Planned Development Application 1450 Sherman Avenue Evanston, IL STATEMENT ADDRESSING RELIEF STANDARDS

Transcription

1 Planned Development Application 1450 Sherman Avenue Evanston, IL STATEMENT ADDRESSING RELIEF STANDARDS

2 SECTION 10 STATEMENTS ADDRESSING RELIEF STANDARDS I. STATEMENT OF PUBLIC BENEFITS The statements below address how the planned development s approval will further public benefit. a) Preserve and enhance desirable site characteristics and open space. The planned development is an underutilized site fit for redevelopment within the transitional district of downtown Evanston. From the beginning, the design objective for the planned development was to enhance the overall efficiency of the trapezoid shaped site by designing a building that utilizes the square footage to its highest and best use. The planned development will preserve and enhance site characteristics and open space by incorporating a public pocket park within a dense urban environment and create a high-quality residential housing community with architecturally significant design features. Public Pocket Park The proposed development will include a pocket park located on the northwest corner of Lake Street and Sherman Avenue. The Pocket Park will serve as a designated area for public enjoyment. The Pocket Park will include park-style benches, a public art feature, vibrant landscaped greenery, wayfinding signage, and sufficient lighting resulting in a welcoming space for members of the community to relax and enjoy. The Public Pocket Park will be owned and maintained by the ownership reducing any impact on city services required for maintenance. The Public Pocket Park also aims to increase open green space that is publicly accessible. The Public Pocket Park will be permanently separated from the outdoor dining space that will be reserved for the retail tenant situated on the southernmost portion of the proposed development site, as indicated in the Landscape Plans. The retail tenant s outdoor dining space will be enclosed with a landscaped perimeter patio fence that is enhanced with several types of greenery so that the two separate uses can clearly be distinguished. b) Maintain a pattern of development, which preserves natural vegetation, topography and geologic features. Today there are no meaningful patterns of development to preserve natural vegetation, topography or geologic features currently located at the planned development site. The site is predominately flat with several vacant commercial structures, a paved parking lot, and an adjacent vacant lot. The planned development will incorporate several landscaping initiatives that increase natural vegetation within a dense transit-oriented development site. All landscaping selected will be in accordance to the landscaping specified in the City of Evanston s approved list. Environmental Site Clean Up Previous uses on the site indicated environmental contamination as a result a pumping station and several other uses. Albion

3 Residential has been coordinating with its environmental consultants to outline a remediation plan for removing any possible remaining underground storage tanks (USTs) and hauling off soils contaminated by petroleum from the pumping station. Albion Residential has budgeted +/-$400,000 for environmental remediation and will pursue all the necessary filings and documentation as proof that the site has been cleansed of any environmental issues. Streetscape Improvements Albion Residential has collaborated with Wolff Landscape Architecture to implement similar streetscape design elements that are apparent in the Fountain Square project. As specified in the landscape plans, Wolff Landscape Architecture plans to implement bike racks within proximity to the residential lobby along Sherman Avenue, landscaped planters, pavers, and new trees that have been chosen from the City of Evanston s approved list. All landscape improvements will be completed along the western streetscape on Sherman Avenue and the northern streetscape along Lake Street. c) Preserve and enhance historic and natural resources that significantly contribute to the City s character. There are no meaningful historic or natural resources to preserve and enhance located on the planned development site that significantly contribute to the City s historic character. The planned development site does not fall within the boundaries of a historic district. However, Albion is committed to specifying complementary brick colors within the proposed development to create a historical feel. The idea of the 3-story building base extends the vintage massing of Sherman Avenue dating back to its original construction. Albion Residential is committed to the monitoring of identified at risk structures within immediate proximity to the proposed development. Albion Residential will work closely with its general contractor to ensure that proper inspections and monitoring occurs before, during, and after development. d) Create a pleasing environment or other special development features through design, landscape, or architectural features. Albion Residential and its project architect, Hartshorne Plunkard Architecture, have been working diligently to ensure that the development team designs an architecturally significant building within the downtown Evanston skyline. The vision for the building extends the design continuum of Evanston embracing its historic past, mid-century modern elements and current Embrace of Modern signature buildings. The combination of arresting design, extensive landscaped greenery, and distinct

4 contemporary design features will create an aesthetically pleasing environment for Evanston residents to live, work, relax, and entertain. Landscaping and Parks Contribution Albion Residential is committed to contributing $50,000 towards landscaping and greenery initiatives set forth by the planning commission and city council to enhance parks within close proximity to the Albion at Evanston development. Harper Park Maintenance Program Albion s landscape maintenance contract will assist the maintenance of Harper Park to provide a cohesive landscaped appeal around the proposed development. Wayfinding Signage Albion Residential plans to implement wayfinding signage that directs pedestrians towards local attractions throughout Evanston. The wayfinding signage will be owned and maintained by the building s ownership. Wayfinding Signage will be consistent with other signage implemented within the City of Evanston and will be subject to further review before implementation. Public Art Contribution Albion Residential has met with Jennifer Lasik, Cultural Arts Coordinator for the City of Evanston, to discuss public art within the project. Albion Residential is committed to a $50,000 contribution towards the implementation of public art throughout the development site and a vibrant Lighting Program that illuminates along Sherman Avenue. Albion has suggested a four-season piece of artwork in the pocket park, which would serve as a fountain in the summer and artwork in the winter. The proposed development will also include a Green Wall that is visible to the public on Sherman Avenue. In addition, Albion will consider other artwork throughout the project with the help of Jennifer Lasik, which could include a chandelier in the lobby and photography of Evanston. All public art will be curated by Evanston residents, if possible. CTA/Metra Viaduct Restoration Albion Residential is aware of the current CTA/Metra viaduct restoration program that is currently in progress by the City of Evanston. Albion Residential is committed to working with the City of Evanston, CTA, and Metra to restore the deteriorating viaduct located on Lake Street just south of the proposed development. Viaduct restoration will consist of new painting and updated lighting aimed at creating a safer and more appealing pedestrian atmosphere. e) Provide a variety of housing types in accordance with the City's housing goals. The current uses at the site do not incorporate any residential or mixed-use components. The site consists of a few service-based retailers that occupy approximately 18,500 SF (49%) of the site s 37,279 SF footprint.

5 The planned development will include 287 market-rate private residences across 12 floors. The project will also include +/- 9,500 square feet of commercial retail space located on the ground floor level. A diversity of housing types, styles and prices that accommodates buyers and renters Comprehensive General Plan (pdf p.7) Albion Residential has taken a unique approach to developing smaller, more efficient floor plans that increase economic feasibility for residents and enable the design team to create some of the best amenities in the marketplace. The planned development will consist of studio, convertible, one, two, and three-bedroom private residences with innovative in-unit features that go above and beyond the resident s expectations. Albion Residential strongly believes the proposed unit mix has been strategically tailored to fit the price point of entry-level professionals, teachers, police officers, and firefighters who want to live in a highly amenitized residential building. On-Site Affordable Housing Albion is committed to putting (2) on-site affordable units at 60% Chicago AMI to be selected by the developer in addition to the $2,900,000 IHO contribution. UNIT MIX Unit Types Units % Studio % Convertibles % 1-Bedroom % 2-Bedroom % 3-Bedroom 2.07% TOTAL 287 Albion s affiliate, Village Green Management, continues to serve as an invaluable resource that advises Albion Residential on current market trends, resident expectations, operating efficiencies, and ways to improve the overall resident experience. Village Green currently manages approximately 38,500 apartments throughout the nation. The constant collaboration between Village Green Management and Albion Residential helps quantify residential market trends to ensure that Albion Residential can deliver the highest quality residences in the market. Albion Residential plans to implement its Live Well campaign within the proposed development. The Live Well campaign presents residents the opportunity to live a health contentious lifestyle within the proposed development. The proposed development will include several carefully selected Live Well floors that prohibit pets in addition to being a smoke-free facility. In-unit features on the Live Well floors include air purifies, blackout mecho shades for optimal REM sleep cycles, and warm

6 white fluorescent lighting that mimics the glow of an incandescent bulb while remaining energy efficient. f) Eliminate blighted structures or incompatible uses. The proposed development will eliminate blighted structures and incompatible uses by developing a cohesive residential and retail experience that blend together as one. The site currently consists of a vacant unmaintained dirt lot, an unaccommodating paved parking strip, and two semi-occupied commercial buildings, one of which contains vacant commercial space with frontage on Sherman Avenue. The current uses do not yield the highest and best use of the land, furthering the feasibility of a mixed-use redevelopment at this particular site. The proposed development will reenergize Sherman Avenue at the southernmost vantage point with vibrant retail frontage and apartment density along an arterial corridor within downtown Evanston. g) Enhance the local economy and strengthens the tax base. The planned development will largely benefit the local economy and strengthen the tax base by attracting new residents, retail consumers, and creating jobs throughout various industries. The planned development will yield a sustainable employment base that will help surrounding businesses flourish. The proposed development is expected to create (9) full-time jobs responsible for leasing, management, and maintenance on-site. The service-based retail component will include approximately (42) jobs split among three retail tenants. Service based retailers typically rely on larger staff counts to meet consumer demands in peak service hours. The planned development will also create (469) construction jobs. The proposed development will help grow the employment base downtown and infuse the City of Evanston s tax base with increased property and sales tax revenues. Such development could be desirable in various parts of Evanston and should be encouraged as a viable improvement to the community and its real property tax base Comprehensive General Plan (pdf p.12) The planned development will generate a significant increase in sales and property tax revenues for the City of Evanston. To date, several of the existing parcels included in the planned development site only generate property tax, limiting any additional tax revenue that could be generated from additional commercial uses.

7 The diagram provided below outlines the taxing districts that receive a percentage share of the $945,000 in annual property taxes that are expected to be generated by the proposed development CITY OF EVANSTON PROPERTY TAXES Taxing District Tax Rate % Share Property Taxes Generated County 0.552% 4.93% $46,579 Forest Preserve 0.069% 0.62% $5,822 Consolidated Elections 0.034% 0.30% $2,869 City of Evanston 1.762% 15.73% $148,682 City of Evanston Library Fund 0.282% 2.52% $23,796 City of Evanston General Assistance 0.038% 0.34% $3,207 Special Service Area #1 - City of Evanston 0.000% 0.00% $0 Special Service Area #2 - City of Evanston 0.000% 0.00% $0 Special Service Area #3 - City of Evanston 0.000% 0.00% $0 Special Service Area #4 - City of Evanston 0.147% 1.31% $12,404 Special Service Area #5 - City of Evanston 0.000% 0.00% $0 Special Service Area # % 2.38% $22,530 School District # % 34.02% $321,497 Evanston Township High School District # % 24.93% $235,596 Community College District # % 2.42% $22,868 Lighthouse Park District 0.087% 0.78% $7,341 Ridgeville Park District 0.143% 1.28% $12,067 Skokie Park District 0.507% 4.53% $42,782 Metropolitan Water Reclamation District 0.426% 3.80% $35,947 North Shore Mosquito Abatement District 0.012% 0.11% $1,013 Total Real Estate Taxes Paid % $945,000 Source: Cook County Clerk h) Efficiently use land resulting in more economic networks of utilities, streets, schools, public grounds, and other facilities. Albion Residential has conducted several meetings with various departments within the City of Evanston to ensure that the planned development will not impede or affect any municipal organization from providing city services to the community. Albion Residential has met with the City Engineer, Parking Director, and Public Works Department to determine the most efficient network of utilities and parking requirements around the planned development. Albion Residential plans to

8 coordinate closely with the City Engineer, Parking Director, and Public Works throughout the construction and development process to ensure the most efficient network of utility services, parking, and circulation. According to City of Evanston Public Works, the utilities that currently service the planned development site are adequate and capable of servicing the proposed project. The Evanston Fire Department conducted a preliminary courtesy review of the proposed development plans. The fire department listed all code related items that need to be addressed within the proposed development. Albion Residential plans to coordinate with its Lead Architect, MEP Engineer, and Civil Engineer to ensure that all fire related code requirements are satisfied. Albion Residential plans to meet with the Evanston Chief of Police to ensure that that proposed development complies with all life and safety requirements set forth by both the City of Evanston Fire Department and Police Department. Divvy Bike Station Albion Residential plans to implement a new Divvy bike station on the northwest corner of Lake Street and Sherman Avenue. The station will consist of a 15-dock terminal with 10 Divvy bikes. Total cost for the Divvy station is estimated at approximately $60,000. The implementation of a new divvy station within the proposed development will be a testament to the various transportation options that are available to residents within close proximity to the transit-oriented development site. Residential/Retail Loading Zone Albion Residential is requesting the removal of one (1) parking meter from the western streetscape along Sherman Avenue to safely incorporate a residential/retail vehicular loading zone. The loading zone will be positioned in front of the residential lobby s entrance. The residential/retail loading zone will serve as an area for pedestrian pick-up and drop-off aimed at bringing vehicles out of the main flow of traffic along Sherman Avenue. The residential/retail loading zone will help eliminate any congestion for vehicles traveling north and south along Sherman Avenue. i) Incorporate generally recognized sustainable design practices and/or building materials to promote energy conservation and improve environmental quality, such as level silver or higher LEED (leadership in energy and environmental design) certification. The proposed development will achieve energy conservation objectives by developing a project that achieves LEED Certification. Albion Residential has a strong commitment to developing environmentally sustainable projects and has achieved energy efficiency certifications on several of its previous projects.

9 Albion Residential has registered the planned development for LEED v3 Certification with USGBC. Albion Residential plans to coordinate with Cyclone Energy Group to ensure that the proposed development stays on track to achieve LEED Certification. LEED Silver/Gold Certification Albion is committed to achieving LEED Silver Certification or higher, which will include complying with LEED Credit #55 for bird strike glass. The Albion at Evanston has registered for LEED Certification v3 with the U.S. Green Building Council. See Section 16 Supplemental Materials for the comprehensive LEED Checklist completed by Albion Residential, Hartshorne Plunkard Architecture, and reviewed by the project s LEED Verifier, Cyclone Energy Group. II. STATEMENT SHOWING THE RELATIONSHIP OF THE PROPOSED DEVELOPMENT TO THE COMPREHENSIVE GENERAL PLAN AND OTHER CITY LAND USE PLANS The statements listed below highlight the planned development s relationship to the Comprehensive General Plan adopted by the Evanston City Council on May 8 th, 2000 and the objectives set forth in the Downtown Evanston Plan adopted by the Evanston City Council on February 9 th, Guiding Development Principles Encourage growth and development within the City of Evanston while upholding the community s special character Offer a mix of residential housing options that go beyond the expectations that are demanded by the community Develop a mixed-use project that successfully incorporates both residential and retail vibrancy Encourage transit-oriented development that offers residents accessibility to mass transit and the convenience of not having to own a vehicle Highlight strong initiatives to develop efficient and sustainable buildings that follow modern-day Green building standards Maintain and implement landscaped greenery and open space that softens hard-edged construction materials Focus on new development s contribution to sustaining rich cultural opportunities and the implementation of public art

10 Objective 1: Optimize Economic Development The primary theme of the Comprehensive General Plan is the recognition that Evanston must allow growth to occur while enhancing the community s special character Comprehensive General Plan The proposed development embodies the City of Evanston s vision for growth within the downtown districts. The proposed development will display a culmination of classic and contemporary architectural designs that will continue to set Evanston apart as a unique urban environment to live, work, and play. Mixed-use development in the transitional district of downtown Evanston will result in a more dense and energetic community. The planned development will attract local residents within proximity as well as a strong demographic base from neighboring communities that are capable of supporting local business within the Evanston economy. Several of Evanston s major corridors have potential for increased housing and residential/commercial mixed-use development Comprehensive General Plan The planned development site presents a significant opportunity to redevelop a major corridor that thrives with residential density and carefully selected retailers. The culmination of new retail and residential housing options within the transitional district will attract residents and consumers who are in between major transitoriented destinations such as Main Street and Davis Street. Given that there is a large majority of single-family housing situated between Main Street and Davis Street, Albion Residential believes that consumers within proximity to the planned development will favor consumer goods and service companies that are located in downtown Evanston making the planned development site a well-located destination for retail and service-based retail uses. The current zoning calls for a development capable of increased density. Under current zoning, 93 dwelling units are allowable. Based on the site s allowable zoning height, parking requirements, density, MLA, and FAR requirements, an as-of-right development would yield units averaging approximately 2,100 square feet. Units of this magnitude would largely consist of 3-bedrooms and 4-bedrooms and would be occupied by families with several children and possible roommate arrangements. Although the planned development is expected to increase density in the transitional district of downtown Evanston, the total increase compared to what is allowable asof-right under current zoning will be inconsequential. Based on the allowable unit count and the magnitude of the unit sizes, it is estimated that approximately 372 residential occupants would occupy an as-of-right on this proposed development site. The proposed development would result in a population increase of approximately 22 occupants bringing the total population to 394 residential occupants. Although,

11 the unit count has been increased in the proposed development, the average occupancy per unit falls below the estimated average occupancy per unit for an as-ofright development. A side-by-side comparison can be viewed in the Proposed Development Comparison Table in Section 1 Project Narrative. Recognize the benefits of mixing residential, commercial, and institutional uses in neighborhoods Comprehensive General Plan (pdf p.30) The site s desirable location will support density in a corridor that is on the cusp of both residential and retail uses. Situated predominantly to the south, east, and the west of the planned development are zoned residential neighborhoods that help define the planned development s location as a transitional downtown district. Albion Residential prioritizes the ground level experience by carefully selecting retail tenants that are long-term stakeholders in the community. Service based retail tenants serve as a vital amenity for residents and members in the community making the tenant selection process an important component to the overall project. Albion s philosophy in regards to retail space is to make sure the rent is affordable for the tenant while providing an above-market tenant improvement package, which allows the tenant to survive their critical early months of existence. Downtown is well suited for taller and denser development with a mix of uses on the smart growth factors and its traditional role as an urban core rather than a low-rise shopping center or small town main street Downtown Evanston Plan (p.42) The planned development is located around several planned and approved developments situated within both the downtown transitional and core districts. The planned development is being proposed below the Rotary Building situated to the north that rises 18-stories, 237 feet. The planned development will be located directly across from a 13-story Holiday Inn that rises 146 feet.

12 Objective 2: Protect and rehabilitate character-giving buildings structures and sites An important objective should be to maintain the appealing character of Evanston s neighborhoods while guiding their change Comprehensive General Plan (pdf p.29) The proposed development has been designed with a continuation of retail storefront along Sherman Avenue that incorporates a classical customer experience along the downtown streetscape. Albion Residential focuses on locating retailers who are committed to long-term growth and sustainability of the surrounding area so that they can deliver the best possible product and service to their consumers. Albion Residential has listened to comments voiced by project consultants, city officials, and members of the community and has been working tirelessly to address solutions pertaining to the buildings design, community benefits, and the proposed development s character. Albion Residential recognizes the City of Evanston s rich history and architectural character, and understands that the proposed design of historic buildings throughout the world were once considered to be innovative. Developing retail and lobby frontage that match the style and pattern of the surrounding assets Comprehensive General Plan

13 The planned development s retail frontage along Sherman Avenue has been designed to use materials such as brick, tile, and several types of glass in an attempt to tie in the neighboring retail storefronts with the proposed retail located within the project. The redeveloped retail storefront will evoke a classic yet contemporary feel that includes a brick façade finish similar to the storefronts that currently extend along Sherman Avenue. The planned development will also feature an Apple Store concept lobby that consists of a large glass wall system to distinguish the residential lobby on Sherman Avenue from other commercial uses. The residential lobby will serve as an interactive hub for residents, neighbors, and pedestrians to live, work, play, and relax within the proposed development. Objective 3: Improve the Quality of Physical Life Downtown Evanston should be an attractive, convenient, and economically vital center of diverse activity Comprehensive General Plan (pdf p.11) The proposed development s location at the Gateway to Evanston will help define the downtown core as an economically vital center of diverse activity with several retailers attracting consumers from all areas. Located within proximity to the Davis Metra, Davis CTA, and Dempster CTA street stations, the proposed development site is a well-positioned transit-oriented development that is highly visible and accessible by various means of transportation. The planned development boards the CTA/Metra tracks to the west creating great visibility as commuters travel to and from downtown Evanston. Encourage new developments to complement existing street and sidewalk patterns Comprehensive General Plan (pdf p.25) Albion Residential plans to coordinate with the City of Evanston to implement a street level experience that is consistent and in accordance with the downtown Evanston streetscape plan. Albion Residential is aware of the Fountain Square project and has been working with its Landscape Architect to implement similar design features throughout the Sherman Avenue streetscape. There is approximately 14 feet, 4 inches of measurable sidewalk from the western curb on Sherman Avenue to the proposed development s property line. On the southern portion of the site, there is approximately 19 feet, 7 inches of measurable sidewalk from the northern curb on Sherman Avenue to the property line. The dimensions of the current streetscape will allow for planters and tree-lined landscaping that will not interfere with the street level experience as pedestrians utilize the wide sidewalks along the Lake Street and Sherman Avenue. Albion Residential has challenged its project consultants to utilize the public alley for garage access as opposed to entering the garage through the existing curb cut on

14 Sherman Avenue. Garage access off the alley will reduce the potential vehicularpedestrian conflict that may have been present with vehicular access entering off Sherman Avenue. Albion Residential is working with the neighbors and city staff to create a safer environment in and around the alley by requesting a one-way designation from South to North. Albion Residential plans to create speed bumps, traffic signs, and alerts to make sure all pedestrians are protected from the vehicular traffic within the alley that exists today. A proposed one-way alley would also allow the traffic flow to exit onto Grove Street, a busier street to north rather than the residential neighborhood to the south bordered by two parks on Lake Street. Objective 4: Promote Sustainable Green Buildings Green space is a critical component of a livable community because it helps soften the feel of an urban environment Comprehensive General Plan (pdf p.31) The proposed development will include several sustainable initiatives to promote a green building. The proposed development will be pursuing LEED Certification. The proposed development will also include a landscaped Pocket Park located at the southernmost boundary of the site. The Pocket Park will incorporate similar landscape and design elements that are present at Harper Park, which is located on the southwest corner of Lake Street and Sherman Avenue. The proposed development will include an outdoor Zen garden on the 4 th level podium that softens harder edge construction materials with landscaped greenery and a vibrant outdoor atmosphere. The proposed development includes a large sized green roof on the northernmost rooftop of the residential tower as well as several other green roof spaces throughout, which will be capable of retaining storm water as outlined in the Comprehensive General Plan objectives. Objective 5: Maintain a Strong Multi-Modal Transportation System Accessibility to and from the planned development is enhanced by the various modes of transportation that service the area including the following. CTA Davis Street Purple Line Station located approximately 7 minutes walking distance to the north of the proposed development CTA Dempster Street Purple Line Station located approximately 4 minutes walking distance to the south of the proposed development Metra Rail Davis Street UP-North Line Station located approximately 7 minutes walking distance to the south of the proposed development CTA Bus Routes 201 and 205 in the vicinity of the site

15 Divvy bike station at the intersection of Benson Avenue and Church Street Zipcar car sharing station at 1603 Orrington Encourage more residents and visitors to use transit to and from downtown, including possibly changing parking ratios for new development near the train stations Downtown Evanston Plan (p.41) Circulation, increased housing density should be oriented toward mass transit to help reduce automobile traffic Comprehensive General Plan Consumer preferences are rapidly shifting as public transportation, ride sharing, and other means of transportation continue to innovate. Albion Residential recognizes the relevant trends related to car ownership and has been diligently working to propose a building that will meet the current traffic demands while also thinking ahead for the future. A large majority of the targeted demographics anticipated to occupy the building include young professionals, young couples, and college graduate students who are rapidly utilizing alternative modes of transportation. Evanston is known as a place where bicycles are a major form of transportation. The high rate of bicycle ridership in Evanston indicates the possible benefit of enhanced facilities for riders Comprehensive General Plan The planned development will provide 1:1 bike parking within the building for residents as well as public bike parking located along the planned development s streetscape. Albion Residential plans to coordinate with the City of Evanston and Divvy to implement a Divvy station within proximity to the planned development site. The divvy bike station will consist of 15 docks equipped with 10 bicycles. The estimated cost of a Divvy bike station is approximately $60,000. The divvy bike station will allow residents and pedestrians the ability to travel to and from their daily

16 destinations with ease. The proposed development will also include a bike repair station that allows residents to repair and maintain their bike before riding. Overall Evanston s circulation needs do not demand reconfiguration on a grand scale. Rather, the commitment must be made to finding ways to sustain the network and enhance its efficiency through minor improvements Comprehensive General Plan Albion Residential is committed to looking at more efficient solutions to satisfy Evanston circulation needs and meet the parking demands within proximity to the planned development. The proposed development will include two car-sharing parking stalls that will be available for residents and local neighbors. Recent statistics, provided by expert parking consultant KLOA, show that car-sharing programs help reduce approximately 15 cars off the road per car-sharing stall. Objective 6: Provide Enhanced Arts & Culture Opportunities Albion Residential recognizes the City of Evanston s commitment to enhancing arts & cultural opportunities. Albion Residential is proposing several public benefits that will result in a more vibrant and inviting atmosphere. See Section 1 Project Narrative for all proposed community benefits. III. STATEMENT OF COMPLIANCE WITH ZONING ORDINANCE AND OTHER PERTINENT CITY POLICIES The project is in substantial compliance with the Zoning Ordinance of Evanston chapter Permitted Uses, also known as Title 6 of the Evanston City Code for a D4 Downtown Transitional District (Dwelling, Restaurant-Type 1, Retail Goods Establishment, Retail Service Establishment, and/or Food Store Establishment). Albion Residential has submitted a Special Use Application for a planned development. Special Use Applications are permitted within the D4 Downtown Transitional District and contingent on approval by the City of Evanston as outlined in chapter Special Uses, of the Zoning Ordinance of Evanston. IV. STATEMENT OF COMPATIBILITY OF THE PROPOSED DEVELOPMENT WITHIN THE SUBJECT AND SURROUNDING RESIDENTIAL AND NON-RESIDENTIAL NEIGHBORHOODS. The planned development is compatible with the surrounding residential and nonresidential areas within the neighborhood due to its significant architectural design, height, and land use.

17 Together, Albion Residential and HPA Architecture have designed the proposed development with the intent of establishing a classic yet contemporary building that incorporates two mixed-use components. The active retail and residential lobby experience was designed to instill compatibility between the proposed development and the surrounding retail storefronts along Sherman Avenue. The proposed development successfully follows the Design Guideline for Planned Developments set forth by the City of Evanston and will include some of the highest-quality building materials that are consistent with surrounding assets within the community. In order to meet feasibility requirements, the proposed development was designed to achieve density by building horizontally across the lengthy and trapezoid-shaped site. The overall height intention was to propose a project that does not rise above the Rotary Building but still fits within the context and scale of the surrounding neighborhood. The Rotary Building is an occupied office building that rises 237 feet across 18-floors and includes a five-story parking garage. The planned development will rise above the Holiday Inn located on the northeast corner of Sherman Avenue and Lake Street situated right across the street from the planned development site. The Holiday Inn rises 146 feet across 13-floors. The Holiday Inn also includes one level of subterranean parking and two additional floors of parking levels that are at and above grade. The combination of the two in-place buildings rising 237 feet and 146 feet along with the proposed development support the idea of an integrated transitional downtown community where buildings decrease in height as you move from the core district, to the transitional district, and into the surrounding residential districts. As outlined in the Comprehensive Mater Plan and the Downtown Evanston Plan, the overall development objective was to create a mixed-use experience that is innovative but also remains consistent with the underlying assets in the surrounding community. The planned development successfully accomplishes the objective of remaining compatible within this particular site by proposing additional density, commercial retail, and job creation in a vibrant location that has the capacity to sustain economic growth and development. V. STATEMENT SHOWING HOW THE PROPOSED DEVELOPMENT IS COMPATIBLE WITH THE DESIGN GUIDELINES FOR PLANNED DEVELOPMENTS The following statements below show the how the planned development complies with the Design Guidelines for Planned Developments adopted in 2006.

18 Evanston s appeal is not the product of a single activity. It is rather the cumulative effect of many individual, corporate, institutional, and public decisions Design Guidelines for Planned Developments a) Mass i. Breaking up the building s mass to read different planes The planned development accomplishes the objective of breaking up mass to read different planes by creating a mixed-use design that distinctly differentiates a classical retail storefront, brick façade from the contemporary residential component. The two buildings create a distinction between the ground level activity and the urban density above. The northernmost corner of the residential component accomplishes a 40-foot setback from the eastern property line. The setback is critical in ensuring that the streetscape experience is not overwhelmed by the residential component. As the elevation of the building continues from the north to south, a slight s- shaped curve is introduced to breakup the length and mass of the proposed development. ii. Pulling apart portions of the building s mass and introducing negative space The planned development also accomplishes the use of negative space by designing the building with a 40-foot setback from the property line on the northeastern corner of the residential component. The difference in space between the proposed development s eastern retail façade at a zero lot-line area from the eastern residential façade creates 40-feet of negative space that reduces to a zero lot-line area on the southeastern corner where the residential and retail components meet. Additional negative space in the massing at the 4th floor separates the residential floors from the masonry base. The transparent façade of the 4th floor visually separates the two main building elements and sets the tower within a landscaped terrace. The implementation of these negative spaces minimize the impact the tower may have on the Sherman Avenue streetscape experience. iii. Dividing larger portions of the building s mass into smaller portions The podium of the building will be set at different planes with a subtle change in brick color that breaks the long Sherman Avenue façade in to different units appropriate for the surrounding context. The elegant S-shaped tower and the forced perspective that it creates give the illusion that the building is broken into two halves when looking at the building along its horizontal axis. Inset

19 verandas on the tower and an offset window pattern further break up the solid read of the tower while allowing the mass to remain clean and simple without resorting to large steps and offsets, which would create a more visually bulky appearance. b) Scale and Context i. Be appropriate to the site The design elements implemented within the planned development are a result of the irregular trapezoid shaped site. In order to meet feasibility requirements, the design intent of the residential component was to add density horizontally across the site instead of adding height vertically. The building meets a 40-foot setback at its furthest point from the southern property line in order to implement relief along the Lake Street streetscape. ii. Complement surrounding buildings The planned development complements the scale and context of surrounding buildings such as The Rotary Building located just to the north, and the Holiday Inn located directly across Sherman Avenue from the planned development. Albion Residential and HPA Architecture have made it a priority to design a project that fits within scale and context by staying under the height of the Rotary Building, which rises 237 feet across 18 floors. The building will consist of brick, metal panel, glass, and wood facades and décor. The natural elements fit into the design standards seen throughout Evanston. c) Exterior Building Materials The planned development will include various building materials that fall within the context of the surrounding structures and community. Some of the exterior building materials will include: Brick Base Cladding located on the first, second, and third podium levels. The Brick Base Cladding has been included to remain consistent with the exterior brick facades of several retail storefronts along Sherman Avenue. Podium Punched Windows the podium of the building on the east side facing Sherman Avenue will have punched backlit windows, which will provide the appearance of active uses fronting the street side. Storefront Glass Glazing System located within the retail storefronts. The Storefront Glass Glazing System will help showcase a diverse range of activities taking place within the retail storefronts and interactive residential lobby. The ground floor of the building will have ceiling of heights of at least 14 clear.

20 Structural Glass Glazing System located above the residential lobby, the Structural Glass Glazing System has been selected to implement similar design features characteristic of an Apple storefront. The Structural Glass Glazing System will be translucent and will include a unique design appeal located above the residential lobby that adds contrast to the harder edge building materials located throughout the podium levels (Floors 1,2,3). Clear Glass Handrail System located on the northern and southern balconies and rooftop amenities, the clear glass handrail system inspires a unique contemporary design that serves its purpose of enclosing outdoor balcony, veranda, and rooftop space while also contrasting with other glass materials used throughout the residential tower. Punched Window System located throughout all four elevations of the planned development, the punched opening window system has been used to eliminate static exterior design elements. The punched opening window system will change from larger square-like windows and rectangular windows installed vertically to create a design feature that inspires originality and movement as the building curves in an s-shaped manner. Aluminum Cladding Panel displayed throughout the planned development s exterior façade, the aluminum cladding panel will be installed to conceal the building s concrete frame and provide a clean modern aesthetic. Building material samples and brochures can be found in Section 8 Development Plan. d) Balconies The planned development will include several outdoor terraces, balconies, and verandas that are accessible through individual private residences. Private Terraces are located on the fourth level residential area. The private terraces are in addition to the common area tenant terraces, also located on the fourth floor, and are dedicated to each residential unit located on that floor. The private terraces will include permeable pavers surrounded by landscaped greenery to add color and contrast to the harder edge building materials located on the fourth floor. Balconies are located on the northern and southern elevations of the planned development. The balconies consist of cantilevered cast in place concrete balconies with glass railing that protrude outwards from the buildings floor plate. Each balcony corresponds to one private residence. The balconies will consist of a cantilevered base with glass railing that encloses the outdoor space. The underside of the concrete balconies will be finished with a teak-like building material that adds color to the buildings northern and southern elevation. Verandas are located on the eastern and western elevations of the planned development. The Verandas are recessed outdoor space that correspond to multiple

21 units fronting their extent. The verandas are an architecturally significant design element of the planned development that help accentuate the s-shaped movement occurring in the middle of the residential component. The veranda ceilings will be finished with a teak-like building material that adds color and softness to the buildings eastern and western elevation. e) Architectural Features In addition to the above-described features of the building, the planned development will evoke both classic and contemporary design features that will have a lasting effect on the downtown Evanston skyline. The planned development includes architecturally significant and structurally significant columns on the southern portion of the site. f) Security and Exterior Lighting The planned development will include streetscape lighting that will illuminate the streetscape surrounding the planned development resulting in a well-lit and safe nighttime environment. The planned development will include exterior lighting on the podiums façade that illuminates the residential lobby and retail storefronts. The podiums second and third levels will include translucent glass materials that will be backlit by lighting throughout the garage. The second and third podium levels, where a large majority of the parking is located, will not show vehicle visibility from the streetscape, instead the combination of backlit translucent glass materials will mask all vehicular traffic as if there was an alternative use occurring on the second and third floors. Additionally, the planned development will include a public light display along the western streetscape along Sherman Avenue. The public light display is expected to limit static lighting by providing a more energetic late afternoon experience. The southern pocket park will have a mixture of light poles and decorative lighting that will be illuminated throughout the evening. The exterior crown of the building will feature soft lighting so that the building can be seen and recognized from a distance. The residential and retail garage will be properly lit so that both incoming and outgoing traffic is easily visible to oncoming traffic within the alley. Several vehicular zones meant to slow down incoming and outgoing traffic are being proposed. The planned development will include lights, doors, arms, and sounds used to slow traffic and alert incoming vehicles of any out outgoing traffic and vice versa. The width of the vehicular ingress and egress will provide clear visibility for vehicle operators to identify any incoming or outgoing traffic as they enter and exit the garage. g) Loading Docks and Refuse Collection Areas

22 The planned development will include three loading docks used for residential and retail loading. The loading docks and refuse collection area are located on the western portion of the site and are accessible through the alley. The alley is currently accessible from Grove Street to the north and Lake Street at the southern portion of the planned development. CTA and Metra currently has a perpetual easement on the public alley allowing the transportation companies access to the alley at any time for repairs and maintenance. Albion Residential will have a concierge staff member that is responsible for overseeing the building s operations, which include scheduling residential and retail loading times. The on-site concierge keeps an active log of all the scheduled move-ins, move-outs, retail pick-up, drop-offs, and refuse collection times so that scheduling conflicts within the alley are held to a minimum. Albion Residential is proposing a one-way alley to protect pedestrians walking on Lake Street where current visibility of outbound alley traffic heading southbound is very limited. A one-way alley heading northbound allows incoming traffic greater visibility to detect pedestrians as they enter the alley on Lake Street and exit the alley on Grove Street. h) Utilities, Mechanical Equipment, and Stormwater i. Utilities Utilities will enter the building on the northeastern and northwestern sides of the planned development. The ground level will be equipped with a code compliant water service room, fire command center, fire pump room, transformer room, generator room, ComEd vault, and water booster room, storm water detention area. These rooms/areas will meet all code requirements. ii. iii. Mechanical Equipment Residential and retail mechanical equipment will be located within the building s enclosure and screened from the street view. In addition to the rooms listed above, additional mechanical equipment will be located on the 4 th floor and 16 th floor of the building for elevators, make-up air, chillers, boilers, and other mechanical items needed to adequately service the planned development. Stormwater The planned development will adhere to the design guidelines for stormwater detention by retaining stormwater throughout several locations within. Albion Residential has been coordinating with its Civil Engineer, Landscape Architect, and the City of Evanston Public Works Department to ensure that stormwater detention throughout the various areas of the planned development exceed the allowable requirements.