memorandum - oak park
TRANSCRIPT
MEMORANDUM
To: Craig M. Failor – Oak Park Village Planner
From: Floyd D. Anderson, AIA & Rich Van Zeyl, AIA
Date: 1/29/2021
Subject: 203 S. Marion Street – Planned Development
PD #: 202000048
Developer: Focus Development
Architect: PL202000048
The purpose of this memo is to review the proposed Planned Development at 203 S. Marion Street for a
seven-story apartment building at the corner of Marion Street and Pleasant Street. The existing
Drechsler, Brown & Williams Funeral Home on the site will be demolished to make way for this project.
Wight met with Focus and Booth Hansen in June 2020, and had additional meetings or drawings reviews
in October, November, and finally January of this year. Portions of those early drawing packages have
been included in this memo to show how the design evolved during the process. The proposed project
has a total of 159 dwelling units, 123 parking spaces in a building that is 84’-10” tall. They are requesting
relief to allow six dwelling units on the first floor, a reduction in the 1:1 parking ratio, an increase in
building height from the 60’ maximum, an increase in setback to 10’ from 0’ along Marion Street, and a
reduction in the 9’-0” turn around area at the end of the parking stalls.
GENERAL COMMENTS
The proposed design is based on a traditional courtyard or U-shaped residential building, which is
common in Oak Park and appropriate for a roughly square shaped site such as this. In our early meetings,
the design team explained the approach by referencing similar projects throughout Oak Park that they
were drawing inspiration from to design a contextually sensitive solution. The extensive use of brick,
stepped bay windows, and an active street level were referenced and included in their final design.
The six maisonette units along Marion Street at the ground floor are a creative solution and will be a
unique product type for the Oak Park housing market. They effectively shield the parking garage so that
cars will not be visible from view along the two primary streets and will activate the street and pedestrian
experience. Given the current state of the retail market due to the pandemic, additional retail space is
not needed, and these units are a good alternative to retail storefronts that may not be leased anytime
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01.29.2021
soon. Two of the applicant’s zoning relief requests are related to these maisonette units, and we have
no objection to them.
Overall, the detailing of the project is very good, and will have the appearance of well crafted and
constructed building. Care has been given to all four sides of the building, to make sure that the
expression is consistent throughout. South of the property is a parking lot that will likely remain open
indefinitely, so the south elevation has been given equal importance to the north; something that was
lacking in their initial designs. We like the fact that not every unit has a balcony, which creates a nice
balance of large, small, and Juliette balconies on the building. The framing and trim around the window
openings have been carefully studied and will create depth and shadows on the façade, which will
complement the older buildings in the area well. The design also has modified the streetscape as needed
to have a clear relationship to the maisonette units along Marion Street, and will enhance the pedestrian
experience.
CONCLUSION
We support this project because we feel the design, while being a new, contemporary building, will fit
well into the context of the neighborhood. The materials and detailing are consistent with the
streetscape of the surrounding buildings. The massing, while taller than the building it is replacing, does
not make it the tallest building around, and we feel is compatible in the context. We have no objections
to the any of relief they are seeking including height, setbacks, or parking ratio. The developer and
architect have a proven track record for high quality projects, and we feel this will be a fine addition to
the neighborhood.
Wight & Company
211 N. Clinton Street
Suite 3N
Chicago, IL 60601
Floyd D. Anderson, AIA Richard Van Zeyl, AIA LEED AP
Principal Associate Principal
BOOTH HANSEN
10
3D VIEWS 203 S. MARION ST.
2000.002020_06_19
AERIAL VIEW LOOKING NW AERIAL VIEW LOOKING SW AERIAL VIEW LOOKING SE
S. MARION ST.
THE CARLETON
PLEASANT ST.
S. MARION ST.
PLEASANT ST.
THE CARLETON
THE CARLETON
S. MARION ST.
PLEASANT ST.
VIEW FROM S. MARION ST, LOOKING SOUTH VIEW FROM S. MARION ST, LOOKING NW
3D VIEWS BOOTH HANSEN 203 S. Marion Street 06.24.2020
VIEW OF RESIDENTIAL ENTRANCES BOOTH HANSEN 203 S. Marion Street 06.24.2020
ELEVATIONS
14' -
0"
12' -
0"
11' -
8"
11' -
8"
11' -
8"
11' -
8"
13' -
4"
T.O.
RO O
F
86' -
0"
0111090605
07 0204
04
03
14' -
0"
12' -
0"
11' -
8"
11' -
8"
11' -
8"
11' -
8"
13' -
4"
T.O.
RO O
F
86' -
0"
010403 11 09
0204 07
05
14' -
0"
12' -
0"
11' -
8"
11' -
8"
11' -
8"
11' -
8"
13' -
4"
T.O.
RO O
F
86' -
0"
03 11 0905
07
14' -
0"
12' -
0"
11' -
8"
11' -
8"
11' -
8"
11' -
8"
13' -
4"
T.O.
RO O
F
86' -
0"
11 03 090906
08 07
FRONT SET SSG WINDOW WALL W 1"GUARDIAN "AG50" ON CLEAR LOW E INSULVISION GLASS
01
FRONT SET SSG WINDOW WALL W 1"GUARDIAN "SN68" ON CLEAR LOW E INSULVISION GLASS
02
WINDOW SYSTEM W 1" GUARDIAN "AG50"ON CLEAR LOW E INSUL VISION GLASS03
ALUMINUM CLADDING, PREFINISHEDCUSTOM COLOR, CUSTOM CHANNELPROFILE, INTEGRATED INTO WINDOWWALL SYSTEM
04
BRICK VENEER05
STUCCO06
GRANITE CLADDING W HONED FINISH07
GROUND FACE MASONRY CMU, CUSTOMCOLOR08
LIMESTONE CLAD PARAPET09
1 1/4" THICK GRANITE CLADDING WHONED FINISH10
KEYNOTES
PREFINISHED METAL ROOF MECHANICALSCREEN W STEEL STRUCTURE11
GUARDRAIL, PREFINISHED ALUMINUMFRAME W 1/2" THICK TEMPERED CLEARGLASS INFILL PANELS
12
2' X 2' PRECAST CONCRETE DECK TILE ONADJ. PEDESTAL SYSTEM13
BOOTH HANSEN
13
EXTERIOR ELEVATIONS 203 S. MARION ST.
2000.002020_06_19
1/32" = 1'-0"2 EAST ELEVATION 1/32" = 1'-0"1 NORTH ELEVATION
1/32" = 1'-0"3 SOUTH ELEVATION 1/32" = 1'-0"4 WEST ELEVATION
0 8 16 32 64
NOTE: FIRE SEPARATION DISTANCE TO PROPERTY LINE IS 8' WHICH LIMITS THE % OF OPENINGS TO 25%
14 13 15 16
6
PLEASANT STREET
SOU
TH M
ARIO
N S
TREE
T
0'
LEASING 750 SF
MECHSTRG
888 SF.
LOADING/ MECH 891 SF
MAISONETTE1,448 SF
MAISONETTE1,352 SF
MAISONETTE1,352 SF
MAISONETTE1,352 SF
MAISONETTE1,448 SF
CAFE1,374 SF
TRASHROOM298 SF
64 SPACES (10 COMPACT)TOTAL: 129 SPACES (17 COMPACT = 13.1%)
LOBBY2,375 SF
20 14 15 16
65 SPACES (7 COMPACT)
MECHSTRG.
AMENITY2,760 SFMECH
400 SF
UP0'14'
MAISONETTE1,448 SF
MAISONETTE1,352 SF
MAISONETTE1,352 SF
MAISONETTE1,352 SF
MAISONETTE1,448 SF
MECHSTRG.
60' -
0"
72' -
0"
60' -
0"
8' -
0"
165'
- 0"
27' -
0"
4' - 0"
21 3 4
60' - 0" 60' - 0" 50' - 0"
WORKOUT1,200 SF
BOOTH HANSEN
04
FLOOR PLANS - PARKING SCHEME 1 203 S. MARION ST.
2000.002020_06_19
1/32" = 1'-0"1 LEVEL 1 PLAN - PARKING SCHEME 1 1/32" = 1'-0"2 LEVEL 2 PLAN - PARKING SCHEME 1
0 8 16 32 64
BOOTH HANSEN 203 S. Marion Street 06.24.2020
VIEW FROM S MARION ST, LOOKING SOUTH VIEW FROM S MARION ST, LOOKING WEST
VIEW FROM S MARION ST, LOOKING WEST VIEW FROM S MARION ST, LOOKING SOUTHWEST
MULLION PATTTERN 02BOOTH HANSEN 203 S. Marion Street 09.23.2020
VIEW AT CORNER CAFE BOOTH HANSEN 203 S. Marion Street 09.23.2020
VIEW FROM S MARION ST, LOOKING SOUTH BOOTH HANSEN 203 S. Marion Street 09.23.2020
VIEW FROM ENTRY COURTYARD, LOOKING SOUTH BOOTH HANSEN 203 S. Marion Street 09.23.2020
VIEW FROM S MARION ST, LOOKING SOUTH WEST, MULLION OPTION 01BOOTH HANSEN 203 S. Marion Street 09.23.2020
EAST ELEVATION, MULLION OPTION 01BOOTH HANSEN 203 S. Marion Street 09.23.2020
VIEW FROM SOUTH MARION STREET, LOOKING SOUTH EAST, MULLION OPTION 01BOOTH HANSEN 203 S. Marion Street 09.23.2020
VIEW FROM COURTYARD, MULLLION OPTION 01BOOTH HANSEN 203 S. Marion Street 09.23.2020
BOOTH HANSEN
010
VIEW FROM S MARION ST. LOOKING SOUTH WEST203 S. MARION ST.
2000.002020_10_25
BOOTH HANSEN
011
VIEW FROM S MARION ST. LOOKING NORTH WEST203 S. MARION ST.
2000.002020_10_25