Architectural Review Board (ARB)

ARCHITECTURAL REVIEW BOARD AGENDA July 29, 2025 3:00 p.m. Pre-meeting to begin at 2:15 p.m. #1 Brett & Angela Sperry* Changes to previously approved project 6452 Overbrook Road #2 Bill & Brigid Ohlemeyer Changes to previously approved project 5939 Overhill Road #3 Alex Kopulos* Garage addition / Covered porch 2701 W 69th Street #4 Philip Peterson Changes to previously approved project 6926 Belinder Avenue #5 City of Mission Hills Bollards around statuary Colonial Court #6 Robert & Jennifer Ludington* Replacing fence 2711 W 66th Terrace Continued from July 15th, 2025 ARB #7 John & Pam Sutherlin Replace portion of patio / Outdoor kitchen 2602 W 70th Street Continued from July 15th, 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 Brett & Angela Sperry * 6452 Overbrook Road UPDATE: No new plans have been submitted that remove the need for a front building line variance. The Sperrys are returning to the ARB to present changes to their previously approved garage wing addition. 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: At the February 11, 2025 ARB meeting the Board approved this project that required a 3.9’ variance from the Board of Zoning Appeals. The BZA denied the full variance allowing the encroachment for the garage only. The Sperrys are returning to the ARB to present an updated design where only the garage protrudes into the minimum side yard setback. 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. The project is also in violation of the platted 35-foot front building line. A variance of 4.9 feet is required. This variance was not reviewed by the Board of Zoning Appeals. 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 multiple variances from the Board of Zoning Appeals July 29, 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 Front Yard: 35’ (Platted) 30.1’ 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. July 29, 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. 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: The extent of the driveway remains the same. They are proposing to reduce the width of the driveway in front of the house from 14 feet to 10 feet. They also proposed reducing the size of the motor court at the home’s front entry. The updated version will be cobblestone pavers and in a new configuration. 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. July 29, 2025 #3 Alex Kopulos * 2701 W 69th Street The Kopuloses are proposing a new garage addition and a covered porch to the rear of their existing home. Please note, the property is in the process of having an existing utility easement vacated and the owners are granting the City a new replacement easement at the rear of the property. These changes are not yet complete. Any approval would be tentative. A portion of this project was on the May 20th agenda. At that time, the owners withdrew the project. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front & Side • Any Special Frontages: None Summary of Project: The existing 2-car garage will be converted to a new covered porch and living space. The new addition extends 38’-6” into the rear yard with a small portion extending over the 35’ side yard setback. The addition includes a new second floor that extends back to the existing second floor. All materials, detailing, and fenestration match the main house. The covered porch is located at the end of the home’s west wing and includes a small addition to the exiting wing. The covered porch has been pushed back to meet the required 20-foot side yard setback. The proposed additions are located over an existing patio so there is no significant change to greenspace. Ordinance Compliance: The project violates a platted 35-foot setback along Belinder Avenue. A variance of 6 feet is required. Greenspace Review SF Lot Area: 38,599 Existing House: -4,460 Addition: -883 Circle Driveway -1,800 Side Driveway: -1,200 Pool & Patio: -2,240 Utility Pads: -40 Remaining Greenspace: 27,976 = 72.48% 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 29, 2025 #4 Philip Peterson 6926 Belinder Avenue Mr. Peterson is proposing changes to his previously approved project. At the July 1st meeting, the board gave Mr. Peterson a partial approval for his project where they omitted the garage addition and related modifications to the rear of the house. Mr. Peterson is proposing an alternate design for the garage addition. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The garage addition is at the right (north) side of the house, next to the existing garages. The new bay is set back approximately 3 feet from the existing doors and stands 9 feet tall. Mr. Peterson has requested the option for either a section, canopy, or swinging garage doors, all with the same face profile. At the rear of the house, three existing windows will be removed and filled in to match the adjacent siding. 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 of the Design Guidelines provides recommendations for windows and doors. This section recommends window muntins match the style of the house. The proposed windows are all clear view, while the existing windows all have muntin bars. Discussion is recommended. July 29, 2025 #5 City of Mission Hills Colonial Court The City’s Park Board is proposing four bollards at Colonial Court (59th Street and Oakwood Rd) to protect the existing statuary. Summary of Project: The proposed bollards will be placed at the east end of the Colonial Court island between existing landscape features. The bollards will be concrete-filled 6-inch diameter steel pipes, painted black. They will stand 28 inches above finished grade. July 29, 2025 #6 Robert & Jennifer Ludington * 2711 W 66th Terrace The Ludingtons are proposing to replace the wood portions of their existing fence. Continued from 7/15/2025 ARB meeting due to lack of representation. 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 29, 2025 #7 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 7/15/2025 ARB 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 29, 2025