Architectural Review Board (ARB)

ARCHITECTURAL REVIEW BOARD AGENDA November 27, 2018 3:00 p.m. Pre-meeting to begin at 2:30 p.m. Approve Minutes of Last ARB Meeting #1 CONSENT AGENDA A. Drake & Patricia Vidrine – 2111 W. 70th Terrace Changes to previously approved project B. Bill & Susan Popplewell – 6431 Wenonga Road Changes to previously approved project C. Neil & Amy Atha – 3716 W. 65th Street Changes to previously approved detached garage D. KCPL – Colonial Court Changes to previously approved project #2 Megan & Eric Edwards Modifications to site work 6610 Indian Lane #3 Todd & Sandra Morgan CONT’D TO JANUARY 8TH New house & swimming pool 2921 W. 69th Street #4 ARB Resolution – City Administrator Approve Certain Exterior Work * 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. Drake & Patricia Vidrine 2111 West 70th Terrace The Vidrines 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 Vidrines have elected to omit all previously approved window shutters. 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 27, 2017 B. Popplewell Residence 6431 Wenonga Road The Popplewells are returning to the ARB with changes to their previously approved project. The proposed project is a substantial construction matter and was noticed as such. Summary of Property: • Character Area: Countryside Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The Popplewells are proposing to raise the main ridge of the house from 34.4 feet to 34.7 feet. This is an increase of approximately 4 inches. 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(E1)/LS-6 Lot Area: 56,487 SF Mean Lot Width: 185.0’ Ordinance Allowable/Required Proposed Maximum Height 35’ 34.4’ 34.7’ Minimum Front Yard: 130’ (Average of Adjacent) 140’ Minimum Side Yard (Left): 18.5’ 18.5’ Minimum Side Yard (Right): 18.5’ 39.2’ Minimum Combined Side Yards: 46.3’ 57.7’ (25% of Mean Lot Width) Minimum Rear Yard: 58.4’ (At closest point) 80.0’ (20% of Mean Lot Depth) Lot Coverage: 7,529 SF 6,767 SF (89.9% of Max) November 27, 2017 C. Neil & Amy Atha 3716 West 65th Street The Athas are returning to the ARB with changes to the location of their previously approved detached garage. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The Athas are proposing to relocate their previously approved detached garage 18 inches further into the rear yard. 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 27, 2017 D. KCPL Colonial Court KCPL is returning to the ARB with revisions to their project near Colonial court. Summary of Project: The box was originally approved to be located on the Lockton’s property. When the box was installed, it was installed in the City right-of-way in lieu of the approved locations. KCPL is requesting that the location in the right-of-way be approved. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Design Guideline Review: Design Guidelines do not apply to this type of project. November 27, 2017 #2 Megan & Eric Edwards 6610 Indian Lane The Edwards are returning to the ARB with modifications to the site work associated with 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 approved rear addition, included a new patio structure with a retaining wall. The design of the retaining wall has been modified from the original design. Similarly, a new patio and walk have been added at the rear of the left side wing. No dimensions have been provided for these new structures. Clarification is required to determine if a variance is required. At the rear yard, most of the existing retaining walls are being removed and replaced with new walls in a new configuration. In the front yard, the front walkway has been reconfigured to include raised planters in addition to the previously approved courtyard walls. These walls have not been dimensioned, nor have their heights been indicated. Clarification is required to determine if a variance is required. Two trees will be removed that were not previously indicated. An Osage orange in the rear yard and a magnolia in the front. Ordinance Compliance: The drawings lack many critical dimensions. Variances may be required. Design Guideline Review: There are no conflicts between the proposed project and the City of Mission Hills Design Guidelines. November 27, 2017  Lot Information Zoning: R-1(E1)/LS-6 Lot Area: 49,305 SF Lot Width: 105.0’ Ordinance Allowable/Required Proposed Maximum Height 35’ No Change Minimum Front Yard: 45’ (Platted) No Change Minimum Side Yard (Left): 10’ 10’ (Existing) Minimum Side Yard (Right): 10’ 16’ (Existing) Minimum Combined Side Yards: 26.25’ 26.0’ (Existing) (25% of Mean Lot Width) Minimum Rear Yard: 28’ (At closest point) 25.0’ (20% of Mean Lot Depth) Lot Coverage: 4,274 SF 3,496 SF (81.8% of Max) Address Lot Area Lot Coverage Formula % max used 2710 West 68th Street 15,230 3,062 4,274 71.65% 2700 West 68th Street 18,445 3,601 4,882 73.76% 2701 West 68th Street 17,125 3,350 4,637 72.25% 2711 West 68th Street 15,112 2,853 4,251 67.12% 2720 West 68th Street 15,619 3,335 4,349 76.68% 2721 West 68th Street 15,382 2,857 4,303 66.39% 2800 West 68th Street 14,718 2,912 4,173 69.77% 2701 West 67th Terrace 18,992 3,046 4,983 61.13% 2711 West 67th Terrace 16,756 2,588 4,567 56.67% Average 68.38% 50% Increase 100.00% 2710 W 66th Terrace 15,230 3,496 4,274 81.80% Allowable Lot Coverage as 4,274 81.80% reduced by 150% Rule November 27, 2017 #3 Todd & Sandra Morgan 2921 West 69th Street The Morgans are proposing a new 8,536 sq. ft. home with a 5,715 sq. ft. footprint. 3,955 sq. ft. are proposed at the first floor living area, with another 2,192 sq. ft. on the second floor. An additional 860 sq. ft. are in the 3-car garage. The remaining 958 sq. ft. accommodate the various porches. The project includes a circle driveway and a new pool. The proposed project is a substantial construction matter and was noticed as such. The Morgans have requested to be continued to the January 8, 2019. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The house is one story with dormers at the central mass. There is a single front wing and significant rear/side wings. The bulk of the house sits within the primary building area with the exception of a screened porch on the right side and a small wing on the left. The proposed house is 12.77 feet taller than the previous home and is 7.57 feet taller than the house to the east. The house is sided in stone with wood accents. The dormers and portions of the rear and west side of the house are sided with horizontal wood siding. All windows are fixed or double-hung - all with similar style muntin bars. Selected windows include wood shutters that are proportional to the window opening. At the front of the house, windows stack from the first to second floor. The window arrangement becomes less formal at the sides and rear. The roof is primarily wood shingles with a large area of flat roof at the rear of the house. A variety of roof pitches have been used. The main mass is mostly 9/12 while the major wings are 12/12. The front and side porches have integral roof structures supported on columns. The front porch includes a simple arch over the front door that is an extension of the main roof. A small courtyard is proposed at the main entry. The front wall of the courtyard aligns with the front wall of the front wing. The walls are stone to match the house with pilasters at the front walkway. A utility yard is proposed at the north side of the east wing. It is similar in construction to the front courtyard wall and will feature an iron gate. The utility courtyard will contain three air conditioning units. Another unidentified pad is shown outside of the utility yard. Clarification is required. The new pool is located in the center of the rear yard. A simple patio encircles the pool and a fence is shown close to the pool deck. No further information has been provided. Clarification is required. November 27, 2017 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 A suggests that the width of the main mass of the house should be between 40% and 50% of the lot width, with a height not to exceed 35 feet. These recommendations have been met. This section goes on to suggest that the depth of the main mass be between 25 feet and 25% of the lot width, 33.75 feet for this lot. The depth of the main mass gets somewhat lost with the extensive wings and flat roof area but appears to be more than 50 feet. Discussion is recommended. Subsection B suggests front wings be limited to a width clearly less than the main mass, a depth not greater than the main mass, a height of 1.5 stories but less than the main mass, be located at the front building line, and be limited to no more than two. These recommendations have been met. Section 2.7.2 F provides recommendations concerning massing aberrations. While the main mass is well defined at the front, at the sides and rear it starts to become lost behind large wings and areas of flat roof. Discussion is recommended. Additional three-dimensional views of the rear and sides would be helpful to understand the project. Subsection C recommends side wings located in the secondary building area be limited to two stories and 30 feet in height and clearly lower than the main mass. As proposed, a left side wing extends into the conditional building area and meets these recommendations. Subsection C recommends side wings located in the conditional building area be limited to 1.5 stories and 24 feet in height with 12 foot eaves. As proposed, the screened porch extends into the conditional building area and meets these recommendations. Subsection D allows rear wings, located within the primary building area, to have an unlimited depth with a width not to exceed 50% of the main mass width. These recommendations have been met. The section goes on to suggest that if multiple rear wings are proposed, the spacing between the wings should be no less than the eave height of the taller wing. This recommendation has been met. Subsection F states that dormers located in the primary building area may have any orientation. All proposed dormers are within the primary building area. Subsection G recommends circle driveways should have an inner green space no less than 80 feet wide and 40 feet deep. The existing non-compliant driveway is to remain. November 27, 2017 Section 2.72 A on page 101 recommends garages be set behind the façade of the main house mass. The proposed design does not meet this recommendation. Discussion is recommended. Lot Information Zoning: R-1(20)/LS-5 Lot Area: 33,631 SF Lot Width: 135.00’ Ordinance Allowable/Required Proposed Maximum Height 35’ 33.26’ Minimum Front Yard: 65.0’ (Platted) 65.0’ Minimum Side Yard (Left): 13.5’ 20.25’ Minimum Side Yard (Right): 13.5’ 20.9’ Minimum Combined Side Yards: 33.75’ 41.15’ (25% of Mean Lot Width) Minimum Rear Yard: 43.76 (At closest point) 84.25’ (20% of Mean Lot Depth) Lot Coverage: 7,412 SF 5,715 SF (77.1% of Max) Address Lot Area Lot Coverage Formula % max used 2921 W 69th St 33,631 3,729 7,412 50.3% 2911 W 69th St 28,557 2,905 6,615 43.9% 2901 W 69th St 28,407 3,196 6,591 48.5% 2910 W 69th St 15,310 3,701 4,289 86.3% 2920 W 69th St 15,127 3,194 4,254 75.1% 3000 W 69th St 16,347 3,544 4,489 78.9% 3010 W 69th St 18,864 3,682 4,959 74.2% Average 65.3% 50% Increase 98.0% 2921 West 69th Street 33,631 5,715 7,412 77.1% Allowable Lot Coverage as 7,263 78.7% reduced by 150% Rule November 27, 2017 #4 ARB Resolution The Resolution revises the list of items that the ARB has given the City Administrator authority to approve. The major changes made are: • Adding the horizontal fence style • Adding small dish antennas • Revising the generator requirements to state that the decibel level must be in compliance with City ordinance November 27, 2017