Phase 1 of the Lake Avenue Cottages.
Revised Plan (Under construction) 131 acres 48 acres (37%) 241 (lots mix of 7,500/10,125/12,150 s.f.) 1.84 units/acre 14,500 linear feet 180 (75%) 5.1 acres
Original Plan (Never constructed) 131 acres 20 acres (15%) 250 (all lots 12,500 s.f.) 1.91 units/acre 15,000 linear feet
Site Area Open Space Units Density Road Length Units on Open Space Detention Area
35 (14%) 9.5 acres
Table 1: Kettering Estates traditional versus hybrid site design
Kettering Estates, located in the southwest suburbs of Chicago, started off as a conventional suburban development with all lots the identical size and the only open space in required detention areas. In addition, the original plan called for the removal of an 8-acre, old-growth oak woodland with trees dating back to the early 1800s. Once the developer was convinced to slightly reduce lot sizes and incorporate open space (without severely impacting density; see Table 1), the community took on a completely different look. The revised “hybrid” site plan incorporates elements of conservation design, where open space is located behind homes, along with hints of traditional neighborhood design where open spaces are provided on the front sides of homes. The side-by-side comparison of the plans clearly shows the differences between the two development options (see Figure 1). The original plan, if constructed, would have become a standard development with no real identity and no inherent marketing advantages. The revised plan, which is currently under construction, creates a community with strong marketing advantages, including: • 75 percent of homes are adjacent to common open space. • Homes adjacent to open space sell for a premium compared with homes not on open space within the development or in nearby developments. • Total open space increased from 20 acres to 48 acres. Homeowners are not just buying their individual lot, but access by right to 48 acres of interconnected open space. • The 8-acre old-growth oak woodland was preserved, with homes abut- ting it being the most sought and with the highest price points in the community. • The original plan accommodated one lot size, while the revised plan offers three lot sizes, allowing for a variety of price points and homes ranging from 2,000 to 4,000 square feet. • The model homes are located on the highly visible and prominent entry roundabout, creating an ideal sales setting.
In addition to various marketing advantages, the revised plan also pro- vided the developer with substantial infrastructure and development savings, including: • Total roadways lengths were reduced by 500 linear feet. • Total area devoted to stormwater management was reduced by almost 4.5 acres. • Significant clearing and removal costs were avoided by preserving the old-growth oak woodland. • Overall site grading costs were significantly less than the original design by increasing the open space by 28 acres. Kettering Estates began construction of Phase I in 2014, with the first homes sold in 2015. Phase II opened for sales in 2016. To date, sales velocities are far outpacing those of nearby single-family communi- ties. Brisk sales, in a still relatively soft Chicagoland real estate market, are occurring in all three of the product lines. To keep up with demand, Phase III infrastructure has been completed with home sales set to oc- Open space can also be integrated into urban infill developments to help distinguish them in the marketplace. This was successfully done at Lake Avenue Cottages, a narrow 4.5-acre infill project of single- family homes in Peoria, Ill. The site, with easy access to Interstate 74 and conveniently located within walking distance of two shopping centers and many restaurants, was quickly identified by the developer as a wonderful opportunity for a higher-density development that uti- lizes the “Not so Big House” concept. The result is a charming pocket neighborhood of traditionally inspired single-family homes that have approximately 1,200 square feet of liv- ing space with a two-car garage. The site plan successfully incorporates open space through a series of neighborhood commons and preserva- tion of a wooded ravine. A private drive located along the property cur in late 2017 and early 2018. Urban infill neighborhood
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march 2018
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