Architectural Review Board (ARB)

ARCHITECTURAL REVIEW BOARD AGENDA October 17, 2017 3:00 p.m. Pre-meeting to begin at 2:30 p.m. #1 CONSENT AGENDA A. Tom & Patty Wood – 5819 High Drive Changes to previously approved project B. Scott & Jane Ferber – 6430 Norwood Road Changes to previously approved project C. Jeff & Megan Winters – 6220 High Drive Replace deck, new walkway & built-in grill D. Lyle Paczkowski – 2402 W 70th Terrace Replace and enlarge deck #2 Michael & Molly Johnson Modifications to pool deck; add water feature, 2409 W 68th Street multiple planter walls, and outdoor kitchen #3 Jeff & Tracy Dillon * Modify existing shed 6528 Overbrook Road Continued from October 3rd ARB mtg #4 Mike & Lori Engle New home, circle drive 2710 W 66th Terrace * 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. Tom & Patty Wood 5819 High Drive The Woods 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 Woods are now proposing a new 7 foot high wood fence at their rear property line. The fence will transition to match the exiting fence height and style at the sides. At the northeast corner of the property, a new section of 4 foot tall iron fence will connect into an existing iron fence. Since this fence encloses the pool, it will be necessary to ensure it meets applicable building codes. A similar 4 foot tall iron fence will be reused at the south side of the house to form a fence return to the existing wood fence. A 4 foot wide flagstone walkway is being proposed along the south side of the house. It will connect from the front yard to the pool deck. Since this walkway will be laid in polymeric sand, it is considered an impervious surface. At the rear of the pool, 4 laminar streams are proposed. Laminars are a type of fountain that is mounted flush to the pool deck and sprays a stream of lighted water into the pool. At the rear of the house, three new outdoor light fixtures are proposed and one has been omitted. The size and style matches other fixtures at the rear 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. October 17, 2017 B. Scott & Jane Ferber 6430 Norwood Road The Ferbers 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 approve project included a small porch at the side of the house. When approved, only a small portion of the porch included a railing. They are now proposing to add similar railings to the rest of the 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. October 17, 2017 C. Jeff & Megan Winters 6220 High Drive The Winters are proposing to replace a small wood deck, add a new walkway, and add a new built-in grill area. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front & Side • Any Special Frontages: None Summary of Project: The wood deck replaces a small deck at the rear of the house. The new deck will match the existing size and location. The proposed grill area is located at the bottom of the deck stairs at the edge of the existing patio. The grill is to be constructed of brick and bluestone to match the existing patio and planter walls. The new walkway is 3 feet wide and constructed of bluestone. The walkway connects the existing driveway to the existing patio. It replaces an existing stone path. Due to the changes in elevation, the walkway is essentially one long set of stairs. A wood railing is proposed to follow one side of the walkway. 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. October 17, 2017 D. Lyle Paczkowski 2402 West 70th Terrace The Paczkowskis are proposing to replace their existing deck with a slightly larger deck. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The existing deck is located in their rear yard at the side of the homes rear wing. The deck works as stairs accessing a larger patio in the rear yard. The new deck will extend 4 feet over the existing patio in the same basic location. The deck is to be constructed from a composite material that has been used elsewhere in the city. 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. October 17, 2017 #2 Michael & Molly Johnson 2409 West 68th Street The Johnsons are proposing modifications to their existing pool deck, the addition of a water feature, multiple planter walls, and an outdoor kitchen. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The existing pool deck is limited to the north and east sides of the pool. The Johnsons are proposing to expand the deck to the south and west sides of the pool. Due to the slope of the property, both sides will require retaining walls. At the south side an existing tree will be maintained and a new tree well built around it. The south most portion of the pool deck will include a planter that spans the width of the deck. At the west side of the pool, the new pervious pool deck will be added. Since the deck is sand set pervious paving, it is considered a landscape feature. A new wall at the west side of the pool is set 15 feet off of the side property line. A small water feature is incorporated into the east side of the wall. A series of new planter walls is proposed at the south and east sides of the rear porch. The top of the walls is only slightly higher than the floor of the porch. The outdoor kitchen is incorporated into a wall at the east side of the pool deck and consists of a built-in grill and a small amount of countertop. All of the proposed walls will be concrete with stone facing to match existing walls. Ordinance Compliance: City ordinance 5-115 D 3 requires decorative pools have a side setback no less than 15 feet. 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. October 17, 2017 #3 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 October 17, 2017 #4 Mike & Lori Engle 2710 West 66th Terrace The Engles are proposing a new home with a 4,175 4,042 sq. ft. footprint. The footprint consists of 3,219 3,149 sq. ft. of first floor living space, 784 730 sq. ft. of garages, and 172 183 sq. ft. of covered porch. An additional 2,460 1,653 sq. ft. are on the second floor, and 366 sq. ft. in the finished basement. The project includes a circle drive with an auto-court. The existing pool in the rear yard will remain. 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 Mission Hills contemporary style. It is being built using the foundation of the existing house, with a few additions. It is 1 ½ stories at the central mass with flanking side wings. The west (left) side wing is 1 story with a small windowless dormer. The east (right) side wing also is 1 story. A substantial rear wing is located near the center of the house. It is 1 story and extends to the rear setback line. The main ridge of the house will be approximately 2 feet lower than the 2 story house to the right and approximately 14 feet higher than the 1 story home to the left. The proposed eaves are similar to both of the adjacent homes. NEED an updated street scape to confirm 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 lower than the neighboring properties, but this is mainly due to the impervious surface at the existing pool and the circle drive. The house is sided primarily with shake shingles and brick. The shingles are a faux material that have a similar reveal and shadow depth similar to cedar shakes. They will be installed without any stagger. Windows are a combination of fixed and casements - all with Colonial style muntin bars. 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 windows in brick facades have shutters that are proportional to the window and include traditional shutter hardware. The roof is a combination of composition tile and standing seam metal. The front door is covered by a small porch. The porch has a standing seam metal roof and is supported by columns. Half columns have been included at the front of the house. The windows and doors within the porch work well with the column layout. The porch extends slightly into the minimum front yard, but is within ordinance requirements. The driveway is a circle drive. It maintains the existing curb approach at the east end and adds a new cut at the west. To avoid trees, the driveway is being kept to the minimum width recommended by the Design Guidelines. At the garage, the driveway will push closer to the side property line. The auto-court serves the 2-car side entry garages and the single front entry garage. The driveway extends past the house on the east side. October 17, 2017 The proposed HVAC equipment is located on the west side of the rear wing (similar to the existing location) and the pool equipment will be relocated on the east side of the house at the end of the driveway. A generator is located at the west side 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 2.5 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 45 feet wide (32% 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 30 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 24 feet and 1 ½ stories. The narrower main mass and the proposed wings are subordinate to the main mass in height, but proportionally they are very wide. This section goes on to suggest that side wings located in the conditional building are be limited to 1 story and 16 feet in height. This recommendation has been met. Subsection B recommends that front wings be clearly less in width compared to the main mass. While each of the two side wings is narrower than the main mass, the sum of the two is greater than the main mass width. Please note, this is a result of the existing foundation being used. This section goes on to limit the number of front wings to two. This recommendation has been met. Subsection D recommends rear wings located in the conditional building area be subordinate in height and clearly less than the main mass. The height should be no more than 16 feet and the depth should not exceed 24 feet. While the depth of the wing meets this recommendation, the height of 19 feet 6 exceeds this recommendation. This was discussed at the PRP and it was determined that lowering the roof pitch to meet this requirement would be detrimental to the design of the house. 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. Please note, this is an existing condition. October 17, 2017 Lot Information Zoning: R-1(16)/LS-2 Lot Area: 18,900 SF Lot Width: 140.0’ Ordinance Allowable/Required Proposed Maximum Height 35’ 26.8’ Minimum Front Yard: 45’ (Platted) 45.4’ Minimum Side Yard (Left): 10’ 20’ Minimum Side Yard (Right): 10’ 16.6’ Minimum Combined Side Yards: 35.0’ 36.6’ (25% of Mean Lot Width) Minimum Rear Yard: 27.0 (At closest point) 27.0’ (20% of Mean Lot Depth) Lot Coverage: 4,966 SF 4,042 SF (81.4% of Max) Address Lot Area Lot Coverage Ordinance Limit % max used 2810 West 66th Terrace 18,900 3,546 4,966 71.41% 2802 West 66th Terrace 18,899 3,207 4,966 64.59% 2702 West 66th Terrace 18,719 2,904 4,933 58.87% 2703 West 66th Terrace 18,702 3,426 4,930 69.50% 2711 West 66th Terrace 20,251 4,468 5,210 85.76% 2803 West 66th Terrace 18,898 2,671 4,965 53.79% 2701 West 66th Street 18,707 3,341 4,930 67.76% 2709 West 66th Street 18,899 3,490 4,966 70.28% 2801 West 66th Street 18,225 3,240 4,842 66.92% Average 67.65% 50% Increase 100.00% 2710 W 66th Terrace 18,900 4,042 4,966 81.39% Allowable Lot Coverage as 4,966 81.39% reduced by 150% Rule October 17, 2017