Architectural Review Board (ARB)

ARCHITECTURAL REVIEW BOARD AGENDA November 13, 2018 3:00 p.m. Pre-meeting to begin at 2:30 p.m. Approve Minutes of Last ARB Meeting #1 Chris & Stephanie Cooch Addition at rear of home 5630 High Drive #2 Gianni Hughes Replace door with window; add door 6457 Verona Road #3 Katherine & Bob Coughlin Addition at rear of home 2223 W. 63rd Street #4 Jeffery & Annie Anderson Two-story addition, two detached buildings; 3322 W. 68th Street new pool; covered walkway, mechanical yard, fence Continued from October 30th ARB mtg * 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 Chris & Stephanie Cooch 5630 High Drive The Cooches are proposing a new 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 proposed addition is located at the rear of the house adjacent to the existing swimming pool. It is a single story tall with a flat roof. All detailing, materials, and fenestration matches 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: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. #2 Gianni Hughes 6457 Verona Road Mr. Hughes is proposing to replace an existing door with a new window and add a new door 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: At the rear of the house, an existing door, portico, and adjacent window will be removed to allow for a new large picture window with flanking casement windows. The new window will also include small decorative shutters to match the rest of the house. At the side of the house, in the same area, a new door is proposed. The new door matches an existing door in the same area. 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 D on page 96 of the Design Guidelines provides specific recommendations regarding windows. This section recommends that shutters be sized proportionally to the window they serve. The proposed shutters are not proportional to the new window. Discussion is recommended. #3 Katherine & Bob Coughlin 2223 West 63rd Street The Coughlins are proposing a new 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 single story addition is located at the center of the main mass at the rear of the house. All siding, materials and detailing match the existing house. The fenestration of the existing house is a combination of double-hung and fixed windows some with Colonial muntins. The new addition includes a pair of casement windows and a fixed window with an elaborate muntin pattern that is unlike anything else on the house. Ordinance Compliance: There are no conflicts with 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 rear wings located in the secondary building area be limited to 2 stories, 30 feet in height, and be clearly less than the main mass. This recommendation has been met. Section 2.7.1 D on page 96 of the Design Guidelines provides specific recommendations regarding windows. This section recommends that windows be of a similar style that matches the architectural style of the house. `Discussion is recommended. Lot Information Zoning: R-1(10)/LS-1 Lot Area: 14,493 SF Lot Width: 111.0’ Ordinance Allowable/Required Proposed Maximum Height 35’ No Change Minimum Front Yard: 60’ (Platted) No Change Minimum Side Yard (Left): 10’ No Change Minimum Side Yard (Right): 10’ No Change Minimum Combined Side Yards: 27.75’ No Change (25% of Mean Lot Width) Minimum Rear Yard: 35.4’ (At Closest Point) 39.8’ (20% of Mean Lot Depth) Lot Coverage: 4,129 SF 2,428 SF (58.8% of Max) #4 Jeffery & Annie Anderson 3322 West 68th Street The Andersons are proposing a new 2-story addition to their existing home, a new 1-story detached garage, and a new pool with a 1-story pool house. This project was continued at the October 30th meeting. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The new 2-story addition extends out of the rear of the main mass. A portion of a small side wing is being modified to include a new side porch. The addition extends out of the rear of the house and effectively makes the side of the house 80 feet deep, most of which is 2-stories tall. An additional 24-foot-wide, 643 sq. ft., 2-car detached garage is located 10 feet behind the new rear wing and aligns with the face of the new wing. From the front of the house to the back of the detached garage, the side elevation is approximately 113 feet deep. The detached garage is connected to the main house with a covered walkway that is enclosed with a 6-foot tall privacy fence. A new mechanical yard is proposed at the rear of the detached garage. It will span the full width of the garage and be located at the minimum 10-foot rear setback line. It is enclosed by a new 6-foot tall privacy fence. Behind the new rear wing and detached garage is a new patio that includes a small 320 sq. ft. swimming pool and a 529 sq. ft. 1-story pool house. All of the proposed additions have materials, detailing, and fenestration to match the main house. The lot size and lot coverage has been verified by City staff since the October 30th meeting. The project adds on area to the main house and adds an additional 1,207 sq. ft. of detached accessory buildings and breezeway. The additions and new buildings raise the property lot coverage from 3,649 sq. ft. to 5,632 sq. ft.. 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 C recommends side wings located in the secondary building area be clearly shorter than the main mass, and limited to 2 stories and 30 feet in height. This recommendation has been met. Subsection D recommends rear wings located in the conditional building area be limited to 1 ½ stories, 24 feet tall and have eaves no higher than 12 feet. This recommendation has been met. Please note, the rear wing steps up. The taller portion is in the secondary building area. This section recommends rear wings in the secondary building area be limited to 2 stories, 30 feet in height, and be clearly less than the main mass. This portion of the rear wing is approximately 32 feet tall and matches the height of the main mass. Discussion is recommended. Subsection E recommends that accessory buildings located in the primary landscape area be limited to 1 story with 10 foot eaves and a maximum area of 720 sf. This section also recommends that the number of accessory buildings be limited to no more than 2 accessory buildings per lot. All of 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. The proposed lot coverage is 359 sq. ft. over what is recommended, therefore the recommendation has not been met. Discussion is recommended. Lot Information Zoning: R-1(16)/LS-5 Lot Area: 31,584 SF Lot Width: 154.00’ Ordinance Allowable/Required Proposed Maximum Height 35’ No Change Minimum Front Yard: 70’ (Platted) No Change Minimum Side Yard (Left): 15.4’ 28’ (Existing) Minimum Side Yard (Right): 15.4’ 35.5’ (Existing) Minimum Combined Side Yards: 38.5’ 63.5’ (Existing) (25% of Mean Lot Width) Minimum Rear Yard: 40.9’ (At Closest Point) 50’ (20% of Mean Lot Depth) Accessory Building Maximum Height 21.5’ (Garage) 24’ 19’ (Pool House) Accessory Building Minimum Side Yard: 40’ (Garage) 10’ 10.5’ (Pool House) Accessory Building Minimum Rear Yard: 16’ (Garage) 10’ 32.5’ (Pool House) Lot Coverage: 7,069 SF 5,632 sf (79.67% of Max) Address Lot Area Existing Lot Coverage LC by Ordinance % max used 3322 W 68th St 31,414 3,649 7,069 51.62% 3308 W 68th St 20,636 3,135 5,278 59.39% 3316 W 68th St 25,960 3,965 6,191 64.04% 3317 W 68th St 27,832 2,397 6,498 36.89% 3325 W 68th St 29,232 1,809 6,724 26.90% 3408 W 68th St 26,489 3,472 6,279 55.30% 3309 Tomahawk Rd 22,895 2,695 5,674 47.50% 3317 Tomahawk Rd 24,090 2,608 5,878 44.37% 3401 Tomahawk Rd 21,532 3,348 5,437 61.58% Average 49.73% 50% Increase 74.60% 3322 W 68th St 31,414 7,069 Allowable Lot Coverage as PROPOSED 5,632 5,273 106.80% reduced by 150% Rule