Architectural Review Board (ARB)

ARCHITECTURAL REVIEW BOARD AGENDA February 27, 2024 3:00 p.m. Pre-meeting to begin at 2:30 p.m. #1 Russell & Susan Jones Garage addition / Reconfigure existing circle drive / 2911 W 68th Street Windows / Generator #2 Mission Hills Country Club† New racquet courts / Bubble / Roadway updates 5400 Mission Drive #3 Kansas City Country Club† New racquet courts/ Bubbles / Mechanical storage facilities 6200 Indian Lane Continued from February 13th ARB mtg #4 William & Mary Beth Zollars† Outdoor kitchen / Pool / Hot tub / Expanding patio 6130 Ensley Lane Continued from February 13th ARB mtg #8 Daniel & Karen Staker Driveway expansion 3417 Tomahawk Road *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 Russell & Susan Jones 2911 W 68th Street The Joneses are proposing a new garage addition at the front of their home. The existing circle driveway will be reconfigured as part of the project. Summary of Property: • Character Area: Suburban • Location of Common Green Space: Front • Any Special Frontages: None Lot Coverage Review SF Main Floor Living Area: 2,086 Main Floor Garage Area: 506 Covered Porches: 433 New Addition 420 Total Lot Coverage: 3,445 Summary of Project: The proposed garage addition is at the face of the existing garage. The new front wing will align with the front wing at the opposite side of the front elevation. A new gable is being formed to tie into the existing garage wing. The main ridge will be extended to intersect the new gable ridge. Alongside of the new garage wing, a smaller addition is proposed. It consists of a small projection under a new shed roof. All materials and fenestration match the existing house. New windows will be added to the back of the house at the office. The circle driveway will be replaced in a smaller configuration. A new generator is proposed on the east side of the house. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Greenspace Review SF Lot Area: 18,705 House Footprint: -3,445 Driveway: -2,601 Patios & Walkways: -3,357 Remaining Greenspace: 9,302 Design Guideline Review: Section 2.5 on pages 72 through 75 of the Design Guidelines provides specific recommendations for the Suburban character area. Subsection G recommends that driveways occupy as little of the Primary Landscape Area as possible. Circle driveways should have an interior green with a width no less than 80 feet wide, measured at the front property line, and depth of 40 feet measured from the curb. This recommendation has not been met. With the reconfiguration, the circle driveway is close to meeting this recommendation. February 27, 2024 Section 2.7.2.B on page 102 recommends drives to be no more than 12 feet wide at the front property line. This recommendation has not been met. Please note the drive approaches are existing to remain. 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. Please note, that with the reconfiguration of the circle driveway, the overall greenspace has been increased by 396 square feet. Lot Information Zoning: R-1(20)/LS-2 Lot Area: 18,705 SF Lot Width: 112.5’ Ordinance/Design Guideline Allowable/Required Provided Maximum Height: 35’ 20.65’ Minimum Side Yard (Left): 10’ 21.0 (No Change) Minimum Side Yard (Right): 10’ 11.4’ (Existing & New) Minimum Combined Side Yards: 25% = 32.4’ 32.4’ (Existing & New) Minimum Greenspace: 60% = 11,223 SF 9,302SF = 49.7% Drainage Study Required if any answer below is “Yes” Yes/No Is the project adding 1,000 sq. ft. or more of impervious surface? Np 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 Yes Is there a documented drainage issue for this property? *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 27, 2024 #2 Mission Hills Country Club 5400 Mission Drive The Mission Hills Country Club is proposing new racquet courts, a bubble, and roadway updates. This is a substantial construction matter 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. This portion of the racquet courts will be converted into four pickleball courts. A new bubble structure will be construed over the new courts. The access road between the existing courts and the courts being replaced is also being redeveloped. The road is being widened and a new turn-around is proposed at the north end. To make the bubble work, several new retaining walls are being added around the courts. Similarly, a significant amount of grading is required on the north and east sides of the courts. A section of cart path will be relocated to accommodate the grading. Extensive landscaping is proposed throughout the complex. Ordinance Compliance: There are no conflicts between the proposed project and the City of Mission Hills Code of Ordinances. Design Guideline Review: The Design Guidelines do not apply to country club properties. February 27, 2024 #3 Kansas City Country Club † 6200 Indian Lane The KCCC project was continued to the February 27th meeting so that additional information could be provided. 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 27, 2024 #4 William & Mary Beth Zollars † 6130 Ensley Lane The Zollars were continued to the February 27th meeting so that additional information could be provided. 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 27, 2024 #5 Daniel & Karen Staker 3417 Tomahawk Road The Staker/Coopers are returning to the ARB with changes to their previously approved circle driveway. Summary of Property: • Character Area: Neighborhood Estates • Location of Common Green Space: Front • Any Special Frontages: None Summary of Project: On December 12, 2023, the Stakers were approved to replace their existing driveway in the same location. Unfortunately, the plans provided showed the driveway to be much smaller than the actual layout. The Stakers are returning to request the driveway be the larger size to match the existing conditions. Ordinance Compliance: There are no conflicts between the proposed project and the City’s Code of Ordinances. Greenspace Review SF Lot Area: 20,896 House Footprint: -3,079 Driveway: -2,574 -3069 Pool House: -520 Pool & Pool Deck: -2,818 Remaining Greenspace: 11,905 11, 410 = 54.6% 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 G recommends that driveways occupy as little of the Primary Landscape Area as possible. Circle driveways should have an interior green with a width no less than 80 feet wide, measured at the front property line, and depth of 40 feet measured from the curb. The depth of the interior green is over 40 feet, but the width is only 69.75’. Discussion is recommended. Section 2.7.2 B on page 102 recommends that driveways be no more than 12 feet wide at the property line. The proposed driveway is 18 feet wide at the property line. Discussion is recommended. Section 2.7.3.A on page 106 recommends 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 that this is the existing condition. Lot Information Zoning: R-1(16)/ LS-3 Lot Area: 20,896 SF Ordinance/Design Guideline Allowable/Required Provided Minimum Greenspace: 65%=13,582 SF 11,410 SF = 54.6% February 27, 2024