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2004-12-15 - Appearance Review Team - Minutes Board or Commission: ❑Appearance Review Team Document Type: ❑Agenda 0 Minutes Meeting Date: 12/15/2004 Type of Meeting: ❑ Regular Meeting Appearance Review Team (ART) Meeting 6:30 p.m., 12/15/2004 Proposed Fairview Estates Residential Development, SEC Weiland Road and Pauline Avenue Petitioner: Terry Barnett, Glenbrook Properties ART TEAM: Denice Bocek, Plan Commissioner Michael Samuels, Plan Commissioner Robert Pfeil, Village Planner Greg Summers, Associate Planner ALSO PRESENT: John Green, Groundwork Limited Terry Barnett, Glenbrook Properties Karl Krogstad, Pugsley& LaHaie Sharon Jones, Pugsley& LaHaie 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 site plan which included changes made to the street layout following the LCDOT denial of the access point on Weiland Road. The only development access point will be from Pauline Avenue. The right-of-way is now planned to continue to the south property line with a court at the southeast corner of the site. They have designed three basic unit floor plans (A, B, C). Each has a traditional or contemporary elevation. The net result is six different elevations, each with distinct massing. The petitioner's plan is to allow any of the units within any of the building envelopes shown on the plan, not necessarily following the regular "ABC" pattern represented on the plan. The petitioner will work with buyers to ensure compliance with the monotony code of the Village. The outside corner units always have the door side nearest the corner. This provides the most open look to the corner while maintaining the paired driveway relationship which maximizes street parking. Buyers will choose exterior colors by selecting from one of five available palettes. Three of the palettes are for the homes which have masonry and two are for those designs which do not. Copies of the color palettes were provided with the petitioner's submittal. Material samples were provided for each of the palettes. Mr. Green indicated that he has not yet selected the brick size, although for the scale of the buildings he prefers modular brick. The development is proposed to have a stepped fence along the Weiland Road frontage with masonry piers at the corner. The piers will be constructed of Northfield split-face concrete block, either Northfield 4970 or Northfield 191, with a limestone stone cap. Mr. Green noted that he had three proposed changes to the elevations that were submitted. On the A-Traditional elevation he would like to modify the front window to an arched top which ties the design better with the other home designs. On the C-Contemporary he would prefer to modify the master bedroom window bay on the second floor front elevation. The configuration as submitted would be difficult to construct and keep water-tight. Also for the C-Contemporary, he would prefer to eliminate the brick knee wall which enclosed the front entry porch. Without this element the porch would be more open and inviting. ART RECOMMENDATION / NOTES ART members concurred with each of the three requested elevation changes. Mr. Green will make the changes prior to the second ART meeting. Commissioner Samuels noted that none of the proposed elevations use a hipped roof design. Mr. Green stated that he believes a hipped roof would make the houses appear "too squat." He prefers not to modify the gable-end roof design. Commissioner Samuels asked about fireplace options. Would each model allow for a fireplace, where, and of what material would the chimney chase be constructed? Mr. Green noted that all plans allow for at least one fireplace location on each villa. On the A model options exist in the parlor and great room. In the B and C models the fireplace option is at the side of the great room. The chases would each be sided with the same fiber-cement siding used for the bulk of the homes exterior. The chases would not be sided with brick. Commissioner Bocek commented that the roof line on model A is enormous. Mr. Green responded that the home designs are intended to feel like cottages. They are intended to look like the old one-story cottages with oversized attics that were later finished into livable space. Commissioner Bocek stated that the C-Traditional's top gable on the front elevation was too plain. It looks like the rear of the home. Mr. Green agreed and stated that he would look into ways to add detail and interest to the gable prior to the second ART meeting. Commissioner Bocek added that she liked the bold color palettes proposed, except that palettes two and three are too similar. She asked if one of these two palettes could be replaced with a different scheme. Mr. Green responded that palettes two and three are indeed identical, except one is for a brick front elevation and the other is for non-brick elevations. He can look at other color palette options. Commissioner Samuels questioned whether the brick and siding color in color palette four are too close in color. Mr. Green noted that this was an intentional color selection. Commissioner Bocek and Mr. Summers commented that they like palette four and the closely matched brick and siding color. Commissioner Samuels asked if the roof shingles are a dimensional product. Mr. Green responded that they would be dimensional. Commissioner Bocek noted that the Victorian style scalloped shingles which are used on the gable ends of all three traditional elevations. She stated that she likes the detail, but questioned whether it would be overwhelming if used on all of the traditional models. Mr. Green responded that they propose to use a hexagonal shaped scallop shingle and that they can look at changing one of the models to use a round scalloped shingle to create more variation and distinction between the models. Mr. Summers asked what the siding material would be for both the horizontal lap siding and the siding shingles. Mr. Green stated that both will be Hardi-Plank fiber-cement siding. Commissioner Bocek believes the designs with partial brick front elevations should be all brick for the front elevation. Mr. Green responded that they can add brick only where the wall plane goes all the way down to the foundation. He would not want to incorporate any"floating brick." They will look at adding brick on those areas of the front elevation where it is feasible. Mr. Summers asked about using more brick on the sides and rear of the building. Mr. Green responded that they can work alternate elevations for buildings 19 and 20 where if the contemporary elevation is selected by the purchaser they will have additional masonry at the side of the house that fronts the right-of-way. Commissioner Samuels asked for clarification regarding the windows. He inquired if they would be casement or double hung, if they would have muntins, and where the muntins would be located. Mr. Green noted that the windows are all casements with muntins located on the inside of the windows. Commissioner Samuels suggested they look at windows with the muntins located between the two panes of glass. Mr. Summers asked why the petitioner selected spit-faced concrete block for the masonry brick piers. He would prefer to see one of the villa brick selections used for these piers. Mr. Green stated they he likes the shadow and texture of the split-faced block. This development is intended to be rugged and he thinks the materials helps reflect that image. Commissioner Samuels disagreed. He thinks the split-faced block is an industrial material which "cheapens" the project. He asked about using field stone or cast stone piers. Mr. Green responded that they could use cultured stone, but it is much more expensive then the concrete block. Commissioner Samuels asked about using an E.I.F.S. surface for the piers. Mr. Green stated that he did not want to use that material for this application. Commissioner Samuels stated that he would prefer the Michigan Brick — Royal Oak from color palette two for the piers. Mr. Green indicated that brick piers would be more expensive than the proposed concrete block. Mr. Summers suggested the petitioner look at using the Michigan Brick — Royal Oak from color palette two, but perhaps in a king or utility brick size, rather than modular size brick, to minimize the expense. Commissioner Bocek asked about the price point for the homes in this development. Mr. Barnett stated the price has not been finalized, but would likely be in the $700,000's. Mr. Krogstad said that an inventory of existing trees on the site has been completed. Of the 380 trees inventoried, 20 trees are high quality specimens. Ms. Jones provided an overview of the landscape plan. The plan will need to be revised to reflect changes to the north property line now that the fence on the north side of the property has been eliminated. Mr. Summers asked about the appearance of the "identification signs" labeled on the landscaping plan. Mr. Green indicated that they will have the name "Fairview Estates" mounted onto the fence. Mr. Summers asked for elevations of these identification signs for the second ART meeting. Mr. Green agreed to the request. Commissioner Samuels asked if the detention basin would be wet or dry. Mr. Green stated it will be wet. Commissioner Samuels asked if homeowners will be able to plant their own landscaping. Mr. Green indicated the homeowners plantings would be limited to annuals in limited areas only. The meeting adjourned at 7:30 p.m.