Architectural Review Board (ARB)

ARCHITECTURAL REVIEW BOARD AGENDA October 17, 2023 3:00 p.m. Pre-meeting to begin at 2:30 p.m. #1 Graydon & Patricia Kincaid Changes to previously approved screened porch 2708 W 66th Street #2 Clay & Carrie Patterson Replacing driveway and walkway / 2109 W 69th Street Extension of rear patio #3 David & Diane Zimmer* Generator 5924 High Drive #4 Farid Namin Window changes 6520 State Line Road Continued from October 3rd Meeting #5 Ryan Sprott & Molly Maxwell New circle driveway 6550 Wenonga Road Continued from October 3rd Meeting #6 Peter & Karen Young Replacing walkway and patio in new configuration 2209 W 69th Street Continued from October 3rd Meeting *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 Graydon & Patricia Kincaid 2708 W 66th Street The Kincaids are returning to the ARB with changes to their previously approved screened porch. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: At the right side of the house, the Kincaids are proposing to eliminate two screen panels. The openings will be in-filled and sided to match the existing house. At the rear elevation, an existing window that was previously approved to be replaced will remain. 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. October 17, 2023 #2 Clay & Carrie Patterson 2109 W 69th Street The Pattersons are proposing to replace their driveway and front walkway. They are also proposing an extension to their rear patio. Summary of Property: • Character Area: Suburban (Transitional) • Location of Common Green Space: Front & Side • Any Special Frontages: Intersection Summary of Project: The driveway will be replaced in the same location and configuration as the existing one. The walkway will be replaced with a new brick lined concrete walkway. The width of the walkway has not been indicated; the walkway can be no wider than 5 feet without needing a variance. Greenspace Review SF Lot Area: 23,749 House Footprint: -4,437 Covered Porch: -287 Driveway: -2,195 Front Walkway -424 Patios -717 Remaining Greenspace: 15,689 Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Design Guideline Review: The direct driveway is an existing non-conforming use because it is 15 feet wide at the property line. Section 2.7.2 B 2 on page 103 of the Design Guidelines recommends direct driveways be no wider than 12 feet within 30 feet of the curb. This recommendation has not been met. 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(20)/LS-3 Lot Area: 23,749 SF Ordinance/Design Guideline Allowable/Required Provided Patio Minimum Side Yard: 20’ >51’ Patio Minimum Rear Yard: 20’ >32’ Minimum Greenspace: 65% = 15,436 SF 15,689 SF = 66.0% October 17, 2023 #3 David & Diane Zimmer * 5924 High Drive The Zimmers are proposing a new generator 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 generator is proposed in the south side yard behind an existing 6-foot privacy fence. Ordinance Compliance: The project is in violation of city code section 5-120 C that requires accessory structures, like generators, be located a minimum of 10 feet from the side property line. A variance of 8 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. October 17, 2023 #4 Farid Namin 6520 State Line Road Mr. Namin is proposing multiple window changes. Project was continued from October 3rd meeting due to lack of representation. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: In January of 2023, the ARB denied a project for Mr. Namin to replace a few windows throughout his house. This is the new proposal. Clarification is required about existing windows that have clearly been replaced but are not indicated in this or previous proposals. These windows are of concern because they have snap-in muntin bars, rather than full simulated divided lights as typically requested by the ARB. 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 doors and windows. This section suggests that windows be simulated divided-light windows with applied muntins at the exterior, at the insulated air space, and at the interior. This recommendation has not been met. October 17, 2023 #5 Ryan Sprott & Molly Maxwell 6550 Wenonga Road The Sprott/Maxwells are proposing a new circle drive. At the May 12, 2020 ARB meeting, the Sprott/Maxwells presented and withdrew this project before the ARB took any action. They are back presenting the circle drive. The project was continued from October 3rd meeting so that it could be changed to be within 1% of the greenspace recommendation. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed concrete driveway will replace the existing asphalt driveway. They are requesting the option to include an 8” side brick paver edge. As part of the project, three trees will be removed. 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 G recommends a circle driveway have an inner green no less than 80 feet wide and 40 feet deep. These recommendations have been met. 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 not been met. Lot Information Zoning: R-1(20)/ LS-3 Lot Area: 23,612 SF Ordinance/Design Guideline Allowable/Required Provided Minimum Greenspace: 65% = 15,348 SF 13,790 SF = 58.4% Drainage Study Required if any answer below is “Yes” Yes/No Is the project adding 1,000 sq. ft. or more of impervious surface? Will the project cause the greenspace to be less than recommended by the Design Guidelines? EXCEPT NO STUDY REQUIRED IF: 1) replacing existing impervious surface in approximately same footprint, and 2) project will not decrease existing greenspace on site Is there a documented drainage issue for this property? October 17, 2023 #6 Peter & Karen Young 2209 W 69th Street The Youngs are proposing to replace their patio in a different configuration and replace their walkway. Project was continued from October 3rd meeting so that a site plan of current conditions could be submitted. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed patio extends the width of the rear of the house. A walkway connects the new patio to a side entrance and to the existing driveway. The patio is to be constructed of pavers on a concrete base. New planter beds are proposed at the back of the patio. Ordinance Compliance: There are no conflicts with City ordinances. Greenspace Review SF Lot Area: 21,114 House Footprint: -3,420 Driveway: -3,518 Front Walkway -124 Proposed Patio -1,674 Proposed Walkway -364 Remaining Greenspace: 12,014 Design Guideline Review: Section 2.7.3.A on page 106 recommends LS-3, 4 and 5 properties have a greenspace no less than 65% of the lot area. This recommendation has not been met. Lot Information Zoning: R-1(20)/ LS-4 Lot Area: 21,114 SF Ordinance/Design Guideline Allowable/Required Provided Patio Minimum Side Yard: 20’ 18’ Patio Minimum Rear Yard: 20’ 20’ Minimum Greenspace: 65% = 13,724 SF 12,014 SF = 56.9% 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 Guidelines? (will revise plan) EXCEPT NO STUDY REQUIRED IF: 1) replacing existing impervious surface in approximately same footprint, and No 2) project will not decrease existing greenspace on site No Is there a documented drainage issue for this property? No *See the Mission Hills website for drainage study requirements – www.missionhillsks.gov October 17, 2023