Three Crowns Park redevelopment continued after neighbors and commissioners press for more study on parking and trees

The Land Use Commission on May 27 continued a major proposal from Covenant Living/Three Crowns Park to convert the historic Pioneer Place building into independent living units and to add surface parking, after a lengthy record of testimony from the applicant, technical consultants and more than a dozen neighbors.

Why it matters: The project asks the city to allow several plan‑development and special‑use modifications — notably the adaptive reuse of a 1908 landmark building into 23 independent units and a set of site development allowances that would permit open parking in front‑yard areas. The applicant’s team said the selected approach preserves the south‑facing park area and historic fabric but requires new surface stalls to avoid displacing staff and to serve visitors.

What the applicant presented: Attorney Lenny Assaro summarized the relief sought, emphasizing that staff remained neutral on the multiple requests. Randy Gross (Covenant Living) said the renovation preserves a historic building and reduces the number of new units compared with an earlier 90‑unit plan, but that moving residents to independent living will increase the number of cars using the campus. Civil and parking consultant Eric Tracy summarized a Kimley Horn analysis that recorded an existing Wednesday peak parking utilization of roughly 81% and estimated the Pioneer conversion would increase campus demand by about 40 spaces; the applicant’s plan proposes a net increase of 28 on‑site stalls and a target utilization near 91%.

Neighbors’ concerns: Dozens of nearby residents spoke during public comment and asked for more time to respond. Recurrent concerns included permanent loss of mature trees and green space if a northwest‑corner surface lot is built along Kolfax; stormwater and basement‑flooding risks; potential pedestrian safety conflicts where the proposed outbound exit aligns with a residential alley; and inadequate public review time after the application materials were posted. “If Evanston zoning and environmental protections are meant to be meaningful, there should be a very high bar for paving over green space,” said neighbor Sean McIll, who said the existing park is used for community events and family recreation.

Applicant response and alternatives: The applicant presented multiple parking alternatives and explained constraints — including an important burr oak and the Historic Preservation Commission’s preference to avoid front‑yard parking in front of Pioneer Place. Covenant Living staff described operational needs: the community employs roughly 180–190 staff and hosts many visiting clinicians, therapists and family members whose parking currently strains neighborhood streets. The applicant said it had explored lease options for off‑site parking and that valet during peaks had been used previously but said it preferred an on‑site solution to reduce pressure on adjacent streets.

Commission decision: After discussing procedural and evidentiary issues the commission voted to continue the public hearing to June 24, 2026 and to allow continuances for eligible property owners within the 1,000‑foot noticing boundary who requested additional time to prepare rebuttal evidence. The motion specified that requests from parties outside the geographic notice area would be denied. Commissioners and staff reiterated that written materials submitted for the continued hearing will be included in the public packet in advance of the next meeting.

What’s next: The case will return to the Land Use Commission on June 24; staff said submitted materials for the continued hearing will be included in the public packet distributed ahead of that meeting. The continued record will allow neighbors to submit technical evidence on parking, pedestrian safety, stormwater and tree impacts, and will give the applicant a chance to respond and revise designs if appropriate.