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2005-07-06 - Appearance Review Team - Minutes Board or Commission: ❑Appearance Review Team Document Type: ❑Agenda 0 Minutes Meeting Date: 07/06/2005 Type of Meeting: ❑ Regular Meeting Appearance Review Team (ART) Meeting 8:40 p.m., 7/6/2005 Proposed Fairview Estates Residential Development, SEC Weiland Road and Pauline Avenue Petitioners: Terry Barnett, Glenbrook Properties/ Michael DeMar, Fidelity Wes Builders ART TEAM: DeAnn Glover, Trustee Liaison to the Plan Commission Steven Trilling, Trustee Liaison to the Plan Commission Denice Bocek, Plan Commissioner Susan Kenski-Sroka, Plan Commissioner Robert Pfeil, Village Planner Greg Summers, Associate Planner ALSO PRESENT: David Wytmar, Groundwork Limited Terry Barnett, Glenbrook Properties Michael DeMar, Fidelity Wes Builders CC: Jeffrey Berman, Trustee Liaison to the Plan Commission Ghida Neukirch, Assistant Village Manager Plan Commission SUBJECT SITE Southeast Corner Weiland Road and Pauline Avenue PETITIONER REQUEST Glenbrook Properties / Fidelity Wes Builders are seeking appearance approval for the 26 unit single family detached villa homes to be located at the southeast corner of Weiland Road and Pauline Avenue. OVERVIEW Mr. Summers provided an overview of the project and the items contained in his appearance review memo dated July 1, 2005. The proposal includes three base floor plans, each with three distinct elevation options, for a total of nine units which vary in appearance. Additionally, each of the units in available in any of the nine color palettes. Mr. Wytmar responded point by point to the items contained in Mr. Summers' memo. Removal of the gable located above the garage on the A-1 villa and replacement with a dormer (which would house either a bathroom or a second closet) is financially infeasible because of the structural beam that would be needed to carry the load of the floor and roof above. On the A-3 unit, the small sections where the elevation material is not labeled it would be horizontal vinyl siding consistent with the balance of the siding. The same condition occurs on unit B-2, and again Mr. Wytmar indicated the siding material would be horizontal vinyl siding. Mr. Wytmar reviewed the reason for the narrow gable located above the windows on the B-3 unit. The dormer needs to be kept narrow to allow sufficient area to shed the rain and snow to either side without pushing it up against the sidewall located adjacent to it. Additionally, the design of the soffitt return mimics the gable located above the second floor on the same elevation. Mr. Wytmar indicated that the trim band located above the garage door on the C-1 villa was a drawing error and that it would be added to the final elevations. The C-2 and C-3 units contain excess trim located around the windows located above the garage door. Mr. Wytmar indicated that this excess trim will be eliminated from the final elevations. ART RECOMMENDATION / NOTES Mr. Summers indicated that the petitioner has requested increased flexibility on siding materials. The petitioner would like to offer six siding options for each villa, they include 1) all siding, 2) brick wainscot with siding, 3) brick/siding front and rear with siding used on both sides, 4) all brick with siding accents, 5) stone, brick and stucco front and rear with siding or stucco used on both sides, and 6) all brick and stone with stucco accents. Commissioner Bocek asked if this meant there would be a mix and match approach to elevations, color schemes and materials. Mr. Wytmar indicated that you could mix and match elevations, materials, and siding materials, but the color palettes are fixed. In essence, you could select any of the nine elevations with any of the nine color palettes, and any of the six elevation material options. This offers a diverse, but compatible, variety with enough variety that all 26 homes could potentially be different. He indicated that these are base levels of elevation materials, the purchaser could always add more brick and/or stone. Commissioner Bocek asked if the quantity of brick and stone could be reduced from the submitted elevations. Mr. DeMar stated that the buyer can always add masonry, but they cannot have less masonry than the base elevation. Trustee Trilling asked what material is proposed to be used for corner trim boards and trim located around the windows. Mr. Wytmar responded that the corner boards would be the standard vinyl corner supplied by the siding manufacturer. Windows would be trimmed with vinyl "J" channels. Other trim boards would be a manufactured wood composite material that is dimensionally stable. Trustee Trilling asked about the material for the header located above the garage on the A-1 unit. Mr. Wytmar stated that the material will be Fypon or other extruded polystyrene product. Trustee Trilling noted that the A-1 front unit elevation is missing the stone sill under the window in the brick wall. Mr. Wytmar indicated that all window openings in brick or stone walls will have a stone sill at their base, including the A-1 elevation. Trustee Trilling asked what type of windows would be used and if the screens would be inside or outside. Mr. DeMar responded that all of the windows will be single-hung with lower sash screens located on the outside of the windows. Commissioner Bocek asked if the windows will have muntins. Mr. Wytmar indicated that only the upgraded models have muntins in the windows. Commissioner Bocek asked if it was possible to have more windows on the front elevation of the C villas. Mr. Wytmar indicated that it gets into the issue of what rooms fall behind the wall. In this case, there are bathrooms and an air shaft located behind which are not laid out to accommodate windows. Additionally, the front door entry element often puts a roof against the wall area. They like to keep windows at least 8" to 12" above the roof to prevent water infiltration. That does not leave room for windows on this elevation. Trustee Trilling asked what type of vents would be used for the attic areas. Mr. DeMar responded that all of the homes would have perforated vinyl soffits with ridge vents. He does not want to use mushroom style vents because many of the homes back up to Weiland Road. Trustee Trilling asked how the petitioner will make sure that buyers are aware that window configurations as depicted on the floor plan will vary depending on the elevation set selected. Mr. DeMar indicated that the responsibility for making sure buyers understand that issue, as well as all other issues, falls on a competent sales staff. Buyers often have difficulty reading floor plans and may be overwhelmed if there are a number of different floor plans for various design options. Having alternates off to the side of the floor plans is even more confusing to the average purchaser. He will work to educate his sales staff to ensure that buyers understand these differences. Trustee Glover noted that the base plans show the minimum number of windows that a unit will have. The ART recommended approval of the appearance submittal subject to the following conditions: 1) The unlabeled materials on villas A-3 and B-2 to be horizontal vinyl siding to match that used on the balance of the structure, 2) Villa C-1 to have a horizontal trim band located at the base of the gable located above the garage door, 3) Removal of excess trim located around the windows located above the garage door on villas C-2 and C-3, 4) Stone sills to be used at the base of all window openings in brick or stone elevations, including the stone sill missing on the villa A-1 elevation, 5) All units to contain concealed ridge vents in lieu of traditional mushroom style attic vents. Upon call for votes the ART voted as follows: AYES: (4) Bocek, Kenski-Sroka, Pfeil, Summers NAYS: (0) The proposal will proceed to the Village Board with a unanimous positive recommendation. The meeting adjourned at 9:40 p.m.