Architectural Review Board (ARB)

ARCHITECTURAL REVIEW BOARD AGENDA December 14, 2021 3:00 p.m. Pre-meeting to begin at 2:15 p.m. #1 Consent Agenda A. Chris & Kristine Schoemann – 6536 High Dr Replacing A/C #2 JL Real Estate New front porch / Window changes / New rear patio 6521 Mission Road / New front walkway #3 Andy & Toma Wolff Window replacements 2200 Tomahawk Road #4 Kyle & Karina Ginavan *† House remodel / New pool 2600 West 68th St #5 Martha & John Kaiser *† Replace existing patio / New pool 6417 Willow Lane *Variance required. † Substantial Construction 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. Chris & Kristine Schoemann 6536 High Drive The Schoemanns replaced their non-conforming A/C unit in an emergency situation. Summary of Property: • Character Area: Traditional Neighborhood • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The A/C unit was replaced in its existing location. Ordinance Compliance: The project is in violation of City Code Section 5-120.C which requires accessory structures to have a minimum side yard setback of 10 feet. The proposed A/C unit sits 23 inches from the side property line. However, Code Section 5-128.C.1. allows for the replacement of non-conforming structures without a variance from the Board of Zoning Appeals. Design Guideline Review: There are no conflicts between the proposed project and the City of Mission Hills Design Guidelines. December 14, 2021 #2 JL Real Estate 6521 Mission Road JL Real Estate is proposing a new covered front porch, replacement of all windows, new rear patio, and new front walkway on their existing property. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Lot Coverage of roofed structures: Existing house and covered porch: 2,988 sf Proposed Covered Porch: 45 sf Total lot coverage: 3,033 sf Summary of Project: The proposed porch is a new open gable structure that ties into the existing covered porch. The existing front porch columns will be replaced with new columns with stone bases. The existing front brick patio will be removed as part of the project. The rear patio is a simple rectangular concrete slab. The proposed windows are a variety of sizes and styles. Most of the windows have prairie style muntins while others are clear view. Please note that none of the windows are indicated as operable and the elevations do not match the renderings. Clarifications are required. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Greenspace Review: Lot area: 20,376 sf House Footprint: 3,033 sf Driveway/walkways: 2,262 sf Proposed Patio: 1,040 sf Remaining Greenspace: 14.041 sf 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-3 Lot Area: 20,376 sf Ordinance Allowable/Required by Ord Proposed Maximum Lot Coverage: 5,232 sf 3,033 sf Minimum Greenspace: 65% = 13,242 sf 14,041 sf = 68.9% Drainage Study Required if any answer below is “Yes” Yes/No Is the project adding 1,000 sq. ft. or more of impervious surface? No Will the project cause the greenspace to be less than recommended by the Design No Guidelines? Has there been a documented drainage complaint against the property? No December 14, 2021 #3 Andy & Toma Wolff 2200 Tomahawk Raod The Wolffs are proposing to replace selected windows in their home. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed windows are the same size and the existing but do not include muntins. All proposed windows are clear view. 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 for windows and doors. This section suggests that muntins should match the given style of the house, be real of simulated divided lights, and should have the same pattern and proportions. Several existing windows are already clear view. With this change, nearly all the windows will be clear view. The owners are proposing to replace the windows that have muntins with ones that have snap-in muntins. December 14, 2021 #4 Kyle & Karina Ginavan *† 2600 West 68th Street The Ginavans are proposing a whole house remodel that includes a new front driveway, new rear covered porch, outdoor kitchen, rear balcony and a new pool. The project also includes various cosmetic modifications to the existing house. The pool, outdoor kitchen and the covered porch are all considered outdoor recreation areas which are substantial construction matters as defined by Code Section 5-103.122. The project was noticed as such. This project was continued at the November 9, 2021, ARB meeting to allow for further design development. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Lot Coverage of roofed structures: House Footprint: 3,681 sf Covered Patio: 762 sf Total lot coverage: 4,443 sf Summary of Project: The existing direct driveway will be removed and replaced with a new direct drive that is significantly wider. A new walkway will connect the driveway to the front door, similar to the existing walkway. The new covered porch spans the majority of the rear of the house, with a gabled portion extending into the rear yard. The gabled portion is a post and beam system that is partially enclosed. The remaining rear porch has a flat roof with a second-floor roof deck. A new stair connects the roof deck to a rear patio. The railings for the terrace and stair are not specified. The new outdoor kitchen is housed within the rear porch. Two grills are housed within the porch, one of which is contained within a chimney structure. The second, a gas grill, does not have clear venting capabilities. The pool is located behind the new rear porch and is connected to an existing rear wing by a small concrete pad. The rest of the pool does not have a deck around it. The pool equipment is not indicated on the plan. Clarification is required. Cosmetic modifications include: A new standing seam metal roof at the front entry. Various new windows throughout the house. New shutters on multiple windows on all sides of the house. New portico roof at all rear wing stoops. Various cedar trim throughout the house. Ordinance Compliance: The project is violation of Code Section 5-120 D which requires outdoor recreation facilities, located on LS-1 lots, to have a minimum side yard setback of 15 feet. The proposed porch is set 13 feet from the side property line. A variance of 2 feet is required. The project is in violation of Code Section 5-123 which sets the maximum lot coverage. For this lot a maximum lot coverage of 4,299 sq. ft. is allowed, and 4,443 sq. ft. is proposed. A variance of 144 sq. ft. is required. * Multiple variances are required. December 14, 2021 Greenspace Review: Lot area: 15,358 sf House Footprint: 4,443 sf Driveway/walkways: 1,000 sf Pool/Patios: 719 sf Remaining Greenspace: 9,196 sf Design Guideline Review: Section 2.5 on pages 72 through 75 of the Design Guidelines provides specific recommendations for the Suburban character area. Subsection D suggests that rear wings located in the conditional building area should have a height not to exceed 1 story and 16 feet. The depth should not exceed 24 feet. No more than 1 wing should encroach into the conditional building area. While the first floor portion of the rear wing is existing, the second floor addition does not meeting the recommendations. Not only is it a second floor, its eave heights are in excess of 18 feet, which is taller than the entire recommended height. Had the second floor be held back to the secondary building area, it would still be in violation since it is taller than 1 ½ stories and 24 feet. Subsection G suggests that driveways occupy as little of the Primary Landscape Area as possible and recommends that a side setback be provided no less 8% of the lot width. The ARB typically waves this recommendation for lots narrower than 140 feet. Discussion is recommended. Subsection H allows for compound wings where a secondary wing is attached to a primary wing. The primary wing should follow all the requirements stated above and the secondary wing should be clearly subordinate to the primary wing. 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 not 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. This home is an existing non-conforming use. Section 2.7.1 B on page 94 suggests that the number of different roof pitches should be limited to two. The new covered porch uses a roof slope that is different from the main house. Section 2.7.1 D on page 96 recommends that all window muntins on the home be the same pattern and proportion, with few exceptions. 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 not been met. Section 2.7.3.A on page 106 recommends that LS-1 and 2 properties have a greenspace no less than 60% of the lot area. This recommendation has not been met. December 14, 2021  Lot Information Zoning: R-1(20)/LS-1 Lot Area: 15,358 sf Lot Width: 100.00 Ordinance/Design Guideline Allowable/Required Provided Maximum Height: 35’ No Change Minimum Side Yard (Left): 10’ 20’ (existing) Minimum Side Yard (Right): 10’ 11’ (existing) Minimum Combined Side Yards: 25% = 25’ 31’ (existing) Minimum Rear Yard: (At closest point) 20% = 30.6’ 31.3’ (existing) Patio/Pool Minimum Side Yard: 15’ 13’ Patio/Pool Minimum Rear Yard: 15’ 31’ Maximum Lot Coverage: 4,299 sf 4,443 sf Minimum Greenspace: 60% = 9,214 sf 8,771 = 57.1% Drainage Study Required if any answer below is “Yes” Yes/No Is the project adding 1,000 sq. ft. or more of impervious surface? No Will the project cause the greenspace to be less than recommended by the Design Yes Guidelines? Will the project cause the greenspace to be within 3% of what is recommended by the Yes Design Guidelines? Have previous projects added more than 1,000 sq. ft. over the last 10 years? N/A Existing Lot LC by Address Lot Area % max used Coverage Ordinance 2600 W 68th St 15,358 3,812 4,299 88.68% 2601 W 68th St 21,064 4,772 5,354 89.12% 2517 W 68th St 22,108 2,745 5,537 49.57% 6724 Overhill Rd 18,662 2,649 4,922 53.82% Average 70.30% 50% Increase 100.00% Allowable LC reduced by 150% 4,299 Rule = December 14, 2021 #5 Martha & John Kaiser *† 6417 Willow Lane The Kaisers are proposing to replace and expand their existing patio and install a swimming pool. 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 Kaisers are proposing to replace their existing concrete patio with a new concrete patio and install a new pool at the east end. A new water feature is proposed at the back side of the pool which consists of a 16” tall stucco wall with copper scuppers and a limestone cap. A portion of greenspace adjacent to the patio and driveway will be filled in with concrete. The pool enclosure fence required by the Building Code has not been indicated. An existing outdoor kitchen/grill area will remain and be modified to eliminate the grill and add a refrigerator. Ordinance Compliance: The project is in violation of City Code Section 5-121.D which requires outdoor recreation facilities, like patios and pools, have a minimum setback of 15 feet from the side or rear property lines. The propose new patio is set 9 feet from the side property line. A variance of 6 feet is required. Please note that this section of patio aligns with the existing non-conforming patio. Greenspace Review: Lot area: 8,914 sf House Footprint: 1,605 sf Detached Garage: 455 sf Driveway and front walkway: 2,024 sf Patio: 1,174 sf Remaining Greenspace: 3,656 sf (41%) Design Guideline Review: Section 2.7.3.A on page 106 recommends that LS-1 and 2 properties have greenspace no less than 60% of the lot area. This recommendation has not been met. Please note that the existing greenspace for the property is 4,185 sf (46.9%) December 14, 2021  Lot Information Zoning: R-1(10)/LS-1 Lot Area: 8,914 SF Ordinance Allowable/Required by Ord Proposed Pool Minimum Side Yard: 15’ 9.0’ Pool Minimum Rear Yard: 15’ 15’ Minimum Greenspace: 60% (5,348 SF) 3,656 SF (41%) Drainage Study Required if any answer below is “Yes” Yes/No Is the project adding 1,000 sq. ft. or more of impervious surface? No Will the project cause the greenspace to be less than recommended by the Design Yes* Guidelines? Will the project cause the greenspace to be within 3% of what is recommended by the Yes* Design Guidelines? Has there been a documented drainage complaint against the property? Yes *The existing greenspace is below the recommended amount. December 14, 2021