Architectural Review Board (ARB)

ARCHITECTURAL REVIEW BOARD AGENDA December 12, 2023 3:00 p.m. Pre-meeting to begin at 2:00 p.m. #1 Consent Agenda A. Grover & Mary Beth Simpson – 6525 Belinder Avenue Resurface chimney B. Dave & Dee Dillon – 6545 Wenonga Road Changes to previously approved project #2 Aaron & Lauren Blazar Adding screened porch on existing patio 5921 High Drive #3 Pete & Whitney Stadler Driveway gate 6727 Cherokee Lane #4 Daniel & Karen Staker Replacing existing driveway 3417 Tomahawk Road #5 Sean & Christina Hogan New second story addition over existing side wing 6616 Wenonga Terrace #6 Jason & Claire Cunningham* Patio extension / Fire pit 2340 Guilford Lane #7 Timothy & Amantha Burgess* Patio / Outdoor kitchen / Pergola / Replacing pool 6535 Belinder Avenue coping and patio #8 Thomas & Susan Shortell* Replacing pool deck 2202 W 69th Terrace Continued from November 28th meeting #9 Nicholas Hinrichs New Walkways / Patio 3300 W 69th Street Continued from November 28th meeting #10 Property Owner† CONTINUED TO JAN 2ND New house / Pool / Outdoor kitchen 2111 Stratford Road *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. Daniel & Karen Staker 3417 Tomahawk Road The Staker/Coopers are proposing to replace their existing driveway. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed circle driveway is concrete with a brick boarder. The existing and the proposed circle driveways are both existing non-conforming structures. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Greenspace Review SF Lot Area: 20,896 House Footprint: -3,079 Driveway: -2,574 Pool House: -520 Pool & Pool Deck: -2,818 Remaining Greenspace: 11,905 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 that driveways occupy as little of the Primary Landscape Area as possible. Circle driveways should have an interior green with a width no less than 80 feet wide, measured at the front property line, and depth of 40 feet measured from the curb. The depth of the interior green is over 50 feet, but the width is only 69.75’ discussion is recommended. Section 2.7.2 B on page 102 recommends that driveways be no more than 12 feet wide at the property line. The proposed driveway is 18 feet wide at the property line. Discussion is recommended. 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 this is the existing condition. Lot Information Zoning: R-1(16)/ LS-3 Lot Area: 20,896 SF Ordinance/Design Guideline Allowable/Required Provided Minimum Greenspace: 65%=13,582 SF 11,905 SF = 56.97% December 12, 2023 B. Dave & Dee Dillon 6545 Wenonga Road The Dillons are returning to the ARB with changes to their previously approved project. Changes include adjustments to the hardscape design. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The overall design is essentially the same. The changes are minor adjustments to the walkways and pool configuration. The changes result in a minor increase in greenspace and an increase in rear and side yard setbacks. 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(20)/LS-6 Lot Area: 45,217 sf Lot Width: 203.9’ Ordinance Allowable/Required by Ord Proposed Maximum Height: 35’ 30’ Minimum Side Yard (Left): 15% = 30.6’ 39.5’ Minimum Side Yard (Right): 15% = 30.6’ 30.6’ Minimum Combined Side Yards: N/A Minimum Rear Yard: (At closest point) 30% = 73.5’ 75.0’ Patio Minimum Side Yard: 20’ >46’ Patio Minimum Rear Yard: 20’ 21.5 Maximum Lot Coverage: 9,092 sf 6,481 sf Minimum Greenspace: 70% = 31,652 sf 32,223 sf = 71% December 12, 2023 #2 Thomas & Susan Shortell * 2202 West 69th Terrace The Shortells are proposing to replace their existing pool deck. Project continued at the November 28th meeting so that reductions to the hardscape could be made. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The pool and pool deck are an existing non-conforming use. The Shortells are proposing to replace the concrete pool deck in the same location and configuration. Ordinance Compliance: The project is in violation of City Code Section 5-120 D and 5-121 D which require pools/pool decks have a rear yard and side yard setback of 20 feet. A variance of 18 feet is required at the rear yard and a variance of 20 feet is required at the side yard. Greenspace Review SF Lot Area: 23,100 House Footprint: -4,050 Driveway & Walkways: -4,448 Pool & Pool Deck: -2,055 Patios to remain: -890 Remaining Greenspace: 11,657 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 this is the existing condition. Lot Information Zoning: R-1(16)/ LS-3 Lot Area: 23,100 SF Ordinance/Design Guideline Allowable/Required Provided Minimum Greenspace: 65%=15,015 SF 11,657 SF = 50.5% Patio Minimum Side Yard: 20’ 4’ Patio Minimum Rear Yard: 20’ 1’ * Variances are required. December 12, 2023 #3 Grover & Mary Simpson 6525 Belinder Avenue The Simpsons are proposing to resurface their existing brick chimney with stone. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed stone is a weathered limestone in a rough ashlar pattern. 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. December 12, 2023 #4 Aaron & Lauren Blazar 5921 High Drive The Blazars are proposing to add a new screened porch on their existing patio. A similar version of this plan was approved at the 7/25/2023 ARB Meeting. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed porch is located at the center of the home’s rear elevation at the inside corner of the L-shaped mass. The porch includes a flat roof to allow for second-floor access. An existing bank of second-floor casement windows will be replaced with a large patio door for access. A small bump/chimney is required to route the existing kitchen exhaust out of the porch area. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Greenspace Review SF Lot Area: 19,830 House Footprint: -3,395 Driveway: -4,156 Walls: -123 Patios: -169 Utilities: -74 Remaining Greenspace: 11,913 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 been met. Since the proposed porch is located on the existing patio, there is no change to the previously approved greenspace. Lot Information Zoning: R-1(25)/ LS-2 Lot Area: 19,830 SF Ordinance/Design Guideline Allowable/Required Provided Minimum Greenspace: 60%=11,898 SF 11,913=60.1% December 12, 2023 #5 Pete & Whitney Stadler 6727 Cherokee Lane The Stadlers are proposing a driveway gate. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed fence and gate are located in the side yard across the driveway. The height of the gate is not indicated so clarification is required. If the gate is over 4 feet tall, it will need to be located a minimum of 15 feet back from the front 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. December 12, 2023 #6 Sean & Christina Hogan 6616 Wenonga Terrace The Hogans are proposing a new second story addition over an existing side wing. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: Intersection Green Summary of Project: The proposed ½ story addition sits atop an existing side wing. Wall dormers are proposed at the front of the wing to match the dormers on the opposite side wing. A new box bay cantilevers out from the new addition into the side yard. All of the materials, detailing and fenestration match the main house. Ordinance Compliance: Section 5-132.B.3.(a) allows bay windows to project up to 3 feet into the minimum side yard. 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 C recommends that the width of each side wing should be limited to about 20% of the lot width; the combined widths of Side Wings on both sides should be no more than 30% of the lot width. Side wings should be inset a minimum of 3 ft. from the front and rear facades of the main mass. The height should be at least 3 ft. shorter than the main mass. Side wings that extend in front of or behind the main mass should extend at least 3 ft. past the main mass façade. They should have a depth and height clearly less than the main mass. Side wings located in the Conditional Building Area are allowed if they meet the special conditions in Section 2.6.4 (pg. 88). If allowed, the height is limited to 1 ½ stories or 24 feet and should be at least 3 ft. shorter than the main mass. Side wings should contain no second floor or dormer windows that overlook the neighbors. The proposed side wing modification meets all of these recommendations with the exception of the side window. A second-floor box bay window is proposed that could be considered looming over the neighbor. Discussion is recommended. Please note that this window overlooks the neighbor’s driveway. Section 2.7.1.C on page 95 provides recommendations for projecting elements. The proposed box bay meets these recommendations. Lot Information Zoning: R-1(20)/LS-4 Lot Area: 26,897 SF Lot Width: 123’ Ordinance/Design Guideline Allowable/Required Provided Maximum Height: 35’ No Change Minimum Side Yard (Left): 15% = 18.5’ 18.5’ (Existing) Minimum Side Yard (Right): 15% = 18.5’ No Change Minimum Combined Side Yards: N/A Minimum Rear Yard: (At closest point) 30% No Change December 12, 2023 #7 Jason & Claire Cunningham * 2340 Guilford Lane The Cunninghams are proposing a patio extension that includes an outdoor grill and a fire pit. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed grill patio is located at the rear of the property near an existing detached garage. The grill area is built into an existing stone retaining wall. The proposed fire pit is located on an existing patio closer to the house. Please note that the fire pit is shown 10 feet from the home. The city inspector should confirm that this is an acceptable distance. Ordinance Compliance: The project is in violation of city code section 5-121 D that requires patios to be a minimum of 20 feet from the side or rear property line. The proposed patio is 10.3 feet from the rear property line. A variance of 9.7 feet is required. Greenspace Review SF Lot Area: 30,593 House Footprint: -2,826 Detached Garage: -544 Driveway: -5,281 Patios & Walkways: -1,502 Remaining Greenspace: 20,440 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 been met. Lot Information Zoning: R-1(30)/ LS-5 Lot Area: 30,593 SF Ordinance/Design Guideline Allowable/Required Provided Minimum Greenspace: 65%=19,885 SF 20,440 SF = 66.8% Patio Minimum Rear Yard Setback: 20’ 10.3’ * A variance is required. December 12, 2023 #8 Timothy & Amantha Burgess * 6535 Belinder Avenue The Burgesses are proposing a new patio room, outdoor kitchen and pergola at the back of their home. They are also proposing to replace their existing pool coping and replace a section of patio. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed patio room is a new rear wing at the northeast corner of the house. The north and east sides have large fixed clear view windows and the south side is a series of large glass doors. The rest of the materials and detailing match the main house. A new fireplace is proposed at the north elevation. The proposed pergola stretches from the new patio room wing to an existing rear wing at the opposite end of the house. The pergola lines up with the existing eave line except for a section at the rear entry that bumps up another 3’-7”. The pergola extends approximately 8 feet from the face of the eaves. The patio area under the pergola is being replaced with a new patio at the same elevation as the patio room floor. This is approximately 18 inches above the existing pool deck. A new patio addition is proposed at the north side of the pool. The outdoor kitchen is a simple stone counter with stainless steel appliances. It is located under the pergola. Ordinance Compliance: The project is in violation of city code section 5-120 A 1 (c) that requires LS-5 lots to have a minimum side yard setback no less than 15% of the lot width. A variance of 5.1 feet is required. Please note that the proposed addition aligns with the existing house. The project is further in violation of code section 5-120 D that requires patios and pool decks be located at least 20 feet from the side or rear property line. The pool patio extension at the north side of the pool is only 12 feet from the property line. A variance of 8 feet is required. Greenspace Review SF Lot Area: 34,720 House Footprint: -3,989 Driveway: -3,683 Patios & Walkways: -708 Pool & Patio -2,028 Remaining Greenspace: 24,312 Design Guideline Review: Section 2.3 on pages 64 through 67 of the Design Guidelines provides specific recommendations for the Neighborhood Estates character area. * Multiple variances are required. December 12, 2023 Subsection D recommends that rear wings located in the Primary or Secondary Building Areas be no more than 2 stories and 30 ft. tall and should be at least 3 ft. shorter than the main mass. Rear wings should have a width clearly less than the main mass and should not exceed 50% of the main mass width. No more than 2 rear wings are recommended in the Secondary Building Area. Spacing between wings should be no less than the eave height of the taller wing or half the length of the longer wing. Rear wings located in the Conditional Building Area are allowed if they meet the special conditions in Section 2.6.4 (pg. 88). If allowed, no more than one shall encroach into the Conditional Building Area. These recommendations have been met. 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. All of the proposed windows are clear view, while the existing windows have muntins. Discussion is recommended. 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: 34,720 SF Lot Width: 124’ Ordinance/Design Guideline Allowable/Required Provided Maximum Height: 35’ No Change Minimum Side Yard (Left): 15% = 18.6’ 13.5’ Minimum Side Yard (Right): 15% = 18.6’ No Change Minimum Combined Side Yards: N/A Minimum Rear Yard: (At closest point) 30% = 89.6’ 104.5’ Patio Minimum Side Yard: 20’ 12’ Patio Minimum Rear Yard: 20’ >67’ Maximum Lot Coverage: 7,798 SF 3,989 SF Minimum Greenspace: 65% = 22,568 SF 24,312 SF = 70.0% 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? No 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? *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 December 12, 2023 #9 Nicholas Hinrichs 3300 W 69th Street Mr. Hinrichs is proposing a new walkway and stoop in his front yard. The pillars and patio have been removed from the scope of the project. The project was continued to the December 12th meeting so additional revisions could be made. 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. 11/22/2023 Update: Revised drawings have been provided that eliminate the entry pillars and several walkways. The patio near the house has been reduced, but not eliminated. 12/6/2023 Update: The Hinrichs provided updated plans as requested. The front walkway has been modified to eliminate all internal patios. It is not dimensioned, but scales to be 4 feet wide. The stoop at the southeast corner of the house has grown slightly since the last submittal, It is not dimensioned but scales to be the maximum allowed 60 sf. The remainder of the home’s hardscape has been identified, including the previously approved pool project that has not yet been constructed. The greenspace review table (below) has been updated with the revised areas. While the minimum greenspace number has not been met, the amount of greenspace has improved. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Greenspace Review SF Lot Area: 20,015 House Footprint: -2,004 Detached Garage: -871 Driveway: -2,776 Pool: -839 Pool Deck: -979 Walks & Stoop: -499 Egress wells, walls & AC: -86 Remaining Greenspace: 11,961 December 12, 2023 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: 20,015 SF Ordinance/Design Guideline Allowable/Required Provided Minimum Greenspace: 11,759 SF = 58.7% 65%=13,009 SF 11,961 SF = 59.7% December 12, 2023 #10 Property Owner 2111 Stratford Road The owners are proposing a new 2-story home with a 4,306 sq. ft. footprint. The footprint consists of 2,482 sq. ft. of first floor living space, an 868 sq. ft. 3-car garage, and 918 sq. ft. of covered porches. The project includes a swimming pool, outdoor kitchen, and a backup generator. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Lot Coverage Review SF Main Floor Living Area: 2,482 Main Floor Garage Area: 956 Covered Porches: 868 Detached Accessory Buildings: 0 Total Lot Coverage: 4,306 Summary of Project: The proposed house is a Tudor revival style. It is sided with a combination of timbered stucco and shingle siding. Brick and stone accents are provided at selected elements. The windows all are fixed or casements with Colonial muntin grids. The window arrangement is formal at the front of the house and becomes less so at the rear and the sides. All details and materials are in keeping with the selected design style. A small first floor porch is proposed at the front of the house. It sits behind the front building plane so there are no issues with its location. A second-floor front balcony is proposed over the front entry. Again, this location is allowed by ordinance. The driveway is a simple direct driveway that connects to a small auto court at the east side of the house and provides access to the two garages. A concrete walkway connects the driveway to the home’s front entry. Due to the slope of the property, the home has a full walk-out basement. The proposed pool is located at this lower level. A low retaining wall is indicated along the west side of the pool allowing it to be recessed into the grade so the southern edge is at existing grade. A brick and stone staircase connects the lower patio to a first floor terrace. The outdoor kitchen is located at the terrace level, along with the screened porch. The proposed generator and A/C equipment are located at the southeast corner of the house. The pool equipment is located under the garage in the same area. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Greenspace Review SF Lot Area: 22,715 House Footprint: -4,306 Driveway: -2,005 Porches: -246 Pool Patio: -1,302 Equipment Pads: -55 Remaining Greenspace: 14,801 Percentage 65.2% December 12, 2023 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 A recommends that the main mass of the house should not exceed 50% of the lot width. At 57’- 1” (49%) this recommendation has been met. This section goes on to recommend that the depth of the main mass should not exceed 40 ft. At 26’ feet deep, this recommendation has been met. Subsection B recommends that the total width of all front wings not exceed 50% of the main mass width. The depth should not be greater than the width. The height must be at least 3 ft. shorter than the main mass; however, exceptions are allowed for tall front gables on Tudor homes. The location should be near the front building line. These recommendations have been met. Subsection C recommends that side wings should be set in a minimum of 3 ft. from the front and rear façade of the main mass. Side wings should be at least 3 ft. shorter than the main mass. The garage wing is set back from the front façade but aligns with the proposed rear wing. This recommendation has not been met. Subsection D recommends that rear wings be at least 3 ft. shorter than the main mass. Portions of the rear wing match the height of the main mass. The section goes on to recommend that rear wings should have a width clearly less than the main mass and should not exceed 50% of the main mass width. Spacing between wings should be no less than the eave height of the taller wing. The proposed house has a single large rear wing the full width of the main mass and incorporates the garage side wing making it wider than the main mass. These recommendations have not been met. Subsection F recommends that dormers located on wings or accessory buildings located in the Secondary or Conditional Building Areas should not be oriented toward any neighboring lots. This recommendation has been met. Subsection G recommends that driveways occupy as little of the Primary Landscape Area as possible. On lots wider than 140 feet, the driveway should be located off the side property line a distance no less than 8% of the lot width. These recommendations have been met. 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. The proposed side wing is attached to a non-compliant wing so this recommendation cannot be fully evaluated. Subsection I recommends that roofs have a maximum height of 1.5 times the height of the façade below the eave. This recommendation has been met. Section 2.6.4 on page 89 of the Design Guidelines provides recommendations for lot coverage. The section recommends 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 been met. Section 2.6.4.A on page 89 discourages overbuilding by recommending that homes avoid reaching more than 2 minimum/maximum setbacks or limits. This recommendation has been met. This section also recommends the conditional building area be free of the main mass and wings. A small portion of the rear terrace extends less than a foot into the conditional building area. This recommendation has been met. December 12, 2023 Section 2.7.1 B on page 94 recommends that the number of different roof pitches should be limited to two. The project primarily uses 12/12 and 15.5/12. The dormers use a lower slope which is customary in Tudor design. A low slope roof is used between the two main gables at the rear elevation. This recommendation has not been met. 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 A on page 101 recommends garages be set behind the façade of the main house mass. 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 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. Section 2.7.3.E.2 on page 111 gives recommendations for terraces. These recommendations have been met. PRP Recommendation: [Insert PRP recommendation] Lot Information Zoning: R-1(25)/LS-3 Lot Area: 22,715 sf Lot Width: 116’ Ordinance/Design Guideline Allowable/Required Provided Maximum Height: 35’ 33.8’ Minimum Side Yard (Left): 10’ 18.5’ Minimum Side Yard (Right): 10’ 23..6’ Minimum Combined Side Yards: 30% = 34.8’ 42.1’ Minimum Rear Yard: (At closest point) 20% = 39’ 50’ Patio Minimum Side Yard: 20’ 20.0’ Patio Minimum Rear Yard: 20’ 24.5’ Maximum Lot Coverage: 5,643 sf 4,306 sf Minimum Greenspace: 65% = 14,764 sf 14,801 sf = 65.1% Neighbor Comparison Neighbor to Left Proposed Neighbor to Right Primary Eave Height Above Finished Grade: 20.5’ First Floor Elevation: 932.5’ 939.5’ 939.9’ Top of Foundation Elevation: 938.2’ Second Floor Plate Height Eave Height 941.7 958.75’ 957.1’ Ridge Height: 961.0’ 971.8’ 969.2’ December 12, 2023  Site Elements Driveway width at Property Line: 12.0’ Driveway width at house. Varies Circle Drive Interior Green N/A Second Floor Plate Height 9.1’ Drainage Study Required if any answer below is “Yes” Yes/No Is the project adding 1,000 sq. ft. or more of impervious surface? 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 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 *The Architectural Review Board may require the drainage study be submitted before they act on the proposed project Existing Lot Address Lot Area LC by Ordinance % max used Coverage 2111 Stratford Road 22,715 2,041 5,643 36.17% 2100 Stratford Road 44,256 7,068 8,970 78.80% 2201 Stratford Road 31,169 4,038 7,030 57.44% 2110 Stratford Road 27,616 2,808 6,463 43.45% 2220 Stratford Road 25,038 3,182 6,038 52.70% 6000 High Drive 28,671 3,551 6,634 53.53% Average 53.68% 50% Increase 80.52% 2111 Stratford 22,715 Proposed: 4,306 5,643 76.3% Recommended Lot Coverage as reduced by 150% Rule: December 12, 2023