Architectural Review Board (ARB)

ARCHITECTURAL REVIEW BOARD AGENDA November 28, 2017 3:00 p.m. Pre-meeting to begin at 2:30 p.m. #1 CONSENT AGENDA A. 3201 Consulting LLC – 2509 W 63rd Street Replace sliding door and railing at balcony B. Mike Engle – 2710 W 66th Terrace Changes to previously approved project #2 Adam & Rebecca Suroff New addition and patio at rear of home 6432 Sagamore Road #3 Mark & Ashley Huppe Two-story addition at rear of home; 2021 W 61st Terrace window replacements #4 Francie & Brian Bradley New circle driveway and short walkway 6620 Wenonga Terrace #5 Mark & Gabrielle Cohen * Changes to previously approved project 3700 W 64th Street * 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. 3201 Consulting LLC 2509 West 63rd Street 3201 Consulting is proposing to replace an existing sliding glass door and an existing balcony railing with a new railing to meet current building codes. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The new sliding glass door matches the existing size and style. The new railing is a typical painted picket railing, 36 inches 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. November 28, 2017 B. Mike & Lori Engle 2710 West 66th Terrace The Engles 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 original approval included a 300 square foot, third car garage. The Engles are now proposing to enlarge this garage to 362 square feet. The garage will extend an additional 18 inches into the side yard, but will still be inside the conditional building area. 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. 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’ 15.1’ 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: 4,042 SF (81.4% of Max) 4,966 SF 4,104 SF (82.6% of Max) November 28, 2017 #2 Adam & Rebecca Suroff 6432 Sagamore Road The Suroffs are proposing an interior remodel with a new addition and patio at the rear of their home. Summary of Property: • Character Area: Traditional • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed addition is located at the rear of the house near the center of the main mass. It is one story with fenestration and detailing to match the existing house. The new patio is located directly behind the new addition. No dimensions nor materials have been provided. 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: There are no conflicts between the proposed project and the City of Mission Hills Design Guidelines. November 28, 2017 #3 Mark & Ashley Huppe 2021 West 61st Terrace The Huppes are proposing a large two-story addition at the rear of their home. Although the project is quite large, it is not considered a substantial construction matter. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed addition is located at the rear of the home’s main mass. It is to be sided with stucco to match the existing house. There are no indications of any timbering or control joints to mitigate cracking. The main ridge is lower than the main mass. A large shed dormer is proposed at the east side of the addition. As part of the project, all the existing windows are to be replaced with new windows of the same size, but different style. The new style is still double-hung, but there are only vertical muntins in the top sashes and the bottom sashes are clear view. One door at the east side of the house will have horizontal muntins. 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 D recommends side wings located in the primary building area be clearly shorter than the main mass up to 30 feet and 2 stories. 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. November 28, 2017 Lot Information Zoning: R-1(20) LS-1 Lot Area: 15,548 SF Lot Width: 96.0’ Ordinance Allowable/Required Proposed Maximum Height 35’ No Change Minimum Front Yard: 45’ (Platted) No Change Minimum Side Yard (Left): 10’ No Change Minimum Side Yard (Right): 10’ No Change Minimum Combined Side Yards: 24’ No Change (25% of Mean Lot Width) Minimum Rear Yard: 34.0 (At closest point) 66.6’ (20% of Mean Lot Depth) Lot Coverage: 4,336 SF 2,498 SF (87.6 of Max) November 28, 2017 #4 Francie & Brian Bradley 6620 Wenonga Terrace The Bradleys are returning to the ARB with changes to their previously approved new home. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The Bradleys are proposing a new circle driveway. This portion of the original project was differed for approval. The driveway was included on the landscape plan that was recently approved by the ARB, but the City was not aware the Bradleys were submitting it for approval. The proposed drive will be paver stones in a herringbone pattern. The driveway will be 12 foot wide at both of the curb cuts. The drive widens to 20 feet wide near the house. There is an 8 x 2 foot wide walkway that connects to the front stoop Ordinance Compliance: There are no conflicts between the proposed project and the Code of Ordinances. Design Guideline Review: There are no conflicts between the proposed project and the City of Mission Hills Design Guidelines. November 28, 2017 #5 Mark & Gabrielle Cohen * 3700 West 64th Street The Cohens are returning to the ARB with multiple 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: At the west side yard, a new fence return is proposed. The new fence is to match the existing perimeter fence. They are proposing to replace the existing driveway with a new asphalt circle driveway. No dimensions have been provided. Clarification is required. At the east side yard, the existing pool equipment area will be reconstructed with a new concrete pad and enclosed with a new fence to match the existing. At the front elevation, the windows within the front porch will be replaced with new windows of similar size and style, but at a new head height. The new windows will be aligned with the second floor window above. The windows in the west wing will be replaced with new windows of the same size and style. At the east (right) and south (rear) sides of the house, multiple existing windows will be replaced with new windows of the same size and style. The previously approved version of the house included an open pergola at the rear of the house. They are now proposing to provide a solid roof structure over the patio. A solid wall will be added at the east side of the patio. This wall is to be sided with wood large clerestory windows. Ordinance Compliance: The project is in violation of city ordinance 5-120 G which requires accessory structures to have a minimum side yard setback of 10 feet. The proposed pool equipment pad is located 3 feet off of the side property line. A variance of 7 feet is required. Design Guideline Review: There are no conflicts between the proposed project and the City of Mission Hills Design Guidelines. Lot Information Zoning: R-1(30)/LS-5 Lot Area: 43,467 SF Lot Width: 158.5 * A variance is required. November 28, 2017 Ordinance Allowable/Required Provided Maximum Height (From Mean Grade) 35’ No Change Minimum Front Yard: 95’ No Change Minimum Rear Yard: 55’ (At closest point) >130’ (20% of Lot Depth) Minimum Side Yard: (Left) 15.8’ 42.9’ (Existing) Minimum Side Yard: (Right) 15.8’ 29.4’ (Existing) Minimum Combined Side Yards: 39.6’ 72.3’ (Existing) (25% of Lot Width) Accessory Building Minimum Side Yard: 20’ 20.8’ Accessory Building Minimum Rear Yard: 10’ 100’ Accessory Building Maximum Area in Rear Yard: 1,743 SF 1,180 SF Allowable Lot Coverage: 8,859 SF 6,471 SF 73.04% of Max 7,043 SF 79.50% of Max Allowable Lot Coverage – 150% Guideline Reduced to 7,421 SF 87.2% of Reduction 94.9% of Reduction Allowable Lot Coverage Analysis Address Lot Area Lot Coverage Formula % max used 3621 West 63rd Street 26,837 2,189 6,336 34.55% 3701 West 63rd Street 28,773 1,822 6,650 27.40% 3711 West 63rd Street 28,015 3,323 6,528 50.90% 3608 West 64rd Street 24,473 2,760 5,943 46.44% 3616 West 64rd Street 33,164 6,686 7,340 91.09% 3617 West 64rd Street 35,108 3,977 7,637 52.08% 3701 West 64rd Street 30,211 4,901 6,880 71.24% 3715 West 64rd Street 29,390 3,694 6,749 54.73% 3716 West 64rd Street 42,308 6,788 8,694 78.08% 3838 West 64rd Street 38,382 4,223 8,125 51.98% Average 55.85% 50% Increase 83.77% 6,471 73.04% 3700 West 64th Street 43,467 8,859 7,043 79.50% Allowable Lot Coverage as 87.19% 7,421 reduced by 150% Rule 94.91% November 28, 2017