[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6174925,"mediaKeyId","5363220-dcea660bec14a3614c575eba40a5ff19","parentId",5363220,"title","Commission backs codifying practice on planned-development threshold tied to inclusionary housing","audioSeconds",3797,"startMs",3491000,"endMs",7288000,"viewUrl","/Search/View?dp=1&key=5363220-dcea660bec14a3614c575eba40a5ff19&start=3491&end=7288","thumbnailUrl","https://assets.pipeline.soar.com/5363220-dcea660bec14a3614c575eba40a5ff19/thumbnail_3491000.jpg","articleUrl","/articles/6174925/Evanston/Cook-County/Illinois/Commission-backs-codifying-practice-on-planned-development-threshold-tied-to-inclusionary-housing","mediaUrl","https://secure.pipeline.soar.com/6174925-26417b5af5bf74a011de11e1fa5a484c/orig.mp4?Expires=1771156389&Signature=Ri2UCd2AsL0CQagE3HoQtUpKR7m-D~1xbfDxF2-nLFydX8MGR1wrn4ZMChssapWwpgafTO0Km5bg~y5Z2v06i3S~-XFCQMHY3JLL6XSalXPmUxnqYH10hYq7dWgPZEWSouOoYid8EN7alUH48C9FZxPK2DMCj-GfAYvLCh~LMVyL9XpmXH8k4HyN8hYLL9w67wCpIyz0VgLJ8ME8pbRaYo90GW8rSXfzxlj1BUAteHOttSMDXBQgQG14J79t1GOMp~l8yt7q1DSNA9RY0sJB8iAE6rJcxrUF-m-KFenQM7yMlYQv~9OnmLhvHkQlXkzwH~1FgJOMdLA-SU27n4BSkg__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Evanston, IL","date","2025-07-11T12:09:52.803Z","article","The Evanston Land Use Commission voted 8–0 to recommend city council adopt a text amendment clarifying how inclusionary housing units and related bonus units are counted toward the plan-development (PD) threshold in the zoning ordinance.

Planning Manager Liz Williams presented a staff referral that would codify an existing administrative practice: required inclusionary housing (IHO) units and developer bonus units tied to those inclusionary units are excluded when calculating whether a project crosses the 24-dwelling-unit threshold that ordinarily triggers a mandatory planned-development application. Williams said codifying the practice will remove ambiguity and align the ordinance with how staff has been administering the code for recent projects.

Commission discussion focused on the implications of the change. Commissioner Brian Berlin asked staff to explain the practical effect: if an applicant proposes 24 market-rate units and the inclusionary requirement increases the project to 28 units, the previously unwritten practice has been to treat the project as below the PD trigger because the IHO and bonus units were excluded. Williams confirmed that past projects (staff cited several examples) had been administered that way and that the proposed text amendment would make that interpretation explicit in multiple zoning sections.

Commissioners asked technical questions about the bonus calculations (bonuses are limited by the inclusionary ordinance and vary by district), the difference between required IHO units and bonus units, and the permitting steps that a project would still follow even if it does not trigger a PD (for example, major variations, parking relief, and building permit reviews remain possible and may require additional public notice). Commissioner Darious Mahbadi noted the change could encourage smaller-scale developments in some locations; others cautioned that codifying the interpretation may reduce the occasions when the city secures public-benefit agreements often negotiated as part of PD approvals.

Staff said other PD triggers (lot size, square footage thresholds and other criteria) remain in effect; the amendment addresses only how required inclusionary units and related bonuses are counted toward the 24-unit numerical threshold. Williams and commissioners agreed this is a technical, interim correction that should be considered alongside a larger zoning-code rewrite tied to the city’s comprehensive-plan update.

On a motion to recommend the text amendment to city council, the commission voted 8–0 in favor. The matter will be forwarded to city council for final action.

","mediaType","Video","parentTitle","Land Use Commission Meeting 7-9-2025","oneSentenceSummary","The Land Use Commission voted 8-0 to recommend that city council amend zoning text to clarify that required inclusionary housing units and associated bonus units do not count toward the 24-unit planned-development threshold, aligning code with staff’s prior administration.","taxTitle","Evanston, Cook County, Illinois","taxId",2640,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6174932,"Land Use Commission recommends approval for Tails Together kennel at 2900 Central Street",4796,453000,5249000,"/Search/View?dp=1&key=5363220-dcea660bec14a3614c575eba40a5ff19&start=453&end=5249","https://assets.pipeline.soar.com/5363220-dcea660bec14a3614c575eba40a5ff19/thumbnail_453000.jpg","/articles/6174932/Evanston/Cook-County/Illinois/Land-Use-Commission-recommends-approval-for-Tails-Together-kennel-at-2900-Central-Street","https://secure.pipeline.soar.com/6174932-36001aa19785220ef677cd146e3fefde/orig.mp4?Expires=1771156389&Signature=BXo~~iz3Oe-yj8m~TelLgPi18-IICHSaGOYDsWbYv2AaOg9m2L3YKMKFK6Cf4y2EGA6W0kb1o6KXwIDBhzSBqqEoE46RGD2WvkIwlXaB8Z9hx4r~BiWWE3wlhl7hm7pN1-f5snQQQFvOwVSv6-PbcIsNWHY-b4D-YQn2Q-lpLOQsRHjtxB2yZKN5YyejHiuxeXJYYrECjw4ePgpC3kAKUU1dGmsYp81srFfO0XYyQ3USpnF0y3CMVIPnI8M-R3XM2iNvamHBwOSgXmcW-ee8wWiKAvcpFsNtQzNCh8WQD7kEI5nB1yXG9lWX4-az~I5Ih9SWvTkQnlp3-ZoKlNcAdA__&Key-Pair-Id=KUT5TJCACFTXG","The Evanston Land Use Commission recommended that city council approve a special use permit allowing Tails Together to keep adoptable dogs overnight at 2900 Central Street.

Tails Together, a nonprofit founded in November 2024, seeks permission to operate retail and adoption services in the building’s Central Street storefront and to allow adoptable dogs to remain onsite overnight in the rear building as part of its managed-intake shelter operations. Christina Rosinia, CEO and co-founder of Tails Together, told the commission the organization plans to open full operations this fall and described the site layout and day-to-day operations. \"We are applying for special use permission for 2900 Central Street,\" Rosinia said, describing a front retail and adoption space and a separate rear building for short-term animal wellness and storage.

The proposal limits on-site animals to the organization’s adoptable animals only; the shelter would not board outside animals or offer overnight boarding to the public. Rosinia said employees and volunteers would staff the facility roughly 7 a.m. to 7 p.m., Wednesday through Sunday open hours to the public, with on-call staff coverage and veterinary partners available to respond to incidents. She told the commission Tails Together plans a cage-free front space for cats and glass enclosures visible from the street, small-mammal housing, and quiet furnished rooms for dogs that would be used only for short stays while animals await foster placement.

Opponents who live directly behind the property raised noise and nuisance concerns during public testimony. Jansy Jerome, an adjacent resident at 2903 Harrison Street, said neighbors \"support the mission\" but asked the commission to deny the special use because of worries that overnight dogs could bark and disrupt sleep. Michael Hevner, a resident at 2831 Harrison Street, asked the commission to seek a written opinion from the fire department and the nearby daycare about proximity and operational impacts, saying, \"There needs to be much more response on this matter.\" Elizabeth Majes asked whether the special use would apply only to Tails Together; staff clarified that a special-use approval applies to the named use and operator and that a separate application would be required for a different business with a materially different operation.

City staff recommended approval with six conditions meant to limit impacts. Among the main conditions discussed were sound-mitigation measures for all areas where dogs would stay overnight (soundproofing, cameras and white-noise machines), hours of public operation limited initially to 12 p.m. to 6 p.m., Wednesday through Sunday (with administrative authority to expand hours up to 6 a.m. to 9 p.m.), prohibition on employee street parking during public hours, and a requirement to record the ordinance with the Cook County recorder of deeds. Planning staff explained that the applicant must submit building plans showing how soundproofing will be achieved and that those plans will be inspected as part of the building-permit review. The commission noted Evanston’s existing noise ordinance and legal mechanisms (complaint enforcement and possible revocation of a special use for failure to meet conditions) as avenues for neighbors to seek remedies if problems arise.

During deliberations commissioners expressed support for the proposal’s goals while acknowledging neighbors’ concerns about noise and refuse. Commissioners asked about refuse handling, walk-routing for volunteers, fire-department review, the lease and ownership status, capacity estimates, and the organization's foster network. Rosinia said the organization has foster homes and volunteer networks in the North Shore, anticipates helping about 1,000 animals a year initially, has a pending 10‑year lease with an option to buy, and plans dumpsters in the parking lot and a volunteer training program for on‑street waste collection and route scheduling.

On a motion to recommend approval of the special use with staff-recommended conditions, the commission voted 8–0 in favor. The commission’s positive recommendation will be forwarded to the city council, the determining body for special-use approvals under the Evanston zoning ordinance.

Votes at a glance: The Land Use Commission recommended approval, 8–0.

What’s next: The city council will receive the commission’s recommendation and consider the special-use ordinance at a future meeting. If council approves, the applicant must complete required building-permit work, comply with conditions (including the sound-mitigation measures), and record the ordinance with the Cook County recorder of deeds before the use takes effect.

","The Evanston Land Use Commission voted 8-0 to recommend the city council approve a special use allowing Tails Together to keep adoptable dogs overnight at 2900 Central Street, subject to conditions including soundproofing, cameras and white-noise mitigation.","actionData","errors"]

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Commission backs codifying practice on planned-development threshold tied to inclusionary housing

Land Use Commission recommends approval for Tails Together kennel at 2900 Central Street