Evanston’s Proposed 31-Story Tower: A Deep Dive into the Advancement Debate
Evanston, Illinois is currently at the center of a significant land-use debate surrounding a proposed 31-story mixed-use development at 605 Davis Street. Spearheaded by Vermilion Development Group and Campbell Coyle,the project promises to dramatically alter the city’s skyline and raise significant questions about density,affordability,and urban planning. This article provides a complete overview of the proposal, the community response, and the key considerations facing the Evanston Land Use Commission (LUC) and City Council.
(Image: Vermilion Development Group’s Managing Director Kerry Dickson speaks at an April 29, 2025 community meeting about a proposed 31-story building at 605 Davis Street at the Evanston Public Library. (Richard Requena/Pioneer Press))
The proposal: A Landmark Development
The proposed development envisions a 31-story tower featuring 430 apartment units, a significant increase in density for downtown Evanston. Notably, 20% of these units are designated as affordable housing - exceeding the city’s existing inclusionary housing ordinance by 5%. Vermilion Group emphasizes this commitment to affordability as a key benefit of the project.
The plans have evolved throughout the request process. Initially, the developers proposed a 331-foot tower with 447 apartments. subsequent revisions included a shift towards larger two- and three-bedroom units designed to accommodate families, resulting in a reduction to 430 total units.Other adjustments focused on optimizing ground-floor retail space by reducing the size of the planned bicycle room.
Navigating Evanston’s Land Use Process & Resident Rights
Evanston’s land use regulations provide a robust framework for community input.A key provision allows property owners within 1,000 feet of a proposed development the right to request a continuance – an additional meeting before the Land Use Commission – specifically “for the purpose of presenting evidence to rebut testimony given by the applicant.” The city meticulously verifies addresses using public property tax records, ensuring a fair and transparent process.
This right to a continuance is currently being utilized, with the LUC scheduling a meeting on August 13th to allow residents to present their concerns and evidence. Elizabeth Williams, Evanston’s Planning Manager, clarified that this hearing provides a crucial chance for residents to directly challenge the developer’s claims and address specific points raised in their continuance requests.
Community Concerns: Parking, Traffic, and the FAR Factor
Public hearings have revealed a range of concerns from Evanston residents. Skepticism surrounds the developers’ traffic studies, which predict a minimal impact from the increased density.the proposal includes 80 on-site parking spaces, supplemented by 120 leased spaces in a nearby city-owned garage.However, this falls significantly short of the 250 spaces typically required by the city’s zoning code, necessitating a variance request.
Beyond parking, residents have voiced concerns about potential wind impacts and the accuracy of the affordable housing studies.A central point of contention revolves around the development’s floor Area Ratio (FAR) – a critical metric measuring a building’s floor area relative to its lot size. As defined by the American Planning Association, FAR is a key consideration for planners and zoning officials in assessing a building’s compatibility with the surrounding neighborhood.
The University Building & Variance Requests: A Complex Calculation
The proposed development’s FAR calculation includes the University Building at 1604 Chicago Avenue, a property currently owned in partnership with Vermilion. This inclusion has raised eyebrows among some residents, as no renovations or additions to the University Building are currently planned.
Vermilion’s Managing Director,Kerry Dickson,addressed this issue,explaining that the University Building’s owners have held both the University Building and the 605 Davis Street lot vacant for 50 years and are partners in the project. The developers are requesting variances from the city’s zoning code to accommodate both the increased density (430 units versus the allowed 95) and the reduced parking requirements.
Looking Ahead: LUC and City Council Deliberation
The Land Use Commission’s August 13th meeting will be pivotal. Residents will have the opportunity to present evidence challenging the developer’s assessments and advocating for their concerns. Following the LUC’s review, the proposal will be forwarded to the City Council for final consideration.
The debate surrounding the
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