HomeMy WebLinkAbout95-O-24 Approving a Special Use Permit for a New TwelveStory MixedUse Residential Planned Development11/11/2024
95-O-24
AN ORDINANCE
Approving A Special Use Permit For a New Twelve-Story Mixed-Use
Residential Planned Development at 1621-1631 Chicago Avenue in
the D4 Downtown Transition 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
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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, Jeffrey Michael of Horizon Group XXIII, LLC (the “Applicant,”),
for the property located in the D4 Downtown Transition District at 1621-1631 Chicago
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 12-story mixed-use
residential planned development with 10,832 square feet of ground floor and basement
commercial space, 110 dwelling units and 48 parking spaces within a 2-level parking
garage 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. Dwelling Units: Seventy-eight (78) dwelling units (including eight
(8) on-site inclusionary units plus thirty-two (32) market rate
bonus units for a total of one hundred ten (110) total dwelling units
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where a maximum of fifty four (54) dwelling units (plus IHO bonus
units) is allowed.
b. Height: 114.7 foot building height where 105 feet is allowed in the
D4 Downtown Transition District (the overall building height is 135
feet).
c. Parking: Forty-eight (48) parking spaces (including two (2)
compact spaces) where ninety one (91) parking spaces are
required.
d. Parking stalls: Allowing two (2) parking stalls at fifteen feet (15’)
in length where eighteen feet (18’) in length is required
all to allow the construction and operation of a 12-story, 110-unit mixed-use residential
planned development with 10,832 square feet of ground floor and basement commercial
space and 48 parking spaces, located at the Subject Property.
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 16, 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-0036 to consider Applicant’s application for a Special Use Permit for a Planned
Development with Site Development Allowances on the Subject Property, heard
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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 D4 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 housing and density within Downtown
Evanston, 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: The scale of the development has been diminished
to a point where the commission does not believe it will have a negative
cumulative effect on the immediate neighborhood or City as a whole, and so
this standard has been met..
4. Does not interfere with or diminish the value of property in the neighborhood:
The proposed development will add vibrancy and density to the downtown
neighborhood, and should increase the values of surrounding properties,
whereby meeting the standard.
5. Is adequately served by public facilities and services: The commission believes
the Subject Property can be adequately served by public facilities and services
and found this standard to be met.
6. Does not cause undue traffic congestion: The site has been designed to
circulate traffic utilizing the rear ally, which will help to mitigate any traffic
congestion and the neighborhood is capable of absorbing the traffic from the
Subject Property without creating undue traffic congestion.
7. Preserves significant historical and architectural resources: There are no
significant resources in the area.
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8. Preserves significant natural and environmental resources: The Applicant will
be integrating landscaping and there is no existing natural or environmental
feature of significance on the site and therefore this 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 and found no reason
to believe the Applicant would not be willing to work with the City of Evanston
and meet all applicable requirements.
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 height, bulk, and density of the building are appropriately scaled
for the transitional location of the Subject Property and demonstrates that this
standard is met.
2. The proposed development is compatible with the overall character of existing
development in the immediate vicinity of the subject property: The Subject
Property is within the overall downtown area where it is generally appropriate
for taller developments and the proposed building setbacks keep the
development within the transitional character of the surrounding area.
Therefore, the commission finds this standards to be 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 found that the lack of a curb cut
on Chicago Avenue and usage of the rear alley for vehicular ingress/egress to
the building would mitigate potential site circulation hazards in the surrounding
area.
4. The proposed development aligns with the current and future climate and
sustainability goals of the City: The development will conform to the Green
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Building ordinance and Bird Friendly Ordinance and 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): The contribution towards repaving of the entire
alley within the block to the rear of the Subject Property is a public benefit that
helped the Development comply with this standard.
WHEREAS, the Land Use Commission recommended approval by a seven
(7) 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-0036, 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
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
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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-0036, to allow the construction of a new 12-story 110-unit
residential planned development located at the Subject Property.
SECTION 3: The City Council hereby grants the following Site
Development Allowances:
a. Dwelling Units: Seventy-eight (78) dwelling units (including eight
(8) on-site inclusionary units) plus thirty-two (32) market rate
bonus units for a total of one hundred ten (110) total dwelling units
where a maximum of fifty four (54) dwelling units (plus IHO bonus
units) is allowed.
b. Height: 114.7 foot building height where 105 feet is allowed in
the D4 Downtown Transition District (the overall building height is
135 feet).
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c. Parking: Forty-eight (48) parking spaces (including two (2)
compact spaces) where ninety one (91) parking spaces are
required.
d. Parking stalls: Allowing two (2) parking stalls at fifteen feet (15’)
in length where eighteen feet (18’) in length is required.
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, the P&D
Committee, and the City Council.
B. That up to three (3) on-street parking stalls immediately in front of the subject
property be changed to 30-minute-maximum metered stalls. The City, at its
discretion, reserves the right to modify these stalls in the future as may be
necessary to mitigate parking or traffic circulation issues;
C. The Subject Property shall be operated in substantial compliance with the Alley
Management Plan for Legacy Apartments, dated October 9, 2024, and attached
as Exhibit C. Should use of the alley become problematic, which shall be at the
discretion of the City, the Applicant agrees to further modify the Alley
Management Plan to address any such problems, which may require additional
restrictions on move-ins/move-outs, refuse collection, and commercial deliveries,
among other strategies for addressing any such problems identified by the City.
D. The applicant shall enter into a final Construction Management Plan (CMP) with
the City of Evanston prior to the issuance of any building or demolition permits.
The final CMP must include but is not limited to the following: water and sewer
utility connections, construction staging plan, on-street and on-site construction
parking restrictions, hours of operation, a plan including cross-sections showing
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pedestrian access around the site with the use of curb ramps, signage and/or
striping, if necessary, foundation survey of surrounding structures including
weekly reporting of seismographs for the duration of construction, submittal of
environmental testing report prior to construction, visibility diagram for all
construction site access points, a proposed schedule for street opening for utility
connections with cross-section details, and project updates via monthly
newsletter and project website.
E. Compliance with all applicable related regulations including but not limited to the
Inclusionary Housing Ordinance and the Green Building Ordinance, and the Bird
Friendly Building Design Ordinance.
F. Applicant must enter into the appropriate agreement with the City for the
encroachment of any building (balcony, canopy, etc.) or site elements within the
public right-of-way.
G. The Subject Property will provide and maintain a connection to the abutting
property to the south which shall allow and provide for adequate egress through
the Subject Property as necessary for the abutting property to the south to
comply with any applicable Building Code or Life/Safety requirements.
H. Substantial compliance with the documents and testimony on record.
I. The Applicant and city staff work together to consider aggressive measures to
improve pedestrian and bike safety between the short-term parking stalls and the
bike path.
J. The Applicant shall designate two (2) parking spaces within the development for
use by car share vehicles. However, should the Applicant demonstrate, to the
satisfaction of the City, that despite commercially reasonable efforts with one or
more car sharing companies none were interested in using the two (2) parking
stalls, then the Applicant shall be exempt from this requirement.
K. The Applicant shall make a $400,000 contribution towards alley improvements,
which includes upgrades to the stormwater elements within the alley and
resurfacing of the entire alley, located at the rear of the Subject Property between
Church Street and Davis Street. The deadline for when this contribution shall be
provided by the Applicant to the City shall be agreed upon by both parties prior to
building permit issuance for the proposed structure, but in no case shall the
contribution be provided later than application for a Temporary Certificate of
Occupancy.
L. The Applicant shall make a $5,000 contribution to the City’s Transportation Fund
to assist with transportation improvements in the project vicinity.
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M. As part of initial building construction, the Applicant shall require that the General
Contractor (GC) implement an apprentice program to make career opportunities
in the building trades available to local residents. The program is intended to
create at least five (5) apprentice opportunities in the building trades including
sponsorship and support of entry into trade union training programs, and a
guarantee of employment as an apprentice on the Legacy project during its
construction.
N. The Applicant shall require the GC to hire at least one (1) Local Employment
Program (LEP) participant.
O. The Applicant shall partner with Oakton Community College to fund a property
management or building maintenance scholarship program for students that are
residents of Evanston, capped at $10,000 per student and $50,000 in the
aggregate.
P. The applicant shall enter into a workforce agreement with the City of Evanston
stipulating that the property owner shall commit to provide at least one (1) paid
apprenticeship program for at least twelve (12) weeks with the intention of
providing full-time employment thereafter for a staff position of assistant property
manager, assistant building engineer or door attendant.
Q. The Applicant shall obtain a building permit and begin construction within twenty-
four (24) months of the date of adoption of this ordinance.
R. 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.
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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.
Introduced: _______________, 2024
Adopted: _________________, 2024
Approved:
___________________________, 2024
________________________________
Daniel Biss, Mayor
Attest:
______________________________
Stephanie Mendoza, City Clerk
Approved as to form:
________________________________
Alexandra Ruggie, Corporation Counsel
November 25
November 25 November 25
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EXHIBIT A
LEGAL DESCRIPTION
LOT A EXCEPT THE FOLLOWING DESCRIBED PROPERTY BEGINNING AT THE
SOUTHWEST CORNER OF SAID LOT: THENCE NORTHEASTERLY, ALONG THE
NORTHWESTERLY LINE, 264.39 FEET; THENCE SOUTHEASTERLY AT
APPROXIMATELY A RIGHT ANGLE, 170 FEET TO THE SOUTHEASTERLY LINE OF
SAID LOT; THENCE SOUTHWESTERLY, ALONG THE SOUTHWESTERLY LINE ,
246.46 FEET; THENCE NORTHWESTERLY, ALONG THE SOUTHWESTERLY LINE,
170 FEET TO THE POINT OF BEGINNING, IN PLAT OF CONSOLIDATION OF LOT 4
(EXCEPT THE NORTH 5 FEET) AND ALL OF LOTS 5 TO 9 IN BLOCK 20 IN THE
VILLAGE OF EVANSTON IN SECTION 13, TOWNSHIP 41, RANGE 13 AND SECTION
7, 18, AND 19 IN TOWNSHIP 41, RANGE 14, EAST OF THE THIRD PRINCIPAL
MERIDIAN, IN COOK COUNTY, ILLINOIS.
PIN: 11-19-403-021-0000
Commonly Known As: 1621-1631 Chicago Avenue, Evanston, Illinois
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EXHIBIT B
Development Plan
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Area Map8/20/241621-31 Chicago Ave. - Evanston, ILThe MerionProject SiteChicago Ave.Church St.Davis St.Hinman Ave.NDoc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 14 of 48
Planned Development Boundary8/20/241621-31 Chicago Ave. - Evanston, ILPlanned DevelopmentBoundary11-19-403-021-0000Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 15 of 48
Context View from Northwest8/20/241621-31 Chicago Ave. - Evanston, ILThe Mather - 143' (Cupola)500 Davis - 131'Chase Building - 276'Park Evanston - 236'Sherman Plaza - 276'One Rotary Center - 237'601 Davis - 252'The Legacy - 135'The Mather (South) - 124'The Mather (North) - 124'Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 16 of 48
Context View from East8/20/241621-31 Chicago Ave. - Evanston, ILThe Legacy - 135'Park Evanston - 236'601 Davis - 252'The Mather - 143' (Cupola)500 Davis - 131'The Mather (North) - 124'The Mather (South) - 124'Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 17 of 48
TOD Diagram8/20/241621-31 Chicago Ave. - Evanston, ILDavis St.CTA StationCTA Bus Line 201Project SiteDavis St.Metra StationChicago Ave.Church St.Davis St.Hinman Ave.Grove St.Clark St.Orrington Ave.Judson Ave.Lake St.Sherman Ave.N1,230 feet140 feet1,350 feetDoc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 18 of 48
Landscape Plan8/20/241621-31 Chicago Ave. - Evanston, IL10'-0" 24'-8" 10'-0" 24'-8" 14'-0" 24'-8" 10'-0"20'-0" 20'-0" 60'-0" 30'-0" 20'-0"8'-0"eting TreExisn)Remai(ToGrassesrenniale MixtProvid ure of PeTyp.g Plants.nnual Fand A lowerinExisting Fire Hydrantntering PlaExistNew PlanterNew PlantercemplianoNew Street Tree. To Be in Cwith Evanston Standards(8" Caliper) Typ.Existing Street LightNew PlanteralkoncretNew C e SidewExisting PlanterNew bike racksper APBP standardsNew bike racks per APBP standardsChicago AveDNUPBike LaneParallel Parking(Existing)Stalls)New Loading Zone (30-min Parking(Replacing 3 Existing Cars)ppControlled by Park Evanston AFire Hydrant Access(Existing)Public SidewalkSCALE: 1" = 10'Landscaping PlanN0 105 20Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 19 of 48
Sidewalk Dining Plan8/20/241621-31 Chicago Ave. - Evanston, IL6'-0"Typ. Min.8'-0"Chicago AveDNUPPotential Sidewalk Dining AreaBike LaneParallel Parking(Existing)Stalls)New Loading Zone (30-min Parking(Replacing 3 Existing Cars)ppControlled by Park Evanston AFire Hydrant Access(Existing)SCALE: 1" = 10'Sidewalk Dining PlanN0 105 20Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 20 of 48
Basement Plan8/20/241621-31 Chicago Ave. - Evanston, IL4,020 sq ft165 sq ft192 sq ft173 sq ftElevUPStairUPStairRetail /RestaurantSCALE: 1/16" = 1'-0"Basement Floor Plan0 5 10 20 40Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 21 of 48
Ground Floor Plan8/20/241621-31 Chicago Ave. - Evanston, IL6,812 sq ft3'-6" 26'-8" 3'-6" 9'-6" 3'-6" 19'-4" 3'-6" 16'-8" 3'-6" 15'-4" 3'-6" 15'-0" 3'-6"127'-0"22'-0"60'-0"8'-0"543 sq ft795 sq ft603 sq ft374 sq ft469 sq ft324 sq ft495 sq ft1,205 sq ft1,155 sq ft200 sq ft170 sq ft246 sq ft315 sq ft337 sq ftAccess from MerionExit CorridorChicago AveTrash /RecyclingStagingMailRetail /RestaurantAdjacent One-StoryBuildingAdjacent Eight-StoryBuildingExisting 20' AlleyLobbyBlend@8%Ramp UP@14.6%14BikeRoom110 Bikes19LoadingTelephone /Data RoomGenerator RoomPump RoomSwitchgear /EmergencySwitchgear10'x35' Loading Bay10'x35' Loading BayUP418191521WorkAreaRamp DN@4.5%Ramp DN@4.5%LeasingRetailTrashElevPackageDNUPStairStairDNUPFireCommandCenterRestroomStorageH20 MeterBike LaneParallel Parking(Existing)ComEd VaultMechanicalNew Loading Zone (30-min Parking Stalls)(Replacing 3 Existing Cars)Controlled by Park Evanston AppFire Hydrant Access(Existing)MechanicalSCALE: 1/16" = 1'-0"Ground Floor Plan0 5 10 20 40NDoc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 22 of 48
Second Floor8/20/241621-31 Chicago Ave. - Evanston, IL1,224 sq ft24'-0"24'-0"24'-0"9'-0" Typ.U.N.O.16'-0"16'-0"18'-0"9'-0" 9'-0"+16'-0"+16'-0"+17'-0"13,280 sq ft159 sq ft537 sq ft330 sq ft403 sq ft804 sq ft166 sq ft60 sq ft272 sq ft170 sq ft165 sq ftRamp DN@15.5%26 ParkingSpaces9'-0" x 18'-0"U.N.O.DNUPRamp UP@10.3%Blend@8%Storage14 Lockers(3x5x6)Storage9 Lockers(3x5x6)Storage8 Lockers(3x5x6)Open toBelowOpen toBelowOpen toBelowOpen toBelowStorage24 Lockers(3x5x6)CompactAdjacent Eight-StoryBuilding019'-0"x18'-0"029'-0"x18'-0"039'-0"x15'-0"099'-0"x18'-0"109'-0"x18'-0"119'-0"x18'-0"129'-0"x18'-0"139'-0"x18'-0"149'-0"x18'-0"159'-0"x18'-0"169'-0"x15'-0"179'-0"x18'-0"189'-0"x18'-0"199'-0"x18'-0"229'-0"x18'-0"219'-0"x18'-0"259'-0"x18'-0"StairEV InstalledEV InstalledEV ReadyEV ReadyEV Installed and EVReady spaces havebeen specified. Allother spaces to beEV CapableRamp UP@5.0%248'-10"x18'-0"DNUPStairTrash /RecycleLobby079'-0"x18'-0"209'-0"x18'-0"0516'-0"x18'-0"Storage?ElevDNUPStairCompact0616'-0"x18'-0"049'-0"x15'-0"238'-10"x18'-0"089'-0"x18'-0"269'-0"x18'-0"EV ReadyEV Ready EV ReadyEV ReadySCALE: 1/16" = 1'-0"Second Floor0 5 10 20 40N48 Total Parking Spaces5 (10.4%) EV-Installed Spaces10 (20.8%) EV-Ready Spaces33 (68.8%) EV-Capable Spaces(Per Section 406.2.7 of the 2021 IBC)Parking Space Types44 Standard2 Compact2 ADA AccessibleDoc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 23 of 48
Typical Tower (5th-11th Floor)8/20/241621-31 Chicago Ave. - Evanston, IL910 sq ft1,062 sq ft974 sq ft1,062 sq ft974 sq ft468 sq ft522 sq ft728 sq ft736 sq ft728 sq ft522 sq ft515 sq ft739 sq ft 683 sq ft23 sq ft50'-0" 23'-3" 23'-6" 23'-3" 17'-0" 33'-0"42'-3" 41'-11/2"28'-41/2"15'-3"69'-6"170'-0"27'-3" 15'-11" 24'-7" 24'-65/8"22'-65/8"21'-103/4"27'-3"41'-11/2"28'-41/2"164'-0"148 sq ft68 sq ft183 sq ft74 sq ft170 sq ft25 sq ftAdjacent Eight-StoryBuildingLobby/CorridorDNUPStairMech.DNUPTrash /RecycleElevStairUnit 012-BedUnit 02StudioUnit 031-BedUnit 041-BedUnit 051-BedUnit 06StudioUnit 072-BedUnit 082-BedUnit 09StudioUnit 101-BedUnit 111-BedUnit 12StudioUnit 132-BedSCALE: 1/16" = 1'-0"Typical Tower Plan - (5th-11th Floor)0 5 10 20 40NNote: Unit square footages areapproximate and are subject tofinal engineering.Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 24 of 48
Third Floor8/20/241621-31 Chicago Ave. - Evanston, IL592 sq ft822 sq ft748 sq ft749 sq ft752 sq ft548 sq ft24'-0"24'-0"24'-0"17'-3" 16'-0" 24'-0" 22'-9" 22'-6" 24'-6"127'-0"+44'-0"+40'-8"+45'-0"159 sq ft59 sq ft170 sq ft272 sq ft723 sq ft165 sq ft166 sq ft15,059 sq ft22 ParkingSpaces9'-0" x 18'-0"U.N.O.DNUPAdjacent Eight-StoryBuilding019'-0"x18'-0"029'-0"x18'-0"049'-0"x18'-0"059'-0"x18'-0"ElevStairEV Installed and EVReady spaces havebeen specified. Allother spaces to beEV CapableTrash /RecycleRamp UP@5.0%Unit 3011-Bed039'-0"x18'-0"089'-0"x18'-0"169'-0"x18'-0"189'-0"x18'-0"Lobby209'-0"x18'-0"069'-0"x18'-0"Corr.199'-0"x18'-0"099'-0"x18'-0"109'-0"x18'-0"229'-0"x18'-0"219'-0"x18'-0"119'-0"x18'-0"Ramp DN@15.4%Ramp DN@15.4%Blend@8%Blend@8%Blend@8%DNUPStairDNUPStair078'-6"x18'-0"139'-0"x18'-0"149'-0"x18'-0"159'-0"x18'-0"129'-0"x18'-0"179'-0"x18'-0"EV InstalledEV InstalledEV InstalledEV ReadyEV ReadyEV ReadyEV ReadyUnit 3021-BedUnit 3031-BedUnit 3041-BedUnit 305StudioUnit 306StudioTransferBeamTransferBeamTransferBeamSCALE: 1/16" = 1'-0"Third Floor0 5 10 20 40N48 Total Parking Spaces5 (10.4%) EV-Installed Spaces10 (20.8%) EV-Ready Spaces33 (68.8%) EV-Capable Spaces(Per Section 406.2.7 of the 2021 IBC)Parking Space Types44 Standard2 Compact2 ADA AccessibleDoc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 25 of 48
Fourth Floor8/20/241621-31 Chicago Ave. - Evanston, IL899 sq ft 522 sq ft910 sq ft1,016 sq ft728 sq ft 736 sq ft 974 sq ft522 sq ft728 sq ft1,062 sq ft468 sq ft 739 sq ft 746 sq ft 442 sq ft23 sq ft30'-0" 17'-0" 23'-3" 23'-6" 23'-3" 17'-0" 33'-0"42'-3" 41'-11/2"28'-41/2"15'-3"69'-6"27'-3" 15'-11" 24'-7" 24'-65/8"28'-91/4"15'-81/8"27'-3"41'-11/2"28'-41/2"4'-0167'-0"3,678 sq ft68 sq ft183 sq ft74 sq ft170 sq ft161 sq ft25 sq ftGreen Roof AreaMech.Adjacent Eight-StoryBuildingLobby/CorridorDNUPElevStairTrash /RecycleDNUPStairUnit 02StudioUnit 031-BedUnit 041-BedUnit 051-BedUnit 06StudioUnit 072-BedUnit 082-BedUnit 09StudioUnit 101-BedUnit 111-BedUnit 12StudioUnit 132-BedUnit 4012-BedSCALE: 1/16" = 1'-0"Fourth Floor0 5 10 20 40NNote: Unit square footages areapproximate and are subject tofinal engineering.Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 26 of 48
Amenity Level (12th Floor)8/20/241621-31 Chicago Ave. - Evanston, IL976 sq ft744 sq ft29 sq ft23 sq ft42'-10" 22'-21/8"62'-17/8"42'-10"84'-4"67'-6"1,716 sq ft695 sq ft231 sq ft191 sq ft1,500 sq ft320 sq ft74 sq ft170 sq ftSwimmingPoolDog RunMechDNLoungeAmenityAmenityLobby/CorridorStairDNElevStairTrash /RecycleSCALE: 1/16" = 1'-0"Amenity Level (12th Floor)0 5 10 20 40NDoc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 27 of 48
Site Plan8/20/241621-31 Chicago Ave. - Evanston, IL6,812 sq ft3'-6" 26'-8" 3'-6" 9'-6" 3'-6" 19'-4" 3'-6" 16'-8" 3'-6" 15'-4" 3'-6" 15'-0" 3'-6"127'-0"22'-0"60'-0"8'-0"543 sq ft795 sq ft603 sq ft374 sq ft469 sq ft324 sq ft495 sq ft1,205 sq ft1,155 sq ft200 sq ft170 sq ft246 sq ft315 sq ft337 sq ftAccess from MerionExit CorridorChicago AveTrash /RecyclingStagingMailRetail /RestaurantAdjacent One-StoryBuildingAdjacent Eight-StoryBuildingExisting 20' AlleyLobbyBlend@8%Ramp UP@14.6%14BikeRoom110 Bikes19LoadingTelephone /Data RoomGenerator RoomPump RoomSwitchgear /EmergencySwitchgear10'x35' Loading Bay10'x35' Loading BayUP418191521WorkAreaRamp DN@4.5%Ramp DN@4.5%LeasingRetailTrashElevPackageDNUPStairStairDNUPFireCommandCenterRestroomStorageH20 MeterBike LaneParallel Parking(Existing)ComEd VaultMechanicalNew Loading Zone (30-min Parking Stalls)(Replacing 3 Existing Cars)Controlled by Park Evanston AppFire Hydrant Access(Existing)MechanicalSCALE: 1/16" = 1'-0"Site Plan0 5 10 20 40N12-StoryResidential Towerw/110 Dwelling UnitsPedestrianEntranceLoadingResidentialParkingEntrance3-Story BaseDoc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 28 of 48
Project Data8/20/241621-31 Chicago Ave. - Evanston, IL1621-31 Chicago Data - 2 Levels Above-Grade Parking, 12 StoriesBuilding Unit Mix Building Data ParkingFloor# FloorsHeight (ft)Height (in)Zoning Height (ft)Studio(442-592sf)1 Bed (683-822sf)2 Bed (899-1062sf)Total Units/FLRetail /Rest.ResiSFCommon SFAmenity SFParking/Load SFVertical ServiceMechSFGrossSFFARSF*Standard Compact ADABasement1 12 0 0 0 4,020 0 870 0 0 530 0 5,420 4,890 0 0 0Ground Floor1 16 0 16 0 6,812 0 6,006 0 2,523 1,162 4,231 20,734 12,818 0 0 0ParkingSecond Floor1 9 4 0 0 0 3,571 0 13,280 661 60 17,572 3,571 22 2 2Third Floor1 11 0 0 2 4 0 6 4,211 996 0 15,059 661 122 21,049 5,207 22 0 0Tier 1Fourth Floor1 9 8 9.67 4 5 4 13 9,582 910 0 0 514 190 11,196 10,492Fifth Floor1 9 8 9.67 4 5 4 13 9,715 910 0 0 502 190 11,317 10,625Sixth Floor1 9 8 9.67 4 5 4 13 9,715 910 0 0 502 190 11,317 10,625Seventh Floor1 9 8 9.67 4 5 4 13 9,715 910 0 0 502 190 11,317 10,625Eighth Floor1 9 8 9.67 4 5 4 13 9,715 910 0 0 502 190 11,317 10,625Ninth Floor1 9 8 9.67 4 5 4 13 9,715 910 0 0 502 190 11,317 10,625Tenth Floor1 9 8 9.67 4 5 4 13 9,715 910 0 0 502 190 11,317 10,625Eleventh Floor1 14 4 14.33 4 5 4 13 9,715 910 0 0 502 190 11,317 10,625Amenity Level1 16 8 16.67 0 0 0 0 0 744 2,426 0 680 1,843 5,693 3,170Total 12 135.000 114.690 34 44 32 110 10,832 81,798 19,467 2,426 30,862 7,722 7,776 160,883 114,523 44 2 2Percentage31% 40% 29%Total FAR (7.4 Allowable)5.29Total Cars48Affordable Units (% of Units per Unit Type)2 (25%) 4 (50%) 2 (25%)8 Total*FAR SF is calculated from the Gross SF minus Mechanical, Vertical Service and Parking/Loading areas.Building InformationTotal Units110DUAvg Unit Size744SFTyp. Floor Eff. - Tier 185.84%Total Eff.59.58%Amenity/Unit22.05SFSite InformationSite Area21,644SFTotal FAR Allowed (7.4)160,166SFProposed FAR Area114,523SFProposed FAR Ratio5.29Unused FAR45,643SFParking InformationTotal Cars Provided48Parking Ratio0.47/DUParking Efficiency643SF/SpaceTotal Cars Required*91*Cars required assumes .55 cars for units 1-Bed or less, 1.10 cars for 2-Bed units and 80% of the cars required for a restaurant use (1 per 250sf). 8 Affordable units not included in calculationDoc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 29 of 48
West Elevation8/20/241621-31 Chicago Ave. - Evanston, IL16'-0"9'-4"11'-0"11'-8"9'-8"9'-8"9'-8"9'-8"9'-8"9'-8"14'-4"14'-8"135'-0"Ground Level+0'-0"T/Roof+135'-0"Second Floor+16'-0"Third Floor+25'-4"Fourth Floor+36'-4"Fifth Floor+48'-0"Sixth Floor+57'-8"Seventh Floor+67'-4"Ninth Floor+86'-8"Tenth Floor+96'-4"Eleventh Floor+106'-0"Amenity Level+120'-4"Eighth Floor+77'-0"SCALE: 1" = 20'West Elevation02010403020701040510T/Base+39'-4"09Street Side Height+124'01 - Prefinished Window Wall02 - Glass Railing03 - Architectural Brick - Orange04 - Metal Panel - Light05 - Metal Panel - Dark06 - Aluminum Louver07 - Prefinished Storefront System08 - Colored Concrete Block09 - Fiber Cement Panel - Dark Accent10 - Fiber Cement Panel - Light Accent0 5 10 20 40Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 30 of 48
East Elevation8/20/241621-31 Chicago Ave. - Evanston, IL16'-0"9'-4"11'-0"11'-8"9'-8"9'-8"9'-8"9'-8"9'-8"9'-8"14'-4"14'-8"135'-0"Ground Level+0'-0"T/Roof+135'-0"Second Floor+16'-0"Third Floor+25'-4"Fourth Floor+36'-4"Fifth Floor+48'-0"Sixth Floor+57'-8"Seventh Floor+67'-4"Ninth Floor+86'-8"Tenth Floor+96'-4"Eleventh Floor+106'-0"Amenity Level+120'-4"Eighth Floor+77'-0"SCALE: 1" = 20'East Elevation0201020408T/Base+39'-4"Res.ParkingEntranceExit StairLoadingBuildingExitBike Room0 5 10 20 4014'-0"10'-0"01 - Prefinished Window Wall02 - Glass Railing03 - Architectural Brick - Orange04 - Metal Panel - Light05 - Metal Panel - Dark06 - Aluminum Louver07 - Prefinished Storefront System08 - Colored Concrete Block09 - Fiber Cement Panel - Dark Accent10 - Fiber Cement Panel - Light AccentDoc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 31 of 48
South Elevation8/20/241621-31 Chicago Ave. - Evanston, IL16'-0"9'-4"11'-0"11'-8"9'-8"9'-8"9'-8"9'-8"9'-8"9'-8"14'-4"14'-8"135'-0"Ground Level+0'-0"T/Roof+135'-0"Second Floor+16'-0"Third Floor+25'-4"Fourth Floor+36'-4"Fifth Floor+48'-0"Sixth Floor+57'-8"Seventh Floor+67'-4"Ninth Floor+86'-8"Tenth Floor+96'-4"Eleventh Floor+106'-0"Amenity Level+120'-4"Eighth Floor+77'-0"SCALE: 1" = 20'South ElevationLine of Adjacent Building02040108Adjacent Building (±93')T/Base+39'-4"Street Side Height+124'0 5 10 20 4001 - Prefinished Window Wall02 - Glass Railing03 - Architectural Brick - Orange04 - Metal Panel - Light05 - Metal Panel - Dark06 - Aluminum Louver07 - Prefinished Storefront System08 - Colored Concrete Block09 - Fiber Cement Panel - Dark Accent10 - Fiber Cement Panel - Light AccentDoc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 32 of 48
North Elevation8/20/241621-31 Chicago Ave. - Evanston, IL16'-0"9'-4"11'-0"11'-8"9'-8"9'-8"9'-8"9'-8"9'-8"9'-8"14'-4"14'-8"135'-0"Ground Level+0'-0"T/Roof+135'-0"Second Floor+16'-0"Third Floor+25'-4"Fourth Floor+36'-4"Fifth Floor+48'-0"Sixth Floor+57'-8"Seventh Floor+67'-4"Ninth Floor+86'-8"Tenth Floor+96'-4"Eleventh Floor+106'-0"Amenity Level+120'-4"Eighth Floor+77'-0"SCALE: 1" = 20'North Elevation020402010308Line of Adjacent BuildingAdjacent Building (±23')T/Base+39'-4"Street Side Height+124'0 5 10 20 4001 - Prefinished Window Wall02 - Glass Railing03 - Architectural Brick - Orange04 - Metal Panel - Light05 - Metal Panel - Dark06 - Aluminum Louver07 - Prefinished Storefront System08 - Colored Concrete Block09 - Fiber Cement Panel - Dark Accent10 - Fiber Cement Panel - Light AccentDoc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 33 of 48
Building Section8/20/241621-31 Chicago Ave. - Evanston, IL16'-0" 9'-4" 11'-0" 11'-8" 9'-8" 9'-8" 9'-8" 9'-8" 9'-8" 9'-8" 14'-4" 14'-8"135'-0"LobbyResidentialAmenityBOH / ServiceParkingChicagoAve.AlleyGround Level+0'-0"T/Roof+135'-0"Second Floor+16'-0"Third Floor+25'-4"Fourth Floor+36'-4"Fifth Floor+48'-0"Sixth Floor+57'-8"Seventh Floor+67'-4"Ninth Floor+86'-8"Tenth Floor+96'-4"Eleventh Floor+106'-0"Amenity Level+120'-4"Eighth Floor+77'-0"ResidentialResidentialResidentialResidentialResidentialResidentialResidentialParkingParkingSCALE: 1" = 20'Building SectionDoc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 34 of 48
Chicago Ave. Elevation8/20/241621-31 Chicago Ave. - Evanston, ILChicago Avenue ElevationProposed Structure (+135'-0")Existing Structure (±93')Existing Structure (±80')Existing Structure (±80')Existing Structure (±143')Existing Structure (±124')DavisStreetChurchStreetSCALE: 1" = 40'0 10 20 40 80The Mather(Beyond)Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 35 of 48
Aerial from Northwest10/7/241621-31 Chicago Ave. - Evanston, ILDoc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 36 of 48
View from Southwest - Revised Design9/13/241621-31 Chicago Ave. - Evanston, ILDoc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 37 of 48
View from Northwest - Revised Design9/13/241621-31 Chicago Ave. - Evanston, ILDoc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 38 of 48
View from West - Revised Design9/13/241621-31 Chicago Ave. - Evanston, ILDoc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 39 of 48
Ground Level View - Revised Design9/13/241621-31 Chicago Ave. - Evanston, ILDoc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 40 of 48
Aerial from Southwest10/10/241621-31 Chicago Ave. - Evanston, ILDoc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 41 of 48
View from Hinman8/20/241621-31 Chicago Ave. - Evanston, ILDoc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 42 of 48
Alley (After)8/20/241621-31 Chicago Ave. - Evanston, ILDoc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 43 of 48
Truck Autoturn Exhibits8/20/241621-31 Chicago Ave. - Evanston, ILSCALE: 1:1.68Site PlanSCALE: 1:1.68Site PlanDoc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 44 of 48
Car Autoturn Exhibits8/20/241621-31 Chicago Ave. - Evanston, ILSCALE: 1:1.68Site PlanSCALE: 1:1.68Site PlanPASSENGER VEHICLE INBOUND MANEUVERSDoc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 45 of 48
Sun Study8/20/241621-31 Chicago Ave. - Evanston, IL522 ChurchCondosProject Site522 ChurchCondosProject Site522 ChurchCondosProject Site522 ChurchCondosProject Site522 ChurchCondosProject Site522 ChurchCondosProject Site522 ChurchCondosProject Site522 ChurchCondosProject Site522 ChurchCondosProject Site12:00 PMN3:00 PMAdditional impactfrom 135' BuildingShadow of125' BuildingPlayPlay9:00 AMPlayMarch / September 219:00 AMPlayJune 21PlayPlay12:00 PM3:00 PM9:00 AMPlayDecember 21PlayPlay12:00 PM3:00 PMFirst UnitedMethodist ChurchFirst UnitedMethodist ChurchFirst UnitedMethodist ChurchFirst UnitedMethodist ChurchFirst UnitedMethodist ChurchFirst UnitedMethodist ChurchFirst UnitedMethodist ChurchFirst UnitedMethodist ChurchFirst UnitedMethodist ChurchDoc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 46 of 48
EXHIBIT C
Alley Management Plan for Legacy Apartments
Doc ID: f405ebeee1f8a67556eb0a4771685fb06f08d1adPage 47 of 48
ALLEY MANAGEMENT PLAN FOR LEGACY APARTMENTS
Horizon Group XXIII, LLC (“Horizon”) recognizes the alley located behind the Legacy Apartments (the “Legacy”) is of concern to the
neighbors immediately adjacent to the alley as it is used to service these abutting properties. Over the years, the alley has suffered
some dilapidation and congestion. This Alley Management Plan (“AMP”) dated October 9, 2024, memorializes the commitment by
Horizon with respect to the rehabilitation, management and operations of the alley, in concert with neighbors and the City of Evanston
(“City”).
1. CONSTRUCTION PHASE
a. Horizon will be submitting to the City a draft Construction Management Plan (“CMP”). Prior to obtaining a building
permit, Horizon will submit a final CMP to be approved by the City. The CMP allows for continued use of the alley, with
one lane during construction, which also allows for snow removal as needed and as currently handled by the various
property owners abutting the alley.
b. Horizon will commit to pay $400,000 (the “Horizon Contribution”) toward the repaving of the alley by the City upon
completion of construction, and the City will be responsible for the remainder of the cost of repaving, provided however,
that if the City is not prepared to begin such repaving work at completion of construction and (i) Horizon must expend
funds to repair the alley in order for its development to receive a Certificate of Occupancy or otherwise be accessible
from the alley (“Horizon Repair Expenditures”), then the Horizon Contribution shall be reduced by the Horizon Repair
Expenditures; and (ii) if repaving of the alley is not commenced by the City within two years of the completion of
construction, then Horizon shall not be required to make the Horizon Contribution, as it may be reduced by the Horizon
Repair Expenditures, or if Horizon has made all or any part of the Horizon Contribution, the funds so paid will be returned
to Horizon by the City.
2. OPERATIONS PHASE
a. Once the proposed development becomes operational, Horizon will use best efforts to manage its use of the alley, as set
forth below, to best alleviate potential congestion in the alley.
b. The Legacy will work with the Merion and LRS to coordinate and consolidate trash and recycling services in order to
improve the efficiency of LRS, including reducing the number of trash bins and frequency of pick-ups. Horizon has shared
with the City confirmation from LRS that (subject to unforeseen challenges that can surface) they will be able to handle
waste hauling activities from the interior loading berths of the new building, as opposed to idling trucks in the alley.
Additionally, the Legacy will have a box baler located near the internal loading bays, which will reduce refuse size and
number of required pick-ups.
c. The Legacy property manager will have an established line of communication with First United Methodist Church and
other nearby users of the alley in order to alleviate alley blockage.
d. Horizon will continue to utilize its maintenance staff for snow removal adjacent to its properties.
e. For residents that are moving in or out of the building, those events will be scheduled through the property manager, so
that there is only 1 move in or out scheduled at a time per loading berth, avoiding peak alley usage times where possible.
Residential move ins/outs will only be scheduled upon the availability of the loading berths and the one freight elevator.
This scheduling and coordination provision will be a condition of Project approval, and Applicant will work with the City
on the ordinance language.
f. Commercial deliveries requiring use of the loading berths, will be coordinated with the residential property manager so
as to avoid conflicts or move ins/outs during commercial delivery times. Brief deliveries (ie- FedEx and Amazon) will be
able to be accommodated, subject to City requirements, in the short-term loading zones in front of the building on
Chicago Avenue.
g. Horizon will work with its design consultants to install surveillance and safety devices such as cameras, alley lighting,
flashing lights, mirrors, signage and markings on the exterior of the building to alleviate congestion, deter violative
behavior, and increase public safety in the alley.
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