February 19, Attendance BZAP Members present: Robert Tullett, Shannon Tolliver, Donald Osterhout, T. A. Ward, Dan Barringer and Kevin Carpenter.

Transcription

1 Attendance BZAP Members present: Robert Tullett, Shannon Tolliver, Donald Osterhout, T. A. Ward, Dan Barringer and Kevin Carpenter. Staff present: Senior Planning Officer Chad Gibson, Planning Officer Justin Milam and Legal Administrative Specialist Wendy Williams. AT Excused Ms. Holodnak's absense Motion by Mr. Osterhout to excuse Ms. Holodnak, seconded by Mr. Ward, carried (6-0). 1 Minutes Review and approval of the February 4, 2013 BZAP Work Session and January 22, 2013 BZAP minutes. MN Approved as amended Motion by Mr. Carpenter, seconded by Mr. Ward, to approve the Febraury 4, 2013 BZAP Work Session and January 22, 2013 BZAP minutes as amended by Mr. Barringer and Ms. Tolliver carred (6-0). Discussion: Mr. Barringer noted that "voltage" should be changed to "wattage" on page one of the Work Session minutes. Ms. Tolliver noted that she had been mentioned as "Mr." in some instances. 2 Michael Smeltzer 2516 Onandaga Dr Porch & Garage Height Request of architect Gary Bruck, on behalf of property owner Michael Smeltzer, for approval of a 4'-6"x9' front porch, in lieu of the maximum 4'x8' projection permitted in front of the building, and for a detached garage containing a ten-foot top plate wall height, in lieu of the nine-foot maximum, and a cupola which exceeds the 17-foot maximum detached garage height limit. BZ R-1c Article 5.02 Approved Page 1 of 5

2 Motion by Mr. Osterhout, seconded by Mr. Ward, to approve the request carried (6-0). Discussion: Property owner Michael Smeltzer was present and duly sworn in. He noted the Board that his architect, Gary Bruck, could not attend. Chairman Tullett advised that Staff was supportive of the front porch and top wall plate height variance requests, but not the cupola. Mr. Smeltzer thanked Staff for its recommendation. He explained that his home was built in 1945 for Amelita Mirolo and contained the cupola atop the garage. He wishes to keep Onandaga Drive aesthetically pleasing and feels the cupola would not negatively affect viewpoints from neighbors. He felt precedent would not be an issue since the current house has a cupola that he wishes to mimic. Mr. Tullett stated that it appeared the proposed cupola would be taller than the current one. Mr. Barringer was pleased that the sun shadows would not cast on any neighbors because of the cupola. He stated his preference for additional stone on the side elevation, but understood the cost driving this decision. Mr. Tullett reminded the Board of a study performed years ago where one BZAP member examined appropriate dimensions and proportions for detached garages throughout the City. The study showed that nearly all garages were less than 17 feet in height and had a top plate wall height of less than nine feet. Anything taller appeared to be out of character with the principal structure and neighborhood. Mr. Ward had no problem with the proposal. He liked the idea of carrying forward the architectural feature of the house. Mr. Osterhout confirmed with Mr. Smeltzer that the vacant lot to the east may likely be built upon in the future. Senior Planning Officer Chad Gibson advised that the cupola is three to four feet tall, as measured about the ridge of the garage roof. Mr. Tullett confirmed that the Board was supportive all three variances requested, citing Findings #3 and #4 as justification. 3 Thomas Davis 1922 Arlington Ave Rear Yard & Rear Profile Request of property owner Thomas Davis for approval of a one-story rear addition which would encroach 4'-10" into the 10-foot side yard setback. The addition would also project 6'-6" into the rear yard profile limit. BZ R-1c Article 5.02 Approved Motion by Mr. Osterhout, seconded by Mr. Ward, to approve the request carried (6-0). Discussion: Architect Gary Alexander was present and duly sworn in. Mr. Tullett noted that Staff had recommended approval of the request. Mr. Alexander confirmed for Mr. Barringer that the existing driveway from Arlington Avenue will remain. In response to Mr. Carpenter, Mr. Gibson advised that the property is unusual in that its frontages on both streets are identical. Typically, Staff tries to favor the applicant in instances Page 2 of 5

3 like this where there is a side or rear yard definitional ambiguity, however erred on the side of caution in this instance due to the proposed encroachment. Mr. Carpenter confirmed that a patio is permitted in the front yard setback area and that the site's building and development coverage were below permissible limits. Mr. Alexander added that the property has a very limited buildable area due to the acute angle along the street frontages. In response to Mr. Carpenter pointing out how close the neighbor's detached garage is to the subject property, Mr. Alexander advised that the existing landscaping and fence buffer will be maintained. Mr. Tullett advised that Staff had cited Findings #1 and #8 as justification for approving the request. 4 Hull Farms 2344 Lane Rd Final Plat Request of Kevin Baxter of Bird & Bull, Inc., on behalf of property owner Lane Road III, LLC by Davidson Phillips, for review and approval of a Final Plat for the 14-lot Hull Farms subdivision. OR R-1a Article 4.05 Postponed to March 18, Motion by Mr. Carpenter, seconded by Mr. Ward, to postpone consideration to the March 18, 2013 BZAP hearing carried (6-0). Discussion: Mr. Gibson advised that Staff needed more time to complete a thorough engineering review and to examine the proposed deed restrictions. 5 Mark Catalano, Fairway Realty 3426 Tremont Rd Rezoning Request of Mark Catalano, Fairway Realty, to rezone the property located at 3426 Tremont Road from R-1b (One-Family Residence District) to RCD-2 (Community Development District) to accommodate a proposed six-building, 11-unit condominium development. [Revised description due to change in proposed zoning district.] OR R-1b Article 4.04 Positive recommendation to City Council Motion by Mr. Osterhout, seconded by Mr. Ward and Mr. Carpenter, to supply a positive recommendation to City Council carried (6-0). Discussion: Senior Planning Officer Chad Gibson provided an overivew of the London Court rezoning application. He advised that the applicant has submitted a color rendering of the project, as well as a survey he was copied on from the adjoining neighborhood. Mr. Gibson thanked Mr. Mark Catalano for his work in keeping the neighborhood informed. Mr. Gibson explained that the RCD, Community Development District, is for planned multi-family developments and it is up to the developer to propose the zoning text for the site. He advised the Board that there were two neighbors who did not receive a certified mail notice, but the applicant hand-delivered the information on Friday. He advised that Staff has posted information on the website, in the newspaper, posted signs at the site and utilized social media. Staff received a survey of the Westwood Acres neighborhood and nearly everyone was aware of the project. The proposal sits on three lots where the house is in the middle. The proposed development text restricts the use of the property to one and two-family dwellings only. Mr. Page 3 of 5

4 Gibson walked the Board through the proposed site plan and noted that BZAP was supportive of the plan at the Work Session. He mentioned that one issue the Board had was the lack of masonry products (brick and stone) on the elevations, as all stucco is proposed. Staff had significant concerns with the lack of masonry as well, but after meeting with the applicant and his architects and seeing the high quality nature of the design with superior detailing made up for the lack of brick and stone. Staff is supportive of the all-stucco façades. Mr. Gibson advised that Staff feels the proposal meets the seven standards of approval as listed in the UDO. Per the Master Plan, it enhances redevelopment, provides high quality architecture and an alternative housing choice. He added that City Council reviews have already been scheduled. Mr. Osterhout confirmed with Mr. Gibson that London Court Drive would be a private drive. Mr. Tullett confirmed with Mr. Gibson that Trouville and the Mansions are both zoned RCD. Mr. Barringer questioned if this would return for BZAP review. Mr. Gibson advised that per the City Attorney's Office, one and two-family dwelling units do not need additional BZAP review in the form of a site plan or development plan. The buildings would be built per the approved development standards and site plan. Mr. Carpenter confirmed that a sidewalk on London Drive is proposed and that the existing one on Tremont Road will be retained. Mr. Gibson advised that the Westwood Acres neighbors had requested an entry feature to identify their neighborhood, but was not proposed by the applicant. Applicant Mark Catalano was present and duly sworn in. He explained to the Board that the floor plans have changed slightly since the Work Session, the overall square footage has been decreased, and they added alternative elevations, mainly four different front entry porch designs. He thanked the Westwood Acres neighbors for their numerous meetings over the past three or four months. He passed along an exterior material sample board. Architect Dave Stock was present and duly sworn in. He explained that Mr. Catalano had approached him with a request for a condominium development that had an English feel that would match his specific landscape ideas. Mr. Stock found an English style from that was simple, elegant, and timeless. He believed the style would work well with the site, and emphasized that the finishes and details were extremely important. In response to Mr. Barringer, Mr. Catalano advised that fencing and accessory structures would have to be approved by the homeowner's association in order to protect buyers. He felt accessory structures would be prohibited. In response to Ms. Tolliver, Mr. Catalano felt an entry feature for Westwood Acres was not his responsibility. Mr. Tullett added that there are multiple entrances into Westwood Acres along London Drive and Chaucer Drive. Planning Officer Justin Milam advised that Kenbrook Hills recently installed an entrance sign for their neighborhood. Mr. Ron Harris, 1371 Stoneygate Lane, questioned the difference between the RCD-2 zoning and the RCD-3. Mr. Gibson responded that the RCD-2 was more appropriate and allowed for one-family dwellings. The proposed development text restricts the use of the land to either one or two-family dwellings. Mr. Ward expressed his appreciation for the plan. He felt the community needed housing like this, its well-received and provides additional housing stock for Upper Arlington. It initially had a favorable review by BZAP and has been improved with tweaks. Mr. Carpenter noted that his first BZAP meeting was for the proposed Primrose School at the site. He was glad the neighborhood was supportive of the project. Page 4 of 5

5 Mr. Barringer liked the lower price range of the product and felt that if stone were added would drive up the cost. He felt it was a well-designed project. There being no further business before the Board, the meeting was adjourned at 7:50 p.m. Robert W. Tullett, Chairman Chad D. Gibson, Secretary Page 5 of 5