Architectural Review Board (ARB)

ARCHITECTURAL REVIEW BOARD AGENDA September 5, 2017 3:00 p.m. Pre-meeting to begin at 2:30 p.m. #1 CONSENT AGENDA A. Tim & Melissa Hendricks – 2803 W 66th Ter Changes to previously approved project B. Robert & Janet Wholey – 3111 W 67th Ter Changes to approved project; landscape plan C. Al & Anne Simmons – 6505 Overbrook Rd Replace two sets of windows D. Jeff & Jill Holzbeierlein – 3016 W 67th St Replace window with French doors #2 Sanjeev Aggarwal New patios, 2 pergolas, outdoor 2624 Verona Road kitchen, and multiple site walls Continued from August 22nd ARB mtg #3 Bill & Brenda Shively * Multiple additions 3007 Tomahawk Road Continued from August 22nd ARB mtg #4 Chris & Stephane Cooch * Replace windows; two new additions 2040 W 59th Street #5 Chuck & Leslie Erickson * CONT’D TO SEPT 19TH New home and swimming pool 6537 Overhill Road #6 Tom & Patty Wood Changes to previously approved project 5819 High Drive * 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. Tim & Melissa Hendricks 2803 West 66th Terrace The Hendrickses are returning to the ARB with changes to their previously approved project. A patio, walkways, fencing and landscaping are being added to the project. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The new patio is located at the rear of the house. It is a freeform shape constructed of concrete with a brick border. A new stoop and stair, from the main house, was included in a previous submittal. A narrow concrete walkway will connect the new patio to the driveway. Another concrete walkway will connect the driveway to the front porch. The proposed fence is a pre-approved style and will be 4 feet tall. It will encircle the rear yards with returns on each side. The left return is located toward the rear of the house and the right side is close enough to the front to enclose an existing A/C unit. The proposed new landscaping is concentrated at the front of the house. 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. September 5, 2017 B. Robert and Janet Wholey 3111 West 67th Terrace The Wholeys are returning to the ARB with changes to their previously approved project and to present their landscape plan. Summary of Property: • Character Area: Suburban (Transitional) • Location of Common Green Space: Front • Any Special Frontages: Intersection Summary of Project: The original plan was approved with a patio and an equipment yard at the rear of the house. The Wholeys are now prosing to increase the size of the equipment yard to include a backup generator and three A/C units. The location, behind the garage, has not changed and the area will be surrounded with new landscaping. They are also proposing to decrease the size of the rear patio. It has been made narrower to allow for landscape beds on each side. The step from the covered porch has also been eliminated. The patio will now be in two sections separated by a step. The front walkway and driveway have also been modified. They will now be concrete with a brick border. Lastly, a new 6 foot privacy fence has been proposed. The fence will encircle the rear yard at the property line. The right side return will be located at the rear of the driveway and the right side return will be located at the center of the house to align with the neighbor’s fence return. 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. September 5, 2017 Lot Information Zoning: R-1(16)/LS-3 Lot Area: 20,890 SF Mean Lot Width: 110.0’ Ordinance Allowable/Required Proposed Maximum Height 35’ 28.77’ Minimum Front Yard: 60.0’ (Platted) 60’ Minimum Side Yard (Left): 10’ 11’ Minimum Side Yard (Right): 10’ 27.4’ Minimum Combined Side Yards: 27.5’ 38.4’ (25% of Mean Lot Width) Minimum Rear Yard: 37.76’ 45.2’ (20% of Mean Lot Depth) Lot Coverage: 4,712 4,520 SF 5,324 SF (88.5% 84.9%of Max) Address Lot Area Lot Coverage Formula % max used 3021 West 67th Terrace 20,208 3,092 5,202 59.44% 3103 West 67th Terrace 20,619 2,974 5,275 56.37% 3121 West 67th Terrace 23,067 3,360 5,703 58.91% 3201 West 67th Street 22,246 3,504 5,561 63.01% 3110 West 68th Street 22,787 3,718 5,655 65.75% 3120 West 68th Street 20,411 3,220 5,238 61.47% 3200 West 68th Street 21,733 3,286 5,472 60.05% 3030 West 67th Terrace 22,542 2,460 5,613 43.83% 3108 West 67th Street 19,129 3,120 5,007 62.31% Average 59.02% 50% Increase 88.52% 3111 West 67th Terrace 20,890 4,712 4,520 5,324 88.5% 84.9% Allowable Lot Coverage as 4,713 99.9% 95.9% reduced by 150% Rule September 5, 2017 C. Al & Anne Simmons 6505 Overbrook Road The Simmonses are proposing to replace 2 sets of windows at the rear of their home. Summary of Property: • Character Area: Traditional Neighborhood • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The first set of windows to be replaced is an existing triple casement. It will be replaced with a new triple casement in the same location. The second window to be replaced is a double-hung window. It will be replaced with a pair of casements. The sash size of the pair of casements will match the triple casement. 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. September 5, 2017 D. Jeff & Jill Holzbeierlein 3016 West 67th Street The Holzbeierleins are proposing to replace an existing window, at the rear of their home, with a new pair of French doors with a brick stoop and steps. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed door will be constructed in the existing opening. The proposed stoop will extend 3 feet into the rear yard and have a single step. 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. September 5, 2017 #2 Sanjeev Aggarwal 2624 Verona Road The Aggarwals are proposing new patios in their rear yard that include two new pergolas, an outdoor kitchen, and multiple site walls. nd The Aggarwals were continued at the August 22 meeting at their request. 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 A/C units. The style of the fence is wrought iron, but the height is not indicated. Clarification is required. A new walkway will connect the new kitchen area to an existing gate and walkway that connects to the circle driveway. A small pergola will cover the existing gate area. 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. September 5, 2017 #3 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. nd The Shivelys were continued at the August 22 meeting at their own request. They wish to revise their plans to eliminate variances and utility easement encroachments. 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. * Multiple variances are required. September 5, 2017 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. 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 September 5, 2017 #4 Chris & Stephane Cooch * 2040 West 59th Street The Cooches are proposing a remodel that includes replacement of all exterior windows and doors, a 2- story addition, and a 1-story garage addition. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The majority of the proposed window and doors being replaced are of the same size and style of the existing, and use the existing opening. At the rear of the house, two double-hung windows are being replaced with a pair of double-hung windows that are similar in size to existing second floor windows. At the east side of the house, a single double-hung window is being replaced with two smaller units that are in a more symmetrical configuration. At the west side of the house, an existing second floor window will be replaced with a larger unit in a slightly different location. This is being done to coordinate with a first floor porch that is being reconfigured as part of the two story addition. The two story addition is located on the west side of the house. All materials, detailing and fenestration match the main house. A new copper standing seam roof will be added between the new wing and an existing side wing. The new garage is located to the rear of the existing garage. It has siding, detailing and fenestration to match the existing house. One notable difference is the garage has a flat roof with a decorative wood railing. A new dormer is proposed over the existing garage at the rear of the house. Ordinance Compliance: The project is in violation of City ordinance 5-121 A that requires all homes to have a rear yard setback no less than 20% of the yard depth. The existing home is a non-conforming use, with the garage wing sitting 6’-10” over the rear setback line. The proposed garage will extend an additional 13’-6” into the rear yard. A variance of 20’-4” is required. The project is further in violation of this ordinance at the new second floor dormer. A variance of 4’-9” is required for the dormer. Design Guideline Review: Section 2.5 on pages 64 through 67 of the Design Guidelines provides specific recommendations for the Neighborhood Estates character area. Subsection D recommends rear wings located in the conditional building area be subordinate to the main mass with a maximum height of 24 feet and eaves no higher than 12 feet. The garage and rear dormer are in violation of the rear setback and set into the primary landscape area, but had they been in the conditional building area these recommendations would have been met. Discussion is recommended. Subsection F discourages dormers that overlook neighboring properties when they are close to the property line. Discussion is recommended. * A variance is required. September 5, 2017 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. Lot Information Zoning: R-1(25)/LS-5 Lot Area: 32,993 SF Mean Lot Width: 200.0’ Ordinance Allowable Proposed Maximum Height 35’ No Change Minimum Front Yard: 70’ No Change Minimum Side Yard (Left): ½ Neighbors lot (48.5’ from curb 59.5’ or 28.4’ from PL) Minimum Side Yard (Right): 20’ 58.8’ (Existing) Minimum Combined Side Yards: 50’ 118.3’ (25% of Mean Lot Width) Minimum Rear Yard: 33.0’ (At closest point) 12.7’ (20% of Mean Lot Depth) Lot Coverage: 7,314 SF 4,202 SF (57.5% of Max) Address Lot Area Lot Coverage Ordinance Limit % max used 5835 High Drive 32,989 3,872 7,313 52.9% 5841 High Drive 29,020 3,501 6,690 52.3% 2100 W 59th Street 30,997 4,155 7,003 59.3% 2101 W 59th Street 40,735 6,399 8,468 75.6% 2035 W 59th Street 38,919 3,447 8,204 42.0% 5828 Pembroke Court 30,187 4,865 6,876 70.8% 5850 Pembroke Court 28,787 3,456 6,652 52.0% Average 57.8% 50% Increase 86.8% 2040 W 59th St 32,993 4,202 7,314 57.5% Allowable Lot Coverage reduced 6,346 66.2% by Design Guideline 150% rule September 5, 2017 #5 Chuck & Leslie Erickson * 2408 West 69th Street The Ericksons are proposing a new home with a 4,750 sq. ft. footprint. The footprint consists of 3,392 sq. ft. of first floor living space, 821 sq. ft. of garages, and 537 sq. ft. of covered porches. An additional 1,137 sq. ft. is finished space in the basement. The project includes a 680 sq. ft. detached accessory building in the rear yard making the total lot coverage 5,430 sq. ft. The project also includes a large patio and a small pool at the rear of the house. The proposed project is a substantial construction matter and was noticed as such. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The house is a contemporary style. It is one story with low slope roofs. A clearstory has been provided at the central mass. The detached accessory building sits in the northeast corner of the property. The highest roof of the house will be approximately one foot higher than the house to the left and approximately nine feet lower than the 1 ½ story home to the right. The proposed eaves are not comparable due to the differences in design styles; however the home’s lower eave line is slightly higher than the home to the left and slightly lower than the home to right. 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. The house is sided with a combination of wood and stone siding. The roof is a low slope membrane material. The garage doors will be clad with wood siding to match the house. Windows are large clear view windows, some with integral sliding doors or casements. The windows are typically floor to ceiling and work as entire walls of glass. At the front of the house, the front door is set on a small porch with large window wells on either side. The walls of the window wells extend up 3 feet above grade and project 3 feet into the front yard. The window wells provide light access to the basement level. The front porch bridges between the front yard and the house allowing the window wells to be one contiguous space. The driveway is a narrow direct drive that expands into a small auto-court near the garage. A small hammer head is proposed at the rear of the driveway. At the rear of the house, a large covered patio and outdoor kitchen has been proposed. Adjacent to the covered patio is a 450 sq. ft. pool and an associated stone paver patio. The pool deck is bordered at the rear by the detached accessory building. The 680 sq. ft. accessory building is designed in the same style as the main house and is clad with the same materials. Like the main house, the building has a low slope roof and a maximum height of approximately 11 feet. The pool equipment is located within the building. September 5, 2017 The home’s air conditioning equipment is located on the right (east) side of the house and sits partially underneath the roof eave. Existing fences cover the rear (north), left (west) side, and right (east) side of the house. New wood fence returns are proposed on both sides to connect back to these fences. The front walkway consists of concrete pavers that connect to the street and the driveway. A new evergreen hedge row is proposed to encircle the rear yard. A small artificial turf area is proposed at the left (west) side of the house and will be surrounded by a new 4 foot tall wood fence. Ordinance Compliance: The project is in violation of City ordinance 5-120 G that requires that accessory structures, located in the side yard, have a side setback of 10 feet. The proposed artificial turf area is 6 feet from the side lot line. A variance of 4 feet is required. The project is further in violation of City ordinance 5-135 C which forbids walls located in the front yard. The proposed front window well includes a stone wall that extends 3 feet above finished grade. While 5- 119 D provides an exception for courtyard walls in the front yard, the proposed wall does not meet all of the requirements for such a wall. A variance is required. Design Guideline Review: Section 2.5 on pages 72 through 75 of the Design Guidelines provides specific recommendations for the Suburban character area. Subsection A suggests that the main mass of the house should be between 40% and 50% of the lot width. At 93 feet wide (64% of the lot width), the main mass is wider than recommended. However, the ARB may find this acceptable because the house employs a “scaled-up” massing style (See Page 41) which integrates the main mass and side wings. 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 30 feet. This recommendation has also been met. Subsection D recommends rear wings located in the primary building area be subordinate in height and clearly less than the main mass. The rear wing is integral to the house and maintains the same roof height. The ARB may find this acceptable due to the home’s style and massing. Subsection E recommends detached accessory buildings, located in the conditional building area be limited to 10 foot eaves and a maximum area of 720 sq. ft. 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. September 5, 2017 Lot Information Zoning: R-1(16)/LS-3 Lot Area: 23,196 SF Mean Lot Width: 145.0’ Ordinance Allowable Proposed Maximum Height 35’ 16.7’ Minimum Front Yard: 50’ (Platted) 50.0’ Minimum Side Yard (Left): 10’ 27.8’ Minimum Side Yard (Right): 10’ 20.0’ Minimum Combined Side Yards: 36.5 47.8’ (25% of Mean Lot Width) Minimum Rear Yard: 32.0’ (At closest point) 39.7’ (20% of Mean Lot Depth) Detached Accessory Building Side Yard: 10’ (When in rear yard) 10’ Detached Accessory Building Rear Yard: 10’ 10’ Detached Accessory Building Max Area: 928 SF 680 SF Lot Coverage: 5,725 SF 5,430 SF (94.8% of Max) Address Lot Area Lot Coverage Ordinance Limit % max used 2308 W 69th Street 21,647 3,026 5,457 55.5% 2400 W 69th Street 22,382 5,376 5,585 96.3% 2401 W 69th Street 19,965 4,476 5,159 86.8% 2409 W 69th Street 18,923 3,358 4,970 67.6% 2500 W 69th Street 23,999 3,701 5,862 63.1% 2501 W 69th Street 18,481 2,798 4,889 57.2% 2508 W 69th Street 23,554 3,202 5,787 55.3% 2401 W 68th Street 23,419 3,305 5,764 57.3% 2409 W 68th Street 23,425 4,045 5,765 70.2% Average 66.5% 50% Increase 99.8% 2408 W 69th St 23,196 5,430 5,725 94.8% Allowable Lot Coverage reduced 5,711 95.1% by Design Guideline 150% rule September 5, 2017 #6 Wood Residence 5819 High Drive The Woods are proposing changes to their previously approved pool, pool deck, rear planting beds, and stone wall around the pool equipment/utility area. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None The layout of the pool has changed, and the spa/fountain has moved from the west side of the pool to the south side of the pool. The patio around the pool will be bluestone. The wall around the spa/fountain is indicated to be a “natural thin stone veneer to be selected by owner”. Discussion is recommended. The previously approved stone wall around the pool equipment/utility area will be faced with stone to match the house stone with a cut stone cap. There is no indication of the thickness of the stone. A gate opening on the east side of the stone wall has been removed. The shape of the planting beds along the rear of the home has also been revised. Ordinance Compliance: There are no conflicts between the proposed changes and the City of Mission Hills Code of Ordinances. Design Guideline Review: There are no conflicts between the proposed changes and the City of Mission Hills Design Guidelines. September 5, 2017