Planning Commission

VILLAGE OF PALATINE VILLAGE HALL - COUNCIL CHAMBERS 200 E. WOOD STREET PALATINE, IL 60067-5339 – (847) 359-9050 http://www.palatine.il.us PLAN COMMISSION AGENDA ● NOVEMBER 15, 2022 Village Hall - Council Chambers Regular Meeting 7:00 PM I. CALL TO ORDER II. APPROVAL OF MINUTES 1. Plan Commission - Regular Meeting - Oct 18, 2022 7:00 PM III. PUBLIC HEARING IV. CASE STAFF STATEMENTS 1. Preliminary Planned Development to allow a 9-unit (4 duplex units and 1 single unit) residential development at 874-912 N. Quentin Road V. COMMUNICATIONS VI. ADJOURNMENT VILLAGE OF PALATINE Page 1  2.1 VILLAGE OF PALATINE VILLAGE HALL - COUNCIL CHAMBERS 200 E. WOOD STREET PALATINE, IL 60067-5339 – (847) 359-9050 http://www.palatine.il.us PLAN COMMISSION MINUTES ● OCTOBER 18, 2022 Village Hall - Council Chambers Regular Meeting 7:00 PM I. CALL TO ORDER Attendee Name Title Status Arrived Minutes Acceptance: Minutes of Oct 18, 2022 7:00 PM (Approval of Minutes) Dennis Dwyer Chairman Present Patrick Noonan Plan Commissioner Present Teri Williams Plan Commissioner Present Eric Friedman Plan Commissioner Present Rodney Bettenhausen Plan Commissioner Present Robert Kolososki Plan Commissioner Present Stephen Fedota Plan Commissioner Present II. APPROVAL OF MINUTES 1. Plan Commission - Regular Meeting - Jun 21, 2022 7:00 PM - Accepted as Amended RESULT: ACCEPTED AS AMENDED [6 TO 0] AYES: Dwyer, Noonan, Friedman, Bettenhausen, Kolososki, Fedota ABSTAIN: Williams VILLAGE OF PALATINE Page 1 Packet Pg. 2  2.1 Minutes Plan Commission October 18, 2022 III. PUBLIC HEARING 1. 101 W. Palatine Road and 2-12 S. Brockway Street - Preliminary Planned Development to allow an 18-unit apartment building and roof tenant amenity area. - Recommended to Approve Chairman Dwyer read the notice of public hearing that was published in the Daily Herald on October 3rd, 2022 and mailed to the owners of the surrounding properties. The following petitioner’s exhibits were introduced: Minutes Acceptance: Minutes of Oct 18, 2022 7:00 PM (Approval of Minutes) 1. Architectural Plans 2. Preliminary Planned Development Application 3. Plat of Survey 4. Legal Notice Sworn in Staff: Mr. Vyverberg Sworn in Petitioner: Mr. Tinaglia & Mr. Vu Trieu (Northshore Development Group) Chairman Dwyer opens the meeting and explains this meeting is regarding the Preliminary Planned Development approval to construct a new 3-story, 18 unit apartment building located at the corner of W. Palatine Road & S. Brockway Street. The 3-story apartment building will have an inset amenity area on top of the roof, which includes a trellised outdoor resident space. Mr. Tinaglia explains that the initial concept that was prepared for this area was taller, bigger, and denser and had less parking. With guidance and direction from Staff, the new plan should meet the requirements of the downtown guidelines. The Subject Property is 132 x 132 - approximately 17,500 square feet. He presents a preliminary plan for a 3 story bldg. with 1 st floor enclosed parking that will contain 34 parking spaces, including 2 handicap parking spaces. The first floor will also include the lobby area, an amenity space in the northeast corner of the building, the elevator lobby, stairwells and a trash room. The first floor is basic parking use and the lobby/amenity space. The 2 nd and 3rd floors consists of nine two bedroom apartments on each floor, with either a one bath or two bath option. He also explains that the plan includes a trellis roof-top patio area for residents to gather or barbeque. He provides a preliminary vision for the building and displayed brick samples to view. The concept is to provide a modern version of an old building, which will fit the culture of the surrounding area. He further states that apartment buildings have become very popular, due to the fact that individuals no longer want to provide large down payments or have mortgages. They would like to relocate, without being tied down to one property for 30 years. He states that people are attracted to luxury apartments with nice VILLAGE OF PALATINE Page 2 Packet Pg. 3  2.1 Minutes Plan Commission October 18, 2022 amenities. He also explains that the garage and main entrance will face Brockway Street. The entrances are planned at the Brockway Street location, due to the traffic on Palatine Road. He addresses the site plan and shows that they plan the building to be set back 5 feet south of the property line. This will provide added safety, but will also allow landscaping improvements. Mr. Kolososki asks what the dimension is from the lot line to the curb. Mr. Tinaglia states that he is not sure about the dimension but speculates it is about 10’. Mr. Kolososki comments that the sidewalk is a great idea. He states that it would be nice to have a recess at the front for a spacial view. Minutes Acceptance: Minutes of Oct 18, 2022 7:00 PM (Approval of Minutes) Mr. Tinaglia states that the plans address the problem and have it recessed at the south and west, to protect the rights of the neighbors. To recess it at any other locations reduces the square footage. Mr. Kolososki states that he likes the open air garage and feels he has done a nice job on a tough site. Mr. Friedman states that the nature of the open air garage is largely supported by the large openings on the 2 facades that face neighboring properties. He inquires whether his proposal will hinder others to develop their properties. Mr. Tinaglia states that this would not be an issue. Mr. Bettenhausen inquires if there is any room for bicycles. Mr. Tinaglia refers to the plan and states that there are areas within the plan that could accommodate storage areas for bicycles. He states that visitors could be accommodated with an area for bike racks and is confident that if it is a requirement, they could accommodate. Mr. Bettenhausen inquires about further amenities such as a gym and laundry facilities. Mr. Tinaglia points to where the gym is expected to be constructed and states that laundry facilities are in each unit. Mr. Bettenhausen asks if the roof top will have any type of lighting or recessed lighting for evening events. Mr. Tinaglia explains that lighting could be hung from the trellis and columns. He also explains the intentions of the roof top area and states that there would be patio pavers for outdoor furniture, gas grills, fire pit area with seating to accommodate the urban lifestyle. Mr. Friedman inquires if there is any accessible restrooms for this area. Mr. Tinaglia states that there is no restrooms planned for this area and confirms that restrooms are only available in the private units. Mr. Friedman inquires about 1st floor 10’ public utility and drainage easement on the south side of the property. Asks if anything runs through there that would impact the development. Mr. Tinaglia states there is not. Chairman Dwyer asks for the dimensions of the elevator. Mr. Tinaglia states the elevators are code compliance and is not a freight elevator. The stairways are also code compliance and would be able to accommodate larger structures. VILLAGE OF PALATINE Page 3 Packet Pg. 4  2.1 Minutes Plan Commission October 18, 2022 Chairman Dwyer questions what the expected monthly rent would be for these units. Mr. Tinaglia states that the expected rental range would be approximately $2500 to $3000 per month. Further discussion ensues regarding the trash room and the number of totes that will be supplied. Mr. Friedman inquires if there will be recycling and would it have its’ own designated trash chute. Mr. Tinaglia states there would be a separate 9x18 trash chute. Further discussion regarding the parking lot design and confirmation that the parking lot would be 24 wide for some of the drive aisles and parking spaces Minutes Acceptance: Minutes of Oct 18, 2022 7:00 PM (Approval of Minutes) would be assigned by unit. Most units will be assigned two spots but there will be a couple of units with one designated spot. Parking garage will have security cameras. Mr. Vyverberg discussed plan related items. Currently zoned planned development. Majority of surrounding properties are also zoned planned development. He states that the site has been vacant for the past couple of years. He also provides photos of the surrounding area. Mr. Vyverberg talks about the initial Downtown design guidelines, which were approved in the late 90’s and updated in the early 2000’s. Most recently, a new TOD plan was adopted in 2016. He also discussed surrounding buildings and their height and dimensions. Mr. Vyverberg provides a utility plan for the area. He discusses the density plan and states that Staff is comfortable with the proposed density. He provides a parking analysis for the property and states that the provided parking is comparable to and exceeds the parking for other similar developments in downtown Palatine. He talks about the availability of nearby public parking in the area that allows 3 hour and overnight parking. He also provides information on the parking dimensions for similar downtown developments. Mr. Friedman asks about the parking stall depth and asks for clarification on the depth of the stall space. Ben clarifies the measurement of the stall depth space is 18 feet. Mr. Friedman asks if staff has had any conversation with the developer regarding the lack of any public amenity at ground level. Transit Orient Development (TOD) plan does not suggest this property site be fully residential. It was recommended as a mixed use development and feels this is very important for this location. He points out the developer is very involved in other communities and wonders if he or his board would support a provision to this intersection within the business district without some sort of a public amenity or retail space at ground level. He points out that this is a parking lot and residential use for a long time to come. It seems to be against the original plan. Mr. Vyverberg explains that staff recommendation for the site is consistent with the Downtown Design Guidelines. The plans address the guidelines and with the breakup of the elevations, creates a visual interest in the building. Chairman Dwyer inquires if there is a typical floor plan for the units. Mr. Tinaglia states there is a pencil copy on his desk. They haven’t spent the VILLAGE OF PALATINE Page 4 Packet Pg. 5  2.1 Minutes Plan Commission October 18, 2022 money to lay out the floor plan and are waiting on approval of the preliminary planned development before they move forward with additional drawings. He also addresses Mr. Friedman concerns about the planned usage for this property. He states that having useable space for the residents versus retail space that may take a long time to fill, in his opinion, is a better plan. Mr. Friedman references the Architectural plans and inquires if breaking up elevations for visual interest may be further addressed as the majority of the facade is a flat plane with shallow balconies tacked on. Was anything looked at to enliven the façade? Mr. Tinaglia states they focused on the pedestrian scale on first floor. The drawings for the upper floors reflect a horizontal line so that the building wouldn’t Minutes Acceptance: Minutes of Oct 18, 2022 7:00 PM (Approval of Minutes) look so vertical. The proposed building is not a very long building. The intent at the first floor was to keep the pedestrian scale interesting and keep the second and third story not to high, which would enable to see there is more to the building then the flat wall. Chairman Dwyer inquires about mechanical equipment on roof and the potential noise. Mr. Tinaglia states there will be 18 mechanical units on roof and their plan would be to enclose the units and have buffer landscaping surrounding them. STAFF RECOMMENDATION: The Subject Property was contemplated for redevelopment within both the Downtown Land Use Guide and the 2016 TOD plan. It is also consistent with the Downtown Design Guidelines. The proposed architectural plans not only address the Guideline requirements, but also break up the elevations to create visual interest in the building. With comparable materials and height for the surrounding developments, Staff also believes that the proposed building is compatible with the other recent Downtown development projects. Therefore, Staff recommends approval of the Preliminary Planned Development, subject to the following conditions: 1. The development shall substantially conform to the architecture plans prepared by Tinaglia Architects, except as such plans may be changed to conform to Village Codes and Ordinances. 2. The Final Engineering plans Engineer’s Estimate of Probable Cost will be submitted in a manner acceptable to the Village Engineer. Planning Review fees, based upon the finally accepted EEOPC shall be submitted a manner acceptable to the Village Engineer. 3. The Final Architectural Plans shall be revised in a manner acceptable to the Community Development Director. This shall include the final rooftop amenity area plans and the architectural fencing plan around the exterior parking stalls. 4. The Plat of Consolidation shall be prepared in a manner acceptable to the VILLAGE OF PALATINE Page 5 Packet Pg. 6  2.1 Minutes Plan Commission October 18, 2022 Director of Planning and Zoning and the Village Engineer. This would include the vacation of the 10-foot public utilities and drainage easement on the south side of the property and referenced on the ALTA survey, dated December 13, 2019 by MM Surveying Company. 5. At the direction of the Village Engineer, all extra agency permits shall be submitted. 6. Review fees, based upon the finally accepted EEOPC shall be submitted in a manner acceptable to the Village Engineer. 7. The Final Landscaping shall be revised in a manner acceptable to the Director of Planning and Zoning. Minutes Acceptance: Minutes of Oct 18, 2022 7:00 PM (Approval of Minutes) 8. A Public Improvement letter of credit in an amount of 115% of the approved EEOPC, for said public improvements, shall be submitted in a manner acceptable to the Village Engineer. 9. A Planned Development Letter of Credit in the amount of $180,000 - ($10,000/unit, per Article 14 of the Zoning Ordinance) shall be submitted in a manner acceptable to the Director of Planning and Zoning. 10. An approved NFPA 13 automatic sprinkler system will be required for the parking garage, P.C.O. 7-40.2. 11. A construction management plan shall be submitted in a manner acceptable to the Director of Planning and Zoning and the Village Engineer and shall outline the proposed development schedule and identify the material delivery routes and proposed parking areas for the contractors, in conjunction with the building permit application submission. . Mr. Fedota questions the lighting on the roof top and asks if they would need to comply with the light spillage ordinances. Mr. Vyverberg states that the site plan shows it would be inset and final plans would have to be reviewed and comply with village codes. Mr. Friedman confirms that today’s meeting is for preliminary review only and there would be Final Plan Review if this Preliminary is approved. Mr. Vyverberg confirms that this hearing is to seek preliminary planned development. He states that if the Preliminary Plan Review is recommended to approve, it would then go to council for their approval. If the Preliminary Plan is approved by council, it would then go back through the entire process for Final Planned Development. Chairman Dwyer reminds the board that the Preliminary Planned Development is important because the Final Planned Development meeting will only address whether or not all of the conditions have been met. Chairman Dwyer asks if the petitioner agrees to meet all conditions. Mr. Tinaglia agrees to all conditions. Mr. Noonan made a motion to accept; seconded by Mr. Bettenhausen VILLAGE OF PALATINE Page 6 Packet Pg. 7  2.1 Minutes Plan Commission October 18, 2022 Chairman Dwyer made a motion to close the public hearing. DISCUSSION: Chairman Dwyer states that he believes it looks to be a nice development. Mr. Fedota states that the parking issue has been addressed and points out the public parking across the street is a benefit. He believes it is a good use for the space. Mr. Fedota states that he still has concerns that it is not an appropriate Mixed Minutes Acceptance: Minutes of Oct 18, 2022 7:00 PM (Approval of Minutes) Use Development as called for by the TOD. Chairman Dwyer summarized the request was accepted by a vote of 5-2. This will tentatively go to Village council on Monday 11/7/22. Communication: Mr. Vyverberg provides updates on two approved projects. The 4- lot subdivision on Kenilworth Avenue and the Missner Development projects have been approved by the Village Council. He also states that the Proposed Text Amendments are being reviewed by Village Council and will send a summary, as soon as available. RESULT: RECOMMENDED TO APPROVE [5 TO 2] AYES: Dwyer, Noonan, Bettenhausen, Kolososki, Fedota NAYS: Williams, Friedman VILLAGE OF PALATINE Page 7 Packet Pg. 8  2.1 Minutes Plan Commission October 18, 2022 IV. COMMUNICATIONS V. ADJOURNMENT Minutes Acceptance: Minutes of Oct 18, 2022 7:00 PM (Approval of Minutes) VILLAGE OF PALATINE Page 8 Packet Pg. 9  4.1 VILLAGE OF PALATINE Plan Commission REVIEWED 11/15/22 07:00 PM CASE STAFF STATEMENT (ID # 7990) Preliminary Planned Development to allow a 9-unit (4 duplex units and 1 single unit) residential development at 874-912 N. Quentin Road CASE NUMBER: 22-50 PETITIONER: C.J. Johnson - Latitude Building and Development LLC, with Michael R. Ek as the authorized agent. LOCATION: 874-912 N. Quentin Road PROPOSAL: 9-unit (4 duplexes and 1-single-unit) residential development on a 1.97- acres property. The ranch-style units are accessed through two centralized curb cuts onto Quentin Road, with separate driveways to the units and additional guest parking distributed throughout the development. ZONING AND LAND USE: Planned Development and vacant (the previous memory care facility Planned Development expired in 2016). The property has been vacant and unused since that time. The current and surrounding zoning designations are found in the map below: Page 1 Packet Pg. 10  4.1 Case Staff Statement (ID # 7990) Meeting of November 15, 2022 SURROUNDING CONDITIONS: North: Planned Development – vacant building South: B-2 General Business – real estate office East: Unincorporated Cook County (Lake Park Estates Subdivision) and 2 Quentin Road lot within the Village of Palatine West: Franklin Avenue –single-family homes; R-1 zoning district Page 2 Packet Pg. 11  4.1 Case Staff Statement (ID # 7990) Meeting of November 15, 2022 COMPREHENSIVE PLAN: The Future Land Use Map recommends that the Subject Property be utilized for multi-family residential uses. This is linked to the previously approved memory care and Alzheimer’s residential development. That recommendation is also consistent with other similar senior care facilities within the Village. Page 3 Packet Pg. 12  4.1 Case Staff Statement (ID # 7990) Meeting of November 15, 2022 BACKGROUND:  The Subject Property was previously approved for a memory care residential development. That development was never effectuated and the approval expired in 2016. The property has been vacant and unused since that time. A multi- family use was requested in 2021 and was not ultimately approved. The Petitioner is requesting a Preliminary Planned Development to develop 9 units (4 duplexes and 1-single-unit) accessed through two curb cuts from N. Quentin Road. In addition to the 2-car garages and driveway parking pads for each home site, there are also 9 additional parking spaces located adjacent to each unit. Page 4 Packet Pg. 13  4.1 Case Staff Statement (ID # 7990) Meeting of November 15, 2022 Historical Land Uses and Previous Development Approvals:  The Subject 6 lots were annexed in 2002. These properties previously operated as a single-family home, commercial nursery, and a legal/real estate office. Through annexation, they were initially zoned R-1 and subsequently rezoned to Planned Development in 2002.  In 2002 Planned Development (Ordinance #O-43-02) identified the following commercial uses on the property: o Landscaping contractor’s yard; o Retail landscaping facility; and o Professional offices.  In 2009, the property was conditionally rezoned to B-2 General Business district, which was also not effectuated.  In 2011, a Planned Development (Ordinance #O-136-11) for a 75-room Alzheimer’s/memory care use was approved. The plan was amended in 2012, reducing the room count to 69. The Planned Development expired and the property has remained vacant since that time. ANALYSIS:  The Subject Property is 1.97 acres and does not include the vacant office building at 920 N. Quentin Road (southwest corner of Quentin Road and Poplar Street). The proposed density is 4.56 units/acre and is comparable to the R-2 single-family residential density of 4.84 units/acre.  The site plan contemplates 2 curb cuts onto N. Quentin Road, with a shared north-south drive accessing each of the unit driveways and the 9 additional guest parking spaces provided, within the site. Page 5 Packet Pg. 14  4.1 Case Staff Statement (ID # 7990) Meeting of November 15, 2022  The follow table identifies the required and provided parking rations for the proposal: Parking provided: Garage parking (18 spaces @ 2/unit) 18 Driveway parking (18 spaces @ 2/unit) 18 Guest parking (9 spaces for 9 units) 9 Total parking provided 45 spaces for 9 units 45 spaces = 5 spaces/unit)  Per existing conditions on the property, there are presently 4 curb cuts for the lots. As previously noted, Quentin Road is a Cook County controlled corridor and the right-of-way and access is under the Cook County Highway Department jurisdictional control. Staff supports the consolidation of access points within the site.  The proposed curb cut access drives measure 24-feet back of curb to back of curb and turn into a shared private driveway providing access to each of the 9 units throughout the site.  There is an existing public sidewalk along Quentin Road on the east side of the Page 6 Packet Pg. 15  4.1 Case Staff Statement (ID # 7990) Meeting of November 15, 2022 site. It would be maintained as part of this development.  The proposed units provide the following setbacks: Yard Setback Front (Quentin Road) 50 minimum (* actual @ 70 feet, with 20-foot driveways) Rear (west side adjacent to the 40 feet Franklin Avenue homes) Interior Side yards (north and south 10 feet sides) Page 7 Packet Pg. 16  4.1 Case Staff Statement (ID # 7990) Meeting of November 15, 2022 Preliminary engineering considerations  Utilities exist in the area and are proximate to the site:  As an existing condition, the property drains southeast to northwest and there is an approximate 10-foot grade differential in that direction. Water would be accessed from the east side of Quentin Road and the sanitary sewer service would come from an existing service line on the west side of the property and ultimately connect through Poplar Street.  Volume control would have to be provided and would be addressed through the Final Engineering plan submission. The preliminary plans depict the volume Page 8 Packet Pg. 17  4.1 Case Staff Statement (ID # 7990) Meeting of November 15, 2022 control within the rear yards of the property to incorporate the existing grading conditions to achieve this requirement.  The Village Engineer has initially reviewed the preliminary plans. At this time, the proposed plans did not generate any engineering concerns or conditions, but the Village Engineer reserves the right to impose additional requirements and conditions, upon Final Engineering review. Architecture and preliminary landscaping  The project narrative identifies the ranch-style homes having a one or two-story option, with a basement and ranging in size from 1,600-2,500 square feet. The proposed building materials indicate a cultured stone veneer on the front elevation and LP siding. All of the exterior trim would be contrasting to the siding. The preliminary elevations indicate that the height of the homes could range from approximately 23 feet to 28 feet in height.  The northern four buildings are anticipated to have a lookout basement, due to the existing grades in this area. A representational and preliminary landscaping plan is a component of the preliminary plan. Various yard and foundation plantings, in addition to arbor vitae plantings along the western property line are planned. The initial plans also identify a 4-foot wrought-iron style fence surrounding the property. RECOMMENDATIONS: Since its incorporation into the Village, the Subject Property has maintained a variety of land uses. Given its direct adjacency to single-family residential uses on along the west side of the property and multi-family uses directly across Poplar Street, an identified land use for the property has not been established, notwithstanding the unimplemented memory care use. The proposed density is appropriate for the land use and the plans would reduce the number of existing access points to the site. With an established parking ration of 5 spaces/unit, Staff does not have any existing parking concerns with the proposal. Also, the height of the ranch-style homes, should not impact the surrounding residential properties. Therefore, Staff recommends approval of the Preliminary Planned Development, subject to the following conditions: 1. All extra agency permits shall be submitted in a manner acceptable to the Village Engineer. Page 9 Packet Pg. 18  4.1 Case Staff Statement (ID # 7990) Meeting of November 15, 2022 2. The Engineers Estimate of Probable Cost (EEOPC) shall be submitted in a manner acceptable to the Village Engineer. 3. Review fees, based upon the finally accepted EEOPC shall be submitted in a manner acceptable to the Village Engineer. 4. The Final Architectural Plans shall be revised in a manner acceptable to the Director of Community Development/Planning and Zoning, including the final material quantities and distribution. 5. The Final Landscaping Plan shall be revised in a manner acceptable to the Director of Planning and Zoning. The plan should review the ability to maintain any of the existing healthy trees within the property. 6. A Public Improvement letter of credit in an amount of 115% of the approved EEOPC, for said public improvements, shall be submitted in a manner acceptable to the Village Engineer. 7. A Planned Development Letter of Credit in the amount of $90,000 – ($10,000/unit, per Article 14 of the Zoning Ordinance) shall be submitted in a manner acceptable to the Director of Planning and Zoning. 8. If required, a Final Plat of Subdivision shall be submitted in a manner acceptable to the Village Engineer and Director of Planning and Zoning. As determined by the Village Attorney, the HOA declarations shall be submitted and revised in a manner acceptable to the Village Attorney. 9. A construction management plan shall be submitted in a manner acceptable to the Director of Planning and Zoning and the Village Engineer and shall outline the proposed development schedule and identify the material delivery routes and proposed parking areas for the contractors, in conjunction with the building permit application submission. ATTACHMENTS:  Aerial Map  PRELIMARY ENG - SITE DEVELOPMENT Plan REV 3  Preliminary elevations  DRAFT 1st floorplan duplex units  ENG - Gradimg - Existing conditions survey Page 10 Packet Pg. 19  4.1 Case Staff Statement (ID # 7990) Meeting of November 15, 2022  ENG - Plat of Survey  Representational elvation for material style - not proposed colors  Preliminary Duplex landscaping plan and landscaped buffer - west side of property - Carriagway Landing  Project Narrative  Preliminary Planned Development application  Legal notice Page 11 Packet Pg. 20  4.1.a Quentin Road - Preliminary Planned Development Attachment: Aerial Map (Preliminary Planned Development to allow a 9-unit residential development -874- Legend 0 300 600 Print Date: 11/9/2022 Notes ft Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground. Packet Pg. 21  4.1.b Packet Pg. 22 Attachment: PRELIMARY ENG - SITE DEVELOPMENT Plan REV 3 (Preliminary Planned Development to allow a 9-unit residential development -874-912 N. Quentin Road)  4.1.c Packet Pg. 23 Attachment: Preliminary elevations (Preliminary Planned Development to allow a 9-unit residential development -874-912 N. Quentin Road)  4.1.d Packet Pg. 25 Attachment: DRAFT 1st floorplan duplex units (Preliminary Planned Development to allow a 9-unit  4.1.e Packet Pg. 26 Attachment: ENG - Gradimg - Existing conditions survey (Preliminary Planned Development to allow a 9-  4.1.f Packet Pg. 27 Attachment: ENG - Plat of Survey (Preliminary Planned Development to allow a 9-unit residential  4.1.g Attachment: Packet Pg. 28  4.1.h Packet Pg. 29 Attachment: Preliminary Duplex landscaping plan and landscaped buffer - west side of property - Carriagway Landing (Preliminary Planned Development to allow a 9-unit residential development -874-912 N. Quentin Road)  4.1.i 012234578932315 9521 13923 55527 5  Attachment: Project Narrative (Preliminary Planned Development to allow a 9-unit residential development -874-912 N. Quentin Road)   !"#$#$%&''()$#*'!+!",&!$!#$-#$#$. '-* &'!#$-'!.)$#*'!*/.&*'!!$#$).!0  1"#$2!+"&)'''3,"!$!"'+-#/"$*.&' $'+&',&*'+""+$'!"'$!"'$!"#$#! 1""$*+*4-!$*"$*.+!"$'&'!+$!$$#!$'+!"&&*'!. &'+&',$*5.677!$8.977:-&!1"',&*"$*.&'!"!"-#/ "$*$'!"'$!"+"&)&'3',"$$;$-!$+)1"*&/*-*","!$!""$* +$'!'!+!"!#&!+$!$'3&""$*+"&)&!+$&,&&,1" $$&'/!$'"&'&!"!+$*#*'!&!"$-,"$-!!"#$2! 1"+$')+&&'!&!$<-'!'=$&$!+$-#/"$*&" 1"',&*"$*+"&)!$+')+&&'!&!$<-'!'=$&%'!. !"&)--!)',!"#$#!1"$&!$'$!"-'!--!+'!$ &2-!!$*&!"!"#&' Packet Pg. 30  4.1.i Ben Vyverberg Subject: FW: Carriageway Landing Attachment: Project Narrative (Preliminary Planned Development to allow a 9-unit residential development -874-912 N. Quentin Road) Attachments: 5132 SITE DEVELOPMENT REV 3.pdf Ben, In response to your email dated Nov. 3 I attached a typical ridge height for both the lookout and standard elevations sheet A2. Also attached is updated site development sheet showing the two separate private entrances. All building exteriors will be consistent in color with variations to front elevations. Exterior materials will include eng wood siding soffit and facia with some cultured stone veneer in front elevation. See picture. All exterior trim will be of contrast to siding. Each villa will have 1 extra guest parking spot. See site dev sheet. North and south property line will have a 4’ fence. Villas 5-9 are showing lookout basement on site development sheet. No building or covered deck or screened porch structure will encroach into the 40’ rear setback line. The attached site development sheet shows the new coverages and labels the 3 building towards north as lookouts at rear. We can include in the HOA the maintenance of the west side arbor vitae buffer these will be included in site landscaping plan to follow. A new HOA will be created because of common areas and maintenance requirements. Please call me with any questions. Thank you CJ Johnson 1 Packet Pg. 31  4.1.j Packet Pg. 32 Attachment: Preliminary Planned Development application (Preliminary Planned Development to allow a 9-unit residential development -874-  4.1.j Packet Pg. 33 Attachment: Preliminary Planned Development application (Preliminary Planned Development to allow a 9-unit residential development -874-  4.1.j Packet Pg. 34 Attachment: Preliminary Planned Development application (Preliminary Planned Development to allow a 9-unit residential development -874-  4.1.j Packet Pg. 35 Attachment: Preliminary Planned Development application (Preliminary Planned Development to allow a 9-unit residential development -874-  4.1.j Packet Pg. 36 Attachment: Preliminary Planned Development application (Preliminary Planned Development to allow a 9-unit residential development -874-  4.1.k Packet Pg. 37 Attachment: Legal notice (Preliminary Planned Development to allow a 9-unit residential development -874-912 N. Quentin Road)