Benassi Townhomes Applicant: 1219 Partners, LLC. 930 Woodlands Parkway Vernon Hills, IL 60061 www.kinziegroup.com Contact Person: Mary M. Bak, mbak@kinziegroup.com Phone: 847-530-6859 Project Description Three adjacent parcels, 662, 658, and 702 Elm respectively, are located directly south and west of the Deerfield train station. Currently occupied by single-family homes constructed in the early 1900s, the buildings are in need of significant rehabilitation and renovation. 1219 Partners, LLC. proposes to raze the existing structures and construct eight (8) market rate townhome units on the property. This development will enhance the community by improving the Elm Street streetscape, removing dilapidated housing stock and replacing it with attractive housing, and enhance the values of surrounding properties. New construction such as that proposed will increase the tax revenues to the village, provide housing for smaller households interested in low maintenance-housing in proximity to the suburban downtown district and to rail facilities. The Benassi townhouse project is compatible with the Village s long term goals for the Village Center and adjacent neighborhoods. The 1219 Partners property is currently zoned R-4 which would permit two attached units to be constructed on the site. Kinzie proposes to build eight (8) townhomes in two clusters on the site., In reviewing the existing zoning and the vision of the comprehensive plan, Kinzie proposes that the following approvals would result in a project that fits squarely within the vision of the Deerfield: Project Zoning Requirements. Comprehensive Plan amendment Text Amendment of the Planned Development Ordinance to permit a Planned Development of less than 1 acre Rezoning to R-5 Special Use to permit a Residential Planned Development (PD) Side Yard Setback Variation to allow for width of units To obtain the approvals described above, the Deerfield Zoning standards must be satisfied. The applicant will address the requirements as follows: Existing uses- Changing the zoning to R-5 with a Special Use to permit a Residential Planned Development will be compatible with the existing uses in the area such as the South Commons row houses and the Taylor Junction project farther north along the tracks. The 700 block of Elm
has a mixture of older single family homes and large duplexes including immediately adjacent to the site. There are higher density R-5 planned developments along Deerfield Road. Current Zoning in the area- Amending the present zoning to R-5 with a special use to permit a eight (8)unit Residential Planned development would not negatively impact the existing R-4 zoning in the area which already permits two dwelling units and the same lot coverage as the R- 5 zoning. This project proposes a lot coverage of 19.7%. The Planned Development/Special Use process is a way to ensure that the project meets the quality standards of the surrounding community. Suitability of present zoning- Improving the housing stock and adding slightly more density to an area adjacent to the commuter train area and it daily commuter traffic, and an intense commercial district (Deerfield Square) is preferred to the currently existing single-family/twounit zoning. On Elm Street, the newest duplex project on the block has a larger footprint than the proposed project. Trend of development- It is unlikely that redevelopment of the existing aging properties along Elm Street will be in the form of single family or duplex uses, given the daily commuter activity, the proximity of the Metra rail and the adjacent Metra parking. Rather, the trend of development along the west side of the Metra rail line is low density multifamily such as the recently approved Taylor Junction project. Project Specifications: The proposed eight unit project will be constructed of high quality materials using a combination of masonry and composite siding, and architectural asphalt shingles. Each unit will be approximately 2200 square feet In size and feature 2 and 3 bedrooms and 2 ½ baths. The units will address Elm Street and offer attractive curb appeal with a private entrance to each unit. In the rear, a private courtyard area and a two-car attached garage will be provided. Additional guest parking will be available in front of the garages. Generous landscaping will enhance the architecture of the units and screen the project from adjacent properties for privacy. Common area open space is provided which enhances the project for its residents and provides for an additional buffer to neighboring single family homes. Statement of Ownership: Under contract to 1219 Partners, LLC. Quantitative Summary Parcel Size: 38,427 SF Residential Density Allowed (Zoning R-4) Proposed (Zoning R-5) Total footprint of Buildings: 7380 SF Roads: 10,672 SF Number of parking spaces (8 garage spaces, 8 exterior spaces-total 16) Lot coverage: 19.67% Open Space: 19,380 SF
Maximum Residential Density that could be achieved with existing zoning: two units Statement of Zoning District Standards Current zoning- R-4. Proposed zoning- R-5. PUD- Allow a PUD in a R-5 zoning district of less than one (1) acre. The gross acreage of the property is 38,427 SF Maximum Lot Coverage- The Total ground area occupied by all buildings shall not exceed thirtyfive (35%) percent. Minimum Usable Open Space- A PUD in a R-5 zoning District shall have not less than twenty (20%) percent of gross area shall be devoted to permanent useable open space.
ARCHITECTURE LAND PLANNING INTERIOR ARCHITECTURE LANDSCAPE ARCHITECTURE 10100 ORLAND PARKWAY SUITE 110 ORLAND PARK, ILLINOIS 60467 P:708.799.4400 F:708.799.4434 WWW.LINDENGROUPINC.COM DECK DECK BEDROOM 2 W.I.C. KITCHEN PANTRY KITCHEN GARAGE Proposed 702 ELM Deerfield, Illinois 4 UNIT BUILDINGS BATH 2 P.R. P.R. LAUNDRY LOFT DINING RM DINING RM BATH 1 W.I.C. BEDROOM 1 LIVING RM LIVING RM ENTRY STUDY DATE DRAWN DESCRIPTION 2017-0151 PROJECT NUMBER FILE NUMBER 11-20-2017 DATE DRAWN BY FINAL REVIEW P:\2017\2017-0151\Drawing Files\Preliminary\2017-0151 prelim floor 11/20/2017 plans.dwg 3:04 PMPD-1.0 COPYRIGHT LINDEN GROUP INC. UPPER FLOOR PLAN ALTERNATE MAIN FLOOR PLAN MAIN FLOOR PLAN LOWER FLOOR PLAN 1/4"=1'-0" SCALE: 1/ 4" = 1'-0" COPYRIGHT - LINDEN GROUP INC. ALL RIGHTS RESERVED. ALL DRAWINGS, SPECIFICATIONS, PLANS, CONCEPTS, ARRANGEMENTS AND DESIGNS REPRESENTED OR REFERRED TO IN THESE DOCUMENTS ARE INSTRUMENTS OF SERVICE, AND THEREFORE ARE THE PROPERTY OF LINDEN GROUP INC. NONE OF THE ABOVE MAY BE DISCLOSED TO ANY PERSONS FOR ANY PURPOSE WITHOUT THE EXPRESS WRITTEN AUTHORIZATION OF LINDEN GROUP INC. PRELIMINARY UNIT - A 2064 SF PD-1.0 NAME OF
ARCHITECTURE LAND PLANNING INTERIOR ARCHITECTURE LANDSCAPE ARCHITECTURE 10100 ORLAND PARKWAY SUITE 110 ORLAND PARK, ILLINOIS 60467 P:708.799.4400 F:708.799.4434 WWW.LINDENGROUPINC.COM DECK BEDROOM 1 BEDROOM 2 PANTRY KITCHEN GARAGE Proposed 702 ELM Deerfield, Illinois 4 UNIT BUILDINGS P.R. LOFT BATH 1 DINING RM LAUNDRY W.I.C. M. BATH MASTER BEDROOM LIVING RM ENTRY STUDY DATE DRAWN DESCRIPTION 2017-0151 PROJECT NUMBER FILE NUMBER 11-20-2017 DATE DRAWN BY FINAL REVIEW P:\2017\2017-0151\Drawing Files\Preliminary\2017-0151 prelim floor 11/20/2017 plans.dwg 3:04 PMPD-2.0 COPYRIGHT LINDEN GROUP INC. UPPER FLOOR PLAN MAIN FLOOR PLAN LOWER FLOOR PLAN 1/4"=1'-0" SCALE: 1/ 4" = 1'-0" COPYRIGHT - LINDEN GROUP INC. ALL RIGHTS RESERVED. ALL DRAWINGS, SPECIFICATIONS, PLANS, CONCEPTS, ARRANGEMENTS AND DESIGNS REPRESENTED OR REFERRED TO IN THESE DOCUMENTS ARE INSTRUMENTS OF SERVICE, AND THEREFORE ARE THE PROPERTY OF LINDEN GROUP INC. NONE OF THE ABOVE MAY BE DISCLOSED TO ANY PERSONS FOR ANY PURPOSE WITHOUT THE EXPRESS WRITTEN AUTHORIZATION OF LINDEN GROUP INC. PRELIMINARY UNIT - B 2076 SF PD-2.0 NAME OF
ARCHITECTURE LAND PLANNING INTERIOR ARCHITECTURE LANDSCAPE ARCHITECTURE 10100 ORLAND PARKWAY SUITE 110 ORLAND PARK, ILLINOIS 60467 P:708.799.4400 F:708.799.4434 WWW.LINDENGROUPINC.COM DECK BEDROOM 2 BEDROOM 1 KITCHEN PANTRY GARAGE Proposed 702 ELM Deerfield, Illinois 4 UNIT BUILDINGS P.R. BATH 1 LOFT DINING RM LAUNDRY W.I.C. MASTER BEDROOM M. BATH LIVING RM STUDY ENTRY DATE DRAWN DESCRIPTION 2017-0151 PROJECT NUMBER FILE NUMBER 11-20-2017 DATE DRAWN BY FINAL REVIEW P:\2017\2017-0151\Drawing Files\Preliminary\2017-0151 prelim floor 11/20/2017 plans.dwg 3:04 PMPD-3.0 COPYRIGHT LINDEN GROUP INC. UPPER FLOOR PLAN MAIN FLOOR PLAN LOWER FLOOR PLAN 1/4"=1'-0" SCALE: 1/ 4" = 1'-0" COPYRIGHT - LINDEN GROUP INC. ALL RIGHTS RESERVED. ALL DRAWINGS, SPECIFICATIONS, PLANS, CONCEPTS, ARRANGEMENTS AND DESIGNS REPRESENTED OR REFERRED TO IN THESE DOCUMENTS ARE INSTRUMENTS OF SERVICE, AND THEREFORE ARE THE PROPERTY OF LINDEN GROUP INC. NONE OF THE ABOVE MAY BE DISCLOSED TO ANY PERSONS FOR ANY PURPOSE WITHOUT THE EXPRESS WRITTEN AUTHORIZATION OF LINDEN GROUP INC. PRELIMINARY UNIT - C 2289 SF PD-3.0 NAME OF
ARCHITECTURE LAND PLANNING INTERIOR ARCHITECTURE LANDSCAPE ARCHITECTURE 10100 ORLAND PARKWAY SUITE 110 ORLAND PARK, ILLINOIS 60467 P:708.799.4400 F:708.799.4434 WWW.LINDENGROUPINC.COM PROPOSED RIGHT ELEVATION PROPOSED REAR ELEVATION SCALE: 3/16" = 1'-0" DATE DRAWN DESCRIPTION PROJECT NUMBER FILE NUMBER DATE DRAWN BY FINAL REVIEW P:\2017\2017-0151\Drawing Files\Preliminary\2017-0151 prelim elevations 20171120.dwg 11/20/2017 2:50 PMPD-4.0 Proposed 702 ELM Deerfield, Illinois 4 UNIT BUILDINGS 2017-0151 11-20-2017 COPYRIGHT LINDEN GROUP INC. PROPOSED LEFT ELEVATION PROPOSED FRONT ELEVATION SCALE: 3/16" = 1'-0" COPYRIGHT - LINDEN GROUP INC. ALL RIGHTS RESERVED. ALL DRAWINGS, SPECIFICATIONS, PLANS, CONCEPTS, ARRANGEMENTS AND DESIGNS REPRESENTED OR REFERRED TO IN THESE DOCUMENTS ARE INSTRUMENTS OF SERVICE, AND THEREFORE ARE THE PROPERTY OF LINDEN GROUP INC. NONE OF THE ABOVE MAY BE DISCLOSED TO ANY PERSONS FOR ANY PURPOSE WITHOUT THE EXPRESS WRITTEN AUTHORIZATION OF LINDEN GROUP INC. PRELIMINARY PD-4.0 NAME OF