To: Housing and Homelessness Commissioners From:

To: Housing and Homelessness Commissioners
From: Savannah Clement, Housing Policy and Planning Analyst
Subject: December 6, 2018 HHC Meeting Cover Memo
Date: December 3, 2018
Attached please find:
 The meeting agenda
 Item 1: Draft minutes of the November 1, 2018 meeting for approval
 Item 2: Staff memo on the Age Friendly Evanston Task Force’s request for a
senior housing feasibility study funding, with application and letters of support
attached
 Item 3: Staff memo on the Community Partners for Affordable Housing
application for renewal funding for IHO waitlist management, with application and
budget attached
 Item 4: Demolition fee and Affordable Housing Fund documents
We look forward to seeing you on December 6th.
Memorandum

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Order & Agenda Items are subject to change. Information about the Housing and Homelessness Commission is available at:
www.cityofevanston.org/government/agendas-minutes. Questions may be directed to Savannah Clement at 847.448.8679.
The City of Evanston is committed to making all public meetings accessible to persons with disabilities. Any citizen needing mobility
or communications access assistance should contact Savannah Clement at 847.448.8679.
La ciudad de Evanston está obligada a hacer accesibles todas las reuniones públicas a las personas minusválidas o las quines no
hablan inglés. Si usted necesita ayuda, favor de ponerse en contacto con la Oficina de Administración del Centro a 847/866-2916
(voz) o 847/448-8052 (TDD).
HOUSING AND HOMELESSNESS COMMISSION
Thursday, December 6, 2018
7:00 PM
Lorraine H. Morton Civic Center, 2100 Ridge, Room 2402
1. CALL TO ORDER / DECLARATION OF QUORUM
2. APPROVAL OF MEETING MINUTES November 1, 2018
3. PUBLIC COMMENT
4. AGE-FRIENDLY EVANSTON HOUSING COMMITTEE APPLICATION FOR
AFFORDABLE SENIOR HOUSING FEASBILITY STUDY FUNDING
5. COMMUNITY PARTNERS FOR AFFORDABLE HOUSING (CPAH)
APPLICATION FOR IHO WAIT LIST MANAGEMENT FUNDING
6. DEMOLITION TAX DISCUSSION CONTINUED
7. STAFF REPORTS
8. CHAIR’S REPORT
9. NEW/OTHER BUSINESS
10. ADJOURNMENT
Next Meeting: January 10, 2019 at 7:00 p.m. in room 2403

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DRAFT
Page 1
MEETING MINUTES
HOUSING AND HOMELESSNESS COMMISSION
Thursday, November 1, 2018, 7:00 P.M.
Lorraine H. Morton Civic Center, Room 2402
Present: Chair Ellen Cushing, Alderman Eleanor Revelle, Monika Bobo, Larry
Donoghue, Moika Long, Renee Phillips
Absent: Vice-Chair Geri Palmer, Noelle Gilbreath, Mark Kruse
Staff: Savannah Clement, Housing Policy and Planning Analyst
________________________________________________________________
Call to order
Chair Ellen Cushing called the meeting to order at 7:03 PM with a quorum present.
Approve minutes of October 4, 2018 meeting
Larry Donoghue moved for approval, and Alderman Revelle seconded, and the motion
was approved 5-0. Chair Ellen Cushing suggested adding language about Affordable
Housing Definition being outdated. Staff will include in the approved minutes.
Public comment
Doreen Price provided public comment on the amended Inclusionary Housing
Ordinance.
Demolition Tax Increase Discussion Continued
Commissioners asked questions about the feasibility of demolition fees on commercial
buildings. Alderman Revelle noted that both Palo Alto and Boston have fees based on
square footage. Commissioners asked questions about whether Palo Alto’s and
Boston’s fees were around tearing down residential to build commercial, or tearing
down commercial to build commercial? Chair Ellen Cushing said that she received
information stating that one reason commercial buildings don’t currently pay demo fees
is because they already have a higher tax rate to start with. Staff will check with the Law
Department and Economic Development on the feasibility of implementing demolition
fees on commercial teardowns.
Commissioners also discussed the possibility of applying the demolition fee to rehabs
and additions. There was a question about when to collect the fee if basing it off of the
difference in value between old structure and new. Staff will look into the City’s building
permit fee process and see if it makes sense to collect the demolition fee when
residents are applying for a certificate of occupancy.
Commissioners asked what the primary purpose is for the demolition fee: discouraging
teardowns of more moderately priced homes, or generating revenue for affordable
housing. Commissioners agreed that both reasons should be the purpose.

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DRAFT
Page 2
Staff will research what went in place of five houses that were demolished in 2018.
Staff said the Commission could raise the demolition fee as a baseline. Then have a
graduated fee based on the difference in value percentage between the structure
demolished and the new structure built in its place. For example, if the new building is
valued at 150% more than the structure torn down, then it’d have to pay a higher demo
fee. The fee would go up the more the percentage increases.
Commissioners agreed to work on updating the Affordable Housing Fund description
and create a better definition of demolition. Staff will create a Google doc for Affordable
Housing Fund description revisions.
Staff Reports
Staff provided updates on the Inclusionary Housing Ordinance, Affordable Housing Plan
Steering Committee, and other housing activities. Staff will send Commissioners the
overall housing work updates memo and chart that was included in the October 29th
City Council packet.
Chair’s Report
No report.
New/Other Business
No new business.
Adjournment
Moika Long motioned to adjourn, Monika Bobo seconded, and the motion was
unanimously approved. The meeting was adjourned at 8:17 p.m.
The next scheduled meeting of the commission is Thursday, November 1, at 7:00 p.m.
in room 2402.
Respectfully submitted,
Savannah Clement, Housing Policy and Planning Analyst

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To: Members of the Housing and Homelessness Commission
From: Sarah Flax, Housing and Grants Administrator
Savannah Clement, Housing Policy and Planning Analyst
Subject: Age-Friendly Evanston Affordable Senior Housing Feasibility Study
Date: November 27, 2018
Recommended Action:
Staff recommends approval by the Housing and Homelessness Commission of a
$2,500 grant to the Age-Friendly Evanston Task Force Housing Committee for an
Affordable Senior Housing Feasibility Study. HHC’s recommendation will go to the
Planning and Development Committee on January 14, 2019, for approval.
Funding Source:
The funding source is the City’s Affordable Housing Fund, 250.21.5465.62490. The
Affordable Housing Fund has a current uncommitted cash balance of approximately
$800,000; including $50,000 budgeted for other program costs in FY2019.
Livability Benefits:
Built Environment: Support housing affordability;
Equity & Empowerment: Ensure equitable access to community benefits, and support
poverty prevention and alleviation.
Discussion:
In December 2013, the mayor of Evanston appointed an Age-Friendly Evanston Task
Force that was charged with a mandate to develop an Age-Friendly Action Plan for the
City based on the World Health Organization (WHO) model. On June 20, 2016 the City
Council accepted the Age-Friendly Action Plan which included recommendations to
address unmet housing needs for older adults in Evanston.
The Age-Friendly Action Plan identified a number of barriers to developing new
affordable, senior housing in Evanston. These barriers include developer difficulty with
finding and securing land and financing for affordable units. This particularly affects
development of affordable assisted living facilities because the State of Illinois has not
issued new licenses for Supportive Living Facilities (SLFs) that are funded primarily with
Medicaid, in the wake of the financial crisis beginning 2008.
Memorandum

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To address these housing issues, the Age-Friendly Action Plan recommended four
items for action:
 Expand Affordable Housing through Community Land Trust Ventures
 Expand Shared Housing Opportunities
 Expand Opportunities for Subsidized Assisted Living
 Explore Innovative Approaches to expand Affordable Housing Options
The Age Friendly Evanston Housing Committee determined that a housing feasibility
study was needed to move forward with the third action item. An expert advisor,
interviewed by the Housing Committee, suggested contacting Sawgrass Partners to
conduct the feasibility study. The Housing Committee contacted Sawgrass Partners,
and asked it to prepare a proposal for a feasibility study/market assessment of senior
housing in Evanston. The study would consist of: market analysis and a demographic
profile, competitor profile and analysis, and market penetration rates for independent
and assisted living, as well as the estimated demand for independent and assisted living
(affordable and market rate).
The cost for the study/assessment by Sawgrass Partners is $7,500. The Housing
Committee applied to the Evanston Community Foundation for funding and was
awarded a $5,000 grant In October 2018. The Housing Committee is now requesting
funding from the Affordable Housing Fund to cover the remaining $2,500 for the study.
Attachments:
 Age-Friendly Evanston Housing Committee application
 Age-Friendly Evanston Market Assessment Proposal from Sawgrass Partners
 Letters of Support

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0
APPLICATION FORM
Affordable Housing Fund
Include these attachments with your application:
 Organization's most recent completed fiscal year budget and current year budget
 Organization's non-discrimination, equal employment opportunity and affirmative action plan
 Audited financial statement and Form 990 for the most recent completed fiscal year
 Evidence of non-profit status
 Plan to address accessibility issues, including who to contact with questions/issues, policies for
responding to grievances/complaints and the time period for providing a written response (new
applicants or previously funded agencies if changed).
 Completed Conflict of Interest Disclosure form
Please submit 1 hardcopy and 1 electronic copy of your application and attachments. For questions,
contact Savannah Clement, Housing Policy and Planning Analyst.
AGENCY: Age Friendly Evanston Task Force Housing Committee
PROGRAM NAME: Affordable Senior Housing Feasibility Study
CONTACT PERSON: Susan Cherco
EMAIL: sjcherco@gmail.com
ADDRESS: 2404 Prospect Ave., Evanston, IL 60201
AMOUNT REQUESTED: $ $2,500
PROGRAM DESCRIPTION
1. Provide a summary of your program, including the need(s) that it addresses. How long has your
program existed and how has it grown or changed? How long do you expect to continue providing
this service?
In December 2013 the mayor of Evanston appointed an Age-Friendly Evanston Task Force that was charged with
a mandate to develop an Age-Friendly Action Plan for the City based on the World Health Organization (WHO) model.
The WHO model identifies eight aspects of community life and establishes age-friendly guidelines for each. The Task
Force Housing Committee is one of the eight committees. On June 20, 2016 the City Council approved the Age-Friendly
Action Plan which included recommendations from the Housing Committee that address unmet housing needs for older
adults in Evanston. (See questions 2 & 4 for details.)
On the suggestion of one expert advisor interviewed the Committee contacted Sawgrass Partners, which specializes in
strategic, market and financial planning and project development for senior housing projects. Sawgrass Partners was
asked to prepare a proposal for a feasibility study/market assessment of senior housing in Evanston in order to pursue
further discussion with financing sources and developers. The study would consist of: market analysis and demographic
profile, competitor profile and analysis, and market penetration rates for independent and assisted living and estimated
demand for independent and assisted living (affordable and market rate). This current market intelligence can be used to
develop the Project’s positioning and pricing relative to its competition. The cost for this study/assessment is $7,500 –
which reflects significant financial consideration by Sawgrass Partners.

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2007/08 Public Services – Page 1
In August 2018 the Housing Committee applied to the Evanston Community Foundation for a rolling grant of $5,000 to
fund this study. The Committee was notified in October, 2018 that its application had been approved and $5,000 has
been awarded towards payment for the Sawgrass study.
2. Who participates in or benefits from your program or services? Describe them in terms of age,
gender, race/ethnicity, family status, income level and other relevant or defining characteristics.
Detail any eligibility requirements.
Task Force Committees have focused on the needs of older adults in the community. The Housing Committee
identified a lack of affordable housing options as a major concern of older adults and one of the reasons older adults find
themselves forced to leave the community. There is a shortage of independent living senior apartments in Evanston
forcing those who do not qualify for subsidized housing and cannot afford market rate housing to move out of the
community. In addition, and importantly, there are no affordable assisted living units in Evanston. Currently older adults
in the community have three housing options: stay in independent living and receive inadequate care, leave the
community, or move to a nursing home which offers a high level of care but minimal independence. (See question 4 for
demographics and housing data)
3. What other agencies or programs address this need, how do you collaborate with them to avoid
duplication of services, and what successes and challenges have you experienced? What sets your
services apart from others? (Include agencies that serve Evanston residents but are not located here.)
The Housing Committee supports Joining Forces for Affordable Housing and other groups
advocating for affordable housing. Letters of support for this proposal are attached, demonstrating
there is a need for the study to identify gaps in senior housing.
4. Discuss the need for this type of service including:
 existing level of services
 how the need has changed over the past two to three years,
 the gaps in providing this service
According to the 2010 U.S. Census, 32.5% of total households in Evanston included resident 65 years and older,
10.5% of whom are living alone. The 2009 Report of the Evanston Task Force on Affordable Housing and the 2008
Business from the Public Interest identified that access to affordable and appropriate housing is an issue for older adults
in Evanston.|
The Housing Committee confirmed these reports in the findings from multiple community outreach forums, surveys and
extensive interviews, site visits and data collection. It was also corroborated by older adults who live in Evanston and
want to remain in Evanston. However, the Committee found while the advantages of Evanston are many, there are also
challenges impeding residents’ ability to remain in the community. Increasingly unaffordable housing was one of the top
two issues cited. According to the Age-Friendly 2015 survey responses, 43% of respondents reported housing to be the
most critical measure in the Evanston community. Additionally, approximately 30% of survey respondents said they
worry about being able to stay in their homes in Evanston due to cost.
Evanston lost over 3300 housing units affordable to renters with incomes that do not exceed 60% of the area median
income and owners whose incomes do not exceed 80% of the area median income over a 10-year period (2004-2013),
which has placed dramatic pressure on senior residents looking for suitable and affordable housing. The addition of 329
affordable units added from 2005-2015 has made a slight, but not significant, contribution to the availability of
affordable and senior appropriate housing.
There are a number of barriers to developing new affordable, senior housing. Developers find it difficult to secure land
and financing to make the provision of affordable units. Cost effective and existing tools such as the State of Illinois
program for Supportive Living Facilities (SLFs) (for assisted living services) have been placed on hold for new waivers

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2007/08 Public Services – Page 2
(licenses) in the wake of the financial crisis beginning 2008.
To address these issues, the Housing Committee’s action plan (submitted and approved by the City Council in summer
of 2016 as part of the Age-Friendly Action Plan) recommended four items for action:
 Expand Affordable Housing through Community Land Trust Ventures
 Expand Shared Housing Opportunities
 Expand Opportunities for Subsidized Assisted Living
 Explore Innovative Approaches to expend Affordable Housing Options.
5. Complete the chart below with the unduplicated total of people you expect to serve in 2016, number
that are low/moderate income, and the number of them that are Evanston residents. If an existing
program, provide the same numbers for 2015
Unduplicated people to be served in 2016
Unduplicated Evanston residents to be served in 2016
Unduplicated low/moderate income people to be served in 2016
Unduplicated low/moderate income Evanston residents to be served in 2016
Unduplicated people to be served in 2015
Unduplicated Evanston residents to be served in 2015
Unduplicated low/moderate income people to be served in 2015
Unduplicated low/moderate Evanston residents to be served in 2015
N/A: The Housing Committee is not a direct service provider.
6. Describe your program. Be specific about the activities/services provided, days/times of services and
the frequency/duration of service for the average participant. Is there a wait list? If yes, explain its
size and the length of wait time.
N/A: The Housing Committee is not a direct service provider.
7. Describe the number, qualifications and experience of program staff. Will new staff be hired and is
this dependent on City funding? Will the staff be retained if City funding is not received in future
years?
Sawgrass Partners, based in Glenview, is a full-service advisory firm specializing in strategic, market
and financial planning and project development for senior living providers. Prior to forming Sawgrass
Partners in 2004, the principals were long-standing members of the Senior Living Practice at KPMG,
LLP, which was widely recognized as the leading consulting and financial feasibility form serving the
senior living industry. Chicago area clients include Chicagoland Methodist Senior Services,
Friendship Village of Schaumburg, Montgomery Place and Three Crowns Park. (Additional
information is provided in the proposal which is attached.)
8. Describe program goals and outcomes you anticipate in 2016, including any change from 2015. What
data are collected and used to analyze your program and measure success? Who is responsible for
ensuring the program is implemented as planned?
Initially, Sawgrass Partners will prepare a request for information needed to conduct the study
and facilitate a kick-off meeting to agree on schedules, objectives, expectations, participants and
deliverables. The deliverable itself will be an executive-style summary report of findings and
recommendations based on the market research and analysis for the study, including potential need
for housing and services at various price points in the Evanston market, and observations and

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2007/08 Public Services – Page 3
recommendations regarding plans for a proposed Project. Sawgrass Partners estimate that the
study/market assessment can be completed within four to six weeks from the time of the kick-off
meeting and receipt of all necessary information.
9. Where (address/location) does your program take place and how will clients get to the location or
facility?
N/A
10. Is this location in compliance with the requirements of the federal ADA (Americans with Disabilities)
Act? N/A
 Yes
 No If "No," explain how disabled clients will be able to access the program.
11. How is eligibility for this program determined and what demographic data are collected about
clients?
N/A
12. Provide a summary of your organization's mission and work including services, organizational
structure, size and functions of the board, and any significant changes in the last year.
N/A
13. Program Outcomes and Indicators
Outcome (What is the program designed to
achieve?)
Indicator (How is success
determined?)
Number or
percent of
total that will
achieve this
Completed Affordable Senior Housing Feasibility
Study
Confirmation of the demand and
need for a mixed income, mixed
level senior housing development
as proposed by the Committee or
for a revised project size and/or
configuration based on the market
study. As the feasibility
study/market assessment
determines demand and
demonstrates the parameters for
such a project, the Committee will
work to solicit interest from
developers and financing sources.

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2007/08 Public Services – Page 4

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2007/08 Public Services – Page 5
BUDGET
Complete the table below for your program budget. Total revenues should be equal to or greater than total
program expenditures. Line item expense and revenue descriptions should match your chart of accounts. If
your program is new, leave fiscal year 2015 blank. Include all funding sources/revenues for your program.
Total sources/revenues should equal total uses/expenses. Line items must match your chart of
accounts/operating budget. Show any source of funding of $20,000 or more in a separate line. Show any
grants/donations that have been secured, and unrestricted revenues that are committed to this program, in the
"2016 Committed" column.
Indicate your fiscal year. If requesting funds for an existing program, explain any significant differences
in revenues or expenses between your 2015 and 2016 program budgets, particularly funding cuts from
major funders such as the State of IL, and its impact on service levels, staffing, etc. Describe your efforts
to secure other sources of funding and justify any increased request from the City of Evanston. Why is
Evanston’s Affordable Housing Fund an appropriate funding source for this program?
The Age Friendly Task Force Housing Committee has secured two thirds of the funding for this
project from the Evanston Community Foundation. The Evanston Affordable Housing Fund seems to be
Line Item Revenues 2018
% of
Budget 2019
% of
Budget
2016
Committed
Evanston Community
Foundation Grant $5,000 66.6% N/A
Affordable Housing Fund $2,500 33.3%
Total Revenues: 100% 100%
Line Item Expenses
Sawgrass Partners 7,500 100%
Total Expenses: 100% 100%

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2007/08 Public Services – Page 6
an appropriate source for the balance of funding for this project given the City’s approval of the Age
Friendly Action Plan, commitment to seniors and to affordable housing.
1. City of Evanston Census: General Profile, Demographic Profile Data. City of Evanston, 2010
2. Evanston Affordable Housing Task Force (2009) Report submitted to the City Council.
3. Business and Professional People for the Public Interest Annual Report. BPI. 2008
4. Affordable Housing refers to housing units that are affordable by community residents whose income
is below the median household income level.
5. Community Development “Tools to Expand Affordable Housing” June 8th, 2015 prepared by Sara
Flax.
6. Based on census data, median cost of a house is $395,000 and median monthly rental is $1057
7. Community Survey for Age Friendly Action Plan. City of Evanston, 2015.

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DRAFT – For Discussion Purposes
Ms. Margaret Gergen
Age Friendly Evanston Task Force Housing Committee
Via: Email
May 20, 2018
Dear Ms. Gergen,
We have enjoyed talking with you and learning more about Evanston’s efforts related to
affordable housing and creating an “age-friendly” community, as well as your goals for
developing an affordable housing options for Evanston’s older adults. To assist in the
research and planning process, Sawgrass Partners is pleased to present our proposal to
provide market assessment services. This letter addresses our proposed scope of services,
engagement team, deliverables, timing and fees.
Background
In order to better meet the needs of the city’s current and future residents, the Mayor of
Evanston established a nine member task force (the Task Force) with a mandate to
develop an Age Friendly Initiative, including formulating a 3-year city-wide action plan
for implementation. The Task Force is comprised of members appointed by the
Commission on Aging, the Mental Health Board, the Human Relations Commission and
the Evanston community at-large.
The “Age Friendly Evanston” Task Force will make recommendations to the Mayor and
City Council of Evanston on the creation and implementation of an action plan based on
the objectives of the World Health Organization’s Age Friendly Communities Program.
This program is an international effort to help prepare for the rapid aging of populations,
which a demographic trend impacting the U.S. as well as many other countries.
As part of this initiative, the Task Force has requested Sawgrass Partners provide a
proposal to conduct a Market Assessment for a proposed project for older adults that
may include up to 50 affordable independent living units, 50 affordable/subsidized

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May 20, 2018
Ms. Margaret Gergen
Page 2
assisted living units and 50 market rate assisted living units (referred to herein as “the
Project”).
The following section of this letter outlines the scope of services we propose to provide
you in connection with your request.
Market Assessment - Scope of Services
As part of our Market Assessment process, we would prepare a request for the
information we will need to conduct our engagement and facilitate a kick-off
meeting/conference call to agree on schedules, objectives, expectations, participants and
deliverables, as well as to review the requested information.
The objective of the Market Assessment is to review the important characteristics of the
market to be served (Area Analysis and Demographic Profile) and analyze the
competitive environment from a product and pricing standpoint (Competitor Profile and
Analysis), including computing market penetration rates for independent living and
assisted living.
The results of the Market Assessment will serve as a basis for estimating demand for
independent living and assisted living (affordable and market rate) in the defined market
area. Furthermore, our analysis of existing and proposed competitors in the defined
market area will provide current market intelligence that can be used to determine the
Project’s positioning and pricing relative to its competition.
Following is an outline of the basic matters considered for each component of the
Market Assessment and the primary procedures to be performed.
Area Analysis and Demographic Profile
To obtain and provide an understanding of the demographic, economic and regulatory
environment in the market area, we will perform the following tasks:
1. 	Obtain and review City of Evanston (herein defined as the primary market area)
demographic information for 2018 and 2023 pertaining to individuals and
households residing within the primary market area, including the following as
available:

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May 20, 2018
Ms. Margaret Gergen
Page 3
 	Age distribution and demographic trends of the population to estimate the
number and proportion of individuals age 65 and over within the primary
market area and to determine the future trends of the senior population;
 	Demographic characteristics, such as mobility limitations and those living
alone, to estimate demand for services and care needs of the senior
population; and
 	Home ownership and income patterns within age groups.
2. 	Review relevant residential real estate trends and activity.
3. 	Review and document relevant licensure requirements that may affect the development
and operation of the Project, as applicable.
Competitor Profile and Analysis
To obtain and provide an understanding of the competitive environment in the primary
market area, we will perform the following tasks:
1. 	Contact, via phone or in person, senior living communities in the market area
(affordable independent living and both affordable and market rate assisted living) to
determine the following:
 	Location;
 	Number of units and related square footages, by unit type;
 	Pricing structure;
 	Occupancy levels; and
 	Plans for expansion.
2. 	Contact the appropriate state and local government agencies and planning and
development offices to obtain information regarding any communities proposed or
currently under development.
3. 	Summarize estimated and projected demographic characteristics for the primary
market area and compute project and market penetration rates for independent living
and assisted living.
4. 	Prepare a map of the primary market area indicating the location of the Project and
existing and planned competitors.

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May 20, 2018
Ms. Margaret Gergen
Page 4
5. 	Summarize key observations and provide preliminary recommendations based on the
results of the Market Assessment and discussions with you regarding the
development of the Project.
Engagement Deliverable
The deliverable for this engagement will be an executive-style summary report of our
findings and recommendations based on our market research and analysis for the
Project, including the following:
 	Definition and map of the primary market area indicating the proposed location
of the Project (if known) and the location of existing and proposed
providers/competitors;
 	Demographic statistics and projections, as well as real estate data;
 	A summary of the competitor information gathered in the primary market area
provided in comparative format;
 	Current and projected project and market penetration rates for independent and
assisted living services; and
 	Our observations and recommendations regarding the plans for the proposed
Project and potential need for housing and services at various price points in the
Evanston market.
We would expect to review a draft of the Market Assessment with you prior to
finalization. This interactive process provides an opportunity to enhance the findings by
incorporating your valuable input.
Our report may not be used by or otherwise distributed to any third-parties for obtaining
financing or any other purpose without our prior consent.
Engagement Team
Our engagement team is composed of professionals with significant relevant industry
experience, as well as significant experience with engagements of this nature. You can
be assured of our prompt attention and priority service throughout the engagement.

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May 20, 2018
Ms. Margaret Gergen
Page 5
Janice Maloney will assume responsibility for the overall coordination, technical
direction and satisfaction of your objectives relative to the engagement. She will
participate in and review every aspect of the work effort, including the competitive site
visits, and will participate in the preparation and presentation of the report.
Teresa Black will be responsible for the collection, review and analysis of all
information related to the Market Assessment and will assist in formulating observations
and recommendations.
We have extensive experience working with aging services organizations
throughout the country. Following are references for three clients in the Chicago
area for whom we have provided market research services. We have also
provided a representative client list as an attachment hereto, and are happy to
provide additional references or detailed information about specific projects and
engagements should you so desire.
Ms. Marie Carlson
VP, Corporate Business
Development
Lutheran Life Communities
Arlington Heights, IL
(847) 754-3610
Mr. Phil Hemmer
Executive Director
Three Crowns Park
Evanston, IL
(224) 420-3011
Mr. Bill Lowe
President & CEO
Chicago Methodist Senior
Services
Chicago, IL
(773) 596-2300
Professional Fees and Timing
Based on the scope of services outlined herein, the professional fees for the Market
Assessment will be $7,500.
We would not expect our fees to change unless the scope of our work changes
significantly from the approach outlined in this proposal. In addition to professional
fees, we are reimbursed for out-of-pocket expenses such as the purchase of demographic
data, at cost.
We estimate that the Market Assessment can be completed within four to six weeks
from the time we conduct the kick-off meeting and receive all necessary information.
This schedule assumes the timely receipt of all requested information and the ability to
efficiently schedule necessary meetings and calls.

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May 20, 2018
Ms. Margaret Gergen
Page 6
As customary, we will require a $2,500 retainer at the commencement of the engagement,
which will be applied against our final invoice. The remainder of our professional fees and
expenses will be billed at the end of the engagement. Payment of our fees and expenses is
due within 20 days of your receipt of our invoice. If the engagement is terminated for any
reason, we will charge only for those fees and expenses related to the work completed to
the point of termination. Payment of our fees is not contingent upon the results of our
work or the ultimate viability of a project.
We are prepared to begin this engagement upon the acceptance of our proposal by you
along with payment of the above-referenced retainer. We appreciate the opportunity to be
of service to you and are committed to helping you accomplish your objectives in an
efficient and cost-effective manner. If you have any questions or wish to review the
proposal, please feel free to contact me at (847) 724-1759.
Very truly yours,
Sawgrass Partners LLC
Janice P. Maloney
Janice P. Maloney
Principal
Attachments:
I. 	Background and History of Sawgrass Partners
II. Engagement Team Resumes
III. Representative Experience

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May 20, 2018
Ms. Margaret Gergen
Page 7
ACCEPTED:
___________________________
Authorized Signature
___________________________
Title
___________________________
Date

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Attachment I
Sawgrass Partners
Background and History
A) Business Overview
Sawgrass Partners is a full-service advisory firm specializing in strategic, market and
financial planning, project development and repositioning services for senior living
providers. We offer an alternative to traditional “turn-key” developers by providing our
clients flexibility in how they utilize our services. This allows our clients to take a more
active role in the planning and development process, while still reaping the benefits of
an experienced and objective advisor. Our clients determine the level of involvement
they wish to have in the development process. Because our clients must “live with” the
outcomes, we encourage their active involvement in the decision-making process, rather
than relying solely on the development team.
Sawgrass Partners is guided by the following five principles:
 	Experience – our aim is to turn our knowledge and experience into value for the
benefit of our clients.
 	Integrity – we maintain an unwavering commitment to ethical conduct and the
highest level of integrity.
 	Objectivity – our advice is valuable only if it reflects an unbiased view based on
our industry knowledge and experience, rather than being merely a precursor to
further services.
 	Service – we take pride in understanding our clients and are committed to
providing them with high-quality services that are responsive to their needs and
objectives.
 	Confidence – our ultimate objective is to allow our clients to feel confident in
selecting and executing a plan that successfully implements their mission and
achieves their goals.

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Attachment I
B) Firm History
Prior to forming Sawgrass Partners in 2004, our principals were long-standing members
of the Senior Living Practice at KPMG LLP, which was widely recognized as the
leading consulting and financial feasibility firm serving the senior living industry. Each
of our principals has significant knowledge of, and experience in, the senior living
industry, and all have participated in numerous consulting and advisory services
engagements for senior living organizations. Collectively, our experience in the senior
living industry totals more than 60 years and 100 successful senior living developments,
and includes strategic planning, market assessments, financial planning and analysis, and
repositioning and development advisory services. In addition, we have long-standing
working relationships with the other professional firms serving the senior living
industry, including bankers, architects, contractors, marketers and developers, feasibility
consultants and attorneys.
C) Experience and Areas of Expertise
The professionals at Sawgrass Partners are well known and respected throughout the
senior living industry for their technical knowledge, service orientation, quality of work
and integrity. As former feasibility consultants, we understand what is required for a
successful project, and both our clients and the capital markets relied on us to form and
report our objective, expert opinion on the market and financial viability of senior living
projects being brought to market. Our areas of expertise are described below.
Business and Strategic Planning - determining future direction
Business and strategic planning enables an organization to assess its current situation
and establish its future direction. We facilitate the strategic planning process, helping
our clients assimilate their mission, vision, strengths and market opportunities into an
attainable, supportable and comprehensive strategic plan.
Market Assessment - defining market opportunity
A market assessment is a crucial first step in the campus development or repositioning
process. Our market assessment provides a basis for determining market needs,
facility design, positioning, programming, amenities, and pricing.
Direct Consumer Research – establishing project parameters
Direct consumer research through focus groups or direct mail surveys enables our clients
to understand the needs and preferences for senior living services in a market area and
allows for the uniqueness and preferences of the local market to be incorporated into
project design and pricing. Direct consumer research can also assist in the development
of a preliminary lead base for a project.

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Attachment I
Financial Planning and Analysis - evaluating financial feasibility
We develop “real time” and comprehensive financial models that provide our clients
the opportunity to evaluate the financial implications of their plans, identify and
evaluate options and alternate courses of action, establish realistic operating and
financial assumptions and targets, and identify and assess relevant risk factors.
Financial Advisory Services - identifying financing alternatives
Our financial advisory services enable our clients to identify and evaluate their
financing alternatives and funding sources, and negotiate favorable financing terms.
We are a resource for securing seed capital and permanent financing for projects,
identifying short and long-term funding sources, and assessing available options.
Master Development Planning - establishing a development blueprint
The Master Development Plan serves as the blueprint for the development or
repositioning of a senior living community. We work with management and its
project team, including architects, engineers, contractors, bankers and others, to
prepare a comprehensive guide for the development process that includes project
concept and programmatic design, development and operating budgets, service
packages and pricing, marketing and operating plans, plan of finance, and critical time
lines and responsibilities.
Campus Development and Repositioning - managing the development process
We help our clients effectively manage and coordinate each phase of the development
process, including pre-financing, construction and operations. Our role on the
development team is a function of the level of assistance required by our clients in
performing or managing the key elements of the development process, including:
 	Market planning
 	Financial analysis
 	Master development planning
 	Project team selection
 	Financing
 	Construction management
 	Operations
 	Program and facility design and
approvals

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Attachment II
Sawgrass Partners
Engagement Team Resumes
Janice Maloney
Ms. Maloney has over 25 years’ experience in the planning, development and financing
of senior living facilities. Ms. Maloney has worked with aging services providers across
the country and was a partner other senior living development, management and
marketing firm.
Relevant Experience:
 	Leading organizations in the development of new and repositioned
continuing care retirement communities, including facility design,
program and service plans, marketing and operating plans, and financing
alternatives.
 	Preparing financial projections and forecasts for senior living providers,
as well as analyzing the financial impact of adding new lines of service.
 	Preparing financial feasibility studies to be included in public and limited
use offering documents for the sale of tax-exempt and taxable bonds.
 	Facilitating the development of strategic plans, including analyzing
strategic options and initiatives and participating in the formation of long-
term care strategic alliances.
 	Conducting market demand analyses for senior care and retirement
housing providers, including demographic and competitive analysis to
analyze market demand for prospective new communities and to
determine appropriate project size.
 	Conducting primary market research, including developing and
administering surveys and facilitating focus group discussions.
 	Preparing and conducting benchmark studies.
Education: Ms. Maloney received a Bachelor of Science in Management from Indiana
University and a Master of Business Administration with concentrations in Finance and
Health Care Administration from the University of Illinois at Chicago.

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Attachment II
Sawgrass Partners
Engagement Team Resumes
Teresa Black
Ms. Black has over 15 years’ experience performing consulting engagements in the
areas of market assessments, strategy and planning analyses and market feasibility for
senior living providers.
Relevant Experience:
 	Conducting market assessments for senior living providers to analyze the
market viability of prospective new communities and additions, and to
determine appropriate project size.
 	Gathering market data, conducting site visits and reporting demographic
and market information for financial feasibility studies.
 	Preparing market demand analyses involving the determination of target
market areas and the consideration of economic, demographic and
competitive factors.
 	Conducting direct consumer research, including mail surveys and focus
groups.
 	Summarizing and analyzing consumer research preferences related to
residence types, pricing, services and amenities of proposed senior living
projects.
 	Participating in strategic analyses and planning for senior living
providers.
 	Performing due diligence procedures for senior living organizations.
 	Researching industry topics and facility information using various on-line
tools.
Education: Ms. Black received a Bachelor of Science in Business Administration in
Marketing from the University of Illinois Champaign-Urbana.

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Chicagoland Clients:
 	Bethany Methodist Corporation
 	Bethesda Rehab & Senior Care
 	Central Baptist Village
 	Chicagoland Methodist Senior Services
 	Franciscan Ministries
 	Friendship Village of Schaumburg
 	Greek American Rehab & Care
 	Lutheran Life Communities
 	Monarch Landing
 	Montgomery Place
 	Northwest Home for the Aged
 	Providence Life Services
 	Rolling Hills Campus
 	The Scottish Home
 	Smith Senior Living
 	Three Crowns Park
 	Wyndemere
Other Clients Nationwide:
 	Beatitudes Campus
Phoenix, AZ
 	Friendship Retirement Corporation
Glendale, AZ
 	Paradise Valley Estates
Fairfield, CA
 	Witham Health Services
Lebanon, IN
 	Village Shalom
Overland Park, KS
 	Fox Hill
Bethesda, MD
 	Clark Retirement Community
Grand Rapids, MI
 	Friendship Village of Kalamazoo
Kalamazoo, MI
 	Glacier Hills
Ann Arbor, MI
 	Benefis Senior Services
Great Falls, MT
 	Immanuel Lutheran Communities
Kalispell, MT
 	Jewish Community Housing Corporation
West Orange, NJ
 	Southeastern Retirement Associates
Charlotte, NC
 	United Methodist Retirement Homes, Inc.
Durham, NC
 	Eliza Jennings Senior Care Network
Cleveland, OH
 	Episcopal Retirement Homes
Cincinnati, OH
 	Maple Knoll Communities
Cincinnati, OH
 	Masonic Care Community of NY
Utica, NY
 	Pacific Retirement Services
Medford, OR
 	Parkview Christian
Portland, OR
 	Morningstar Senior Living, Inc.
Nazareth, PA
 	Pine Run Community
Doylestown, PA
 	Moravian Manor
Lititz, PA
 	Virginia United Methodist Homes
Richmond, VA
 	Capitol Lakes
Madison, WI
 	St. Camillus and San Camillo
Wauwatosa, WI
Sawgrass Partners 	Attachment III
Listing of Prior Experience
Our client service team has extensive experience with other senior living providers in the
Chicagoland area and throughout the country. The following is a partial list of clients for whom
we have provided services. We would be happy to provide additional information about specific
projects or contact information should you so desire.

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2121 Dewey Avenue
Evanston, IL 60201
847.475.7070
connect2home.org	Ending homelessness, one person at a time.
November 26, 2018
Betty A. Bogg
Executive Director
Connections for the Homeless
2121 Dewey Ave.
Evanston, Illinois 60201
Dear Members of the City of Evanston Housing & Homelessness Commission:
I am happy to provide this letter in support of the City of Evanston’s Age-Friendly
Evanston Task Force’s application to the Housing & Homelessness Commission for a
grant of $2,500. Since the Task Force’s inception in 2014, Connections for the
Homeless has closely followed the work of Age-Friendly Evanston and has been
particularly impressed with its analysis related to housing for seniors.
We agree that the next logical—and necessary—step to address the need for
affordable assisted living facilities is the Feasibility Study proposed by the Task
Force. We believe that the Task Force has done an admirable job in defining the
need, researching solutions to the need, investigating consultants who can complete
this next step, and understanding the necessity for such a Feasibility Study in
moving development of an assisted-living project forward. We are doubly
impressed that they are taking charge of funding the majority of the cost of the
Feasibility Study during this period where the City of Evanston budget is of such
concern.
Connections for the Homeless serves and catalyzes our community to end
homelessness, one person at a time. We recognize that safe, stable housing is the
foundation from which our clients can grow and work toward their full potential.
Since 1984, we have remained driven by values that promote equity and inclusion,
foster community collaboration, and honor the resilience of the people we serve. It
is with these values that we work across the northern suburbs to prevent
homelessness, shelter those in crisis, house individuals and families, and organize
our community to create and inspire lasting, systemic change.
We feel that the work of the Age-Friendly Evanston Task Force aligns directly with
our mission and our values. Age-Friendly Evanston participates actively in the
advocacy coalition we lead, Joining Forces for Affordable Housing, and we see the

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connect2home.org	Ending homelessness, one person at a time.
project they are proposing as an integral part of our vision for addressing the
affordable housing shortage in Evanston. We hope that you will grant their request
and help the community take this next important step.
Sincerely,
Betty A. Bogg, Executive Director
Connections for the Homeless

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November 26, 2018
City of Evanston Housing and Homelessness Commission
Ellen Cushing, Chair
Morton Civic Center
2100 Ridge Ave.
Evanston IL 60201
Dear Ms. Cushing and Member of the Commission:
I am writing in support of the pilot project proposed by the Age-Friendly Evanston Task
Force Housing Committee, and ask that you approve their request for $2,500 to
complete the feasibility study outlined in the project proposal.
As a member of the Age-Friendly Task Force, I am impressed by the resourcefulness
and ingenuity of the housing committee in not only designing a much-needed study, but
also securing the expert counsel needed to complete it (and at a below-market rate, I
might add). As a former executive director of North Shore Village, a non-profit
organization whose mission includes helping seniors and families identify a broad range
of options for how and where to live, I encountered more than a few older adults who
feared they were being priced out of Evanston. And, as an older adult living on a fixed
income, I share that concern.
The Age-Friendly Task Force, as well as other housing-focused organizations serving
Evanston, has presented both anecdotal and evidence-based documentation that the
need for a broader range of affordable options for seniors is great, and the time to
address it is now. Thanks to the task force members’ diligence in designing the
feasibility study and securing an expert resource to carry it out, we can anticipate having
an up-to-date market analysis that can be used to design affordable housing solutions
for older adults in Evanston.
Please give this proposal your careful attention and your support.
Sincerely,
Helen C. Gagel
804 Oakton, Evanston

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Board of Directors
Nancy Bashook
Ifaat Bosse
Carolyn DeSwarte
Gifford
Jessica T. Feldman
Kristin Gover
Marla Johnson
Jacki Kimel
Marguerite O’Connor
Jennifer O’Neil
Linda Rockwell
David Terman
Judy Witt
Herb Wolf
Advisory Council
Charlotte Bishop
Nancy Flowers
Kim Hand
David Jacobson
Audrey Thompson
Executive Director
Marie O’Connor
Member Engagement
Mary Shaughnessy
Volunteer Coordinator
Mary McCulloch
November 26, 2018
Ellen Cushing, Chair
City of Evanston Housing and Homelessness Commission
Dear Ms. Cushing:
We are happy to provide this letter supporting the Evanston Age-Friendly Task
Force’s grant request that will support a feasibility study of options for senior-
focused affordable housing in Evanston.
North Shore Village was created in 2010 and is rooted in the national “village”
concept. It is a non-profit organization of older adults committed to helping one
another live purposeful lives by providing members and their families with
information about a broad range of options for how and where to live; fostering a
culture in which all our members benefit from both giving and receiving;
connecting our members with a range of services; and offering a variety of
programming and social activities.
More than 26% of seniors over 65 and half of those over 85 are living alone. Many
find their supportive circle of family and friends shrinking, leading to isolation.
Among other things, we know from recent research that both social isolation and
loneliness:
• Are associated with a higher risk of mortality in adults aged 52 and older
• Can negatively affect both physical and mental health
• Contribute to cognitive decline and risk of dementia
• Result in long-term care more likely to be needed
Providing seniors with a variety of affordable housing options is a critical
component of sustaining and supporting people as they navigate the full spectrum
of aging and avoid isolation.
We believe that the work of the Age-Friendly Evanston Task Force aligns with our
mission and our values. We see the project they are proposing as an integral part of
our vision for addressing the affordable housing shortage in Evanston. We
encourage you to grant their request and help the community take this important
next step.
Sincerely,
Jennifer Lee O’Neil Marie O’Connor
Board President Executive Director
Cc: Savannah Clement, Housing Policy and Planning Analyst, Community
Development, City of Evanston

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2025 Sherman Ave.
Evanston, IL 60201
November 24, 2018
City of Evanston Housing & Homelessness Commission
Attn: Ms. Cushing, Chair
2100 Ridge Ave
Evanston, IL 60201
Dear Ms. Cushing and Commission Members,
As a citizen, as a senior and as a former alderman, I am enthusiastically
supporting the Age-Friendly Task Force application and action plan for funding
a feasibility study for affordable senior housing in Evanston. I am pleased that
the ECF has granted the initial $5,000, and request your help in convincing the
city to provide the remaining $2,500 necessary. Our city has many options for
affluent seniors to reside in luxury surroundings, but sorely lacks housing for the
low to middle income senior—especially if they need assisted or supportive living
arrangements.
As a member of North Shore Village, a membership organization, I can testify to
the desire of the majority of seniors to remain in their own home as long as
possible. They may also desire to downsize from a single-family home to a
smaller affordable apartment…if they can find one. The Age-Friendly Task
Forces is determined to create such just opportunities. The feasibility plan is the
first step.
As a city, we have discussed, debated, speculated and studied how to increase
affordable housing, often without considering seniors of modest means. As an
alderman, I participated in these discussions, often to little avail. The Sawgrass
Partners will bring solid data to their market analysis. It will provide a strong basis
for developers and bankers to make decisions about real needs in our
community.
This is a firm, well-thought out action plan, and I heartily support awarding the
remaining funds from the city needed to make it possible.
Sincerely,
Cheryl Wollin

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To: Members of the Housing and Homelessness Commission
From: Sarah Flax, Housing and Grants Administrator
Savannah Clement, Housing Policy and Planning Analyst
Subject: Community Partners for Affordable Housing Proposals for the Continued
Administration of the Inclusionary Housing Ordinance Waitlist
Date: November 28, 2018
Recommendation:
Staff recommends approval of $28,675 for Community Partners for Affordable Housing
(CPAH) to continue administering Evanston’s Inclusionary Housing Ordinance (“IHO”)
centralized waitlist and conduct income certifications and recertification of households
for inclusionary units. This recommendation will go to the Planning and Development
Committee for approval on January 14, 2019.
Funding:
The funding source is the City’s Affordable Housing Fund, 250.21.5465.62490. The
Affordable Housing Fund has a current uncommitted cash balance of approximately
$800,000; including $50,000 budgeted for other program costs in FY2019.
Livability Benefits:
Built Environment: Support housing affordability;
Equity & Empowerment: Ensure equitable access to community benefits, and support
poverty prevention and alleviation.
Discussion
CPAH is requesting a $28,675 grant from City of Evanston for services to administer
Evanston’s IHO and centralized waitlist. This funding would be used for both personnel
and non-personnel costs associated with the management and implementation of the
centralized waitlist for Evanston residents interested in affordable housing through the
IHO, and other market rate developments with onsite affordable units. The scope of
work includes pre-screening interested applicants for the waitlist, conducting outreach,
income qualifying prospective tenants when affordable units are ready for rent up, re-
certifying incomes of tenants already housed in affordable units, and meeting with City
staff and developers as needed to discuss upcoming available units.
City staff anticipates the completion of 15 onsite affordable rental units at 1500
Sherman Ave (the Albion Residential building), in late 2019. CPAH would conduct
Memorandum

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Page 2
income certifications for households that would be referred for rent-up of those units. In
addition, CPAH would complete income re-certifications for households in the four
affordable units at 828 Noyes, the two onsite units at 1620 Central, and the one
affordable unit at 1571 Maple.
The City of Evanston would enter into a 12 month contract for Affordable Housing Fund
waitlist services with CPAH, from January 1 through December 31, 2019. If the
affordable units at 1500 Sherman do not become available until 2020, the contract
would roll over until rent-up of those units is complete.
Priority for affordable units is given first to qualified households who currently live in
Evanston, or who have lived in Evanston with a member of a household currently living
in Evanston, or to households in which the head of the household or the spouse or
domestic partner works in Evanston. The City also plans to allow other developers and
property managers with onsite affordable units to get referrals of income eligible
prospects from the centralized waitlist.
The City would make two payments to CPAH in the amount of $14,337.50 each, in April
and October 2019, if funding is approved. CPAH staff would track time used for the
administration of the City’s IHO program and use this data to inform its proposal for
funding renewal at the end of 2019. Additional information on CPAH’s scope and budget
can be found in the attachments.
Attachments:
CPAH’s Proposal Narrative
CPAH’s Proposal Budget

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PROPOSAL FOR ADMINSTERING EVANSTON’S INCLUSIONARY HOUSING
PROGRAM AND CENTRALIZED WAITLIST
1 | P a g e
Community Partners for Affordable Housing
400 Central Ave. # 111, Highland Park, IL 60035
847-681-8746; www.cpahousing.org
Proposal:
CPAH is applying for funding to be used to support administering Evanston’s Inclusionary
Housing Ordinance (IHO) and Evanston’s centralized waitlist for affordable rental housing.
CPAH will be utilizing this grant to provide support for inclusionary projects developed and
completed by December 31st, 2019 (up to 15 “new”units and 6 income re-certifications).
Specific duties include managing the application process, qualifying prospective buyers,
organizing and maintaining the applicant waiting list, marketing inclusionary opportunities to
eligible residents, educating potential buyers/renters about program requirements, screening and
qualifying buyers/renters, and monitoring recertification of rental units.. This grant includes
staff time to assist city staff with questions related to the IHO Policies and Procedures, as well as
meeting with developers when necessary and consulting on related matters. CPAH has over 15
years administering IHOs, incluing its work in Evanston this past 16 months and administering
Highland Park’s IHO for 15 years. In addition, CPAH consults with the City of Lake Forest on
the administration of its ordinance.
CPAH has worked with Evanston city staff and developers to market and lease affordable rental
units. Marketing efforts begin several months ahead of the completion of the development.
CPAH actively reached out to the community by, for example, holding information sessions at
the Evanston Public Library, where residents learn about the program and receive pre-
applications, and by circulating information about specific units via the Evanston e-newsletter.
During 2018, 150 applicants were added to the centralized waitlist as a result of these and other
marketing efforts. In addition to those who follow through to submit pre-applications, CPAH
receives many inquiries about housing that we estimate to be approximately 3 times the number
of pre-applications received.
When an IHO unit(s) is available, CPAH contacts potentially qualified applicants from the wait
list and asks for additional informaton and supporting income documentation. That information
is used to determine if an applicant is qualified. If an applicant is qualified, they are then referred
to the developer/landlord for further screening. The develeoper/landlord ulitmately decides
whether to offer a lease to a particular applicant. CPAH continues this process, in order of the
waiting list, until the available units are leased. As part of the contract, CPAH income re-certfies
all IHO tenants annually.
CPAH is committed to ensuring that all who are interested in applying for the program are given
the opportunity to do so and are provided services as needed to complete the application process.
All applicants are treated equally, and CPAH is pleased that our commitment to fairness has
resulted in a very diverse resident population.

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PROPOSAL FOR ADMINSTERING EVANSTON’S INCLUSIONARY HOUSING
PROGRAM AND CENTRALIZED WAITLIST
2 | P a g e
CPAH will be joining forces with two other successful housing non-profits as of January 1,
2019. The new organization, which will still be called CPAH, will create the opportunity to
engage additional staff as needed in the administration of the IHO. CPAH will continue to be a
HUD-certified Community Housing Development Organization (CHDO) in the City of Evanston
and Lake County, IL and will remain at the forefront of affordable housing as a leader in Illinois
and throughout the country.
Staff:
CPAH’s executive director, Kim Ulbrich, who will have a new title as of January 1, 2019 but
will continue to work on inclusionary housing, has extensive experience with affordable housing
development and the administration of local grant funds for affordable housing and homeless
programs, including four years as a Community Development Specialist with the McHenry
County Community Development Department. Kim has over 30 years of experience in real
estate and construction and served as the Project Manager for the McHenry County NSP
program where she supervised development, construction, and marketing of both multi-family
and single-family homes. Amy Kaufman, CPAH’s Associate Director (who will also have a
new title as of January 1, 2019) is a lawyer by training and handles a significant portion of the
organization’s fundraising, marketing, inquiries from prospective applicants, program
information workshops, management of the applications, qualification process and waiting lists,
sale process, and ongoing services to and education of renters and buyers. Reema Shakya,
Program Associate/Bookkeeper, assists with inquiries and managing the waitlist.
Budget Narrative:
CPAH is submitting its request for $28,675 to administer Evanston’s Inclusionary Housing
Ordinance for 2019. The proposal covers the cost of staff time allocated to complete the
processes outlined above, which reflect approximately 9% of staff time. Please note that should
the IHO units that are scheduled to be completed by the end of 2019 not be completed as
planned, this contract could be extended into 2020, just as the previous contract was extended.
Funding would cover:
• Coordinating the program with City staff;
• Implementing policies and procedures of the IHO;
• Fielding inquiries;
• Providing pre-applications and when appropriate, full applications;
• Conducting information sessions and other community outreach;
• Marketing the program generally to make residents aware of opportunities provided by
the IHO;
• Conducting income verification and qualification for applicants from the waiting list
when a unit is available. This includes collecting supporting income documentation for
each applicant contacted about a unit who decides to apply for a specific unit. The
information required includes but is not limited to tax returns, W2s, pay stubs, asset
statements and employer verification forms.

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PROPOSAL FOR ADMINSTERING EVANSTON’S INCLUSIONARY HOUSING
PROGRAM AND CENTRALIZED WAITLIST
3 | P a g e
• Working with applicants to complete the application process.
• Managing the waiting list for rental units including conducting yearly wait list updates;
Overhead including: 9 % of Operating Budget for each category
• Office Expenses
• Utilities
• Travel & Meeting Expenses (Mileage Reimbursement)
• Marketing & Advertising Expense
Thank you for your consideration.

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Community Partners, Inc.
Proposal Budget -Attachment A
Organization Name: Community Partners for Affordable Housing
Address: 400 Central Ave. #111
City, State, Zip: Highland Park, IL 60035
Telephone Number: 847-861-8746
Contact Name: Kim Ulbrich
Requested Period of Performance:
Salaries (List Positions and hourly rates Below): Percent of Time Billed Total Grant Budget
Executive Director, Hourly Salary $44.15 9% $9,297.43
Associate Director Salary $32.50 9% $6,843.46
Program Manager, Hourly Salary $19.95 9% $7,002.40
Total Salaries $ 23,143.29
Total Fringe Benefits
(% of salaries or actual costs) $ 2,571.00
In-Direct Costs (List Line Item Details Below)
Office Expense 9% 1,595.00
Occupancy Expense 9*% 77.00
Travel/Mileage 9% 270.00
Marketing/Advertising 9% 857.00
Office Equipment 9% 162.00
Total InDirect Costs $ 2,961.00
Approved Indirect Rate 9%
REQUESTED BUDGET
TOTAL BUDGET $ 28,675.00
1/1/2017-12/31/2017

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Notes from HHC meeting November 1, 2018
1) Check with Economic Development to get thoughts on possibility of imposing a fee on non-
residential demolition and check with the legal department re: implication of demolition tax on
non-residential properties
2) Continue research on Definition of Demolition
Clarification on how it is defined and what it means in practical terms
- can a demolition tax only be imposed on tear downs vs. major rehab vs. conversions
- how can we ensure that we are capturing all of the demolitions
- which City Department is following up to make sure demolition tax is being
enforced and homeowners or developers are not avoiding payment
because of “misinterpretation” of what a “demolition” is?
Does it have to be “tear down”?
Presumably for affordable housing fund purposes, it has to be consistent with the
definition of demolition that triggers the necessity for a “demolition permit”?
3) Continued Research on which local municipalities have demolition tax
Aside from Highland Park, Lake Forest, and Evanston, are there other local communities that
have a residential affordable housing demolition tax
4) What have been the legal challenges to this type of tax
5) Possible updates to Ordinance – for continued discussion
 Provision that offer a rebate for developers who replaced a single-family house with
affordable housing and/or who develop an accessory dwelling to that property that
would qualify as affordable housing
 Provision that requires placement of Affordable Housing, e.g. if the proposed
demolition (or conversion/rehab) activities involve affordable dwelling units,
replacement of the affordable dwelling units shall be provided on a one for one basis
Q: how would we determine when an “affordable house or unit” is being
demolished (conversion/rehab) --- what would be the definition and how
would it vary neighborhood to neighborhood
 Provision for exemptions:
For example, Highland Park ordinance states that the demolition tax can be waived under
some circumstances:
• When the permit applicant has entered into an agreement with the Housing Commission to
provide affordable housing in the new structure;

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• When the applicant has owned the property for at least five years prior to the demolition and
covenants to own the property for the next five years;
• When the demolition is necessary due to a natural disaster; or if the property owner is low or
moderate-income and qualifies for a medical exception.
Similarly, Lake Forest has a waiver provision:
• The applicant and City enter into an agreement relating to the creation of additional
affordable homes through the demolition and rebuilding process.
• The applicant is the record title-holder on the property for at least three years prior to and
following the demolition. In this instance, the applicant must pay the tax and notify the City of
his/her intent to seek a rebate. After the three-year post-permit period, the applicant may
apply for the rebate.
• Demolition becomes necessary because of factors beyond the owner’s control
6. Continued discussion and research of how to structure the fee
Square Footage discussion:
What if fee takes into account the new structure that will be built rather than the one that will
be demolished, adding additional fee for demolitions that result in a new home that is
significantly larger than the original home (example of structure: fee increase as the size
difference between the current and proposed home increases)
- potential problem with this approach: everyone would pay the same no matter what
neighborhood they lived in so it doesn’t take into account the housing costs/home values of
different neighborhoods. So, if you take two homes of same in two different areas of Evanston
that have same square footage increase in new home --- depending on the area in Evanston,
one home value may have significantly increased whereas another had a modest increase in
value yet both homeowners pay the same demolition tax.
Property Value Discussion:
Would using property value discourage the redevelopment of structures that would be costlier
to rehab than to rebuild
Using a property value measure could be more equitable as it will take into account the
different housing prices/values across the city of Evanston vs. square footage method or
straight fee method
7. Next HHC meeting – continued discussion on Demolition tax and begin discussion on
updating the Affordable Housing Fund purposes and definitions
- Questions to help shape the discussion will be sent via Google Docs

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Demolition Fee Increase Research and Considerations
At its meeting on October 4, 2018, the Housing and Homelessness Commission
discussed ideas and considerations for raising the City’s demolition tax. The
Commission also agreed to call the tax a fee.
Before the next HHC meeting on November 1, 2018, Commissioners are asked to
provide research and thoughts on the following questions and considerations:
● Should the fee apply to non-residential buildings?
○ Monika: I think this is more appropriate for the Economic Development
Commission. Demolition & redevelopment of non-residential buildings are
required and completed under different circumstances. Additionally, none
of the Commissioners (HHC Commissioners) have the expertise to
analyze this aspect of redevelopment.
○ Alderman Revelle: My immediate thought is to say “yes,” but Monika has
made a good point: the Economic Development Committee should
consider this. (What is the experience of other communities that apply
demolition fees to non- residential properties?)
○ Ellen: Haven’t found any demolition fees that apply to non-residential
buildings but there are several California communities that apply linkage
fees to non-residential properties, such as LA, see article in Curbed LA at
https://la.curbed.com/2017/12/13/16772046/linkage-fees-los-angeles-affordable-housing
○ Also see Los Angeles City Memo on Affordable Housing Linkage Fee
https://planning.lacity.org/ordinances/docs/ahlf/ImplementationMemo.pdf
● Should the fee be structured so that certain property values have different fees in
order to discourage tearing down affordable housing? The fee could vary
depending on the value of the property being torn down and built - the higher the
difference in value, the higher the fee?
○ Ellen: This does seem relevant. One of the issues we need to address is
the purpose or purposes of the Demolition Tax - is it to preserve existing
housing stock or solely as an affordable housing revenue source, or is it to
keep developers from building mcmansions or all of the above. And if a
revenue source only, what can be done to make it a more sustainable and
significant funding source. In some communities, a demolition tax was
passed because of the drastic impacts of demolition epidemic (Portland
and Austin). Questions to consider: In Evanston, is there a relationship
between demolition and loss of affordable housing or are we imposing this
tax solely as a source of funding for affordable housing? Do teardowns
threaten the city’s housing stock? As larger homes are getting built, are
middle and low-income residents getting pushed out? Are we trying to
preserve the historic character of Evanston or promote sustainability
through the re-use of period homes and buildings?
○ Here is a summary of what two local municipality have done:

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Lake Forest – residential only. Goal is to offset costs of demolition
incurred by city, including loss of affordable housing. $12,000 per
single-family home and $6,000 per unit for multifamily properties, or no
less than $12,000. Raised approximately $30k-40k per year (based upon
2014 stats I think). The City of Lake Forest issues an average of eight
permits per year, with 12 permits being issued (in 2014). Half of the
revenue from the tax is allocated to the City’s capital fund to support
infrastructure projects, and half is allocated to the Affordable Housing
Trust Fund to finance affordable housing initiatives. Full or partial waiver of
the fee is considered when:
• The applicant and City enter into an agreement relating to the creation of
additional affordable homes through the demolition and rebuilding
process.
• The applicant is the record title-holder on the property for at least three
years prior to and following the demolition. In this instance, the applicant
must pay the tax and notify the City of his/her intent to seek a rebate. After
the three-year post-permit period, the applicant may apply for the rebate.
• Demolition becomes necessary bec factors beyond the owner’s control
Highland Park - Highland – residential only. Goal is to mitigate the loss
of affordable housing from demolition and allocating the revenue to the
City’s Affordable Housing Trust Fund, which is used to help finance
various affordable housing initiatives in the city.
Demolition, defined as the removal or destruction of 50 percent or more of
the structure, is measured by a removal of any combination of interior
and/or exterior elements. The tax is $10,000 for a single-family home and
$3,000 per unit or $10,000, whichever is more, for multi-unit buildings.
The demolition tax can be waived under some circumstances:
• When the permit applicant has entered into an agreement with the
Housing Commission to provide affordable housing in the new structure;
• When the applicant has owned the property for at least five years prior
to the demolition and covenants to own the property for the next five
years;
• When the demolition is necessary due to a natural disaster; or if the
property owner is low or moderate-income and qualifies for a medical
exception.
.
To date the City has raised more than $3.3 million for the Affordable
Housing Trust Fund through the demolition tax as of 2014 because of
number of teardowns
• 	2014 (thru June 2014): 18 = $134,587
• 	2013: 22 = $170,257
• 	2012: 16 = $129,172
• 	2011: 7 = $60,169

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○ Ellen: Portland, Oregon proposal: In 2016 the Mayor of Portland
proposed a $25,000 tax on developers who tear down livable
single-family homes, plus $25 for every year the house has been standing.
He later revised those guidelines to offer a rebate for developers who
replaced a single-family house with affordable housing or multiple new
homes, in order to promote density and affordability. Ultimately, he did not
think he had Council support, so tabled the proposal.
○ Ellen: Although not exactly on point, Newport Beach, California has an
ordinance entitled “Replacement of Affordable Housing single family
homes or units” which states that if the proposed conversion or demolition
activities involve affordable dwelling units, replacement of the affordable
dwelling units shall be provided on a one for one basis, unless the Director
determines that replacement is not feasible.
○ Larry: To respond to Ellen’s questions, I think the most useful purpose for
a demolition fee is to slow the removal of affordable housing from the
market. From what I’ve heard and read about the AH issue, preservation
of the existing housing stock is really important. I like the use of square
footage, mentioned below, as a way to accomplish that
● Should the fee look at square footage? Would square footage be used instead of
property value? The City does not currently track square footage of buildings, so
that may pose a challenge.
○ Monika: I think square footage should be used rather than property value.
Using property value would likely discourage the redevelopment of
structures that are more costly to rehab than to rebuild.
○ Alderman Revelle: I suggest that the fee take into account the new
structure that will be built rather than the one that will be demolished.
Let's consider a variation on the Marin County approach: A basic
demolition fee (an increase in the current $10,000) plus an additional fee
for demolitions that result in a new home that is significantly larger than
the original home (e.g., 500 sq' or more larger? 1,000 sq’ or more larger?).
○ Ellen: I like Eleanor’s idea - wondering how that would square with the concern
that linkage fees are not allowed.
○ Larry: I also like Eleanor’s idea. Could the additional fee for significantly larger
homes be set to increase as the size difference between the current and
proposed homes increases? McMansions replacing modest homes would have a
higher demolition fee. Rehabs of modest homes would have a lower demolition
fee.
● Should the fee take into account the neighborhood or location of structure? For
example, should the fee be higher if the property is located adjacent to a school
or church? Should the impact of the construction on the surrounding area be
taken into account? Would taxing the impact of the construction be considered
an “impact fee”? Other municipalities have impact fees, but City Council has also
learned that Illinois has very strict laws on implementing impact fees.

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○ Monika: Varying the fee by neighborhood worries me. Are we going to
charge higher in high wealth areas? This will come across as an extra tax
on the rich. Alternatively, if we charge a higher fee in middle-income and
low-income areas, we are making it harder to redevelop the areas that are
more likely to have a redevelopment need. Taking the local amenities into
account is a more viable strategy, but a specific recommendation should
be made for the Commission to consider. My immediate concern is what if
the demolition is structured as to not have an impact on schools (because
the demolition is completed during summer break) or churches (because
the demolition is completed on a weekday) - in these instances, why
should we charge additional fees?
○ Alderman Revelle: I share Monika’s reluctance to vary the fee depending
on the neighborhood. I think it would be hard to predict the different
situations where this would be applicable and the possible unintended
consequences.
○ Ellen: I agree. This seems to be more of an issue of costs incurred by the
city because of construction projects and, I am guessing that there are
other ways for the city to re-coup those costs.
● Staff will provide information on the last five to ten demolitions, including
information on the the structure torn down, and the new structure that went in
place (if possible).
● Other: The demolition fee should increase on a regular schedule. (Alderman
Revelle)

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At its meeting on November 1st, 2018, the Housing and Homelessness Commission agreed to
begin making suggested revisions to the City’s Affordable Housing Fund description. Staff said
the goal is to remove “demolition tax” from the title, and instead add it as a source of revenue for
the Fund. Ideally, the City would have more than one revenue source for the Fund at some point
in the future. The revised description should also align with the City’s revised Inclusionary
Housing Ordinance.
Commissioners can provide ideas and suggestions for revisions in the document below:

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Page 1
CHAPTER 18 - AFFORDABLE HOUSING DEMOLITION TAX AND AFFORDABLE HOUSING FUND
SECTION:
4-18-1. - PURPOSE.
The purpose of this Chapter is to provide a source of funding for the creation, maintenance, and
improvement of safe and decent affordable housing in the City of Evanston in order to enhance
preservation and maintenance of the City's cultural and economic diversity.
(Ord. No. 139-0-05; Ord. No. 8-0-12, (48-0-11(exh. A, § 4-18-1)), 1-23-2012)
4-18-2. - DEFINITIONS.
For the purposes of administering this Chapter:
AFFORDABLE
HOUSING FUND.
The fund established by City Council which can only receive and expend monies
dedicated to the creation, preservation, maintenance, and improvement of
affordable housing for households whose income is one hundred percent
(100%) or less of area median income, with no less than sixty percent (60%) of
all monies reserved for households that earn less than eighty percent (80%) of
area median income. The City Manager or his/her designee may implement
programs including, but not limited to: down payment and/or rental assistance;
building rehabilitation and/or construction loans; property acquisition and
disposition; and grants to nonprofit organizations that serve households that
earn less than one hundred percent (100%) of area median income. Said
programs shall be administered in accord with guidelines generated by the
Evanston Housing and Homelessness Commission, reviewed by the Planning
and Development Committee and/or Human Services Committee of the City
Council, and approved by the City Council.
AFFORDABLE
HOUSING, OWNER
OCCUPIED.
Decent, safe, sanitary housing that is affordable to "relevant households" as
defined herein. The cost of the mortgage payment and relevant expenses (a
calculation of property taxes, homeowner's insurance, and, when applicable,
condominium or homeowner association fees) of owner occupied dwelling units
shall not exceed thirty three percent (33%) of the relevant household's gross
annual household income (the total income of all adults over eighteen (18)
years of age in the household).
AFFORDABLE
HOUSING, RENTAL.
Decent, safe, sanitary housing that is affordable to "relevant households" as
defined herein. The cost (including a utility allotment and adjustment for
household size) of rental dwelling units shall not exceed thirty percent (30%) of
the relevant household's gross annual household income (the total income of all

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Page 2
adults over eighteen (18) years of age in said household).
APPLICANT. Any individual who applies for a building demolition permit under this code.
AREA MEDIAN
INCOME.
The median income level for the Chicago primary metropolitan statistical area,
as established and defined in the annual schedule published by the secretary of
the United States department of housing and urban development and adjusted
for household size.
DEMOLITION.
The removal or destruction of a structure or building in whole or in part to the
extent of fifty percent (50%) or more of such structure or building as it existed
prior to the commencement of such act or process.
DEMOLITION
STRUCTURE. The building or structure to be demolished.
DIRECTOR. The director of the Evanston Community and Economic Development
Department.
DWELLING UNIT.
A room or group of contiguous rooms that include facilities used or intended to
be used for living, sleeping, cooking and eating, and that are arranged,
designed, or intended for use exclusively as living quarters.
RELEVANT
HOUSEHOLD.
A low or moderate income household whose total income does not exceed the
relevant percent of median income for the Chicago primary metropolitan
statistical area Chicago area, as established and defined in the annual schedule
published by the secretary of housing and urban development, and adjusted for
household size. A low income household has income that does not exceed
eighty percent (80%) of HUD area median income. A moderate income
household has income that does not exceed one hundred percent (100%) of the
HUD area median income.
REPLACEMENT
STRUCTURE. Any building or structure replacing the demolition structure.
RESIDENTIAL
STRUCTURE. Any building or structure containing dwelling units.
RESIDENTIAL
STRUCTURE,
A detached residential building containing three (3) or more dwelling units,
including what is commonly known as an apartment building, but not including

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Page 3
MULTI-FAMILY. group, row, or townhouses, excluding a hotel, motel, boarding house, rooming
house, dormitory, nursing home, mobile home, institution, or retirement home
or community.
RESIDENTIAL
STRUCTURE,
SINGLE-FAMILY
ATTACHED (Group,
Row, Or Townhouses).
Three (3) or more dwelling units joined side by side.
RESIDENTIAL
STRUCTURE,
SINGLE-FAMILY
ATTACHED, TWO-
FAMILY.
A residential building containing not more than two (2) dwelling units entirely
surrounded by open space on the same lot.
RESIDENTIAL
STRUCTURE,
SINGLE-FAMILY
DETACHED.
A residential building containing not more than one dwelling unit entirely
surrounded by open space on the same lot.
(Ord. No. 40-0-07; Ord. No. 8-0-12, (48-0-11(exh. A, § 4-18-1)), 1-23-2012; Ord. No. 61-O-12,
§ 2, 10-8-2012)
4-18-3. - TAX IMPOSED.
(A) Amount Of Tax. Any person granted a permit under this code for demolition of a residential structure
shall pay an affordable housing demolition tax of: 1) ten thousand dollars ($10,000.00) for the
demolition of any single-family detached residential structure, or 2) for the demolition of any multi-
family, single-family attached, or two-family residential structure, either ten thousand dollars
($10,000.00) or three thousand dollars ($3,000.00) for each unit in the structure, whichever amount
is more. The tax imposed pursuant to this Subsection shall be in addition to the demolition permit fee
established from time to time by the City Council and all other applicable fees and charges. Payment
of the tax, unless deferred as provided in Section 4 of this Chapter, shall be due upon issuance of a
demolition permit by the department, and is a condition to the validity of the permit. The City shall
have a lien against the property which was the subject of the demolition permit until applicable tax
obligations imposed by this Chapter are satisfied. The funds received by the City for the amount
imposed pursuant to this Subsection shall be dedicated to achievement of the affordable housing
goals and objectives as set forth in Section 1 of this Chapter. The demolition tax funds received
pursuant to the tax imposed by this Chapter shall be deposited directly into the affordable housing
fund.
(Ord. No. 40-0-07)

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Page 4
(B) Specific Applicability Rules. Notwithstanding the general requirement set forth in Subsection (A) of
this Section, the tax shall not apply under the following circumstances. This Subsection, however,
shall not affect an applicant's obligation to pay the demolition permit fee.
1. If the applicant and the City enter into an agreement for the provision of "affordable housing" as
defined in Section 2 of this Chapter in conjunction with the demolition that would otherwise be
the subject of Subsection (A) of this Section. Any such agreement shall require prior City
Council approval and shall specifically set forth the applicability of this Subsection.
2. If the Director determines, pursuant to regulations enacted by the City Council, that the building
or structure replacing the building or structure that is the subject of the demolition permit
constitutes "affordable housing" as defined in Section 2 of this Chapter.
3. If the director or any other city department head, or their respective designees, orders a
demolition for any reason, including, but not limited to, nuisance, public safety, or fire hazard,
this tax shall not apply, regardless of whether the demolition work is performed by a public or
private entity.
(C) General Applicability: Imposition of the tax provided for by subsection (A) of this section shall not
apply to any demolition for which a perfected application for the demolition permit was on file with the
city on or before the effective date hereof.
(Ord. No. 139-0-05)
(Ord. No. 139-0-05; Ord. No. 40-0-07; Ord. No. 8-0-12, (48-0-11(exh. A, § 4-18-3)), 1-23-2012)
4-18-4. - TAX DEFERRAL OPTION.
(A) A person who has been the record title holder or beneficiary of a land trust (collectively, "record title
holder") and occupant of a residential structure for three (3) consecutive years, and who files or
causes to be filed an application for a demolition permit for that structure, may opt for deferral of the
tax, as provided in this Subsection 4-18-4(A) or (B). In the event the demolition permit is for a multi-
unit structure, the person may only defer that portion of the demolition tax attributable to his/her own
dwelling unit. The demolition permit fee must be paid at the time of application. The person shall
make application for deferral of the tax to the Director on a form provided for that purpose and
available from the Building Permit Desk. To qualify for the deferral, the person shall provide
documentation to establish that all real estate taxes on the subject property have been paid in full as
of the date of application for the permit; that any and all City liens and judgments recorded on the
subject property have been satisfied; and that the person has been the record title holder and
occupant of the subject structure for three (3) consecutive years prior to the date of application for
the permit. Documentation the Director may require to establish the person's qualification for the tax
deferral option may include, but shall not be limited to, income tax records and proof of voter
registration. If the Director determines that the person qualifies for the deferral option, he/she shall
cause a lien to be recorded against the property with the Cook County Recorder in the amount of the
tax to be deferred, to which shall be added the applicable recordation fee. Except as provided in
Section 4-18-4(C), the lien shall not bear interest. The Director may, upon written request of the
person, subordinate the lien to any mortgage the person may have or seek on the property. Among
the factors the Director may consider in determining whether or not to grant the subordination
request is whether the value of the property is adequate to ensure payment of the City's lien, and
that all real estate taxes have been paid.
(B) Deferral of the Tax in the case of Recycling/Reuse of Materials. Any applicant who applies for a
demolition permit and seeks to defer the demolition tax by reason that the materials generated by the
demolition of a structure will be recycled and/or reused, may apply for a deferral of the tax. Evidence
of such recycling/reuse shall be furnished to the Director in writing, and the Director shall determine if
the applicant qualifies for this deferral option. All requirements for the application for the deferral and
the release of lien as provided for in this Section 4-18-4 of this chapter shall apply.

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Page 5
(C) Deferral of the Tax in the case that the subject property is no longer a buildable parcel. Any applicant
who applies for a demolition permit and seeks to defer the demolition tax by reason that the
lot/parcel in question is no longer buildable under the City's ordinance may apply for a deferral of the
tax. Evidence of such change in property characteristics must be furnished to the Director in writing
and the Director shall determine if the applicant qualifies for this deferral option. All requirements for
the application for the deferral and the release of lien as provided for in this Section 4-18-4 of this
chapter shall apply.
(D) Release of lien.
(1) A person who exercised the tax deferral option provided for in Section 4-18-4(A), (B), or (C) and
who has been the record title holder and occupant for three (3) consecutive years after issuance
of a Final Certificate of Occupancy for the replacement structure may apply for release of the
lien by making application therefor to the Director on a form provided for that purpose and
available from the Building Permit Desk. Documentation the Director may require to establish
the person's qualification for the release of lien may include, but shall not be limited to, income
tax records and proof of voter registration for the years in question. If the Director determines
that the person qualifies for the release, he/she shall provide the person with a recordable
release of lien no later than thirty (30) days after he/she determines that the person qualifies for
the release.
(2) A person who exercised the tax deferral option provided for in Section 4-18-4(A), (B) or (C) who
sells the subject property prior to the expiration of the three (3)-consecutive-year period after
issuance of the Final Certificate of Occupancy shall, as a condition to the City's release of the
lien, pay the tax due, to which shall be added interest at the annualized Money Market Index
rate published by the Government Finance Officers Association.
(Ord. No. 139-0-05; Ord. No. 40-0-07; Ord. No. 62-0-11, § 2, 8-8-2011; Ord. No. 8-0-12, (48-0-
11(exh. A, § 4-18-4)), 1-23-2012)
4-18-5. - STABILITY INCENTIVE.
When the tax was paid at the time of permit issuance as provided for in subsection 3(A) of this
chapter, a person who has been the record title owner and occupant of a residential property demolished
subsequent to the effective date of this chapter ("preexisting structure") for all of the three (3) years
immediately preceding the date of the application for demolition ("prepermit period"), and remains the
record titleholder and occupant of the property for three (3) consecutive years beginning immediately after
the date on which the certificate of occupancy for the new residential structure is issued, may qualify for a
monetary stability incentive in an amount equal to the demolition tax paid on the issuance of the permit for
demolition of the preexisting structure, provided, however, that only persons whose real estate taxes on
the property are paid in full at the time of application for stability incentive may apply for the incentive.
Application for the stability incentive payment shall be made to the director on a form provided for that
purpose and available from the building permit desk. The person must provide the director of Community
and Economic Development with such documentation as he/she may require to establish that the owner
qualifies for the payment under the requirements of this section. Such documentation may include, but is
not limited to, income tax returns and proof of voter registration for the years in question. The city shall
pay qualifying persons an amount equal to the demolition tax, if any, imposed pursuant to this chapter on
the issuance of the permit for the preexisting structure, less the amount of any liens recorded by the city
against the subject property, including, but not limited to, liens for judgments entered in cases adjudicated
in the city's Division Of Administrative Adjudication, no later than thirty (30) days after the Director of
Community and Economic Development determines that an owner qualifies for the stability incentive.
(Ord. No. 139-0-05; Ord. No. 40-0-07; Ord. No. 8-0-12, (48-0-11(exh. A, § 4-18-5)), 1-23-2012)

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4-18-6. - SEVERABILITY.
The provisions, sections, and subsections of this chapter shall be deemed separable, and the
invalidity of any portion of this chapter shall not affect the validity of the remainder.
(Ord. No. 139-0-05; Ord. No. 40-0-07; Ord. No. 8-0-12, (48-0-11(exh. A, § 4-18-6)), 1-23-2012)

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Page 1
CHAPTER 18 - AFFORDABLE HOUSING DEMOLITION TAX AND AFFORDABLE HOUSING FUND
SECTION:
4-18-1. - PURPOSE.
The purpose of this Chapterthe Affordable Housing Fund is to provide funding for the planning,
expansion, maintenance, conservation, and rehabilitation of Evanston's housing stock and to be responsive to needs
for change in housing-related matters to the end of maintaining a diverse residential environment and to conserve
property values within the community and to combat homelessness.provide a source of funding for the creation,
maintenance, and improvement of safe and decent affordable housing in the City of Evanston in order to
enhance preservation and maintenance of the City's cultural and economic diversity.
(Ord. No. 139-0-05; Ord. No. 8-0-12, (48-0-11(exh. A, § 4-18-1)), 1-23-2012)
4-18-2. - DEFINITIONS.
For the purposes of administering this Chapter:
AFFORDABLE
HOUSING FUND.
The fund established by City Council which can only receive and expend monies
dedicated to the creation, preservation, maintenance, and improvement of
affordable housing for households whose income is one hundred twenty
percent (100120%) or less of area median income, . Priority uses with no less
than sixty percent (60%) of all monies reserved for households that earn less
than eighty percent (80%) of area median income will be based on the City’s
Consolidated Plan that identifies housing needs and strategies to address them
and is approved by City Council. The City Manager or his/her designee may
implement programs activities including, but not limited to:
Housing development projects funded by loans or grants including, but not
limited to, acquisition, pre-development costs; construction of new housing
units; rehabilitation of existing units; adaptive re-use of non-residential
buildings for housing; construction or renovation of shelters and/or transitional
housing.
Housing programs and services funded by grants that are implemented by
nonprofits or City staff that serve households whose incomes do not exceed
120% of the area median income including, but not limited to: grants or loans to
homebuyers in the form of down payment and/or closing cost assistance;
homebuyer/credit counseling; home maintenance and management for new
homeowners; rental assistance; landlord-tenant services; landlord training and
education; building rehabilitation and/or construction loans; property
acquisition and disposition;-homesharing programs; and case management and
other needed services to enable households to access housing or shelter and/or

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maintain their housing.and grants to nonprofit organizations that serve
households that earn less than one hundred percent (100%) of area median
income.
Funds may also be used to fund staffing and other costs required to administer
and manage funded activities, monitor compliance with affordable housing
requirements, and assess and report outcomes and effectiveness at meeting
City housing related goals.
Said projects and programs shall be administered in accord with guidelines
generated by the Evanston Housing and Homelessness Commission, reviewed
by the Planning and Development Committee and/or Human Services
Committee of the City Council, and approved by the City Council.
AFFORDABLE
HOUSING, OWNER
OCCUPIED.
Decent, safe, sanitary housing that is affordable to "relevant households" as
defined herein. The cost of the mortgage payment principal and interest and
relevant expenses (a calculation of property taxes, homeowner's insurance,
private mortgage insurance and, when applicable, condominium or homeowner
association fees) of owner occupied dwelling units shall not exceed thirty three
one percent (3331%) of the relevant household's gross annual household
income (the total income of all adults over eighteen (18) years of age in the
household).
AFFORDABLE
HOUSING, RENTAL.
Decent, safe, sanitary housing that is affordable to "relevant households" as
defined herein. The cost (including a utility allotment and adjustment for
household size) of rental dwelling units shall not exceed thirty percent (30%) of
the relevant household's gross annual household income (the total income of all
adults over eighteen (18) years of age in said household).
APPLICANT. Any individual who applies for a building demolition permit under this code.
AREA MEDIAN
INCOME.
The median income level for the Chicago primary metropolitan statistical area,
as established and defined in the annual schedule published by the secretary of
the United States department of housing and urban development and adjusted
for household size.
DEMOLITION.
The removal or destruction of a structure or building in whole or in part to the
extent of fifty percent (50%) or more of such structure or building as it existed
prior to the commencement of such act or process.
DEMOLITION The building or structure to be demolished.
Comment [FS1]: Move to Demolition Tax
section
Comment [FS2]: Move to Demolition tax section
Comment [FS3]: Move to demolition tax section

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STRUCTURE.
DIRECTOR.
The director of the Evanston Community and Economic Development
Department or his/her designee, or of any successor agency, unless
otherwise indicated..
DWELLING UNIT.
A room or group of contiguous rooms that include facilities used or intended to
be used for living, sleeping, cooking and eating, and that are arranged,
designed, or intended for use exclusively as living quarters.
RELEVANT
HOUSEHOLD.
A low or, moderate, or middle income household whose total income does not
exceed the relevant percent of median income for the Chicago primary
metropolitan statistical area Chicago area, as established and defined in the
annual schedule published by the secretary of housing and urban development,
and adjusted for household size. A low income household has income that does
not exceed eighty fifty percent (8050%) of HUD area median income. ; aA
moderate income household has income that does not exceed eighty percent
(80%) of HUD area median income, and a middle income household has income
that does not exceed one hundred twenty percent (100120%) of the HUD area
median income.
REPLACEMENT
STRUCTURE. Any building or structure replacing the demolition structure.
RESIDENTIAL
STRUCTURE. Any building or structure containing dwelling units.
RESIDENTIAL
STRUCTURE,
MULTI-FAMILY.
A detached residential building containing three (3) or more dwelling units,
including what is commonly known as an apartment building, but not including
group, row, or townhouses, excluding a hotel, motel, boarding house, rooming
house, dormitory, nursing home, mobile home, , or institution, or retirement
home or community.
RESIDENTIAL
STRUCTURE,
SINGLE-FAMILY
ATTACHED (Group,
Row, Or Townhouses).
Three (3) or more dwelling units joined side by side.
RESIDENTIAL A residential building containing not more than two (2) dwelling units entirely
Comment [FS4]: Separate definitions for
Community Development Department and
Director?
Comment [FS5]: Expand to include live-work
spaces?
Comment [FS6]: Move to demolition tax section

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Page 4
STRUCTURE,
SINGLE-FAMILY
ATTACHED, TWO-
FAMILY.
surrounded by open space on the same lot.
RESIDENTIAL
STRUCTURE,
SINGLE-FAMILY
DETACHED.
A residential building containing not more than one dwelling unit entirely
surrounded by open space on the same lot.
(Ord. No. 40-0-07; Ord. No. 8-0-12, (48-0-11(exh. A, § 4-18-1)), 1-23-2012; Ord. No. 61-O-12,
§ 2, 10-8-2012)
SOURCES OF FUNDING FOR THE AFFORDABLE HOUSING FUND
DEMOLITION TAX (or Fee?)
4-18-3. - TAX IMPOSED.
(A) Amount Of Tax. Any person granted a permit under this code for demolition of a residential structure
shall pay an affordable housing demolition tax of: 1) ten thousand dollars ($10,000.00) for the
demolition of any single-family detached residential structure, or 2) for the demolition of any multi-
family, single-family attached, or two-family residential structure, either ten thousand dollars
($10,000.00) or three thousand dollars ($3,000.00) for each unit in the structure, whichever amount
is more. The tax imposed pursuant to this Subsection shall be in addition to the demolition permit fee
established from time to time by the City Council and all other applicable fees and charges. Payment
of the tax, unless deferred as provided in Section 4 of this Chapter, shall be due upon issuance of a
demolition permit by the department, and is a condition to the validity of the permit. The City shall
have a lien against the property which was the subject of the demolition permit until applicable tax
obligations imposed by this Chapter are satisfied. The funds received by the City for the amount
imposed pursuant to this Subsection shall be dedicated to achievement of the affordable housing
goals and objectives as set forth in Section 1 of this Chapter. The demolition tax funds receive d
pursuant to the tax imposed by this Chapter shall be deposited directly into the affordable housing
fund.
(Ord. No. 40-0-07)
(B) Specific Applicability Rules. Notwithstanding the general requirement set forth in Subsection (A) of
this Section, the tax shall not apply under the following circumstances. This Subsection, however,
shall not affect an applicant's obligation to pay the demolition permit fee.
1. If the applicant and the City enter into an agreement for the provision of "affordable housing" as
defined in Section 2 of this Chapter in conjunction with the demolition that would otherwise be
the subject of Subsection (A) of this Section. Any such agreement shall require prior City
Council approval and shall specifically set forth the applicability of this Subsection.
Comment [FS7]: Check with Legal about use of
fee instead of tax

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2. If the Director determines, pursuant to regulations enacted by the City Council, that the building
or structure replacing the building or structure that is the subject of the demolition permit
constitutes "affordable housing" as defined in Section 2 of this Chapter.
3. If the director or any other city department head, or their respective designees, orders a
demolition for any reason, including, but not limited to, nuisance, public safety, or fire hazard,
this tax shall not apply, regardless of whether the demolition work is performed by a public or
private entity.
(C) General Applicability: Imposition of the tax provided for by subsection (A) of this section shall not
apply to any demolition for which a perfected application for the demolition permit was on file with the
city on or before the effective date hereof.
(Ord. No. 139-0-05)
(Ord. No. 139-0-05; Ord. No. 40-0-07; Ord. No. 8-0-12, (48-0-11(exh. A, § 4-18-3)), 1-23-2012)
4-18-4. - TAX DEFERRAL OPTION.
(A) A person who has been the record title holder or beneficiary of a land trust (collectively, "record title
holder") and occupant of a residential structure for three (3) consecutive years, and who files or
causes to be filed an application for a demolition permit for that structure, may opt for de ferral of the
tax, as provided in this Subsection 4-18-4(A) or (B). In the event the demolition permit is for a multi-
unit structure, the person may only defer that portion of the demolition tax attributable to his/her own
dwelling unit. The demolition permit fee must be paid at the time of application. The person shall
make application for deferral of the tax to the Director on a form provided for that purpose and
available from the Building Permit Desk. To qualify for the deferral, the person shall provid e
documentation to establish that all real estate taxes on the subject property have been paid in full as
of the date of application for the permit; that any and all City liens and judgments recorded on the
subject property have been satisfied; and that the person has been the record title holder and
occupant of the subject structure for three (3) consecutive years prior to the date of application for
the permit. Documentation the Director may require to establish the person's qualification for the tax
deferral option may include, but shall not be limited to, income tax records and proof of voter
registration. If the Director determines that the person qualifies for the deferral option, he/she shall
cause a lien to be recorded against the property with the Cook County Recorder in the amount of the
tax to be deferred, to which shall be added the applicable recordation fee. Except as provided in
Section 4-18-4(C), the lien shall not bear interest. The Director may, upon written request of the
person, subordinate the lien to any mortgage the person may have or seek on the property. Among
the factors the Director may consider in determining whether or not to grant the subordination
request is whether the value of the property is adequate to ensure payment of the City's lien, and
that all real estate taxes have been paid.
(B) Deferral of the Tax in the case of Recycling/Reuse of Materials. Any applicant who applies for a
demolition permit and seeks to defer the demolition tax by reason that the materials generated by the
demolition of a structure will be recycled and/or reused, may apply for a deferral of the tax. Evidence
of such recycling/reuse shall be furnished to the Director in writing, and the Director shall determine if
the applicant qualifies for this deferral option. All requirements for the application for the deferral and
the release of lien as provided for in this Section 4-18-4 of this chapter shall apply.
(C) Deferral of the Tax in the case that the subject property is no longer a buildable parcel. Any applicant
who applies for a demolition permit and seeks to defer the demolition tax by reason that the
lot/parcel in question is no longer buildable under the City's ordinance may apply for a deferral of the
tax. Evidence of such change in property characteristics must be furnished to the Director in writing
and the Director shall determine if the applicant qualifies for this deferral option. All requirements for
the application for the deferral and the release of lien as provided for in this Section 4-18-4 of this
chapter shall apply.
Comment [FS8]: Review with Legal in light of
Cook County requirements for diversion of
demolition materials from landfills.

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(D) Release of lien.
(1) A person who exercised the tax deferral option provided for in Section 4-18-4(A), (B), or (C) and
who has been the record title holder and occupant for three (3) consecutive years after issuance
of a Final Certificate of Occupancy for the replacement structure may apply for release of the
lien by making application therefor to the Director on a form provided for that purpose and
available from the Building Permit Desk. Documentation the Director may require to establish
the person's qualification for the release of lien may include, but shall not be limited to, income
tax records and proof of voter registration for the years in question. If the Director determines
that the person qualifies for the release, he/she shall provide the person with a recordable
release of lien no later than thirty (30) days after he/she determines that the person qualifies for
the release.
(2) A person who exercised the tax deferral option provided for in Section 4-18-4(A), (B) or (C) who
sells the subject property prior to the expiration of the three (3)-consecutive-year period after
issuance of the Final Certificate of Occupancy shall, as a condition to the City's release of the
lien, pay the tax due, to which shall be added interest at the annualized Money Market Index
rate published by the Government Finance Officers Association.
(Ord. No. 139-0-05; Ord. No. 40-0-07; Ord. No. 62-0-11, § 2, 8-8-2011; Ord. No. 8-0-12, (48-0-
11(exh. A, § 4-18-4)), 1-23-2012)
4-18-5. - STABILITY INCENTIVE.
When the tax was paid at the time of permit issuance as provided for in subsection 3(A) of this
chapter, a person who has been the record title owner and occupant of a residential property demolished
subsequent to the effective date of this chapter ("preexisting structure") for all of the three (3) years
immediately preceding the date of the application for demolition ("prepermit period"), and remains the
record titleholder and occupant of the property for three (3) consecutive years be ginning immediately after
the date on which the certificate of occupancy for the new residential structure is issued, may qualify for a
monetary stability incentive in an amount equal to the demolition tax paid on the issuance of the permit for
demolition of the preexisting structure, provided, however, that only persons whose real estate taxes on
the property are paid in full at the time of application for stability incentive may apply for the incentive.
Application for the stability incentive payment shall be made to the director on a form provided for that
purpose and available from the building permit desk. The person must provide the director of Community
and Economic Development with such documentation as he/she may require to establish that the owner
qualifies for the payment under the requirements of this section. Such documentation may include, but is
not limited to, income tax returns and proof of voter registration for the years in question. The city shall
pay qualifying persons an amount equal to the demolition tax, if any, imposed pursuant to this chapter on
the issuance of the permit for the preexisting structure, less the amount of any liens recorded by the city
against the subject property, including, but not limited to, liens for judgments entered in cases adjudicated
in the city's Division Of Administrative Adjudication, no later than thirty (30) days after the Director of
Community and Economic Development determines that an owner qualifies for the stability incentive.
(Ord. No. 139-0-05; Ord. No. 40-0-07; Ord. No. 8-0-12, (48-0-11(exh. A, § 4-18-5)), 1-23-2012)
4-18-6. - SEVERABILITY.
The provisions, sections, and subsections of this chapter shall be deemed separable, and the
invalidity of any portion of this chapter shall not affect the validity of the remainder.
(Ord. No. 139-0-05; Ord. No. 40-0-07; Ord. No. 8-0-12, (48-0-11(exh. A, § 4-18-6)), 1-23-2012)

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DEVELOPER CONTRIBUTIONS
Including, but not limited to, fees in lieu paid in compliance with the Inclusionary Housing
Ordinance, fees for affordable housing negotiated in planned development agreements, and
impact fees that may be assessed on development projects not covered by the inclusionary
housing ordinance.
OTHER
Including, but not limited to, real estate transfer tax fees, hotel/motel taxes, a percentage of
property taxes, or other sources as approved by City Council.

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