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Norhill debates massing as commission splits and then conditions approvals for two North Hill projects
Summary
After extended public comment on neighborhood scale, the commission approved a two‑story rear addition at 832 West Millwood and later approved related garage alterations with a one‑foot lowering condition; the commission denied a separate new‑construction application at 1138 West Fugate for incompatibility with district criteria.
Commissioners heard hours of public testimony about neighborhood scale and massing in Norhill and North Hill before splitting on two related applications at 832 West Millwood and denying a new‑construction proposal at 1138 West Fugate.
Staff presented B6 (a two‑story, 1,408‑square‑foot rear addition to a contributing 1928 bungalow at 832 West Millwood, expanding the house to 2,488 square feet) and B7 (alterations to a contributing two‑story garage to modernize the ground floor). Staff recommended approval of both items. The proposals drew a large public turnout from Norhill residents and the Norhill Neighborhood Association, who argued the combined massing would overwhelm the block’s predominantly small‑scale bungalows.
“The presentation of this project focuses on the new addition to the house, but you cannot look at the massing of the addition without considering the massing of the existing 2 story garage,” testified Virginia Kelsey, Norhill deed‑restriction vice president. Multiple speakers raised related concerns: raised plate heights and garage door heights, loss of sunlight and trees, a recurring pattern of larger rebuilds, and the absence of adopted neighborhood design guidelines that would otherwise set FAR and massing limits.
Agent Sam Janoukas, representing the applicant, told commissioners the design team had revised plans repeatedly and argued the project complied with deed restrictions and city code: “We follow all of their deed restrictions,” he said, and noted several letters of neighbor support were submitted to staff.
After debate the commission approved B6 (the rear addition) on a roll call. B7 (the garage modernization) initially failed; commissioners later weighed an alternative motion and approved B7 with a condition that the garage roof line be lowered by one foot (reducing the proposed ridge from 23.10 to 22.10 feet).
Separately, the commission considered B1, a new‑construction application at 1138 West Fugate proposing a 2,860‑square‑foot two‑story house with a 29 ft. 2 in. ridge. Staff recommended denial, saying the proposal did not meet new‑construction criteria for the historic district. Neighbors argued the design’s size and front‑facing second‑story wall were out of scale for the block. The commission accepted staff’s recommendation and denied the application.
Why it matters: Residents repeatedly told the commission that incremental approvals of larger houses and additions erode Norhill’s bungalow character. Commissioners and staff said design guidelines for Norhill are forthcoming; until they are adopted the commission must judge proposals against the preservation ordinance and the immediate context area.
Formal actions taken at the meeting include separate approval of B6 (addition), conditional approval of B7 (garage, with one‑foot lowering), and denial of the new‑construction application at 1138 West Fugate.
