Architectural Review Board (ARB)

ARCHITECTURAL REVIEW BOARD AGENDA July 15, 2025 3:00 p.m. Pre-meeting to begin at 2:15 p.m. #1 Consent Agenda A. Richard & Emily Boeshaar – 6549 Overhill Road Enclosing porch #2 Richard & Megan Zahner Changes to previously approved project 6534 Overbrook Road #3 Jean & Lyle Miller New back patio 3300 Tomahawk Road #4 Robert & Jennifer Ludington* Replacing fence 2711 W 66th Terrace #5 Dillon/Costello* Small addition 5910 Oakwood Road #6 Spencer & Laura Walsh New detached garage / Circle driveway / Patio / 3408 W 68th Street Addition #7 Thomas & Teresa Walsh Changes to previously approved project 2101 W 59th Street #8 James & Melinda Scovell Addition on rear of home 6424 Ensley Lane Continued from July 1st, 2025 ARB #9 John & Julie Aucar* Shed 2026 W 63rd Street Continued from July 1st, 2025 ARB #10 John & Pam Sutherlin Replace portion of patio / Outdoor kitchen 2602 W 70th Street Continued from July 1st, 2025 ARB *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 Consent Agenda A. Richard & Emily Boeshaar 6549 Overhill Road The Boeshaars are proposing to enclose a small porch at the rear of their home. Summary of Property: • Character Area: Suburban (Transitional) • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The existing open porch will be enclosed with siding to match the existing house. No new fenestration is proposed. 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. July 15, 2025 #2 Richard & Megan Zahner 6534 Overbrook Road The Zahners are returning to the ARB with changes to their previously approved project. Summary of Property: • Character Area: Traditional • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: At the June 3, 2025, ARB meeting, the board approved the Zahners project to add a patio with an outdoor fireplace, and a rear wing addition. The Zahners are increasing the size of the addition from 10’ deep to 14’ deep. They are adding 2 sidelights on either side of the dining room French doors and two windows on either side of the proposed addition French doors. They will be omitting the French doors from the office and replaced them with windows and have edited the porch design slightly. 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.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(16)/LS-2 Lot Area: 19,914 sf Ordinance/Design Guideline Allowable/Required Provided Patio Minimum Side Yard: 15’ 15’ Patio Minimum Rear Yard: 15’ 26.5’ July 15, 2025 #3 Jean & Lyle Miller 3300 Tomahawk Road The Millers are proposing a new back patio. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed patio replaces a larger existing concrete patio. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Greenspace Review SF Lot Area: 20,267 Lot Coverage: -4,329 West Drainage Area: -218 Driveway, & Walkway: -2,574 Proposed Patio: -610 Remaining Greenspace: 12,536 = 61.85% 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. This recommendation has not been met; however, the project increases the greenspace on the property. Lot Information Zoning: R-1(20)/LS-3 Lot Area: 20,267 Lot Width: 115’ Ordinance Allowable/Required by Ord Proposed Patio Minimum Side Yard: 20’ N/A Patio Minimum Rear Yard: 20’ ~50’ Minimum Greenspace: 65% = 13,173 sf 12,536 sf = 61.85% (Delta 637) July 15, 2025 #4 Robert & Jennifer Ludington * 2711 W 66th Terrace The Ludingtons are proposing to replace the wood portions of their existing fence. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The Ludingtons have an existing fence/wall combination at the side and rear of their property. They are proposing to replace the wood panels while leaving the stone walls and posts in place. At its highest point, the fence measures 7 foot 3 inches tall as measured on the neighbor’s side of the fence. Ordinance Compliance: Section 5-135.A.2. allows the maximum height of a fence, or fence wall combination, to be no more than 7 feet in height. A variance of 3 inches is required. Design Guideline Review: There are no conflicts between the proposed project and the City of Mission Hills Design Guidelines. * A variance is required from the Board of Zoning Appeals July 15, 2025 #5 Dillon/Costello* 5910 Oakwood Road The Costellos are in the process of purchasing the home from the Dillons. The Costellos are proposing a small addition to the rear of the home. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: An existing rear wing terminates with a nested gable. The Costellos are proposing to add on to the rear of the wing, eliminating the nested gable in favor of a single large gable that will terminate with a new chimney. The existing fenestration will be reused in the new addition. Ordinance Compliance: The rear wing, existing and proposed, violates City Code Section 5-121, which requires LS-5 properties to have a minimum rear yard setback of no less than 30% of the lot's depth at any given point. A variance of 7 feet is required. Greenspace Review SF Lot Area: 31,191 Proposed Footprint: -4,748 Existing Hardscape: -8,447 (Reduced) Remaining Greenspace: 17,996 = 57.70% 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. This recommendation has not been met. However, the proposed project has no impact on the existing greenspace. Lot Information Zoning: R-1(30)/LS-5 Lot Area: 31,191 Lot Width: 145’ Ordinance/Design Guideline Allowable/Required Provided Maximum Height: 35’ No Change Minimum Side Yard (Left): 15% = 21.75’ No Change Minimum Side Yard (Right): 15% = 21.75’ No Change Minimum Combined Side Yards: N/A Minimum Rear Yard: (At closest point) 30% = 67’ 60’ Maximum Lot Coverage: Minimum Greenspace: 65% = 20,274 sf 17,996 sf = 57.7% (Delta 2,278) * A variance is required from the Board of Zoning Appeals July 15, 2025 #6 Spencer & Laura Walsh 3408 W 68th Street The Walshes are proposing a new detached garage, circle driveway, patio, and small home addition. Summary of Property: • Character Area: Neighborhood Estates (Transitional) • Location of Common Green Space: Front • Any Special Frontages: None Lot Coverage Review SF Main Floor Area: (With Garage) 3,624 Covered Porches: 0 Detached Accessory Buildings: 720 Total Lot Coverage: 4,344 Summary of Project: At the November 19, 2024, ARB meeting the board approved a project for the Walshes that included a new detached garage. The Walshes are proposing to change the approved windows and garage door design. The proposed windows are more in keeping with the existing home. The garage door is proposed as a carriage style door. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Greenspace Review SF Lot Area: 26,865 Lot Coverage Footprint: -4,344 Driveway: -4,048 Lot Information Patios & Walkways: -797 Zoning: R-1(16)/LS-4 Utility Pads: -24 Lot Area: 26,865 SF Remaining Greenspace: 17,652 Lot Width: 128.3’ Greenspace Percentage: 65.7% Design Guideline Review: There are no conflicts between the proposed project and the City of Mission Hills Design Guidelines. Ordinance/Design Guideline Allowable/Required Provided Patio Minimum Side Yard: 20’ 47’ Patio Minimum Rear Yard: 20’ 76’ Accessory Building Height: 24’ Accessory Building Minimum Side Yard Setback: 10’ 10.7’ Accessory Building Minimum Rear Yard Setback: 10’ 12.0’ Minimum Greenspace: 65% = 17,462 SF 17,652 SF = 65.7% 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 No 2) project will not decrease existing greenspace on site No Is there a documented drainage issue for this property? July 15, 2025 #7 Thomas & Teresa Walsh 2101 W 59th Street The Walshes are returning to the ARB with changes to their previously approved project. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front and Side • Any Special Frontages: None Lot Coverage Review SF Existing House: 5,627 Existing Studio: 772 New Covered Porch: 187 New Potting Shed: 498 Total Lot Coverage: 7,084 Summary of Project: At the May 20, 2025, ARB meeting, the board approved a project for the Walshes that included a new porch addition to the rear of their existing detached accessory building. The porch addition has been reduced in size. The water gardens has expanded to infill the void. Other changes include the addition of skylights to the Pavillion and the realignment of the potting shed. Ordinance Compliance: The proposed wall along High Drive meets the requirements set forth in City Code Section 5-135.D. The brick walkway around the existing magnolia tree meets the requirements for a walkway in the front or side yard. Greenspace Review SF Lot Area: 62,443 Lot Coverage: -7,084 Circle Driveway & Walkway: -2,859 Side Driveway, Parking & Walkway: -3,100 Pool, Patio & Walkways: -3,100 Utility Yard: -310 New Pavillion: -834 Walkways & Water Garden: -1,270 High Drive Wall: -560 Remaining Greenspace: 43,326 = 69.38% Design Guideline Review: 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; however, the project increases the greenspace on the property. July 15, 2025  Lot Information Zoning: R-1(25)/ LS-6 Lot Area: 62,443 sf Ordinance/Design Guideline Allowable/Required Provided Patio Minimum Side Yard: 20’ 27.25’ Patio Minimum Rear Yard: 20’ 32.1’ Accessory Building Maximum Height: 24’ 12.25’ Potting Shed Accessory Building Minimum Side Yard Setback: 10’ and 63’ 73.6’ Accessory Building Minimum Rear Yard Setback: 10’ 74.9’ Maximum Lot Coverage: 11,385 sf 7,173 sf Minimum Greenspace: 43,237 sf = 69.24% (Delta 473 sf) 70% = 43,710 sf 43,326 sf = 69.38% (Delta 384 sf) 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? Yes 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 Yes 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 15, 2025 #8 James & Melinda Scovell 6424 Ensley Lane The Scovells are proposing a new addition at the rear of their home. Continued from 7/1/2025 Meeting. Summary of Property: • Character Area: Traditional Neighborhood • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The existing home has two existing rear wings that form a small courtyard/patio. The Scovells are proposing to in-fill this area with a new flat-roofed addition. Except for the roof, 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. Design Guideline Review: Section 2.4 on pages 68 through 71 provides specific recommendations for the Traditional Neighborhood character area. Subsection D recommends that rear wings should not exceed 24 feet in width. The proposed addition essentially connects the existing rear wings into a single wing that matches the width of main mass. This recommendation has not been met. July 15, 2025 #9 John & Julie Aucar* 2026 W 63rd Street The Aucars are proposing a new shed at the side of their rear yard. Continued from 7/1/2025 Meeting. The ARB requested drawings to be provided for the actual design of the shed. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The Aucars are proposing a new semi pre-manufactured shed at the east side of their rear yard. The design features horizontal wood lap siding and a 8:12 roof pitch to match the house. There is a small sliding glass window added to the front of the shed however, there is no fenestration on the rest of the shed. In the previous meeting, the ARB indicated that the lack of greenspace was an issue. In response, the Aucars are proposing the “north walkway will be reclaimed as green space by covering it with at least 4 inches of topsoil, over an area 6 feet wide by 17 feet long. This area will be planted with seed or sodded with fescue grass to enhance the grassy area of the yard. This will reclaim 102 sq ft of green yard, slightly more than the area lost to the shed (96 sq ft) and require approximately 34 cu ft of topsoil, or 1.2 cu yds.” However, because the pavement would not be removed it would still be impervious and would not qualify as greenspace according to the definition of “greenspace” in the Design Guidelines (pg.106). Ordinance Compliance: 5-121 B. states that detached accessory buildings may be located in the rear yard; provided, that the detached accessory building is located at least 10 feet from the side and rear property lines. The proposed location of the shed is 3 feet from the side property line. A variance of 7 feet is required. Greenspace Review SF Lot Area: 15,684 House Footprint: ` -2,605 Circle Driveway: -3,569 Primary Patio and Walkway: -836 Secondary Patio: -608 Proposed Shed: -96 Remaining Greenspace: 7,970 = 50.82% Design Guideline Review: Section 2.72 on page 101 of the Design Guidelines provides recommendations for detached accessory buildings. This section generally suggests that accessory buildings have materials, fenestration, and detailing to match the main house. Discussion recommended. 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 not been met. Lot Information Zoning: R-1(25)/LS-1 Lot Area: 15,684 sf Lot Width: 110’ July 15, 2025  Ordinance/Design Guideline Allowable/Required Provided Detached Accessory Building Maximum Height: 24’ <10’ Detached Accessory Building Minimum Side Yard: 10’ 10’ Detached Accessory Building Minimum Rear Yard: 10’ >10’ Minimum Greenspace: 60% = 9,410 sf 7,970 sf = 50.82% July 15, 2025 #10 John & Pam Sutherlin 2602 W 70th Street The Sutherlins propose to replace a portion of their existing patio and add an outdoor kitchen. Continued from 7/1/2025 Meeting. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The south end of the existing patio will be replaced with a new smaller patio. The existing steps and connections to the house will remain. The outdoor kitchen is proposed on the central section of the patio. A new section of patio is proposed along the side of the new kitchen. The outdoor kitchen consists of a faux stucco base with a granite countertop. The north end of the kitchen includes a TV shed constructed of the same faux stucco. 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, starting on page 91 of the Design Guidelines, provides general recommendations for accessory structures and materials. This section generally discourages the use of faux materials in favor of natural materials. The proposed outdoor kitchen is constructed of faux stucco instead of real stucco. Discussion is recommended. Greenspace Review SF Lot Area: 21,491 House Footprint: ` -2,600 Driveway & Sidewalks: -3,009 Existing Patio & Stairs: -847 New Patio & Step: -569 New Paver Addition: -87 New Stone Steppers: -72 Kitchen & Bar: -97 Remaining Greenspace: 14,210 = 66.12% Lot Information Zoning: R-1(16)/LS-3 Lot Area: 21,491 sf Ordinance/Design Guideline Allowable/Required Provided Patio Minimum Side Yard: 20’ 28.75’ Patio Minimum Rear Yard: 20’ 25’ Minimum Greenspace: 60% = 12,894 sf 14,210 sf = 66.12% July 15, 2025