REMAIN ATTACHED TO TREES UNTIL
FINAL APPROVAL FROM MUNICIPALITY.
11. THE LANDSCAPE CONTRACTOR SHALL PROVIDE THE OWNER A BONDED WRITTEN ONE-YEAR
WARRANTY AGREEMENT (BEGINNING ON THE OWNER'S POSSESSION DATE). THIS AGREEMENT
SHALL COVER MAINTENANCE, REPAIR, AND REPLACEMENT OF ALL DEAD OR DAMAGED LANDSCAPING
TO PRESERVE THE SAME QUANTITY AND QUALITY AS INITIALLY APPROVED.
12. CONTRACTOR SHALL PROVIDE A SEPARATE ESTIMATE FOR AN AUTOMATIC UNDERGROUND
IRRIGATION SYSTEM FOR COMPLETE EFFECTIVE COVERAGE OF ALL LAWN AREAS AND SHRUB BEDS.
CONTRACTOR SHALL SUBMIT SHOP DRAWINGS FOR APPROVAL AND APPLY FOR ALL NECESSARY
PERMITS PRIOR TO COMMENCING WORK. IRRIGATION PLANS SHALL INCLUDE HUNTER PRO-C
CONTROLLER W/WIRELESS SOLAR SYNC STATION AND HUNTER SPRAYHEADS AND NOZZLES.
IRRIGATION WORK SHALL BE WARRANTY ALL LABOR AND MATERIALS FOR 1 FULL YEAR AFTER
INSTALLATION AND TESTING.
13. TREES AND SHRUBS SHALL NOT BE LOCATED CLOSER THAN TEN (10) FEET TO FIRE HYDRANTS,
TRANSFORMERS OR OTHER ABOVE GROUND UTILITIES. ANY DISCREPANCY ON THE PLAN RELATED
TO THESE PROXIMATE UTILITIES SHALL BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE
ARCHITECT FOR RESOLUTION.
CROWN OF ROOTBALL FLUSH
WITH EXISTING GRADE
REMOVE BURLAP FROM TOP 1/2
OF BALL OR ENTIRE CONTAINER
3" HARDWOOD MULCH
PLANTING SOIL BACKFILL
EXISTING SUBGRADE
X"
X"X"
PLAN
SECTION
(TYP.)
1 SHADE TREE
PLANTING DETAIL
NOT TO SCALE
2 ORNAMENTAL TREE
PLANTING DETAIL
NOT TO SCALE
3 SHRUB
PLANTING DETAIL
NOT TO SCALE
4 PERENNIAL / ANNUAL
PLANTING DETAIL
NOT TO SCALE
CROWN OF ROOTBALL FLUSH WITH EXISTING
GRADE LEAVING TRUNK FLARE VISIBLE AT THE
TOP OF THE ROOTBALL
SHADE TREE WITH STRONG
CENTRAL LEADER
REMOVE ALL TWINE, ROPE, WIRE AND BURLAP
FROM TOP HALF OF ROOT BALL
4" HIGH SOIL SAUCER BEYOND EDGE OF
ROOT BALL
4" HARDWOOD MULCH LAYER IN 6'-0" DIAMETER RING
(DO NOT PLACE IN CONTACT WITH TREE TRUNK)
PLANTING SOIL BACKFILL
TAMPED SOIL AROUND BASE
ROOT BALL ON UNEXCAVATED OR TAMPED SOIL
(TYP.)
VARIES
NEVER CUT LEADERS TREE
SHALL BEAR SAME RELATION TO
FINISHED GRADE AS IT BORE TO
PREVIOUS GRADE.
NOTES:
REMOVE BURLAP FROM
TOP 1/3 OF BALL
4" HARDWOOD MULCH
UNDISTURBED SUBGRADE
PLANTING SOIL
ROOT BALL ON UNEXCAVATED
OR TAMPED SOIL
2" HARDWOOD MULCH
FINISHED GRADE
PLANTING BED RAISED FOR
ADEQUATE DRAINAGE
EXISTING SUBGRADE
VARIES
* DIMENSION OF ON-CENTER
PLANT SPACING IS INDICATED ON
MASTER PLANT LIST
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APPROVED
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September 13, 2023 Land Use Commission Meeting
MEETING MINUTES
LAND USE COMMISSION
Wednesday, September 13, 2023
7:00 PM
Lorraine H. Morton Civic Center, 2100 Ridge Avenue, James C. Lytle City Council
Chambers
Members Present: George Halik, Kiril Mirintchev, Kristine Westerberg, Max Puchtel,
Jeanne Lindwall, and Matt Rodgers
Members Absent: Myrna Arevalo, John Hewko and Brian Johnson
Staff Present: Assistant City Attorney Brian George, Neighborhood and Land Use
Planner Meagan Jones, Planner Cade Sterling, Planning Manager
Liz Williams, and Community Development Director Sarah Flax
Presiding Member: Matt Rodgers
_____________________________________________________________________
Call to Order
Chair Rodgers opened the meeting at 7:06 PM. A roll call was then done and a quorum
was determined to be present.
New Business
A. Public Hearing: Major Variations | 1404 Judson Avenue | 23ZMJV-0041
Errol Kirsch, architect and applicant on behalf of the property owner, requests the
following Major Zoning Variations to expand a non-conforming structure as it
relates to bulk (Code Section 6-6-5-2): 1) a rear-yard setback of 3.75' where 30'
is required and the existing legally non-conforming condition is 2.75' (Code
Section 6-8-2-8 (A) 4); and 2) building lot coverage of 33.25% where 30% is the
maximum permitted and 31% is the existing legally non-conforming condition
(Code Section 6-8-2-7). The Land Use Commission is the determining body for
the proposed zoning relief in accordance with Code Section 2-19-4 (E). PIN: 11-
18-415-020-0000.
Mr. Kirsch reviewed the site plan and his reasoning regarding meeting the standards for
approval. Mr. Kirsch summarized the September 12, 2023 Preservation Commission
certificate of appropriateness and negative recommendation votes. Mr. Sterling added
that the negative recommendation to the Land Use Commission was based on zoning
and their concern of increasing bulk to the building especially on the north elevation.
Commissioner Questions
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In response to commissioner questions, Mr. Kirsch reviewed architectural
consequences of a smaller ADU, historical restrictions for the office and ADU locations
and the financial reason for the improvements. He described the controls during
construction and noted that the proposed ADU is less than 1,000 square feet of the
approximate 1,400 square foot basement.
Ms. Harper, 1404 Judson Avenue owner, stated that she is an administrative law judge
for hearings regarding sensitive law matters and the need for office security
requirements. She said that the woodworking shop is used for home improvements and
added that the ADU will provide income to allow her to retire in the home.
Public Comment
Chair Rodgers called for public comment.
Ann Trompeter, 1422 Judson Avenue, spoke against the addition and in support of
fitting the ADU within the basement mentioning the entry discussed at the 9.12.23
Preservation Commission Meeting.
Amanda Hartnett, 1412 Judson Avenue, objects to the addition due to density, parking,
and construction impacts.
Daniel Hartnett, 1412 Judson Avenue, objects to the addition due to the potential to fit
the ADU within the existing interior space, and his opinion of the lack of proven zoning
hardship and public benefit.
Nancy Liskar, 1400 Judson Avenue, objects to the effect on the exterior of the building,
potential to fit the project within the existing interior space, density, and parking.
Bruce Styler, 1400 Judson Avenue, expressed concern regarding the architectural
impact on the landmark property and resulting density in the neighborhood.
Chair Rodgers closed public testimony.
Chair Rodgers asks for final statements.
Mr. Kirsch responded that the alternative rear entry results in alterations to the stairs,
and a reduction in the kitchen and shop areas. The total occupancy of the home is
maximized at six (6). Investment in the home is preferred by the owner over renting
outside office space.
Deliberations
Commissioner Halik expressed concern about the space available on the north side for
the addition. He stated that other solutions seem possible and hardship has not been
proven.
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September 13, 2023 Land Use Commission Meeting
Commissioner Westerberg commented that the design of the addition does not
represent the least deviation to make the improvement.
Commissioner Lindwall asked staff to comment on the approval process for a small
portico entryway. Mr. Sterling responded that it would be a Minor Variation approved
through administrative review.
Commissioner Puchtel supported the ADU.
Commissioner Mirintchev agreed that configurations other than the addition are
possible.
Chair Rodgers stated that the house is being over programmed with the ADU, office,
shop and other rental spaces.
The Chair reviewed the seven Standards for Major Variations (Section 6-3-8-12.E).
1. The requested variation will not have a substantial adverse impact on the use,
enjoyment or property values of adjoining properties: The plan does not
encroach on the adjacent properties, so the standard is met.
2. The requested variation is in keeping with the intent of the zoning ordinance: The
intent of the Zoning Ordinance is to adapt homes over time, so the standard is
met.
3. The alleged hardship or practical difficulty is peculiar to the property: The
surrounding area has changed and densified over time and home improvements
to this property are difficult, thus the standard is met.
4. The property owner would suffer a particular hardship or practical difficulty as
distinguished from a mere inconvenience if the strict letter of the regulations were
to be carried out: The standard is not met as the home can accommodate most
of the desires of the owner.
5. Either the purpose of the variation is not based exclusively upon a desire to
extract additional income from the property, or, while the granting of the variation
will result in additional income to the applicant and while the applicant for the
variation may not have demonstrated that the application is not based exclusively
upon a desire to extract additional income from the property, the Land Use
Commission or the City Council, depending on final jurisdiction under Section 6-
3-8-2 of this Chapter, has found that public benefits to the surrounding
neighborhood and the City as a whole will be derived from approval of the
variation, that include, but are not limited to, any of the standards of Section 6-3-
6-3 of this Chapter: The homeowner is seeking income but that is not a public
benefit so the standard is not met.
6. The alleged difficulty or hardship has not been created by any person having an
interest in the property: The site plan issues were not created by the owner, but
the hardship is being created by the number of uses trying to be met within the
home and therefore the standard is not met.
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September 13, 2023 Land Use Commission Meeting
7. The requested variation requires the least deviation from the applicable
regulation among the feasible options identified before the Land Use
Commission issues its decision or recommendation to the City Council regarding
said variation: Adapting the space within the home seems possible and so the
standard is not met.
Chair Rodgers asked for Commissioner comments on the standards. There were none.
Commissioner Lindwall made a motion to recommend approval of the Major
Variations for the property located at 1404 Judson Avenue, zoning case number
23ZMJV-0041. Second by Commissioner Puchtel. A roll call vote was taken, and
the motion failed, 1-5.
B. Public Hearing: Major Variations | 1041 Ridge Court | 23ZMJV-0055
Mark Demsky, architect and applicant on behalf of the property owner, requests
the following Major Zoning Variations to construct a two-story addition to the
homes northeast volume: 1) a rear-yard setback of 6' where 30' is required (Code
Section 6-8-2- 8 (A) 4); and 2) building lot coverage of 34.5% where 30% is the
maximum permitted (Code Section 6-8-2-7). The Land Use Commission is the
determining body for the proposed zoning relief in accordance with Code Section
2-19-4 (E). PIN: 11-19-113- 018-0000.
Mr. Demsky reviewed the site plan, existing and proposed elevations and streetscape
views. He noted that a second story addition was considered. Amina Dimarco, 1041
Ridge Court, reviewed her family situation and reason for the request.
Commissioner Questions
In response to commissioner questions, Mr. Demsky noted that the proposed windows
match the existing design.
Public Comment
Chair Rodgers called for public comment. There were none.
Chair Rodgers asks for final statements. There were none.
Chair Rodgers closed public testimony.
Deliberations
Commissioner Halik and Puchtel both support the solution for the site. Commissioner
Mirintchev also supports the solution and asked the architect to consider more window
and roof details.
The Chair reviewed the seven Standards for Major Variations (Section 6-3-8-12.E).
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September 13, 2023 Land Use Commission Meeting
1. The requested variation will not have a substantial adverse impact on the use,
enjoyment or property values of adjoining properties: The solution does not
create an adverse impact and so the standard is met.
2. The requested variation is in keeping with the intent of the zoning ordinance: The
standard is met to improve the property for the needs of the homeowner who had
looked at other housing alternatives.
3. The alleged hardship or practical difficulty is peculiar to the property: The angled
shape of the property is challenging and so the standard is met.
4. The property owner would suffer a particular hardship or practical difficulty as
distinguished from a mere inconvenience if the strict letter of the regulations were
to be carried out: The house is already a non-conforming home, and no hardship
occurs with the request, so the standard is met.
5. Either the purpose of the variation is not based exclusively upon a desire to
extract additional income from the property, or, while the granting of the variation
will result in additional income to the applicant and while the applicant for the
variation may not have demonstrated that the application is not based exclusively
upon a desire to extract additional income from the property, the Land Use
Commission or the City Council, depending on final jurisdiction under Section 6-
3-8-2 of this Chapter, has found that public benefits to the surrounding
neighborhood and the City as a whole will be derived from approval of the
variation, that include, but are not limited to, any of the standards of Section 6-3-
6-3 of this Chapter: The growing family is the reason, not income and so the
standard is met.
6. The alleged difficulty or hardship has not been created by any person having an
interest in the property: The owner bought the home and property and did not
create the hardship, so the standard is met.
7. The requested variation requires the least deviation from the applicable
regulation among the feasible options identified before the Land Use
Commission issues its decision or recommendation to the City Council regarding
said variation: The applicant had considered options that had a greater impact
and so the standard is met.
Chair Rodgers asked for Commissioner comments on the standards. There were none.
Commissioner Lindwall made a motion to recommend approval of the Major
Variations for the property located at 1041 Ridge Court, zoning case number
23ZMJV-0055. Second by Commissioner Puchtel. A roll call vote was taken, and
the motion carried, 6-0.
Chair Rodgers called for a short break at 9:09 PM. The meeting resumed at 9:15 PM.
C. Public Hearing: Special Use for a Planned Development in conjunction with
a Zoning Map Amendment | 504-514 South Boulevard | 23PLND-0027
Eugene Hu, requests a Special Use for a Planned Development and concurrent
Zoning Map Amendment on behalf of PIRHL Developers, LLC, to rezone from
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the existing R4 - General Residential Zoning District to the R5 General
Residential Zoning District, and construct a 60 unit mixed-income housing
development. The applicant is requesting the following site development
allowances: an east street side-yard setback of 5’ where 15’ is required; a west
interior side-yard setback of 6’-2” where 15’ is required; an impervious surface
ratio of 85% where 75% is the maximum permitted; building height of 62’ where
the lesser of 5 stories or 50’ is the maximum permitted; no dedicated off -street
loading berth where one short loading berth is required; and, a 25% density
increase or +12 for a total of 60 units. The Land Use Commission is the
recommending body for this case in accordance with Section 6-3-5-8 of the
Evanston Zoning Code and Ordinance 92-O-21. PINS: 11-19-419-009-0000; and
11-19-419-010-0000.
Johana Casanova, Pirhl Developers, 800 West St. Clair Avenue, Cleveland, OH,
reviewed the South Boulevard Shores project team who had been competitively
selected by the city through an RFP process. Tiffany Ackerman, Hooker DeJong
Architects, 2120 East Muskegon, MI, reviewed the proposed walk-up and townhouse
style 60-unit plan and its sustainable components. Ms. Casanova reviewed the
affordable unit mix and the rental subsidy program received.
Commissioner Questions
In response to commissioner questions, staff reviewed that community meetings were
held in 2017 regarding site concepts, neighborhood meetings were held starting in 2019
and later public meetings were held through the RFP selection process. Ms. Ackerman
stated that there is no designated loading dock at the rear of the building, but it could be
accommodated. There is no basement, and the extent of north exposure unit design
was discussed. Brad Hovanec, Cage Civil Engineering, reviewed the proposed
stormwater plan and stated that they could look at more open space, but it would be at
a loss of parking. A construction monitoring plan will be developed and reviewed as
part of the engineering phase. Also, property owners to the east will retain Hinman
Avenue access.
Ms. Ackerman clarified that the property will be owned in partnership between the
Housing Authority of Cook County (HACC), Pirhl, and a new investor and taxed
accordingly. It will be managed by HACC and Pirhl who will hire a third-party operator.
There will be a part-time leasing agent/property manager on site with a dedicated office.
The Enterprise Green Plus program through the Low Income Housing Tax Credit
Program (LIHTC) is the primary source for net zero certification, among potential other
sources, as the equivalent to the city required LEED Gold certification level.
Public Comment
Chair Rodgers called for public comment.
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Bonnie Wilson, a real estate agent, stated her support of the development and the need
for affordable rental housing.
Toni Rey, 1020 Grove Street, read a statement written by Virginia Ayers of South
Boulevard, who both stated their support of the development and the need for
affordable rental housing.
Rosemary Armocida, 530 Michigan Avenue, expressed her concern about parking,
construction traffic on South Boulevard and construction impact on adjacent properties.
Sue Loellbach, Connections for the Homeless, spoke in support of the project.
Fergal Hanks, 1500 Chicago Avenue, spoke in support of the project.
Larry Donoghue, 525 Chicago Avenue, spoke in support of the project and its affordable
housing component.
Rhonda Present, 546 Michigan Avenue, spoke in support of the project and its
affordable housing component and would like more consideration to be given to
reducing the number of units due to the potential traffic impact on the surrounding area.
Abbie Rosensweig, 616 Hinman Avenue, spoke in support of the project.
Doree Stein, 505 Hinman Avenue, spoke about housing concerns in the neighborhood.
Rafael Castellanos, 413 South Boulevard, spoke in support of the project yet expressed
concerns regarding construction, traffic, financing, tenant selection, and the variances.
Tom Wheeler, 515 South Boulevard, spoke in support of affordable housing, yet
expressed concerns regarding project transparency, traffic, and the number of units.
Michael Ollinger, 591 Chicago Avenue, expressed concern regarding project density.
Chair Rodgers asked for final statements.
Ms. Casanova stated that they are still working through details and will provide
documents as they become available. She added that they can work with height and
the unit count is tied to the award of the tax credit.
Chair Rodgers closed public testimony.
Deliberations
Commissioner Halik spoke about the fortunate selection by the Housing Authority of
Cook County.
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September 13, 2023 Land Use Commission Meeting
Commissioner Lindwall believes the density for the location, the massing along the
South Boulevard, and the buffering to the east is appropriate and supports the project.
She agreed with the staff recommended condition to continue to work on the design
details for the north and east end elevations due to the complexity of the building
material palette and complexity of the massing with the goal to simplify those elements
and added that it should be communicated to the neighbors.
Commissioner Puchtel supports the project and noted that the number of variances in
this case is offset by the opportunity to achieve affordable housing. He would like to
add a condition for an off-street loading berth and supported the condition for staff to
continue to work with the applicant on the north and east building facades.
Commissioner Mirintchev expressed concern regarding building bulk, height, the façade
on South Boulevard and open space. He would like to see some of the units have east
and south windows to reduce the number of north exposures.
Commissioner Westerberg would like to see any height reduction, a loading dock,
vibration monitoring as part of the construction management plan, and further
investigation of the recommendations made by the traffic consultant.
Chair Rodgers clarified that the project is affordable housing versus low income, 20 of
the parking spaces are public use, and that the rezoning fits within the character of the
neighborhood.
The Chair reviewed the four Standards for Amendments (Section 6-3-4-5).
1. Whether the proposed amendment is consistent with the goals, objectives and
policies of the Comprehensive General Plan as adopted and amended from time
to time by the City Council: The current Comprehensive General Plan considers
affordable housing. Also, a parking lot is not the highest and best use for the
property, so the proposed amendment meets the standard.
2. Whether the proposed amendment is compatible with the overall character of
existing development in the immediate vicinity of the subject property: The
surrounding area is R5, and the building character is similar and so the standard
is met.
3. Whether the proposed amendment will have an adverse effect on the value of
adjacent properties: The similar surrounding neighborhood residential uses will
not be impacted so the standard is met.
4. The adequacy of public facilities and services: New construction will require
expansion of public services, which is believed to be able to be met as the
project represents only an increase from R4 to R5.
Chair Rodgers asked for Commissioner comments on the standards. There were none.
Commissioner Puchtel made a motion to recommend approval of the Zoning Map
Amendment for the property located at 504-514 South Boulevard, zoning case
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number 23PLND-0027. Second by Commissioner Lindwall. A roll call vote was
taken, and the motion carried, 6-0.
The Chair reviewed the Standards for a Special Use (Section 6-3-5-10).
1. Is one of the listed special uses for the zoning district in which the property lies:
It is permitted under the R5 District so the standard is met.
2. Complies with the purposes and the policies of the Comprehensive General Plan
and the Zoning ordinance as amended from time to time: The current
Comprehensive General Plan considers affordable housing. Also, a parking lot is
not the highest and best use for the property, so the standard is met.
3. Will not cause a negative cumulative effect, when its effect is considered in
conjunction with the cumulative effect of various special uses of all types on the
immediate neighborhood and the effect of the proposed type of special use upon
the City as a whole: Concerns about parking and construction traffic can be met
through conditions offsetting a negative effect and thus meeting the standard.
4. Does not interfere with or diminish the value of property in the neighborhood:
Placing a modern building in this location will increase surrounding property
values and it will partially add tax revenue meeting the standard.
5. Is adequately served by public facilities and services: New construction will
require expansion of public services, which is believed can be met as the project
represents only an increase from R4 to R5.
5. Does not cause undue traffic congestion: The TOD design and on-site parking
should adequately address this standard.
6. Preserves significant historical and architectural resources: There are no
significant resources in the area.
7. Preserves significant natural and environmental resources: Open space around
the building will be improved along with a net zero design should lessen its
environmental impact meeting the standard.
8. Complies with all other applicable regulations of the district in which it is located
and other applicable ordinances, except to the extent such regulations have been
modified through the planned development process or the grant of a variation:
The affordable housing organizations will be working with the applicant to meet
regulations. It is anticipated that process will continue and meet the standard.
Chair Rodgers asked for Commissioner comments on the standards. There were none.
The Chair reviewed the Standards for Special Use for Planned Developments (Section
6-3-6-9).
1. The requested Site Development Allowance(s) will not have a substantial
adverse impact on the use, enjoyment or property values of adjoining properties
that is beyond a reasonable expectation given the scope of the applicable Site
Development Allowance(s) of the Planned Development location: The public
benefit of providing modern affordable housing demonstrates meeting this
standard.
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2. The proposed development is compatible with the overall character of existing
development in the immediate vicinity of the subject property: There are similarly
scaled buildings in the area, so the standard is met.
3. The development site circulation is designed in a safe and logical manner to
mitigate potential hazards for pedestrians and vehicles at the site and in the
immediate surrounding area: There are further improvements to be considered
because of the traffic study which should be achievable, so the standard is met.
4. The proposed development aligns with the current and future climate and
sustainability goals of the City: The building will have to comply with the City
Green Building Ordinance and the LIHTC certification. Assuming compliance,
the standard is met.
5. Public benefits that are appropriate to the surrounding neighborhood and the City
as a whole will be derived from the approval of the requested Site Development
Allowance(s): Public housing is a benefit, so the standard is met.
Chair Rodgers asked for Commissioner comments on the standards. There were none.
Commissioner Puchtel made a motion to recommend approval of the Special Use
for a Planned Development for the property located at 504-514 South Boulevard,
zoning case number 23PLND-0027, with the following conditions:
1) The proposed development shall substantially comply with the documents and
testimony on record.
2) The applicant shall agree to a Construction Management Plan (CMP) before
issuance of the building permit.
3) The applicant sets up a vibration monitoring program as part of the CMP and
regularly communicates construction activities with the neighbors.
4) The applicant agrees to comply with the City of Evanston Green Building
Ordinance and will obtain a LEED Gold Certification Rating or equivalent (Net
Zero Certification).
5) The applicant continues to work with staff on design details for the north and east
building elevations as well as explore the feasibility of lowering the proposed floor
to floor heights.
6) The applicant agrees to comply with the General Conditions and Standards for
Planned Developments with Code Section 6-8-1-10.
7) The applicant shall provide one off-street loading berth.
Second by Commissioner Lindwall. A roll call vote was taken, and the motion
carried, 5-1.
Communications
Ms. Williams noted that the final contract with HDR is in process and a preliminary work
plan is in process.
Adjournment
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September 13, 2023 Land Use Commission Meeting
Commissioner Lindwall motioned to adjourn, Commissioner Puchtel seconded, and the
motion carried, 6-0.
Adjourned 11:05 PM.
The next meeting of the Evanston Land Use Commission is a Special Meeting to be
held on Wednesday, September 27, 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, AICP, Neighborhood and Land Use Planner
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