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HomeMy WebLinkAbout92-O-24 Approving a Special Use Permit for a New 230Unit MultiFamily Residential Planned Development a11/11/2024 92-O-24 AN ORDINANCE Approving A Special Use Permit For a New 230-Unit Multi-Family Residential Planned Development at 910-938 Custer Avenue in the MXE Mixed-Use Employment 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 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 Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 1 of 46 92-O-24 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, Charles Davidson of CDG Capital and Andy Ahitow of City Pads (the “Applicants,”), for the property located in the MXE Mixed-Use Employment District at 910-938 Custer Avenue, 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 permit the construction of a 230-unit multi-family 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. A Special Use Permit for a Planned Development on the Subject Property per Section 6-3-6 of the Zoning Ordinance. B. The following Site Development Allowances as permitted by Section 6 - 3-6 of the Zoning Ordinance: a. Front Yard Setback: A front yard setback of zero feet (0’) where ten feet (10’) is required pursuant to subsection 6-3-14-6. b. Rear Yard Setback: A rear yard setback of ten feet (10”) where fifteen feet (15’) is required pursuant to subsection 6-3-14-6. Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 2 of 46 92-O-24 c. Parking: Forty-eight (48) parking spaces where one hundred twenty-seven (127) parking spaces are required. d. Drive-Aisle: A twenty-two foot (22’) drive-aisle where twenty- four feet (24’) is required. e. Loading berths: Zero (0) loading berths where two (2) short loading berths are required. f. Landscaping buffer: No landscaping buffer where a twenty-five foot (25’) wide landscaping buffer is required surrounding the side and rear yards. g. Density: One hundred ninety-two (192) dwelling units (including 10% on-site inclusionary) and thirty-eight (38) market rate bonus units for a total of two hundred thirty (230) dwelling units where a maximum Site Development Allowance of fifty-three (53) dwelling units plus IHO bonus units are allowed h. Height: A fifty-six foot (56’) building height at five (5) stories where a maximum Site Development Allowance of fifty-six feet (56’) at four (4) stories is allowed. all to allow the construction and operation of a 230-unit multi-family residential planned development with 48 parking spaces, located at the Subject Property. Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 3 of 46 92-O-24 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 October 9, 2024, 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. 24PLND-0031 to consider Applicants’ 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 6-3-5-10 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 MXE 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, so the standard is met. 3. Will not cause a negative cumulative effect, wh en 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 tr affic can be met through conditions offsetting a negative effect and thus meeting the standard. Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 4 of 46 92-O-24 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 , and the construction is close to multiple public transportation options. 6. Does not cause undue traffic congestion: The TOD design and on -site parking should adequately address this standard. 7. Preserves significant historical and architectural resources: There are no significant resources in the area. 8. Preserves significant natural and environmental resources: The standard is met. 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 Commission believes the standard is met. 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: The Commission believes 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: The Commission believes the standard is met. Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 5 of 46 92-O-24 4. The proposed development aligns with the current and future climate and sustainability goals of the City: The Commission believes that the standard will be 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. WHEREAS, the Land Use Commission recommended approval by a six (6) to zero (0) vote of the application for a Special Use Permit for a Planned Development with Site Development Allowances for the Subject Property; and WHEREAS, on November 11, 2024, 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. 24PLND-0031, and recommended City Council approval thereof; and WHEREAS, at its meetings of November 11, 2024 and November 25, 2024, held in compliance with the Open Meetings Act and the Zoning Ordinance, the City Council considered the recommendations of the Planning and Development Committee, received additional public comment, made certain findings, and adopted said recommendations; and Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 6 of 46 92-O-24 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 for a Planned Development applied for in case no. 24PLND-0031, to allow the construction of a new 230-unit multi-family residential planned development located at the Subject Property. SECTION 3: The City Council hereby grants the following Site Development Allowances: a. Front Yard Setback: A front yard setback of zero feet (0’) where ten feet (10’) is required pursuant to subsection 6-3-14-6. b. Rear Yard Setback: A rear yard setback of ten feet (10”) where fifteen feet (15’) is required pursuant to subsection 6-3-14-6. c. Parking: Forty-eight (48) parking spaces where one hundred twenty- seven (127) parking spaces are required. Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 7 of 46 92-O-24 d. Drive-Aisle: A twenty-two foot (22’) drive-aisle where twenty-four feet (24’) is required. e. Loading berths: Zero (0) loading berths where two (2) short loading berths are required. f. Landscaping buffer: No landscaping buffer where a twenty-five foot (25’) wide landscaping buffer is required surrounding the side and rear yards. g. Density: One hundred ninety-two (192) dwelling units (including 10% on- site inclusionary) and thirty-eight (38) market rate bonus units for a total of two hundred thirty (230) dwelling units where a maximum Site Development Allowance of fifty-three (53) dwelling units plus IHO bonus units are allowed h. Height: A fifty-six foot (56’) building height at five (5) stories where a maximum Site Development Allowance of fifty-six feet (56’) at four (4) stories is allowed. SECTION 4: 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 Applicants 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 B, attached hereto and incorporated herein by reference; all applicable City Code requirements; the Applicants’ testimony and representations and documents to the Land Use Commission on October 9, 2024, the P&D Committee, and the City Council. Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 8 of 46 92-O-24 B. Construction Management Plan: The Applicants shall sign and agree to a Construction Management Plan (CMP) with the City of Evanston prior to issuance of the building permit. C. IHO and Green Building Ordinances: The Applicants agrees to comply with all applicable related regulations including but not limited to the Inclusionary Housing Ordinance, Bird Friendly Ordinance and the Green Building Ordinance. D. The Applicants shall minimize the impact of the generator noise with on-site improvements. E. The use of multimodal transportation shall be encouraged by a variety of means that may include: providing a car-share vehicle in the area, providing public transit passes for new tenants, and/or providing electric scooters on-site. F. Residents of the building shall not be eligible for residential permit zone parking permits to park on the street within the surrounding neighborhood if a residential permit zone is established. G. Applicants shall contribute $250,000 towards reconstruction of the alley that abuts the subject property to the south and to the west. H. If the City of Evanston’s Zoning Code requirement for parking is reduced in the future, the development may reduce the on-site parking, at the discretion of the Applicants, by eliminating a portion or all of the north surface parking lot and instead establishing landscaped amenity space with additional enclosed bicycle parking without the need for an Adjustment to a Planned Development. I. Commitment to hire locally using M/W/EBE throughout the various stages of construction. J. Four (4) additional inclusionary housing dwelling units beyond the 10% requirement for a total of 23 inclusionary housing units on -site. K. Providing an easement to increase the usable width of the alley where adjacent to the site. If in the future the easement is dedicated to the City, any changes in zoning relief due to the reduced lot size are hereby granted. L. The developer shall construct streetscape improvements from the north end of the development site to the connecting point at Main Street, and from the existing street curb to the private property lines (specifically not including any portion of the existing Custer Avenue street). M. One new fire hydrant on the right-of-way towards the south end of the development site shall be connected to the City’s water main. N. Install bollards around the two utility boxes that abut the alley that have been damaged by truck traffic in the past. Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 9 of 46 92-O-24 O. Contribution of $30,000 to the Main-Dempster SSA for use for signage, landscaping, street furniture, holiday decorations, or other improvements to the neighborhood west of Chicago Avenue in the vicinity of Main Street. P. Contribution of $7,500 for improvements to public parking lots that are in the vicinity of the development site. Q. Improve landscaping and/or add a mural along the Metra embankment to the extent possible with the approval of Metra. R. The Applicants shall obtain a building permit and begin construction within 24 months of the date of adoption of this ordinance. S. Compliance with General Conditions and Standards: The Applicants agree to comply with the General Conditions and Standards for Planned Developments within Code Section 6-8-1-10. T. 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 5: 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 6: This ordinance shall be in full force and effect from and after its passage, approval and publication in the manner provided by law. SECTION 7: 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. Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 10 of 46 92-O-24 Introduced: _______________, 2024 Adopted: _________________, 2024 Approved: ___________________________, 202 4 ________________________________ Daniel Biss, Mayor Attest: ______________________________ Stephanie Mendoza, City Clerk Approved as to form: ________________________________ Alexandra Ruggie, Corporation Counsel November 25 November 25 November 25 Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 11 of 46 92-O-24 EXHIBIT A LEGAL DESCRIPTION Lot 1 in Dard Products Third Consolidation, being a consolidation of Lot 3 and the North Half of Lot 4 in Railway Subdivision and Lot 1 in Dard Products Second Consolidation, in the East Half of the Northeast Quarter of Section 19, Township 41 North, Range 14 , East of the Third Principal Meridian, According to the Plat thereof recorded . PIN: 11-19-117-063-0000 Commonly Known As: 910-938 Custer Avenue, Evanston, Illinois Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 12 of 46 92-O-24 EXHIBIT B Development Plan Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 13 of 46 910 Custer Ave. Evanston, IL Planning & Development Committee Evanston City Council Meeting 11.11.2024 PLANNING & DEVELOPMENT REVIEWApplicant: Catapult Real Estate Solutions + City Pads Address: 910 Custer Ave. Evanston, IL Introduction Date: July 31th 2024 B U I L T F O R M, LLC © A-0 Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 14 of 46 PLANNING & DEVELOPMENT REVIEWApplicant: Catapult Real Estate Solutions + City Pads Address: 910 Custer Ave. Evanston, IL Introduction Date: July 31th 2024 B U I L T F O R M, LLC © A-01 SURVEY Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 15 of 46 PLANNING & DEVELOPMENT REVIEWApplicant: Catapult Real Estate Solutions + City Pads Address: 910 Custer Ave. Evanston, IL Introduction Date: July 31th 2024 B U I L T F O R M, LLC © A-02 Existing Conditions Northeast Corner Southeast Corner (Main Street) East viewSoutheast Corner Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 16 of 46 PLANNING & DEVELOPMENT REVIEWApplicant: Catapult Real Estate Solutions + City Pads Address: 910 Custer Ave. Evanston, IL Introduction Date: July 31th 2024 B U I L T F O R M, LLC © A-03 Existing Conditions Northwest Corner South Alley Westsouth CornerWest View Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 17 of 46 ZONING REQUIREMENTS PLAN DEVELOPMENT (PD)PROPOSED PD 56' - AVERAGE ROOF HEIGHT (74' - TOP OF ELEVATOR OVERRUN ROOF) BUILDING HEIGHT REAR YARD (D) FAR PARKING SPACES 50 TOTAL SPACES (INCLUDES 2 ACCESSIBLE SPACES) PD PARKING SIZES 8' x 18' WITH 20' DRIVE AISLE (90° PARKING) 8.5' x 18' WITH 24' DRIVE AISLE (90° PARKING) LOADING FRONT YARD (A) 0'-0" FRONT SETBACK 2 SHORT BERTH 10' x 25'- SIDE YARD (B) SIDE YARD (C) 43'-0" SIDE SETBACK LOT SIZE 64,191 LOT SQ.FT.- 2.06 (132,279 / 64,191) PD BUILDING SUMMARY UNIT MATRIX Room Type Level 1 Level 2 Level 3 Level 4 Level 5 Total Studio 1 Bedroom 2 Bedroom Total 22 14 2 38 48 6 17 25 25 25 25 230 26 82 122 17 17 17 6 6 6 48 48 48 New 5 story mixed-use building, 230 units with surface parking spaces PD PD PD PD 68'-6" SIDE SETBACK 10'-0" REAR SETBACK MLA MIN.LOT AREA PER UNIT 64,191 SQ.FT. / 230 UNITS 280 SQ. FT -LOBBY & AMENITY AREA - 5,720 sf 76 INDOOR BIKES - 10 OUTDOOR BIKES 48 OUTDOOR TOTAL PARKING SPACES FIRST FLOOR GROSS SQ.FT. - 32,235 gsf 230 TOTAL UNITS TYPICAL FLOOR GROSS SQ.FT. - 30,503 gsf GROSS BUILDING - 154,247 gsf F.A.R. AREA - 132,279 SF -FIRST FLOOR NET RSF - 19,512 rsf -TYPICAL FLOOR NET RSF - 26,553 rsf -MECH. / CIRC. - 7,003 sf -MECH. / CIRC. - 3,950 sf -FIRST FLOOR AREA FOR F.A.R.: 25,939 sf -TYP. FLOOR AREA FOR F.A.R.: 26,585 sf PLANNING & DEVELOPMENT REVIEWApplicant: Catapult Real Estate Solutions + City Pads Address: 910 Custer Ave. Evanston, IL Introduction Date: July 31th 2024 B U I L T F O R M, LLC © A-04 Zoning Analysis Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 18 of 46 PLANNING & DEVELOPMENT REVIEWApplicant: Catapult Real Estate Solutions + City Pads Address: 910 Custer Ave. Evanston, IL Introduction Date: July 31th 2024 B U I L T F O R M, LLC © A-05 Renderings Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 19 of 46 PLANNING & DEVELOPMENT REVIEWApplicant: Catapult Real Estate Solutions + City Pads Address: 910 Custer Ave. Evanston, IL Introduction Date: July 31th 2024 B U I L T F O R M, LLC © A-06 Renderings Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 20 of 46 PLANNING & DEVELOPMENT REVIEWApplicant: Catapult Real Estate Solutions + City Pads Address: 910 Custer Ave. Evanston, IL Introduction Date: July 31th 2024 B U I L T F O R M, LLC © A-07 Renderings Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 21 of 46 PLANNING & DEVELOPMENT REVIEWApplicant: Catapult Real Estate Solutions + City Pads Address: 910 Custer Ave. Evanston, IL Introduction Date: July 31th 2024 B U I L T F O R M, LLC © A-08 Renderings Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 22 of 46 PLANNING & DEVELOPMENT REVIEWApplicant: Catapult Real Estate Solutions + City Pads Address: 910 Custer Ave. Evanston, IL Introduction Date: July 31th 2024 B U I L T F O R M, LLC © A-09 Exterior Material Board ALUMINUM STOREFRONT ALUMINUM PICKET GUARDRAIL FIBERGLASS WINDOW W/ NON-REFLECTIVE GLASS GREY "NORMAN" SIZE EIFS BRICK W/NATURAL MORTAR GREY TEXTURED EIFS w/REVEAL PATTERN STONE WHITE TEXTURED EIFS w/REVEAL PATTERN Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 23 of 46 PLANNING & DEVELOPMENT REVIEWApplicant: Catapult Real Estate Solutions + City Pads Address: 910 Custer Ave. Evanston, IL Introduction Date: July 31th 2024 B U I L T F O R M, LLC © A-10 Civil - Geometry Plan Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 24 of 46 PLANNING & DEVELOPMENT REVIEWApplicant: Catapult Real Estate Solutions + City Pads Address: 910 Custer Ave. Evanston, IL Introduction Date: July 31th 2024 B U I L T F O R M, LLC © A-11 Civil - Turning Radius (Emergency Vehicle) Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 25 of 46 PLANNING & DEVELOPMENT REVIEWApplicant: Catapult Real Estate Solutions + City Pads Address: 910 Custer Ave. Evanston, IL Introduction Date: July 31th 2024 B U I L T F O R M, LLC © A-12 Landscape Plan Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 26 of 46 PLANNING & DEVELOPMENT REVIEWApplicant: Catapult Real Estate Solutions + City Pads Address: 910 Custer Ave. Evanston, IL Introduction Date: July 31th 2024 B U I L T F O R M, LLC © A-13 Site Plan Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 27 of 46 Elec.Studio 392 sqf Studio 392 sqf Studio 392 sqf Studio 392 sqf Studio 392 sqf 1-Bed 563 sqf 1-Bed 563 sqf 1-Bed 563 sqf Studio 392 sqf Studio 392 sqf Studio 392 sqf Studio 392 sqf Studio 392 sqf 1-Bed 563 sqf 1-Bed 563 sqf 2-Bed 935 sqf Fitness Room 1008 sqf Lounge 725 sf Shared Work 1,100 sf Mail + Pack. Lobby 1092 sqf Vestibule Studio 392 sqf 1-Bed 658 sqf Studio 448 sqf Studio 448 sqf Studio 448 sqf Studio 448 sqf Studio 492 sqf 1-Bed 557 sqf 2-Bed 915 sqf 1-Bed 743 sqf Studio 440 sqf 1-Bed 632 sqf 1-Bed 632 sqf 1-Bed 632 sqfStudio 440 sqf W's Fire Pump Studio 408 sqfStudio 408 sqfStudio 408 sqf Studio 408 sqf1-Bed 586 sqf1-Bed 586 sqf 1-Bed 586 sqf Gross Area 32,235.00 SF BUILDING SUMMARY UNIT MATRIX Room Type Level 1 Level 2 Level 3 Level 4 Level 5 Total Studio 1 Bedroom 2 Bedroom Total 22 14 2 38 48 6 17 25 25 25 25 230 26 82 122 17 17 17 6 6 6 48 48 48 New 5 story mixed-use building, 230 units with surface parking spaces -LOBBY & AMENITY AREA - 5,720 sf 76 INDOOR BIKES - 10 OUTDOOR BIKES 48 OUTDOOR TOTAL PARKING SPACES FIRST FLOOR GROSS SQ.FT. - 32,235 gsf 230 TOTAL UNITS TYPICAL FLOOR GROSS SQ.FT. - 30,503 gsf GROSS BUILDING - 154,247 gsf F.A.R. AREA - 132,279 SF -FIRST FLOOR NET RSF - 19,512 rsf -TYPICAL FLOOR NET RSF - 26,553 rsf -MECH. / CIRC. - 7,003 sf -MECH. / CIRC. - 3,950 sf -FIRST FLOOR AREA FOR F.A.R.: 25,939 sf -TYP. FLOOR AREA FOR F.A.R.: 26,585 sf Bikes 76 EV EV W S "Ridy" Bikes Dog Park 450 sf EV EV EV EV EV EV EV EV ZIP Electrical Trash 650 sf IT DW M's Gen. PLANNING & DEVELOPMENT REVIEWApplicant: Catapult Real Estate Solutions + City Pads Address: 910 Custer Ave. Evanston, IL Introduction Date: July 31th 2024 B U I L T F O R M, LLC © A-14 Ground Floor Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 28 of 46 Elec.Studio 392 sqf Studio 392 sqf Studio 392 sqf Studio 392 sqf Studio 392 sqf 1-Bed 563 sqf 1-Bed 563 sqf 1-Bed 563 sqf Studio 392 sqf Studio 392 sqf Studio 392 sqf Studio 392 sqf Studio 392 sqf 1-Bed 563 sqf 1-Bed 563 sqf Studio 392 sqf 1-Bed 658 sqf Studio 448 sqf Studio 448 sqf Studio 448 sqf Studio 448 sqf Studio 492 sqf 1-Bed 670 sqf 2-Bed 952 sqf 1-Bed 743 sqf Studio 440 sqf 1-Bed 632 sqf 1-Bed 632 sqf 1-Bed 632 sqfStudio 440 sqf Studio 440 sqfStudio 440 sqfStudio 440 sqf Studio 440 sqf1-Bed 632 sqf1-Bed 632 sqf 1-Bed 632 sqf 2-Bed 935 sqf 2-Bed 1055 sqf 2-Bed 825 sqf Studio 392 sqf Studio 385 sqf Studio 440 sqf 1-Bed 632 sqf 1-Bed 632 sqf 1-Bed 618 sqf 2-Bed 926 sqf 2-Bed 844 sqf Gross Area 30,503.00 SF BUILDING SUMMARY UNIT MATRIX Room Type Level 1 Level 2 Level 3 Level 4 Level 5 Total Studio 1 Bedroom 2 Bedroom Total 22 14 2 38 48 6 17 25 25 25 25 230 26 82 122 17 17 17 6 6 6 48 48 48 New 5 story mixed-use building, 230 units with surface parking spaces -LOBBY & AMENITY AREA - 5,720 sf 76 INDOOR BIKES - 10 OUTDOOR BIKES 48 OUTDOOR TOTAL PARKING SPACES FIRST FLOOR GROSS SQ.FT. - 32,235 gsf 230 TOTAL UNITS TYPICAL FLOOR GROSS SQ.FT. - 30,503 gsf GROSS BUILDING - 154,247 gsf F.A.R. AREA - 132,279 SF -FIRST FLOOR NET RSF - 19,512 rsf -TYPICAL FLOOR NET RSF - 26,553 rsf -MECH. / CIRC. - 7,003 sf -MECH. / CIRC. - 3,950 sf -FIRST FLOOR AREA FOR F.A.R.: 25,939 sf -TYP. FLOOR AREA FOR F.A.R.: 26,585 sf PLANNING & DEVELOPMENT REVIEWApplicant: Catapult Real Estate Solutions + City Pads Address: 910 Custer Ave. Evanston, IL Introduction Date: July 31th 2024 B U I L T F O R M, LLC © A-15 Second Floor Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 29 of 46 Elec.Studio 392 sqf Studio 392 sqf Studio 392 sqf Studio 392 sqf Studio 392 sqf 1-Bed 563 sqf 1-Bed 563 sqf 1-Bed 563 sqf Studio 392 sqf Studio 392 sqf Studio 392 sqf Studio 392 sqf Studio 392 sqf 1-Bed 563 sqf 1-Bed 563 sqf Studio 392 sqf 1-Bed 658 sqf Studio 448 sqf Studio 448 sqf Studio 448 sqf Studio 448 sqf Studio 492 sqf 1-Bed 670 sqf 2-Bed 952 sqf 1-Bed 743 sqf Studio 440 sqf 1-Bed 632 sqf 1-Bed 632 sqf 1-Bed 632 sqfStudio 440 sqf Studio 440 sqfStudio 440 sqfStudio 440 sqf Studio 440 sqf1-Bed 632 sqf1-Bed 632 sqf 1-Bed 632 sqf 2-Bed 935 sqf 2-Bed 1055 sqf 2-Bed 825 sqf Studio 440 sqf 1-Bed 632 sqf 1-Bed 632 sqf 1-Bed 618 sqf 2-Bed 926 sqf 2-Bed 844 sqf Studio 385 sqf Studio 392 sqf Gross Area 30,503.00 SF BUILDING SUMMARY UNIT MATRIX Room Type Level 1 Level 2 Level 3 Level 4 Level 5 Total Studio 1 Bedroom 2 Bedroom Total 22 14 2 38 48 6 17 25 25 25 25 230 26 82 122 17 17 17 6 6 6 48 48 48 New 5 story mixed-use building, 230 units with surface parking spaces -LOBBY & AMENITY AREA - 5,720 sf 76 INDOOR BIKES - 10 OUTDOOR BIKES 48 OUTDOOR TOTAL PARKING SPACES FIRST FLOOR GROSS SQ.FT. - 32,235 gsf 230 TOTAL UNITS TYPICAL FLOOR GROSS SQ.FT. - 30,503 gsf GROSS BUILDING - 154,247 gsf F.A.R. AREA - 132,279 SF -FIRST FLOOR NET RSF - 19,512 rsf -TYPICAL FLOOR NET RSF - 26,553 rsf -MECH. / CIRC. - 7,003 sf -MECH. / CIRC. - 3,950 sf -FIRST FLOOR AREA FOR F.A.R.: 25,939 sf -TYP. FLOOR AREA FOR F.A.R.: 26,585 sf PLANNING & DEVELOPMENT REVIEWApplicant: Catapult Real Estate Solutions + City Pads Address: 910 Custer Ave. Evanston, IL Introduction Date: July 31th 2024 B U I L T F O R M, LLC © A-16 Typical Floor Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 30 of 46 Roof Deck 742 sqf PV ZONE: 1 2 8 P A N E L S ( 3 2 R O W S X 4 P A N E L S ) PV ZONE: 172 PANELS (43 ROWS X 4 PANELS)PV ZONE: 110 PANELS (5 ROWS X 22 PANELS)HVAC ZONE HVAC ZONE HVAC ZON E HVAC ZON E MAU MAU BUILDING SUMMARY UNIT MATRIX Room Type Level 1 Level 2 Level 3 Level 4 Level 5 Total Studio 1 Bedroom 2 Bedroom Total 22 14 2 38 48 6 17 25 25 25 25 230 26 82 122 17 17 17 6 6 6 48 48 48 New 5 story mixed-use building, 230 units with surface parking spaces -LOBBY & AMENITY AREA - 5,720 sf 76 INDOOR BIKES - 10 OUTDOOR BIKES 48 OUTDOOR TOTAL PARKING SPACES FIRST FLOOR GROSS SQ.FT. - 32,235 gsf 230 TOTAL UNITS TYPICAL FLOOR GROSS SQ.FT. - 30,503 gsf GROSS BUILDING - 154,247 gsf F.A.R. AREA - 132,279 SF -FIRST FLOOR NET RSF - 19,512 rsf -TYPICAL FLOOR NET RSF - 26,553 rsf -MECH. / CIRC. - 7,003 sf -MECH. / CIRC. - 3,950 sf -FIRST FLOOR AREA FOR F.A.R.: 25,939 sf -TYP. FLOOR AREA FOR F.A.R.: 26,585 sf PLANNING & DEVELOPMENT REVIEWApplicant: Catapult Real Estate Solutions + City Pads Address: 910 Custer Ave. Evanston, IL Introduction Date: July 31th 2024 B U I L T F O R M, LLC © A-17 Roof Plan Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 31 of 46 MATERIAL KEYNOTES ASF ALUMINUM STOREFRONT EF1 EIFS SYSTEM FINISH 01 VYW VINYL WINDOW VYP VINYL PATIO DOOR PGR METAL GUARDRAIL PMC PRE-FINISHED METAL COPING MFC METAL FRAMED CANOPY PMC EF1 EF2 EIFS SYSTEM FINISH 02 - NEW BRICK EF3 EIFS SYSTEM FINISH 03 - NEW BRICK EF4 EIFS SYSTEM FINISH 04 PMC EF1 VYWEF3MFC ASF VYP VYPVYW EF2 EF2 PMC EF1 PMC EF1 VYW VYP VYPVYW EF2 EF2 LEVEL 1 0" 74'-0" LEVEL 1 0" LEVEL 2 13'-5" LEVEL 3 23'-11" LEVEL 4 34'-5" LEVEL 5 44'-11" B/O ROOF TRUSS 53'-10" ELEVATOR / STAIR ACCESS GH 56'-0" LEVEL 1 0" 74'-0" LEVEL 1 0" LEVEL 2 13'-5" LEVEL 3 23'-11" LEVEL 4 34'-5" LEVEL 5 44'-11" B/O ROOF TRUSS 53'-10" ELEVATOR / STAIR ACCESS GH 56'-0" PLANNING & DEVELOPMENT REVIEWApplicant: Catapult Real Estate Solutions + City Pads Address: 910 Custer Ave. Evanston, IL Introduction Date: July 31th 2024 B U I L T F O R M, LLC © A-18 Elevations East Elevation West Elevation Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 32 of 46 ASFVYW EF2 PMC EF1EF3MFC PMC EF1 EF3EF4 EF1 PMC PGR VYW MATERIAL KEYNOTES ASF ALUMINUM STOREFRONT EF1 EIFS SYSTEM FINISH 01 VYW VINYL WINDOW VYP VINYL PATIO DOOR PGR METAL GUARDRAIL PMC PRE-FINISHED METAL COPING MFC METAL FRAMED CANOPY EF2 EIFS SYSTEM FINISH 02 - NEW BRICK EF3 EIFS SYSTEM FINISH 03 - NEW BRICK EF4 EIFS SYSTEM FINISH 04 EF4 PMC EF4 PMC EF4 VYP PGR EF3EF3 VYW EF2 LEVEL 1 0" 74'-0" LEVEL 1 0" LEVEL 2 13'-5" LEVEL 3 23'-11" LEVEL 4 34'-5" LEVEL 5 44'-11" B/O ROOF TRUSS 53'-10" ELEVATOR / STAIR ACCESS AVE. ROOF HEIGHT 56'-0" LEVEL 1 0" 74'-0" LEVEL 1 0" LEVEL 2 13'-5" LEVEL 3 23'-11" LEVEL 4 34'-5" LEVEL 5 44'-11" B/O ROOF TRUSS 53'-10" ELEVATOR / STAIR ACCESS AVE. ROOF HEIGHT 56'-0" PLANNING & DEVELOPMENT REVIEWApplicant: Catapult Real Estate Solutions + City Pads Address: 910 Custer Ave. Evanston, IL Introduction Date: July 31th 2024 B U I L T F O R M, LLC © A-19 Elevations North Elevation South Elevation Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 33 of 46 Draft Page 1 of 7 October 9th, 2024 Land Use Commission Meeting DRAFT MEETING MINUTES EXCERPT LAND USE COMMISSION Wednesday, October 9th, 2024 7:00 PM Lorraine H. Morton Civic Center, 2100 Ridge Avenue, James C. Lytle City Council Chambers Members Present: Max Puchtel, George Halik, Jeanne Lindwall, Jameika Mangum, Myrna Arevalo, Brian Johnson Members Absent: Kiril Mirintchev,Darush Mabadi, Matt Rodgers Staff Present: Neighborhood Land Use Planner Meagan Jones, Zoning Administrator Melissa Klotz, Senior Planner Sam Hubbard, Assistant City Attorney Brian George Presiding Member: _____________________________________________________________________ I. CALL TO ORDER/DECLARATION OF A QUORUM Vice Chair Puchtel opened the meeting at 7:00 PM. A roll call was then done and a quorum was determined to be present. II. NEW BUSINESS A. 910-938 Custer Avenue | Planned Development | 24PLND-0031 Charles Davidson, CDG Capital, and Andy Ahitow, City Pads, submit for a Planned Development to construct a 5-story multifamily residential building with 230 dwelling units including 23 inclusionary dwelling units and 50 open parking spaces. The applicants request Site Development Allowances in the MXE Mixed- Use Employment District for 1) 0’ front yard setback where 10’ is required; 2) 10’ rear yard setback where 15’ is required; 3) 50 parking spaces where 127 parking spaces are required; 4) 22’ drive-aisle where 24’ is required; 5) zero loading berths where 2 short loading berths are required; 6) no landscaping buffer where a 25’ wide landscaping buffer is required surrounding the side and rear yards; 7) 192 dwelling units (including 10% on-site inclusionary) + 38 market rate bonus units for 230 total dwelling units where a maximum Site Development Allowance of 53 dwelling units plus IHO bonus units are allowed; 8) 56’ building height at 5 stories where a maximum Site Development Allowance of 56’ at 4 stories is allowed. In addition, the applicant may seek and the Land Use Commission may consider additional Site Development Allowances as may be necessary or desirable for the proposed development. The Land Use Commission makes a recommendation to the City Council, the determining body for this case. PIN: 11- 19-117-063-0000 Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 34 of 36 Draft Page 2 of 7 October 9th, 2024 Land Use Commission Meeting Commissioner Questions/Discussion Max Charles Davidson, CDG Capital Introduced himself and the company (13:20) Andy Ahitow , City Pads, Introduced himself and partnership with CDG Capital Paul Denson, Real Estate solutions, Introduce himself and partnership with CDG Capital Danny Ziven, Partner at City Pads, Introduced himself Arden Freeman, from the Architectural firm working on the project, introduced himself Their application was presented (16:29) Commissioner Halik Questioned who the target audience is to live in this building, commenting on the amount of studios.(24:35) Commissioner Johnson had a question about Tapestry, A separate development worked on by City Pads. Commissioner Johnson asked how many units Tapestry had and how much onsite parking is available. (26:48) Commissioner Halik stated they’ve heard before that if you don’t provide onsite parking people won’t have cars, which he felt is incorrect. He stated tenants would just find parking to take up around the neighborhood. He also questioned if there were any complaints around Tapestry about the parking situation(29:09) Commissioner Lindwall stated that she had several questions (30:45) Commissioner Lindwall asked how high the “wing wall” will be and if it will serve a purpose other than aesthetic. Commissioner Lindwall was concerned that there would be an issue with the wing wall clearance (14ft) Commissioner Lindwall questioned the easement to allow a 20 foot alley to the south and west of the planned project. She asked if there was any discussion about dedicating it to the city as a right of way. Zoning Administrator Melissa Klotz stated they could revisit the easement/right of way discussion (33:40) Commissioner Lindwall asked a question, if the city eliminates minimum parking requirements, if they would eliminate the 14 parking spaces on the North of the building and turn them into something else. (37:02) Commissioner Lindwall wanted to know what the developers will be doing about certain Divvy bikes and electric stations catching fire and if t hey are taking safety precautions. Commissioner Halik wanted to know what happens when someone moves into the building with a moving truck and there’s no loading docks.(40:12) Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 35 of 46 Draft Page 3 of 7 October 9th, 2024 Land Use Commission Meeting Commissioner Halik asked if they would consider if they will have a couple of cars to rent (zipcar) as an option(42:00) Commissioner Lindwall asked the likelihood that the alley will actually be improved with pavement (43:49) Commissioner Halik asked staff present if the zoning was going to be changed to adjacent B2 and if that would take away the publics’ asks. (45:18) Commissioner Johnson inquired about the relocation of the two utility boxes (46:57) Vice Chair Puchtel wanted a discussion about the “Green Building Ordinance” (49:02) Vice Chair Puchtel had concerns about the main intersection by the property. The viaduct obstructs view and Vice Chair Puchte wanted to know if there was anything that could be done to improve visibility. (51:14) Commissioner Mangum wanted to know if their parking lots would have charging stations for electric vehicles (54:14) Commissioner Lindwall wanted to know what was going to be done about unauthorized vehicles parking in the parking lot. (54:35) Commissioner Halik asked how tall the tapestry was, and asked how tall each floor was. (54:53) PUBLIC COMMENT (57:14) Elizabeth (Bess) Schenkier (57:53), 936 Sherman Avenue, Has concerns about the zero setbacks, zero loading bays, zero landscaping, five stories instead of the allowed 4, 230 units instead of the maximum 88, and only 50 parking spaces. Scott Bernstein (1:00:34) 917 Elmwood Avenue, 60202, thinks there’s a way the city and the developers could incentivize an acceptable situation with this development. Ellen Frank Miller (1:06:07) 924 Sherman Ave. is delighted there’s another residential proposal. Ellen is happy that this type of space will be good for residential. She does feel like this building will be “too dense” and that parking will be inadequate. Martin Ranke (1:09:45) 931 Sherman Ave. Is worried about the zero buffer area, the building will tower over their homes and disrupt the solar panels from being effective. Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 36 of 46 Draft Page 4 of 7 October 9th, 2024 Land Use Commission Meeting Martin also voiced the dumpsters being close to homes, and wonders if they will be enclosed. Marilane McCommus (1:11:54) 810 Main talked about family history and the history of Evanston. She’s allegedly against the building. Pete (1:17:17) 833 Sherman Ave. Voiced concerns about the building and over population of the area. Emily Maloney (1:21:09) 827 Sherman Ave. Had a lot of the same points already made. She also voiced generator noise as an issue. She also voiced tra sh noise. Emily also voiced they should think about burying power lines. Steve Miller (1:23:40) 924 Sherman voiced parking will probably be an issue. Public Comment concerns were addressed (1:26:52) Deliberations Commissioner Halik voiced he was in favor of this project. He also has an issue with the number of floors doesn’t matter it’s the height that matters, and the height does comply with the zoning code.Commissionor Halik also voiced Zipcar is a great solution to the parking issue. (1:52:50) Commissioner Lindwall voiced that she was also in favor of this project. She voiced some concerns about the conditions. (1:56:51) Commissioner Arevalo Voiced that she too was in favor of the project. Arevalo made the comment about removing one of the studios for more room for trash. (1:59:20) Commissioner Johnson Is in favor of the project,and agrees with transit passes being included with rent. He also thinks it’s a great location. (2:01:47) Commissioner Mangum Is in favor of the project. She noted it’s adding affordable housing to the community and that she’s happy it’s transit orientated (2:02:42) Vice Chair Puchtel Thinks this and projects like it are the future for Evanston. He says this is a “no brainer” and it’s exactly what Evanston needs. (2:04:19) Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 37 of 46 Draft Page 5 of 7 October 9th, 2024 Land Use Commission Meeting The Chair reviewed the Standards for Special Use for Planned Developments (Section 6-3-6-9). (2:06:34) 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: 2. The proposed development is compatible with the overall character of existing development in the immediate vicinity of the subject property: 3. The development site circulation is designed to in a safe and logical manner to mitigate potential hazards for pedestrians and vehicles at the site and in the immediate surrounding area: 4. The proposed development aligns with the current and future climate and sustainability goals of the City: 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): The Chair reviewed the Standards for a Special Use (Section 6 -3-5-10). (2:09:15) 1. Is one of the listed special uses for the zoning district in which the property lies: 2. Complies with the purposes and the policies of the Comprehensive General Plan and the Zoning ordinance as amended from time to time: 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: 4. Does not interfere with or diminish the value of property in the neighborhood: 5. Is adequately served by public facilities and services: 6. Does not cause undue traffic congestion: 7. Preserves significant historical and architectural resources: 8. Preserves significant natural and environmental resources: 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: Commissioner Lindwall Moved for the Land Use Commission to recommend this project to City Council and be approved with the following conditions (2:13:51) Construction Management: A construction management plan should be reviewed and approved before the building permit is issued. Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 38 of 46 Draft Page 6 of 7 October 9th, 2024 Land Use Commission Meeting Compliance with Regulations: The project must comply with all applicable local ordinances, including the Inclusionary Housing Ordinance and the Green Building Ordinance. Parking Permit Restriction: Tenants of this development should not be eligible for residential parking permits if a residential parking district is established in the neighborhood. Noise Mitigation for Generators: The developer should work with city staff to mitigate sound impacts from the generator, either through relocation or soundproofing measures. Project Compliance: The project should maintain substantial compliance with all submitted documents and testimony. Additional Public Benefits Suggested: Transit Passes: Provision of transit passes to tenants for a specified period, as an incentive to support public transportation usage. On-Site Zipcar: Consider establishing an on-site Zipcar location to enhance transportation options for tenants Commissioner Halik Seconded Ayes: Commissioner Halik, Commissioner Lindwall, Commissioner Arevalo, Commissioner Johnson, Commissioner Mangum, Vice Chair Puchtel Nays: Abstain: Commissioner Mirintchev,Commissioner Mabadi, Chair Rodgers 6-0 in favor. The Land Use Commission will make a positive recommendation to the city council. Public Comment COMMUNICATION NONE ADJOURNMENT Commissioner Arevalo motioned to adjourn Commissioner Lindwall Seconded Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 39 of 46 Draft Page 7 of 7 October 9th, 2024 Land Use Commission Meeting The next meeting of the Evanston Land Use Commission will be held on Wednesday, October 16, 2024, at 7:00 pm, in the James C. Lytle Council Chambers in the Lorraine H. Morton Civic Center. Respectfully submitted, Justin Bock, Administrative Assistant Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 40 of 46 DesignEvanston Founded in 1980, Design Evanston is a 501(c)(3) not-for-profit advocacy organization promoting good design in Evanston. www.designevanston.org Design Evanston Project Review of the 910-938 Custer Avenue Project October 7, 2024 Design Evanston professional members participated in a presentation of the proposed 910-938 Custer Avenue project by Charles Davis, Capital Development Group, Paul Dincin, Catapult Real Estate, and Andrew Ahito, City Pads, at Tapestry Station, 740 Main Street. Following is a summary of our comments as they relate to our Project Review Stardards. General Comments Overall, the general consensus of the reviewing group was that the proposed project is a very appropriate and attractive Transit Oriented Development for this particular location in Evanston. It is of an appropriate height and massing for its context. It will provide desirable housing, a portion of it on-site affordable units, in an area that is proving to be an appropriate area for such development “west of the tracks”. The project has minimal impact on its neighboring properties, which include the backside of vintage retail structures to the south, the existing single-family residential structures to the west and the Metra railroad embankment to the east. It improves and widens existing alley configurations. Parking provided is in keeping with recent developments in this area, market trends and municipal policies. The project provides significant benefits to the city with minimal burdens on its existing infrastructure. The specific execution of the façade treatment of the project, appears headed in the right direction. Specific Criteria Comments 1. The project should address a perceived need in the city and its respective community. Yes. There is a perceived market for increased residential development in this area of the city, particularly for younger single individuals and couples without children. The increased population in the area will provide beneficial support to local retail establishments. 2. The project should be of an appropriate and beneficial use within the project’s geographical context. Yes. See above. The Chicago / Main transit node is an appropriate location for such a development. 3. The project should be of appropriate and complementary size, scale and proportion for its physical context. The site is an abandoned manufacturing facility in a relatively isolated location. The proposed 5-story residential project is of reasonable size, scale and proportion for the site which has few residential neighbors, but for a few houses along Sherman Avenue. The perceived size of the development will have minimal visual impact on views from Main Street. Some residents along Sherman may have concern about the five-story height along their shared alley. Similar configurations have been approved and constructed in locations along Central Street east of Green Bay Road. 4. The project should reflect current progressive, creative and sustainable design goals and practices. The project will be executed with the intention of conforming to all pertinent energy saving codes and local initiatives. The development will seek 3 Green Globes. It will be a predominantly electric building. Geo-thermal and rooftop photovoltaic systems are being investigated. Unit windows will be state of the art operable fiberglass. Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 41 of 46 DesignEvanston Founded in 1980, Design Evanston is a 501(c)(3) not-for-profit advocacy organization promoting good design in Evanston. www.designevanston.org 5. The project should provide for current and future economic growth. It does. It will increase tax revenue in the area, given the abandonment of the existing manufacturing facility. The increased housing units will support existing nearby, small, local commercial establishments on Main Street and Chicago Avenue, as well as further entities such as Jewel and Binnys. 6. The project should provide for good city revenue generation with as low as feasible infrastructure burden to the city. The increase in tax base is significant at a time when city and school district funds are in such demand. This will be accomplished with little burden on the existing utility infrastructure of this area. Few of the residents are likely to have children that need to be accommodated by the school system. There appears to be a negligible increase in vehicle accommodation required given the relatively few parking spaces provided for the project, though the intersection at Main Street is currently a challenging one and specific data from a traffic study is likely required. The surrounding alleys will be increased in width by virtue of the property yielding 4-feet of additional property to the city, thereby improving their function. 7. The project should provide for a positive, engaging experience at street and pedestrian level. The project is quite isolated from the nearby Main Street streetscape. The project will significantly improve the streetscape experience that currently exists along this area of Custer. The walkways provided along the east side of the property will be of ample width, with areas of planting beds. First floor units at this location will have direct access off this walkway. The opportunity to improve the west side of the Metra embankment is now certain with the developer of this project and the city working in partnership with Metra. The design and configuration of the south portion of the property is well done. The buildings gateway “flag” façade accentuates and defines a pleasant vehicular and pedestrian entry to the “front” of the building. Full height glazed entry and common service spaces are very welcoming. 8. The project should complement the practices and goals of “Complete Streets” and encourage multi-modal transportation use. The project is located in one of the most developed mass transit areas of the city with service by local buses, and both the CTA and Metra Rail lines. The project adds relatively few vehicles to the neighborhood and provides ample provisions for resident bicycle use. The recent streetscape improvements along Main Street will have many more users given the additional residents this project provides. In addition, users will increase the use and profitability of the aforementioned mass transit entities. 9. The project should be a contributor to the city of Evanston’s goals to be energy self- sufficient. See Criteria No.4 above. 10. The project should provide a tangible complement of public benefits. The project’s primary benefit is to provide needed, in-demand lower to middle income housing units in an area that will benefit from increased tax revenue, and increased support of local retail and increase CTA and Metra ridership, improve the alleys behind the building and provide an attractive and energizing experience along Custer Avenue. Page 2 Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 42 of 46 DesignEvanston Founded in 1980, Design Evanston is a 501(c)(3) not-for-profit advocacy organization promoting good design in Evanston. www.designevanston.org Page 3 Specific Design Comments 1. Among the attendees there was a general agreement that the project was a useful and attractive addition to the area. The perspective view of the approach to the building from south on Custer was quite appealing. Views of the building along the west alley were not provided. 2. The structural system composed of panelized and “stick-built” wood framing with direct bearing walls through all floors to grade was an appropriate and economical system. 3. Stairways and elevator accommodations appear adequate. 4. The unit mix of predominantly Studio and 1-bedroom units was felt appropriate for the perceived market. 5. The configuration of the “U-shaped” plan oriented with its opening to the south provides for the maximum amount of units on the site and allows for sunlight and daylight to penetrate the interior court of the building. The specific development of the court surface is yet to be executed, and mitigating the narrow height of the space should be one of its goals. Adding art pieces was also mentioned. 6. Fifth floor interior and some rooftop common area amenities are very desirable. 7. Access to first floor units off of Custer was perceived to be a benefit for the occupants and a way to further activate Custer Street. Similar entries off of the alley may not be so beneficial, depending on how the alley is specifically developed. 8. The five story configuration has minimal impact on adjacent properties except for the residences along Sherman Avenue. One attendee wondered if lowering this portion of the building to four stories and raising the others to six-stories was a desirable, viable alternative. 9. The expression of façade fenestration at all elevations appeared quite appropriate and attractive. The projecting framed elements at some of the windows along Custer Street was appreciated as a nice design detail/ornament. 10. The projecting, “flag” portion of the East Custer façade at the south end of the building was felt to be a very attractive and functional element that offset the larger expanse of the fenestrated façade to its north and framed the entry to the sites’ parking court and building entry. 11. The use of EIFS (Exterior Insulated Finish System) on the facades was felt to be an appropriate system. It has had a long recent history of very beneficial and successful use. Attendees felt that the employment of a masonry replicant pattern at the first floor portions was acceptable and added an additional element of scale to this portion of the façade. The employment of structurally necessary expansion joints AND additional decorative ones across the facades would help break down the scale of the walls and add desirable subtle detail to the expanse of material. 12. The use of fiberglass framed, steel reinforced insulated glass fixed and operable windows was a very beneficial choice. Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 43 of 46 Name (first and last) Address of residence or property owned Meeting date Agenda Item (Property address or description of agenda item) Position on Agenda Item (as applicable) How would you like to make your public comment?If you are providing a written comment, please leave here: Are you representing yourself as an individual or speaking on behalf of a group? Please name the group of people for whom you are the designated speaker. Jonathan Seldin 811 Chicago Ave 10/9/2024 Custer Ave DevelopmentIn favor Written comment This development is very much needed. I support this development and hope the development is larger and with more housing provided. Kristin Henikoff 1044 Elmwood Ave.10/9/2024 910 - 938 Custer AvenueOpposed Written comment Several of the requested Site Development Allowances (SDA) raise concern(s). For example, requested SDA "3) 50 parking spaces where 127 parking spaces are required;" would further contribute to the Neighborhood's existing on-steet parking strain from drivers avoiding metered parking on Chicago Ave. and Main St. when using those businesses or parking all day to commute via CTA/Metra, as well as fluctuating but excess parking demand related to Nichols Middle School. It's notable that both SDA 3 and SDA 7 ("7) 192 dwelling units (including 10% on-site inclusionary) + 38 market rate bonus units for 230 total dwelling units where a maximum [SDA] of 53 dwelling units plus IHO bonus units are allowed;") request Allowances that are greater than 250% of the required/allowed number. Robert M Lauricella 800 Washington St 10/9/2024 Custer Street DevelopmentUndecided Written comment Remember any decision you make here will be used as a precedent for the development at the Evanston Lumber Yard when that is developed. Elizabeth (Bess) Schenkier936 Sherman Avenue 10/9/2024 910-938 Custer Ave Planned DevelopmentUndecidedIn person Group 900 Block Sherman Neighbors Doug Nichols 929 Sherman Ave Evanston, IL 6020210/9/2024 910-938 Custer AvenueOpposed Written comment While we acknowledge the city's need for more housing and that some of these allowances align with the "Envision Evanston 2045" initiative, we strongly feel these specific requests exceed what's necessary to meet the city's broader housing objectives and should not be approved solely to comply with the builder's request. We do want more, and more affordable, housing in Evanston, but it needs to be done in a thoughtful and fair manner that takes into consideration the existing residents and properties in addition to any new developments.....especially when those developments are requesting many allowances to existing regulations. There are *eight* different allowances being requested that will have a direct and immediate impact on the houses, condos and residents of the 900 block of Sherman and possibly well beyond. Some of these are quite extreme asks that don't add any to the proposed building (outside of being able to put in as many units as possible) and actually could negatively impact the residents of the building, along with any neighboring residents. For example, 1) requesting 0' of setback in the rear when the rear of the building directly comes up against several homes, 2) No landscaping buffer where a 25' wide landscaping buffer is required surrounding the side and rear yards - similar to the above. The building is being placed directly up against several existing homes. Asking for ZERO landscaping is simply outrageous, 3) 50 parking spaces where 127 parking spaces are required - regardless of what the builders are saying, this will have an impact on neighborhood street parking without question. There might not be an increased demand/ask for parking spaces in the proposed building (or the builders other building), but that does not necessarily equate to people not having cars that they will choose to park on the street. We sincerely hope that you take all the above into account and continue the dialogue with the residents of this particular area before moving forward with this development. Thank you! Scott Bernstein 917 Elmwood Avenue, 60202 10/9/2024 917-938 Custer AvenueIn favor In person Self Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 44 of 46 Request ID:321463 Request Type:Planning and Zoning - Ask a Question Priority:2 Entered By:Gina Turek Date Submitted:10/9/2024 2:18:00 PM Cross Street: Address:910 Custer Ave Evanston   District:4 Comments:Received via text Regarding 910-938 Custer Avenue Planned Development 24PLND-0031 Absolutely against the requested site development allowances, which would create a situation of insucient parking and green space due to cramming in a building with a footprint too large for the property. Private Notes: Name:Email: Address:Evanston, IL Phone #:248-755-7184 Extension: Alt. Phone #:Extension: Notify: Date:10/9/2024 2:18:00 PM User:Gina Turek Comments:Service Request Open - ID 321463 Routed To: Elizabeth Williams Comments: Received via text Regarding 910-938 Custer Avenue Planned Development 24PLND-0031 Absolutely against the requested site development allowances, which would create a Service Request 321463 Record Info Submitter Info Activity List Map data ©2024 Report a map error 10/21/24, 11:09 AM QAlert 1/2Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adhttps://evanstonil.qscend.com/qalert/ServiceRequestPrintOut.aspx?id=321463 Page 45 of 46 situation of insucient parking and green space due to cramming in a building with a footprint too large for the property. Date:10/16/2024 2:25:00 PM User:admin Comments:Notication of service request escalation sent to CD Leadership Planning and Zoning Date:10/21/2024 10:36:00 AM User:Sarah Flax Comments:Service Request rerouted to Melissa Klotz Please include this as part of the public comments on the 910 Custer Avenue project in the packet for the Planning & Development Committee Date:10/21/2024 10:37:00 AM User:Sarah Flax Comments:Thank you for your input on the 910 Custer Ave projects. It will be included in the public comment when the project is on the agenda of the Planning & Development Committee for consideration. Date:10/21/2024 10:37:00 AM User:Sarah Flax Comments:An automated text message was sent to 2487557184 10/21/24, 11:09 AM QAlert 2/2Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adhttps://evanstonil.qscend.com/qalert/ServiceRequestPrintOut.aspx?id=321463 Page 46 of 46