Architectural Review Board (ARB)

ARCHITECTURAL REVIEW BOARD AGENDA February 11, 2025 3:00 p.m. Pre-meeting to begin at 2:15 p.m. #1 Naila & Akhtar Naveed Replacing retaining wall 2601 W 68th Street #2 Matthew & Mallory Gound Changes to previously approved project 6408 Verona Road #3 Michael & Dina Gardner New detached accessory building / Replacing railing 3416 W 69th Street #4 James & Emily Cooling 2-Story rear wing addition 3001 W 67th Terrace #5 Brett & Angela Sperry* Replacing garage wing with 2-story wing 6452 Overbrook Road #6 Andrew Nosti† CONTINUED TO MARCH 11 New House 5509 Mission Drive Continued from January 14 ARB Mtg *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 Naila & Akhtar Naveed 2601 W 68th Street The Naveeds are proposing to replace a retaining wall in their rear yard. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages/Conditions: None Summary of Project: The proposed wall encircles an existing swimming pool in the rear yard. The wall will be constructed of a faux stone. At its highest point, the wall stands less than two feet tall. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Design Guideline Review: Section 2.7.3.C on page 109 provides specific recommendations for Garden Walls and Fences. This section recommends that garden walls and retaining walls be constructed of brick, stone, or stucco compatible with the main house. It generally discourages the use of faux materials. This recommendation has not been met. February 11, 2025 #2 Matthew & Mallory Gound 6408 Verona Road The Gounds are returning to the ARB to propose expanding their previously approved porch. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front Any Special Frontages: None Summary of Project: At the November 19, 2024, ARB meeting the Gounds presented a whole house remodel that included a new rear wing that was partially a screened in porch. They are now proposing to enclose the screened-in porch. This change required the modification of the large screen panels into smaller window panels. The proposed windows are similar, but not an exact match to the previously approved windows. Note: greenspace nor lot coverage are being proposed to be altered. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Greenspace Review SF Lot Area: 20,335 House Lot Coverage: -3,808 Added Structure: -977 Driveway, Patios and walkways -3,298 Remaining Greenspace: 12,252 Greenspace Percentage: 60.25% 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 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. The proposed wing extends the full width of the main mass. 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 not 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 not been met. February 11, 2025  Lot Information Zoning: R-1(20)/LS-3 Lot Area: 20,335 Lot Width: 120’ Ordinance/Design Guideline Allowable/Required Provided Maximum Height: 35’ No Change Minimum Side Yard (Left): 10’ 34.7’ No Change Minimum Side Yard (Right): 10’ 13.3’ No Change Minimum Combined Side Yards: 30% = 36.0’ 48.0’ No Change Minimum Rear Yard: (At closest point) 20% = 34.0’ 39.2’ No Change Patio Minimum Side Yard: 20’ N/A Patio Minimum Rear Yard: 20’ N/A February 11, 2025 #3 Michael & Dina Gardner 3416 W 69th Street The Gardners are proposing a new detached accessory building and to replace the railing at their screened porch. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages/Conditions: Narrow Lot & Edge Frontage (Country Club) Lot Coverage Review SF Existing Home: 2,593 New Detached Accessory 300 Building: Total Lot Coverage: 2,893 Summary of Project: The proposed geometric X Chippendale railing will replace a simple picket railing in the same configuration. The proposed detached accessory building will be located on an existing sport-court pad at the rear of the property. The new structure will take up 300 sf of the 529 sf existing pad. The building will have shake siding to match the main house. The front will feature a pedestrian door flanked by two windows and coach lamps. A large pair of doors is proposed on the east side of the building. The two remaining sides, that face the neighboring properties, do not contain any fenestration. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Greenspace Review SF Lot Area: 21,687 House Footprint: -2.593 Existing Pad for Accessory -529 Building: Driveway & Front Walk: -1,900 Patios & Walkways: -1,064 Remaining Greenspace: 18,191.407 = 83.88% Design Guideline Review: Section 2.5 on pages 64 through 67 of the Design Guidelines provides specific recommendations for the Neighborhood Estates character area. 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 if allowed under Section 2.6.4 (pg. 88). There should be no more than 2 accessory buildings per lot. These recommendations have 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. February 11, 2025  Lot Information Zoning: R-1(20)/LS-3 Lot Area: 21,687 sf Lot Width: 96.0’ Ordinance/Design Guideline Allowable/Required Provided Accessory Building Height: 24’ 13.5’ Accessory Building Minimum Side Yard Setback: 10’ 17’ Accessory Building Minimum Rear Yard Setback: 10’ 15.5’ Accessory Building Maximum Area: 720 sf 300 sf Maximum Lot Coverage: 5,464 sf 2,893 sf Minimum Greenspace: 65% = 14,097 sf 18,191 = 83.88 % 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? 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. February 11, 2025 #4 James & Emily Cooling 3001 W 67th Terrace The Coolings are proposing a 2-story rear wing addition. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages/Conditions: None Lot Coverage Review SF Existing Home: 2,925 New Addition: 535 Total Lot Coverage: 3,460 Summary of Project: The proposed addition extends out the rear of the house at the east side where it replaces a smaller rear wing. The proposed wing’s highest ridge matches the secondary ridge of the existing house. The wing steps down as it extends into the rear yard. All materials, detailing, and fenestration match the existing house. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Greenspace Review SF Lot Area: 19,083 House Footprint: -3,460 Driveway & Front Walk: -2,087 Patios & Walkways: -1,367 Remaining Greenspace: 12,169 = 63.77% Design Guideline Review: Section 2.5 on pages 72 through 75 of the Design Guidelines provides specific recommendations for the Suburban character area. Section 2.7.3.A on page 106 recommends that LS-1 LS-2 properties have a greenspace no less than 60% of the lot area. This recommendation has been met. February 11, 2025  Lot Information Zoning: R-1(16)/LS-2 Lot Area: 19,083 sf Lot Width: 110’ Ordinance/Design Guideline Allowable/Required Provided Maximum Height: 35’ No Change Minimum Side Yard (Left): 10.1’ (Existing) 10’ 17.5’ (At new addition) Minimum Side Yard (Right): 10’ 20.2’ (Existing) Minimum Combined Side Yards: 25% = 27.5’ 30.2’ Minimum Rear Yard: (At closest point) 20% = 31.76’ 32.9’ Maximum Lot Coverage: 4,999 sf 3,460 sf Minimum Greenspace: 60% = 11,449.8 sf 12,169 = 63.77 % 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? 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. February 11, 2025 #5 Brett & Angela Sperry * 6452 Overbrook Road The Sperrys are proposing to demolish their existing 1-story garage wing and replace it with a new larger 2- story garage wing. Summary of Property: • Character Area: Traditional • Location of Common Green Space: Front • Any Special Frontages/Conditions: None Lot Coverage Review SF Main Floor Living Area: 1,652 New addition 764 Front Porch: 137 Total Lot Coverage: 2,553 Summary of Project: The proposed 2-story garage wing is larger than the previous wing and located in the same area. The roof line and eave lines align with the home’s existing roof and eave lines. All materials, detailing, and fenestration match the existing house. A small secondary wing is proposed at the back of the garage wing. This wing has a simple shed roof and no fenestration. The north/right side of the home features several small clerestory windows on the second floor and slightly larger windows on the first floor. Ordinance Compliance: The project is in violation of City Code Section 5-120.A.1.(a) which requires a side yard setback of at least 10 feet. A variance of 3.9 feet is required. Greenspace Review SF Lot Area: 15,134 House Footprint: -2,553 Driveway: -588 Brick Patio -474 Brick Sidewalk: -224 Window Wells: -16 AC Pads: -40 Remaining Greenspace: 11,239 = 74.26% * The project requires a variance from the Board of Zoning Appeals February 11, 2025 Design Guideline Review: Section 2.4 on pages 68 through 71 of the Design Guidelines provides specific recommendations for the Traditional Neighborhood character area. Subsection C recommends that side wings should be located primarily within the Primary Building Area and located on the side adjacent to the main mass of the neighboring home. Side wings should 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. The depth should not exceed 30 ft. The height is limited to 1 ½ stories and 24 ft. and should be at least 3 ft. shorter than the main mass. The proposed wing is 33’-2” deep and 24’-11” tall, and a full 2 stories. The proposed wing extends into the side primary landscape area. Discussion is recommended. Due to the small lot sizes and compact massing, the design guidelines generally discourage compound wings in the traditional neighborhood character area. 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 not 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. Lot Information Zoning: R-1(10)/LS-1 Lot Area: 15,134 sf Lot Width: 112’ Ordinance/Design Guideline Allowable/Required Provided Maximum Height: 35’ No Change Minimum Side Yard (Left): 10’ 34.2’ (Existing) Minimum Side Yard (Right): 10’ 6.1’ (Proposed) Minimum Combined Side Yards: 25% = 28.0’ 40.3’ Minimum Rear Yard: (At closest point) 20% No Change Maximum Lot Coverage: 4,255 sf 2,553 sf Minimum Greenspace: 60% = 9,080 sf 11,239 sf = 74.26% 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? 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. February 11, 2025