HomeMy WebLinkAbout66-O-25 PD Ord (605 Davis) FINAL - 11.14.2510/27/2025
66-O-25
AN ORDINANCE
Approving A Special Use Permit For a New Twenty-Nine-Story Mixed-
Use Residential Planned Development at 601-615 Davis Street and
1604-1608 Chicago Avenue in the D3 Downtown Core 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
1 of 49
66-O-25
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, Kerry Dickson of Davis Street Development Company 2015,
LLC (the “Applicant,”), for the property located in the D3 Downtown Core District at 601-
15 Davis Street and 1604-1608 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 31-story mixed-use residential planned development with 3,200
square feet of ground floor commercial space, 430 dwelling units and 194 parking spaces
(80 onsite and 114 offsite) located at the Subject Property (the “Original Development
Plan”); and
WHEREAS, Applicant petitioned the Land Use Commission for
recommended 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: Three hundred-six (306) dwelling units where a
maximum of ninety two (92) dwelling units are allowed.
2 of 49
66-O-25
b. Height: A three hundred eight foot (308’) building height where
maximum building heights are limited to eighty-five (85) feet in
the D3 Downtown Core District.
c. Parking: A total of one hundred ninety-four (194) parking spaces
where two hundred forty three (243) parking spaces are required.
d. Ziggurat setback: No ziggurat setback along Davis Street
between forty-two (42) feet and one hundred thirty-one (131) feet
in height where a forty (40) foot ziggurat setback is required and
a thirty-three (33) ziggurat foot setback along Davis Street from
one hundred thirty-one (131) feet in height to the top of the
building where a forty (40) foot ziggurat setback is required.
e. Upper story setback: No upper story setback between forty -two
(42) feet and one hundred thirty-one (131) feet in height along a
street side lot line (Davis Street) where a thirty (30) foot upper
story setback above forty-two (42) feet is required and a 15.25
foot upper story setback above forty-two (42) feet in height along
an interior side yard property line (north) where a twenty-five (25)
foot upper story setback above forty-two (42) in height is required.
f. Floor Area Ratio: A 12.9 floor area ratio (FAR) where a maximum
FAR of 6.5 is permitted.
3 of 49
66-O-25
all to allow the construction and operation of a 31 -story, 430-unit mixed-use residential
planned development with 3,200 square feet of ground floor commercial space and 194
parking spaces, located at the Subject Property.
WHEREAS, on July 23, 2025, August 13, 2025, and August 27, 2025, 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 (“LUC”) held public hearings,
pursuant to proper notice, regarding case no. 25PLND-0019 to consider Applicant’s
application for a Special Use Permit for a Planned Development with Site Development
Allowances on the Subject Property, heard testimony and public comment and made
written minutes, findings, and recommendations; and
WHEREAS, after having considered the evidence presented, including the
exhibits and materials submitted, and public testimony provided, the LUC made the
following findings per Section 6-3-5-10 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 D3 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 is such where the
commission believes it will have a negative cumulative effect on the
neighborhood compared to a smaller building, and so this standard has not
been met.
4 of 49
66-O-25
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 is a better use than its current use as a vacant lot, 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
address traffic congestion around the Subject Property without creating undue
traffic congestion, so the standard is met.
7. Preserves significant historical and architectural resources: Including the
University building in the development will preserve that building, so the
standard is met.
8. Preserves significant natural and environmental resources: The standard is not
applicable.
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 standard is not met because of the excess beyond height and
FAR site development allowance thresholds.
2. The proposed development is compatible with the overall character of existing
development in the immediate vicinity of the subject property: The standard is
not met due to the height of the building .
5 of 49
66-O-25
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 standard is met.
4. The proposed development aligns with the current and future climate and
sustainability goals of the City: There was not testimony to the contrary so the
standard was 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 building will generate a lot of affordable
housing so the standard is met.
WHEREAS, the Land Use Commission recommended against approval
with three (3) “yay” votes cast in favor of approval and four (4) “nay” votes cast against
approval, with two commissioners absent, of the application for a Special Use Permit for
a Planned Development with Site Development Allowances for the Subject Property; and
WHEREAS, on September 29, 2025, 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 the Land Use Commission
in case no. 25PLND-0019, and recommended City Council approval thereof; and
WHEREAS, on September 29, 2025, 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 the Planning & Development Committee and the Land Use
6 of 49
66-O-25
Commission in case no. 25PLND-0019, and tabled consideration of the Zoning Approval
until their meeting on October 27, 2025; and
WHEREAS, subsequent to the September 29, 2025, meeting with the City
Council, the Applicant revised the Original Development Plan to propose the construction
of a 29-story mixed-use residential planned development with 2,920 square feet of ground
floor commercial space, 419 dwelling units and 193 parking spaces (40 onsite and 153
offsite) located at the Subject Property (the “Development Plan”); and
WHEREAS, the existing two-story building at the northwest corner of
Chicago Avenue and Davis Street (the “University Building”) will be preserved as part of
this application; and
WHEREAS, pursuant to the revised Development Plan, the Applicants
petition requests approval from the City Council of Evanston of the following (collectively,
the “Zoning Approval”):
C. A Special Use Permit for a Planned Development on the Subject
Property per Section 6-3-6 of the Zoning Ordinance.
D. The following Site Development Allowances as permitted by Section 6 -
3-6 of the Zoning Ordinance:
a. Dwelling Units: Two hundred ninety-nine (299) dwelling units
where a maximum of ninety two (92) dwelling units are allowed.
7 of 49
66-O-25
b. Height: A two hundred eighty-eight foot (288) building height
where maximum building heights are limited to eighty -five (85)
feet in the D3 Downtown Core District.
c. Parking: A total of one hundred ninety-three (193) parking spaces
where two hundred forty two (242) parking spaces are required.
d. Ziggurat setback: No ziggurat setback along Davis Street
between twenty-nine (29) feet and one hundred thirty-one (131)
feet in height where a forty (40) foot ziggurat setback is required
and a thirty-three (33) foot ziggurat setback along Davis Street
from one hundred thirty-one (131) feet in height to the top of the
building where a forty (40) foot ziggurat setback is required.
e. Upper story setback: No upper story setback between forty -two
(42) feet and one hundred thirty-one (131) feet in height along a
street side lot line (Davis Street) where a thirty (30) foot upper
story setback above forty-two (42) feet is required and a 15.25
foot upper story setback above forty-two (42) feet in height along
an interior side yard property line (north) where a twenty-five (25)
foot upper story setback above forty-two (42) in height is required.
f. Floor Area Ratio: A 12.9 floor area ratio (FAR) where a maximum
FAR of 6.5 is permitted.
8 of 49
66-O-25
all to allow the construction and operation of a 29 -story, 419-unit mixed-use residential
planned development with 2,920 square feet of ground floor commercial space and 193
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, at its meetings of September 29, 2025, October 27, 2025, and
November 10, 2025, 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
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.
9 of 49
66-O-25
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. 25PLND-0019, to allow the construction of a new 29-story 419-unit
residential planned development located at the Subject Property.
SECTION 3: The City Council hereby grants the following Site
Development Allowances:
a. Dwelling Units: Two hundred ninety-nine (299) dwelling units
(including 10% on-site inclusionary) and one hundred twenty
(120) bonus units for a total of four hundred nineteen (419)
dwelling units, where a maximum of ninety-two (92) dwelling units
is allowed. Provided, however, that the applicant may voluntarily
elect to provide twenty percent of the total number of 419 dwelling
units as affordable (i.e. 84 affordable dwelling units).
b. Height: 288 foot building height where maximum building heights
are limited to 85 feet in the D3 Downtown Core District.
c. Parking: 193 parking spaces where 242 parking spaces are
required.
d. Floor Area Ratio: A 12.9 floor area ratio (FAR) where a
maximum FAR of 6.5 is permitted.
e. Ziggurat Setback: No ziggurat setback along Davis Street
between 29 feet and 131 feet in height where a 40 foot ziggurat
10 of 49
66-O-25
setback is required and a 33 ziggurat foot setback along Davis
Street from 131 feet in height to the top of the building where a
40 foot ziggurat setback is required.
f. Upper Story Setback: No upper story setback between 42 feet
and 131 feet in height along a street side lot line (Davis Street)
where a 30 foot upper story setback above 42 feet is required and
a 15.25 foot upper story setback above 42 feet in height along an
interior side yard property line (north) where a 25 foot upper story
setback above 42 feet in height 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 the Applicant provide an electronic information kiosk displaying CTA, Metra,
and Pace arrival and departure times for transit stops/stations in Downtown
Evanston, which shall be viewable from both the building lobby and the building
exterior.
C. The Applicant is encouraged to make available to tenants of the building, at no
cost, up to 50 unlimited ride tickets/passes for use on the CTA, Metra, and Pace
transit systems.
D. The proposed building shall obtain LEED Gold Certification as per the standards
of LEED v5.
11 of 49
66-O-25
E. The Applicant shall construct a layby parking area on the north side of Davis Street
abutting the Subject Property that accommodates up to four (4) passenger
vehicles. Future modifications to the layby lane shall be allowed at the discretion
of the City.
F. Prior to issuance of a Certificate of Occupancy for the proposed building, the
Applicant shall execute a lease with the City for a minimum of 153 parking stalls
within one (or multiple) of the City-owned garage facilities within 1,000 feet of the
subject property. Parking stalls shall be leased at the standard monthly fee so that
the total parking supply for the development shall at all times be 193 parking
spaces (40 provided onsite and 153 provided off-site);
G. Pursuant to Section 5-7 of the Evanston City Code, the proposed development is
a “covered development” and the Applicant shall comply with the Inclusionary
Housing Ordinance. In particular, the subject property shall be operated in
substantial compliance with the following:
1. Inclusionary Housing Application: Deemed compliant on October 20, 2025
and is subject to the Inclusionary Housing Ordinance that was in effect on
December 17, 2024. The Applicant proposes eighty-four (84) Inclusionary
Housing units, thirty (30) required by the Inclusionary Housing Ordinance
and fifty-four (54) as a public benefit.
2. Modifications: The Applicant may comply with the Inclusionary Housing
Ordinance in another manner than above if an updated Inclusionary
Housing Application is submitted and deemed compliant. Modifications to
overall project plans may require the Applicant to resubmit an updated
Inclusionary Housing Application;
3. Building Permit Fees: The Applicant shall forego deferral of building permit
fees as allowed by Section 5-7-9(B).
H. The proposed building shall be constructed as a fully electric building in
compliance with the year 2050 requirements of the Health Buildings Ordinance at
time of occupancy;
I. The Applicant shall install the high-visibility ladder style crosswalks at all legs of
the intersection of Church Street and Orrington Avenue as identified in the 6/13/25
Traffic Impact Study prepared by KLOA;
J. Prior to issuance of a building permit, the Applicant shall execute and record a
Zoning Control Agreement in substantial compliance with the draft agreement
marked “25832642v9” and submitted as part of application 25PLND-0019;
12 of 49
66-O-25
K. The Applicant shall work with the City to finalize adequate exterior safety features
for cars exiting the 40-space onsite parking garage, which may include, but is not
limited to, warning lights/sounds and/or mirrors;
L. The art installation which is proposed as a public benefit to be located within the
ground floor residential lobby shall be in a prominent location for visibility from the
exterior of the building, and the lobby shall be open to the public when front desk
staff is available. The Applicant shall hire an Evanston-based artist, or an artist
with strong ties to the Evanston community, for creation of the proposed art;
M. Any above ground electrical service infrastructure needed in the refuse/loading
area on the north side of the University Building shall not disrupt refuse collection,
loading, building egress, and parking functions within refuse/loading area. Any
such equipment shall be screened from view as feasible;
N. Applicant shall work on acceptable electrical service to the site given that the
overhead pole and wires supplying electrical service to the University Building is
on the tower site and will be removed. If feasible, electric service to the University
Building should be below grade;
O. Composting shall be made available for all commercial and residential building
tenants;
P. The Applicant shall fully remove and reconstruct with concrete the full width of the
alley abutting the development site from Davis Street to the northern property
boundary. Additionally, the Applicant shall fully remove and replace with concrete
the following sections of the alley between Davis Street and Church Street:
1. The full width of the alley from the northern property boundary for a length
of 10’.
2. An approximately 10’ x 84’ section on the western side of the alley generally
abutting 1629 Orrington Avenue.
3. The full width of the alley from Church Street south for approximately 111’.
Prior to any repairs within the alley, the Applicant shall provide a topographic
survey and a proper analysis of drainage and grades shall be done in order to
ensure all drainage onto the alley can be properly routed and accommodated by
existing storm structures within the alley. Any improvement within the alley in which
there are inlet structures, utilities, etc., that will be impacted, these elements must
be adjusted or reconstructed as necessary and graded to ensure they are placed
at the proper elevation.
Q. The Applicant shall make a $100,000 contribution to the City’s alley fund to be
used for repair of alleys throughout the City.
13 of 49
66-O-25
R. Residential tenants will be prohibited from obtaining on-street residential parking
passes for street parking in the vicinity of the subject property.
S. Employees of the commercial unit(s) within the building shall be prohibited from
utilizing on-street metered parking spaces during work shifts.
T. The proposed layby parking area along Davis Street shall not be used for
loading/unloading by the commercial unit(s) on the subject property and shall not
be used for move-ins or move-outs by residential tenants of the subject property.
The loading zone shall be continuously monitored by building management to
ensure these activities are not occurring. Deliveries to the residential tenants shall
be left within the lobby and delivery drivers shall not deliver products directly to
each unit.
U. Residential move-ins/move-outs shall be scheduled with building management
and shall not occur between the hours of 7am -9am and 4pm-6pm Mondays
through Fridays.
V. Deliveries to the commercial unit(s) on the subject property shall be prohibited
between the hours of 7am-9am and 4pm-6pm Mondays through Fridays.
W. Prior to building permit issuance for any site demolition or new building
construction on the subject property, the Applicant shall sign and agree to a
Construction Management Plan (CMP) with the City of Evanston. The CMP shall
include but is not limited to the following: construction staging plan, on -street and
on-site construction parking restrictions, hours of operation, a plan including cross
sections showing pedestrian access around the site with the use of curb ramps,
signage and/or striping, 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, proposed schedule for street opening for utility
connections with cross section details, and project updates via monthly newsletter
and project website;
X. The Applicant shall explore the feasibility of incorporating an extensive green roof
system on the 29th floor rooftop.
Y. 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.
Z. Workforce Development: The Applicant shall support workforce development
through collaboration with the Trade Collective, including financial support of
$75,000 over two years.
14 of 49
66-O-25
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 Zoning Ordinance grants the Applicant twelve (12)
months after the effective date of this Ordinance to obtain a building permit to allow for
the construction of the 29-story mixed-use residential planned development with 2,920
square feet of ground floor commercial space, 419 dwelling units and 193 parking spaces
(40 onsite and 153 offsite) located at the Subject Property. Pursuant to and in accordance
with Section 6-11-1-10(A).4 of the Zoning Ordinance, the Applicant has requested an
additional twelve (12) months, allowing a total of twenty -four (24) months from the
effective date of this Ordinance, to obtain said building permit. Failure to obtain said
building permit within this twenty-four (24) month time period, or failure to extend the
twenty-four (24) month time period pursuant to Section 6 -11-1-10(A).4 of the Zoning
Ordinance, shall render the Special Use for the Planned Development null and void.
15 of 49
66-O-25
SECTION 8: The findings and recitals contained herein are declared to be
prima facie evidence of the law of the City and shall be received in evidence as provided
by the Illinois Compiled Statutes and the courts of the State of Illinois.
Introduced: _______________, 2025
Adopted: _________________, 2025
Approved:
___________________________, 2025
________________________________
Daniel Biss, Mayor
Attest:
______________________________
Stephanie Mendoza, City Clerk
Approved as to form:
________________________________
Alexandra Ruggie, Corporation Counsel
16 of 49
66-O-25
EXHIBIT A
LEGAL DESCRIPTION
PARCEL 1:
THE EASTERLY 60 FEET OF LOTS 10 AND 11 IN BLOCK 19. IN EVANSTON, IN
SECTION 18, TOWNSHIP 41 NORTH, RANGE 14, EAST OF THE THIRD PRINCIPAL
MERIDIAN, IN COOK COUNTY, ILLINOIS.
PARCEL 2A:
THE WESTERLY 60 FEET OF THE EASTERLY 120 FEET OF LOTS 10 AND 11
(EXCEPT THE NORTH 16 FEET OF SAID LOT 11 FOR ALLEY) IN BLOCK 19 IN
EVANSTON IN SECTION 18, TOWNSHIP 41 NORTH, RANGE 14 EAST OF THIRD
PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS (A/K/A THE EASTERLY 60
FEET OF LOT 1 IN THE CONSOLIDATION OF PART OF LOTS 10 AND 11 IN BLOCK
19 IN EVANSTON, IN SECTION 18, TOWNSHIP 41 NORTH, RANGE 14, LYING EAST
OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS).
PARCEL 2B:
THE NORTHERLY 16 FEET OF THE WESTERLY 60 FEET OF THE EASTERLY 120
FEET OF LOT 11 IN BLOCK 19 IN EVANSTON IN SECTION 18, TOWNSHIP 41
NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK
COUNTY, ILLINOIS.
PARCEL 3:
LOT 1 (EXCEPT THE EAST 60 FEET) IN THE CONSOLIDATION OF LOTS 10 AND 11
IN BLOCK 19 IN EVANSTON, IN SECTION 18, TOWNSHIP 41 NORTH, RANGE 14,
LYING EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS.
PARCEL 4:
THE WESTERLY 50 FEET OF LOTS 10 AND 11 IN BLOCK 19 IN THE CITY OF
EVANSTON, IN SECTION 18, TOWNSHIP 41 NORTH, RANGE 14 EAST OF THE
THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS.
PINs: 11-18-306-021-0000
11-18-306-026-0000
11-18-306-029-0000
11-18-306-030-0000
11-18-306-040-0000
Commonly Known As: 601-615 Davis Street and 1604-1608 Chicago Avenue,
Evanston, Illinois.
17 of 49
66-O-25
EXHIBIT B
Development Plan
18 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
SITE PLAN
PROPERTY LINE
RECYCLETRASH
PROPERTY LINE
N
EXISTING 2 STORY
UNIVERSITY BUILDING
COMMERCIAL
First Floor: 6,660 SF
Second Floor: 5,730 SF
TOTAL: 12,390 SF
29 STORY
MIXED USE BUILDING
TYPE 1A CONSTRUCTION
FOOTPRINT @ GRADE: 19,931 SF
TOTAL: 399,596 SF
605 DAVIS STREET
27,840.62 SF
210.53'
210.56'
13
2
.
2
8
'
13
2
'
-
0
"
149'-0"
60'-9"
11
5
'
-
9
"
13
2
.
1
8
'
CH
I
C
A
G
O
A
V
E
N
U
E
DAVIS STREET
RETAIL
FIRE
PUMP
WATER
METER
LOBBY
FDC
8% SLOPE 16% SLOPE COMED VAULTSWITCH GEAR
PACKAGE/
PARCEL
LOCKERS
EMPLOYEE/
WORKSHOP
MAIL
BIKE ROOM
72 SPACES
RECYCLETRASH
PROPERTY LINE
DOG RUN
PET SPA
MDFBOH
TRASH LEASING
OFFICE
BOH
BOH
LOADING
BOH
STAIR
STAIR
ELEV.
ELEV.
ELEV.
ELEV.
TRASH
COMPOST
AREA
0 10'30'60'
19 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
RETAIL
FIRE
PUMP
WATER
METER
LOBBY
FDC
8% SLOPE 16% SLOPE COMED VAULTSWITCH GEAR
PACKAGE/
PARCEL
LOCKERS
EMPLOYEE/
WORKSHOP
MAIL
BIKE ROOM
55 SPACES
RECYCLETRASH
PROPERTY LINE
DOG RUN PET SPA MDFBOH
TRASH LEASING
OFFICE
BOH
BOH
LOADING
BOH
STAIR
STAIR
ELEV.
ELEV.
ELEV.
ELEV.
TRASH
COMPOST
AREA
E-
B
I
K
E
E-
B
I
K
E
Ch
a
r
g
i
n
g
Zo
n
e
E-
B
I
K
E
E-
B
I
K
E
E-
B
I
K
E
RESIDENTIAL
ENTRANCE
RETAIL
ENTRY
GROUND FLOOR PLAN
2 STORY
UNIVERSITY
BUILDING
CH
I
C
A
G
O
A
V
E
N
U
E
DAVIS STREET
BIKE LANE
14' MIN CLEAR
OVERHEAD
OPENINGSEE EXHIBITS 'B1&B2' FOR
LOADING AUTO-TURN
8'-2" MIN CLEAR
OVERHEAD OPENING
LAY BY
CANOPY ABOVE
PARKING SPACESPARKING SPACES
LOADING
ACCESS
PARKING
OUT
PARKING
IN
N
RETAIL
FIRE
PUMP
WATER
METER
LOBBY
FDC
8% SLOPE 16% SLOPE COMED VAULTSWITCH GEAR
PACKAGE/
PARCEL
LOCKERS
EMPLOYEE/
WORKSHOP
MAIL
BIKE ROOM
72 SPACES
RECYCLETRASH
PROPERTY LINE
DOG RUN
PET SPA
MDFBOH
TRASH LEASING
OFFICE
BOH
BOH
LOADING
BOH
STAIR
STAIR
ELEV.
ELEV.
ELEV.
ELEV.
TRASH
COMPOST
AREA
0 10'30'60'
20 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
LEVEL 2 PARKING
N
RETAIL
FIRE
PUMP
WATER
METER
LOBBY
FDC
8% SLOPE 16% SLOPE COMED VAULTSWITCH GEAR
PACKAGE/
PARCEL
LOCKERS
EMPLOYEE/
WORKSHOP
MAIL
BIKE ROOM
72 SPACES
RECYCLETRASH
PROPERTY LINE
DOG RUN
PET SPA
MDFBOH
TRASH LEASING
OFFICE
BOH
BOH
LOADING
BOH
STAIR
STAIR
ELEV.
ELEV.
ELEV.
ELEV.
TRASH
COMPOST
AREA
0 10'30'60'
40 SPACES
STAIR
STAIR
ELEV.
ELEV.
ELEV.
ELEV.
ADA ADA
STOR.
STOR.STOR.
MECH.
STOR.
8'-2" CLEAR
BIKE
PARKING
BIKE
PARKING
41 BIKES
E-BIKE
E-BIKE
E-BIKE
E-BIKE
E-BIKE
E-BIKE
E-BIKE
E-BIKE
E-BIKE
E-BIKE
E-BIKE
E-BIKE
41 BIKES
AD
A
21 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
2 STORY
UNIVERSITY
BUILDING
CH
I
C
A
G
O
A
V
E
N
U
E
DAVIS STREET
LEVEL 3 TIER 1
TELE.STAIR
STAIR
ELEC.
ELEV.
ELEV.ELEV.
TRASH30"x
4
8
"
T R
30"x
4
8
"
T R MECH.
GREEN ROOF
TERRACE
TERRACE
GREEN ROOF
TERRACE
RETAIL
FIRE
PUMP
WATER
METER
LOBBY
FDC
8% SLOPE 16% SLOPE COMED VAULTSWITCH GEAR
PACKAGE/
PARCEL
LOCKERS
EMPLOYEE/
WORKSHOP
MAIL
BIKE ROOM
72 SPACES
RECYCLETRASH
PROPERTY LINE
DOG RUN
PET SPA
MDFBOH
TRASH LEASING
OFFICE
BOH
BOH
LOADING
BOH
STAIR
STAIR
ELEV.
ELEV.
ELEV.
ELEV.
TRASH
COMPOST
AREA
0 10'30'60'
1 BEDROOM
JUNIOR
1 BED
JUNIOR
1 BED
JUNIOR
1 BEDROOM
JUNIOR
1 BEDROOM
1 BEDROOM
2 BEDROOM
2 BEDROOM 3 BEDROOM
2 BEDROOM
2 BEDROOM
1 BEDROOM
1 BEDROOM
STUDIO
STUDIO STUDIO
AMENITY
N
22 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
TELE.STAIR
STAIR
ELEC.
ELEV.
ELEV.ELEV.
TRASH30"x
4
8
"
T R
30"x
4
8
"
T R MECH.2 STORY
UNIVERSITY
BUILDING
CH
I
C
A
G
O
A
V
E
N
U
E
DAVIS STREET
LEVEL 4 TIER 1
TELE.STAIR
STAIR
ELEC.
ELEV.
ELEV.ELEV.
TRASH30"x
4
8
"
T R
30"x
4
8
"
T R MECH.
N
RETAIL
FIRE
PUMP
WATER
METER
LOBBY
FDC
8% SLOPE 16% SLOPE COMED VAULTSWITCH GEAR
PACKAGE/
PARCEL
LOCKERS
EMPLOYEE/
WORKSHOP
MAIL
BIKE ROOM
72 SPACES
RECYCLETRASH
PROPERTY LINE
DOG RUN
PET SPA
MDFBOH
TRASH LEASING
OFFICE
BOH
BOH
LOADING
BOH
STAIR
STAIR
ELEV.
ELEV.
ELEV.
ELEV.
TRASH
COMPOST
AREA
0 10'30'60'
1 BEDROOM
JUNIOR
1 BED
JUNIOR
1 BED
JUNIOR
1 BED
JUNIOR
1 BEDROOM
JUNIOR
1 BEDROOM
1 BEDROOM
2 BEDROOM
2 BEDROOM 3 BEDROOM
2 BEDROOM
1 BEDROOM
1 BEDROOM
STUDIO
STUDIO STUDIO
2 BEDROOM
23 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
2 STORY
UNIVERSITY
BUILDING
CH
I
C
A
G
O
A
V
E
N
U
E
DAVIS STREET
LEVELS 5-12 TIER 1
TELE.STAIR
STAIR
ELEC.
ELEV.
ELEV.ELEV.
TRASH30"x
4
8
"
T R
30"x
4
8
"
T R MECH.
N
RETAIL
FIRE
PUMP
WATER
METER
LOBBY
FDC
8% SLOPE 16% SLOPE COMED VAULTSWITCH GEAR
PACKAGE/
PARCEL
LOCKERS
EMPLOYEE/
WORKSHOP
MAIL
BIKE ROOM
72 SPACES
RECYCLETRASH
PROPERTY LINE
DOG RUN
PET SPA
MDFBOH
TRASH LEASING
OFFICE
BOH
BOH
LOADING
BOH
STAIR
STAIR
ELEV.
ELEV.
ELEV.
ELEV.
TRASH
COMPOST
AREA
0 10'30'60'
1 BEDROOM
JUNIOR
1 BED
JUNIOR
1 BED
JUNIOR
1 BED
JUNIOR
1 BEDROOM
JUNIOR
1 BEDROOMJUNIOR
1 BEDROOM
1 BEDROOM
2 BEDROOM
2 BEDROOM 2 BEDROOM
2 BEDROOM
1 BEDROOM
1 BEDROOM
STUDIO
STUDIO STUDIO
2 BEDROOM
24 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
F.C.
TELE.STAIR
STAIR
ELEC.
ELEV.
ELEV.ELEV.
TRASH30"x
4
8
"
T R
30"x
4
8
"
T R MECH.2 STORY
UNIVERSITY
BUILDING
CH
I
C
A
G
O
A
V
E
N
U
E
DAVIS STREET
LEVEL 13 AMENITY
N
RETAIL
FIRE
PUMP
WATER
METER
LOBBY
FDC
8% SLOPE 16% SLOPE COMED VAULTSWITCH GEAR
PACKAGE/
PARCEL
LOCKERS
EMPLOYEE/
WORKSHOP
MAIL
BIKE ROOM
72 SPACES
RECYCLETRASH
PROPERTY LINE
DOG RUN
PET SPA
MDFBOH
TRASH LEASING
OFFICE
BOH
BOH
LOADING
BOH
STAIR
STAIR
ELEV.
ELEV.
ELEV.
ELEV.
TRASH
COMPOST
AREA
0 10'30'60'
AMENITY
TERRACE
TERRACE
25 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
2 STORY
UNIVERSITY
BUILDING
CH
I
C
A
G
O
A
V
E
N
U
E
DAVIS STREET
LEVEL 14-27 TIER 2
TELE.STAIR
STAIR
ELEC.
ELEV.
ELEV.ELEV.
TRASH30"x
4
8
"
T R
30"x
4
8
"
T R
N
RETAIL
FIRE
PUMP
WATER
METER
LOBBY
FDC
8% SLOPE 16% SLOPE COMED VAULTSWITCH GEAR
PACKAGE/
PARCEL
LOCKERS
EMPLOYEE/
WORKSHOP
MAIL
BIKE ROOM
72 SPACES
RECYCLETRASH
PROPERTY LINE
DOG RUN
PET SPA
MDFBOH
TRASH LEASING
OFFICE
BOH
BOH
LOADING
BOH
STAIR
STAIR
ELEV.
ELEV.
ELEV.
ELEV.
TRASH
COMPOST
AREA
0 10'30'60'
1 BEDROOM JUNIOR
1 BEDROOM
JUNIOR
1 BEDROOMJUNIOR
1 BEDROOM
1 BEDROOM
2 BEDROOM
2 BEDROOM 2 BEDROOM
2 BEDROOM1 BEDROOM 1 BEDROOM
STUDIO
STUDIO STUDIO
STUDIO STUDIO
26 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
2 STORY
UNIVERSITY
BUILDING
CH
I
C
A
G
O
A
V
E
N
U
E
DAVIS STREET
LEVEL 28-29 TIER 3
TELE.STAIR
STAIR
ELEC.
ELEV.
ELEV.ELEV.
TRASH30"x
4
8
"
T R
30"x
4
8
"
T R
N
RETAIL
FIRE
PUMP
WATER
METER
LOBBY
FDC
8% SLOPE 16% SLOPE COMED VAULTSWITCH GEAR
PACKAGE/
PARCEL
LOCKERS
EMPLOYEE/
WORKSHOP
MAIL
BIKE ROOM
72 SPACES
RECYCLETRASH
PROPERTY LINE
DOG RUN
PET SPA
MDFBOH
TRASH LEASING
OFFICE
BOH
BOH
LOADING
BOH
STAIR
STAIR
ELEV.
ELEV.
ELEV.
ELEV.
TRASH
COMPOST
AREA
0 10'30'60'
1 BEDROOM
1 BEDROOM
1 BEDROOM3 BEDROOM 2 BEDROOM
3 BEDROOM 3 BEDROOM 3 BEDROOM
3 BEDROOM
27 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
2 STORY
UNIVERSITY
BUILDING
CH
I
C
A
G
O
A
V
E
N
U
E
DAVIS STREET
MECH PENTHOUSE PLAN
COOLING
TOWERS
ELEVATOR OVERRUN MECHANICAL
PENTHOUSE
ROOF
STAIR
SCREEN WALL &
MECHANICAL ROOM
ENCLOSURE
N
RETAIL
FIRE
PUMP
WATER
METER
LOBBY
FDC
8% SLOPE 16% SLOPE COMED VAULTSWITCH GEAR
PACKAGE/
PARCEL
LOCKERS
EMPLOYEE/
WORKSHOP
MAIL
BIKE ROOM
72 SPACES
RECYCLETRASH
PROPERTY LINE
DOG RUN
PET SPA
MDFBOH
TRASH LEASING
OFFICE
BOH
BOH
LOADING
BOH
STAIR
STAIR
ELEV.
ELEV.
ELEV.
ELEV.
TRASH
COMPOST
AREA
0 10'30'60'
28 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
PROPOSED ZONING
• Height Reduction Of 31 Feet (Approximately 3 Residential Stories)
• Removal Of One Residential Floor
• Removal Of One Parking Level
40 Parking Spaces Provided On Site
153 Parking Spaces To Be Leased From The City Of Evanston
$211,140 Annual Income To City
• Lower Typical Floor-To-Floor Height Of 9’-6” In Lieu Of 9’-8”
• Reduction In Setback At Northwest Corner
• Elimination Of Setback In Northeast Corner
• Widened The 12-Story Portion Of The Building At The Davis Lot Line By 6’
• No Change To Height Of The 12-Story Portion Of The Building At The Davis Lot Line
• No Change To North Setback
• No Change To Height Of Building Along Davis Lot Line
• Increased Setback Of Retail Storefront To 4’-6”
• Increased Setback Of Residential Entry To 10’-0”
• Increased The Drop-Off Space In Front Of The Building To Hold Four Cars. Five Public Parking Spaces Will
Remain On Davis Street.
• Number Of Apartments Reduced To 419 While Increasing The Number Of Two-Bedroom Apartments
• Inclusionary Housing Percentage Is Unchanged At 20%, 84 IHO Apartments
• Far Unchanged At 12.9
29 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
PROPOSED PROJECT
SITE
SITE AREA
12.9
288'
(EXCLUDING 1 PARKING LEVEL -11')
PARKING SPACES
BICYCLE PARKING
LOADING BERTHS 2 BERTHS 10'X35'
137 BIKES
40 SPACES
SUSTAINABILITY
ZONING HEIGHT
299
'
-
0
"
FAR
MIXED USE RESIDENTIAL BUILDING WITH
GROUND FLOOR RETAIL AND PARKING.
UNIVERSITY BUILDING TO REMAIN.
605 DAVIS STREET, EVANSTON, IL
27,845 SF (INCLUDING UNIVERSITY BUILDING)
PROPOSED
PROPOSED ZONING
LEED GOLD
(INCLUDING UNIV. BLDG)
419UNITS
D3DISTRICT
30 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
FAR AREA DIAGRAMS
PARKING LEVEL 2
FAR AREA: 2,223 SF
NON FAR AREA: 17,573 SF
TOTAL GROSS: 19,796 SF
GROUND LEVEL
FAR AREA: 12,906 SF
NON FAR AREA: 7,025 SF
TOTAL GROSS: 19,931 SF
RESIDENTIAL TIER 1
FAR AREA: 13,559 SF
NON FAR AREA: 1,023 SF
TOTAL GROSS: 14,582 SF
RESIDENTIAL TIER 3
FAR AREA: 11,502 SF
NON FAR AREA: 954 SF
TOTAL GROSS: 12,204 SF
RESIDENTIAL LEVEL 4
FAR AREA: 13,559 SF
NON FAR AREA: 1,023 SF
TOTAL GROSS: 14,582 SF
RESIDENTIAL LEVEL 3
FAR AREA: 13,559 SF
NON FAR AREA: 1,023 SF
TOTAL GROSS: 14,582 SF
RESIDENTIAL TIER 2
FAR AREA: 11,502 SF
NON FAR AREA: 954 SF
TOTAL GROSS: 12,456 SF
AMENITY LEVEL
FAR AREA: 9,057 SF
NON FAR AREA: 946 SF
TOTAL GROSS: 10,003 SF
RETAIL
FIRE
PUMP
WATERMETER
LOBBY
FDC
8% SLOPE 16% SLOPE COMED VAULTSWITCH GEAR
PACKAGE/
PARCELLOCKERS
EMPLOYEE/
WORKSHOP
MAIL
BIKE ROOM55 SPACES
DOG RUN PET SPA MDFBOH
TRASH LEASING
OFFICE
BOH
BOH
LOADING
BOH
TRASH
COMPOSTAREA
E-
B
I
K
E
E-
B
I
K
E
Ch
a
r
g
i
n
g
Zo
n
e
E-
B
I
K
E
E-
B
I
K
E
E-
B
I
K
E
30"x48"
T R
30"x48"
T R
BIKE
PARKING
BIKE
PARKING
45 BIKES
E-BIKE
E-BIKE
E-BIKE
E-BIKE
E-BIKE
E-BIKE
E-BIKE
E-BIKE
E-BIKE
E-BIKE
E-BIKE
E-BIKE
E-BIKE
E-BIKE
45 BIKES
30"x48"
T R
30"x48"
T R
30"x48"
T R
30"x48"
T R
30"x48"
T R
30"x48"
T R
30"x48"
T R
30"x48"
T R
30"x48"
T R
30"x48"
T R
605 FAR AREA: 343,808 SF
UNIVERSITY BUILDING FAR AREA: 12,390 SF
TOTAL FAR AREA: 356,198 SF
31 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
PROGRAM SUMMARY
DETAILED AREA TABULATION UNIT MIX
RESIDENTIAL UNIT SUM PARKING PARKING BIKE TOTAL STUDIO JR1BED 1BED 2BED 3BED Total
FL USE GSF NSF EFF UNITS GSF GSF GSF SPACES SPACES GSF GSF FLOORS USE 450-500 550-650 700-775 950-1,100 1,350-1,550
MECH 4,750 4,750
29 RESIDENTIAL 12,456 10,977 88.1%9 12,456 29 RESIDENTIAL 3 1 5 9
28 RESIDENTIAL 12,456 10,977 88.1%9 12,456 28 RESIDENTIAL 3 1 5 9
27 RESIDENTIAL 12,456 10,809 86.8%16 12,456 27 RESIDENTIAL 5 3 4 4 16
26 RESIDENTIAL 12,456 10,809 86.8%16 12,456 26 RESIDENTIAL 5 3 4 4 16
25 RESIDENTIAL 12,456 10,809 86.8%16 12,456 25 RESIDENTIAL 5 3 4 4 16
24 RESIDENTIAL 12,456 10,809 86.8%16 12,456 24 RESIDENTIAL 5 3 4 4 16
23 RESIDENTIAL 12,456 10,809 86.8%16 12,456 23 RESIDENTIAL 5 3 4 4 16
22 RESIDENTIAL 12,456 10,809 86.8%16 12,456 22 RESIDENTIAL 5 3 4 4 16
21 RESIDENTIAL 12,456 10,809 86.8%16 12,456 21 RESIDENTIAL 5 3 4 4 16
20 RESIDENTIAL 12,456 10,809 86.8%16 12,456 20 RESIDENTIAL 5 3 4 4 16
19 RESIDENTIAL 12,456 10,809 86.8%16 12,456 19 RESIDENTIAL 5 3 4 4 16
18 RESIDENTIAL 12,456 10,809 86.8%16 12,456 18 RESIDENTIAL 5 3 4 4 16
17 RESIDENTIAL 12,456 10,809 86.8%16 12,456 17 RESIDENTIAL 5 3 4 4 16
16 RESIDENTIAL 12,456 10,809 86.8%16 12,456 16 RESIDENTIAL 5 3 4 4 16
15 RESIDENTIAL 12,456 10,809 86.8%16 12,456 15 RESIDENTIAL 5 3 4 4 16
14 RESIDENTIAL 12,456 10,809 86.8%16 12,456 14 RESIDENTIAL 5 3 4 4 16
13 AMENITY 10,003 .10,003 13 AMENITY 0
12 RESIDENTIAL 14,582 12,762 87.5%18 14,582 12 RESIDENTIAL 3 6 4 5 18
11 RESIDENTIAL 14,582 12,762 87.5%18 .14,582 11 RESIDENTIAL 3 6 4 5 18
10 RESIDENTIAL 14,582 12,762 87.5%18 14,582 10 RESIDENTIAL 3 6 4 5 18
9 RESIDENTIAL 14,582 12,762 87.5%18 14,582 9 RESIDENTIAL 3 6 4 5 18
8 RESIDENTIAL 14,582 12,762 87.5%18 14,582 8 RESIDENTIAL 3 6 4 5 18
7 RESIDENTIAL 14,582 12,762 87.5%18 14,582 7 RESIDENTIAL 3 6 4 5 18
6 RESIDENTIAL 14,582 12,762 87.5%18 14,582 6 RESIDENTIAL 3 6 4 5 18
5 RESIDENTIAL 14,582 12,762 87.5%18 14,582 5 RESIDENTIAL 3 6 4 5 18
4 RESIDENTIAL 14,582 12,771 87.6%17 14,582 4 RESIDENTIAL 3 5 4 4 1 17
3 RESIDENTIAL 14,582 12,071 82.8%16 587 14,582 3 RESIDENTIAL 3 4 4 4 1 16
2 PARKING 1,238 16,600 40 82 1,958 19,796 2 PARKING
1 LOBBY/ BOH/ PARKING 7,120 2,920 2,340 55 7,551 19,931 1 LOBBY/ BOH
Totals 345,116 300,218 419 18,948 2,920 18,940 40 137 14,259 399,596 Scheme Counts 100 99 102 106 12 419
SUMMARY FAR SUMMARY
Total Stories 29
Building Height 299.0 FT Existing University Building:
First Floor FAR Area 6,660 SF
Total Building GSF 399,596 GSF Second Floor FAR Area 5,730 SF
Total Residential GSF 378,323 GSF Existing University Building FAR Area 12,390 SF
Total Residential NSF 300,218 NSF
Residential Efficiency 79.4%Proposed Building FAR Area 343,808 SF
Total Residential Units 419 TOTAL PROJECT FAR AREA 356,198 SF
Average Unit Size 717 NSF
Total Parking GSF 18,940 SF Site Area (Including University Building)27,845 SF
Residential Cars 40 ACTUAL FAR (Including University Building)12.8
Bike Space 137
Bike Ratio 0.3
Car / Unit 0.10
AMENITY/ LOBBY RETAIL
MECH/
LOADING/
BOH
32 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
SOUTH ELEVATION
ARCHITECTURAL
METAL PANEL WITH
MECHANICAL LOUVER
GLASS RAILING
ARCHITECTURAL CANOPY
PAINTED CMU WALL WITH
MECHANICAL LOUVERS
VISION GLASS
VISION/SPANDREL
GLASS
ARCHITECTURAL
METAL PANEL
ARCHITECTURAL
METAL PANEL
ARCHITECTURAL
METAL PANEL
ARCHITECTURAL
SCREEN WALL
SIGNAGE LOCATION
SIGNAGE LOCATIONS
MASONRY WALL
UNIVERSITY BUILDING
TO REMAIN
ELECTRIC VAULT
ACCESS DOOR
BUILDING HEIGHT
299' - 0"
LEVEL 13
131' - 0"
LEVEL 3
29' - 0"
GROUND
0' - 0"
EAST ELEVATION
ELEVATIONS
33 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
NORTH ELEVATION WEST ELEVATION
ARCHITECTURAL
METAL PANEL WITH
MECHANICAL LOUVER
GLASS RAILING
VISION/SPANDREL
GLASS
ARCHITECTURAL
SCREEN WALL
ARCHITECTURAL
METAL PANEL
ARCHITECTURAL
METAL PANEL
ARCHITECTURAL
METAL PANEL
SIGNAGE LOCATION
CMU WALL
MECHANICAL LOUVERS
VEHICLE ENTRANCE
(RECESSED OUTDOOR)
DOG RUN AREA WITH FENCE
LOADING DOCK DOOR
MASONRY WALL
BUILDING HEIGHT
299' - 0"
LEVEL 13
131' - 0"
LEVEL 3
29' - 0"
GROUND
0' - 0"
ELEVATIONS
34 of 49
Vermilion Development605 DavisEvanston, IL 04.18.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
SUSTAINABILITY
• THIS PROJECT WILL TARGET GREEN GLOBES -THREE GLOBES (OR
EQUIVALENT).
• THIS PROJECT WILL MEET STANDARDS ANTICIPATED TO BE
INCLUDED IN THE COMING ILLINOIS STRETCH ENERGY CODE. THIS INCLUDES
SPECIFYING ALL IN-UNIT FIXTURES TO BE FULLY ELECTRIC.
• ENERGY EFFICIENT PROGRAM COLLABORATION WITH COMED.
• GREEN ROOF DECREASE URBAN HEAT ISLAND EFFECT.
• HIGH-EFFICIENCY HEATING, AC, VENTILATION AND APPLIANCES WILL BE
IMPLEMENTED.
• ENERGY STAR KITCHEN APPLIANCES WILL BE SPECIFIED.
• LOW FLOW WATER SAVING PLUMBING FIXTURES WILL BE SPECIFIED.
• LED LIGHTING FIXTURES WILL BE SPECIFIED.
• SITE IS CLOSE TO PUBLIC TRANSPORTATION ANDEXISTING PARKING GARAGES .
• PROMOTE TENANT BICYCLE USE, WORK SPACE, LOUNGE AND STORAGE .
• PUBLIC TRANSPORTATION DIGITAL SCREEN IN LOBBY ADVERTISES LIVE TRAIN
AND BUS TIMES.
• EV CHARGING STATIONS
Vermilion Development605 DavisEvanston, IL 02.06.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
SUSTAINABILITY
• THIS PROJECT WILL TARGET LEED GOLD.
• THIS PROJECT WILL MEET STANDARDS ANTICIPATED TO BE INCLUDED IN THE COMING ILLINOIS
STRETCH ENERGY CODE. THIS INCLUDES SPECIFYING ALL IN-UNIT FIXTURES TO BE FULLY ELECTRIC.
• ENERGY EFFICIENT PROGRAM COLLABORATION WITH COMED.
• GREEN ROOF DECREASE URBAN HEAT ISLAND EFFECT.
• HIGH-EFFICIENCY HEATING, AC, VENTILATION AND APPLIANCES WILL BE IMPLEMENTED.
• ENERGY STAR KITCHEN APPLIANCES WILL BE SPECIFIED.
• LOW FLOW WATER SAVING PLUMBING FIXTURES WILL BE SPECIFIED.
• LED LIGHTING FIXTURES WILL BE SPECIFIED.
• SITE IS CLOSE TO PUBLIC TRANSPORTATION AND EXISTING PARKING GARAGES .
• PROMOTE TENANT BICYCLE USE, WORK SPACE, LOUNGE AND STORAGE .
• PUBLIC TRANSPORTATION DIGITAL SCREEN IN LOBBY ADVERTISES LIVE TRAIN AND BUS TIMES.
• EV CHARGING STATIONS
35 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
LANDSCAPE / STREETSCAPE PLAN
36 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
3RD FLOOR AMENITY DECK
37 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
13TH FLOOR AMENITY DECK
38 of 49
39 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
RETAIL
FIRE
PUMP
WATER
METER
LOBBY
FDC
8% SLOPE 16% SLOPE COMED VAULTSWITCH GEAR
PACKAGE/
PARCEL
LOCKERS
EMPLOYEE/
WORKSHOP
MAIL
BIKE ROOM
55 SPACES
RECYCLETRASH
PROPERTY LINE
DOG RUN PET SPA MDFBOH
TRASH LEASING
OFFICE
BOH
BOH
LOADING
BOH
TRASH
COMPOST
AREA
E-
B
I
K
E
E-
B
I
K
E
Ch
a
r
g
i
n
g
Zo
n
e
E-
B
I
K
E
E-
B
I
K
E
E-
B
I
K
E
CIRCULATION PATTERN & IMPROVEMENTS PLAN
RESIDENTIAL
ENTRANCE
2 STORY
UNIVERSITY
BUILDING
CH
I
C
A
G
O
A
V
E
N
U
E
LOADING ACCESS
PARKING ACCESS
BIKE ACCESS
NEW BIKE RACK
IMPROVEMENTS
ZONE
NEW SITE TREES
DAVIS STREET
BIKE LANE BIKE LANE
LEGEND
PARKING SPACES LAY BY PARKING SPACES
LOADING
ACCESS
PARKING IN
PARKING OUT
LOBBY
ARTWORK TBD
N
40 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
LEGEND LEGEND ctd.
RETAIL
FIRE
PUMP
WATER
METER
LOBBY
FDC
8% SLOPE 16% SLOPE COMED VAULTSWITCH GEAR
PACKAGE/
PARCEL
LOCKERS
EMPLOYEE/
WORKSHOP
MAIL
BIKE ROOM
55 SPACES
DOG RUN PET SPA MDFBOH
TRASH LEASING
OFFICE
BOH
BOH
LOADING
BOH
STAIR
STAIR
ELEV.
ELEV.
ELEV.
ELEV.
TRASH
COMPOST
AREA
E-
B
I
K
E
E-
B
I
K
E
Ch
a
r
g
i
n
g
Zo
n
e
E-
B
I
K
E
E-
B
I
K
E
E-
B
I
K
E
29 STORY MIXED-USE RESIDENTIAL BUILDING
WITH GROUND FLOOR RETAIL AND PARKING
APPROXIMATE LOCATION OF STORM DETENTION VAULT
THE PROJECT WILL MEET THE REQUIREMENTS OF THE
EVANSTON STORMWATER CONTROL ORDINANCE.
ESTIMATED STORMWATER CALCULATIONS:
.18 AC-FT OF DETENTION
FINAL STORMWATER CONTROL AND DETENTIONCALCULATIONS WILL BE REFINED AS PROJECT IS FURTHER
UTILITY PLAN
41 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
+330' PREVIOUS HEIGHT
-31'
+299' REVISED HEIGHT
RESIDENTIAL BUILDING VIEW
LOOKING EAST ON DAVIS STREET FROM FOUNTAIN SQUARE
42 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
LOOKING EAST ON DAVIS STREET
43 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
DAVIS ST. PODIUM ELEVATION
44 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
VIEW LOOKING EAST ALONG DAVIS ST.
45 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
VIEW LOOKING EAST ALONG DAVIS ST.
46 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
VIEW LOOKING WEST ALONG DAVIS ST.
47 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
VIEW LOOKING SOUTHWEST AT CHICAGO AVE. & CHURCH
48 of 49
Vermilion Development605 Davis StreetEvanston, IL 10.20.20252024147
SCBSCBArchitecture, Planning,Architecture, Planning,Interior and Urban DesignInterior and Urban Design
VIEW LOOKING SOUTHEAST AT ORRINGTON AVE. & CHURCH ST.
49 of 49