Architectural Review Board (ARB)

ARCHITECTURAL REVIEW BOARD AGENDA March 11, 2025 3:00 p.m. Pre-meeting to begin at 2:15 p.m. #1 Garrison & Brittany Hassenflu Garage doors / Lighting 5635 High Drive #2 Bill & Brigid Ohlemeyer Changes to previously approved project 5939 Overhill Road #3 Patrick & Katherine Bello Window change 6411 Belinder Avenue #4 Megan & Andrew Pence New pool cabana / Driveway modifications / Covered 6335 Wenonga Road fireplace / Putting green #5 Stuart & Megan Maffry* Landscape plan / Hardscape 2721 W 68th Street Continued from February 25th 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 Garrison & Brittany Hassenflu 5635 High Drive The Hassenflus are proposing new garage doors and outdoor lighting. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed garage doors are insulated with a cedar tongue and groove overlay. The design gives the appearance of a carriage-style door. The size will match the existing openings. New black carriage-style electric and gas lights are proposed at the garage doors and main entry. 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. March 11, 2025 #2 Bill & Brigid Ohlemeyer 5939 Overhill Road The Ohlemeyers are returning to the ARB to present changes to their previously approved new home. They are proposing a reconfiguration of the circle driveway and rear patios. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front & Sides • Any Special Frontages: Intersection Green Lot Coverage Review SF Main Floor Living Area: 3,825 Garage: 808 Proposed porch addition. 242 Detached Accessory Buildings: 0 Total Lot Coverage: 4,875 Summary of Project: At the rear of the house, one of the walkways is being widened from 3.5 feet to 4 feet wide. A sitting terrace is being enlarged from 9 feet by 9 feet to 12 feet by 15 feet. A new 6-foot privacy fence is proposed around the utility yard. At the front of the house, they are proposing to relocate the west curb cut approximately 15 feet to the south. Grassy pavers are proposed near the garage to create a new 21-foot by 22-foot guest parking area. They propose widening the driveway from 20 feet to 22 feet near the front entry. Ordinance Compliance: There are no conflicts between the proposed project and the Mission Hills Code of Ordinances. Design Guideline Review: 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. The proposed changes result in a slight increase in the green space area. This recommendation has been met. March 11, 2025 #3 Patrick & Katherine Bello 6411 Belinder Avenue The Bellos are proposing to replace a window at the rear of their home. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: At the rear of their home, the Bellos propose replacing an existing pair of casement windows with a new wider triple window. 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. March 11, 2025 #4 Andy & Megan Pence 6335 Wenonga Road The Pences are proposing a redesign of their outdoor living spaces. Two existing accessory buildings will be eliminated along with extensive paving. Three new accessory buildings will be added, along with new patios and retaining walls. Summary of Property: • Character Area: Countryside Estates • Location of Common Green Space: Front • Any Special Frontages: Hillside Lot Coverage Review SF Existing house: 3,762 Existing South Accessory Building: 112 New South Accessory Building: 404 New Northeast Accessory Building: 610 New Southeast Accessory Building: 610 Total Lot Coverage: 5,498 Summary of Project: At the existing driveway, the Pences are proposing to add extensions to the existing parking area, as well as along the side of the house. The entire driveway will be resurfaced as part of the project. At the rear of the house. A large portion of the octagonal patio is to be removed and returned to greenspace. A small patio is proposed on axis with the existing fountain. The existing south accessory building is being replaced with a new one with a slightly smaller footprint. The proposed south accessory building is not fully enclosed, however the city attorney has determined that it still would count as an accessory building. This change in designation affects the required setback as accessory buildings need only be 10 feet from a side or rear property line, but a patio would need to be no less than 20 feet from the side or rear property line. Both requirements have been met. Two more accessory buildings are proposed at the end of the existing pool. They will share a basement and be connected above grade by a patio and pergola. All of the materials, detailing and fenestration of the new accessory buildings are in keeping with the main house. Due to the topography, a new retaining wall is proposed along the north, east and south sides of the new accessory buildings. The new HVAC equipment for the accessory buildings is located between the back side of the accessory buildings and the retaining wall. The existing outdoor kitchen/accessory building is being removed. A new open-air outdoor kitchen is proposed at the south side of the property along an existing walkway. The proposed putting green is located on the south side of the property near the new outdoor kitchen. March 11, 2025  Greenspace Review SF Lot Area: 64,590 House Footprint: -3,874 New South Accessory Building: -404 New Northeast Accessory Building: -610 New Southeast Accessory Building: -610 Existing Driveway: -7,568 Existing Front Walkway: -575 Driveway Extensions: -467 Existing Walkways to Remain: -1,750 New Walkways: -146 Existing Patios to Retain: -1,603 New Patios: -432 Existing Fountain to Remain: -157 Existing Pool to Remain: -888 Proposed Artificial Turf Putting Green: -230 Existing Retaining Walls to Remain: -1,132 New Retaining Walls: -321 Existing Equipment Pads: -146 New Equipment Pads: -38 Remaining Greenspace: 43,639 = 67.56% Ordinance Compliance: There are no conflicts between the proposed project and the Mission Hills Code of Ordinances. Design Guideline Review: Section 2.2 on pages 60 through 63 of the Design Guidelines provides specific recommendations for the Countryside Estates character area. Subsection E recommends that Detached Accessory Buildings, located in the Primary Building Area, can have an unlimited area. The height is limited to 2 stories and 24 ft. and must be subordinate to the main house. Accessory buildings located in the Secondary Building Area should have a height of no more than 2 stories and 24 ft. with a maximum area of 720 sq. ft. Accessory Buildings located in the Conditional Building or Primary Landscape Areas should be limited to 1 story with 10-ft. maximum eave heights and a maximum area of 720 sq. ft. if allowed under Section 2.6.4 (pg. 88). All of these recommendations have been met. The section goes on to recommend that there should be no more than 2 detached accessory buildings per lot. With existing accessory buildings that are to remain, the project has a total of 4 accessory buildings. This recommended has not 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. These recommendations have been met. Subsection G recommends that driveways occupy as little of the Primary Landscape Area as possible. On lots wider than 140 ft., the driveway should be located off the side property line a distance no less than 8% of the lot width. With a lot width of 201 feet, the 8% setback should be 16 foot minimum. At its closest point, the driveway is approximately 9 feet from the north property line. The existing driveway is 11 feet from the north property line. This recommendation has been met. March 11, 2025 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 2.6.4.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 that LS-6 and 7 properties have a greenspace no less than 70% of the lot area. This recommendation has not been met. Section 2.7.3.C on page 109 provides specific recommendations for Garden Walls and Fences. This section recommends that garden 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 been met. Section 2.7.3 D on page 110 provides specific recommendations about altering grade and topography. This section generally discourages the over-manipulation of the landscape in favor of conserving the original greenspace design. Section 2 discourages retaining walls within the streetside yards. It encourages the preservation of natural stone outcrops of existing properties. An extensive retaining wall is proposed at the east side of the property, but this is not near the streetside yard. The driveway retaining wall is along the front yard and approximately 86 feet from the street. Discussion is recommended. 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. Lot Information Zoning: R-1(E1)/LS-6 Lot Area: 64,590 sf Lot Width: 201.0’ Ordinance/Design Guideline Allowable/Required Provided Patio Minimum Side Yard: 20’ 20’ Patio Minimum Rear Yard: 20’ 30’ Accessory Building Height: 24’ 20’-7” Accessory Building Minimum Side Yard Setback: S 20’ 10’ NE 26’ SE 20’ Accessory Building Minimum Rear Yard Setback: S >185’ 10’ NE 30’ SE 30’ Maximum Lot Coverage: 11,666 sf 5,498 sf Minimum Greenspace: 70% = 45,231 sf 43,639 sf = 67.56% March 11, 2025