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EVANSTON GATEWAY, llc Future home of CITY GRANGE - Education-based urban garden and lifestyle center re-zoning, special use and planned development application 100 Chicago Avenue, Evanston, IL TABLE OF CONTENTS I. PROJECT OVERVIEW A. Project Narrative B. City Grange Summary C. Peterson Garden Project Summary II. RESPONSE TO STANDARDS A. Response Map Amendment Standards B. Statement of Public Benefits C. Response to Special Use Standards III. APPLICATION FORMS A. Re-zoning Application Form B. Planned Development Application Form C. Special Use Application Form D. Certificate of Disclosure of Ownership Interest Form E. Proof of Ownership IV. PLAT OF SURVEY & LEGAL DESCRIPTION V. ZONING ANALYSIS VI. PLANS A. Development & Landscape Plans B. Preliminary Drainage Plan VII. SCHEDULE OF DEVELOPMENT VIII. MARKET FEASIBILITY STATEMENT IX. TRAFFIC CIRCULATION IMPACT STUDY EAST\147608816.4 100-130 CHICAGO AVENUE PROJECT NARRATIVE OVERVIEW The Applicant, Evanston Gateway LLC, proposes a 5-story mixed-use building with approximately 26 residential units above ground floor retail, garden center, café, educational and event space. The subject site consists of a surface parking lot and former auto body repair shop and gas station located at the northwest corner of Howard Street and Chicago Avenue. The site is bounded by existing Metra tracks to the west, an existing gas station to the north, Chicago Avenue and the CTA rail yard to the east and Howard Street to the south. The proposed project is a collaboration between the Applicant and LaManda Joy, founder of the non- profit organization Peterson Garden Project. The proposed development will include an education-based home and garden lifestyle center and retail space with 26 rental dwelling units located on the floors above. All 5 required affordable residential units under the Inclusionary Housing Ordinance are proposed to be provided on-site at 80% of area median income (AMI). The garden center will consist of approximately 4,500 square feet of retail and a 7,000 square foot yard. The Applicant would like to work with the City of Evanston and Peterson Garden Project to pursue a beautification lease for the rail embankment to the west of the Property. The subject property is located approximately 760’ east of the Howard CTA red, purple and yellow line station and within the vicinity of numerous CTA and Pace bus routes. Parking for 30 vehicles will be provided on a surface parking lot on the north end of the subject property with access provided by a single full-access curb cut located approximately 340 feet north of Howard Street. REQUESTED ZONING APPROVALS The site is zoned B3 and C1. The Applicant is requesting approval of a map amendment to re-zone the portion of the property that is currently zoned C1 to a unified B3 zoning classification and special uses for a planned development and open garden sales lot. The planned development is necessary due to the project containing more than 24 dwelling units and more than 20,000 square feet of commercial space. Development allowances are required for the parking count and setbacks/landscaping, due to unique site configuration. No other bonuses or relief are required for density, height or unit count. The project is otherwise in substantial compliance with the Comprehensive General Plan, Design Guidelines for Planned Development, Evanston Zoning Ordinance, and other pertinent city planning and development policies, as set forth in the enclosed application materials. Relationship to Comprehensive General Plan The proposed development fits squarely within the City of Evanston’s Comprehensive General Plan. The Comprehensive Plan states that there is potential for redevelopment along Howard Street and multifamily housing is a strong possibility for development along Chicago Avenue, due to the strong mass transit service along the corridor. More specifically, the Comprehensive Plan states that residential/commercial mixed-uses along Howard Street east of Ridge Avenue could lead to an increase in pedestrian activity and “eyes on the street,” which would benefit the surrounding neighborhood. The proposed development is consistent with all of the land uses and developments envisioned by the Comprehensive Plan for this area. Compatibility with Surrounding Neighborhood The subject property is truly a gateway location into the City of Evanston and is currently characterized by underutilization and blight. The proposed development will provide an attractive and active gateway to the City which will provide new housing and residents, and will attract retail visitors and gardening enthusiasts EAST\147608816.4 from the surrounding area. This will build community in the neighborhood while strengthening Evanston’s tax base. The architecture of the neighborhood immediately around the site is sparse and varied, including auto repair facilities, gasoline service stations, low density mixed use retail structures, and multi-story apartment buildings. This project will fill what currently feels like a void at the northwest corner of Howard and Chicago. The building will serve to bound a pedestrian space that will exist between the buildings on 3 corners and the park directly across the street to the south. Considering the open park space directly to the south of the property, an uninterrupted vista of the proposed building will be visible from Clark Street as one drives north, effectively creating a gateway to Evanston where currently a parking lot exists. Compatibility with Design Guidelines The proposed development utilizes high quality design that integrates a residential building into a larger garden center and retail destination. The building massing is appropriately placed on the subject property along the major thoroughfares to provide a strong corner at Howard and Chicago. By utilizing the acute angle of the southern boundary of the site, and employing an angled parapet wall, the building will emphasize the effect of the "point" and create a dramatic formal presence on the street The massing of the building is broken down by shifting of planes at the south and north elevations, as well as by carving out balconies on the south, east, and north elevations. The pattern of alternating windows over every other floor gives the building an informal and casual appearance suitable for a residential use. The sloping roof line at the north and south facades serves to exploit the irregular shape of the site while putting massing emphasis on the corner of Howard and Chicago. This roof will also give a unique character to the 5 th floor units while lifting green roof areas to be more visible from the roof deck and surrounding areas. Green roof areas will be provided for building tenants and guests. The proposed building is without immediate architectural neighbors from which to draw contextual influence: to the immediate west is the elevated embankment of the Metra Union Pacific North line, to the north a gasoline service station and to the south a park. To the immediate east across Chicago Avenue is a typical Chicago brick two-story commercial building. North of this structure is the CTA Train Switch Yard behind an 8' security fence. On the southeast corner of Clark/Chicago and Howard is a 6 story limestone apartment building with a Chase Bank as the ground floor tenant. The proposed project is intended to provide a balance to this corner in terms of scale and massing. Matching this structure in height, we believe, establishes a scale appropriate to hold the pedestrian space of the intersection and act as an independent and unique Gateway to Evanston. The building will be clad in flat seam metal panels in a pattern that reflects structured order combined with slight compositional variation. The final color palette is yet to be determined, but the intention is to provide a crisp, durable, modern aesthetic. The garden center storefront will be wrapped in wood slat accents that align with the City Grange brand and provide a unique identity to the retail portion of the building. Retail signage will be incorporated into this wrap. The retail seeks to integrate a café or coffee shop at the Howard Street entrance that will be an additional amenity and enhance pedestrian-friendly activity in the area. The main entrances to the residences and retail have been located prominently on Howard and Chicago, to provide good visibility, maximum retail exposure, ease of entry, and security. The parking lot will be screened with plantings on the east, north, and west sides to minimize its visual impact. The project has been designed to conceal back of house loading, trash, and mechanical equipment. Deliveries and trash storage/removal are located inside the building at the southwest corner and will be concealed from street views. Mechanical equipment will be located on the roof and located a behind a 42” tall parapet. Stormwater detention will be accomplished below grade, and reduced through the use of a vegetated roof. EAST\147608816.4 In summary, the innovative combination of residential apartment program with the nation's first education- based garden center promises to introduce a vibrant, pedestrian-centric, urban environment with inspiring architecture as a backdrop, transforming a derelict corner into a model of urban activity and commerce. The project incorporates a number of public benefits, including enhancing walkability, creating a destination in the neighborhood – which includes new event space for residents and businesses, adding residents at this intersection to benefit other Howard Street businesses, providing water retention and utilizing environmentally sensitive development practices and visually appealing architecture at a strategic location. EAST\147608816.4 THE NEXT GENERATION OF GARDEN CENTER FOR THE NEXT GENERATION OF GARDENER… City Grange is a for-profit social Welcome to City Grange — A social enterprise reimagining the enterprise LLC, women-owned traditional garden center model to engage a new generation of and operated. It has evolved gardeners while promoting social justice, the Good Food movement and out of the nationally recognized Chicago-based nonprofit the environment by selling the right organic and local products, putting Peterson Garden Project.

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