ARB: October 11th 2018

ARCHITECTURAL REVIEW BOARD
MEETING MINUTES
Mayfield Village
Oct 11, 2018

The Architectural Review Board met in regular session on Thurs, Oct 11, 2018 at 6:30 p.m. at the Mayfield Village Civic Center Main Conference Room. Chairman Pro Tem Miozzi presided.          

ROLL CALL

Present: Mr. Carmen Miozzi (Chairman Pro Tem), Mr. Steven Varelmann, and Dr. Jim Triner

Also Present: Mr. John Marrelli (Building Commissioner) and Ms. Deborah Garbo (Secretary)

Absent: Mr. Ed Parker (Chairman)

CONSIDERATION OF MEETING MINUTES: Oct 13, 2018

Mr. Varelmann, seconded by Dr. Triner made a motion to approve the minutes of Oct 13, 2018 as noted: Correction of typo error Page 4, paragraph 2; ceiling changed to sealing.

ROLL CALL:

Ayes: All
Nays: None

Motion carried. Minutes approved as noted.

PROPOSALS:

  1. Detached Garage (Front setback granted by BOA 9/18)
    Dan Keenan
    1061 Lander Rd.
    Levine Architecture & Design, Ltd
    Shannonwood Homes
  2. NEW Single Family Dwelling
    Caren Blackson
    669 Echo Dr.
    Joseph L. Myers Architect
    Keselman Construction Group

OPEN PORTION:

Chairman Pro Tem Miozzi called the meeting to order. We’ll begin with the first proposal, a detached garage for Mr. Keenan.

Dan Keenan
1061 Lander Rd.
Detached Garage

Mr. Varelmann said to start, there’s no context, no photograph. You can’t see how it relates to the kissing, it’s pretty difficult to understand the plat based on these drawings. I understand it’s a garage in front of an existing building but there’s just no context provided. Did you happen to bring the finishers or anything, or materials?

Dan Keenan replied, no Sir I did not. The house itself is cinderblock and will be sided once the garage is up. The garage will match the house.  

Chairman Pro Tem Miozzi asked, shouldn’t they bring samples?

Mr. Marrelli replied, yes at least the garage samples. He could have his contractor bring those in.

Dan Keenen said, I’m going to do the siding, I do that kind of stuff. My contractor is just going to do the shell wrap, windows and doors and I was going to finish it. I haven’t picked out the finishes yet. Tonight is just to get the contractor started.

Mr. Marrelli explains the front setback variance granted by the Board of Appeals. If you look at the site plan, you can see that the house is behind the garage. If you look in the upper left corner, that used to be a one car garage that the previous owner turned into living space. So, this house has no garage. We went to the Zoning Board because some of the houses south of here are at the 35’ mark. So to line up the garage with the other houses, we had to get a variance from 60’ to 35’. When I met with his contractor, I mentioned the front elevation had to have some kind of character to it because it’s going to be out by the street. That’s the street elevation if you will. The garage door will face north. I don’t know what’s going to be on the south, I don’t know what the back looks like. I see three elevations, I don’t see the fourth.

Chairman Pro Tem Miozzi said, the back is actually going to be seen from the street. As you’re driving northbound, you’ll be able to see those two sides of the garage.  

Mr. Marrelli said, we don’t know what the back, back looks like. Is it just going to be blank?

Dan Keenan replied, yes.

Mr. Marrelli shows a photo of the front view of the house from the Zoning Board to see what the setbacks look like.  

Dan Keenan said, those 6 or 7 trees there will stay. The back of the garage will be hidden in the trees.

Chairman Pro Tem Miozzi asked about the pitch on the trusses.

Dan Keenan replied, 6 / 12 to maintain that 15’ height limit.

Chairman Pro Tem Miozzi said, I’d almost like to see that pitch on the house.

Mr. Marrelli said, we’ve always had this conflict between the Architectural Review and the Zoning code with that height limit.

Chairman Pro Tem Miozzi said, instead of going for a variance, they should have let him match the house.

Mr. Marrelli said, the Zoning Board didn’t get involved with that, we had no idea what the building was going to look like. They looked at the setback, period.

Chairman Pro Tem Miozzi asked, can we make that decision?

Mr. Marrelli replied, no. If you raised the pitch, what would the height be?

Chairman Pro Tem Miozzi replied, another 2’ higher, to make it to match the house.

Mr. Varelmann pointing out on google view, the house looks like it has two pitches.

Chairman Pro Tem Miozzi asked, when are you planning to start?

Dan Keenan replied, ASAP with the cement because of the weather.

Mr. Varelmann asked, are you planning on pouring the footings and foundation walls too?

Dan Keenan replied, yes.

Mr. Marrelli said, if you want to do that, I’m ok with that. If you want to approve a partial and let him get the foundation in, then we could talk about siding. Talk about the framing too so that if the framers decide they need to get rolling too because of weather, we’re straight on the windows and doors.

Dan Keenan said, this is just to get the contractors to put the shell up. My guy will get the siding permit and all that stuff.

Chairman Pro Tem Miozzi asked, do you have shutters on the front of the house?

Dan Keenan replied, when I put up the siding, I’m getting rid of those shutters and do white casings.

Chairman Pro Tem Miozzi asked, does anyone have any objections to what’s drawn as for the garage, windows and doors?

There was no objection.

Chairman Pro Tem Miozzi said, you could get started on it and then come back to the next meeting with your finishes.

Mr. Marrelli asked, where are you going to take these downspouts to?

Dan Keenan replied, I’m redoing all the front storm drains.

Mr. Varelmann points out a couple of anomalies on the drawings. This isn’t part of our review but it’s calling for a 27’ span, she’s calling out the trusses to be 16” o.c., but the calculations are based on 24” on center and that’s what would be normal. The garage door at 7’ with a 14” header but it’s calling out the bearing to be at 8’, so that’s not correct. You might want to be aware of these few anomalies.

DECISION:

Mr. Varelmann, seconded by Mr. Miozzi made a motion to approve the Detached Garage for Dan Keenan at 1061 Lander Rd. as noted:

  • Partial approval, foundation and framing approved as discussed.
  • Applicant to return with material selections.

ROLL CALL:

Ayes: Mr. Miozzi, Mr. Varelmann, Dr. Triner
Nays: None

Motion Carried. Drawings Approved as Noted.

***************************************************************************
Caren Blackson
669 Echo Dr.
NEW Single Family Dwelling

Joseph Myers with Joseph Myers Architect introduced himself. This is a house on Echo Dr., it’s a large piece of property. The house sits well back within the setbacks of the lot. There was an existing house on the site which was in poor shape and since been demolished. The new house is going pretty much in the same location where the existing house was, using the same driveway coming up through the woods and then getting adjusted at the top as it approaches the house. The center of the house is brick, the wings are sided. The land falls as you walk out the back and the deck goes across the back. Front porch, board and batten shutters.

  • Materials

Joseph Myers explains materials: Earthtone color brick, Vintage Wicker siding, white trim, white windows, blue shutters and a Weathered Wood shingle.

Mr. Varelmann notes, it’s a lot of the same color. The siding and brick are very similar colors, no contrast.

Joseph Myers replied, it’ll all be trimmed out in the white.

Homeowner Caren Blackson said, when you see the combination in daylight, the color of the siding actually shows a little bit lighter.

Joseph Myers asked, would you consider one of the lighter colors?

Mr. Varelmann said, it’s just a comment. This is sitting way back in the woods, not really visible from the street. 

Caren Blackson said, I would consider lighter, I like light colors. I want to maintain a good contrast with the white.

Mr. Varelmann asked, have you seen renderings of it so you understand what it’ll look like?

Caren Blackson replied, I have not. The reality is the house sits in a clearing and gets a fair amount of sun, if it were under the trees I probably would have wanted a brighter palate maybe.

  • Basement

Mr. Varelmann asked, do you intend to occupy the basement?

Caren Blackson replied, it’ll be unfinished. It’ll be a walkout so that I have access.

Mr. Varelmann asked, glass block windows?

Caren Blackson said yes, I assume they’ll be vented, right?

Joseph Myers replied, yes. She lives alone, this is back in the woods. She was concerned about having windows down in the basement. That was the reason for the glass block.

  • Deck

Mr. Marrelli asked, what’s happening with those support poles on the wood deck? Those look pretty tall for the mass of them.

Joseph Myers replied, they’re 6 x 6. Once they get above the deck they’re trimmed in a finish material.

Mr. Marrelli asked, how tall are they?

Joseph Myers replied, 9 feet exposed, 3 ½ feet in the ground.

Mr. Marrelli asked, then they’re going to be up through the deck?

Joseph Myers replied, yes.

Mr. Marrelli asked, you’ve got 22 foot 6 x 6’s?

Joseph Myers replied, yes.

Mr. Marrelli asked, do they make such a thing?

Chairman Pro Tem Miozzi said, I know they make 20’s.

Joseph Myers said, I’ve never had a problem not being able to do it. It makes for a sturdy railing.

Mr. Marrelli asked, and they don’t twist because they’re so tall?

Joseph Myers replied, I wouldn’t say they never twist or get little splits in them but not to a point that they cause a problem.

Chairman Pro Tem Miozzi asked, is the deck composite?

Joseph Myers replied, all the deck is Wolmanized and Trex fiberglass decking.

Chairman Pro Tem Miozzi asked, the railings white vinyl?

Joseph Myers replied, yes.

Chairman Pro Tem Miozzi asked, is there a fascia board on the deck of the same material?

Joseph Myers replied, the top board is white and tan color decking.

Mr. Marrelli asked, if there’s a security issue in the basement, why are you using a door with glass in it?

Joseph Myers replied, so she can see what’s on the other side. We went back and forth whether to put glass in there or not. She’ll have a security system.

  • Front Elevation

Mr. Marrelli asked, what’s happening over the front door, what’s the overhang constructed of?

Joseph Myers replied, it’s a gable, it’s open cathedral ceiling behind it, it’s timbers in the foreground.

Mr. Marrelli asked, is there a finished ceiling in there?

Joseph Myers replied, it’s wood decking, yes. The trusses don’t go all the way through, the trusses are in the front, it’s only 6 feet deep, behind it is a ridge board that runs up with trim on it, the wood decking, and then the bigger timbers out front.

Mr. Marrelli asked, do you have an elevation across the whole front, a section through from left to right? If I lived next door and I was looking across the front of the house, how far does it stick out from the front, 6’?

Joseph Myers replied, it sticks out less than that, but recesses back into the house.

Mr. Marrelli asked, so those posts are pretty close to the front wall?

Joseph Myers replied, yes.

Chairman Pro Tem Miozzi asked if a railing’s required.  

Mr. Marrelli replied, no. It has to be more than 3 steps. He doesn’t need a railing and it’s probably not 24” high either.

Chairman Pro Tem Miozzi asked, I’m assuming the rowlock over the windows is the same brick?

Joseph Myers replied, yes.

Mr. Marrelli asked, chimney’s all brick coming out the back?

Joseph Myers replied, yes.

Mr. Marrelli asked, that’s going to be a full masonry chimney?

Joseph Myers replied, we’re boxing it in. It’s a wood frame chimney with brick veneer on it.

Mr. Marrelli asked, are you using stick on brick?

Joseph Myers replied yes, only on the chimney.

Mr. Marrelli asked, you can get the brick to match?

Joseph Myers replied, yes. We’ll use the same brick and cut it. This is pretty standard, they should be able to get that. As opposed to having the air space behind the brick and trying to flash it as it comes through the chimney, it works better to stick them on the chimney.

Mr. Marrelli said, we shy away from anybody making siding boxes on their roof. I’m glad to see you’re doing the masonry up there.

  • Floor Plan

Chairman Pro Tem Miozzi said, this isn’t our concern, but looking at the floor plan, you have to go through the Dining Room to get down to the deck.

Joseph Myers replied, yes.

Mr. Varelmann said, I agree with what Carmen’s saying. The Dining Room becomes your central circulation point which is kind of strange.

Joseph Myers said, it’s not your formal Dining Room with the china hut in it. It’s an eating area of the kitchen.

Mr. Varelmann asked where the table goes.

Joseph Myers replied, in the center.

Mr. Marrelli asked, what kind of floor’s in there?

Caren Blackson replied, hardwood. No Carpet.

Mr. Marrelli said, you might want to talk about another way out to the deck.

Dr. Triner said, with the Master Bedroom right there, you might want to consider accessing the deck from the Master.

Caren Blackson replied, I have a door to a deck from my Master Bedroom right now and I don’t care for it. I know a lot of people do, but I don’t care for it.

Mr. Marrelli asked, how many square feet is this house?

Joseph Myers replied, 2100 Sq. Ft.

The Board agreed it looks bigger than 2100 Sq. Ft.

  • Fireplace

Dr. Triner said, the problem is going to be the gas in this corner here. Is this a gas fireplace, because you talk about energy in your notes.

Joseph Myers said, it’s a prefab wood burning fireplace.

Mr. Varelmann said, I’m seeing now where you’re getting the energy code by beefing up the insulation in the ceiling and keeping the insulation in the walls at R-13. That’s your approach, right? Do you have any calculations for that?

Joseph Myers replied, it’s an alternative method. In the State of Ohio, they negotiated with the Home Builders Association to come up with something that they would accept that would still allow us to use the 2 x 4 exterior walls. It’s got more ceiling, I know it requires a blower test at the end as part of that.

Mr. Varelmann asked, so did you do the calcs on it?

Joseph Myers replied no, we just have the prescriptive method. If you do the Home Builders Association Agreement with the State of Ohio alternate 2A or whatever it is, they have a prescriptive that you could have R-38 that crosses the wall top instead of the R-49.

Mr. Marrelli said, because the builders were yelling about the 2 x 6 walls, it’s too expensive.

Dr. Triner said, another thing is if you light your fireplace, all your heat’s going to go out your chimney. You’ve got 2 x 4 framing with a thermal break and 1” insulation is like almost an R-17.

Joseph Myers said, I’m not a fan of the foam behind the siding. I’ve seen the moisture get trapped between the foam and the plywood.

Mr. Marrelli asked, are you using actual plywood or strand board?

Joseph Myers replied, we gave that option, I think we’re going ahead with strand board.

Dr. Triner said, that takes it down to R-12 when you include the wall framing, so you go from 17 down to 12.

Mr. Varelmann said, I think they require up to 21 on the sidewalls.

Mr. Marrelli said, depends on if you use the prescriptive method that the State says you could use. They say it doesn’t matter about the walls, just fill the ceiling up and everything’s fine. If you’re going to put an R-49 up there you might as well put an R-60 up there. That doesn’t do anything about the cold walls.

DECISION:

Mr. Varelmann, seconded by Dr. Triner made a motion to approve the NEW Single Family Dwelling for Caren Blackson at 669 Echo Dr. as proposed.

ROLL CALL:

Ayes: Mr. Miozzi, Mr. Varelmann, Dr. Triner
Nays: None

Motion Carried. Drawings Approved.

ADJOURNMENT:

There being no further business, Mr. Miozzi, seconded by Dr. Triner made a motion to adjourn the meeting.

ROLL CALL:

Ayes: All
Nays: None

Motion Carried. Meeting adjourned at 7:10 p.m.