Architectural Review Board (ARB)

ARCHITECTURAL REVIEW BOARD AGENDA October 3, 2017 3:00 p.m. Pre-meeting to begin at 2:30 p.m. #1 CONSENT AGENDA A. Robert & Janet Wholey – 3111 W 67th Terrace Light fixtures; new lamp post near front walk B. Wes & Emily Fehsenfeld – 6536 Sagamore Road Replace railing at front porch & balcony C. Rick & Maria Fleenor – 3200 W 69th Street New electric meter & disconnect #2 Sal & Libby Cessor New faux shake roof 2833 Tomahawk Circle Continued from September 19th ARB mtg #3 Winston & Myra Dunn New faux slate roof 2611 W 70th Street #4 Taylor & Lisa Simmermon New patio & outdoor fireplace in rear; 1900 W 70th Terrace replace existing front stoop #5 Francie & Brian Bradley Changes to previously approved project 6620 Wenonga Terrace #6 Alexander & Michelle Chiu CONT’D TO Second story addition 3838 W 64th Street OCTOBER 31 #7 Chandler McCray & Heather Trower Changes to previously approved project 3810 W 65th Terrace #8 Kelly & Paxton St. Clair New pool, pool house, porch extension 2625 Verona Road and backup generator Continued from September 19th ARB mtg #9 Jeff & Tracy Dillon * Modify existing shed 6528 Overbrook 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. Robert and Janet Wholey 3111 West 67th Terrace The Wholeys are returning to the ARB to present the light fixtures selected for their home, and to propose a new lamp post near their front walkway. Summary of Property: • Character Area: Suburban (Transitional) • Location of Common Green Space: Front • Any Special Frontages: Intersection Summary of Project: The new post mounted light is located at the intersection of the front walkway and the driveway. All of the proposed fixtures are in keeping with the design 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 19, 2017 B. Wes & Emily Fehsenfeld 6536 Sagamore Road The Fehsenfelds are proposing to replace the railings at the front porch and balcony. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The style of the proposed railings is Chippendale style which is in keeping with the design 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 19, 2017 C. Rick & Maria Fleenor 3200 West 69th Street The Fleenors are proposing to add a new electric meter and disconnect to the rear of an accessory building. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: Electrical service is typically installed on the main house. Since this service is being installed on an accessory building, the City Administrator requested that it be reviewed by the ARB. 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 19, 2017 #2 Sal & Libby Cessor 2833 Tomahawk Cir The Cessors are proposing to replace their roof with a new faux shake shingle roof. th The Cessors were continued at the September 19 meeting so the ARB could visit a home with a similar roof material. Summary of Property: • Character Area: Neighborhood Estates (Transitional) • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed roofing material has not previously been used in the City and as such is not on the list of previously approved roofing materials. A physical sample of the material is available at City hall. 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 and prefer the use of natural materials. Discussion is recommended. September 19, 2017 #3 Winston & Myra Dunn 2611 West 70th Street The Dunns are proposing to replace their roof with a new faux slate shingle roof. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed roofing material has previously been used in the City but not this color. It is not on the list of previously approved roofing materials. A physical sample of the material is available at City hall. 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 and prefer the use of natural materials. Discussion is recommended. September 19, 2017 #4 Taylor & Lisa Simmermon 1900 West 70th Terrace The Simmermons are proposing a new patio in their rear yard with an outdoor fireplace. They are also proposing to replace their existing front stoop. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front & Side • Any Special Frontages: None Summary of Project: The proposed patio is located at the northwest corner of their rear yard. It is constructed of concrete with a brick border. The fireplace is located at the northwest corner of the patio and will include a low wall on each side. The height of the fireplace has not been provided. Clarification is required. The front stoop will be concrete with a brick boarder. 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 19, 2017 #5 Francie & Brian Bradley 6620 Wenonga Terrace The Bradleys 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 Bradleys are now proposing to add shutters to multiple windows on all sides of the house. Most of the shutters at the front of the house are proportional to the size of the associated window. The remaining windows are far too large to be effectively covered by shutters so the proposed shutters are narrow. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Design Guideline Review: The ARB generally discourages the use of shutters that are not proportional to their associated window. September 19, 2017 #6 Alexander & Michelle Chiu 3838 West 64th Street The Chius are proposing a new second story addition 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 new addition is to be constructed over the top of an existing covered porch and an existing first floor area with an existing flat roof. All materials and detailing are to match the existing home. The new second floor is directly in line with the first floor below. As a result, the rear façade must transition from a gabled end to a low slope roof in the same plane. This makes an awkward window layout because the new windows cannot directly align under the existing dormer. This is further exacerbated by the fact that the covered porch and existing flat roof do not share an eave line. As a result, the new addition has a vertical jog in a proposed eyebrow roof at the rear of the house. Like the existing flat roof, the new flat roof will be encircled with a railing. The condition is different because the railing must terminate into the edge of the roofs since the flat roof shares an eave line with the remainder 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: Section 2.7.1 F on page 99 of the Design Guidelines discusses massing aberrations. With the new addition, the house will essentially become a solid 2-story block with a large flat roof area that completely hides the main mass of the house. These types of proportions should be avoided. Discussion is recommended. September 19, 2017 #7 Chandler McCray & Heather Trower 3810 West 65th Terrace The McCray/Trowers are returning to the ARB with changes to their previously approved project. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The new rear wing originally included a fireplace on the east side of the wing. They are now proposing to relocate the fireplace to the west side of the new wing. The space between the new rear wing and an existing rear wing contains a new deck. They are now proposing to add an open roof structure over the deck. The rear of the new roof will feature an open gable truss that is in line with the back of the rear wings. Two large crickets will extend down both sides of the new roof. There is no indication of gutters or downspouts. Considering the large amount of rain water these will collect, clarification is necessary. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. 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 suggests that rear wings located in the primary building area be limited to 1 ½ stories and 24 feet in height. This recommendation has been met. This section goes on to recommend that the width of rear wings should not exceed 50% of the main mass width. With the change, they are essentially making one large rear wing that is wider than recommended. Discussion is recommended. Section 2.7.1 F on page 99 of the Design Guidelines discusses massing aberrations. With the new addition, the roof forms become overly complex. Discussion is recommended. September 19, 2017 Lot Information Zoning: R-1(20)/LS-3 Lot Area: 104,487 SF Lot Width: 138.0’ Ordinance Allowable/Required Proposed Maximum Height 35’ No Change Minimum Front Yard: 40’ Platted No Change Minimum Side Yard (Left): 10’ No Change Minimum Side Yard (Right): 10’ No Change Minimum Combined Side Yards: 34.5’ 38.8’ No Change (25% of Mean Lot Width) Minimum Rear Yard: 28.6’ At closest point >55.0’ (20% of Mean Lot Depth) Lot Coverage: 5,223 SF 2,984 3,304 SF (63% of Max) September 19, 2017 #8 Kelly & Paxton St. Clair 2625 Verona Road The St. Clairs are proposing a new pool, pool house, porch extension, and backup generator 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 St. Clair’s existing home is an L shape. The proposed pool is located at the center of the rear yard and will not go as far into the rear yard as the existing garage. The pool is surrounded on all sides by a new patio. The material for the patio has not been indicated. Clarification is required. The pool house is located at the east end of the pool, opposite the garage wing of the house. It is a mostly open-air structure sided in brick with a slate roof to match the main house. Like the main house, the gabled ends of the building will have timbered stucco. A small storage room and restroom are located at the east end of the pool, and a large fireplace is located at the center. The porch extension is located at the center of the main mass at the rear of the house. A small awning structure in an existing alcove will be removed and a new larger shed roof will fill in the entire alcove. The roof will be supported by new wood columns with brick bases. The leading edge of the roof will stand less than 8 feet above the patio surface. The material for the roof is not indicated but appears to be standing seam metal. Clarification is required. To create a level spot for the pool, a new retaining wall will be constructed from the southeast corner of the existing garage wing to the southwest corner of the pool house. The exact height of the wall has not been provided, but the design indicates that the top of the wall will follow the existing grade with the top of the wall sitting only a couple of feet above grade. A new iron fence will be incorporated into the top of the wall. The height of the fence has not been indicated. Clarification of the height of the wall and the fence are necessary to ensure the structure meets code requirements associated with pools. A similar fence is located at the north side of the pool house connecting back to the main house. 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 E suggests that detached accessory buildings, located in the conditional building area, be limited to 1 story with 10 foot eaves and a maximum area of 720 SF. The proposed building has 10’-10” eaves at the pool side of the building, but due to the topography of the site, the eaves are considerably higher at the rear and side of the building. Discussion is recommended. September 19, 2017 Lot Information Zoning: R-1(30)/LS-6 Lot Area: 48,800 SF Mean Lot Width: 258.0’ Ordinance Allowable/Required Proposed Accessory Structure Maximum Height 24’ 22.1’ Accessory Structure distance from Main 10’ 12’ house. Accessory Building Minimum Side Yard 20’ >54’ (When located in the side yard): Accessory Building Minimum Rear Yard: 10’ >44’ Accessory Building Maximum Footprint 2,373 SF 475.4 SF (when located in the side yard): (20% of Side yard areas) Total Lot Coverage: 5,577 SF 4,083 SF (77.2% of Max) Address Lot Area Lot Coverage Ordinance Limit % max used 2600 Verona Rd 30,614 2,576 6,943 37.10% 2612 Verona Rd 27,647 3,072 6,468 47.49% 2624 Verona Rd 29,048 3,493 6,694 52.18% 2705 Verona Rd 41,105 3,578 8,521 41.99% 2601 Verona Rd 33,214 3,984 7,348 54.22% 2720 Verona Ter 29,272 4,403 6,730 65.42% 2710 Verona Ter 28,022 3,261 6,529 49.95% Average 49.76% 50% Increase 74.65% 2625 Verona Rd 48,800 5,577 9,601 58.9% Allowable Lot Coverage as 7,244 77.82% reduced by 150% Rule September 19, 2017 #9 Jeff & Tracy Dillon * 6528 Overbrook Road The Dillons are proposing to modify an existing shed by adding a new light fixture, windows to the side, and replacing the existing doors. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The new doors will be a pair of solid sliding doors with decorative cross bracing. The new windows are single fixed with Colonial muntin bars. The proposed light fixture is a shepherd hook wall sconce located over the front door. Ordinance Compliance: The shed is an existing non-conforming structure. Any modification will require review by the Board of Zoning Appeals. The project is in violation of City ordinance 5-121 B which requires a minimum 10 foot setback for accessory buildings located in the rear yard. A variance of 5 feet is required. Design Guideline Review: There are no conflicts between the proposed project and the City of Mission Hills Design Guidelines. * A variance is required September 19, 2017