Members Present: David Immenschuh, Chairman

Architectural Review Board

April 20, 2016 at 4:00 p.m. Westwood City Hall

Members Present: David Immenschuh, Chairman

Mimi Ahsmuhs

Ryan Bowden

Mary Hunkeler

Also Present: Jessica B. James, City Attorney

Eddie McNeil, City Building and City Code Official

Scott Koeningsdorf

Bruce Wendlandt

Chairman Immenschuh called the meeting to order at 4:00 p.m. A quorum was present. There were two items on the agenda which were taken up together.

1.  5306 Mission Woods Road

Chairman Immenschuh asked Scott Koeningsdorf to introduce himself and his proposed project. Mr. Koeningsdorf introduced himself as the builder applying for permits for the property located at 5306 Mission Woods Road, and introduced his architect, Bruce Wendlandt. Mr. Koeningsdorf stated that the proposed plans called for a traditional home design, including a standard roof shingle, of which he provided a sample. According to Mr. Koeningsdorf, the plan is to keep two large trees located on the property and enlarge and improve the retaining wall on the back of the property. The plan does not provide for any major grade changes. According to Mr. Koeningsdorf, due to the natural sloping of the property no drainage issues will impact the neighbors. Mr. Koeningsdorf stated that the house is not within the setbacks and the height of the house is within the amount allowed in the City Code.

Chairman Immenschuh clarified for the Board that there were two permits being sought on this property and asked Mr. McNeil to discuss the permit requests in further detail. Mr. McNeil stated that the two items were 1) a demolition permit for the current structure; and 2) a new construction permit for the home proposed by Mr. Koeningsdorf. Mr. McNeil stated that the demolition permit application was complete and included a plan for erosion control, a security fence, and “No Trespassing” signs. The proposed demolition would last for 2-3 days, followed immediately with construction of the new home.

There was an audience question regarding the start date and duration of the construction. Mr. Koeningsdorf stated that he planned to start the demolition and construction as soon as all the necessary prerequisites were complied with and that construction should take around 8 months. Mr. McNeil stated the plan is for a 6 bedroom, 5 bathroom home with approximately 4500 square feet. He also stated that the footprint of the plan covers 25% of the lot, which exceeds the City’s Code allowing for 20% lot coverage. The current home covers 23% of the lot. Mr. McNeil stated that Mr. Koeningsdorf has already applied for a variance on this issue.

Chairman Immenschuh asked if there were any comments or questions for Mr. Koeningsdorf. Board member Hunkeler asked how the issue of a variance will be addressed. Chairman Immenschuh stated the applicant would need to obtain the approval of the BZA.

Chairman Immenschuh asked Mr. Koeningsdorf to tell the Board about the materials and paint colors that would be used for the home. Mr. Koeningsdorf stated that the body of the home would be a light taupe and the trim would be a light cream. The windows would be bronze and there would be a 4 inch depth stone placed on the front of the home that would be the same type of stone used on the chimney. Mr. Koeningsdorf stated the retaining wall would be a limestone stacked stone, the concrete would be gray, and the roof would be a weathered-wood shingle.

Board member Hunkeler stated that she was uncomfortable with the percentage of the lot coverage at 25%. She stated that the Code specifically provided for the percent allowed and that granting an exception in this circumstance would set a precedent for the neighborhood. She also pointed out that Mr. Koeningsdorf did not have a buyer and could easily amend his proposed plan. Board member Hunkeler stated she went by Mr. Koeningsdorf’s house in Fairway and that the house looks like it is taking over the lot.

Board member Bowden asked about the material being used for the siding. Mr. Koeningsdorf stated it was James Hardie siding with wood grain. Board Member Bowden asked if the shingles would have a stacked or flat look. Mr. Koeningsdorf clarified that they would have a flat look.

Chairman Immenschuh asked Mr. Koeningsdorf to address what is different between the proposed home and Mr. Koeningsdorf’s home in Fairway. Mr. Koeningsdorf stated that the proposed home will have a porch and the Mission Woods lot is bigger. Chairman Immenschuh asked about the width dimensions of the home. Mr. Koeningsdorf stated that the front width of the home is similar to the existing home.

Board member Ahsmuhs asked where the additional space for the home is going. Mr. Koeningsdorf stated that the current home is in the shape of a horse shoe and the majority of the additional space is filling in the area that used to be the horse shoe. Mr. Koeningsdorf also stated that the new home will align with the neighboring homes. Mr. Wendlandt stated that the garage is the front most section of the home and it aligns with the neighboring homes. Mr. Wendlandt also clarified that even though this is a 6 bedroom home, 2 of the bedrooms are located in the basement. Board member Ahsmuhs then asked for the approximate square footage. Mr. Wendlandt stated it is approximately 4500 square feet.

Mr. Wendlandt stated the proposed structure is actually narrower than what is there now. He also asked if there was any data on the lot coverage of the homes in the neighborhood. Both Chairman Immenschuh and Mr. McNeil stated they were not sure. Chairman Immenschuh then asked for questions from the audience.

Chairman Immenschuh stated that the neighbor to the North, Mrs. McCarter was present and had expressed concern to him over the removal of a wall that separates her property from the property at issue. Mr. Koeningsdorf stated his plan was to remove the wall. Mrs. McCarter stated her concerns over removing the wall, because the wall, and similar things, are part of the charm of Mission Woods. Mr. Koeningsdorf agreed to be “as neighborly” as possible in removing the wall. Mr. Wendlandt stated there would be no cutting into or touching the neighbor’s property in removing the wall. Mr. Koeningsdorf ultimately agreed to work with Mrs. McCarter in finding a solution.

Mr. Clemente, a neighbor in attendance, expressed concern over the material being used for the siding. He stated he felt the siding did not match the current materials being used on the homes in Mission Woods and would date the home. Mr. Clemente asked what windows were being proposed and Mr. Koeningsdorf stated they would be Anderson 400 series. Mr. Clemente also stated he had concerns over the material of the chimney and stated it looked “spindly.” Mr. Clemente suggested eliminating the porch to address the lot coverage concerns. Mr. McNeil produced a diagram overlapping the current and proposed homes to more easily discern the location of the additional space.

Ms. Lowry, a neighbor in attendance, asked Mr. Koeningsdorf is he had incorporated anything in his design that was specific to Mission Woods or designed to be incorporated into the architectural integrity of the neighborhood. Mr. Koeningsdorf stated that he included a chimney and carriage-style garage doors, which he does not typically include on his homes. Mr. Koeningsdorf stated Mission Woods was a mix of traditional home designs but did not do anything specific to incorporate this home into the neighborhood.

Board member Bowden asked Mr. McNeil if the front porch was included in the lot coverage percentage, which Mr. McNeil confirmed. Board member Bowden then asked about any proposed fencing. Mr. Koeningsdorf stated that is something that will likely be addressed with the buyer. Mr. Haviland, a neighbor in attendance, asked if there was a plan to address any infestations in the home. Mr. Koeningsdorf stated he had not planned on it but would agree to fumigate the home prior to demolishing it.

Mr. Clemente again raised his concerns over the use of the materials, in particular the James Hardie siding. Several neighbors also voiced their concern over the materials and the siding. A discussion then ensued on the siding, possible alternatives, and the advantages and concerns of both.

Chairman Immenschuh asked if there were any more comments. Board member Ahsmuhs stated she would like to have seen samples of the actual materials and colors being used. Chairman Immenschuh stated that typically, applicants bring in physical samples for Board review. Chairman Immenschuh asked for a motion on the demolition permit. Board member Bowden made a motion to approve the demolition permit as submitted; Board member Ahsmuhs seconded the motion. Chairman Immenschuh asked for any additional questions. There were none. All voted in favor and the motion carried unanimously.

Chairman Immenschuh then asked if there was a motion to approve or deny the application for the construction permit. He stated that based on the comments of the Board and those in attendance the issues that had been raised were the materials for the shingles and siding, drainage concerns, infestation control, and requests for samples. Board member Bowden then made a motion to deny the construction permit as submitted due to the lack of samples of the proposed materials. Ms. Ahsmuhs seconded the motion. Chairman Immenschuh asked for any additional questions. Mr. Koeningsdorf then asked specifically what information was being requested regarding the drainage concerns, and a discussion on the possible issues ensued. Mr. Koeningsdorf clarified the samples the Board requested were the: windows, door stain, stone, siding, shingles, paint colors and a picture of the retaining wall in the back of the home. All voted in favor and the motion carried unanimously.

Meeting adjourned at approximately 5:28 p.m.

Jessica B. James, City Attorney