Architectural Review Board (ARB)

ARCHITECTURAL REVIEW BOARD AGENDA June 27, 2017 3:00 p.m. Pre-meeting to begin at 2:30 p.m. #1 Walden Residence New home and pool 6535 Wenonga Terrace Continued from June 13th ARB mtg #2 Colter Investing, LLC Changes to previously approved project; 2800 W 68th Street driveway and walkway replacement #3 Dan & Leslie Hogan New patio, retaining walls, 6840 Tomahawk Road and outdoor fireplace #4 Doug & Alicia Bastien Changes to previously approved project 6820 Tomahawk Road #5 Paul DeBruce Changes to previously approved project 5707 Oakwood Road #6 Jeff & Sharon Gobles Replace two windows; add skylight 6930 Overhill Road #7 Judson Bertsch & Amy Giedt Changes to previously approved pool project 6735 Belinder Avenue and landscape plan #8 Melissa & Timothy Schaffer Replace window with a door 6056 Mission Drive #9 Hunter & Alison Armistead New windows and two dormers 2709 Tomahawk Road on detached garage #10 Mark & Gabrielle Cohen Changes to previously approved project 3700 W 64th Street * Variance required The Mission Hills Board of Zoning Appeals (BZA) provides that the BZA shall determine whether or not an ARB decision was reasonable based upon the evidence presented to the ARB and the record of the ARB proceedings. Testimony at the BZA hearing will be limited to a discussion of the evidence presented to the ARB. No new evidence will be considered. #1 Walden Residence 6535 Wenonga Terrace The Waldens are proposing a new home with a 6,935 sq. ft. footprint. The footprint consists of 6,612 sq. ft. of first floor living space, a 1,182 sq. ft. garage, and 80 sq. ft. of covered front porch. An additional 4,178 sq. ft. are on the second floor and 2,941 sq. ft. in the finished basement. The project includes a circle drive with an auto-court, rear deck, and a swimming pool. The proposed project is a substantial construction matter and was noticed as such. th This project was continued at the June 13 ARB meeting where the ARB requested the following information: • Landscape plan (providing screening for neighbors) • A site section showing the relationship between the proposed house and the rear yard neighbors. • Drainage plan • Modifications that could minimize the overall height. • Modifications that could reduce the height/size of the rear wing. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The house is of the English Country House style. It is two stories at the central mass with two front wings that create a small forecourt at the front entry. A large one-story wing extends out the back and side of the main mass. The main ridge of the house will be approximately 3.8 feet lower than the two-story house to the right and approximately 6.9 feet higher than the 2-story home to the left. The proposed eaves are similar to the adjacent homes. The proposed house is maintaining the existing topography, with minimal grading, which is in keeping with the rest of the street. The proposed greenspace is also in keeping with the neighborhood. A courtyard wall is proposed at the front of the house and varies from a few inches to a few feet tall. The house is sided in stone and stucco with wood and iron accents. The roof is a combination of composition tile and standing seam copper. All windows are fixed or casements - all with colonial style muntin bars with the exception of accent areas at the front and rear of the house. At the front of the house, windows stack from the first to second floor. The window arrangement is less formal at the sides and rear. The front door does not have a significant porch. The covered porch sits to the side of the front door behind the front plane of the house and is incorporated into the main mass. It is covered with a standing seam copper roof. The porch roof is supported by an arcade. June 27, 2017 The driveway is a new circle drive that maintains the existing south curb approach. A new curb approach will be added at the north. The auto-court will be added near the rear/side house and connects back to the circle drive. At the garage, the driveway will push closer to the side property line. A hammerhead extension is proposed at the rear of the drive. The auto-court serves the two 2-car garages. A side entrance near the garage will be covered with a small portico. A low retaining/landscape wall is proposed along the south side of the driveway. An exact height of the wall has not been provided. Clarification is required. A small raised patio is proposed at the rear of the house. The patio is surrounded by a stone wall and iron railings. The proposed pool is located directly adjacent to the patio, but detailed information has not yet been provided. To the north of the patio is a mechanical yard that will be enclosed with the same stone walls as the patio. A similar equipment yard is proposed at the south side of the house. However, it is not shown on the south elevation. Clarification is required. The site plan does not indicate a fence around the property. A fence will be required due to the pool. Clarification is required. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Design Guideline Review: Section 2.3 on pages 64 through 67 of the Design Guidelines provides specific recommendations for the Neighborhood Estates character area. Subsection A suggests that the main mass of the house should be between 40% and 50% of the lot width. At 83 feet wide (50% of Lot width) the main mass is as recommended. This section also suggests that the depth of the main mass should not be more than 50% of the width. This recommendation has been met. This section goes on to recommend that the height of the house be limited to 35 feet. This recommendation has also been met. Subsection B suggests that front wings and projections be clearly shorter than the main mass, up to two stories, set on the front building line and limited to two. The front wings match the height of the main mass. Discussion is recommended. Subsection C recommends side wings located in the secondary building area be clearly shorter than the main mass up to 30 feet and two stories. This recommendation has been met. Subsection D recommends rear wings located in the primary building area be subordinate in height and clearly less than the main mass. This recommendation has been met. Section 2.6.4 on page 89 of the Design Guidelines provides recommendations for lot coverage. The section suggests that lot coverage be limited and should not exceed an increase of 50% over the average percentage maximum lot coverage that is being used by the neighboring properties. This recommendation has been met. Refer to the table below for more information. Section 2.72 A on page 101 recommends garages be set behind the façade of the main house mass. This recommendation has been met. June 27, 2017 Section 2.6.1 on page 77 recommends that in situations where new construction is proposed on a lot that is significantly higher than its neighbors to the side or the rear, the Massing and Siting Guidelines in Sections 2.2 through 2.5 may not be sufficient to avoid “looming over” a neighbor on a lower lot. It may be necessary that the new home be somewhat reduced in height, moved farther away from the neighbor, or some combination of the two to compensate for the elevated grade. Discussion is recommended. Lot Information Zoning: R-1(20)/LS-5 Lot Area: 41,386 SF Mean Lot Width: 166.0’ Ordinance Allowable/Required Proposed Maximum Height 35’ 35.0’ Minimum Front Yard: 60’ (Platted) 61’ Minimum Side Yard (Left): 16.6’ 39.0’ Minimum Side Yard (Right): 16.6’ 33.0’ Minimum Combined Side Yards: 41,5 72.0’ (25% of Mean Lot Width) Minimum Rear Yard: 79.3’ (At closest point) 90.0’ (20% of Mean Lot Depth) Lot Coverage: 8,562 SF 6,935 SF (80.9% of Ord. Max) Address Lot Area Lot Coverage Formula % max used 6511 Wenonga Road 19,669 2,500 5,105 49.0% 6521 Wenonga Terrace 23,307 2,822 5,744 49.1% 6547 Wenonga Terrace 25,648 3,490 6,140 56.8% 6551 Wenonga Terrace 30,859 3,210 6,982 46.0% 6544 Wenonga Terrace 31,909 3,622 7,146 50.7% 6528 Wenonga Terrace 43,836 6,104 8,911 68.5% 6528 Seneca 52,857 7,130 10,148 70.3% Average 54% 50% Increase 81.1% 6535 Wenonga Terrace 41,386 6,935 8,562 80.9% Allowable Lot Coverage as 6,943 99.9% reduced by 150% DG Rule June 27, 2017 #2 Colter Investing, LLC. 2800 West 68th Street Colter Investing is proposing cosmetic changes at the front of their existing home, and the replacement of the existing driveway and front walkway. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The existing home has three round columns supporting the front porch. Colter Investing is now proposing square columns with raised panels. The existing front walkway is brick with a brick border. They are now proposing a stamped concrete walkway with a stamped brick border. The material for the driveway replacement has not been indicated. Clarification is required. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Design Guideline Review: There are no conflicts between the proposed project and the City of Mission Hills Design Guidelines. June 27, 2017 #3 Dan & Leslie Hogan 6840 Tomahawk Road The Hogans are proposing a new patio, retaining walls and outdoor fireplace. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front & Side • Any Special Frontages: None Summary of Project: The proposed patio is a free-from shape and is bordered at the rear and side by new retaining walls. Existing stone retaining walls will be eliminated. The patio is to be concrete and the new wall will be made of decorative concrete block. Near the house, an additional wall will be built around the existing A/C equipment. The height of the proposed walls has not been indicated, therefore clarification is required. Near the center of the patio, a new outdoor fireplace will be constructed of decorative concrete blocks. The height of the fireplace has not been indicated, therefore clarification is required. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Design Guideline Review: There are no conflicts between the proposed project and the City of Mission Hills Design Guidelines. June 27, 2017 #4 Doug & Alicia Bastien 6820 Tomahawk Road The Bastiens are returning to the ARB with changes to their previously approved project. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The Bastiens have reconfigured the layout of their rear patio. The overall scope and size has remained unchanged. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Design Guideline Review: There are no conflicts between the proposed project and the City of Mission Hills Design Guidelines. June 27, 2017 #5 Paul DeBruce 5707 Oakwood Road Mr. DeBruce is returning to the ARB with changes to his previously approved project. Summary of Property: • Character Area: Countryside Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The sidewalk between the new garage addition and the existing tennis court was originally approved as loose pavers. They are now proposing bluestone paving in the area. Similarly, the landing outside the door on the north side of the garage is proposed as bluestone paving. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Design Guideline Review: There are no conflicts between the proposed project and the City of Mission Hills Design Guidelines. June 27, 2017 #6 Jeff & Sharon Gobles 6930 Overhill Road The Gobles are proposing to replace two windows at the rear or their home and add a new skylight. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front Yard • Any Special Frontages: None Summary of Project: The first new window (A) is a triple casement with muntin bars similar to other windows in the home. It does not appear that the proposed window stacks directly under the second floor window. The second is a pair of double-hung windows that will be replaced with a similar pair of windows. The skylight is to be installed at a 1-story rear wing and will not be visible from the street. Please note the existing house has a combination of casement and double-hung windows. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Design Guidelines: There are no conflicts between the proposed project and the City of Mission Hills Design Guidelines. June 27, 2017 #7 Judson Bertsch & Amy Giedt 6735 Belinder Avenue The Bertsch/Giedts are returning to the ARB with changes to their previously approved pool project and to present their landscape plan as required. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: Near the front of the house, new metal fence returns are proposed on both sides of the house. The fences are a simple metal picket 5 feet tall. The fences sit well behind the 15 feet setback required for fences over 4 feet tall. In the rear yard, an existing chain link fence will be replaced with a new solid picture-frame fence to match the neighbor’s fence. A new green (Sedum) roof is proposed over portions of the home’s roof. Sedum is proposed over the front wing, side wing, and at the rear of the main mass. A new drainage plan proposes an infiltration trench toward the center of the rear yard. A swale will be formed to flow water to the southeast corner of the property. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Design Guideline Review: There are no conflicts between the proposed project and the City of Mission Hills Design Guidelines. June 27, 2017 #8 Melissa & Timothy Schaffer 6056 Mission Drive The Schaffers are proposing to replace an existing window with a new door at the rear of their home. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed door has the same width and head height as the existing windows. The door is aluminum clad and the same color as the home’s existing windows. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Design Guideline Review: There are no conflicts between the proposed project and the City of Mission Hills Design Guidelines. June 27, 2017 #9 Hunter & Alison Armistead 2709 Tomahawk Road The Armisteads are proposing an interior remodel of their detached garage attic that includes new windows and the addition of two new dormers on the west side. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed dormers are a shed design, including a pair of double-hung windows and are covered with standing seam copper roofs. Each is centered over a garage door below. A new oval window is proposed over the center garage door in an existing gable. A similar oval window is proposed at the north end of the garage centered over an existing window. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Design Guideline Review: There are no conflicts between the proposed project and the City of Mission Hills Design Guidelines. June 27, 2017 #10 Mark & Gabrielle Cohen 3700 West 64th Street The Cohens are returning to the ARB with changes to their previously approved project. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The originally approved project included a rear wing extending into the rear yard. The Cohens are proposing to extend this addition another 8 feet into the rear yard. A portion of the rear patio adjacent to the rear wing has been omitted as part of these modifications. The A/C unit for the addition has been marked on the plans. The Cohens are proposing to replace all of the home’s existing siding with a combination of stucco and fiber cement siding to match the new addition. They are also proposing modifications to the front of the house. The existing traditional columns will be replaced with new smaller steel columns and small screen walls. New windows will replace the two round windows at the main mass. A new wall sconce, that matches the fixture at the front door, is proposed at the existing garage door. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Design Guideline Review: There are no conflicts between the proposed project and the City of Mission Hills Design Guidelines. Lot Information Zoning: R-1(30)/LS-5 Lot Area: 43,467 SF Lot Width: 158.5 Ordinance Allowable/Required Provided Maximum Height (From Mean Grade) 35’ No Change Minimum Front Yard: 95’ No Change Minimum Rear Yard: 55’ (At closest point) >130’ (20% of Lot Depth) Minimum Side Yard: (Left) 15.8’ 42.9’ (Existing) Minimum Side Yard: (Right) 15.8’ 29.4’ (Existing) Minimum Combined Side Yards: 39.6’ 72.3’ (Existing) (25% of Lot Width) Accessory Building Minimum Side Yard: 20’ 20.8’ Accessory Building Minimum Rear Yard: 10’ 100’ Accessory Building Maximum Area in Rear Yard: 1,743 SF 1,180 SF Allowable Lot Coverage: 8,859 SF 6,271 SF 6,471 SF 70.79% 73.04% of Max Allowable Lot Coverage – 150% Guideline Reduced to 7,421 SF 84.5% 87.2% of Reduction June 27, 2017 Allowable Lot Coverage Analysis Address Lot Area Lot Coverage Formula % max used 3621 West 63rd Street 26,837 2,189 6,336 34.55% 3701 West 63rd Street 28,773 1,822 6,650 27.40% 3711 West 63rd Street 28,015 3,323 6,528 50.90% 3608 West 64rd Street 24,473 2,760 5,943 46.44% 3616 West 64rd Street 33,164 6,686 7,340 91.09% 3617 West 64rd Street 35,108 3,977 7,637 52.08% 3701 West 64rd Street 30,211 4,901 6,880 71.24% 3715 West 64rd Street 29,390 3,694 6,749 54.73% 3716 West 64rd Street 42,308 6,788 8,694 78.08% 3838 West 64rd Street 38,382 4,223 8,125 51.98% Average 55.85% 50% Increase 83.77% 3700 West 64th Street 43,467 6,471 8,859 73.04% Allowable Lot Coverage as 7,421 87.19% reduced by 150% Rule June 27, 2017