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2005-02-16 - Appearance Review Team - Minutes Board or Commission: ❑Appearance Review Team Document Type: ❑Agenda 0 Minutes Meeting Date: 02/16/2005 Type of Meeting: ❑ Regular Meeting Appearance Review Team (ART) Meeting 6:30 p.m., 2/16/2005 Proposed Fairview Estates Residential Development, SEC Weiland Road and Pauline Avenue Petitioner: Terry Barnett, Glenbrook Properties ART TEAM: Denice Bocek, Plan Commissioner Robert Pfeil, Village Planner Greg Summers, Associate Planner ALSO PRESENT: John Green, Groundwork Limited Terry Barnett, Glenbrook Properties Michael DeMar, Fidelity Wes Builders, Inc. CC: Jeffrey Braiman, Trustee Liaison to the Plan Commission Bruce Kahn, Trustee Liaison to the Plan Commission Plan Commission SUBJECT SITE Southeast Corner Weiland Road and Pauline Avenue PETITIONER REQUEST Glenbrook Properties is seeking approval to remove the existing single family detached homes and appurtenant structures and construct 26 new single family detached villas. OVERVIEW Mr. Green provided an overview of the changes since the previous ART meeting on December 15, 2005. The landscaping has been increased along Pauline Avenue. The berm along Weiland Road has been eliminated to accommodate overland stormwater flow. The Village Forester has identified trees to be preserved or relocated and they are revising the plan to accommodate that request. They have modified the fence design significantly since the prior submittal. The fence is still configured in the "sawtooth" pattern along Weiland Road and the fence has been eliminated along Pauline Avenue. The piers have been lowered by a foot and now incorporate split-faced concrete block (Northfield 191), brick (Michigan Brick, Royal Oak), and cast stone (limestone in color) accent bands and caps. The wood sections of the fence will be five feet in height with scalloped corners to match the height of the piers. The ornamental iron sections of the fence will be four feet in height. Mr. Green noted that he has added a roof gable on "Villa A — Contemporary" to address the dominant roof issue. The gable will be centered above the garage door and have a window bringing light into the bedroom behind. The petitioner has agreed to add brick at two locations. They will add brick to the front elevation on the "Villa C - Contemporary" at the two story area on the left side. They will also add brick to the rear elevation of the "Villa B — Contemporary" at the two story area on the right side. The porch brick knee wall will be removed on the "Villa C—Traditional" in order to open up the porch. Mr. Green stated that they have not yet designed the development entry sign. Elevations of the sign will be submitted to the ART prior to construction. At the request of the ART, the petitioner has added a sixth color palette. They are attempting to create a range of color options without a stark contrast in colors. Mr. Green presented the material and color samples. The exterior materials will be brick, Hardi-Plank siding, and architectural grade asphalt shingles. ART RECOMMENDATION / NOTES Mr. Summers asked about the gray aluminum trim color on color palettes 2 and 3. The palettes are primarily tan in color and the gray appears to be inconsistent with the predominant color of the elevations. Mr. Green responded that he selected the gray aluminum trim to correspond with the blue roof shingle that he selected. He also likes the contrast between the tan and gray. He noted that the colors are separated by the white fascia and corner boards so they do not conflict. Mr. Green would like to retain this color selection. Mr. Summers agreed to Mr. Green's request. Commissioner Bocek stated that she is concerned that only two different brick colors are proposed within the six color palettes. Mr. Green responded that he did so intentionally to tie the appearance of the entire development together. Commissioner Bocek asked if a third brick color could be added to create more variation. Mr. Green stated that he can do that. He would like to add a darker brown tone brick on palette 4. Commissioner Bocek agreed that would be an appropriate palette for a darker brown tone brick. Commissioner Bocek asked about the brown siding color proposed for color palette 5. The selection is too "milk chocolate" in color. She would prefer to see something darker. Mr. Green responded that he likes the color selected. He did not want to get too dark in color. He can look at other options, but would like the flexibility to retain this color siding if he cannot identify a better color selection. Commissioner Bocek agreed to that request. Commissioner Bocek stated that she likes the new dormer on the "Villa A— Contemporary." The dormer significantly approves the appearance by breaking up the vast roof expanse. She asked if the window in the proposed dormer could be made larger. Mr. Green responded that he wants some siding on the ends to provide a contrasting color to the roof. He proposed making the dormer wider and adding a third window in the dormer. Commissioner Bocek was satisfied with Mr. Green's proposal. Commissioner Bocek asked if any of the units could accommodate two single garage doors in place of the one double garage door. Mr. Green stated that the garages are too narrow to accommodate that door configuration. In addition, in his opinion, buyers prefer the larger single garage door. Mr. Summers asked what could be done with the front elevation on "Villa A—Traditional" to eliminate the "floating gable" and still break up the dominant roof. Mr. Green stated that he does not consider the gable "floating." He will look at other options for the elevation. Commissioner Bocek suggested that he move the "floating gable" to be centered over the garage door and make it a dormer to accommodate windows into the bedroom as on the "Villa A—Contemporary." Mr. Green agreed that he would make that modification. Mr. Summers asked how the side elevations will be enhanced where corner side yard conditions create elevations fronting onto a public right-of-way. This occurs at the units along Pauline Avenue and the units by the cul-de-sac entry. Mr. Green replied that the elevation would always be the non-garage side of the villa which has brick that turns back on the corner (if it is one of the units which uses brick on the elevations). Mr. Summers noted that while the brick does turn back the corner, the side elevation does not use the same proportion of brick and detailing as the front elevation. Commissioner Bocek noted that the Appearance Plan calls for use of the same materials, in the same proportions, to be used on all side of a structure visible from public ways. She does not believe the quantity of brick used on these sides meets the intent of the Appearance Plan. Mr. Summers noted that there have been significant site obligations imposed; including a substantial amount of right-of-way dedication and the ART has made several accommodations in light of those burdens. He believes that because the corner side yard setbacks are less than the Village standard, the side elevation of these units should be enhanced to comply with the intent of the Appearance Plan (during the subsequent Plan Commission Public Hearing Mr. Green agreed to work with staff to enhance the use of masonry on the side elevations in corner side yard conditions). The ART recommended approval of the appearance submittal subject to the following conditions: 1) Add a roof dormer to the front elevation of the "Villa A—Contemporary" centered above the garage door with three windows into the bedroom behind. 2) Add brick to the "Villa C—Contemporary" on the front elevation at the two story area on the left side. 3) Add brick to the "Villa B—Contemporary" on the rear elevation at the two story area on the right side. 4) Eliminate the brick knee wall at the side of the porch on "Villa C—Traditional" in order to open up the porch. 5) Development identification sign to be reviewed by the ART prior to permit submittal. 6) Addition of a third brick color, preferably a darker brown tone, on color palette 4. 7) Eliminate the "floating gable" on "Villa A—Traditional." Add a new gable centered above the garage door with windows into the bedroom behind. 8) Work with Village staff to enhance the side elevations, including proportional use of masonry to the front elevations, for those units which have corner side yard conditions which cause the side elevation to front a right-of-way. The meeting adjourned at 7:35 p.m.