Evanston commission approves Pioneer renovation but declines proposed Three Crowns Kfax parking lot

Evanston — The Land Use Commission on June 24 recommended city council approval of renovations that convert the Pioneer building at Three Crowns Park into independent-living units while withholding support for a proposed new surface parking lot on Kfax Street.

Commissioners voted 6–0 to recommend amendments allowing the Pioneer conversion, related site development allowances and a series of modifications to the previously approved planned development. Later, after extended testimony from neighbors and applicant witnesses and lengthy questions from commissioners, the panel voted 4–2 not to recommend approval of the proposed 28-space northwest (Kfax) surface parking lot.

Why it matters: Residents and neighborhood speakers told the commission the lot would permanently remove mature trees and roughly 11,800 square feet of green space, worsen local runoff and run counter to Ev anston’s newly adopted planning goals for canopy and climate resilience. Emily Nash, a nearby resident, said the project would “destroy the space that is a vital bridge between the most vulnerable residents of Three Crowns … and those who live in the greater community,” and urged commissioners to require fuller exploration of alternatives.

What supporters said: The applicant, represented by attorney Lennia Sorrowo and operations staff, argued the lot responds to an operational need for employee, vendor and visitor parking during daytime shift changes. Brooke Ramsey Burke, Three Crowns’ capital projects manager, told commissioners many staff live outside reliable transit corridors and that building on-site surface parking helps ensure staffing reliability and continuity of care. Covenant Living representative Randy Gross said the redevelopment includes sustainability measures (solar and geothermal) and that operational constraints — including staff who work rotating shifts — make predictable on-site parking important.

Parking studies and disagreement: The traffic consultant for the applicant, Peter Lemon of Kimley Horn, said surveys conducted Oct. 12 and 15, 2025 found a peak weekday occupancy of about 120 of 147 on-site spaces (≈82%) and lower on-street occupancy; using that observed ratio Kimley Horn projected the proposed conversion could generate demand for roughly 35 additional spaces, which the proposed lot would largely absorb while leaving an estimated ~11% operational cushion. Opposing neighbors introduced a two-page letter from an outside reviewer and argued Kimley Horn’s allowances overstated need. Julian Hanowitz, a neighbor, and others showed counts and argued that existing on-site and on-street capacity — and alternatives such as valet, restriping or modest expansions on McDaniel — would avoid paving trees and parkway.

Safety, schools and stormwater: Parents and neighborhood speakers raised pedestrian-safety concerns tied to upcoming school boundary changes that will route more children past Three Crowns beginning in August; Katie Armistad told commissioners District 65 expects about 100 additional students walking near the site and said no safety analysis had been prepared to consider that change. Lori Keenan submitted photos of flooding and pressed for a stormwater evaluation before impervious area is expanded.

Commission analysis and outcome: Commissioners said the overall Pioneer conversion project met many plan and code standards, but opinions diverged sharply over the northwest lot. Several commissioners said the lot as proposed — notably a five-foot setback on Kfax and removal of existing canopy — would be inconsistent with the city’s recently adopted plans and tree-preservation expectations. Others said the projected daytime parking demand and employee needs made a site-based solution preferable to relying on street parking. The commission ultimately approved the main set of amendments and recommended denial of the northwest Kfax lot (vote on the lot: two in favor, four opposed).

What’s next: The commission’s recommendation (approval of the Pioneer conversion and related amendments, no recommendation for the Kfax lot) goes to Evanston City Council for final action. The applicant may revise plans before the council hearing; staff noted changes that reduce impacts (for example increasing setbacks) could be incorporated before council review without re-noticing, while changes that increase impacts would require additional notice and review.

Key figures and specifics cited at the hearing: the proposed surface lot size (28 spaces), the applicant’s revised unit count (23 independent-living units in the Pioneer building), the on-site garage capacity cited (103 spaces, with about 23 historically used by staff), the applicant’s pro forma commitments to solar and geothermal systems, and an estimated loss of about 11,800 sq ft of green space for the northwest lot. The commission encouraged continued discussion between staff, the applicant and neighbors on design adjustments and alternatives to minimize tree loss and runoff impacts.