Architectural Review Board (ARB)

ARCHITECTURAL REVIEW BOARD AGENDA July 2, 2024 3:00 p.m. Pre-meeting to begin at 2:30 p.m. #1 Consent Agenda A. Thomas Bradshaw & Christine Rankin – 2111 W 67th Terrace Window replacements B. Andrew & Kara Harmon – 6745 Belinder Avenue Changes to previously approved project C. Tom & Susan Jones – 6716 Cherokee Lane Changes to previously approved project D. John & Nancy Valentine – 6131 Ensley Lane Window replacements E. Jason & Claire Cunningham – 2340 Guilford Lane Generator replacement #2 Robert Barnes & Karen Bisset Replace driveway 6445 Seneca Road #3 Kyle & Lexie Douglas Replace circle driveway 1901 W 68th Street #4 Kevin & Ann Harlan Rear addition and patio / Outdoor kitchen 2204 W 59th Street #5 Kevin & Katharine Novak Addition to existing garage 6320 Belinder Avenue #6 Dan & Donita Miller Generator Installation 2335 Guilford Lane Project continued from June 4th meeting *Variance required from the Board of Zoning Appeals † 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. Thomas Bradshaw & Christine Rankin 2111 W 67th Terrace The Bradshaw/Rankins are proposing multiple window replacements. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: All of the proposed windows are replacing units of the same size. The owners are proposing changing the muntin bars from a colonial pattern to a simpler modern 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. July 2, 2024 B. Andrew & Kara Harmon 6745 Belinder Avenue The Harmons are returning to the ARB with changes to their previously approved project. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front & Side • Any Special Frontages: None Summary of Project: The Harmons are now proposing a cable railing system on the deck. A cable railing is in keeping with the design intent. 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 Code of Ordinances. July 2, 2024 C. Tom & Susan Jones 6716 Cherokee Lane The Joneses are returning to the ARB with changes to their previously approved project. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: Hillside Summary of Project: The Jones are proposing an extension to the driveway near the garage. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Greenspace Review SF Lot Area: 39,314 House Footprint: -4,743 Driveway: -3,197 Driveway Extension: -101 Window Wells: -126 Utility Yard: -165 Site Walls: -244 Patios & Walkways: -2,052 Remaining Greenspace: 28,686 73% Design Guideline Review: Section 2.7.2 B. on pages 102 and 103 of the Design Guidelines provides specific recommendations for driveways. Section 2 recommends that direct drives be limited to 12 foot wide within 30 feet of the curb. This recommendation has been met. July 2, 2024 D. John & Nancy Valentine 6131 Ensley Lane The Valentines are proposing an interior remodel that includes a window replacement. 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 Valentines are proposing to replace a triple casement, in a box bay, with a double casement with a fixed light. 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. July 2, 2024 E. Jason & Claire Cunningham 2340 Guilford Lane The Cunninghams are proposing to replace their exiting generator in the same location. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The existing and new generator sits approximately 12 feet from the rear property line and approximately 27 feet from 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: There are no conflicts between the proposed project and the City of Mission Hills Design Guidelines. July 2, 2024 #2 Robert Barnes & Karen Bisset 6445 Seneca Road The Barnes/Bissets are proposing to replace their driveway with a configuration similar to the existing. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The existing driveway is 15’-6” wide at the property line, reduces down to 13’-7” at the narrowest spot, and then widens back up to connect to the garage and a large hammerhead. The owners are proposing to replace the existing asphalt driveway with a new colored concrete drive. The color has not been specified. The new drive follows the existing drive, with the exception of a small planter area near the front steps, and a slight reduction of the width of the hammerhead. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Design Guideline Review: Section 2.7.2 B. on pages 102 and 103 of the Design Guidelines provides specific recommendations for driveways. Section 2 recommends that direct drives be limited to 12 foot wide within 30 feet of the curb. This recommendation has not been met. The 2021 Design Guideline Supplement provides recommendations for driveway back out and maneuvering areas. These areas should be located behind the front building line and should be no more than 20’ x 20’. This recommendation has not been met. The revised hammerhead is 23’ x 18’ July 2, 2024 #3 Kyle & Lexie Douglas 1901 W 68th Street The Douglases are proposing an interior remodel that includes multiple window replacements and reconfigurations at the rear of the house. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: Creekside Summary of Project: At the rear of the house, three new windows are proposed. A new double-hung window will replace an existing window. Another set of windows included a wide horizontal unit, with a smaller unit stacked on top. An existing window will also 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 2.7.1 D on page 96 of the Design Guidelines, provides specific recommendations for windows and doors. This section suggests that muntin bars match the style of the house, with all windows having matching patterns. The existing house has a variety of clear-view windows and windows with colonial muntin bars. All of the proposed windows are clear-view. Discussion is recommended. The section goes on to suggest that window openings have vertical proportions This recommendation has not been met. July 2, 2024 #4 Kevin & Ann Harlan 2204 W 59th Street The Harlans are proposing a new rear addition and patio with an outdoor kitchen. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: Intersection Green Lot Coverage Review SF Main Floor Living Area: 2,472 Main Floor Garage Area: 0 Covered Porches: 420 Proposed Addition 925 Total Lot Coverage: 3,817 Summary of Project: The proposed addition creates a new rear wing. Materials, detailing and fenestration match the existing house. Due to the topography of the lot, a large portion of the foundation is exposed. The proposed stone patio is set down a few steps below the main level of the new wing. The outdoor kitchen consists of a built-in grill near the main house. A large freeform patio is being removed to make way for the new 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: 29,941 House Footprint: -3,817 Direct Driveway: -1,194 Circle Driveway: -1,798 Patios & Walkways: -1,007 Misc. -102 Remaining Greenspace: 22,023 73.6% 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 D recommends that rear wings should have a width clearly less than the main mass and should not exceed 50% of the main mass width. 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. Rear wings allowed in the Conditional Building Area are limited to 1 1/2 stories and 24 ft. in height with eaves no taller than 12 ft. They should be at least 3 ft. shorter than the main mass. The oddly shaped lot meets the requirement for Section 2.6.4. The height of the proposed wing is approximately 25 feet tall, and the eaves are 16’-4” above grade, at the highest point. Discussion is recommended. 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. July 2, 2024 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 D on page 96 recommends that all window muntins on the home be the same pattern and proportion, with few exceptions. This recommendation has not been met. The existing home has windows with a combination of full colonial muntins and muntins in the upper sash only. The proposed addition’s windows only have muntins in the upper sash. 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 D on page 110 provides specific recommendations about altering grade and topography. The proposed addition does not require any significant grading. This recommendation has 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 Lot Information Zoning: R-1(30)/LS-4 Lot Area: 29,941 SF Lot Width: 180.17’ Ordinance/Design Guideline Allowable/Required Provided Maximum Height: 35’ No Change Minimum Side Yard (Left): 10’ Minimum Side Yard (Right): 10’ Minimum Combined Side Yards: N/A Minimum Rear Yard: (At closest point) 15% = 27' Patio Minimum Rear Yard: 20’ 24.16’ Maximum Lot Coverage: 6,837 SF 3,817 SF Minimum Greenspace: 65% = 19,462 SF 22,023 SF = 73.6% July 2, 2024 #5 Kevin & Katharine Novak 6320 Belinder Avenue The Novaks are proposing an addition to their existing detached garage. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: Edge Frontage Summary of Project: The existing garage sits in the southwest corner of the property. The proposed addition is on the northeast side, near the main house. The new addition facilitates a larger second floor over the garage. Greenspace Review SF Lot Area: 27,898 House Footprint: -2,516 Detached Garage: -720 Driveway: -2,836 Side & Rear Hardscape: -2,057 Front Hardscape: -1,046 Remaining Greenspace: 18,723 67.1% Ordinance Compliance: There are no conflicts with City 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 E recommends that detached accessory buildings located in the Conditional Building or Primary Landscape Areas are limited to 1 story with 10-ft. maximum eave heights with a maximum area of 720 sq. ft. if allowed under Section 2.6.4 (pg. 88). These recommendations have been met. With the modifications, the accessory building will have a 720 sq. ft. footprint, be two stories tall, with 8-foot-tall eaves. 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. Dormers should be scaled as modest accessories to the roof they adorn and windows to the room they serve, not as entire rooms with their own roofs or “wings” sitting on the roof. These recommendations have not been met. Several new windows face the neighbors, and the rear dormer is a low slope roof tucked between two small existing dormers. 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. July 2, 2024  Lot Information Zoning: R-1(20)/LS-4 Lot Area: 27,898 SF Lot Width: 186’ Ordinance/Design Guideline Allowable/Required Provided Maximum Height: 35’ No Change Patio Minimum Rear Yard: 20’ 0’ Accessory Building Height: 24’ 20’-2” Accessory Building Minimum Side Yard Setback: 10’ 43.2’ Accessory Building Minimum Rear Yard Setback: 10’ 12.3’ Minimum Greenspace: 65% = 18,134 SF 18,723 SF = 67.1% July 2, 2024 #6 Dan & Donita Miller 2335 Guilford Lane The Millers are requesting approval for a generator they installed in their rear yard. This project was continued at the June 4th ARB meeting so an alternate location could be found for the generator. See plans for the new location. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The Millers propose locating their generator 10 feet from the rear property line. New landscaping is proposed to screen the generator from the rear neighbor’s view. 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. July 2, 2024