Istenes, AICP, Planning Director

APPROVAL OF MINUTES

CAROLYN GAIDIS – MOVE TO APPROVE THE MINUTES. RICHARD LINTZ – SECOND

BOARD UNANIMOUSLY APPROVES SEPTEMBER 8, 2020, MEETING MINUTES. 6-0

2 NEW BUSINESS

7525 WESTMORELAND AVENUE – ARCHITECTURAL REVIEW BOARD – EXTERIOR ALTERATION/RENOVATION

Director Susan M. Istenes summarizes the following staff report: “The 9,925 square foot site is located on the north side of Westmoreland Avenue between N. Jackson Avenue and Hanley Road. The property has a zoning designation of R-2 Single Family Dwelling District and is currently developed with a single-family home. The proposed project consists of the demolition of an existing wood deck and covered porch and the construction of a 2 story single family addition including a hearth room on the first floor and bedroom and bathroom and master deck on the second floor. The proposed height of the new addition is 29 feet 6 inches. A new first floor deck will be added and there will also be some interior renovation to the home. Most of the proposed work will affect the rear (north facing) façade, and the east façade, however the applicant also intends to modify the existing front entryway and add two dormer windows on the front (south facing) façade, modify the existing landing and the walkway. There is an existing detached garage in the rear yard in the northeast corner; no work is proposed for the garage.

The demolition will include the removal of an existing, enclosed porch and deck located in the rear and on the east side of the structure; an existing concrete pad in the rear yard, existing steps, a sidewalk, select windows and doors in the rear will also be removed along with a retaining wall enclosing landscaped areas of the site. The air conditioning condenser units are proposed to be removed from the rear and relocated to the west side of the home.

On the front elevation, the entire porch roof structure will be removed and the eyebrow dormer at the roof will also be removed. The existing black shutters will be removed.

On the front elevation a new portico, pediment style, gable roof with barrel vault ceiling will be constructed and detailed with composite trim board white in color Two gabled dormers will be installed, with white aluminum framed double hung windows and trimmed with composite fascia board and composite crown molding trim and framed with horizontal white vinyl siding to match the existing. A new stained concrete step leading to a red brick porch and a new red brick paved walkway will be installed in the same place as the existing. The new portion of the driveway, to match the existing, will also be installed. The existing shutters will be replaced with black raised panel shutters. The front door will be a black paneled wood door with sidelights and trim. Five decorative brackets will be placed on the front façade at the second story.

Along the rear and east facades of the home, a 407 square foot first floor addition will be constructed which includes a new breakfast room and hearth room. The second-floor portion of the addition is approximately 222 square feet and includes a portion of a bedroom, bathroom and a 16 foot by 11-foot exterior deck. On the rear elevation, 4 panel door systems will be installed on the lower level and the first floor. At the lower level, the doors will lead out to a stamped concrete patio to match the existing, underneath the first-floor deck. On the first floor, a new 4 panel door will lead out from the breakfast room to a new 20 foot by 30 foot composite planked deck with black metal railings.

The exterior of the addition will be treated with white vinyl siding. Although vinyl siding is not a permissible exterior building material, the entire house is currently covered with vinyl siding, therefore it would look awkward to have a portion of the house in a different material then the existing. The roof of the addition, dormers and front entry will be asphalt shingles to match the existing grey color blend.

Trash will be stored underneath the new deck steps screened by a stepped concrete retaining wall.

The roof of the addition, dormers and front entry will be asphalt shingles to match the existing grey color blend. Trash will be stored underneath the new deck steps screened by a stepped concrete retaining wall.

3 The applicant did not address landscaping in their submittal. One tree will be removed in the rear that is part of an existing landscape bed. The proposed changes to the appearance of the structure are numerous on both the front and rear elevations. The front elevation changes are upgrades that refresh the appearance but don’t necessarily change it to any great degree. The house still retains its traditional, symmetrical design. The rear and east side elevation changes with the removal of the existing covered porch and the addition of numerous doors and windows really opens the rear elevation and adds a bright and airy feeling to the rear façade. The proposed window and door styles on the rear and side, retain the same trim, grill patterns and muntin style as the windows on the front, therefore they are compatible in terms of appearance.

The proposed retaining wall material is specified as stained concrete and the wall is located perpendicular to the north elevation along the driveway (east side) and also under the deck (west side). The height of the wall ranges from 2 to 4 feet. Stained concrete is not an approved retaining wall material, however the wall is located in the rear and side yards on the west elevation for a distance of approximately 30 feet; adjacent to the driveway it is approximately 15 feet in length, and approximately 2 feet in height.

Gutters and downspouts will be connected to pop-up bubblers in the front and rear yard.

The existing house is less than 5 feet from the west side property line; the required side yard setback is 6.5 feet; therefore, it is non-conforming. The proposed relocation of the Air Conditioning units will result in their placement on the west side property line. The City’s policy is to require Air Conditioning units to be no closer than 5 feet to the side property line. The units will have to remain in the rear or be relocated to the east side.

Total lot impervious coverage is limited to 55 percent in the R-2 Zoning District. The proposed project will increase impervious coverage on site from 49 percent to 52.3 percent, which remains below the maximum allowed.

Most of the project as proposed is in conformance with the requirements of the R-2 Single Family Dwelling District and the Architectural Review Guidelines. Staff is of the opinion that the proposed addition, exterior changes and deck are compatible in terms of mass, height and design with the existing house and surrounding neighborhood.

STAFF RECOMMENDATION IS TO APPROVE WITH THE FOLLOWING CONDITIONS: