HomeMy WebLinkAbout017-O-22 Amending Title 6 of the City Code Concerning Administrative Review Use2/28/2022
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AN ORDINANCE
Amending Title 6 of the City Code Concerning Administrative Review
Use
NOW BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
EVANSTON, COOK COUNTY, ILLINOIS, THAT:
SECTION 1: Subsection 6-16-1-2 "Exemption From Off -Street Parking
and Loading Requirements For Existing Buildings and Uses" of the Evanston City Code
of 2012, as amended ("City Code"), is hereby amended as follows:
6-16-1-2. - EXEMPTION FROM OFF-STREET PARKING AND LOADING
REQUIREMENTS FOR EXISTING BUILDINGS AND USES.
Changes in the use or intensity of use of a building and/or land area, which do not
include construction of a new building, or building addition (i.e., increase in gross floor
area), shall be exempt from the parking and loading requirements of this Chapter,
except in the following cases:
GhaRgOG in UGe er iRteRSity ef a use regardiRg mediGal or deRtal effiG00 in tha
(9 A) Changes in use to religious institution in the business, commercial, or
downtown districts.
(C B) Increases in density of a residential use outside of the downtown or
research park districts.
SECTION 2: Subsection 6-9-2-2 "Permitted Uses" of the Evanston City
Code of 2012, as amended ("City Code"), is hereby amended as follows:
6-9-2-2. - PERMITTED USES.
The following uses, provided they are seven thousand five hundred (7,500) square feet
or less in size, are permitted in the B1 district:
Artist studios and accessory dwelling units (provided the accessory dwelling unit
shall not front upon any street).
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Brew pub.
Caterer.
Cultural facility.
Dwellings (when located above the ground floor).
Educational institution —Private.
Educational institution —Public.
Food store establishment (with hours of operation between 6:00 a.m. and 12:00
midnight).
Neighborhood garden.
Office (when located above the ground floor).
Residential care home —Category I (when located above the ground floor and
subject to the requirements of Section 6-4-4, "Residential Care Homes and
Residential Residential Care Homes," of this Title).
Restaurant —Type 1.
Retail goods establishment.
Retail services establishment.
SECTION 3: Subsection 6-9-2-2.5 "Administrative Review Uses" of the
Evanston City Code of 2012, as amended ("City Code"), is hereby amended as follows:
6-9-2-2.5. - ADMINISTRATIVE REVIEW USES.
The following uses may be allowed in the B1 district, subject to the provisions set forth
in Section 6-3-5-16, "Administrative Review Uses," of this Title:
Office (at the ground floor).
Restaurant —Type 2.
SECTION 4: Subsection 6-9-3-2 "Permitted Uses" of the Evanston City
Code of 2012, as amended ("City Code"), is hereby amended as follows:
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6-9-3-2. - PERMITTED USES.
The following uses, provided they are twenty thousand (20,000) square feet or less in
size, are permitted in the B2 district:
Artist studios and accessory dwelling units (provided the accessory dwelling unit
shall not front upon any street).
Brew pub.
Caterer.
Cultural facility.
Dwellings (when located above the ground floor).
Educational institution —Private.
Educational institution —Public.
Financial institution.
Food store establishment (with hours of operation between 6:00 a.m. and 12:00
midnight).
Governmental institutions.
Live -work units (subject to the general requirements of Section 6-4-13 of this
Title).
Neighborhood garden.
Office (when located above the qround floor).
Religious institution.
Residential care home —Category I (when located above the ground floor and
subject to the requirements of Section 6-4-4, "Residential Care Homes and
Residential Residential Care Homes," of this Title).
Restaurant —Type 1.
Retail goods establishment.
Retail services establishment.
—3-r
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SECTION 5: Subsection 6-9-3-2.5 "Administrative Review Uses" of the
Evanston City Code of 2012, as amended ("City Code"), is hereby amended as follows:
6-9-3-2.5. - ADMINISTRATIVE REVIEW USES.
The following uses may be allowed in the B2 district, subject to the provisions set forth
in Section 6-3-5-16, "Administrative Review Uses," of this Title:
Commercial indoor recreation.
Office (at the around floor).
Restaurant —Type 2.
SECTION 6: Subsection 6-9-4-2 "Permitted Uses" of the Evanston City
Code of 2012, as amended ("City Code"), is hereby amended as follows:
6-9-4-2. - PERMITTED USES.
The following uses are permitted in the B3 district:
Artist studios and accessory dwelling units (when the accessory dwelling unit is
located above the ground floor).
Brew pub.
Caterer.
Commercial indoor recreation.
Cultural facility.
Dwellings (when located above the ground floor).
Educational institution —Private.
Educational institution —Public.
Financial institution.
Food store establishment (with hours of operation between 6:00 a.m. and 12:00
midnight).
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Government institution.
Live -work units (subject to the general requirements of Section 6-4-13 of this
Title).
Neighborhood garden.
Office (when located above the around floor).
Residential care home —Category I (when located above the ground floor and
subject to the requirements of Section 6-4-4, "Residential Care Homes and Child
Residential Care Homes," of this Title).
Restaurant —Type 1.
Retail goods establishment.
Retail services establishment.
SECTION 7: Subsection 6-9-4-2.5 "Administrative Review Uses" of the
Evanston City Code of 2012, as amended ("City Code"), is hereby amended as follows:
6-9-4-2.5. - ADMINISTRATIVE REVIEW USES.
The following uses may be allowed in the B3 district, subject to the provisions set forth
in Section 6-3-5-16, "Administrative Review Uses," of this Title:
Office (at the around floor)
Restaurant —Type 2
SECTION 8: Subsection 6-9-5-2 "Permitted Uses" of the Evanston City
Code of 2012, as amended ("City Code"), is hereby amended as follows:
6-9-5-2. - PERMITTED USES.
The following uses, provided they are twenty thousand (20,000) square feet or less in
size, are permitted in the B1a district:
Artist studios and accessory dwelling units (provided the accessory dwelling unit
shall not front upon any street).
Brew pub.
—5—
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Caterer.
Cultural facility.
Dwellings (above ground floor).
Educational institution —Private.
Educational institution —Public.
Financial institution.
Food store establishment (hours between 6:00 a.m. and 12:00 midnight).
Governmental institutions.
Live -work units (subject to the general requirements of Section 6-4-13 of this
Title).
Neighborhood garden.
Offices (when located above the ground floor).
Religious institution.
Residential care home —Category I
Restaurant —Type 1.
Retail goods establishment.
Retail services establishment.
SECTION 9: Subsection 6-9-5-2.5 "Administrative Review Uses" of the
Evanston City Code of 2012, as amended ("City Code"), is hereby amended as follows:
6-9-5-2.5. - ADMINISTRATIVE REVIEW USES.
The following uses may be allowed in the 131 a district, subject to the provisions set forth
in Section 6-3-5-16, "Administrative Review Uses," of this Title:
Commercial indoor recreation.
Office (at the ground floor)
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Restaurant —Type 2.
SECTION 10: Subsection 6-10-3-2 "Permitted Uses" of the Evanston City
Code of 2012, as amended ("City Code"), is hereby amended as follows:
6-10-3-2. - PERMITTED USES.
The following uses are permitted in the C1a district:
Brew pub.
Business or vocational school.
Caterer.
Commercial indoor recreation.
Commercial shopping center.
Cultural facility.
Dwellings (except that within the C1a district lying between Lee Street on the
north and Kedzie Street on the south dwellings are only allowed when located
above the ground floor).
Educational institution —Private.
Educational institution —Public.
Financial institution.
Food store establishment (with hours of operation between 6:00 a.m. and 12:00
midnight).
Government institution.
Hotel.
Live -work units (subject to the general requirements of Section 6-4-13 of this
Title).
Neighborhood garden.
Office (when located above the ground floor).
—7—
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Public utility.
Religious institution.
Restaurant —Type 1.
Retail goods establishment.
Retail service establishment.
SECTION 11: Subsection 6-10-3-2.5 "Administrative Review Uses" of the
Evanston City Code of 2012, as amended ("City Code"), is hereby amended as follows:
6-10-3-2.5. - ADMINISTRATIVE REVIEW USES.
The following uses may be allowed in the C1a district, subject to the provisions set forth
in Section 6-3-5-16, "Administrative Review Uses," of this Title:
Office (at the ground floor)
Restaurant —Type 2
SECTION 12: Subsection 6-11-2-2 "Permitted Uses" of the Evanston City
Code of 2012, as amended ("City Code"), is hereby amended as follows:
6-11-2-2. - PERMITTED USES.
The following uses are permitted in the D1 district:
Artist studio.
Brew pub.
Commercial indoor recreation.
Cultural facility.
Dwelling —Multiple -family.
Financial institution.
Food store establishment (provided the store shall not be opened for business
later than 12:00 midnight CST).
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Government institution.
Hotel.
Live -work units (subject to the general requirements of Section 6-4-13 of this
Title).
Membership organization.
Office (when located above the qround floor).
Public utility.
Religious institution.
Residential care home —Category I (subject to the general requirements of
Section 6-4-4 of this Title).
Residential care home —Category II (subject to the general requirements of
Section 6-4-4 of this Title).
Restaurant —Type 1.
Retail goods establishment.
Retail services establishment.
SECTION 13: Title 6 of the Evanston City Code of 2012, as amended
("City Code"), is hereby amended to add Subsection 6-11-2-2.5 "Administrative Review
Uses" as follows:
6-11-2-2.5 — ADMINISTRATIVE REVIEW USES.
The following uses may be allowed in the D1 district, subiect to the provisions set forth
in Section 6-3-5-16, "Administrative Review Uses," of this Title:
Office (at the ground floor)
SECTION 14: Subsection 6-11-4-2 "Permitted Uses" of the Evanston City
Code of 2012, as amended ("City Code"), is hereby amended as follows:
6-11-4-2. - PERMITTED USES.
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The following uses are permitted in the D3 district:
Artist studio.
Brew pub.
Commercial indoor recreation.
Commercial parking garage.
Cultural facility.
Dwellings (when located above the ground floor).
Financial institution.
Food store establishment.
Funeral services excluding on site cremation.
Government institution.
IMrem-1
Live -work units (subject to the general requirements of Section 6-4-13 of this
Title).
Medical broadcasting station.
Membership organization.
Office (when located above the ground floor).
Public utility.
Residential care home —Category I (when located above the ground floor and
subject to the general requirements of Section 6-4-4 of this Title).
Restaurant —Type 1.
Retail goods establishment.
Retail services establishment.
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SECTION 15: Subsection 6-11-4-2.5 "Administrative Review Uses" of the
Evanston City Code of 2012, as amended ("City Code"), is hereby amended as follows:
6-11-4-2.5. - ADMINISTRATIVE REVIEW USES.
The following uses may be allowed in the D3 district, subject to the provisions set forth
in Section 6-3-5-16, "Administrative Review Uses," of this Title:
Office (at the around floor)
Restaurant —Type 2
SECTION 16: Subsection 6-11-5-2 "Permitted Uses" of the Evanston City
Code of 2012, as amended ("City Code"), is hereby amended as follows:
6-11-5-2. - PERMITTED USES.
The following uses are permitted in the D4 district:
Artist studio.
Brew pub.
Commercial indoor recreation.
Cultural facility.
Dwelling (when located above the ground floor).
Financial institution.
Food store establishment.
Government institution.
Hotel.
Live -work units (subject to the general requirements of Section 6-4-13 of this
Title).
Membership organization.
Office (when located above the around floor).
-11-
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Public utility.
Residential care home —Category I (when located above the ground floor and
subject to the general requirements of Section 6-4-4 of this Title).
Restaurant —Type 1.
Retail goods establishment.
Retail services establishment.
SECTION 17: Subsection 6-11-5-2.5 "Administrative Review Uses" of the
Evanston City Code of 2012, as amended ("City Code"), is hereby amended as follows:
6-11-5-2.5. - ADMINISTRATIVE REVIEW USES.
The following uses may be allowed in the D4 district, subject to the provisions set forth
in Section 6-3-5-16, "Administrative Review Uses," of this Title:
Office (at the qround floor)
Restaurant —Type 2
SECTION 18: Subsection 6-12-2-2 "Permitted Uses" of the Evanston City
Code of 2012, as amended ("City Code"), is hereby amended as follows:
6-12-2-2. - PERMITTED USES.
The following uses are permitted in the RP district:
Brew pub.
Commercial indoor recreation.
Commercial parking garage.
Conference facility (college/university).
Conference facility (noncollege/university).
Cultural facility.
Daycare center —Adult (subject to the general requirements of Section 6-4-3,
"Adult Daycare Homes," of this Title).
-12-
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Daycare center —Child (subject to the general requirements of Section 6-4-2,
"Child Daycare Homes," of this Title).
Dwellings —Multiple -family.
Financial institution.
Government institution.
Hotel.
Industrial service establishments.
Light manufacturing.
Live -work units (subject to the general requirements of Section 6-4-13 of this
Title).
Neighborhood garden.
Office (when located above the qround floor).
Pharmaceutical manufacturing.
Public transportation center.
Public utility.
Research and development industries.
Restaurant —Type 1.
Retail goods establishment.
Retail services establishment.
Single-family attached dwelling unit.
Warehouse establishment.
Wholesale goods establishment.
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SECTION 19: Subsection 6-12-12-2.5 "Administrative Review Uses" of
the Evanston City Code of 2012, as amended ("City Code"), is hereby amended as
follows:
6-12-2-2.5. - ADMINISTRATIVE REVIEW USES.
The following uses may be allowed in the RP district, subject to the provisions set forth
in Section 6-3-5-16, "Administrative Review Uses," of this Title:
Office (at the ground floor)
Restaurant —Type 2
SECTION 20: Subsection 6-15-14-5 "Additional Uses" of the Evanston
City Code of 2012, as amended ("City Code"), is hereby amended as follows:
6-15-14-5. - ADDITIONAL USES.
(A) Uses listed under "additional permitted uses" in Table 1 of this Section shall
be permitted in the oCSC district, in the indicated subarea. These uses are in
addition to those permitted in the base zoning district.
(B) Uses listed under "additional special uses" in Table 1 of this Section may be
allowed in the oCSC district in the indicated subarea subject to the general
provisions set forth in Section 6-3-5 of this Title, and the special provisions
contained herein.
(C) Uses listed under "additional administrative review uses" in Table 1 of this
Section may be allowed in the oCSC district in the indicated subarea subject to
the general provisions set forth in Section 6-3-5-16 of this Title, and the special
provisions contained herein.
TABLE 1: ADDITIONAL USES
Subarea Additional Permitted Uses Additional Special Uses Additional
Administrative
Review Uses
1 None None None
2 None None None
-14-
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3 Retail goods establishment (on
ground floor only)
Retail services establishment
(on ground floor only)
0
5
101
7
Specialty food store
Specialty food store
Automobile service station
Specialty food store
Specialty food store
Specialty food store
Cultural facility
Dormitory
Performance
entertainment venue
Cultural facility
Performance
entertainment venue
Cultural facility
Performance
entertainment venue
Cultural facility
Performance
entertainment venue
Cultural facility
Performance
entertainment venue
Commercial indoor
recreation
None
Office (at the around
floor
NGR8
Office (at the around
floor
Nene
Office (at the around
floor
Commercial indoor
recreation
SECTION 21: Subsection J of Section 6-3-5-16 "Administrative Review
Uses" of the Evanston City Code of 2012, as amended ("City Code"), is hereby
amended as follows:
6-3-5-16. - ADMINISTRATIVE REVIEW USES.
(J) Standards for Administrative Review Use. Any administrative review use proposed
pursuant to this Section shall be required to meet the general standards for
administrative review uses. In considering an administrative review use, the Zoning
Administrator, Community Development Director, and City Manager or his/her/their
designee may approve such administrative review use with conditions pursuant to
Section 6-3-5-16(H) only upon finding that the application complies with the standards
set forth below:
1. The use shall not cause a negative cumulative effect on surrounding
properties or the immediate neighborhood.
2. The use shall not interfere with or diminish the value of properties in the area.
-15-
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3. The use shall not cause undue traffic, parking congestion or noise.
4. The use shall comply with the purposes and policies of the adopted
Comprehensive General Plan.
5. The use shall be appropriate when considering the surrounding vacancy rate,
public health concerns, other and nearby uses.
The Zoning Administrator, Community Development Director, and City Manager or
his/her/their designee shall deny or defer to the special use process any administrative
review use that does not comply with the standards for administrative review use based
on the documentation provided within the application.
SECTION 22: All ordinances or parts of ordinances in conflict herewith
are hereby repealed.
SECTION 23: 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.
Introduced: February 28
Adopted: March 28
Attest:
i
Stephanie Mendoza, City Clerk
, 2022 Approved:
, 2022 4/10
l cancel I&IJ
Daniel Biss, Mayor
Approved as to form:
12022
A'zMdal 6. Cwn
O
Nicholas E. Cummings, Corporation
Counsel
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Covid Test Site Inquiries Dec 2021 - current
Address
Zoning Approval
Notes:
Status
717 Main St.
Yes - Admin Review Use
finalized parking lease with COE
never opened
717 Main St.
Yes - Admin Review Use
finalized parking lease with COE
never opened
1962 Dempster St.
Yes
compliant parking at Evanston Plaza
open
830 Davis St.
Yes
open
830 Davis St.
Yes
transferred to 1630 Maple location
closed
1630 Maple Ave.
Yes
closed
2515 Gross Point Rd.
Yes
has required parking lease with COE
open
1043 Chicago Ave.
Needs Parking
working on lease with Jewel
908 Sherman Ave.
Yes
parking lease with COE at 811 Main
almost open
908 Sherman Ave.
Needs Parking
working on required parking lease
2454 Oakton Ave.
Yes (accessory use)
for Quad Indoor Sports; not for the public
1623 Simpson St.
Needs Parking
900 Chicago Ave.
Needs Parking
1801 Dempster St.
Needs Parking
finalizing parking lease with 1235 Dodge
809 Chicago Ave.
Yes
has required parking lease with COE
1016 Davis St.
needs zoning analysis - Admin Review Use
Levy Center Fieldhouse
Yes (accessory use)
1000 Foster St.
Yes
parking lease with 909 Foster and 2002 Maple
almost open
1717 Howard St.
Yes
1633 Oak Ave.
Yes
832 Dempster St.
needs zoning analysis and parking - Admin Review Use
2914 Central St.
Yes
2nd floor - Changed from Mobile Concept
almost open
618 Davis St.
Yes - Admin Review Use
1942 Maple Ave.
needs parking
working on parking lease with NU
620 Grove St.
zoning analysis submitted - Admin Review Use
withdrawn
Doc ID: 74a04b7cfa2115bc12f866337bd3e8f370d140f6
Full Zoning Map with zoom -in capabilities: click here
Central Street Corridor Zoning: B1a Business District, 01Office District, C2 Commercial District, Central
Street Corridor Overlay District
Downtown Area Zoning: D1 Downtown Fringe District, D2 Downtown Retail Core District, D3 Downtown
Core Development District, D4 Downtown Transition District, 01 Office District
Small Neighborhood Commercial Area Zoning: B2 Business District, C1a Commercial Mixed -Use District
Page 19 of 22 Doc ID: 74a04b7cfa2115bc12f866337bd3e8f370d140f6
Main -Dempster Corridor Area Zoning: B1 Business District, B1a Business District, B2 Business District,
C1a Commercial Mixed -Use District, Main -Dempster Overlay District
Small Neighborhood Commercial Area Zoning: B1 Business District
Larger Scale Commercial Area Zoning (Auto -Oriented): C1 Commercial District, C2 Commercial District,
MXE Mixed -Use Employment District
cl
R 2 R3 12 C
c1
13 /�\li \ V 1 R2
■ a
Howard Street Corridor Area Zoning: B2 Business District, B3 Business District
Larger Scale Commercial Area Zoning (Auto -Oriented): C1 Commercial District
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DRAFT - NOT APPROVED
MEETING MINUTES EXCERPT
LAND USE COMMISSION
Wednesday, February 23, 2022
City of �' 7:00 PM
Evanston Via Virtual Meeting
Members Present: Myrna Arevalo, Violetta Cullen, George Halik, John Hewko, Brian
Johnson, Jeanne Lindwall, Max Puchtel, Matt Rodgers, Kristine Westerberg
Members Absent: Kiril Mirintchev, Jill Zordan
Staff Present: Melissa Klotz, Meagan Jones, Katie Ashbaugh, Brian George
Presiding Member: Matt Rodgers
Call to Order
Ms. Jones opened the meeting at 7:00pm. A roll call was done and a quorum was
present.
Approval of February 9, 2022 Meetinq Minutes
Commissioner Lindwall made a motion to approve the Land Use Commission meeting
minutes from February 23, 2022. Seconded by Commissioner Westerberg. A roll call
vote was taken and the motion passed, 5-0, with 4 abstentions.
New Business
D. Text Amendment: Text Amendment I Office and Medical Office Uses
22PLND-0007 City initiated Text Amendment to the Zoning Ordinance, Title 6 of
the City Code, to modify the parking requirement for Medical Office Uses in
existing structures, and to change ground -floor permitted Office Uses in non-
residential and non -university districts to Administrative Review Uses. The Land
Use Commission makes a recommendation to the City Council, the determining
body for this case per Section 6-3-4-6 of the Evanston Zoning Ordinance and
Ordinance 92-0-21.
Ms. Klotz provided an overview of the proposed text amendment, explaining what
triggers additional parking requirements for certain uses, including medical offices in
nearly all zoning districts (with the exception of downtown and industrial districts). She
then explained that determining parking requirements for a change in use can take a fair
amount of time and applicants may have to go searching for additional parking within
1,000 feet of the site.
Ms. Klotz then clarified that the proposed text amendment would remove the
requirement for additional parking and just enable use of the existing parking,
something which is done for most other uses. The second part of the text amendment is
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February 9, 2022 Land Use Commission Meeting
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DRAFT - NOT APPROVED
to make ground floor offices, which are currently permitted, into Administrative Review
uses. This would still provide a provision for the Land Use Commission to review
through the regular Special Use process should the Zoning Administrator deem it
necessary.
The hearing was open to questions from the Commission.
Commissioner Lindwall expressed that she is glad to hear the Administrative Review
process is working well and inquired if there have been any issues. Ms. Klotz responded
that there have not been any issues so far and the process is working well. There have
been no outright denials, however, there have been some interested parties told she
was not comfortable approving the use at a particular location and those parties have
found better sites. Commissioner Lindwall then added that with changes to how medical
offices are operating it makes sense to make this change.
Chair Rodgers stated he is fine giving a little more discretion to staff for these types of
issues and that staff is wise enough to determine when to direct items to the Land Use
Commission as a Special Use or provide additional guidance on finding a different
location.
Being that there were no members of the public wishing to speak on this item, the
record was then closed.
The Commission then reviewed the standards for approval and found that they had
each been met.
Commissioner Lindwall made a motion to recommend approval of the proposed
text amendment. Seconded by Commissioner Westerberg. A roll call vote was
taken and the motion was approved unanimously, 9-0.
Respectfully submitted,
Meagan Jones, Neighborhood & Land Use Planner
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February 9, 2022 Land Use Commission Meeting
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