Architectural Review Board (ARB)

ARCHITECTURAL REVIEW BOARD AGENDA January 28, 2025 3:00 p.m. Pre-meeting to begin at 2:30 p.m. #1 Molly & Tom Freeman Changes to previously approved project 5923 Overhill Road #2 Ahead Engineering Small cell cellular antennas Multiple Locations Continued from January 28th 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 Tom & Molly Freeman 5923 Overhill Road The Freemans are returning to the ARB with changes to their previously approved project. This project is a substantial project and was noticed as such. 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: 3,275 New addition 764 Covered Side Porch: 47 Screened-in Porch: 334 Total Lot Coverage: 4,420 Summary of Project: The originally approved project included a large rear wing. The rear wing has been substantially reduced and changed into a screened-in porch with a wrap around pergola. The porch includes a new brick fireplace that was not on the original plans. The Freemans are proposing to modify an existing chimney to have the same detailing as the new chimney. At a third chimney, within the main mass of the house, they are proposing to add stucco shaped to match the corbeling on the other chimneys. On the north side of the house, one of the new A/C units will be relocated to the side of the exiting units. The previously approved pool is now proposed at the rear of the new screened-in porch with the orientation rotated 90 degrees. The rest of the project scope remains essentially the same as previously approved. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Greenspace Review SF Lot Area: 35,193 House Footprint: -4,420 Driveway: -5133 Patio/Pool: -1,032 Generator Pad: -20 Side Retaining Wall: -25 Remaining Greenspace: 24,563 = 69.80% 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. These recommendations have been met. January 28, 2025 No more than 2 rear wings are recommended in the Secondary Building Area. Spacing between wings should be no less than the eave height of the taller wing or half the length of the longer wing. 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). If allowed, no more than one shall encroach into the Conditional Building Area. Condition 3 allows rear wings in the conditional building area when providing an addition to an existing house. 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. Since this is an LS-5 lot, the increased side yard setbacks eliminate the conditional building area. These recommendations have been met. 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. The home does include a side balcony and dormer that are oriented toward the side neighbor. However, both of these are located in the primary building areas. These recommendations have been met. Subsection H allows for compound wings where a secondary wing is attached to a primary wing. The primary wing should follow all the requirements stated above and the secondary wing should be clearly subordinate to the primary wing. The proposed rear wing includes a compound portion. It is unique in that the ridges run parallel to each other. The two ridges are connected by a low slope roof. Discussion is recommended. 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 2.7.2 A on page 101 recommends garages be set behind the façade of the main house mass. This recommendation has been met. Section 2.7.3.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. Minimal grading is required at the rear and south (right) sides of the house. 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 runoff and minimize noise from entertainment areas. This recommendation has been met. January 28, 2025  Lot Information Zoning: R-1(30)/LS-5 Lot Area: 35,193 sf Lot Width: 159.08’ Ordinance/Design Guideline Allowable/Required Provided Maximum Height: 35’ No Change Minimum Side Yard (Left): 15% = 23.86’ 15.5’ (Existing) Minimum Side Yard (Right): 15% = 23.86’ 23.87’ Minimum Combined Side Yards: N/A 39.37’ Minimum Rear Yard: (At closest point) 30% = 67.1’ 67.1’ Patio Minimum Side Yard: 20’ >33’ Patio Minimum Rear Yard: 20’ >88’ Maximum Lot Coverage: 7,649 SF 4,420SF Minimum Greenspace: 65% = 22,875 sf 24,564 = 69.8% 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. Existing Lot LC by % max Address Lot Area Coverage Ordinance used 5923 Overhill Rd 35,193 3,732 7,649 48.8% 5933 Overhill Rd 31,700 3,992 7,113 56.1% 2411 W 59th St 39,444 4,027 8,280 48.6% 2321 W 59th St 25,730 4,205 6,153 68.3% 5910 Oakwood Rd 31,191 5,058 7,034 71.9% 5924 Oakwood Rd 28,486 3,630 6,604 55.0% 5930 Oakwood Rd 24,094 2,797 5,879 47.6% Average 56.6% 50% Increase 84.9% 5923 Overhill Rd 35,193 Proposed = 4420 7,649 57.7% Allowable Lot Coverage reduced by 150% Rule = 6,496 68.0% January 28, 2025 #2 Ahead Engineering Various Right of Ways (ROW) and Utility Easements Ahead Engineering is proposing to install small cell node cellular antennas at multiple locations around the City to create a network of seven small cell wireless facilities attached to streetlights (5) and utility poles (2), at locations shown on the attached map. This project was continued from the December 17th ARB meeting and the January 14th ARB meeting while more information is being gathered. This memo is subject to possible changes when that information is received. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The nodes consist of an antenna that is approximately 2 feet tall and 15 inches in diameter. The antenna will be installed at the top of either a telephone pole or light pole, depending on the location. Each node will also include an equipment box and a power meter. At most locations all of this equipment will be installed on the associated pole. A small electrical transformer will be ground set near the pole in select locations. The table below shows the locations, current height of existing poles and height of proposed replacement poles and antenna. Current Proposed Proposed Location Pole Type top of Pole top of Pole top of Antenna 1 – State Park Road Wood Utility Pole 38’8” 43’ 46’3” 2 – 2040 W. 59th Street Streetlight 29”8” 30’ 33’ 2 – 2035 W 59th Street (alt) Streetlight 30’ 33’ 3 – Island (6036 Mission Drive) Streetlight 25’8” 30’ 33’ 4 – 2411 W. 65th Street Streetlight 25’ 30’ 33’ 4 – 2300 W 65th Street (alt) Streetlight N/A 30’ 33’ 5 – 2901 Tomahawk Circle Streetlight 24’10” 30’ 33’ 6 – 6630 Rainbow Wood Utility Pole 28’5” 34’ 37’3” 7 – 3030 W. 69th Street Streetlight 25’2” 30’ 33’ Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. The City has hired a consultant to complete an independent third-party review of the structural design as well as the emissions, to be certain all applicable standards have been met. Design Guideline Review: Design Guidelines do not apply to utility projects. January 28, 2025