Architectural Review Board (ARB)

ARCHITECTURAL REVIEW BOARD AGENDA August 22, 2017 3:00 p.m. Pre-meeting to begin at 2:30 p.m. #1 CONSENT AGENDA A. Jim & Veronica Mertz – 6436 Overbrook Rd Enlarge side porch B. Sanjeev Aggarwal – 2624 Verona Rd New patios, pergola, outdoor kitchen & walls C. Bryan & Julie Norton – 6515 Rainbow Ave New patio and outdoor fireplace #2 Greg & Kelley Howell New second floor addition over garage 1910 W 56th Street Continued from August 8th ARB mtg #3 Trey & Bethany Humphrey Multiple window and door modifications; 5800 State Line Rd garden wall and pergola #4 Tim & Linda Woofter * Addition & cosmetic changes to home 1900 W 68th St #5 Bill & Brenda Shively * Small additions at all four sides of the home 3007 Tomahawk Rd * 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. Jim & Veronica Mertz 6436 Overbrook Road The Mertzes are proposing to replace their existing side porch with a larger porch. Summary of Property: • Character Area: Traditional • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The original 4’ x 4’ stoop will be replaced with a larger 4’ x 8’ stoop. The new stoop and the associated stairs will be clad with brick. 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 22, 2017 B. Sanjeev Aggarwal 2624 Verona Road The Aggarwals are proposing new patios in their rear yard that include a new pergola, an outdoor kitchen, and multiple site walls. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: At the rear of the house near the west end, a new fence is proposed to enclose the existing AC units. The style of the fence is wrought iron, but the height is not indicated. Clarification is required. Adjacent to the new fence is a new outdoor kitchen that is covered by a wood pergola. The walls of the kitchen are stone with a limestone cap. The pergola will be 9 feet tall. The patio surface is stone pavers set on a stone base. A larger stone patio will be located to the east of the new outdoor kitchen/pergola. The two patios will be connected by a stone staircase. As part of the project, new landscaping is proposed around the perimeter 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. August 22, 2017 C. Bryan & Julie Norton 6515 Rainbow Avenue The Nortons are proposing a new patio and outdoor fireplace. Summary of Property: • Character Area: Suburban (transitional) • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed patio is concrete with a brick border. At one corner, a small alcove will be formed for a barbeque grill. At the opposite corner, a new outdoor fireplace is proposed. The fireplace is all stone and will stand 13’-6” tall. 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 22, 2017 #2 Greg & Kelley Howell 1910 West 56th Street The Howells are proposing a new second floor addition over their exiting garage. th This project was continued at the August 8 ARB meeting so an alternate design could be developed that eliminates the two-story wall at the rear of the property. New drawings will be provided at the meeting. 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 22, 2017 #3 Trey & Bethany Humphrey 5800 State Line Road The Humphreys are proposing multiple window and door modifications. Additionally, they are proposing a future garden wall and a pergola. Summary of Property: • Character Area: Countryside Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: At the front (east) side of the house, the front doors will be replaced in the same opening. The proposed pergola is visible at the right end of the front elevation, however no details have been provided. The garden wall is visible at the left end of the front elevation. It will consist of a stucco wall with a gate. At the right (north) side of the house, the existing garage doors will be replaced with new stained wood doors. A new pedestrian door will be added at the side of the rightmost door. At the main floor, two new windows have been added over the leftmost garage door. At the left (south) side of the house, two new small windows have been added. This view also shows the proposed garden wall. At the rear (west) side of the house, multiple windows are being added, removed or reconfigured. The head height of most of the windows is being raised to match the screen height in the adjacent porch. All of the proposed windows are aluminum clad to match the existing house. In addition to the window changes, a new copper chimney cap is being added to the existing chimney. 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 22, 2017 #4 Tim & Linda Woofter * 1900 West 68th Street The Woofters are proposing cosmetic modifications to their existing home that include a new rear wing addition. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: At the front of the house a portion of the brick siding will be removed creating a water table aligning to an existing wing wall. The wall will be resided with wood shiplap siding. At the right (east) side the house, the existing board-and-batten siding will be replaced with wood shiplap to match the front. The garage doors will be replaced with new bronze doors with translucent glass. A new window, with translucent glass, will be added to the basement level. An existing gable vent will be enclosed and sided with shiplap siding. At the left (west) side the house, the existing board-and-batten siding will be replaced with wood shiplap to match the front. An existing gable vent will be enclosed and sided with shiplap siding. At the rear of the house, the new addition projects into the rear yard. It is centered on an existing chimney. The addition will be sided with shiplap like the main house and will have a slightly different siding as a feature at the rear of the addition. The eave height, fenestration style, and details all match the existing house. Two new windows are proposed at the center of the rear elevation. The windows are similar in style to the rest of the house. The addition takes over an area currently occupied by a wood deck. The east end of the deck will be maintained. A new metal railing and gate will tie the deck into an existing wood fence. To the west of the new addition, a new concrete patio has been proposed. New wood steps will connect the new addition to the patio. Ordinance Compliance: Please note, the deck at the east end of the property is an existing non-conforming use as it sits over an existing 30 foot platted setback. Any modifications to this deck will require a variance. Repairs to the deck are allowed. Since the railing and deck boards are being replaced, a variance is required. The portion of the deck being modified to allow for the new addition is not in violation of the 30 foot building line. Design Guideline Review: Section 2.5 on pages 72 through 75 of the Design Guidelines provides specific recommendations for the Suburban character area. Subsection D suggest that rear wings, located in the secondary building area, have a maximum height of 1 ½ stories, 24 feet, and clearly lower than the main mass. This recommendation has been met. * A variance is required. August 22, 2017 #5 Bill & Brenda Shively * 3007 Tomahawk Road The Shivelys are proposing a whole house remodel that includes multiple small additions at all four sides of the house. Summary of Property: • Character Area: Neighborhood Estates (Transitional) • Location of Common Green Space: Front & Side • Any Special Frontages: None Summary of Project: All of the existing siding on the house will be replaced with a combination of stone and stucco. A wood water table has been indicated at the base of stucco walls where they meet the foundation. All existing fenestration will be replaced with new windows having simplified muntins. The front addition consists of a small area at the front door. The addition will sit under the existing front overhang. A new front stoop is also proposed. The stoop is concrete and will project slightly from the front of the house. The width is such to maintain the maximum amount of area while being less than the 60 square feet allowed by ordinance. The porch will be covered with a pergola style structure supported by a series of columns at the leading edge of the stoop. The portion of the pergola at the front door will have a solid covering. The height of the pergola is slightly higher than the existing eave. Portions of the front elevation will be clad in stone, the remainder will be stucco. At the left (east) side of the house, the new addition projects to the side and rear. This end of the house is all stucco and includes two small clerestory windows. The rear of this wing includes a small bow window with a metal roof. At the right (west) side of the house, a new garage addition is shown. This will provide a third bay that is set back slightly from the existing garages. The new garage wing and the existing garages are clad in stucco. An existing porch on this side of the house will be clad in stone. A new garden wall has been added at this side of the house. The wall will be stone and stand approximately 4’-6” above grade. NOTE: The Shivelys are requesting permission from the City to place a portion of two additions and a garden wall in an existing drainage easement. The City Council will decide whether to allow this encroachment. Ordinance Compliance: The project has multiple violations of a platted setback. Multiple variances are required. 1. The house is an existing non-conforming use. As such, and modifications to the areas in violation will require a new variance. The entire west side of the house sits over the platted setback and will require a variance. 2. The proposed garden wall at the west side of the house is not allowed in the platted setback area. 3. The proposed third car garage is also violating this platted setback. The project is also in violation of city ordinance 5-121 A which requires a rear yard setback no less than 20% of the yard depth. The third car garage extends over this setback. A variance of 8.6 feet is required. * Multiple variances are required. August 22, 2017 Design Guideline Review: The design guidelines generally discourage any project that violates city ordinances. Discussion is recommended. Lot Information Zoning: R-1(16)/LS-3 Lot Area: 20,702 SF Mean Lot Width: 143.0’ Ordinance Allowable/Required Proposed Maximum Height 35’ No change Minimum Front Yard: 40’ (Platted) No change Minimum Side Yard (Left): 10’ 22.0’ Minimum Side Yard (Right): 40’ (existing) 45’ Platted 42’ at garage addition Minimum Combined Side Yards: 35.75’ 62’ (25% of Mean Lot Width) Minimum Rear Yard: 27.6 (At closest point) 19.0’ (20% of Mean Lot Depth) Lot Coverage: 5,290SF 4,083 SF (77.2% of Max) Address Lot Area Lot Coverage Ordinance Limit % max used 3001 Tomahawk Road 22,797 3,737 5,657 66.06% 3105 Tomahawk Road 19,232 2,912 5,026 57.94% 3002 West 66th Terrace 21,462 2,606 5,424 48.04% 3011 West 66th Terrace 24,843 3,541 6,005 58.97% 2909 West 66th Street 23,002 2,884 5,692 50.67% Average 56.34% 50% Increase 84.50% 3007 Tomahawk Road 20,702 4,083 5,290 77.18% Allowable Lot Coverage as 4,470 91.33% reduced by 150% Rule August 22, 2017