HomeMy WebLinkAboutOrdinance 54-O-26 Approving an Amendment to the Three Crowns Park PD and SU - Final (1)
07/27/2026
54-O-26
AN ORDINANCE
Approving an Amendment to the Three Crowns Park Planned
Development and Special Use at 2323 McDaniel Avenue, 2400 Colfax
Place, and 2320 Pioneer Road 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, in April 2005, the Evanston City Council enacted Ordinance
33-O-05, which granted a special use for a planned development in the R4 General
Residential District at 2320 Pioneer Road; and
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54-O-26
WHEREAS, the City Council previously approved special uses in
ordinances 67-O-72, 67-O-81, 115-O-82, and 112-O-83 concerning the Pioneer Building
in the R4 General Residential District at 2323 McDaniel Avenue; and.
WHEREAS, Lenny Asaro of Taft Stettinius & Hollister, (the “Applicant”),
filed an application on behalf of Covenant Living Communities and Services, for the
property located the R4 General Residential District at 2323 McDaniel Avenue, 2400
Colfax Place, and 2320 Pioneer Road, Evanston, Illinois (the “Subject Property”),
legally described in Exhibit A, which is attached hereto and incorporated herein by
reference, and in its application, Applicant proposed the following:
1) Rehabilitation of a vacant building on the Subject Property to create twenty -
three (23) new independent living units (13 two-bedroom units and 10 one-
bedroom units);
2) A new entrance canopy and elevator added to the north side of Pioneer Place
and the existing bridged walkway connecting Pioneer Place to Landstrom
Manor would be demolished;
3) New garden level patios proposed on the south and west sides of Pioneer
Place;
4) A new four-season room proposed on the west side of the McDaniel Court
building;
5) New parking areas proposed in the rear service court area and at the
northwest corner of the site, which would feature a new surface parking lot
that is accessed from McDaniel Avenue with one -way traffic circulation
discharging onto Colfax Street;
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54-O-26
6)New inset parking areas within the Pioneer Road right-of-way, which would
be carved into the parkway on the west side of the street.
WHEREAS, Applicant requested approval of an amendment to Planned
Development Ordinance 33-O-05 to allow modifications to the previously approved
development plan and modifications to the conditions of approval; and
WHEREAS, the Applicant additionally requested an amendment to Special
Use Ordinances 67-O-72, 67-O-81, 115-O-82, and 112-O-83 to allow modifications to
the Pioneer Building and the conditions of approval to allow for the conversion of the
Pioneer Building into twenty-three (23) independent living units and the addition of
parking areas and associated improvements to the Subject Property in the R4 General
Residential District; and
WHEREAS, Ordinance 67-O-72 contains various conditions of approval
concerning the Subject Property that Applicant requested be modified to allow for their
proposed development, as follows:
1)Condition 3(d): The Floor Area Ratio (FAR) of 0.37 (plus or minus 10%) must
be repealed because the existing site FAR is estimated at 0.85 as a result of
the McDaniel Court building addition, which occurred after Ordinance 67-O-72
was established. Furthermore, the R4 District does not limit maximum FAR;
building bulk in the R4 District is limited by building lot coverage, setback, and
height regulations.
2)Condition 3(i): the requirement that the number and arrangement of off-street
parking spaces shall conform to all applicable requirements of the Zoning
Ordinance and that said spaces may be located as close as eight feet (80’) to
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54-O-26
Colfax Street and fifty feet (50’) to McDaniel Avenue must be repealed
because the proposed parking spaces would be located thirteen feet and
seven inches (13’-7”) from McDaniel Avenue and the proposed spaces
abutting Colfax Street would be setback five feet (5’) from the property line.
3)Condition 4: the requirement that no street opening for a driveway shall be
created or maintained onto Colfax Street must be repealed to allow for a
single one-way curb cut onto Colfax Street.
4)Condition 6: the requirement that the entire parking area on the property shall
be effectively screened on all sides as required by the Zoning Ordinance and
this screening shall consist of a densely planted compact evergreen hedge,
not less than four feet (4’) in height, and shall be inspected annually by the
Department of Inspections and Permits for maintenance must be repealed
because the existing parking areas do not have a dense and compact
evergreen hedge screen and there are no specific Code requirements for
screening around a parking lot (other than it be present).
WHEREAS, Ordinance 67-O-81 contains various conditions of approval
concerning the Subject Property that Applicant requested be modified to allow for the
Applicant’s proposed development, as follows:
1)Condition 3(d): The Floor Area Ratio (FAR) of 0.37 (plus or minus 10%) must
be repealed as it is a reiteration of Condition 3(d) from Ordinance 67-O-72.
2)Condition 3(i): the requirement that the number and arrangement of off-street
parking spaces shall conform to all applicable requirements of the Zoning
Ordinance and that said spaces may be located as close as eighty feet (80’)
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54-O-26
to Colfax Street and fifty feet (50’) to McDaniel Avenue must be repealed as it
is a reiteration of Condition 3(i) from Ordinance 67-O-72.
WHEREAS, Ordinance 33-O-05 contains various conditions of approval
concerning the Subject Property that Applicant requested be modified to allow for the
Applicant’s proposed development, as follows:
1)Condition B: The condition that the site development plan shall indicate a
single driveway entrance and single driveway exit to the west side of the
facility, each onto McDaniel Avenue, such that the entrance shall be to the
south and the exit shall be to the north, allowing one-way traffic to access the
facility must be repealed since Applicant’s proposed development introduces
a second driveway exit from the west side of the facility.
WHEREAS, the previously approved ordinances concerning the Subject
Property required the Applicant to obtain Special Use approval for any change of use to
the Pioneer Building, and since Applicant is requesting a change of use from assisted
living to independent living, an amendment to the Special Use is required; and
WHEREAS, as part of their application, the Applicant additionally requested
the following site development allowances:
1)Section 6-8-5-7(A): To allow parking within a front yard (fronting McDaniel
Ave, Colfax St, and Pioneer Rd) where parking within a front yard is
prohibited.
2)Section 6-16-2-1(C)(1): To allow parking in a front yard abutting a street
(McDaniel Ave, Colfax St, Pioneer Rd) where parking in a front yard abutting
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54-O-26
a street is prohibited.
3)Section 6-4-6-3(B): To allow open off-street parking in a front yard setback
where open off-street parking is required to be located within thirty (30) feet
of a rear lot line.
4)Sections 6-4-6-3(B), 6-4-6-7(F)(3)(a), and 6-4-6-7(F)(2)(a)(2): To allow an
accessory structure (pergola) in a front yard where accessory structures are
prohibited, and to allow a six foot (6’) tall solid fence in a front yard where
fence heights are restricted to a maximum of four feet (4’) tall and 70% open;
and
WHEREAS, the Land Use Commission (“LUC”) met on May 27, 2026 and
June 24, 2026, pursuant to proper notice, to consider case no. 26PLND-0006, the
application filed for an amendment to Ordinances 33-O-25, 67-O-72, 67-O-81, 115-O-
82, and 112-O-83, and Site Development Allowances 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 analyzed the
standards contained in City Code sections 6-3-5-10 and 6-3-6-9; and
WHEREAS, the Land Use Commission recommended approval, with six
(6)“yay” votes cast in favor of approval, with three (3) commissioners absent, of the
following:
1)An amendment to Ordinance 33-O-25 to allow modifications to the previously
approved development plan (with exception to the proposed parking lot
modifications in the northwest corner of the site);
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54-O-26
2) A modification to Condition B of Ordinance 33 -O-25 to allow a second
driveway exit from the west side of the facility, along with the following site
development allowances:
a. Section 6-8-5-7(A): to allow parking with a front yard (Pioneer Road)
where parking within a front yard is prohibited;
b. Section 6-16-2-1(C)(1): to allow parking in a front yard abutting a street
(Pioneer Road) where parking in a front yard abutting a street is
prohibited;
c. Section 6-4-6-3(B): to allow open off-street parking in a front yard
setback where open off-street parking is required to be located within
thirty (30) feet of a rear lot line;
d. Sections 6-4-6-3(B), 6-4-6-7(F)(3)(a), and 6-4-6-7(F)(2)(a)(2): To allow
an accessory structure (pergola) in a front yard where accessory
structures are prohibited, and to allow a six foot (6’) tall solid fence in a
front yard where fence heights are restricted to a maximum of four feet
(4’) tall and 70% open.
3) A recommendation of approval of an amendment to Spe cial Use Ordinances
67-O-72, 67-O-81, 115-O-82, and 112-O-83 to allow modifications to the
Pioneer Building for the conversion of the Pioneer Building into twenty-three
(23) independent living units;
4) A recommendation of eliminating condition of approval 3(D) in Ordinances 67-
O-72 and 67-O-81, as well as eliminating condition of approval 6 in Ordinance
67-O-72.
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54-O-26
WHEREAS, at its meeting, the LUC did not recommend approval of the
following:
1) An amendment to Ordinance 33-O-05 to allow construction of the proposed
parking lot modification in the northwest corner of the site, along with the
following site development allowances:
a. Section 6-8-5-7(A): To allow parking within a front yard (fronting
McDaniel Ave and Colfax St) where parking within a front yard
is prohibited
b. Section 6-16-2-1(C)1: To allow parking in a front yard abutting a
street (McDaniel Ave and Colfax St) where parking in a front
yard abutting a street is prohibited.
2) An amendment to Special Use Ordinance 67-O-72 to eliminate conditions 3(i)
and 4;
3) An amendment to Special Use Ordinance 67-O-81 to eliminate condition 3(i).
WHEREAS, after the LUC meeting, Applicant submitted a revised
application for the Subject Property with slight revisions to the proposed parking
modification at the northwest corner of the site (the “Modified Development”); and
WHEREAS, on July 27, 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
Modified Development application; and
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54-O-26
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 July 27 and August 24, 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
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 Ordinances 33-O-05, 67-O-72, 67-O-81,
115-O-82, 112-O-83, and the requested site development allowances to allow the
Modified Development described herein.
SECTION 3: Except as otherwise provided for in this Ordinance 54-O-26,
all applicable regulations and conditions of Ordinances 33-O-05, 67-O-72, 67-O-81,
115-O-82, and 112-O-83 shall apply to the Subject Property and remain in full force and
effect with respect to the use and development of the same.
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54-O-26
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:
1.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
Modified 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.
2.The Applicant is encouraged to add four (4) EV charging stations to the existing
or proposed parking areas.
3.Prior to issuance of a building permit for the proposed on-street parking stalls
along the west side of Pioneer Road, approval by the Director of Public Works
shall be required. Prior to consideration by the Director of Public Works, the
Public Services Bureau shall review the proposed parking spaces for potential
impacts.
4.Prior to issuance of a building permit to authorize the proposed curb cut
expansion for the driveway access along Pioneer Road, approval of a variation
by the Director of Public Works shall be required.
5.Prior to issuance of a building permit, the site plan shall be revised to remove any
of the three proposed parking stalls within the area at the rear of the Pioneer
Place building that encroach on the two required short loading berths in this area.
Alternatively, the three (3) parking stalls can remain if the Applicant can
demonstrate how the two (2) loading zones can be relocated to a Code-
compliant onsite location that preserves access to neighboring parking stalls and
maintains minimum required drive aisle widths, provides sufficient access to each
loading berth, and the relocated loading berths don’t interfere with fire lanes.
6.The proposed light fixtures shall be reduced to no taller than 16 feet in height and
mounted on a base no taller than 24 inches in height. The applicant is
encouraged to utilize light fixtures that are fully cut-off.
7.The Applicant shall revise the engineering plans, tree preservation plans,
landscape plan, and photometric plans to reflect the updated parking lot layout as
depicted in the Modified Development Plan.
8.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 Clerk, 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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54-O-26
9. The proposed parking lot located in the northwest corner of the site along
Colfax is conditionally approved and shall not expire and shall run with the land.
The applicant shall not construct this parking lot as shown on the development
plan unless the City Council formally enacts residential parking restrictions on the
adjacent blocks.
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: The Zoning Ordinance grants the Applicant twelve (12)
months after the effective date of this Ordinance to obtain a building permit to allow for
work as authorized by the Ordinance. Pursuant to and in accordance with Section 6-8-
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 passage and approval
of this Ordinance, to obtain said building permit. Failure to obtain said building permit
within this twenty-four (24) month period, or failure to extend the twenty-four (24) month
period pursuant to Section 6-8-1-10(A).(4) of the Zoning Ordinance, shall render the
Special Use for the Planned Development null and void .
SECTION 8: 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 9: All ordinances or parts of ordinances that are in conflict with
the terms of this ordinance are hereby repealed.
SECTION 10: 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 11: 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
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July 27
August 24
54-O-26
EXHIBIT A
LEGAL DESCRIPTION
Lots 1 through 5, inclusive, in Lions Subdivision of the north 129 feet of the east 190
feet of Block 7 of John Culver's Subdivision, Lots 1 through 11, inclusive, in Broomell's
Subdivision of Block 7 (except the east 190 feet and except the north 150 feet thereof)
of John Culver's Subdivision, and Block 7 in John Culver's Subdivision except for the
land previously described, all in the Northwest 1/4 of the Southwest 1/4 of Section 12,
Township 41 North, Range 13, East of the Third Principal Meridian, in Cook County,
Illinois.
Also known as:
All of Block 7 in John Culver's Subdivision in the Northwest 1/4 of the Southwest 1/4 of
Section 12, Township 41 North, Range 13 East of the Third Principal Meridian in Cook
County, Illinois.
PIN’s: 10-12-305-001-0000, 10-12-305-008-0000, 10-12-305-007-0000, 10-12-305-009-
0000, 10-12-305-010-0000, 10-12-305-011-0000, 10-12-305-004-0000, 10-12-305-003-
0000, and 10-12-305-002-0000.
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54-O-26
EXHIBIT B
MODIFIED DEVELOPMENT PLANS
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PI
O
N
E
E
R
R
O
A
D
MC
D
A
N
I
E
L
A
V
E
N
U
E
GRANT STREET
COLFAX STREET
ELE
32"
28"
32"
40"
40"
6"
24"
24"
24"
S S
S
S
S
S S
18'
(TYP.)
(17)
(5)
(17)
9 EXISTING PARKING
SPACES TO REMAIN
2 PARKING SPACES
(PROPOSED)
6 EXISTING
PARKING SPACES
TO REMAIN (4
EXISTING SPACES
TO BE REMOVED)
10 EXISTING PARKING
SPACES TO REMAIN
(1 EXISTING SPACE
TO BE REMOVED FOR
ADDITIONAL ADA
SPACES)
LANDSTROM MANOR
Mc
D
A
N
I
E
L
C
O
U
R
T
S
PIONEER PLACE
2 PARKING SPACES
(PROPOSED)
LANDSCAPE SCREENING
4 EXISTING PARKING
SPACES TO REMAIN
BLUE = PROPOSED PARKING RED = EXISTING PARKING
TERRACE
(PROPOSED)
TERRACE
(PROPOSED)TERRACE
(PROPOSED)
TERRACE
(PROPOSED)
STAFF PARKING
VISITOR
PARKING
8
EXISTING PROPOSED
EXISTING SPACES TO BE REMOVED - (6)
EXISTING SPACES TO REMAIN 44 38
PROPOSED SPACES - 27
TOTAL SPACES TO BE PROVIDED 44 65
DELTA - +21 SPACES
EXISTING PROPOSED
(INCLUDES
EXISTING)
TOTAL ACCESSIBLE SPACES TO BE 2 4
PROVIDED
ABOVE GROUND ON-SITE PARKING SPACES BREAKDOWN
ENLARGING DRIVEWAY
RADIUSES (PROPOSED)
VISITOR
PARKING
STAFF PARKING
6
5' - 0"
6' - 6"
12' - 2"18' - 5"
6"
15' - 1"
13' - 7"
23' - 0"
8
5
9' - 6"
20' - 0"
TYP.
21' - 0"
22'-10 3/4"
2 STREET PARKING SPACES
(PROPOSED)
5 STREET PARKING SPACES
(PROPOSED)
8 STREET PARKING SPACES
(PROPOSED)
2
10 EXISTING PARKING
SPACES TO BE REMOVED
9 PARKING SPACES
(PROPOSED)
23 PARKING SPACES
(PROPOSED)
LOWER 1 STORY ROOF
CANOPY
EXTERIOR STAIRSEXTERIOR STAIRS
2 2
6
3
9' - 0"
VI
S
I
T
O
R
P
A
R
K
I
N
G
RAISED
CROSSWALK
9' - 0"
18
'
-
0
"
4 SEASON ROOM ADDITION
(PROPOSED)
ELEVATOR ADDITION
(PROPOSED)
FENCING EXTENSION TO
MATCH EXISTING
(PROPOSED)
2 BIKE RACKS (PROPOSED)
1 FIVE BIKE RIBBON
RACK (EXISTING)
3 FIVE BIKE RIBBON
RACK IN
UNDERGROUND
PARKING (EXISTING)
RAISED
CROSSWALK ENTRANCE CANOPY
(PROPOSED)
109'-1 1/4"
LOADING BERTH
(EXISTING)
TRASH COMPACTOR
(EXISTING)
EMERGENCY
GENERATORS (1 EXISTING
+ 1 PROPOSED)
PROPERTY LINE
TRANSFORMERS AND
SWITCHGEAR (EXISTING)
RELOCATED
PLANTER BOXES
(PROPOSED)
4 5
10
'
- 0"
3'
- 0"
6"
8'
- 6"
13
'
- 6"
6"
5'
- 0"
18
'
-5"
14
'
-0
1/2"
8'
-6"
6"
3'
-0"
10
'
-0"
TYP
21' - 0"
PR
O
P
O
S
E
D
S
I
T
E
P
L
A
N
-
PA
R
A
L
L
E
L
P
A
R
K
I
N
G
0'20'40'80'160'
1" = 40'-0"1 SITE PLAN - REVISED PARKING Copy 2
11/25/2025
REVISION 1 - 3/11/2026
REVISION 2 - 7/1/2026
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