Architectural Review Board (ARB)

ARCHITECTURAL REVIEW BOARD AGENDA July 21, 2020 3:00 p.m. Pre-meeting to begin at 2:15 p.m. #1 Katherine & Bob Coughlin Changes to previously approved project 2223 W. 63rd Street Continued from July 7th ARB mtg #2 Ryan & Lindsay Sullivan Pool house addition 6610 Wenonga Terrace CONT’D TO AUG 4TH ARB Continued from June 23rd ARB mtg #3 William & Natalie Busch Changes to previously approved project 5601 High Drive #4 Steven & Lisa Glassman New screened porch 6504 Sagamore Road #5 Nick & Lynn Douthat * Enclose screened porch; addition to porch 5839 Brookbank Lane #6 Chad & Angie Lucas New residence 3316 W 69th Street CONT’D TO AUG 18TH ARB Continued from June 23rd ARB mtg #7 Joe & Jeanne Brandmeyer New residence 6600 Wenonga Road CONT’D TO AUG 4TH ARB 15 MINUTE BREAK FOR ARB TO VIEW WINDOWS #8 Seth & Lyndsay Henson Changes to previously approved project 2609 W 70th 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 Katherine & Bob Coughlin 2223 West 63rd Street The Coughlins are returning to the ARB with changes to their previously approved project. This project was continued at the June 9th, 23rd and July 7th ARB meetings so the a revised design could be presented. At the July 7th meeting, the ARB requested that the Coughlins install two muntin bars in the garage pedestrian door and mock-up a horizontal muntin bar in the rear clear- view windows. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: In lieu of traditional drawings, the Coughlins have provided photographs of the house as it stands today. They recently failed their final inspection. Most of the issues were related to errors on the original drawings that indicated windows being replaced that were not in the project scope. At the west side of the new addition, two windows were omitted from the project scope. Similarly the pedestrian door to the garage was not replaced. At the rear of the house, a double-hung window was installed in lieu of a casement window and two pairs of clear-view picture windows were installed in lieu of double-hung windows. The siding at a small bay windows was not installed, instead wood trim covers the bay. At the right side of the house, several windows, that were not replaced, were misrepresented on the architectural drawings. The triple double-hung window that was installed, matches the approved drawings. 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. July 21, 2020 #2 Ryan & Lindsay Sullivan 6610 Wenonga Terrace The Sullivans are proposing an addition to their existing detached pool house. This project was continued at the June 23rd ARB meeting so the project could be redesigned to eliminate the Design Guideline issues. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The Sullivans’ existing pool house includes a terrace at the north side. They are proposing to extend the pool house over this terrace. The existing stone terrace wall will remain. All materials, detailing and fenestration matches the existing pool house. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Design Guideline Review: Section 2.4 on pages 64 through 67 of the Design Guidelines provides specific recommendations for the Neighborhood Estates character area. Subsection E suggest that detached accessory buildings, located in the primary landscape area, be limited to 1 story with 10 foot eaves. As proposed, the eave height of the new addition is 13.6 feet. Discussion is recommended. Section 2.3 A on page 107 of the Design Guidelines recommends LS-4 lots maintain a minimum greenspace of 65%. As designed, the property will have 48.4% greenspace. Discussion is recommended. Lot Information Zoning: R-1(20)/LS-4 Lot Area: 28,188 SF Lot Width: 124.67’ Ordinance Allowable/Required by Ord Proposed Detached Accessory Building Maximum Height: 24’ 20.5’ (At neighbor’s side) Detached Accessory Building Minimum Side Yard: 10’ 10’ Detached Accessory Building Maximum Area: 720SF (By DG) 541 SF Minimum Greenspace: 65% (18,322 SF) 13,656 SF (48.4%) July 21, 2020 #3 William & Natalie Busch 5601 High Drive The Busches are returning to the ARB with additions/changes to their previously approved project. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: Intersection Green Summary of Project: At the front of the house, the existing stucco panels in the two-story bay window will be replaced with wood panels. The “gingerbread” fascia board at the front gable will be replaced with flat trim. On the east side of the house, the Busches are proposing to replace an existing glass block window with a double casement window to match the rest of the house. At the north side of the house, a light fixture is proposed over an existing door. Ordinance Compliance: There are no conflicts with City 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(25)/LS-4 Lot Area: 29,653 SF Lot Width: 227’ Ordinance Allowable/Required by Ord Proposed Maximum Height: 35’ No Change Minimum Front Yard: No Change Minimum Side Yard (Left): 34’ 55’ Minimum Side Yard (Right): 34’ 21.7’ Minimum Rear Yard: (30%) 36’’ 36.9’ Minimum Greenspace: 65% 68.2% Existing Lot Address Lot Area LC by Ordinance % max used Coverage 5601 High Dr 29,653 2,905 6,791 42.78% 2031 W 56th St 17,020 1,627 4,617 35.24% 5600 Pembroke Ln 19,901 3,032 5,147 58.91% 5620 Pembroke Ln 23,718 2,341 5,815 40.26% Average 44.30% 50% Increase 66.44% 5601 High Drive 29,653 Proposed = 2,995 6,791 44.10% Recommended Lot Coverage as reduced by 150% Rule 4,511 66.39% July 21, 2020 #4 Steven & Lisa Glassman 6504 Sagamore Rd The Glassmans are proposing a new screened porch at the front of the left side wing. Summary of Property: • Character Area: Traditional Neighborhood • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed porch is located at the front of the left side wing. A new roof structure will tie into an existing covered open porch and the whole structure will be enclosed with screens. The walls will be built upon existing seat walls. The new roof is flat and will include a decorative balcony around the perimeter. 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(25)/LS-4 Lot Area: 29,653 SF Lot Width: 227’ Ordinance Allowable/Required by Ord Proposed Maximum Height: 35’ No Change Minimum Front Yard: No Change Minimum Side Yard (Left): 34’ 55’ Minimum Side Yard (Right): 34’ 21.7’ Minimum Rear Yard: (30%) 36’’ 36.9’ Minimum Greenspace: 65% 68.2% Existing Lot Address Lot Area LC by Ordinance % max used Coverage 5601 High Dr 29,653 2,905 6,791 42.78% 2031 W 56th St 17,020 1,627 4,617 35.24% 5600 Pembroke Ln 19,901 3,032 5,147 58.91% 5620 Pembroke Ln 23,718 2,341 5,815 40.26% Average 44.30% 50% Increase 66.44% 5601 High Drive 29,653 Proposed = 2,995 6,791 44.10% Recommended Lot Coverage as reduced by 150% Rule 4,511 66.39% July 21, 2020 #5 Nick & Lynn Douthat * 5839 Brookbank Line The Douthats are proposing to enclose their existing screen porch and add an addition to the rear of the porch. An existing stone patio and walkway will be replaced as part of the project. Summary of Property: • Character Area: Countryside Estates • Location of Common Green Space: Front • Any Special Frontages: Hillside Frontage Summary of Project: The existing screened porch is located on the south side of the house. The walls will be replaced with new stone knee walls and casement windows. The exposed timber structure and second floor will remain. The new addition is located at the end of the existing porch and will be constructed to match. The new addition has a low slope roof to avoid an existing second floor bay window. The new patio replaces an existing stone patio in the same location. The stone retaining walls around the patio will be repaired, but will remain in the same locations. Ordinance Compliance: The project is in violation of Code Section 5-121.A that requires the rear yard setback for LS-6 lots to be 30% of the lot depth. The new addition is located 23.7’ off the rear property line and requires a 20’ variance. The project is also in violation of Code Section 5-121.D that requires patios, on lots over 16,000 SF to be a minimum of 20 feet from the side or rear property line. However, Code Section 5-128.C.1 allows the replacement of certain existing nonconforming structures without a variance from the Board of Zoning Appeals. A variance is not 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(20)/LS-6 Lot Area: 60,520 SF Lot Width: 320.9’ Ordinance Allowable/Required by Ord Proposed Maximum Height: 35’ No Change Minimum Front Yard: 95’ No Change Minimum Side Yard (Left): 15%=48.1’ No Change Minimum Side Yard (Right): 15%=48.1’ > 116’ Minimum Rear Yard: (30%) 41.4’ (At closest point) 23.6’ Minimum Greenspace: 70% (42.364 SF) 51,354 (84.85%) * A variance is required. July 21, 2020 #6 Chad & Angie Lucas 3316 West 69th Street The Lucases are proposing a new 2-story home with a 3,106 sq. ft. footprint. The footprint consists of 2,160 sq. ft. of first floor space, an 852 sq. ft. 3-car garage, and 94 sq. ft. of covered porches. An additional 2,548 sq. ft. are proposed on the second floor. The project includes a rear terrace with a trellis. The proposed project is a substantial construction matter and was noticed as such. This project has not completed its PRP review and should be continued to a future meeting date. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: Edge Summary of Project: The main mass of the house is two stories with a strong central vertical mass. The main mass has no side wings, but does possess a sizable rear wing. The rear wing spans the full width of the house. The garage is located at the rear of the house in a compound wing. The house is sided primarily with stucco, with the exception of the front porch which is clad in limestone. The new first floor elevation is approximately one-foot higher than the previous house. The main floor sits approximately one-foot higher than the home to the right and approximately 6 inches lower than the home to the left. The main ridge is approximately 8 feet higher than the home to the right and approximately 6 feet higher than the home to the left. The main eave sits significantly higher than the adjacent houses. Windows are a combination of fixed and casements, all with minimal muntin bars. At the front of the house, windows stack from the first to second floor. The window is much less formal at the sides and rear. All of the windows have minimal trim. The roof is a composition shingle with most having an 11/12 pitch. A low-slope, standing-seam roof has been proposed at the front entry and the front dormers. A concrete driveway is proposed at 10 feet wide at the entrance and gradually widens as in nears the house. A significant turnaround is proposed at the rear of the drive. The AC units and generator are proposed at the rear of the house. No enclosure, other than topography, is proposed. 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 main mass of the house should be between 40% and 50% of the lot width. At 49 feet wide (49%), the main mass meets this recommendation. This section goes on to suggest that the depth of the main mass should be 25% of the lot width. At 31 feet deep, the main mass is approximately 6 feet deeper than recommended. Subsection D suggests that rear wings located in the primary or secondary building areas can be up to 2 stories and 30 feet tall providing that their height is less than the main mass. This recommendation has been met. This section goes on to suggest that rear wings located in the conditional building area can be up to 1 ½ stories with 12 foot eaves and a ridge no higher than 24 feet. This recommendation has been met. July 21, 2020 Section 2.6.3 D on page 87 provides specific recommendations for lots with Edge frontages. This section suggests that landscape be more rustic. A landscape plan has not yet been presented. This section goes on to suggest that driveways conform to the natural terrain and be as narrow as possible. This recommendation has 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. Section 2.7.2 A on page 101 recommends garages be set behind the façade of the main house mass. This recommendation has been met. Additions to the Design Guidelines, adopted on March 9, 2020, recommend that LS-3 properties have a minimum of 65% greenspace. As proposed, 71.4% greenspace has been provided. This recommendation has been met. PRP Recommendation: The Professional Review Panel has not yet completed their review. Lot Information Zoning: R-1(20)/LS-3 Lot Area: 22,126 SF Lot Width: 100’ Ordinance Allowable/Required by Ord Proposed Maximum Height: 35’ 35’ Minimum Front Yard: 85’ 85’ Minimum Side Yard (Left): 10’ 28.5’ Minimum Side Yard (Right): 10’ 20.88’ Combined Side Yards: (30%) 30’ 49.38’ Minimum Rear Yard: (20%) 42’ (At closest point) 42’ Minimum Greenspace: 65% (14,382 SF) 15,432 SF (71.4%) Existing Lot Address Lot Area LC by Ordinance % max used Coverage 3316 West 69th Street 22,126 2,191 5,541 39.55% 3416 West 69th Street 21,687 2,593 5,464 47.46% 3408 West 69th Street 21,074 3,000 5,356 56.01% 3400 West 69th Street 21,663 2,711 5,460 49.65% 3308 West 69th Street 21,006 2,332 5,344 43.64% 3300 West 69th Street 20,125 2,772 5,187 53.44% 3224 West 69th Street 19,648 3,938 5,102 77.19% Average 52.42% 50% Increase 78.63% 3316 West 69th Street 22,126 Proposed: 3,106 5,541 56.06% Recommended Lot Coverage as reduced by 150% Rule: 4,356 71.30% July 21, 2020 #7 Joe & Jeanne Brandmeyer 6600 Wenonga Road The Brandmeyers are proposing a new 2-story home with a 4,743 sq. ft. footprint. The footprint consists of 3,492 sq. ft. of first floor space, a 995 sq. ft. 3-car garage, and 256 sq. ft. of covered porches. An additional 2,717 sq. ft. are proposed on the second floor. 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 main mass of the house is two stories with a strong central vertical mass. The main mass is flanked on both sides by 1 ½ story side wings. The house is sided primarily with stone. The main mass employs cut stone veneer while the wings have a rubble veneer. The new first floor elevation is similar to the previous house. The main floor sits approximately even with the home to the right and approximately 3 feet lower than the home to the left. The main ridge is approximately 4.6 feet higher than the home to the right and approximately 2.3 feet higher than the home to the left. Windows are a combination of fixed and casements, all with minimal muntin bars. At the front of the house, windows stack from the first to second floor. The window remains formal on the sides and rear of the house. The roof has slate shingles with most having a 15/12 pitch. Nearly every main ridge is capped with a flat roof area. The smaller dormers have copper barrel roofs. A large skylight is proposed at the center of the house. A concrete driveway is proposed at 12 feet wide at the entrance and stays nearly the same width throughout. The AC unit is located on the southwest side of the house. No enclosure, other than topography, is proposed. 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 main mass of the house should be between 40% and 50% of the lot width. At 35 feet wide (27%), the main mass is narrower than recommend. This section goes on to suggest that the depth of the main mass should be 25% of the lot width not to exceed 25 feet. The nature of the side wing relationships hides the depth of the main mass. Roof forms would suggest that the depth is approximately 30 feet deep which is less than 25% of the lot width but deeper than the recommended 25 feet. Discussion is recommended. Subsection D suggests that rear wings located in the primary or secondary building areas can be up to 2 stories and 30 feet tall providing that their height is less than the main mass. This recommendation has been met. This section goes on to suggest that rear wings should have a width clearly less than the main mass and should not exceed 50% of the main mass width. The rear wing presents itself having a large central rear wing that is slightly smaller than the main mass. This wing is flanked on both sides by additional sides/wings. Discussion is recommended. July 21, 2020 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. Section 2.7.1 F on page 99 through 100 provides recommendations concerning massing aberrations. As proposed, the house has blocky proportions that have been disguised by the layout and roof forms. Discussion is recommended. Section 2.7.2 A on page 101 recommends garages be set behind the façade of the main house mass. This recommendation has been met. Section 2.7.2.B on page 102 recommends drives to be no more than 12 feet wide at the front property line. This recommendation has been met. Section 2.7.3.A on page 106 recommends that LS-4 properties have a minimum of 65% greenspace. This recommendation has been met. Section 2.6.4.A on page 89 discourages overbuilding by suggesting that homes avoid reaching more than 2 minimum/maximum setbacks or limits. As proposed, the house touches the maximum height, comes within inches of the left side and rear setbacks, and nearly at the maximum for both lot coverage and greenspace. Discussion is recommended. PRP Recommendation: See the attached Professional Review Panel recommendation. Lot Information Zoning: R-1(20)/LS-4 Lot Area: 27,751 Lot Width: 129’ Ordinance Allowable/Required by Ord Proposed Maximum Height: 35’ 34’ Minimum Front Yard: 75’ 75’ Minimum Side Yard (Left): 15% = 19.4’ 20.5’ Minimum Side Yard (Right): 15% = 19.4’ 20.1’ Minimum Rear Yard: (30%) 64’ (At closest point) 65.5’ Minimum Greenspace: 65% (18,038 SF) 18,286 SF = 66.7% Existing Lot Address Lot Area LC by Ordinance % max used Coverage 6600 Wenonga Rd 27,751 2,597 6,485 40.05% 6632 Wenonga Rd 40,903 4,788 8,492 56.38% 6550 Wenonga Rd 23,612 3,901 5,797 67.30% 6548 Wenonga Rd 24,751 2,877 5,989 48.03% 6549 Wenonga Rd 35,390 3,724 7,679 48.49% 6551 Wenonga Rd 25,249 3,428 6,073 56.45% 6601 Wenonga Rd 32,377 2,415 7,219 33.45% Average 50.02% 50% Increase 75.03% 6600 Wenonga Rd 27,751 Proposed: 4,743 6,485 72.72% Recommended Lot Coverage as reduced by 150% Rule: 4,866 97.0% July 21, 2020 #8 Seth & Lyndsay Henson 2609 West 70th Street The Hensons 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 City Architect recently failed the Henson’s final inspection due to several discrepancies between the approved plans and the project as built. A side dormer window was originally approved as a pair of casement windows and a single casement was installed. Five windows at the rear of the house were supposed to all have transoms. Transoms were installed only at the middle three. The windows installed on either side of the fireplace are larger than previously approved. The secondary rear entrance was installed with glass doors rather than solid and a new window was added. Photo documentation of the as-built conditions has been provided for ARB review. At the January 7th ARB meeting, the board required that all of the home’s windows be replaced with true simulated divided light windows with clear glass. The Hensons are proposing alternative ways to modify the existing windows to add muntin bars. 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. July 21, 2020