Developments in Process

1319-1323 Maple Avenue - Final

SPAARC   801 Chicago Avenue

Concept: Construct a 20 dwelling unit multiple family dwelling with retail space on the ground floor.

PROJECT PRESENTED BY: David Haymes and Patrick Shanahan (Architects)

GENERAL PROJECT PRESENTATION:

Mr. Haymes, architect, stated that the previously proposed planned development for this site was not approved, and the development team is now proposing an as-of-right building.  The zoning is C1a, and there will be 20 two-bedroom units, a 1,400 sq ft ground floor retail space, vehicle access off the alley, and a 30-space garage (13 spaces on the ground floor, 17 on
the second floor).  There will be a 3' setback from Kedzie although none is required.  Floor plans were then presented.  Floors 3-5 each will have six two-bedroom units with storage space and balconies.  Floor 6 will be set back from Kedzie and have two large two-bedroom units.  Elevations were presented (the north elevation was not available).  Discussion followed on
the screening the loading area and whether this would impact alley traffic and visibility.

This matter pertains to the proposed expansion of Three Crowns Park retirement home (formerly the Swedish Retirement Home).  The applicants stated that since the last Plan Commission meeting, they have continued to meet with the community.  They are withdrawing their request for a map amendment and will proceed with R4 zoning.  Members of the public spoke both
in favor of the project and in opposition (mostly due to height and
traffic).  The Chair of the Commission on Aging read aloud a resolution in support of the project.  The Plan Commission's motion to approve the proposal as submitted within the R4 envelope, with the drawings/elevations presented at tonight's meeting, and in concurrence with the resolution of the Commission on Aging passed unanimously.

THIS PROJECT HAS BEEN DISCUSSED EXTENSIVELY IN THE PRESS.  THIS IS THE LATEST NOTICE THAT SEEMS TO INDICATE THAT THEY HAVE BACKED OFF OF SOME OF THEIR REQUESTS AND NOW WILL GO WITH WHAT AN R4 WILL ALLOW.

ZPC 05-02 PD     645 Custer

An application by 1800 Ridge LLC by its managers John Cunningham and Tom Engel, property owner, for a Planned Development for the property commonly known as 1800 Ridge, formerly occupied by the Vineland Christian Fellowship of Evanston.  The planned development project area consists of all or parts of the tax parcels identified by the permanent dentification numbers for real estate tax purposes (PIN's) 11-18-121-022-0000 and 11-18-121-023-0000, (1800 - 1740 Ridge) and is in the O1 Office Zoning District and as to the west most approximately 210 feet is mapped within the R-1, Single Family Residential District.  The applicant requests that the City grant a planned
development as a form of special use including such development allowances, exceptions to development allowances and other relief as may be necessary to provide the applicant with the zoning relief necessary to allow the redevelopment of 1800 Ridge for multi-family residential.  Generally, the proposed project has the following characteristics:  34 residential condominiums, generally being 23 within the present structure and 11 within a 3rd and 4th floor addition atop the present structure. The program
contains the zoning required number of parking spaces having and requiring 53.  The proposed 3rd and 4th floor addition results in a height of approximately 65 feet tot he top of roof and 66 feet to top of parapet.
Parking generally will be on grade exterior spaces to the south and southwest in the present parking areas serving the present structure. The proposed planned development will continue to hold interest in various dominant and servient tenements or easement parcels including without limitation those of ingress, egress, circulation and pedestrian access in common with the current properties in the Evanston Ridge - Vineyard Subdivision, recorded as Document # 97325012. Generally, the proposed
planned development will preserve existing vehicular and pedestrian access ways and the general circulation pattern. No construction is proposed for the property commonly known as 1740 Ridge. The applicant asks for a special use through a planned development permit as a multiple-family dwelling in
the O1, Office District and to the extent necessary as to the west most approximately 210 feet that is mapped within the R-1, Single Family Residential District for multi family dwellings, and development allowances, and exceptions to development allowances as to impervious surface coverage, building height, yard requirements including transition landscape strips, parking and loading requirements, & floor area ratio to the extent necessary to maintain the compliance status of 1740 Ridge

SPAARC   1567 Maple Avenue

Revision to Concept
Construct a mixed-use 21-story residential building with 143 dwelling unites and 4,509 square feet of commercial space.

PROJECT PRESENTED BY:  Robert Horner (Developer) and James Murray (Attorney)

GENERAL PROJECT PRESENTATION:

Mr. Murray and Mr. Horner stated that since they last appeared before the Committee, 25 feet have been acquired from the adjacent property (Bank One), per the Committee’s suggestion. The building configuration and design also have been altered per Committee suggestions.  The height remains the same, but there is a new parking area along the driveway.  New drawings and elevations were presented.

DISCUSSION:

Mr. Hallen stated that the new parking area does not meet maneuvering standards for cars backing into the driveway.  Mr. Horner suggested it could be Bank One employee parking to reduce traffic, but Mr. Alterson did not want added liability for the condo association.  Chair Brzezinski suggested angling the spaces.  Mr. Horner thanked the Committee for this input. 

Chair Brzezinski asked about building materials.  Brick has been extended to the base, and brick color has darkened.  Mr. Friedman complemented the improved design.  Mr. Hallen noted that parking access and fire-rating have not been worked out.

Chair Brzezinski motioned to recommend approval, and Mr. Wolinski seconded.  Mr. Alterson asked if they had a pre-application conference, which they have.  They are willing to repeat it and to work with the Plan Commission as needed.  Mr. Wolinski commended Mr. Horner for incorporating Committee comments and acquiring land from Bank One, especially in light of their recent merger.  The vote was taken, and it was unanimous. 

Howard Street

Rozak Development

Architect/developer, Thomas Roszak recently received approval from the City Council to build 237 condominium units on the parking lot between Ridge and Oak, south of Clark. This scaled-down plan replaces one rejected by the Council, calling for 308 units. The earlier proposal included a 10% voluntary set-aside of affordable units; this version promises 5%. Twelve units, varying in size from studios to two-bedrooms, will be set aside for those applicants whose household income does not exceed 80% of the Area Median Income. [link to our hudconcepts page.]

A proposal will soon be coming before the Council that would require all developers of over 5 residential units in Evanston to set aside a proportion of their units as affordable. According to this proposal, a development the size of Mr. Roszak's would require a 20% set-aside, or 47 affordable units, instead of the 12 promised.