Architectural Review Board (ARB)

ARCHITECTURAL REVIEW BOARD AGENDA June 13, 2023 3:00 p.m. Pre-meeting to begin at 2:30 p.m. #1 Patti & Steve Gound Generator 2909 Tomahawk Road #2 Mallory VanDyke Replacing and expanding patio 2208 Tomahawk Road #3 Jeff & Jenny Geheb Cosmetic modifications 3309 Tomahawk Road #4 Marcus & Kelsey Perry* Basketball goal 3149 Tomahawk Road #5 Tom Meier* Replacing patio / Pergola / Outdoor kitchen / Firepit 2321 Guilford Lane #6 Martin & Elizabeth Beerman New detached garage 6615 Belinder Avenue Continued from May 30th meeting #7 Katie & Uzman Nazir Multiple additions 6711 Overhill Road Continued from May 30th meeting #8 Todd Arney Changes to previously approved project 5620 State Line Road Continued from May 30th meeting #9 Resolution Clarifying Certain Exterior Work for Routine Approval *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 Patti & Steve Gound 2909 Tomahawk Road The Gounds are proposing a new generator in their rear yard. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed generator is located at the rear of the existing driveway behind an existing fence. It will be surrounded by dense landscaping. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Design Guideline Review: Section 2.7.3.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. Discussion is Recommended. Before the generator proposal, the property had a greenspace of approximately 50%. The proposed generator reduces the greenspace by an additional 20 square feet. June 13, 2023 #2 Mallory VanDyke 2208 Tomahawk Road The VanDykes are proposing to replace and expand their patio. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed patio is located in the same location as the existing patio. It is to be constructed of concrete pavers. A new walkway will replace the existing brick walkway at the side of the house. The walkway is not dimensioned on the plan. Clarification is required. Ordinance Compliance: The project may be in violation of City Code Section 5-121.D which requires patios, decks and outdoor recreation facilities, on LS-1 lots, to be a minimum of 15 feet from the side and rear property lines. A sealed survey has not been provided. The as-built location of the patio must be certified by either a property survey or verification from a surveyor that the patio was installed as approved. Greenspace Review: Lot area: 17,014 SF House Footprint 2,900 SF Driveway 1,693 SF New Rear Patio 1,300 SF Provided Greenspace: 11,121 SF = 65.4% Design Guideline Review: There are no conflicts between the proposed project and the City of Mission Hills Design Guidelines. June 13, 2023 #3 Jeff & Jenny Geheb 3309 Tomahawk Road The Gehebs are proposing cosmetic modifications to their home that include new siding, new windows, new doors, a new garage door, a new cupola, and repairs to their screened patio. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: At the front of the house, new trim is proposed around the new front door. New composite siding is proposed at the main mass of the house, and composite shake shingles are proposed at the garage wing. The ARB typically only approves composite shake siding if it has a realistic reveal and shadow line. Clarification is required. Other improvements include new shutter hardware, new downspouts, and a new garage door. A new copper eyebrow roof is proposed over the garage door. A new cupola is proposed at the garage wing. At the sides and rear of the house, various windows are being replaced with new units in new locations. The style of the windows is in keeping with the rest of the house. The existing screened porch is being repaired to match the existing conditions. 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. June 13, 2023 #4 Marcus & Kelsey Perry * 3140 Tomahawk Road The Perrys are proposing a new basketball goal in their side yard. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed goal is located along the southwest edge of their existing driveway 6 feet from the side property line. Ordinance Compliance: The project is in violation of City Code Section 5-120.E which requires that accessory structures, located in the side yard, must be at least 10 feet from the side property line. A variance of 4 feet is required. Design Guideline Review: There are no conflicts between the proposed project and the City of Mission Hills Design Guidelines. * A variance is required. June 13, 2023 #5 Tom Meier * 2321 Guilford Lane The Meiers are proposing to replace their existing brick patio with a new paver patio, add a pergola, outdoor kitchen and gas firepit. Multiple site walls and a driveway extension are proposed as part of the project. 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, the Meiers are proposing to replace an existing brick patio with a new paver patio. A new gas fire pit is proposed at the west end of the patio. The fire pit consists of a 20-inch tall limestone seat wall with a sandstone cap. The proposed pergola will be located at the east patio. It is a simple post-and-beam structure that stands 9 feet 6 inches tall. A ceiling fan and infrared heaters will be installed within the pergola. The outdoor kitchen is proposed on the east side of the patio. It consists of a 15-foot-long granite counter on a limestone base with various stainless-steel equipment. The Meiers are also proposing multiple stone walls and columns. All will be limestone with sandstone caps. At the end of the driveway, the Meiers are proposing to replace an existing brick pad with a concrete driveway extension. Ordinance Compliance: The project is in violation of City Code Section 5-121.D which requires patios, decks and outdoor recreation facilities to be a minimum of 20 feet from the side or rear property line. The west side of the patio is located 17 feet from the side property line. A variance of 3 feet is required. Please note, this is an existing condition. Greenspace Review: Lot area: 31,311 SF House Footprint: 3,697 SF Driveway: 3,464 SF Patios, walls and walkways: 1,525 SF Remaining Greenspace: 22,625 SF 72.3% Design Guideline Review: There are no conflicts between the proposed project and the City of Mission Hills Design Guidelines. * A variance is required. June 13, 2023 #6 Martin & Elizabeth Beerman 6615 Belinder Avenue The Beermans are proposing a new 2-car detached garage at the rear of their property. Project was continued from the May 30th ARB meeting so that revised drawings could be provided that would increase the greenspace to be within 1% of the recommended amount. Revised drawings were submitted that increase the greenspace to 68.65% which exceeds the minimum requirement. This was achieved by providing a more thorough examination of the existing conditions. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed garage is a 1-story gabled structure with a side porch facing the rear yard. The garage is located at the end of the existing driveway adjacent to the existing 3-car garage. All materials, detailing, and fenestration match the main house. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Design Guideline Review: Section 2.7.3. A on page 106 recommends that LS-3, 4, and 5 properties have a greenspace no less than 65% of the lot area. This recommendation has been met. Lot Information Zoning: R-1(30)/LS-5 Lot Area: 41,656 SF Lot Width: 132’ Ordinance/Design Guideline Allowable/Required Provided Accessory Building Height: 24’ 21’-6” Accessory Building Minimum Side Yard Setback: 10’ 11’ Accessory Building Minimum Rear Yard Setback: 10’ 45’ Accessory Building Maximum Area: (Per DG) 720 SF 720 SF Maximum Lot Coverage: 8,600 SF 4,249 SF Minimum Greenspace: 26,572 = 63.65% 65% = 27,076 SF 28,657 sf = 68.65% Drainage Study Required if any answer below is “Yes” Yes/No Is the project adding 1,000 sq. ft. or more of impervious surface? Yes Will the project cause the greenspace to be less than recommended by the Design Guidelines? No EXCEPT NO STUDY REQUIRED IF: 1) replacing existing impervious surface with approximately the same footprint, and No 2) project will not decrease existing greenspace on site No Is there a documented drainage issue for this property? *See the Mission Hills website for drainage study requirements – www.missionhillsks.gov *The Architectural Review Board may require the drainage study be submitted before they act on the proposed project June 13, 2023 #7 Katie & Uzman Nazir 6711 Overhill Road The Nazirs are proposing a whole house remodel including multiple additions. Project was continued from the May 30th ARB meeting so that revised drawings could be provided. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: A new third garage bay is proposed at the back of the existing garage. A second-floor addition is proposed over the garage including over the new bay. At the front of the house, a new front wing is proposed to the left of the main mass. Additionally, a new front porch and front entry are proposed. All the proposed additions have materials, fenestration, and detailing to match the existing house. Update 6/7/2023 Revised drawings have been provided that simplify the overall roof plan. The multiple nested gables at the front entry have been reduced to a single large gable and the gable at the left wing has been changed to a simple eyebrow roof. Ordinance Compliance: There are no conflicts between the proposed project and the Mission Hills Code of Ordinances. Greenspace Review: Lot area: 16,200 SF House Footprint 2,992 SF Driveway 1,832 SF Front Walkway: 175 SF Misc, Walls, and Pads 80 SF New Rear Patio 287 SF Provided Greenspace: 10,834 SF = 66.8% Design Guideline Review: Section 2.5 on pages 72 through 75 of the Design Guidelines provides specific recommendations for the Suburban character area. Subsection B suggests that front wings have a width clearly less than the main mass unless incorporated into the main mass width using the horizontal massing style. The depth should not be greater than the main mass. The height can be up to 1 ½ stories but clearly less than the main mass. The location should be near the front building line. There should be no more than two. If a forecourt is formed between two wings, the depth should not exceed the width. This recommendation has been met. Subsection C suggests that side wings, located in the primary building area, should have a depth and height of up to 1 ½ stories or 24 feet, and clearly less than the main mass. They should also be set behind the front plane of the main mass. This recommendation has been met. June 13, 2023 Subsection D suggests that rear wings located in the secondary building areas can be up to 1 1/2 stories and 24 feet tall but clearly less than the main mass and no more than 30 feet deep. No more than 2 wings should encroach into the secondary building area. This recommendation has been met. Subsection F suggests that dormers located on wings or accessory buildings located in the Secondary or Conditional Building Areas should not be oriented toward any neighboring lots. 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. This recommendation has 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. Lot Information Zoning: R-1(10)/LS-2 Lot Area: 16,200 SF Lot Width: 125’ Ordinance Allowable/Required by Ord Proposed Maximum Height: 35’ No Change Minimum Front Yard: 40’ /30’ (Platted) 49.7’ / 30’ Minimum Side Yard (Left): 10’ 32.9’ Minimum Side Yard (Right): 10’ 21.7’ Combined Side Yards: 25% = 37.05’ 54.6’ Minimum Rear Yard: (20%) 34.1’ (At closest point) 38.9’ Minimum Greenspace: 60% = 9,720 SF 10,834 SF = 66.8% June 13, 2023 #8 Todd Arney 5620 State Line Road Mr. Arney is returning to the ARB with changes to his previously approved project. Project was continued from the May 30th ARB meeting so that a corrected as-built property survey could be provided. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: Front Summary of Project: The project failed its final inspection because of the following changes: added door to west side of the garage, north garage window does not match approved plans, added playhouse to the south corner of the property (which appears to not meet the 10 ft. setback requirement), added water features (pond, detention basin), and added gravel areas. The playhouse will be removed from the property. Ordinance Compliance: There are no conflicts between the proposed project and the Mission Hills Code of Ordinances. Design Guideline Review: Section 2.7.3. A on page 106 recommends that LS-1 and LS-2 properties have a greenspace no less than 60% of the lot area. This recommendation has not been met. NOTE: The originally approved site plan had the driveway being smaller than what it is now. Also, the originally approved site plan did not contain the detention basins and infiltration trench to help with drainage, which is additional non-greenspace area. Mr. Arney has planted some of the 871.62 sq. ft. of gravel area along the rear property line. If the ARB allows this to be considered greenspace, this will increase the final greenspace amount to 9,122.11 sq. ft., which is 56.1%. Lot Information Zoning: R-1(16)/LS-2 Lot Area: 16,260 SF Ordinance Allowable/Required by Ord Proposed Pool Minimum Side Yard: >51’ North Side 20’ >38’ South Side Pool Minimum Rear Yard: 20’ 34’ Detached Accessory Building Minimum >50’ North Side 10’ Side Yard: >38’ South Side Detached Accessory Building Minimum 10’ 11’ Rear Yard: Detached Accessory Building Max area 643.2 SF 494 SF (20% Min rear Yard): Minimum Greenspace: 60% (9,756 SF) 50.7% (8,250.49 SF) Drainage Study Required if any answer below is “Yes” Yes/No Is the project adding 1,000 sq. ft. or more of impervious surface? Yes Will the project cause the greenspace to be less than recommended by the Design Guidelines? Yes Has there been a documented drainage complaint against the property? Yes *See the Mission Hills website for drainage study requirements – www.missionhillsks.gov *The Architectural Review Board may require the drainage study to be submitted before they act on the proposed project. June 13, 2023 #9 Resolution Clarifying Certain Exterior Work for Routine Approval The proposed resolution changes what driveways can be approved by the City Administrator or designee. Based on a recent ARB discussion, driveways on lots that are shallow enough that it is difficult to meet the Design Guideline regarding driveway width, are being added to the resolution. The City Administrator or designee would have the authority to approve driveways that were not in keeping with the Design Guidelines, but met the following additional requirement: On Lots with a required Front Yard of 40 ft. or less that have a front facing garage, for which the ARB finds there is sufficient justification for deviation from the Design Guidelines because the shallowness of these Lots limits their ability to meet Driveway width recommendations. The Design Guideline recommendation mentioned above states: “Direct drive width should not exceed 12 ft. within 30 ft. of the curb.” June 13, 2023