HomeMy WebLinkAboutOrdinance 20-O-26, Approving an Amendment to Ordinance 59-O-24 and Major Variations for 1611 Church Street in the R4 General Residential District (1) (1) (1)
03/09/2026
20-O-26
AN ORDINANCE
Approving an Amendment to Ordinance 59-O-24 and Major Variations
for 1611 Church Street in the R4 General Residential District
WHEREAS, the City of Evanston is a home-rule municipality pursuant to
Article VII of the Illinois Constitution of 1970; and
WHEREAS, as a home rule unit of government, the City has the authority to
adopt legislation and to promulgate rules and regulations that protect the public health,
safety, and welfare of its residents; and
WHEREAS, it is a well-established proposition under all applicable case law
that the power to regulate land use through zoning regulations is a legitimate means of
promoting the public health, safety, and welfare; and
WHEREAS, Division 13 of the Illinois Municipal Code (65 ILCS 5/11-13-1,
et seq.) grants each municipality the power to establish zoning regulations; and
WHEREAS, pursuant to its home rule authority and the Illinois Municipal
Code, the City has adopted a set of zoning regulations, set forth in Title 6 of the Evanston
City Code of 2012, as amended, (“the Zoning Ordinance”); and
WHEREAS, on July 8, 2024, the City Council enacted Ordinance 59-O-24,
attached hereto as Exhibit 1 and incorporated herein by reference, which amended the
zoning map to rezone 1611 Church Street (the “Subject Property”) from the WE1 West
Evanston Transitional District and the oWE West Evanston Overlay District to the R4
General Residential District and granted Major Variations for a seven (7) unit townhome
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development at the Subject Property (the “Original Development”), which is legally
described in Exhibit 1; and
WHEREAS, the Original Development was subject to the 2019 Inclusionary
Housing Ordinance, and in compliance with the 2019 Inclusionary Housing Ordinance, a
$268,964 payment-in-lieu of one onsite inclusionary unit was submitted to the City on March
31, 2025, as part of building permit #24EXTR-0298.
WHEREAS, by submitting an application for Major Variations to the City, the
Applicant, Tom Gourguechon of CSE1611, LLC, (the “Applicant”), requested approval of a
Major Variation to City Code Section 6-4-6-2(D) to allow expansion of an accessory
structure in a front yard (garage), including expansion of the building footprint and
construction of a 2nd story addition including an Accessory Dwelling Unit (ADU); and
WHEREAS, the Applicant additionally requested approval of a Major
Variation to City Code Section 6-8-5-7(A)(4) to allow a seven foot, four inch (7'-4") rear yard
setback for a second story raised roof building addition to the existing building where a
twenty five foot (25') rear yard setback is required; and
WHEREAS, the Applicant also requested an amendment to Ordinance 59-
O-24 to modify the previously approved development plans, with such modifications
portrayed in Exhibit 2 attached hereto and incorporated therein (the “Modified
Development”); and
WHEREAS, the Modified Development is subject to the 2025 Inclusionary
Housing Ordinance, which requires one onsite two-bedroom inclusionary unit or a $733,040
payment to the City in-lieu of constructing one onsite two-bedroom inclusionary unit (the
“2025 IHO Obligation”), and;
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WHEREAS, the Applicant submitted an Inclusionary Housing Ordinance
application to request approval of an alternative equivalent means to comply with the 2025
IHO Obligation, which would authorize the previously submitted $268,964 payment to be
accepted as meeting the 2025 IHO Obligation (the “Alternative Equivalent Request”); and
WHEREAS, the Land Use Commission (“LUC”) met on February 11, 2026,
pursuant to proper notice, to consider case no. 25ZMJV-0048, the application filed for an
amendment to Ordinance 59-O-24 and Major Variations at the Subject Property (the
“Zoning Application”); 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 6-3-8-12 of the Zoning Ordinance:
1.The requested variation will not have a substantial adverse impact on the use,
enjoyment, or property values of adjoining properties. Given the location of the
variations on the Subject Property, the LUC found that this standard was met.
2.The requested variation is in keeping with the intent of the zoning ordinance: The
LUC found that the proposed major variations would still allow adequate light and
air and safety from fire and other dangers, and therefore, this standard was met.
3.The alleged hardship or practical difficulty is peculiar to the property: The LUC
found that the location of the existing building on the Subject Property was
peculiar, and therefore, this standard was met.
4.The property owner would suffer a particular hardship or practical difficulty as
distinguished from a mere inconvenience if the strict letter of the regulations were
to be carried out: The LUC found that without these requested Major Variations
the project would be in financial peril due to unanticipated on-site issues, rising
construction costs, building material tariffs, and a shortage of construction
laborers in the area, and therefore, this standard was met.
5.The variation is not based exclusively upon a desire to extract additional income
from the property, or while granting of the variation will result in additional income
to the applicant and while the applicant for the variation may not have
demonstrated that the application is not based exclusively upon a desire to
extract additional income from the property, the Land Use Commission has found
that public benefits to the surrounding neighborhood and the City as a whole will
be derived from approval of the variation, that include, but are not limited to, any
of the standards of Section 6-3-6-3 (Public Benefits) of this Chapter: The LUC
found that while the variations will result in additional income from the property,
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that income is needed to keep the project solvent amidst continuously rising
construction costs. Additionally, facilitation of an adaptive reuse and the addition
of two dwelling units was a public benefit to the City, and therefore, this standard
is met.
6. The alleged difficulty or hardship has not been created by any person having an
interest in the property: The LUC found that the non-compliant rear yard setback
of the existing building was not created by the Applicant, nor was the lack of a
sufficiently sized rear yard to accommodate a code -compliant detached
accessory structure, and therefore, this standard was met.
7. The requested variation requires the least deviation from the applicable
regulation among the feasible options identified before the Land Use
Commission issues its decision or recommendation to the City Council regarding
said variation: The LUC found that the project was less dense than allowed by
the Zoning Ordinance and a compliant development would likely result in a more
intense land use, and therefore this standard was met.
WHEREAS, the Land Use Commission recommended approval of the
Zoning Application with seven (7) “yay” votes cast in favor of approval, with two
commissioner absent, of the application for an amendment to Ordinance 59-O-24 and
Major Variations at the Subject Property; and
WHEREAS, on March 9, 2026, the Planning and Development Committee
(“P&D Committee”) held a meeting, in compliance with the provisions of the Illinois Open
Meetings Act (5 ILCS 120/1 et seq), during which it considered the Applicant’s Zoning
Application and Alternative Equivalent Request; and
WHEREAS, during said meeting, the P&D Committee received input from
the public, carefully deliberated, and recommended approval thereof by the City Council;
and
WHEREAS, at its meetings on March 9 and March 23, 2026, held in
compliance with the provisions of the Illinois Open Meetings Act, the City Council
considered the P&D Committee’s recommendation, heard public comment, made
findings, and adopted said recommendation; and
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WHEREAS, it is well-settled law in Illinois 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 hereby found as fact and
incorporated herein by reference.
SECTION 2: Pursuant to the terms and conditions of this ordinance, the
City Council hereby grants an amendment to Ordinance 59-O-24 and Major Variations to
allow the Modified Development described herein, as well as approval of the Alternative
Equivalent Request.
SECTION 3: Except as otherwise provided for in this Ordinance 20-O-26,
all applicable regulations and conditions of Ordinance 59-O-24 shall apply to the Subject
Property and remain in full force and effect with respect to the use and development of
the same.
SECTION 4: Pursuant to Subsection 6-3-8-14 of the Zoning Ordinance, the
City Council imposes the following conditions on the aforementioned Major Variations
granted hereby, and violation of any of which shall constitute grounds for penalties and
revocation of said Major Variations pursuant to Subsections 6-3-8-14 and 6-3-10-6 of the
Zoning Ordinance:
1.As part of a building permit to allow the proposed modifications, a revised
landscape plan shall be submitted, which must reflect a minimum of thirty-one
(31) trees along the eastern property line between the ADU and Workshop/Art
room.
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2. The Applicant shall work with the City to find a suitable location for the ten (10)
exterior bike parking spaces that are not shown on the revised site plan. These
ten (10) exterior bike parking spaces shall be shown on the site plans submitted
as part of a building permit to allow the proposed modifications.
3. The Applicant shall modify the proposed deck at the northeast corner of the site
to be a minimum of four and one-half feet (4.5’) setback from the east property
line.
4. The Applicant shall construct the associated improvements to the subject
property as described within their application materials, as authorized by the
terms of any such approval ordinance in substantial compliance with all
applicable City Code requirements and the Applicant's testimony and
representations to the Land Use Commission, the P&D Committee, and the City
Council.
5. The Applicant shall record any Ordinance authorizing an Amendment to
Ordinance 59-O-24 with the Cook County Clerk and provide to the City a copy of
the recorded Ordinance prior to permit issuance for the revised development.
To the extent that the terms and/or provisions of any of said document s conflict with any
of the terms herein, this Ordinance 20-O-26 shall govern and control.
SECTION 5: When necessary to effectuate the terms, conditions, and
purposes of this ordinance, “Applicant” shall be read as “Applicant and its agents, assigns,
and successors in interest”, and any and all successors, owners, and operators of the
Subject Property.
SECTION 6: This ordinance shall be in full force and effect from and after
its passage and approval in the manner provided by law.
SECTION 7: Except as otherwise provided for in this ordinance, all
applicable regulations of the Zoning Ordinance and the entire City Code shall apply to the
Subject Property and remain in full force and effect with respect to the use and
development of the same. To the extent that the terms and provisions of any of said
documents conflict with the terms herein, this ordinance shall govern and control.
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SECTION 8: All ordinances or parts of ordinances that are in conflict with
the terms of this ordinance are hereby repealed.
SECTION 9: If any provision of this ordinance or application thereof to any
person or circumstance is ruled unconstitutional or otherwise invalid, such invalidity shall
not affect other provisions or applications of this ordinance that can be given effect without
the invalid application or provision, and each invalid provision or invalid application of this
ordinance is severable.
SECTION 10: The findings and recitals herein are hereby 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:_________________, 2026
Adopted:___________________, 2026
Approved:
__________________________, 2026
_______________________________
Daniel Biss, Mayor
Attest:
_____________________________
Stephanie Mendoza, City Clerk
Approved as to form:
_______________________________
Alexandra B. Ruggie, Corporation Counsel
March 9
March 23
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20-O-26
EXHIBIT 1
ORDINANCE 59-O-24
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6/24/2024
59-O-24
AN ORDINANCE
Amending the Zoning Map to Rezone 1611 Church Street From WE1
West Evanston Transitional District and the oWE West Evanston
Overlay District to the R4 General Residential District and Granting
Major Variations
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 prote ct 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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59-0-24
WH E REAS , p u rsu a nt to its h o m e ru l e a uth ority a n d th e I l l i no is M u n i ci pa l
Cod e , th e C ity h as ad o pted a set of zo n i ng reg u l ati o n s , set fo rth i n Titl e 6 of th e
Eva n sto n C ity Cod e of 2 0 1 2 , a s a m e n d ed , (“th e Zon i n g O rd i n a n ce” ) ; a n d
W H E REAS , Th o m as G o u rg u ech o n of CS E 1 6 1 1 , L L C (th e “Ap p l ica nt, ” ) ,
fo r th e p ro pe rty l ocated at 1 6 1 1 C h u rch Street , Eva n sto n , I l l i n o i s (th e “S u bj ect
P ro pe rty” ) , l eg a l l y d escri bed i n E xh i b it A, wh i ch i s attach ed h e reto a n d i n co rpo rated
h e re i n by refe re n ce , a p p l i ed , p u rs u a nt to th e p rovi s i o n s of th e Zo n i n g O rd i n a n ce , to
a m e n d th e Zo n i n g M a p to m ove th e S u bj ect P ro pe rty fro m th e W E 1 West Eva n sto n
Ove rlay D i stri ct a n d oW E West Eva n sto n Ove rl ay D istri ct to th e R4 G e n e ra l Res i d e nti a l
D istri ct a n d fo r M aj o r Va ri ati o n s fo r a n a d a ptive re u se to co nve rt a n exi sti n g
i n d u stri a l/offi ce b u i l d i n g i nto seve n (7 ) dwe l l i n g u n its a n d o n e AD U (th e AD U req u est
was s u bseq u e n tl y with d rawn ) a n d fo r ad d ition s/n ew co n stru cti o n fo r a m e n ity s pace a n d
p a rki n g l ocated at th e S u bj ect P ro pe rty ; a n d
WH E REAS , Ap p l i ca nt h as petiti o n ed th e C ity Co u n ci l of Eva n sto n fo r
a p p rova l of th e fo l l owi n g (co l l ective l y, th e “Zo n i n g Ap p rova l : ) :
A.An a m e n d m e n t to th e Zon i n g M a p to move th e S u bj ect P rope rty from
th e W E 1 West Eva n sto n Ove rl ay D i stri ct a n d oW E West Eva n sto n
Ove rlay D i stri ct to th e R4 G e n e ra l Res i d e nti a l D i stri ct .
B . T h e fo l l owi n g M ajo r Va riati o n s a s pe rm itted by th e Zo n i ng O rd i n a n ce :
a . Va riati o n fo r town h o u se o rie ntatio n th at d oes n ot fa ce a ri g ht of
way be ca u se th e exi sti n g wa re h o u se b u i ld i n g ’ s a rch itectu re
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59-O-24
lends to interior facing townhouse orientation facing east and
west (Section 6-8-1-12)
b. Variation for detached accessory structures between the
principal structure and the front property line but not within the
required front yard (Section 6-4-6-2-D).
all to allow conversion of an existing industrial/office building into seven (7) dwelling
units and for additions/new construction for amenity space and parking located at the
Subject Property.
WHEREAS, pursuant to Subsection 6-3-8-10 of the Zoning Ordinance, the
City Council may allow Major Variations from the normal district regulations established
in the Zoning Ordinance; and
WHEREAS, on May 22, 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 nos.
23PLND-0045 and 23MJV-0047 to consider an amendment to the Zoning Map, cited in
Section 6-7-2 of the Zoning Ordinance, to place 1611 Church Street from the WE1 West
Evanston Overlay District and oWE West Evanston Overlay District to the R4 General
Residential District and to consider Applicant’s application for Major Variations on the
Subject Property, heard testimony and public comment and made written minutes,
findings, and recommendations; and
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WH EREAS,after having considered the evidence presented,including the
exhibits and materials submitted,and public testimony provided,the LUC made the
following findings per Section 6-3-4-5 of the Zoning Ordinance:
1 .Whether the proposed amendment is consistent with the goals,objectives
and policies of the Comprehensive General Plan as adopted and
amended from time to time by the City Council:The current
Comprehensive General Plan considers housing and the current use of
the Subject Property is not the highest and best use for the property.The
proposed amendment meets the standard.
2.Whether the proposed amendment is compatible with the overall character
of existing development in the immediate vicinity of the subject property:
The Commission decided the standard is met.
3.Whether the proposed amendment will have an adverse effect on the
value of adjacent properties:The Commission decided the standard is
met.
4.The adequacy of public facilities and services:The Commission decided
the standard is met.
WH EREAS,after having considered the evidence presented,including the
exhibits and materials submitted,and public testimony provided,the LUC made the
following findings per Section 6-3-8-1 2 of the Zoning Ordinance:
1 .The requested variation will not have a substantial adverse impact on the use,
enjoyment or property values or adjoining properties:The Commission
decided the standard is met.
2.The requested variation is in keeping with the intent of the zoning ordinance:
The Commission decided the standard is met.
3.The alleged hardship or practical difficulty is peculiar to the property:The
Commission decided the standard is met.
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4. The property owner would suffer a particular hardship or practical difficulty as
distinguished from a mere inconvenience if the strict letter of the regulations
were to be carried out: The Commission decided the standard is met..
5. The purpose of the variation is not based exclusively upon a desire to extract
additional income from the property or while the granting of the variation will
result in additional income to the applicant and while the applicant for the
variation may not have demonstrated that the application is not based
exclusively upon a desire to extract additional income from the property, the
Land Use Commission or City Council, depending on jurisdiction, has found
that public benefits to the surrounding neighborhood and the City as a while
will be derived from approval of the variation, that include, but are not limited
to, any of the standards of Section 6-3-6-3 of this Chapter: The Commission
decided the standard is met..
6. The alleged difficulty or hardship has not been created by any person having
an interest in the property: The Commission decided the standard is met.
7. The requested variation required the least deviation from the applicable
regulation among the feasible options identified before the Land Use
Commission issues its decision or recommendation to the City Council
regarding said variation: The Commission decided the standard is met.
WHEREAS, the Land Use Commission recommended approval of the
application for an amendment to the Zoning Map and of the application for Major
Variations for the Subject Property; and
WHEREAS, on April 24, 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 nos. 23PLND-0045 and 23MJV-0047, and recommended City
Council approval thereof; and
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WHEREAS, at its meetings of April 24, 2024 and July 8, 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
Deerfield, 213 Ill.App.3d 747) and is not subject to courtroom fact -finding ( see National
Paint & Coating Ass’n v. City of Chicago, 45 F.3d 1124),
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF
THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS, THAT:
SECTION 1: The foregoing recitals are found as fact and incorporated
herein by reference.
SECTION 2: The City Council hereby amends the Zoning Map to remove
those properties with the address and PIN listed in Exhibit B and identified in Exhibit C,
both attached hereto and incorporated herein by reference, from the WE1 West
Evanston Overlay District and oWE West Evanston Overlay District to the R4 General
Residential District.
SECTION 3: Pursuant to the terms and conditions of this ordinance, the
City Council hereby grants the Major Variations applied for in this case, for an adaptive
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reuse to convert an existing industrial/office building into seven (7) dwelling and for
additions/new construction for amenity space and parking located at the Subject
Property.
SECTION 4: The City Council hereby grants the following Major
Variations:
A) Variation for townhouse orientation that does not face a right of way because the
existing warehouse building’s architecture lends to interior facing townhouse
orientation facing east and west.
B) Variation for detached accessory structures between the principal structure and
the front property line but not within the required front yard.
SECTION 5: The City Council hereby imposes the following conditions,
violation of any of which shall constitute grounds for penalties or revocation thereof
pursuant to Subsections 6-3-10-5 and 6-3-10-6 of the Zoning Code:
A. Compliance with Applicable Requirements: The Applicant shall develop and
operate as authorized by the terms of this ordinance in substantial compliance
with the following: the terms of this ordinance; the Development Plan in Exhibit D,
attached hereto and incorporated herein by reference; all applicable City Code
requirements; the Applicant's testimony and representations and documents to
the Land Use Commission, the P&D Committee, and the City Council.
B. 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.
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SECTION 6: If any provision of this ordinance or application thereof to
any person or circumstance is held unconstitutional or otherwise invalid, such invalidity
shall not affect other provisions or applications of this ordinance that can be given effect
without the invalid application or provision, and each invalid provision or invalid
application of this ordinance is severable.
SECTION 7: This ordinance shall be in full force and effect from and after
its passage, approval and publication in the manner provided by law.
SECTION 8: The findings and recitals contained herein are declared to be
prima facie evidence of the law of the City and shall be received in evidence as
provided by the Illinois Compiled Statutes and the courts of the State of Illinois.
Introduced: _______________, 2024
Adopted: _________________, 2024
Approved:
2024
Daniel Biss, Mayor
Attest:
Stephanie Mendoza, City Clerk
Approved as to form:
Alexandra Ruggie, Corporation Counsel
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June 28
July 08 July 08
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EXHIBIT A
LEGAL DESCRIPTION
A tract of land described as follows: That part of the Southeast Quarter of the Southwest
Quarter of the Northeast Quarter of Section 13, Township 41 North, Range 13 East of
the Third Principal Meridian, described as follows, to wit: Commencing at a point on the
East Boundary line of the Southeast Quarter of the Southwest Quarter of the Northeast
Quarter of said Section 13, 283 feet South of the Northeast corner thereof; thence West
parallel with and 283 feet distant from the North line of said Southeast Quarter of the
Southwest Quarter of the Northeast Quarter of Section 13 aforesaid, a distance of
273.94 feet; thence in a Southerly direction in a straight line to a point on the South
boundary of said Southeast Quarter of the Southwest Quarter of the Northeast Quarter
of Section 13 aforesaid 273.94 feet West of the Southeast Quarter of the Southwest
Quarter of the Northeast Quarter of Section 13 aforesaid; thence North on the East
boundary line of the Southeast Quarter of the Southwest Quarter of the Northeast
Quarter of Section 13 aforesaid approximately 375.24 feet to the place of beginning
except therefrom the East 150 feet thereof), all in Cook County, Illinois.
PINs: 10-13-222-004-0000
Commonly Known As: 1611 Church Street, Evanston, Illinois
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EXHIBIT B
Addresses and PINs of Properties Removed from the WE1 West Evanston
Overlay District and oWE West Evanston Overlay District and Placed Within the
R4 General Residential District
PINs: 10-13-222-004-0000
Commonly Known As: 1611 Church Street, Evanston, Illinois
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EXHIBIT C
Map of Properties Removed from the WE1 West Evanston Overlay District and
oWE West Evanston Overlay District and Placed Within R4 General Residential
District
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EXHIBIT D
Development Plan
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Land Use Commission
Meeting | 05.22.2024 |
1611 Church
Site SurveyDate Project
Information 225 W. Ohio
Street 4th Floor Chicago,
IL 60654 TEL: (
312) 467-0123
FAX: (312) 467-
0220 www.terraengineering.
com PLAT
OF
SURVEY 05-
09-
23
1
of
1 1
Issued Description
23-168
DS
LAG TEB PROJECT #:
DRAWN BY:CHECKED
BY:APPROVED
BY:CLIENT:BOUNDARY & TOPOGRAPHIC SURVEY 1611
CHURCH STREET EVANSTON,
IL CSE 1611, LLC4850 N. California
Ave.Chicago, IL 60626 ILLINOIS PROFESSIONAL
DESIGN FIRM184-003610 05-11-232
Revised ROW note 06-12-233 Add
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Land Use Commission Meeting | 05.22.2024 | 1611 Church
SustainableVisionPage
23 of 43Doc
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Land Use Commission Meeting | 05.22.2024 | 1611 Church
Proposed SitePlanPage
24 of 43Doc
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UP
UPUP
4
A 3.1 3 A 3.12
A 2.5
1
A 2.6
6
Unit1Unit2Unit3Unit5Unit4
Unit 8 (Studio)
Unit 7 Unit 6
Unit 1 EntryUnit
2
EntryUnit
3 EntryUnit
4 EntryUnit
5 EntryUnit
6
EntryUnit
7
EntryUnit
8
EntryBedroomBedroom
BedroomBedroom
Office
Common
Area
Art
Room
Fitness /
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Closet
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Laundry
Pantry
Living
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Closet
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Pantry
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Pantry
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554 SF
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554 SF
1,
052 SF 977 SF 1,024 SF444SF981SF638
SF Landscape
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Level 1
0' - 2"
Grade
0' - 0"
A B
Mezzanine
10' - 7"
itchen Family Room
MezzanineBathroom
BathBedroom
Underside of Bow Truss
19' - 4"
Level 1 Ceiling
9' - 3 1/2"
Loft
Closet
12' - 10 1/
2"2' - 11
1/4"9 1/
2"7' -
11
1/
2"Replace ([
isting SNylight Ladder
to Loft Privacy
and Sun Screen Private Patio
Date:Sheet:Drawn:
Copyright2023,
moss Design, Inc.All ideas, designs,
arrangements, and plans indicated
or represented by
Page 27 of 54
A 3.23A3.265A3.2 4
A 3.2
1
A 3.2
2
Private *arage 1
Pump
Room
1
3
4
5
6
7
8
10
9
1
11
13
9 1/4"21' - 5 1/2"9 1/4"
80' - 01/2"9 1/
4"23' - 0"24' - 0"23' - 0"9 1/4"
21' - 5 1/2"9 1/
4"40' -
0"20' - 0"27' - 5 1/
2"
48' -
11"41' -
6
1/2"
1' -
0"18' - 0"
2' - 0"18' - 0"1' - 0"1' - 0"18' - 0"2' -
0"18' -
0"2' - 0"18' - 0"2' - 0"18' -
0"
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0"Courtyard Paver
1ew Concrete
rive 1ew
Concrete rive Existing
Conc. Driveway 21' -
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0"81' - 6 1/
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arage Private *arage 3 Private *arage 4 29' - 0"
9 1/4"
23' - 0"955 S.F. 625 S.F.
938 S.F. 1120
S.F. Proposed Residential Units:Unit #1-
3 1 Bedroom
Apartment Unit #
4-7 2 Bedroom
Apartment Unit #
8 Studio Apartment
Total
8
Apartment Units
ReTuired Off Street
ParNing:1.25
space/ unit
x 4 Units (1 Bedroom)1.
5 space/ unit x 4
Units (2 Bedroom) 11 spaces
reTuiredProposedParNing
Spaces:1
Spaces and 1
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Land Use Commission Meeting | 05.22.2024 | 1611 Church
Church Street Elevation
View of Site from ChurchStreetPage
30 of 43Doc
Page 30 of 54
Memorandum
To: Members of the Planning and Development Committee
From: Melissa Klotz, Zoning Administrator
CC: Sarah Flax, Interim Community Development Director; Elizabeth
Williams, Planning Manager
Subject: Discussion of the West Evanston Plan & Overlay Area and its impact on
current and future development
Date: October 24, 2022
Recommended Action:
Staff requests the Planning & Development Committee discuss the intent and policies of the
West Evanston Master Plan and the corresponding zoning regulations of the oWE West
Evanston Overlay District, and establish an appropriate path forward for future development in
the western portion of Evanston and corresponding Five -Fifths TIF area. The existing plan and
zoning regulations are proving problematic to anticipated and encouraged redevelopment such
as the Mt. Pisgah site at Church & Darrow.
Committee Action:
For Discussion
Summary:
For decades, Evanston has been considered a top-tier municipality and leader in the Planning
and Land Use arena. Throughout the 1990s and early 2000s, the Evanston community, City
Planners, and contracted consulting firms engaged in thoughtful meetings, design charrettes,
and public hearings to establish appropriate redevelopment plans and codified zoning
requirements specificextremelyincludeplansTheseoftheareascertainforcity.
redevelopment details that must be followed and are codified in the oWE West Evanston
Overlay District, and made sense prior to the 2007-2008 housing market crash and subsequent
market reset. In conjunction with technological advancement (the internet, electric vehicles,
transit oriented development), a focus on equity, and the post -pandemic future, some aspects
of the West Evanston Master Plan and corresponding oWE West Evanston Overlay District are
outdated, ineffective, and now create substantial barriers to the community revitalization they
are supposed to encourage.
West Evanston Master Plan
Adopted in May 2007, the West Evanston Master Plan was established to create a coherent
redevelopment plan for the West Evanston TIF area that is in effect through 2028 (primarily the
D1.Page 6 of 9
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old Mayfair train line and adjacent industrial properties) to ensure complete streets and
appropriate residential infill occurs over time. The general planning goals and objectives of the
plan reflect past policy of the City and the community. The Plan was created via significant
community involvement and included many meetings and charrettes where input was gathered
from 2nd and 5th ward residents. While many of the goals and objectives of the West Evanston
Master Plan remain true today, they may not prioritize the most significant challenges that
Evanston now faces.
The plan called for sub-areas classified by general redevelopment guidelines, or with detailed
form-based planning including exact redevelopment plans and zoning regulations. The sub -
areas selected for form-based planning regulate exact housing types, building styles, building
locations, new street layouts, height and bulk, uses, etc. This form-based code was established
in the oWE West Evanston Overlay District that was adopted in January 2009 and is regulated
within Sections 6-15-15 and 6-15-16 of the Zoning Ordinance.
oWE West Evanston Overlay District
The oWE West Evanston Overlay District is the zoning area that features the additional set of
zoning regulations contemplated in the West Evanston Master Plan. Notably, these zoning
regulations include redevelopment requirements for street extensions that include extensive
storm water detention, curbs, sidewalks, street lights, etc. and dedication of that land back to
the City. While the street extensions are ideal for linking existing blocks and fulfilling complete-
streets with multimodal access, doing so is cost prohibitive, may increase vehicular traffic in
existing neighborhoods, and removes private property from the property tax base once
dedicated back to the City. Additionally, once constructed, the new streets, sidewalks, storm
water, and other infrastructure requires life-long maintenance by the City.
Most of the street extensions required extend over multiple properties that are not currently
held in common ownership. When the plan and overlay were originally enacted, the housing
boom made it economically feasible for contiguous property owners to sell their properties
together at once for one new large development opportunity; many property owners would sell
if top-dollar were commanded. When the market crashed and property values fell, contiguous
land sales (and redevelopment opportunities) no longer seemed feasible. Today, there are
properties within the oWE Overlay District that are currently vacant or underutilized but are
unable to redevelop because required street extensions straddle property lines and parcels
that are not available for sale at this time.
Additionally, the oWE Overlay District requires rezoning of existing industrial properties as they
redevelop. These properties typically exist in I1 Industrial/Office District, I2 General Industrial
District, and MXE Mixed-Use Employment District, and are slated with WE1 West Evanston
Transitional Overlay zoning. While the regulations do not include a sunset clause to require the
closure of any existing industrial business/facility in operation, the Overlay does place
additional industrial use restrictions to ensure all currently-zoning industrial properties in the
Overlay become less-intense over time (ie. no use shall be more intense than any previously
existing use at a subject property in the WE1 sub -area). This means some properties in the
WE1 are currently restricted to office use only unless the existing structure(s) are demolished
for residential redevelopment. While additional housin g is needed in Evanston, so are industrial
properties, which have greatly diminished in recent years. Industrial properties pay a portion of
the property tax base and provide local blue -collar jobs.
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Examples:
National Awards Building (1611 Church) – This property is located within the oWE
Overlay District with WE1 sub-area zoning, which is specified by the overlay as
previously industrial property that will redevelop as multifamily residential. WE1 specifies
existing structures cannot ever have a more intense use than the last use at the property.
The last use in the 13,000 square foot building on a 46,000 square foot lot with a large
surface parking lot was a miniature dollhouse furniture maker with approximately 3
employees. The overlay and WE1 mean the property is basically unusable and has now
sat fordowntornisindustrialbuildingIftheyears. forvacantmostly existing
multifamily iswhichresidential, asredevelopmustpropertytheredevelopment,
appropriate. However, no redevelopment can occur unless the private developer also
incorporates a street extension (street, storm water detention, curbs, sidewalks, street
lights, etc.) of Florence Avenue, which dead ends at the intersection just south of the
property. The street cannot be extended unless the property to the east (Cahill
Plumbing) also redevelops at the same time. Even then, the plan and overlay require
almost half of each of the two properties to be utilized for a public street. The remaining
land for multifamily residential is not enough to cover the cost of the development,
especially when considering the exact requirements for the multifamily residences as
well (townhomes, private alley access, etc.). Furthermore, the properties likely could still
not redevelop unless a third property that is immediately north is incorporated in, to
further extend Florence Avenue north to a connecting street. There is a building on the
third required. isextensionstreettheof Thewaytheinpropertywhere
development/zoning problems of this property have been apparent to staff for a decade.
ComEd Substation (1919 Church) – This property is located on the corner of Church
and Brown, right next to the Y.O.U. building. The Substation was upgraded in 2016 to
reduce brownouts and power outages in parts of Evanston. The overlay required a
Special Use and variations to reduce the screening (fencing and landscaping) at the
substation. The screening and extremely detailed landscaping requirement (which
dictates plant spacing to the inch) was reduced for visual safety, ComEd equipment
safety, future plant growth, and vision clearance. The overlay requirements were
inappropriate and unduly burdensome for an existing utility station.
Windy City Garden Center (2000 Green Bay Road) - Windy City Garden Center, a retail
landscaping/plant nursery, proposed improvements to the parking lot to pave existing
gravel parking areas. The proposal was required to comply with the landscaping
requirements of the overlay. Windy City Garden Center, a landscaping/plant nursery,
could not feasibly comply with the landscaping requirements of the oWE Overlay District
and was granted exceptions by the Design & Project Review Committee to reduce
plantings.
Y.O.U. (1911 Church) – The new Y.O.U. building is the ONLY new construction that
complies with the overlay. This took extensive detailed work by the owner’s architect
and many discussions with staff. However, the building is only considered compliant
because staff determined the property could be considered a corner lot given the true
corner (immediately west) is occupied by the ComEd Substation. As a corner lot, Y.O.U.
had the option to construct an “iconic” building instead of a “mixed -use building”. A
mixed-use building,” as defined by the overlay, would have triggered many variations
or been infeasible for the project.
Page 3 of 4
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2044 Wesley – This undeveloped property just south of the public storage facility at
Simpson and Green Bay is appropriately slated for multifamily residential as well as a
street extension of Jackson from Foster to Simpson. It is not economically feasible to
follow the exact requirements of the overlay unless the public storage facility is torn
down and redeveloped as well, therefore the property owner requested a map
amendment to remove the property from the overlay in late 2019. The map amendment
was recommended for denial by the Land Use Commission (since there was not an
accompanying development proposal showing exactly what would be proposed at the
site), but was approved by the City Council. The property owner then proceeded with a
Planned Development for townhomes and one modest multifamily residential building,
but later withdrew the request due to economic constraints. The property owner is now
considering a higher-density proposal. Although not yet officially submitted to the City,
staff is aware higher density may be appropriate but is not what the West Evanston
Master Plan calls for at the site. The development/zoning problems wit h this property
have been apparent to staff for over 5 years, and continues to be a problem even
following removal of the property from the overlay district.
Conclusion: A new plan is needed that addresses the specific concerns of the West Evanston
area and the future redevelopment of and/or preservation of industrial sites, the old Mayfair
properties, and appropriate residential infill. Complete streets that increase land value and drive
up housing costs may not be appropriate. Instead, additional bicycle and pedestrian paths may
improve mobility while encouraging moderate housing costs for new construction. This plan
should be part of the larger Comprehensive Plan that addresses the intersectionality of West
Evanston to the rest of the city while understanding the past and current needs of the area and
community.
Legislative History:
West Evanston Planning Area Map
West Evanston Master Plan Subarea 1 & 2
West Evanston Master Plan Subarea 3
oWE West Evanston Overlay Regulations (6-15-15 & 6-15-16)
TIF Information & Maps
This item was tabled to the next meeting at the October 10, 2022 P&D Committee meeting.
Page 4 of 4
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Page 34 of 43 Doc ID: 43ccd98cc38ffd7a5d4d2b63001288b85951d13c
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Land Use Commission Meeting | 05.22.2024 | 1611 Church
Site Survey
DateProject Information225 W.
Page 35 of 54
Land Use Commission Meeting | 05.22.2024 | 1611 Church
SustainableVisionPage
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Land Use Commission Meeting | 05.22.2024 | 1611 Church
Proposed SitePlanPage
37 of 43Doc
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UP
UPUP
4
A 3.1 3 A 3.12
A 2.5
1
A 2.6
6
Unit1Unit2Unit3Unit5Unit4
Unit 8 (Studio)
Unit 7 Unit 6
Unit 1 EntryUnit
2
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3 EntryUnit
4 EntryUnit
5 EntryUnit
6
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7
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BedroomBedroom
Office
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Fitness /
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Closet
Bath
Bath Coat
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Laundry
Pantry
Living
Kitchen
Living
Kitchen
Living
Kitchen
Living
Kitchen
Pantry
Laundry
CoatHallwayHallwayHallwayHallwayBedroomBedroom
Closet
Closet
BathCoatLaundry
Pantry
Living
Kitchen
HallwayBedroom
Pantry
Laundry
CoatBath
Closet
Bedroom
Pantry
Laundry
CoatBath
Closet
Closet
Closet
Bath Bath
CoatLaundry Pantry Living
Kitchen
HallwayBedroomBedroom
Closet
Closet
Bath PowderCoatLaundry
Pantry HallwayBathCloset Entry Mechanical / Utility Pantry Bathroom Storage Green House Living Kitchen HallwayEntryLandscape Landscape Landscape Landscape 640 SF 1,554 SF 1,
554 SF
1,554 SF 1,
554 SF
1,
052 SF 977 SF 1,024 SF444SF981SF638
SF Landscape
Landscape
Living
Private
Patio
Private
Patio Private Patio Private PatioPrivate Patio Private PatioPrivate Patio Softscape Garden Entry
Office
Recording 4 ft
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concrete
path 4
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concrete
path
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A
2.9 2 A 2.9 3 A 3.
11 EntryEntry
Powder Powder Closet
Page 39 of 54
Level 1
0' - 2"
Grade
0' - 0"
A B
Mezzanine
10' - 7"
itchen Family Room
MezzanineBathroom
BathBedroom
Underside of Bow Truss
19' - 4"
Level 1 Ceiling
9' - 3 1/2"
Loft
Closet
12' - 10 1/
2"2' - 11
1/4"9 1/
2"7' -
11
1/
2"Replace ([
isting SNylight Ladder
to Loft Privacy
and Sun Screen Private Patio
Date:Sheet:Drawn:
Copyright2023,
moss Design, Inc.All ideas, designs,
arrangements, and plans indicated
or represented by
Page 40 of 54
A 3.23A3.265A3.2 4
A 3.2
1
A 3.2
2
Private *arage 1
Pump
Room
1
3
4
5
6
7
8
10
9
1
11
13
9 1/4"21' - 5 1/2"9 1/4"
80' - 01/2"9 1/
4"23' - 0"24' - 0"23' - 0"9 1/4"
21' - 5 1/2"9 1/
4"40' -
0"20' - 0"27' - 5 1/
2"
48' -
11"41' -
6
1/2"
1' -
0"18' - 0"
2' - 0"18' - 0"1' - 0"1' - 0"18' - 0"2' -
0"18' -
0"2' - 0"18' - 0"2' - 0"18' -
0"
1' -
0"
Trash
Recycle
AccessiEle Aisle
29' - 0"24' - 0"23' -
0"Courtyard Paver
1ew Concrete
rive 1ew
Concrete rive Existing
Conc. Driveway 21' -
5 1/2"
5 1/4"
5' - 6 3/4"AccessiEle Space 10' - 5 1/
4"17' - 5 1/2"92' -
0"81' - 6 1/
4"5' - 6 1/
2"21' - 6 1/2"Refuse Room Storage / BiNe ParNing 3' - 2"Private *
arage Private *arage 3 Private *arage 4 29' - 0"
9 1/4"
23' - 0"955 S.F. 625 S.F.
938 S.F. 1120
S.F. Proposed Residential Units:Unit #1-
3 1 Bedroom
Apartment Unit #
4-7 2 Bedroom
Apartment Unit #
8 Studio Apartment
Total
8
Apartment Units
ReTuired Off Street
ParNing:1.25
space/ unit
x 4 Units (1 Bedroom)1.
5 space/ unit x 4
Units (2 Bedroom) 11 spaces
reTuiredProposedParNing
Spaces:1
Spaces and 1
Page 41 of 54
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Land Use Commission Meeting | 05.22.2024 | 1611 Church
Church Street Elevation
View of Site from ChurchStreetPage
43 of 43Doc
Page 43 of 54
20-O-26
~9~
EXHIBIT 2
MODIFIED DEVELOPMENT PLANS
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