Architectural Review Board (ARB)

ARCHITECTURAL REVIEW BOARD AGENDA July 16, 2024 3:00 p.m. Pre-meeting to begin at 2:30 p.m. #1 Kenneth & Mary Hassler Replacing HVAC equipment 2700 W 68th Street #2 Marilyn McConnell New detached garage 5800 High Drive #3 Adam & Angela Thomas New detached garage with second-floor area 6701 Belinder Avenue *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 Kenneth & Mary Hassler 2700 W 68th Street The Hasslers are proposing to replace their HVAC equipment. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The existing HVAC unit is currently non-conforming located in the side yard 8 feet from the side property line. The proposed unit will go back in the same place. Ordinance Compliance: The project is in violation of City Code Section 5-120.C which requires accessory structures be located a minimum of 10 feet from the side property line. A variance of 2 feet would be required, however, section 5- 128.C.1 allows for the replacement of certain non-conforming structures without requiring a variance. This exception includes HVAC equipment. Design Guideline Review: There are no conflicts between the proposed project and the City of Mission Hills Design Guidelines. July 16, 2024 #2 Marilyn McConnell 5800 High Drive Ms. McConnell is proposing a new detached garage at the northwest corner of the property. 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: 1,937 Detached Accessory Buildings: 704 Total Lot Coverage: 2,641 Summary of Project: The proposed detached garage sits at the northwest corner of the property at the minimum setbacks. The single-story structure is sided with brick and stucco to match the main house. The garage has a full basement with a window well at the rear. There is no indication of HVAC equipment. The home’s existing rear entry basement garage will be closed off and the grade built up, allowing several retaining walls to be removed. A new driveway section will connect the new garage to the existing driveway. A small retaining wall is proposed at the north side of the drive. A new concrete walkway connects the new garage to the existing patio. At the front of the house, the existing circle driveway is being partially removed. A 20-foot-deep hammerhead will remain. A new 4-foot-wide walkway connects the driveway to the existing front stoop. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Greenspace Review SF Lot Area: 20,201 House Footprint: -2,641 Driveway: -3,081 Patios & Walkways: -1,661 Remaining Greenspace: 12,818 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 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). There should be no more than 2 detached accessory buildings per lot. 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. The two proposed dormers are oriented to the front. This recommendation has been met. Subsection G recommends that driveways occupy as little of the Primary Landscape Area as possible. This recommendation has been met. July 16, 2024 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 2.7.3.A on page 106 recommends LS-3, 4 and 5 properties have a greenspace no less than 65% of the lot area. The proposed greenspace is an increase from the existing 61.69% but at 63.45% it does not meet the recommendation. Discussion is recommended. Lot Information Zoning: R-1(25)/LS-3 Lot Area: 20,201 SF Lot Width: 100’ Ordinance/Design Guideline Allowable/Required Provided Accessory Building Height: 24’ 21’-10” Accessory Building Minimum Side Yard Setback: 10’ 10’ Accessory Building Minimum Rear Yard Setback: 10’ 10’ Maximum Lot Coverage: 5,201 SF 2,641 SF Minimum Greenspace: 65% = 13,131 SF 12,818 SF = 63.45% 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 2) project will not decrease existing greenspace on site 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. July 16, 2024 #3 Adam & Angela Thomas 6701 Belinder Avenue The Thomases are proposing a new detached garage with a second-floor living area. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front & Side • Any Special Frontages: None Lot Coverage Review SF Main Floor Living Area: 1,765 Detached Accessory Buildings: 820 Total Lot Coverage: 2,585 Summary of Project: The proposed garage is located on the existing auto court. The existing lower-level garage will be filled in with large windows and used for interior space. The lot is a unique situation where the garage is much like a basement garage. Retaining walls are located on all sides. New retaining walls are proposed along the east side of the property to allow for the new accessory building. At the south end of the accessory building, a new screen wall is proposed that is constructed to match the retaining walls, but provides a perforated pattern. The space between the new garage and the main house is a circulation zone that includes stairs for the main house entry and the new second-floor living area. Access to the main house stays essentially the same, but the mid-level patio has been enlarged. The second-floor living space cantilevers over the side of the garage below but does not take up the full footprint of the garage below. All materials, fenestration, and detailing of the new garage match those of the main house. There is no indication of HVAC equipment. Clarification is required. At the property’s south side a new gate screen wall, constructed to match the screen wall at the accessory building, is proposed to connect the southeast corner of the house to the south property line. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Greenspace Review SF Lot Area: 24,316 House Footprint: -2,585 Driveway: -1,656 Patios, Walls & Walkways: -1,410 Remaining Greenspace: 18,665 Design Guideline Review: Section 2.5 on pages 72 through 75 of the Design Guidelines provides specific recommendations for the Suburban character area. July 16, 2024 Subsection E recommends that detached accessory buildings located in the Conditional Building or Primary Landscape Areas are limited to a height of 1 story with 10-ft. maximum eave heights with a maximum area of 720 sq. ft. Since the building has a flat roof it does not have eaves in the traditional sense. The height of the building is 18.5 feet above the driveway, and approximately 15.4 feet above grade at the rear property line. An interpretation of the Design Guidelines is required. The footprint of the first floor is only 676 sq. ft., which meets the area requirement, but the second-floor cantilevers over the first floor. The dripline of the building is 820 sq. ft. An interpretation of the Design Guideline is required. Please note, the larger footprint number has been used for calculations. A small 1-story portion of the garage extends into the primary landscape area, the remainder of the building is in the Conditional Building Area. Since the building is two stories, this recommendation has not been met. Discussion is recommended. 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. The existing driveway is 14’-6” wide and is not being modified. 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: 24,316 SF Lot Width: 156’ Ordinance/Design Guideline Allowable/Required Provided Patio Minimum Side Yard: 20’ 34.5’ Patio Minimum Rear Yard: 20’ 34.0’ Accessory Building Height: 24’ 18.5’ Accessory Building Minimum Side Yard Setback: 58’ North 10’ 59.5’ South Accessory Building Minimum Rear Yard Setback: 10’ 14.75’ Maximum Lot Coverage: 5,957 SF 2,585 SF Minimum Greenspace: 65% = 15,805 SF 18,665 SF = 75% 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 2) project will not decrease existing greenspace on site 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. July 16, 2024