Overlay Design Guidelines. Prairie Village Overlay Design Guidelines

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1 Prairie Village Draft Document April

2 Table of Contents Introduction from the Overlay Design Committee... 3 Purpose of the Overlay Design Guideline... 5 Review Procedure Fundamentals... 6 PV/Overlay District Building Application Process Workflow Design Guidelines... 6 Boundary Map and Description Governance Guide... Error! Bookmark not defined. 2

3 Introduction from the Overlay Design Committee Prairie Village is a beautiful community of small cape cod homes and tree-lined streets. The homes are small and were built rapidly to house the families of soldiers returning from World War II. The houses are small and line up perfectly along winding streets. As years have passed, and resident needs have changed, so have the homes. Some homes remain in similar style to when they were built in the 1940 s and 1950 s. Other homes have been renovated or have additions. Just recently, some residents have chosen to tear down their homes, replacing them with bigger homes that better suit the need of a modern household. As the neighborhood continues to change and develop, it is important to recognize the characteristics of our neighborhood that make the neighborhood so charming: 3 1. The front faces of the homes line up on the front building line. 2. Homes are generally 1 story ranch homes or 1.5 story cape cod style homes. Originally, there were no two story homes. 3. The roof pitches range from 4:12 to 12: The first story eve lines [where the gutter meets the roof] line up from home to home and follow the elevation of the streets. 5. Many homes have pitched dormers on the second story. Originally there were not many shed style dormers and not any full second story eve lines. 6. The ridge lines [overall height] do not exceed 22-0 and also line up. 7. Garages are not dominant features on the existing homes. Most homes have one car garages and they either line up with the front building face or sit just a few feet behind the front building face. Garages on the old homes rarely extend past the front face of the home. 8. All homes have masonry chimneys. 9. Originally, most of the homes had lap siding or cedar shingles and the siding was consistent on all four sides of the homes. 10. Original windows were double hung style with divisions. The percentage of windows on each face were to scale since each façade was generally small. 11. The width of the original homes do not exceed 80% of the width of the lot. The goal of the overlay is to recognize and apply these characteristics to all new building (whether it be an addition or a new home) and create codes that help keep new building in line with what exists. The codes aim to respect the existing character and charm of the village while allowing residents to modify homes to meet their needs. The overlay design committee hopes that by creating these codes, the neighborhood will continue to evolve while still attracting a very diverse group of people. In addition, the overlay provides a clear outline for how restrictions are enforced. Currently, when a set of drawings is submitted for permit, the city reviews the drawings for code compliance while the Homeowner s association reviews the plans for compliance with the deed restrictions. The approach outlined by the overlay will

4 allow for one single review by the city codes department but will allow for stricter enforcement of the deed restrictions. The overlay will also provide a more defined process for applying for variances. 4

5 Purpose of the Overlay Design Guideline The purpose of the is to establish building design guidelines that will enable homeowners to modify or re-build homes in the neighborhood while at the same time respecting neighboring properties and preserving the character of the community. In sum, the were developed to satisfy four main goals: 1. To ensure that development within the boundaries of the overlay, including new construction, as well as, certain exterior alterations to existing buildings, takes place in such a way as to maintain and enhance Prairie Village s unique character and scale. 2. To provide City staff, Variance Review Committee and the Board of Zoning Appeals with criteria upon which to base decisions granting variances. 3. To provide design guidance to property owners, architects, or developers who plan to build, demolish, or make exterior changes to buildings within the Prairie Village overlay district. 4. Good neighbor considerations: The mass and scale of the addition or new home should be respectful of neighboring properties and should respect the characteristics of the existing fabric when renovating existing homes or building new. 5

6 Design Guidelines 1. Size and Scale 1.1. Building Height: All ridge heights for new construction and building additions may not exceed 27'-0, measured from the finished floor at the first floor of the existing building, to the ridge height. Figure 1 Reasoning from the committee: The existing R1-B allows for a 2.5 story house that can be around 40 [+/-, depending on the grade and slope of the roof] tall ridge line. The committee examined new construction and existing ridge lines in the area. Existing homes ranged between 16 and 22. The new homes ranged between 24 and provides a reasonably sized house while still respecting neighboring properties. The diagram above demonstrates what the committee is proposing in relationship to existing homes. The diagram below is an example of what current code will allow. Figure 2 6

7 1.2a First Story Eave Line: The eave line for the building cannot be greater than 2-0 above the eave line of the highest neighboring eave line and can not be greater than 12-0 above first floor finished floor of the existing building. This eave line must be maintained for a minimum of 60% of the front facing elevation. The eave line is measured at the front facing drip edge of the gutter. Figure 3 Figure 4 1.2b Second Story Eave Line: Second story eave lines the width of the building will not be allowed on the front elevation. Pitched dormers will be allowed. Shed style dormers will also be allowed as long as the sum of the eave lines on the shed dormers does not exceed 40% of the width of the front elevation. 7

8 1.2a Roof Pitch: On the front side of the building only, the minimum roof pitch must be 4:12 and the roof pitch cannot exceed 12:12. Figure 5 Reasoning from the Committee: The committee wanted to show that the relationship of the new eave line is in line with neighboring homes. One of the defining features of the homes in our area is pitched roofs that vary between 4:12 and 12: b Hipped roofs are not allowed. 1.3 Building Width: As defined by Section 7, Paragraph 1 of the Deed Restrictions, the width of a home cannot exceed more than 80% of the width of the property, measured at the front building line. The width of the home can be increased by not-to-exceed 10 percent of the width of the lot with an approved variance as defined in this document. Reasoning from the committee: Since this is currently enforceable by the deed restrictions, there is not a need to create a standard that deviates from this, as long as a process for applying for a variance is defined. 8

9 2. Garage: 2.1. If the garage is offset from the front face of the building, the garage mass may not exceed 45% of the width of the face of the building. The mass of the garage is measured from the exterior wall of each side of the garage If the garage is in line with the front face of the building, the inside edge of the garage door may not exceed 21-0 from the exterior face of the garage wall. In addition, the 21-0 width must also be equal or less than 45% of the width of the front elevation The garage may not sit forward from the face of the building. The garage mass may only set back 4-0 maximum from the face of the building. Figure Single garage doors may not exceed 16-0 in width Garage doors may not exceed 8-0 in height The front facing elevation may not have more than 2 garage spaces Every residence must maintain at least one front facing garage door with a driveway leading to that garage. [exception, corner lots] Reasoning from the committee: The committee wants to prevent the garage from being a dominant feature of the house since it will be larger than the typical single garage space on existing homes. 9

10 3. Fenestration: 3.1. Measured as windows and doors [including the garage doors], the openings shall represent the following percentage of area of the vertical facades: Front Face 11% minimum Rear Face 10% minimum One Side Face 7%. For corner properties, the street facing side must satisfy this requirement Figure All operable windows must have at least one divided light. This may be a true divided light, simulated divided lights, internal in insulated glass or applied. Reasoning from the committee: This is intended to create homes or additions to homes with the correct scale of openings. In addition, it is customary for homes in this area to have windows with divided lights. 4. Chimney 4.1 All new homes must have a visible chimney. The chimney can be a functional chimney, or an applied chimney that does not function. The chimney can be on any elevation. [refer to section 5.2 for required chimney materials] Reasoning from the committee: All existing homes have chimneys. This is a very significant aesthetic feature of the existing homes. 10

11 5. Building Materials: 5.1. Only the following materials are acceptable for building exteriors on new homes: A. Fiber Cement, Cedar or pressboard lap siding B. Fiber Cement, or Cedar Shingles C. Brick* D. Natural Stone* E. Traditional Masonry Stucco Existing homeowners that choose to expand or modify can use materials already present on their home. If a homeowner chooses to re-side their home, they will be encouraged [but not required] to use one of the materials on the approved list above. 5.2 Chimney Materials: The following materials are acceptable for use on chimneys: A. Brick* B. Natural Stone* *All brick and stone must be real material. Thin brick or thin stone may be used as long as all material is natural and not man-made. Reasoning from the committee: If a home owner or home builder/investor chooses to tear down a house, rather than renovate or add on to an existing home, the committee agrees it is important that great care is taken when choosing exterior materials for the new home. This intends to encourage the builder to not cut expense on the exterior to afford greater finishes on the interior. In addition, it is customary for existing homes in the area to have consistent siding and trim on all four sides of the home. The above photo is an example of mass produced homes where the quality of siding was not a priority. This siding will get brittle, warp and fail over time. The photo below is an example of homes where the siding on the front of the home is different than the other three sides. Existing homes in Prairie Village have consistent siding on four sides. 11

12 Figure 10 12

13 6. Appearance: 6.1. Architecture and quality of materials MUST be consistent on all 4 sides of the structure. An accent material such as stone or brick can be used on a portion of the front elevation, so long as the main building material (lap siding, shingles, or stucco) is also used on a portion on the front elevation and the other three sides of the building. If an accent material is used on the front side, it should also be used on the chimney. Buildings should incorporate a maximum of 3 siding materials Building and window trim must be painted the same color on all 4 sides of the structure Windows styles and quality MUST be consistent on all 4 sides of the structure. 7. Green Space Requirement: 7.1. All residents must maintain 40% pervious area Reasoning from the committee: Pervious area is landscape that allows for water to penetrate, therefore allowing rainwater and sprinkler water to penetrate the earth rather than create run-off into the city sewer system, and neighboring properties. Pervious surfaces include (but are not limited to) grass or any sort of landscape beds, pavers, pervious concrete, pervious asphalt, or swimming pools. The current city code prevents any house square footage under roof from covering more than 30% of any property for similar reasoning. This requirement is good environmental practice and very easy to obtain on any size lot. 8. Driveways: 8.1. Driveways must be separated by a minimum of 8-0. Reasoning from the committee: The current city setback for R1-B which applies to lots in this area is 4-0 from the side property line. This requirement would require home owners/home builders to keep greenspace between driveways, which is a current characteristic of homes in our area today. 13

14 Review Procedure Fundamentals Proposed Review Procedure A property owner whose property lies within the adopted Overlay District boundaries must submit building plans for new home construction or exterior modification, when requiring a building permit, to the city codes department for review to determine compliance with City Code and Overlay District guidelines. The city s codes department; will review submitted plans for conformity with the Overlay Design Guideline criteria. Plans that conform to the guidelines and other city requirements, will be issued a building permit. In the event the proposed plans do not conform to the, city staff will provide feedback to the applicant. The applicant can revise the plans and re-submit or apply for a variance. Appeals will be heard by a Variance Review Committee, which shall consist the following members; One member from the City of Prairie Village [Codes enforcement or Planning Commission], One member of the Prairie Village Homes Association board One professional member with a technical background with the ability to read and interpret architectural plan and elevation drawings One homeowner that lives within the Overlay District boundaries. This Variance Review Committee may find that the proposed construction meets the established guidelines and grant the permit or determine that the proposed construction does not meet the established guidelines or request further modifications to the plans. To ensure timely review and approval or rejection of plans seeking permits the Variance Review Committee should meet regularly on fourth Tuesday of each month (except December) beginning at 6:00 p.m. at a location to be determined at a later date. Four scaled copies of plans will be required to be submitted along with a variance request form. If the Variance Review Committee determines that the proposed construction still does not meet the established guidelines, the applicant may file a further appeal to the city s Board of Zoning Appeals. If the Board of Zoning Appeals determines that the proposed construction does not meet the established guidelines the applicant may seek relief in the district court. 14

15 Statement from the committee: The committee feels the need to establish a protocol for applying for a variance from the conditions listed below in this guideline. This includes, but is not limited to, composition of a variance review committee, set meeting dates and location, drawing submittal process, ability to present to the variance review committee, response timeline, and appeal process. Surrounding communities have such review committees in place and procedures for applying for a variance. The current Home Owner s Association Deed Restrictions calls for the ability to apply for a variance, but the HOA does not have an established process for how to do this. 15

16 PV/Overlay District Building Application Process Workflow 16

17 Boundary Map and Description For the purpose of this overlay design guideline we are including home and properties with the boundaries of Ward 1 and Ward 2. These areas mostly consist of older homes on smaller lots that are found in Prairie Village. This area is currently undergoing a high number of addition/remodels and tear-down/re-build projects. This section displays a map of these wards with a description of those boundaries. Ward 1, Section 1 Boundary Description: South: 71 st Street [North Side] East: Mission Road/Tomahawk Road [West Side] North: 67 th Street [South Side] West: Roe Avenue [East Side] 17

18 Ward 1, Section 2 Boundary Description: South: 71 st Street [North Side] East: Roe Avenue [West Side] North: 69 th Street [South Side] West: Nall Avenue [East Side] Ward 3, Section 3 Boundary Description: South: 75 th Street [North Side] East: Mission Road [West Side] North: 71 st Street [South Side] West: Roe Avenue [East Side] Ward 2, Section 4 Boundary Description: South: Tomahawk Road [Both sides] East: Roe Avenue [West Side] North: 71 st Street [South Side] West: Nall [East Side only] 18

19 Variance Application [add questions that must be answered to apply for variance, use the same 5 point questions that BZA requires for Zoning Variances] 19