ARB: September 13th 2018
ARCHITECTURAL REVIEW BOARD
Sept 13, 2018
The Architectural Review Board met in regular session on Thurs, Sept 13, 2018 at 6:30 p.m. at the Mayfield Village Civic Center Main Conference Room. Chairman Parker presided.
Present: Mr. Ed Parker (Chairman), 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)
CONSIDERATION OF MEETING MINUTES: July 26, 2018
Mr. Miozzi, seconded by Dr. Triner made a motion to approve the minutes of July 26, 2018.
Motion carried. Minutes approved as written.
- James Morelli
650 SOM Ctr Rd.
Bath & Garage Addition
Chairman Parker called the meeting to order. We have just one item on the agenda tonight, 650 SOM Ctr. Rd. Please state your name for the record and explain to us your proposal.
James Morelli, homeowner introduced himself. We’re looking to add onto the garage and add another bathroom upstairs.
- Bathroom Addition
Chairman Parker said, I think this is going to be a little bit of a learning process for you. Let’s focus on that small addition on the second floor for the bathroom. Is that an existing corridor that goes to that bathroom?
James Morelli replied, yes.
Chairman Parker said, we’re not completely concerned with the interior, but there’s maybe some suggestions that will be made that could help the exterior. I’m concerned by the fact that you’re missing an opportunity to get some light into that bathroom. There’s no windows on it at all. From a design standpoint, I don’t know that you really want to be looking down a hallway to be just looking at closet doors. There’s an opportunity to get windows above those. From the outside when we look at it, to me it’s very slant and kind of just tacked on. Graphically, you’re missing the detail of having trim, of having the stuff that explains to us exactly how a lot of this is going to go. I was hoping your Architect would be here because there’s a lot of times you could talk through it. We’ll give you a chance to talk through it, if you can, then you can. Otherwise, we’ll make a motion with some suggestions. My comments about that portion of the addition is that it’s really just putting a blank box on there. I don’t want to go too far with this because it really is your house. Anymore, those side by side washers & dryers, they’re fairly nice but if you just put a nice folding countertop above it, you could have a nice higher window up there that would still give you privacy and you’d still get the light in there, like a transom window and then you wouldn’t need the doors.
James Morelli said, I haven’t thought much about the interior yet. My purpose in coming here was to see if this can be built before I hire a builder.
Chairman Parker said, this is something for John, but on the plumbing of the bathroom, you’re showing 2” lines for the toilet, it has to be a minimum of 3” and usually you go with 4”.
Mr. Marrelli said, when actual plans come in for approval, then we’ll pick that stuff up.
Mr. Varelmann said, back to the windows, I think they’re required as well as desired. As per our code, R303.1; Habitable Rooms;
“Habitable rooms shall have an aggregate glazing area of not less than 8 percent of the floor area of such rooms. Natural ventilation shall be through windows, skylights, doors, louvers or other approved openings to the outdoor air.”
Chairman Parker said, one of my concerns is the level of detail. I don’t see any trim on the corners.
Mr. Miozzi said, unless I’m not looking at this drawing correctly, that bathroom is under the slope of that roof on the right. I just want you to know you’re going to have the ceiling by your vanity.
Chairman Parker said, this corner here where your vanity is, is 7’ 3” to the trim board, when you put that all down, you’re probably at 6’ 8”, you might not have enough head height. Fairly easy, just turn your vanity this way and you’ll be in the clear.
Chairman Parker asked, does anybody have any other comments on the bathroom addition?
Mr. Marrelli said, it looks like it’s out of balance.
Mr. Miozzi asked, are those gable vents functional or are they cosmetic?
James Morelli replied, I have no idea.
Mr. Marrelli said, we don’t know what the intention was. Is it just to break up the siding or is it actually going to do something?
Mr. Miozzi said, I think your Architect probably meant those to be cosmetic and you would do a ridge vent. Back to that vanity, if he just did a 36” vanity, could he not continue the counter and still have that space without turning it?
Mr. Marrelli replied, he could. I’ve seen low vanities like a powder area with a mirror, tucked in the corner, like in those low slope houses in Cleveland Hts.
Mr. Varelmann notes, he’ll only have a 4’ wall with that roof height and he’s supposed to have a minimum of 5’.
Mr. Marrelli asked, if it’s 4’ high, what are you going to do with 4 feet? He can’t have a vanity in this corner.
Mr. Miozzi replied, he’ll still have his 3’ sink in there, and I’d do built-in cubbies & drawers. I hate to see him lose that room.
- Garage Addition
Chairman Parker asked James to explain the garage addition.
James Morelli states, it’s a 3-car garage now, it’s going to be a 6-car.
Chairman Parker asked, do you fix cars or collect them?
James Morelli replied, my cousin fixes them, I collect them.
Dr. Triner asked, are you putting a lift in there?
James Morelli replied, no.
Mr. Marrelli asked, you’re not going to drive out that back door, right?
James Morelli replied, no. I’m not sure what I’m going to do on that back end door. It was more of if I wanted to open it up and get a cross breeze type thing if I’m having people over, a get together.
Chairman Parker said, Steve requested and we received correspondence from the Architect regarding the beams.
Mr. Varelmann said, this span caught my attention. The Building Code for Residential is more prescript, it’ll tell you what span you have with a certain size number, but it doesn’t have glulam, just lumber. The other thing is that the State of Ohio doesn’t require Architect ceiling drawings for residential.
Mr. Marrelli said, you’re correct, not for residential.
Mr. Varelmann said, just seeing this, how do we know that that beam is specified to support the load? I’m not approving or vouching for the calculations just because I have them, but it does show some amount of due diligence. If I was doing this, I’d probably have a Structural Engineer look at it and it doesn’t require an Architect seal, so where is the assurance?
Chairman Parker asked, are you planning to store it on that platform, is that the intent of the glulams?
James Morelli replied, I have no idea what those things are, honestly. She asked me if I was going to put car parts up above my garage and I said no.
Mr. Marrelli asked, why is there a 1” wood floor over 2 x 10’s? That’s for storage, that’s for walking around up there.
Mr. Miozzi said, the problem with that, the trusses and not having an engineered beam is now they’re taking out that back wall. Now you’re supporting the old ceiling of the garage and the ridge.
Chairman Parker said, the Structural Engineer will engineer the girder truss and they seal that drawing.
Mr. Varelmann said, if you submit trusses, you have to have that seal.
Mr. Marrelli said, other than that, anybody can draw this stuff and submit it.
Mr. Varelmann said, looking at these calcs, I don’t see how there’s a factor of safety. That makes me uncomfortable.
Mr. Marrelli said, what usually happens in the field is he’ll hire a builder and the builder will say, I’m not doing & can’t do that, I’m going to put steel in there and a post in the middle. Wait until you get the prices on doing this stuff, you’re going to be floored.
Chairman Parker said, and you’re talking about a crane to be able to get a beam like that up. At that point, you might be better off with a steel beam.
Mr. Marrelli said, I don’t see any markings on the drawings, is this lady an Architect?
James Morelli replied, yes.
Chairman Parker said, I would have a Structural Engineer for this job.
Mr. Marrelli said, anytime you run into something that’s going to span 30 feet, you better be checking with somebody.
Mr. Miozzi asked about the square footage being that this is attached.
Mr. Marrelli replied, we don’t have to worry about the square footage because it’s part of the house. There’s no maximum on the house.
Chairman Parker said, the ridges need to align. The exterior detail looks very incomplete, there’s no overhang, no trim, no fascia board.
Mr. Marrelli said, can you see how the roof dives into the wall and just stops?
Mr. Miozzi asked, are you re-siding that whole side?
James Morelli replied, whatever’s needed.
Mr. Marrelli asked, do you have steel siding now?
James Morelli replied, yes.
Mr. Marrelli said, I don’t think you can buy that existing steel siding to match this house. A lot of times when you have an addition like that, they change the siding on the whole thing so it all matches. Otherwise, you’re going to have a patchwork there, that’s what we’re trying to avoid.
Mr. Varelmann states, I have a client in Avon Lake that has steel siding.
Mr. Marrelli asked, are you heating the garage?
James Morelli replied, there’s a heater in there now.
Mr. Marrelli asked, what about the new part, whatever the heater puts out?
James Morelli replied, yes.
Mr. Marrelli asked, how much of a hurry are you in to getting this thing started?
James Morelli replied, I’m just trying to figure out the process. I was looking to do a new roof, I had somebody come out, but put that on hold to see about this. Once you say I’m allowed to do this, I’ll be talking to people.
Mr. Marrelli said, I’m wondering if we should have his Architect come in, sit down and go through some of this stuff so he’s not trying to figure this out on a fly when he goes out to BID for a contractor.
Chairman Parker said, I’m assuming you’re going to find the siding to match.
James Morelli replied, yes.
Mr. Marrelli said, so we’re going to assume that’s all going to be one field of siding and it’s going to all be uniform.
Mr. Miozzi said, you could go with a hardie plank and paint it.
Chairman Parker said, one concern I have is that is fronts a public street.
Mr. Marrelli said, you’re going to see that garage door elevation and this.
Chairman Parker said, I would much rather see a garage door than nothing.
Mr. Marrelli agreed, but that elevation has to look right as well.
Chairman Parker asked about windows.
James Morelli said, there’s a window on the side and a door that goes out to the back of the garage. I might just do a regular door with some windows on the back.
Mr. Miozzi states, that’s what this Board looks at, the cosmetic end of it, how it’s going to look when it’s done.
Dr. Triner asked, do you feel comfortable not seeing those details on the drawings?
Mr. Varelmann said, we need more information about materials and samples.
Chairman Parker said, we’ll make a motion with recommendations, that way your Architect will get those recommendations, address them and you could come back.
Mr. Miozzi asked, how long have you been in the house?
James Morelli replied, little over one year.
Mr. Miozzi asked, when was the house last roofed?
James Morelli replied, I had roofers over and one of the guys said I don’t need a new roof.
Mr. Miozzi asked, can you match the existing?
James Morelli replied, yes. The one side had an addition that was done in 2016, I found the receipt.
Mr. Miozzi said, if you could bring in the sample board, shingle style & type so we could get it in the minutes.
Chairman Parker said, you have an opportunity to have an overhang on both sides and it not look weird. That’ll help with when that water comes down the valley that it gets it away from the house.
James Morelli asked, wouldn’t the gutters account for that or would you still go with an overhang?
Chairman Parker replied, the gutters do count but what ends up happening is in the middle of the return, especially this side because it faces south, the snow will melt, it’s going to start coming down and as it starts to freeze it’s going to start going up that wall, up into the shingles. The reason to have the overhang is that you want that overhang to all be cold so it doesn’t dry under the shingles. The overhang allows it to stay frozen outside. These are suggestions, we don’t have to have an overhang, but there’s an opportunity and it would tie it in.
Chairman Parker said, ultimately if this is a closet and you say it’s never going to be anything than a closet, we’re going to listen to that but I’d like to see if you could solve that problem with the requirement of lighting.
Mr. Marrelli said, I think there’s an exception for artificial light out of that R303.1 section.
Chairman Parker said, you’ll need to get a Mechanical Engineer to show that you’re providing the flow that you need.
Mr. Marrelli said, you have to have an exhaust fan in there anyways, probably 150 CFM.
Chairman Parker said again, examining the recommendation of windows on the garage addition, maybe one on each side.
Mr. Marrelli said, there’s a lot of history on this house. I learned that our Police Chief from years ago moved this house here.
James Morelli said, when I purchased the house, the previous homeowner gave me a printout on the history of the house and its move here from White Rd.
Mr. Varelmann, seconded by Mr. Parker made a motion to table the proposal. Homeowner to resubmit and return with Architect to address recommendations as per discussion.
Motion Carried. TABLED.
There being no further business, Mr. Parker, seconded by Mr. Miozzi made a motion to adjourn the meeting.
Motion Carried. Meeting Adjourned.