Architectural Review Board (ARB)

ARCHITECTURAL REVIEW BOARD AGENDA February 25, 2025 3:00 p.m. Pre-meeting to begin at 2:30 p.m. #1 Charles & Anna Ludington Replacing windows 6409 Willow Lane #2 Carolyn & John Gates Replacing windows 6533 High Drive #3 Stuart & Megan Maffry* Landscape plan / Hardscape 2721 W 68th Street #4 Thomas & Analisa Cox 2nd story rear wing addition / Fence / Windows 2020 W 56th Street *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 Charles & Anna Ludington 6409 Willow Lane The Ludingtons are proposing to replace windows at the rear of their house. Summary of Property: • Character Area: Traditional • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The existing windows are a combination of fixed windows with a Palladian arch. All of the windows are clear- view. The Ludingtons are proposing to replace the windows with new units of the same size and style. 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 recommends that all window muntins on the home be the same pattern and proportion, with few exceptions. Most of the home’s windows have colonial muntin bars. The windows being modified are clear-view as are the proposed windows. February 25, 2025 #2 Carolyn & John Gates 6533 High Drive The Gates are proposing to replace four special-shaped windows at the rear of their home. Summary of Property: • Character Area: Traditional • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: At the rear of the house, the Gates are proposing to replace four special-shaped windows with new windows in the same opening. The opening consists of two triangular windows and two rectangular windows all mulled together. The Gates propose replacing them with one large triangular window and one large rectangular window. 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 recommends that all window muntins on the home be the same pattern and proportion, with few exceptions. Most of the home’s windows have colonial muntin bars. The windows being modified are clear-view as are the proposed windows. February 25, 2025 #3 Stuart & Megan Maffry * 2721 W 68th Street The Maffrys are returning to the ARB to present their landscape plan and hardscape modifications. 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: On February 13, 2024, the Maffry project was approved with a patio directly behind the home’s covered porch. The Maffrys are now proposing to locate the patio closer to the side property line. They are further proposing to change the previously approved sidewalks to steppingstones. This reduces the paved areas for patios and walkways from 664 sf to 462 sf and therefore increases the greenspace by 202 sf. Ordinance Compliance: The project violates City Code Section 5-120.D., which requires patios on LS-1 Lots to have a minimum side yard setback of 15 feet. At 7.5 feet from the property line, a variance of 7.5 feet is required. Greenspace Review SF Lot Area: 15,323 House Footprint: -4,050 Driveway: -785 Front Walkway: -220 Patios & Walkways: -462 Window Wells: -181 Remaining Greenspace: 9,625 Design Guideline Review: There are no conflicts between the proposed project and the City of Mission Hills Design Guidelines. 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. The required greenspace is at least 9,194 square feet. This recommendation has been met. Lot Information Zoning: R-1(20)/LS-1 Lot Area: 15,323 SF Lot Width: 112.5’ * A variance is required from the Board of Zoning Appeals February 25, 2025 #4 Thomas & Analisa Cox 2020 W 56th Street The Coxes are proposing replacing the second floor of an existing rear wing; with miscellaneous windows and doors throughout the house. They are also proposing to replace/modify their existing fence. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front & Side • Any Special Frontages: Intersection Green Summary of Project: The home’s existing rear wing has a partial second floor. The Coxes are proposing to demolish the second floor of the rear wing and replace it with a new area of the existing first floor. An eyebrow eave is proposed along the floor line for the full perimeter of the wing. The ridge of the new addition will tie into the existing roof and match the main roof height. The addition is sided with timbered stucco to match the main house. The fenestration is limited at the rear but matches the rest of the house. Various windows and doors are being replaced throughout the house. All are in keeping with the design intent. The proposed fence is stockade with a French Gothic picket. It will replace the chain link fence along the north and east sides of the property. The remaining wrought iron fencing will be modified to meet the building code. The gates will be modified to swing out. Ordinance Compliance: 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 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. The proposed wing is under 30 feet but matches the height of the main mass. Discussion is recommended. Rear wings should have a width clearly less than the main mass and should not exceed 50% of the main mass width. This recommendation has been met. Section 2.6.4 on page 89 of the Design Guidelines provides recommendations for lot coverage. The lot coverage for the property has not changed. 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. Lot coverage has not been calculated as the footprint has not changed. February 25, 2025