Architectural Review Board (ARB)

ARCHITECTURAL REVIEW BOARD AGENDA February 15, 2022 3:00 p.m. Pre-meeting to begin at 2:00 p.m. #1 Consent Agenda A. Kristen & Korb Maxwell – 5527 East Mission Drive Changes to previously approved project B. Evan Burton – 5708 State Line Road Multiple window changes #2 Kyle & Karina Ginavan*† CONT’D TO MARCH 1 Addition and pool 2600 West 68th Street Continued from Jan 4th & 18th meetings #3 Bill & Sue Ann Douglas CONT’D TO MARCH 1 Hammerhead and landscape plan 5832 High Drive Continued from Jan 18th and Feb 1st meetings #4 Martha & John Kaiser† WITHDRAWN Replace patio; add pool 6417 Willow Lane Continued from Jan 18th & Feb 1st meetings #5 Tarak Devkota Whole house remodel / New windows & doors / 2517 W 68th Street Dormers / New front entry / 2nd story addition #6 Steve & Kylie Finno * New screened-in porch 6528 Overbrook Road #7 John Stephenson, Jr. † New windows/doors; new dormers; front entry; 6436 Ensley Lane screened porch #8 Aaron & Rebecca Graham † New home 2701 W 67th Terrace *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. Kristen & Korb Maxwell 5527 East Mission Road The Maxwells are returning to the ARB with 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 house, an existing archtop window is proposed to be replaced in kind. At the south side of the house, three windows with transoms are now proposed as full height windows. This makes the head height of these windows slightly higher than adjacent windows. This is architecturally acceptable because the windows tie into the bottom of an existing overhang and lowering the windows would result in a thin strip of additional trim above the windows. 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 Design Guidelines. February 15, 2022 B. Evan Burton 5708 State Line Road The Burtons are proposing multiple window replacements. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front, Side and Rear • Any Special Frontages: None Summary of Project: Windows are proposed to be replaced on all sides of the existing house. Most are the same size as the existing. A few are proposed at the same width as the existing, but with a lower sill height. Most of the window muntins are being changed to a smaller pattern that is prevalent throughout 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 Design Guidelines. February 15, 2022 #2 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. The project was continued at the December 14, 2021 meeting because revised drawings did not arrive in a timely manner. The project was continued at the January 4, 2022 meeting at the owner’s request. The project was continued at the January 18, 2022 meeting so a final site plan/survey can be provided. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Lot Coverage of roofed structures: House Footprint: 3,517 sf Covered Patio: 874 sf Total lot coverage: 4,391 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 in violation of Code Section 5-123 which sets the maximum lot coverage. For this lot a maximum lot coverage of 4,289 sq. ft. is allowed, and 4,391 sq. ft. is proposed. A variance of 102 sq. ft. is required. * A variance is required. February 15, 2022 Greenspace Review: Lot area: 15,285 sf House Footprint: 4,391 sf Driveway/walkways: 945 sf Pool/Patios: 709 sf Remaining Greenspace: 9,239 sf (60.5%) 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 been met. February 15, 2022