Architectural Review Board (ARB)

ARCHITECTURAL REVIEW BOARD AGENDA January 30, 2024 3:00 p.m. Pre-meeting to begin at 2:30 p.m. #1 Kristopher & Anne Bruso New addition / Window and door modifications / 2601 W 64th Street Skylight modifications #2 Stuart & Megan Maffry† New Home 2721 W 68th Street Continued from January 16, 2024 *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 Kristopher & Anne Bruso 2601 W 64th Street The Brusos are proposing a new addition at the rear of their home. They are also proposing various window, door and skylight modifications. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: At the rear of the house, the Brusos have an existing bay structure. They are proposing to remove the existing skylights over the bay. They are also proposing to replace the French doors, at the back of the bay, with a new single fixed window. A fixed window, at the side of the bay is to be replaced with a single door. The new addition is located to the side of the bay. The roof for the new addition will be incorporated into the bay structure. Multiple windows are being replaced at the rear of the house. A new window is proposed near the existing chimney. 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. January 30, 2024 #2 Stuart & Megan Maffry 2721 W 68th Street The Maffrys are proposing a new 1-story home with a 4,050 sq. ft. footprint. The footprint consists of 2,614 sq. ft. of first floor living space, a 926 sq. ft. 2-car garage (4 car tandem), and 510 sq. ft. of covered porches. The project includes a covered patio with an outdoor kitchen. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Lot Coverage Review SF Main Floor Living Area: 2,614 Main Floor Garage Area: 926 Covered Porches: 510 Detached Accessory Buildings: 0 Total Lot Coverage: 4,050 Summary of Project: The proposed home is a contemporary design in the Prairie School style. The siding is primarily stucco with stone accent. Additional wood accents are proposed at the front elevation and garage door. A wood water table encircles the house. The fenestration is a combination of fixed and casement windows with Prairie-style muntins in the transoms. The window style/layout stays fairly consistent at all elevations. The roof employs composition shingles with a low slope and large overhangs, which are characteristic of the Prairie Style. The proposed covered porch and screened porch are incorporated into the rear wing. The outdoor kitchen is in the covered porch and consists of a simple stone base with stainless steel appliances. The proposed patio extends out from the screened porch and is a simple concrete patio. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Greenspace Review SF Lot Area: 15,323 House Footprint: -4,050 Driveway: -785 Front Walkway: -220 Patios & Walkways: -664 Window Wells: -181 Remaining Greenspace: 9,423 Design Guideline Review: Section 2.5 on pages 72 through 75 of the Design Guidelines provides specific recommendations for the Suburban character area. January 30, 2024 Subsection A recommends that the main mass should be located entirely in the Primary Building Area. Its width should not exceed 50% of the lot width and not exceed 65 ft. At 81 feet this recommendation has not been met. However, the one-story home uses a horizontal massing style which is common in the Suburban character area and lends itself to wide masses. This section goes on to recommend that the depth of the main mass should not exceed 40 ft. At 35 feet deep, this recommendation has been met. Lastly, this section recommends that the height be restricted to 2 stories and 30 feet. That recommendation has been met. With few exceptions, the main mass should be the tallest, widest and most highly visible massing element of the home. A minimum of 50% of the front facade should be visible from the street. Front projections such as porches, stoops, bay windows and chimneys that are 6 ft. deep or less are considered part of the visible main mass front facade. Front porches deeper than 6 ft. that are 75% open on the street-facing side are considered part of the visible main mass front facade. These recommendations have been met. Subsection B recommends that the total width of front wings not exceed 50% of the main mass width. The depth should not be greater than the main mass. The height is limited to 1 ½ stories and should be at least 3 ft. shorter than the main mass. Front wings should be located near the front building line. There should be no more than two. If a forecourt is formed between two front wings, the forecourt width should be at least 20 ft. These recommendations have been met. Subsection C recommends that side wings be inset a minimum of 3 ft. from the front and rear facades of 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. These recommendations have been met. A side wing located in the Conditional Building Area is allowed if it meets the special conditions in Section 2.6.4 (pg. 88). This section recommends a side wing only be allowed in the Conditional Building Area if the lot has atypical conditions. This lot is less than 130 ft. wide which is considered an atypical condition. If allowed by the ARB, the height of the side wing is limited to 1 story and 16 ft. and should be at least 3 ft. shorter than the main mass. Side wings in the Conditional Building Area should contain no second floor or dormer windows that overlook the neighbors. The side wings do not contain any second floor or dormer windows. There are two side wings in the Conditional Building Area so this recommendation has not been met. Subsection D recommends that rear wings located in the Primary Building Area can have an unlimited depth, but the total width of rear wings should not exceed 50% of the main mass width. Their height is limited to 1 ½ stories and 24 ft. and they should be at least 3 ft. shorter than the main mass. These recommendations have been met. Rear wings located in the Conditional Building Area are allowed if they meet the special conditions in Section 2.6.4 (pg. 88). This section recommends rear wings only be allowed in the Conditional Building Area if the lot has atypical conditions. If allowed, no more than one shall encroach into the Conditional Building Area. The rear wing should not exceed 1 story and 16 ft. in height and should be at least 3 ft. shorter than the main mass. The depth should not exceed 24 feet. There are no rear wings located in the Conditional Building Area. January 30, 2024 Section 2.6.2 on page 79 provides specific recommendations for adjustments to narrow lots (less than 130 ft. wide) OR houses less than 30 ft. apart. When this occurs, which is does in this case, this section recommends that the ground floor to second floor height not exceed that of the side neighbor by more than one foot for every ten feet of separation. 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. Section 2.7.1 B on page 94 recommends that the number of different roof pitches should be limited to two. This recommendation has been met. Section 2.7.1.C on page 95 provides specific recommendations for projecting elements. 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. 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 not 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-1 and 2 properties have a greenspace no less than 60% of the lot area. This recommendation has been met. Section 2.7.3 D on page 110 provides specific recommendations about altering grade and topography. This section recommends conserving the natural landforms. The owner is not proposing any significant grading that raises the natural topography by more than 1 foot. This recommendation has been met. Section 2.7.3 E on page 111 provides specific recommendations for courtyards. Courtyards should engage the main mass of the principal building and provide access to the main entry. They should be oriented toward the street. Their depth should be between 8 and 16 feet and the width should be greater than the depth but less than the width of the home’s main mass. The walls should be between 16 and 36 inches. Entry posts should be limited to 4 feet tall. These recommendations have been met. Section 2.7.3 E on page 111 provides specific recommendations for Patios and Outdoor Recreational Facilities. This section recommends that these elements follow the zoning regulations to help mitigate water runoff and minimize noise from entertainment areas. This recommendation has been met. January 30, 2024 Professional Review Panel Recommendation: The PRP recommends approval. Lot Information Zoning: R-1(20)/LS-1 Lot Area: 15,323 SF Lot Width: 112.5’ Ordinance/Design Guideline Allowable/Required Provided Maximum Height: 35’ 20.65’ Minimum Side Yard (Left): 10’ 14.0’ Minimum Side Yard (Right): 10’ 14.1’ Minimum Combined Side Yards: 25% = 28.0’ 28.1’ Minimum Rear Yard: (At closest point) 20%=27.62’ 36.9’ Patio Minimum Side Yard: 15’ 19.25 Patio Minimum Rear Yard: 15’ 19.9’ Maximum Lot Coverage: 4,292 SF 4,085 SF Minimum Greenspace: 60% = 9,194 SF 9,423 SF = 61.5% Neighbor Comparison Neighbor to Left Previous Proposed Neighbor to Right Primary Eave Height 967.4’ 965.5’ 970.48’ 960.9’ Above Finished Grade: First Floor Elevation: 960.8’ 958.1’ 960.1’ 953.1’ Top of Foundation Elev: 958.93’* Ridge Height: 974.1 974.1’ 978.75’ 968.5’ Note: There is an existing retaining wall and significant grade change to the right (west.) * Phelps Engineering strongly recommends the top of foundation be raised as shown on the proposed site plan to achieve positive drainage. Site Elements Driveway width at Property Line: 12.0’ Driveway width at house. 22.0’ Circle Drive Interior Green N/A Second Floor Plate Height N/A 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 ARB may require the drainage study be submitted before they act on the proposed project. January 30, 2024  Existing Lot Address Lot Area LC by Ordinance % max used Coverage 2721 W 68th St 15,323 2,857 4,292 66.6% 2701 W 68th St 17,125 3,350 4,637 72.2% 2710 W 68th St 15,230 3,454 4,274 80.8% 2711 W 68th St 15,112 2,853 4,251 67.1% 2720 W 68th St 15,619 3,335 4,349 76.7% 2800 W 68th St 14,718 2,912 4,173 69.8% 2801 W 68th St 15,043 3,055 4,237 72.1% 2811 W 68th St 18,672 3,297 4,924 67.0% 2710 W 69th St 15,797 3,042 4,384 69.4% 2720 W 69th St 14,599 3,204 4,150 77.2% 2800 W 69th St 14,764 2,786 4,183 66.6% Average 71.4% 50% Increase 100.0% 2721 W 68th St 15,323 Proposed = 4,085 4,292 95.2% January 30, 2024