Architectural Review Board (ARB)

ARCHITECTURAL REVIEW BOARD AGENDA August 8, 2017 3:00 p.m. Pre-meeting to begin at 2:30 p.m. #1 CONSENT AGENDA A. Dennis & Mary Pat Williams – 6927 Belinder Ave Changes to previously approved project #2 Michael & Allison Hughes Replace front auto-court w/ circle drive; 3841 W 64th Street driveway and walkway replacement Continued from July 25th ARB mtg #3 Lauri Jones New asphalt roof 2921 W 67th Terrace #4 Greg & Kelley Howell Second floor addition over garage 1910 W 56th Street #5 DiPasquale Residence New house, circle drive w/ auto-court 6542 Wenonga Road * 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 Consent Agenda A. Dennis & Mary Pat Williams 6927 Belinder Avenue The Williamses are returning to the ARB with changes to their previously approved project. Summary of Property: • Character Area: Suburban (Transitional) • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The original approval included enclosing an alcove at the rear of the house under an existing covered porch structure. The Williamses are now proposing to screen in the porch structure effectively turning it into a screened patio/porch. 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. August 8, 2017 #2 Michael & Allison Hughes 3841 West 64th Street Mr. and Mrs. Hughes are proposing to replace their existing front auto-court with a new circle driveway, replace their rear driveway and add a gate at their south drive approach. th The Hughes project was continued at the July 25 meeting due to lack of representation. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front & Side • Any Special Frontages: None Summary of Project: The existing front auto-court is sunken and is surrounded on all sides with a brick retaining wall. They are now proposing to install a new retaining wall in a different configuration. The wall will be a freeform shape with an integral stair at the mid-point. The plans indicate the proposed wall will be limestone to match a city monument at the northwest corner of the property. The wall will be 3 feet tall at its highest point with the taller side facing the home. The proposed circle driveway will connect from the Mission Road side of the property, using an existing th drive approach, to the West 64 side of the property. The driveway is to be constructed of concrete th except for a middle portion proposed to be concrete pavers. The width of the West 64 street drive approach is 12 feet. Clarification is required. The driveway at the garages will also be replaced with a new concrete drive. The configuration is similar to the existing driveway but it is slightly larger. New limestone columns are proposed flanking each side of the driveway and supporting a new gate. The fence and gate will set back from the exiting fence. Ordinance Compliance: Although city ordinances prohibit walls in the front yard, there are exceptions for retaining walls. The proposed front wall qualifies for this exception. 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. August 8, 2017 #3 Lauri Jones 2921 West 67thTerrace Ms. Jones is proposing a new asphalt roof. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: Ms. Jones is proposing a new IKO Crown Slate roof. This particular product has not been used in Mission Hills and thereby requires ARB approval. Please note, Ms. Jones’ existing roof is a combination of wood shakes and standing seam metal. It is unclear if both will be replaced or just the wood shakes. 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: The Design Guidelines generally discourage the use of faux materials in favor of using “natural” materials. However, the ARB has approved some faux slate products in the past. August 8, 2017 #4 Greg & Kelley Howell 1910 West 56th Street The Howells are proposing a new second floor addition over their exiting garage. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed addition is set directly adjacent to the existing second floor. The new roof and wall will tie into the existing. All materials and detailing are to match the existing house. The existing second floor fenestration is being adjusted to create a symmetrical look across the second floor. The new addition and existing garage are not as deep as the existing house and second floor. As a result, in order to maintain a contiguous roof, the new addition has a shed roof that matches the pitch of the existing second floor roof. This makes the rear elevation of the addition extend to the ridge of the roof. A small eyebrow roof has been added at the rear of the garage to continue an existing eave line. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Design Guideline Review: Section 2.7.1 E on page 97 of the Design Guidelines discusses architectural aberrations. This section suggests that the roof forms and massing needs to match the style of the house. While the proposed design blends in very well from the street, it is less effective at the sides and rear. Discussion is recommended. August 8, 2017 #5 DiPasquale Residence 6542 Wenonga Road The DiPasquales are proposing a new home with a 4,550 sq. ft. footprint. The footprint consists of 3,188 sq. ft. of first floor living space, 868 sq. ft. of garages, and 488 sq. ft. of covered porches. An additional 2,677 sq. ft. are on the second floor, 676 sq. ft. are on the third floor and 1,524 sq. ft. in the finished basement. The project includes a circle drive with an auto-court, rear deck, and a detached garage. The proposed project is a substantial construction matter and was noticed as such. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front & Side • Any Special Frontages: None Summary of Project: The house is a Colonial style. It is two stories at the central mass with flanking side wings. The west (left) side wing is two stories with a flat roof. The east (right) side wing is 1 story. A substantial rear wing spans the width of the house. It is two stories at the main mass and drops to 1 story at the east wing. The detached garage attaches to the (east) right side of the rear wing. The main ridge of the house will be approximately the same height as the house to the right and approximately 5 feet higher than the 1 ½ story home to the left. The proposed eaves are similar to the home to the right, but the home to the left is a 1 ½ story. 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 small retaining wall is proposed at the front of the house to create a level spot for the driveway. The house is on the low side of the wall so it will not be prominent from the street view. The house is sided with lap siding and has stone along the foundation. The roof is a combination of composition tile and standing seam copper. The left side wing will have a flat roof. Windows are a combination of fixed, casements and double hung - all with Colonial style muntin bars. At the front of the house, windows stack from the first to second floor. The formal window arrangement is maintained at the sides and rear. The front door is covered by a small porch. The porch has a standing seam copper roof and is supported by columns. It is not clear if there are half columns at the front of the house. A second entrance is located to the right of the main mass. The porch at this entrance is integral to the roof of the house. The driveway is a circle drive similar in configuration to the existing. It maintains the existing curb approach at each end, but is slightly wider near the house. At the garage, the driveway will push closer to the side property line. The auto-court serves the 2-car garages and the single detached garage. The detached garage is connected to the main house via an open breezeway that connects to a covered porch at the rear of the house. Due to the slope of the property, the rear of the house is a full story taller with the basement level exposed. This also allows for a large patio that extends under the main floor of the house. A stairway connects the lower patio to the main level covered porch. An extensive retaining wall is proposed in the rear yard to create a flat area beyond the rear patio. August 8, 2017 The site plan indicates a new 4-foot iron fence around the west end of the property. Existing fences along the north and east sides of the house will remain. A new 4-foot iron fence return will be added at the east side to connect to the existing fence. Ordinance Compliance: The project is in violation of City ordinance 5-120 F that requires that detached accessory buildings, located in the side yard, have a front setback of 60 feet, and side setback of 20 feet. The proposed detached accessory building is 15.5 feet from the side lot line. A variance of 4.5 feet is required. The project is further in violation of City ordinance 5-132 E which requires a detached accessory building to be no closer than 10 feet to the principal building. The proposed detached garage is 8 feet from the main house. A variance of 10 feet is required. The DiPasquales have modified the design of the garage to add a common wall to the main house. This change effectively makes the garage an attached portion of the house. 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 53 feet wide (36% of Lot width), the main mass is slightly narrower than 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 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. Subsection E recommends detached accessory buildings, located in the conditional building area be limited to 10 foot eaves and a maximum area of 720 square feet. These recommendations have 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 proposed garage is toward the front of the house and will be visible from the street. Discussion is recommended. August 8, 2017 Lot Information Zoning: R-1(20)/LS-4 Lot Area: 27,033 SF Mean Lot Width: 146.0’ Ordinance Allowable/Required Proposed Maximum Height 35’ 33.8’ Minimum Front Yard: 70’ (Platted) 70.0’ Minimum Side Yard (Left): 20’ (Platted) 28.2’ Minimum Side Yard (Right): 14.6’ 27.8’ Minimum Combined Side Yards: 36.5 56.0’ (25% of Mean Lot Width) Minimum Rear Yard: 18.6 (At closest point) 31.0’ (20% of Mean Lot Depth) Detached Accessory Building Side Yard: 20’ (When in side yard) 15.5’ Detached Accessory Building Rear Yard: 10’ 44’5’ Detached Accessory Building Max Area: 484 SF 303 SF Lot Coverage: 6,465 SF 4,550 SF (70.4% of Max) Address Lot Area Lot Coverage Ordinance Limit % max used 6548 Wenonga Rd 24,751 2,877 5,989 48.00% 6550 Wenonga Rd 23,611 2,462 5,796 42.50% 6540 Wenonga Rd 23,740 3,561 5,818 61.20% 6538 Wenonga Rd 28,902 3,878 6,671 58.10% 6549 Wenonga Rd 35,390 3,525 7,679 45.90% 6545 Wenonga Rd 45,141 4,004 9,094 44.00% Average 47.64% 50% Increase 71.46%% 6542 Wenonga Rd 27,033 4,550 6,465 70.4% Allowable Lot Coverage reduced 4,620 98.5% by Design Guideline 150% rule August 8, 2017