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2005-05-04 - Appearance Review Team - Minutes Board orCommission: ❑Appearance Review Team Document Type: 0 A e g nda 0 Minutes Meeting ate: 05/04/2005 Type of Meeting: ❑ Regular Meeting Appearance Review Team (ART) Meeting 9:00 p.m., 5/4/2005 Proposed Estates at Hidden Lake Single Family Homes Petitioner: John Green, Groundwork Ltd. ART TEAM: Lester Ottenheimer, Plan Commission Chair Denice Bocek, Plan Commissioner Zill Khan, Plan Commissioner Robert Pfeil, Village Planner Greg Summers, Associate Planner ALSO PRESENT: John Green, Groundwork Ltd. Troy , Groundwork Ltd. Keith Jacobs, Jacobs Homes Steve Goodman, Jacobs Homes Laurie Nardini, Jacobs Homes CC: Jeffrey Braiman, Trustee Liaison to the Plan Commission Bruce Kahn, Trustee Liaison to the Plan Commission Plan Commission SUBJECT SITE 16808 - 16878 Deerfield Parkway PETITIONER REQUEST The petitioner proposes to remove the existing structures and construct 19 new single family detached homes on the property. OVERVIEW Mr. Green stated that the petitioner intends to use the base models being proposed here as the base models for both this project (Estates at Hidden Lake, 16878 Deerfield Parkway) and Jacobs Homes' other R4 proposal (Whispering Lake Estates, 16249-16349 Aptakisic Road). He stated that the elevations being presented are for semi-custom homes and the home purchaser would be free to modify the proposed base models to suit their particular needs. Materials colors would be selected by the individual purchasers. Mr. Green noted that the base roof material proposed is a dimensional asphalt architectural shingle. The elevation materials would be cultured stone, cementitious stucco, brick, and cedar or hardi-plank siding. His designs carry materials around all sides of the homes, and he does not believe that the material locations are random. Each of the elevation design is intended to be related, but different. This range of designs is intended to bring variation to the streetscape. For example, some of the homes have high, grand entries, whereas others have low and more subtle entries. In response to the staff memo, Mr. Green noted that the fireplace bump out will occur on each of the homes. Each home will have a direct vent gas fireplace as a standard feature. The direct vent fireplace creates the bump out. If the purchaser would like a wood burning fireplace, or the upper level fireplace, then the chimney chase would be constructed. If constructed, the chimney chase would be stone or brick (depending on the material selected for the home exterior). For the purposes of clarification, Mr. Green noted that they eliminated the window in the rear of the garage on the A-2 model. On the B-2 model, the black and white elevation, as opposed to the color elevation, depicts the correct roofline. Whenever the black and white elevations deviate from the color renderings, the black and white drawings supercede the color versions. ART RECOMMENDATION / NOTES Mr. Summers asked about the discrepancy between the black and white versus the color elevations in the eyebrow created by the arched window on the C-3 front elevation. He noted that on the black and white elevation the break in the roof line is not dominant and looks like an afterthought rather than a planned design feature. Mr. Green stated that the change was the result of modifying the custom window arch to a standard half-round window. He believes it is fine as shown on the black and white elevations. Ms. Nardini noted that other elements of this elevation are curved, so everything fits together visually. Commissioner Bocek asked why the turret element is proposed to be clad in stucco instead of stone on the C-3 elevation. Mr. Green responded that this is the last place where he would consider using stone. Cladding the turret in stone would make the home look too much like a castle. Ms. Nardini indicated that she believes the turret feature would be too dominant and "heavy" in stone. Commissioner Bocek noted that the stone is subordinate on the C-3 elevation. She would prefer that more stone be incorporated on the elevation, even if it was not on the turret. Mr. Green noted that the C-3 elevation is essentially a stucco home with stone accents. It is not intended to be a stone home. Ms. Nardini noted that buyers can choose stone on the turret, or anywhere else, if they desire. Elevations C-1 and C-3 have stone entries. The design team wants a smooth look for those areas which are not stone. Mr. Jacobs noted that the amount of stone should be up to the individual purchasing the home. Some may want no stone, prefering an all stucco home. Mr. Jacobs noted that these are custom homes and are not required to have ART review. Mr. Summers read section V.B. of the Appearance Plan which references that"custom homes"do require appearance review. He noted that even the approved elevations would be subject to further ART review if the proposed materials are different from the current submittal. Commissioner Bocek noted that the stone or brick appear to have arbitrary stopping points on some elevations. She noted, as an example, the left side of elevation A-2 and asked why the brick did not carry all the way across the lower level of this elevation. Mr. Green noted that he carried the masonry materials around the homes more than they have in the past and he believes the stopping points of the materials are logical. He explained the logic behind some of the decisions on where to stop the masonry. Some of the masonry stops at various points because of windows or other features. In some cases, they felt a two foot wrap was sufficient. In other cases, they decided a little more than two feet was the proper stopping point. Commissioner Bocek asked Mr. Green to explain the logic he used to select material transition points again. She stated that she needed to better understand the logic used to select these transitions. Mr. Green noted that the Appearance Plan does this. These designs came from following the logic of the Appearance Plan. Commissioner Bocek noted that what she is attempting to achieve is the same materials, used in the same proportions, on all sides of the structure. Mr. Green stated that, in his opinion, percentages do not lead to good architecture. The side elevations of homes are completely ignored. You have to give some features to the rear, but basically, in architecture, you design the front fagade and do not worry about the other sides because that is what most people see. You have to "feel"the overall design of the buildings. You cannot create this feel using "pure numbers." Mr. Pfeil noted that the Village is trying to lift the overall quality of design and architectural appearance of buildings. The Village wants to work with developers and architects, such as Jacobs Homes and Groundwork who are interested in upgrading the quality of buildings. Mr. Summers stated that Jacob's Homes is well known for high quality developments. It appears that the ART agrees with the majority of the design features proposed here. If the ART were voting this evening on these specific designs, he would vote in favor of the proposal. He is just exploring if additional refinements are possible. Commissioner Bocek remarked that this appearance proposal is "90 to 95% there" in terms of what the Village is trying to achieve. Mr. Green asked why it seems the Village is always pushing brick as an elevation material. Mr. Summers noted that the Village is not pushing or mandating the use of brick and stone elevations. The Village is interested in a more consistent use of materials on all sides of new structures. It is just that most proposals use brick or stone on the front and, all too often, ignore the sides and rear. This proposal does incorporate brick or stone onto the sides and rear. The question is it enough to be significant and could it be more aesthetically consistent in its utilization on the sides and rear of the proposed homes. Mr. Jacobs stated that the Village appearance review process should focus on listing permitted and prohibited materials. He asked the ART team to establish guidelines for his customers to use in making their selections. He does not want each home to be subject to appearance review. He suggested that the guide be limited to elevation materials. It should outline which materials are, and are not, appropriate. He wants customers to be able to take the first floor of an "A" home, add the second floor of a "B" home, and the turret from the "C" home and build the result without further appearance review. Kildeer, Long Grove, and Highland Park do not review individual homes. Jacobs Homes built homes on Acacia Terrace and Marvins Way in Buffalo Grove, and these are the "best" homes in the Village. Mr. Summers noted that the ART cannot approve just materials. A list of materials alone is not sufficient to establish the base level of design quality for the homes in a subdivision. We need at least a basic understanding of the materials, style, and details of the proposed homes. Any deviations from the approved seven base models could be reviewed at a Village staff level for basic compatibility with the seven approved elevations. Mr. Jacobs wants to be able to give customers what they want without the possibility that it would be prohibited by the Village. He needs to be able to close on home sales without having the business and design process being hampered by additional appearance review. Mr. Pfeil suggested that the ART had reached the limits for what could be accomplished at the meeting. He suggested that the meeting be adjourned, and that Village staff review other methods for approval guidelines which could be used to objectively judge whether semi-custom designs were consistent with the approved base homes proposed for the development. Village staff will review the matter with the Village Manager and provide the ART and Mr. Jacobs with further direction. ART Review—Estates at Hidden Lake—Balling Letter_5-18-05.pdf ART review—Estates at Hidden Lake_Schar letter_10-7-2005.pdf VILLAGE OF BUFFALO GROVE Fifty Raupp Blvd. Buffalo Grove, IL 60089-2100 Fax 847-459-7906 May 18, 2005 William R.Balling Village Manager 847-459-2525 Mr. Keith Jacobs Jacobs Homes 799 Osterman, Suite 1 Deerfield, IL 60015 SUBJECT. The ART Review For Jacobs Homes Dear Keith: I wish to confirm that on Monday, May 16, 2005, the Village President and Board of Trustees did accept the modified ART proposal for appearance elements for the Hidden Lakes Estates housing development. Since this is a custom home area on an R-4 lot, both continuity and flexibility are being sought in the recommendations. Therefore, the ART recommendation, including materials, color samplings and elevations, is approved subject to the following: The elevations presented and reviewed by the ART Team, include three distinct floor elevations, Plans A, B and C, each with two or three alternative elevations denoted as 1, 2 or 3. You have requested flexibility in allowing purchasers the opportunity to customize their homes. You have noted that the price point requires some reasonable modifications to the package offering to be responsive to marketing demands. In order to encourage flexibility and create variation in streetscape, the ART recommendation includes that the deviations from the 7 permitted models is allowed so long as the square footage, building massing, elevations, roofing materials, style and character of the proposed homes remain unchanged. We recognize that the proposed average lot size is 10,350 s.f., and the home sizes range from 3,000 to 3,600 s.f. The flexibility recommended by the ART must also consider the scale of the buildings and the overall character of the neighborhood to avoid monotony and the appearance of overcrowding of individual lots. ART recommends deviations from the base models be subject to final review of the Building Commissioner who will review the models for conformance with the aforementioned character and the following criteria: 1. All roof shingles shall be an architectural shadowline or dimensional asphalt or fiberglass shingle product. 2. No standard three-tab asphalt shingles will be permitted. 3. The petitioner shall be permitted to substitute slate or cedar shake roof shingles in lieu of the architectural, shadowline or dimensional asphalt shingles. 4. No vinyl or aluminum siding shall be permitted. 5. The turret, or tower, element shall be permitted only on C floor plan elevations. 6. The development shall conform to all provisions of Section V.B.-18 Monotony Code of the Buffalo Grove Appearance Plan. Operationally, if the Building Commissioner determines that the proposed home is not consistent with square footage, in building massing, elevation, roofing materials, style and/or character, or does not conform with specific criteria as outlined above, then the Commissioner shall refer the proposal to the ART for further review and approval. This modified ART proposal is consistent with the process utilized for other semi-custom and custom home developments in the Village, including but not limited to Sterling Creek (Marvin Way), Woodlands of Fiore RE/R-I Acacia Terrace, Rolling Hills and Carlyle. Please contact me with questions. jin erel , r W LLING Vi lage Manager WRB/eh cc: ,John Green cc: Ed Schar cc: Robert Pfeil VRIAGE OF BUFFALO GROVE Fifty Raupp Blvd, Buffalo Grove,160089-2100 Phone 847-459-2500 Fax 847-459-0332 October 7, 2005 Mr. Dave Wytmar Groundwork, Ltd. 351 W. Dundee Road Buffalo Grove, IL 60089 RE: Proposed Lot 4 Elevation at the Estates of Hidden Lake Dear Dave, Groundwork, Ltd. has submitted a preliminary color elevation for Lot 4 at the Estates of Hidden Lake in Buffalo Grove. Although untitled, I believe this elevation will be known as "C4". Village staff has reviewed the elevation and accept it as a separate elevation in the "C" series of elevations. If you have any questions, do not hesitate to contact me at (847) 459-2530. Sincerely, Edward Schar Building Commissioner ES:;k cc: William Balling, Village Manager Ghida Neukireh, Assistant Village Manager Robert Pfeil, Village Planner