Architectural Review Board (ARB)

ARCHITECTURAL REVIEW BOARD AGENDA November 14, 2023 3:00 p.m. Pre-meeting to begin at 2:00 p.m. #1 Consent Agenda A. Tom & Susan Jones – 6716 Cherokee Lane Changes to previously approved project B. Adam & Jill Gray – 6400 Wenonga Terrace Changes to previously approved project C. Josh Cole & David Ruisch – 3704 W 67th Street Replacing existing garage D. Jason & Christine Boatright – 2300 W 70th Terrace New window E. Scott & Susan Brown – 1900 Stratford Road New gate #2 Katherine Adams Conversion of screened porch to a three-season room 6536 Overbrook Road #3 David & Diane Zimmer* New Generator 5924 High Drive #4 Viral Gandhi* Complete patio replacement / Fire pit / Outdoor kitchen 6438 Willow Lane #5 Nicholas Hinrichs* New patios / Walkways / Pillars 3300 W 69th Street Continued from October 3rd Meeting #6 Shervin Razavian & Jana Kortje Cosmetic changes to exterior home 2721 W 67th Terrace Continued from October 14th Meeting #7 Scott & Jennifer Brouillette Replacing windows at the front and side of home 6607 Willow Lane Continued from October 14th 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 Consent Agenda A. Tom & Susan Jones 6716 Cherokee Lane The Joneses are returning to the ARB to present an alternate layout for the hot tub and cold plunge portion of the patio. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: Hillside Summary of Project: The new configuration is an L shape in lieu of the originally approved side-by-side layout. The pergola has been eliminated and new planter walls are proposed to flank the area. The proposed change results in a minor decrease in greenspace, but well within the recommendation. 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-5 Lot Area: 39,314 sf Lot Width: 149’ Ordinance/Design Guideline Allowable/Required Provided Maximum Height: (Above average grade) 35’ 27.25’ Minimum Side Yard (Left): 10% = 14.9’ 27.75’ Minimum Side Yard (Right): 10% = 14.9’ 30.5’ Minimum Rear Yard: (At closest point) 30% = 84’ 161.4’ Pool/Patio Minimum Side Yard: 20’ 20.1’ (Right) 55.5’ (Left) Pool/Patio Minimum Rear Yard: 20’ > 130’ Maximum Lot Coverage: 8,261 sf 4,743 SF Minimum Greenspace: 65% = 25,554 sf 28,555 sf = 72.6% November 14, 2023 B. Adam & Jill Gray 6400 Wenonga Terrace The Grays are returning to the ARB with changes to their previously approved new house project. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The Grays are proposing modifications to the planting plan. No hardscape changes are proposed at this time. 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. November 14, 2023 C. Jason Cole & David Ruisch 3704 W 67th Street The Cole/Ruisches are proposing to replace their exiting garage doors. Summary of Property: • Character Area: Traditional • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The home currently has a pair of flat-panel garage doors. The owners are proposing to remove both doors and the wall between them. A new 18’-4” wide single door will be installed in their place. The proposed door has view lights down one side. 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. November 14, 2023 D. Jason & Christine Boatright 2300 W 70th Terrace The Boatrights are proposing an interior remodel that includes the addition of a new window at the rear of the house. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed window is located adjacent to the garage door in an existing alcove. The proposed window is in keeping with the design of the 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 Design Guidelines. November 14, 2023 E. Scott & Susan Brown 1900 Stratford Road The Browns are proposing a new gate connecting their driveway to their back yard. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed gate is located between the house and an existing stone pillar. The gate stands 7 feet tall at the peak and 6 feet tall at the spring point. This configuration is allowed by ordinance. The construction of the gate is metal with intricate ironwork. 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. November 14, 2023 #2 Katherine Adams 6536 Overbrook Road Ms. Adams is proposing to convert her existing screened porch into a three-season room. Summary of Property: • Character Area: Traditional • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The screen panels will be replaced with double-hung windows to match the existing house. The area below the windows will be in-filled with new walls to match. 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. November 14, 2023 #3 David & Diane Zimmer * 5924 High Drive The Zimmers are returning to the ARB to discuss their proposal for a new generator in their side yard. At the 10/17/2023 ARB meeting the ARB approved the installation of the generator with the requirement that it be moved closer to the house to limit or eliminate the variance. After discussion with their contractor, the Zimmers are unable to find an alternate location due to the manufacturers specifications and are returning to the ARB to request the original location. 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. November 14, 2023 #4 Viral Gandhi * 6438 Willow Lane The Gandhi household is proposing a complete patio replacement. The project includes a fire pit and outdoor kitchen. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed patio is in the same configuration as the existing patio. Due to the topography of the lot, the patio is sunken below the rear yard. A series of stone retaining/planter walls are located at the transition. These existing walls will be maintained. The outdoor kitchen is incorporated into these walls and will remain. The fire pit is located at the south end of the patio. It consists of a low stone wall to match the existing. Ordinance Compliance: The project is in violation of City Code Section 5-120 D which requires patios, on LS-2 Lots, have a minimum side yard setback of 20 feet. A variance of 16.25 feet is required. Greenspace Review SF Lot Area: 19,750 House Footprint: -3048 Detached Garage: -752 Driveway: -2,128 Front Walkway: -201 Porches: -169 Patio: -1,278 Overlay: -95 Steps: -72 Site Walls: -140 Remaining Greenspace: 11,867 60.1% Design Guideline Review: Section 2.7.3.A on page 106 recommends that LS-2 properties have a greenspace no less than 60% of the lot area. This recommendation has been met. Lot Information Zoning: R-1(20)/LS-2 Lot Area: 19,750 Ordinance/Design Guideline Allowable/Required Provided Patio Minimum Side Yard: 20’ 3.75’ Patio Minimum Rear Yard: 20’ >55’ Minimum Greenspace: 60% = 11,850 sf 11,867 sf = 60.1% * A variance is required. November 14, 2023 #5 Nicholas Hinrichs* 3300 W 69th Street Mr. Hinrichs is proposing new patios, walkways and pillars in his front yard. Continued from the September 5th and October 3rd ARB meetings so that changes could be made. As of 10/25/2023 no new drawings have been provided. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: At the front of the house, a new walkway is proposed to connect from the driveway hammer head to the front door. This new walkway extends the hammer head an additional 8 feet into the front yard. This walkway connects to an 11-foot square patio in the front yard. This patio works as a hub for walkways extending back to the driveway, to the front door, and to another front patio at a side wing. All of the proposed walkways and patios are brick with brick borders. At the sides of the driveway, near the hammer head, two new pillars are proposed to flank the driveway. Two new pillars are also proposed at the front east patio. Ordinance Compliance: The project is in violation of City Code Section 5-119 C which limits the types of structures allowed in the front yard. The two patios are too large to be considered walkways so they are not allowed. Variances are required. The proposed pillars are also in violation of this Code Section. While entry markers are allowed, Code Section 5-132 B.7 limits entry markers to LS-6 and LS-7 lots only, and they must be no more than 15 ft. from the back of curb and within 5 ft. of the driveway entry. Variances are required for the four pillars. Greenspace Review SF Lot Area: 20,015 House Footprint: -2,004 Detached Garage: -870 Driveway: -3,100 Pool: -1,863 Walls: -185 Patios & Walkways: -718 Remaining Greenspace: 11,275 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. Please note that even if all the front walkways and patios are eliminated, the property will still not comply with this Design Guidelines recommendation. Lot Information Zoning: R-1(16)/ LS-3 Lot Area: 29,800 SF Ordinance/Design Guideline Allowable/Required Provided Minimum Greenspace: 65%=13,009 SF 11,275 SF = 56.3% November 14, 2023 #6 Shervin Razavian & Jana Kortje 2721 W 67th Terrace The owners are proposing cosmetic changes to their home including; a new window, brick siding, new garage doors and a new front door. They are also proposing to remove muntins from all existing windows. This project was continued from the October 31st meeting. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The house has a slight recess at the front porch. The owners are proposing to replace the existing board- and-batten siding with brick. The new front door is proposed as a 4-light craftsman style. The proposed garage doors are a simple recessed panel design that compliments the new front door. The windows to be replaced are located over the garage. The proposed windows are the same size with similar muntin patterns, however the muntins are only located between the glass and not fully simulated divided lights as recommended by the design guidelines. 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. November 14, 2023 #7 Scott & Jennifer Brouillette 6607 Willow Lane The Brouillettes are proposing to replace windows at the front and side of their home. This project was continued from the October 31st meeting. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: Most of the proposed windows are the same size with similar muntin patterns however the muntins are only located between the glass and not fully simulated divided lights as recommended by the Design Guidelines. The only window that is changing style is the dormer window over the front door. They are proposing changing it from a double-hung with Colonial muntins to a single fixed window with diamond muntins to match the front door sidelights. 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. November 14, 2023