Architectural Review Board (ARB)

ARCHITECTURAL REVIEW BOARD AGENDA December 12, 2017 3:00 p.m. Pre-meeting to begin at 2:30 p.m. #1 Mark & Ashley Huppe Two-story addition; window replacement 2021 W 61st Terrace Continued from November 28th ARB mtg #2 3201 Consulting LLC Sliding door replacement; window changes 2509 W 63rd Street #3 Jeff & Audrey Kunin New stone wall/fence return 5920 High Drive #4 NP Prime, LLC Addition at rear of home 5501 High Drive #5 Kevin & Nancy Jones * Replace fence 6645 Wenonga Terrace #6 Brad & Blair Jackson New home; circle drive 3517 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 Mark & Ashley Huppe 2021 West 61st Terrace The Huppes are proposing a large two-story addition at the rear of their home. This project was continued at the November 28th ARB meeting so additional drawings could be provided that better represent the intended siding and fenestration. 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. December 12, 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) December 12, 2017 #2 3201 Consulting LLC 2509 West 63rd Street 3201 Consulting is returning to the ARB with modifications to their previously approved project and additional window replacements. 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, approved at the November 28th ARB meeting, will be significantly narrower that the existing opening. The excess space between the edge of the new door and the existing brick opening will be infilled with metal trim to match the door. An additional window, in a window well, will be replaced with a new unit that is egress compliant. Lastly, a triple casement window, located near the sliding glass door, will be replaced with a new unit of the same size and style. 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. December 12, 2017 #3 Jeff & Audrey Kunin 5920 High Drive The Kunins are proposing a new stone wall/fence return at the north side of their home. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed stone wall will stand 6 feet tall and have two pilasters surrounding a new iron gate. The wall will replace an existing 6-foot wood fence and gate in the same location. The wall is to be constructed of the same stone as an existing front seat wall and the rear fireplace. The pilasters at the gate will stand slightly taller than the adjacent walls, as allowed by ordinance. The wall and pilasters will be capped with the same stone to match the existing walls on the property. The gate will be iron with the design to match the second floor balcony railings directly adjacent the new wall. 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. December 12, 2017 #4 NP Prime, LLC 5501 High Drive NP Prime LLS is proposing a new addition at the rear of their home. Summary of Property: • Character Area: Countryside Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed addition will extend an existing rear wing 8 feet further into the rear yard. It will feature a new gabled end to match an adjacent portion of the rear wing. A small dormer will be added to the side of the existing rear wing near the new addition. All materials, fenestration and detailing is to match the existing house. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Design Guideline Review: Section 2.2 on pages 60 through 63 of the Design Guidelines provides specific recommendations for the Countryside Estates character area. Subsection D suggests that rear wings that are located in the conditional building area be limited in height to 1 ½ stories and 24 feet with eaves no higher than 12 feet. All of these recommendations have been met. December 12, 2017 Lot Information Zoning: R-1(16)/LS-5 Lot Area: 56,712 SF Lot Width: 232.0’ Ordinance Allowable/Required Proposed Maximum Height 35’ No Change Minimum Front Yard: 82’ No Change Minimum Side Yard (Left): 23.2’ No Change Minimum Side Yard (Right): 23.2’ No Change Minimum Combined Side Yards: 58.0’ No Change (25% of Mean Lot Width) * Minimum Rear Yard: 10.0’ 11.5’ (20% of Mean Lot Depth) Lot Coverage: 10,657 SF 4,590 SF (43% of Max) Address Lot Area Lot Coverage Ordinance % max used 5502 High Drive 26,053 1,500 6,207 24.17% 1900 W 55th Street 61,779 3,865 11,310 34.17% 1901 W 55th Street 30,619 3,512 6,944 50.58% 5520 State Line Road 15,095 3,614 4,247 85.09% 5530 State Line Road 28,411 3,088 6,592 46.84% 5550 State Line Road 48,129 3,444 9,509 36.22% 5515 High Drive 14,958 1,791 4,221 42.43% 5521 High Drive 16,585 2,672 4,535 58.92% 5529 High Drive 36,742 2,436 7,882 30.91% Average 45.48% 50% 68.22% Increase 5501 High Drive 56,712 4,590 10,657 43.07% Allowable Lot Coverage as reduced by 150% Rule 7,271 63.13% * Due to the unique layout of the lot, the city administrator determined that the setback at the area of work shall be 10 feet. December 12, 2017 #5 Kevin & Nancy Jones * 6645 Wenonga Terrace The Joneses are proposing to replace their existing non-compliant fence with a new fence of the same style in the same location. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The existing fence and the proposed fences are single-sided stockade picket style, constructed of cedar 6-feet high. The proposed fence is located in the platted side yard and is surrounded by dense landscaping. Ordinance Compliance: The proposed fence is in violation of a platted setback. The exact dimension of the violation has not been provided and will be required for BZA review. Design Guideline Review: There are no conflicts between the proposed project and the City of Mission Hills Design Guidelines. * A variance is required. December 12, 2017 #6 Brad & Blair Jackson 3517 West 64th Street The Jacksons are proposing a new home with a 5,230 sq. ft. footprint. The footprint consists of 3,822 sq. ft. of first floor living space, 996 sq. ft. of garages, and 412 sq. ft. of covered porches. An additional 2,616 sq. ft. are on the second floor, and 2,680 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: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The house is all brick with a central vertical massing style. It is 2-stories at the central mass with flanking side wings. The east (left) side wing is 1-story. The wing steps in as it transitions into a large 1-story rear wing. The west (right) side wing is 2 stories and maintains the same eave line at the main mass. A 1-story rear wing is located near the east side of the house and stays inside the primary building area for the lot. The proposed house is maintaining the existing topography, with minimal grading, which is in keeping with the rest of the street. The street has a significant slope between properties. The main ridge of the house will be approximately 2 feet lower than the 2-story house to the right and approximately 13 feet higher than the 2-story home to the left. Please note that due to the slope of the street, the neighbor to the left sits approximately 7 feet lower than this property. The proposed eaves are similar to both of the adjacent homes. The house is sided with painted brick with wood trim. Brick quoins, soldier courses, and similar masonry details have been provided across the façade. The roof is composition tile with copper gutters and downspouts. To keep the height of the house down, large areas of roof will be flat with rubber membranes. This includes the main ridge, the west wing, and a large cricket at the rear of the house. Windows are a combination of fixed and casements - all with horizontal 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 at the front and side have shutters that are proportional to the window. Shutters have been omitted at larger windows. This makes for a somewhat inconsistent arrangement. December 12, 2017 The driveway is a circle drive just like the existing house. The configuration has changed to pull the driveway closer to the street and to accommodate a side entry garage and auto-court. The auto-court serves the 3-car side entry garages and a small side-entry porch. The driveway extends past the house on the east side creating a small hammer-head. Due to the slope of the property, a new retaining wall is located along the east property line at the side of the driveway. At the hammer-head, a small set of stairs will be used to access the rear yard. Please note, the new auto-court is approximately 4 feet off of the east side property line. The proposed HVAC equipment is located at the south (rear) of the house. The location of the pool equipment has not been indicated. A new patio is proposed at the rear of the house. It will tie the new house into the existing pool deck. A small outdoor kitchen is proposed at the rear of the patio. At the west (right) side of the house, a new spa has been indicated. While the spa deck ties into the existing pool deck, all of the appropriate setbacks have been maintained. Multiple trees are being removed as part of the project, including a 60” oak in the rear yard. The proposed plans do not indicate any new trees at this time. The ARB should discuss the future landscape intent. Ordinance Compliance: The swimming pool is an existing non-conforming structure that will not be modified as part of this project. 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 A suggests that the main mass of the house should be between 40% and 50% of the lot width. At 51 feet wide (33% 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 35 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 area be limited to 1 story and 16 feet in height. This recommendation has been met. Subsection D recommends rear wings located in the secondary building area be subordinate in height and clearly less than the main mass. The height should be no more than 30 feet and the depth should be less than the main mass. This recommendation has been met. December 12, 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. Section 2.72 A on page 101 recommends garages be set behind the façade of the main house mass. This proposed garage is located in a rear wing. This recommendation has been met. Lot Information Zoning: R-1(16)/LS-5 Lot Area: 40,080 SF Lot Width: 154.0’ Ordinance Allowable/Required Proposed Maximum Height 35’ 34.0’ Minimum Front Yard: 85’ 85’ Minimum Side Yard (Left): 15.4’ 29.0’ Minimum Side Yard (Right): 15.4’ 32.3’ Minimum Combined Side Yards: 38.5’ 61.3’ (25% of Mean Lot Width) Minimum Rear Yard: 33.4 (At closest point) >109’ (20% of Mean Lot Depth) Lot Coverage: 8,373 SF 5,239 SF (62.57% of Max) Address Lot Area Lot Coverage Ordinance Limit % max used 3600 W 64th Street 32,642 4,788 7,260 65.95% 3516 West 64th Street 33,401 3,391 7,377 45.97% 3508 West 64th Street 32,838 3,400 7,290 46.64% 3701 West 64th Street 30,211 4,901 6,880 71.24% 3617 West 64th Street 35,108 3,977 7,637 52.08% 3601 West 64th Street 42,496 3,046 8,721 34.93% 3515 West 64th Street 35,979 4,284 7,768 55.15% 3505 West 64th Street 23,906 4,282 5,847 73.24% 6444 Indian Lane 66,727 3,947 11,933 33.08% 6438 Indian Lane 36,407 4,527 7,832 57.80% 6430 Indian Lane 31,584 5,050 7,095 71.17% Average 55.20% 50% Increase 82.81% 3517 West 64th Street 40,080 5,239 8,373 62.57% Allowable Lot Coverage as 6,933 75.56% reduced by 150% Rule December 12, 2017