Architectural Review Board (ARB)

ARCHITECTURAL REVIEW BOARD AGENDA February 13, 2024 3:00 p.m. Pre-meeting to begin at 2:00 p.m. #1 Consent Agenda A. Jonathan & Sarah Yen – 2215 Drury Lane Changes to previously approved detached garage #2 William & Patricia Willhite Expanding an existing dormer / Window and door 6520 Overhill Road changes #3 Brooks & Amy Pierce Continued to Replacing existing driveway and 6333 Verona Road March 26th meeting circle driveway #4 Dominic & Lynn Marasco Changes to previously approved patio project 6431 Willow Lane #5 Gabe & Megan Egli Whole house remodel 2810 W 68th Street #6 Matt Benson & Pia Nitzschke* Project Withdrew Replacing deck around their 2101 W 70th Street existing pool #7 William & Mary Beth Zollars† Outdoor kitchen / New pool / Hot tub / Expanding 6130 Ensley Lane patio #8 Kansas City Country Club† New racquet courts, bubbles and mechanical/storage 6200 Indian Lane facilities #9 Stuart & Megan Maffry† New Home 2721 W 68th Street Continued from January 30, 2024 *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. Jonathan & Sarah Yen 2215 Drury Lane The Yens are returning to the ARB to present changes to their previously approved detached garage. They are proposing an additional window on the east side. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: Intersection Green Summary of Project: The existing garage has a round window above the garage doors. The Yens would like to add a matching window to the new addition on the east side of the garage. 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. February 13, 2024 #2 William & Patricia Willhite 6520 Overhill Road The Willhites are proposing to expand an existing rear dormer along with various window and door changes. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: At the front of the house, the Willhites are proposing a new front door. The new door is the same size but includes large vision panels. At the rear of the house, they are proposing to extend an existing dormer. The windows in the door will be reconfigured and converted from double-hung to casement. All windows maintain a Colonial muntin pattern. Also, at the rear of the house, they are proposing to replace an existing sliding glass door, with a new unit of the same size with muntins. They are also proposing to replace windows in a rear wing and under the covered porch. The proposed windows are in keeping with the style of the house. 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. February 13, 2024 #3 Brooks & Amy Pierce 6333 Verona Road The Pierces are proposing to replace their existing driveway and circle driveway. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The Pierces are proposing that the garage access drive be replaced with a new concrete drive in the same configuration. The circle drive will also be replaced with concrete, but the width is proposed to be reduced to 14 feet wide. As part of the project, the Pierces are proposing to remove the short brick courtyard walls and paver area at the front of the house along with the walkway connecting to the lower driveway. The stone wall at the west side of the house is to be replaced with a shorter stone wall to match the wall at the south side of the garage door. 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-3, 4 and 5 properties have a greenspace no less than 65% of the lot area. The proposed changes increase the greenspace from 63.3% to approximately 66%. This recommendation has been met. February 13, 2024 #4 Dominic & Lynn Marasco 6431 Willow Lane The Marascos are returning to the ARB with changes to their previously approved patio project. They are now proposing a gas fire pit and an arbor/pergola. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front & Side • Any Special Frontages: None Summary of Project: In July of 2023, the ARB approved a project to replace their existing patio and retaining walls. The Marascos are now proposing a new gas fire pit and pergola structure. The proposed structures were constructed without approval. The firepit is constructed to match the existing retaining walls. The pergola/arbor consists of two posts supporting a lattice wall and an open pergola-style roof. An outdoor TV has been mounted to the lattice wall, along with outdoor speakers. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Greenspace Review: Greenspace Review SF Lot Area: 9112 House Footprint: -2023 Driveway & Walkway: -800 Patios & Walkways: -689 Remaining Greenspace: 5600 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. February 13, 2024  Lot Information Zoning: R-1(10)/LS-1 Lot Area: 9,112 SF Ordinance/Design Guideline Allowable/Required Provided Patio Minimum Rear Yard: 15’ 38’ Patio Minimum Side Yard: Right 19’ 15’ Left 24’ Minimum Greenspace: 60% = 5,467 SF 5600 SF = 61.5% 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 Yes 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. February 13, 2024 #5 Gabe & Megan Egli 2810 W 68th Street The Eglis are returning to the ARB to present a project previously withdrawn. The Eglis are proposing a whole house remodel that includes additions to the rear and front of the home. The roof structure will be changed to a lower pitch allowing for a more prominent second floor. A new covered porch and outdoor kitchen are proposed as part of the project. This project was continued at the September 27, 2022 meeting, where the ARB requested a streetscape, roof plan, alternative front elevation, and a sample of the proposed siding. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Lot Coverage Review: Existing House: 2,056 sf Additions: 178 sf Covered porches: 324 sf Detached Accessory Buildings: 0 sf Total Lot Coverage: 2,558 sf Summary of Project: At the front of the house, an existing mansard roof is being changed to a full gable with large windows. The roof of the adjacent side wing is being removed and the eave lines are proposed to be raised to the second-floor plate line. The new roof will have a significantly lower pitch to have a main ridge that aligns with the new gable roof. A new flat awning roof is proposed over the front door. The existing brick siding will be maintained, and all new walls and the gable will be sided with lap siding. At the rear of the house, a new two-story addition is proposed near the center of the house. A new covered porch extends out from the rear of the house. The proposed outdoor kitchen is located within this porch. The kitchen consists of a concrete base cabinet with a grill and sink. All of the home’s windows will be replaced with new clear-view units. This is in keeping with the contemporary design intent. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. February 13, 2024 Greenspace Review: Lot area: 18,293 sf House Footprint: 2,558 sf Driveway and Front Walkway: 2,110 sf Patios and walkways: 543 sf Remaining Greenspace: 13,082 sf (71.5%) Design Guideline Review: Section 2.6.2 on page 79 provides recommendations for adjustments for narrow lots. This section recommends that floor elevations and plate heights are in scale with the neighboring homes. With the change and roof pitch and dramatic increase in eave height, the proposed house may no longer be in scale with the adjacent ranch homes. Discussion is recommended. Section 2.7.1 B on page 94 suggests that the number of different roof pitches should be limited to two. None of the roof pitches are noted, nor has a roof plan been provided. The roof plan was requested by the ARB at their last meeting. Discussion is recommended. Section 2.7.3.A on page 106 recommends that LS-1 and 2 properties have greenspace no less than 60% of the lot area. This recommendation has been met. Lot Information Zoning: R-1(16)/LS-2 Lot Area: 18,293 sf Lot Width: 130’ Ordinance/Design Guideline Allowable/Required Provided Maximum Height: 35’ No Change Minimum Side Yard (Left): 10’ 46.8’ (Existing) Minimum Side Yard (Right): 10’ 17.9’ (Existing) Minimum Combined Side Yards: 25% = 32.5’ 64.7’ Minimum Rear Yard: (At closest point) 20% = 26.6’ 48.1’ Patio Minimum Side Yard: 20’ 20’ Patio Minimum Rear Yard: 20’ 35.9’ Maximum Lot Coverage: 5,037 sf 2,558 sf Minimum Greenspace: 60% = 10,976 sf 13,082 sf = 71.5% 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 2) project will not decrease existing greenspace on site Is there a documented drainage issue for this property? Yes *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 February 13, 2024  * #6 Matt Benson & Pia Nitzschke 2101 W 70th Street The Benson/Nitzschkes are proposing to replace the deck around their existing pool. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: The proposed pool deck is travertine with a brick border. Ordinance Compliance: The project violates City Code Section 5-120.D. which requires patios have a minimum side yard setback of 20 feet. The proposed pool deck is 11’-4” from the side property line. A variance of 8’- 8” is required. Greenspace Review: Greenspace Review SF Lot Area: 20,801 House Footprint: -3,810 Driveway & Walkway: -3,043 Lower Patio -376 Pool Patio -1437 Existing Retaining Wall -174 Remaining Greenspace: 11,961 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. Please note, only final numbers were provided with the submittal. The table above is from the City Architect’s calculations and differs from the partial numbers provided. ∗ A variance is required from the Board of Zoning Appeals. February 13, 2024  Lot Information Zoning: R-1(16)/LS-3 Lot Area: 20,801 SF Ordinance/Design Guideline Allowable/Required Provided Patio Minimum Rear Yard: 20’ 22.6’ Patio Minimum Side Yard: 20’ 11.33’ Minimum Greenspace: 65% = 13,521 SF 11,961 SF = 57.5% 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? Yes EXCEPT NO STUDY REQUIRED IF: 1) replacing existing impervious surface in approximately same footprint, and Yes 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 February 13, 2024 #7 William & Mary Beth Zollars † 6130 Ensley Lane The Zollars are proposing an outdoor kitchen, new pool, hot tub and expanded patio. This project is considered a substantial construction project and was noticed as such. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front & Side • Any Special Frontages: Intersection Green (Verona Columns) Summary of Project: One September 5, 2023, the ARB approved a rear wing addition to the Zollars home. The plan, at that time, showed a new pool, patio, and hot tub that were being deferred to a later date. The Zollars are now proposing those additions. The proposed outdoor kitchen is located on a new patio to the west of the recently modified rear wing. It consists of a stone base with a built-in grill. The pool and hot tub are located in a new patio to the east of the modified rear wing. The patio steps down with the topography creating a low seat wall around the pool. The new walkway and stairs will connect the new patio down to the existing driveway. 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. Lot Information Zoning: R-1(30)/LS-5 Lot Area: 36,784 Lot Width: Ordinance/Design Guideline Allowable/Required Provided Patio Minimum Side Yard: 20’ 20’ Patio Minimum Rear Yard: 20’ 20’ Minimum Greenspace: 70% = 25,748 sf 27,050 = 73.5% February 13, 2024 #8 Kansas City Country Club † 6200 Indian Lane The Kansas City Country Club is proposing new racquet courts, bubbles and mechanical/storage facilities. This project is considered a substantial construction project and was noticed as such. Summary of Project: The proposed courts will replace the existing courts and will be very close to the existing location but shifted several feet to the east. The complex is divided into three major sections. The northern and southern sections will have two standard tennis courts, as they do today. The center section is being enlarged to the east and will house a single tennis court and four pickleball courts. Each section will be equipped with a new inflatable bubble to be added during the winter hours. The pro-shop and a newly surfaced court will remain unchanged. Three new ancillary buildings are proposed, one for each set of courts. These buildings house the mechanical equipment for the proposed bubbles. All three are located on the east side of their respective courts. All three of the buildings are identical. They each stand 23 feet tall to the top of the cupola with the main ridge at 18 feet and the main eave at 12 feet. They are sided with lap siding and have minimal fenestration. To make the bubbles work, several new retaining walls are being added around each of the sections. Similarly, a collection of new walkway paths are proposed, including a new cart path, that will provide access to the courts and their maintenance buildings. Extensive landscaping is proposed throughout the complex. Ordinance Compliance: There are no conflicts with City ordinances. Design Guideline Review: The Design Guidelines do not apply to country club properties. February 13, 2024 #9 Stuart & Megan Maffry 2721 W 68th Street The Maffrys are returning to the ARB to present changes required by the ARB at the January 30th meeting. 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: At the January 30th meeting, the ARB approved the project with the stipulation that the house and rear patio be lowered six inches, and a revised site/civil plan be presented to the ARB. The Maffrys have made the changes, please refer to the attached drawings. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Greenspace Review SF Lot Area: 15,323 House Footprint: -4,050 Driveway: -785 Front Walkway: -220 Patios & Walkways: -664 Window Wells: -181 Remaining Greenspace: 9,423 Design Guideline Review: There are no conflicts between the proposed project and the City of Mission Hills Design Guidelines. Lot Information Zoning: R-1(20)/LS-1 Lot Area: 15,323 SF Lot Width: 112.5’ Ordinance/Design Guideline Allowable/Required Provided Maximum Height: 35’ 20.65’ Minimum Side Yard (Left): 10’ 14.0’ Minimum Side Yard (Right): 10’ 14.1’ Minimum Combined Side Yards: 25% = 28.0’ 28.1’ Minimum Rear Yard: (At closest point) 20%=27.62’ 36.9’ February 13, 2024  Patio Minimum Side Yard: 15’ 19.25 Patio Minimum Rear Yard: 15’ 19.9’ Maximum Lot Coverage: 4,292 SF 4,085 SF Minimum Greenspace: 60% = 9,194 SF 9,423 SF = 61.5% Neighbor Comparison Neighbor to Left Previous Proposed Neighbor to Right Primary Eave Height 967.4’ 965.5’ 970.48’969.68’ 960.9’ Above Finished Grade: First Floor Elevation: 960.8’ 958.1’ 960.1’ 959.6’ 953.1’ Top of Foundation Elev: 958.93’* 958.43 Ridge Height: 974.1 974.1’ 979.45 978.95 968.5’ Note: There is an existing retaining wall and significant grade change to the right (west.) * Phelps Engineering strongly recommends the top of foundation be raised as shown on the proposed site plan to achieve positive drainage. Site Elements Driveway width at Property Line: 21’ (Existing West) 16’-5” (Proposed East) Driveway width at house. 15’-9” Circle Drive Interior Green 75’-7” x 40’ Second Floor Plate Height N/A 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? No *See the Mission Hills website for drainage study requirements – www.missionhillsks.gov *The ARB may require the drainage study be submitted before they act on the proposed project. February 13, 2024