Armour Hills is divided into 14 “plats”, which function as a map of the neighborhood, created when Armour Hills was developed by J.C. Nichols beginning in 1922, continuing in phases until 1929. Each plat is then subdivided into “blocks”, each of which is then further subdivided into “lots” or “parcels”, which are the individual properties owned by the Armour Hills homeowners. There are 45 blocks and 1070 residential lots in Armour Hills.
Like many neighborhoods with homes associations, Armour Hills has legally-binding “covenants” which are contained in a “Declaration of Restrictions” recorded with each residential lot in Armour Hills. The covenants are essentially the legally binding and enforceable rules of Armour Hills that homeowners agreed to when they purchased their home. Although the majority of the covenants are the same for each block and individual lot, certain blocks and/or lots have unique covenants. Therefore, homeowners are advised to review the covenants applicable to their block and individual lot.
Certain covenants will require reference to the relevant plat document(s), such as the front building line and the lot dimensions. The plat documents may also contain other restrictions, such as restrictions on signage in the neighborhood, reflect the dedication of the islands in the right-of-way to public for park purposes, and transfer of pedestrian ways and private rights-of-way to Kansas City, Missouri (subject to easements granted under the Declarations of Restrictions.)
See below for links to the applicable Plat and Declarations of Restrictions and a summary of the applicable restrictions. These documents are made available for convenience only and may not reflect the official documents, which are publicly available at the office of the Recorder of Deeds of Jackson County, Missouri. If a block is covered by multiple plats, the later-in-time Plat should be referenced.
In order to facilitate an understanding of the covenants and how they apply to individual lots, graphical representations of typical homes in Armour Hills are available below (click the images to view full size). Please note these graphics do not include all of the covenants and other restrictions, so homeowners are advised to refer to the applicable Declaration of Restrictions and Plat. FSR may be contacted for specific questions.
MID-BLOCK LOT
CORNER LOT (RECTANGLE)
CORNER LOT (TRIANGLE)
Table of Declaration of Restriction and Plat Documents
The table below provides links to the Plat and Declaration of Restrictions applicable to specific lots in Armour Hills, and a summary of the applicable restrictions. To find the block and lot numbers for your home, search for your name and/or address on the Kansas City Parcel Viewer. Block and lot numbers appear at the bottom of the table in the “Legal Description” field.
These documents are made available for convenience only and may not reflect the official documents, which are publicly available at the office of the Recorder of Deeds of Jackson County, Missouri. If a block is covered by multiple plats, the later-in-time plat should be referenced.
| Year Recorded | 1922 | 1923 | 1924 | 1925 | 1926 | 1929 |
|---|---|---|---|---|---|---|
| Plats | ||||||
| Blocks Covered | 1-11,20-22 23-30 |
12-18,31,32,35,36 26 18,19,33,34,37-45 23 |
20 13-15 13 20 |
33,34,37,38 38-43 |
18,19,44,45 | 12,14,15 |
| Declarations of Restrictions | ||||||
| Blocks Covered | 1-11,20-22 (Except Lot A, Block 20) |
23, 24, 25, 27-30 12-18,31,32,35,36 26 |
23 | 33,34,37,38 38-43 |
18,19,44,45 (Except Commercial Lots) |
|
Plat-Related Restrictions
Public Parks
All tracts of land at street intersections, designated on the plat by the word “Park” are dedicated to the public for park purposes
For Block 26, tract of land marked “Public Driveway” on the Plat is dedicated to public use as a thoroughfare
For Block 18, the pedestrian way shown on the Plat is dedicated to public use
Rights-of-Way
City of Kansas City, MO is given the right locate, construct, maintain and use (or authorize the location, construction, maintenance and use) the indicated rights-of-way (over, under and along) for conduits for any and all purposes, water, sewer and gas mains, poles and wires, and for sewers on those rights-of-way marked “sewer”
Billboard and Other Signage
AHHA (as successor-in-interest to JC Nichols Investment Co) and the City of Kansas City, MO may prohibit the construction or maintenance of billboards, or advertising boards, or structures exceeding five square feet in size for the display, painting or posting of signs, or advertisements, and all rights for damages on account of such prohibition are expressly waived.
Declarations of Restrictions
Definitions
“Street” means any street, terrace or road of whatever name as shown on the plat and which has been dedicated to the public for the purpose of a public street or for park purposes. A “pedestrian way” will not be considered to be a street. The “public driveway” in Block 26 will not be considered a street.
“Outbuilding” means an enclosed, covered structure not directly attached to the residence.
“Lot” means either a lot as platted or any tract or tracts of land as conveyed, which may consist of one or more lots or a part or parts of one or more lots as platted.
A “corner lot” is considered to be any lot as platted or any tract of land as conveyed having more than one street contiguous to it. The street upon which the lot or part thereof fronts, as provided in the restrictions, will be considered to be a front street; any other street contiguous to the lot will be considered a side street.
Billboards and Other Signage
AHHA (as successor-in-interest to JC Nichols Investment Co) may prohibit billboards or advertising boards or structures exceeding five square feet in size on any lot (applicable only to Blocks 12-18, 23-30, 31, 32, 35, and 36.)
Use of Land
Single family use (details here)
(Block 1, Lot A, and Block 18, Lots 26 and 27, may be used for church)
Frontage of Lots
Specified lots are considered to front on designated streets
Frontage of Residences on Streets
Residences on specified lots must front or present a good frontage on designated streets
Required cost of Residences
Minimum cost for residences specified by block and lot numbers
Ground Frontage Required
Residences on specific lots must have at least the specified number of feet of ground fronting on the street upon which the lot fronts, not occupied by any other residence; provided, if specified in the restrictions, AHHA (as successor-in-interest of JC Nichols Investment Co) may, with the consent of the owner of a lot, change any such required frontage but no change may be made at any time which reduces the required frontage of land to be used and maintained with any residence more than five feet below the minimum number of feet required for each residence.
Set-Back of Residences from Street
No part of any residence may be nearer to the front or side street than is the front or side building line as shown on the plat, provided that window, vestibule, porch and miscellaneous other projections may be nearer to the front and side streets than the front and side building lines within the indicated limits; provided that AHHA (as successor-in-interest to JC Nichols Investment Co) may, with the consent of the owner of the lot, change any such building line but no change may be made which permits a residence, exclusive of permitted projections, to be more than 10 feet nearer to the front or side street than is the front building line or the side building line.
Free Space Required
The main body of any residence, including attached garages, attached greenhouses and porches, enclosed or unenclosed, but exclusive of all other projections, may not occupy more than 80% of the width of the lot, measured in each case on the front building line or the front building line produced to the side lines of the lot, whichever line is of greater length.
Any residence, exclusive of other projections, must be set back at least four feet from both of the side lines of the lot.
The maximum width of any residence may, with the consent in writing of AHHA (as successor-in-interest to JC Nichols Investment Co), be increased by not to exceed 10% of the width of the lot.
The required setback from the side lines of a lot may, with the consent in writing of AHHA (as successor-in-interest to JC Nichols Investment Co), be reduced by not to exceed 33-1/3% or 50% (as set forth in the relevant restrictions) of the amount the required set back.
In the case where the frontage of ground used with any residence is greater than the required frontage, then for the purpose of limiting the width of the residence and establishing its location with respect to the side lines of the lot, the frontage so used will be considered to be the required frontage.
If any residence of the maximum width is built or maintained on a lot, then thereafter, the frontage so used may not be reduced on the lot and the same provision will apply as to the location of the residence with respect to the side lines of the lot.
The used frontage may be reduced at any time by the conveyance of a part of the lot, provided, that it may not be reduced below the minimum number of feet required with any residence of a width that might be erected thereon and provided, further that in no case may it be reduced below the required frontage.
No oil/fuel tanks above ground.
Outbuildings – Set Back from Street
All outbuilding, except greenhouses, must correspond in style and architecture to the residence and must be of the same material as the residence. No detached outbuilding may be erected on Lots 1, 10 or 19 in Block 26.
Outbuildings must be located within 35 feet of rear line of the lot and on any corner lot, they must also be located wholly within 35 feet of that side of the lot farthest from the adjoining side street. Specified lots must be set back at least 50 feet from any of the streets adjoining those lots, provided that AHHA (as successor-in-interest to JC Nichols Investment Co) may, with the consent in writing of the owner of a lot, change any such required outbuilding location, provided that no change may be made which permits any outbuilding to be located more than 20 feet nearer to the front street or more than 15 feet nearer to the side street.
Outbuildings – Free Space Required
No outbuildings, exclusive of greenhouses, and exclusive of the permitted projections, may occupy more than 50% of the width of the lot, measured along the rear line of the lot; provided that in no case may the width of an outbuilding, other than a greenhouse, be more than 33 feet without the consent in writing of AHHA (as successor-in-interest of JC Nichols Investment Co). If more than one outbuilding is erected of a lot, the combined width of the outbuildings may not exceed the width provided for a single outbuilding. Any greenhouse, exclusive of other buildings, may not exceed a maximum width of 20 feet, without the consent in writing AHHA, provided that the combined width of greenhouses and other outbuildings may not exceed 60% of the width of the lot, measured along the rear line. The maximum combined width of any outbuilding may, with the consent in writing of AHHA, be increased by not to exceed 10% of the width of the lot, measured along the rear line. The width of any outbuilding, other than greenhouses, may, with the consent in writing of AHHA, be increased by not to exceed 10% of the width of the lot, measured along the rear line.
[Racial Covenant]
Repealed by resolution of the Board of Directors of AHHA dated October 14, 2005 and stricken by amendment dated Sep 3, 2020 and recorded on Sep 10, 2020.
Pergola Building Line
No pergola or detached structure for purely ornamental purposes can be erected in front of a line 12 feet in front of the front building line without the written consent of AHHA (as successor-in-interest to JC Nichols Investment Co.)
Duration of Restrictions
Restrictions are binding for a period of 25 years starting from the specified commencement date and automatically continued for successive periods of 25 years each, subject to release of a property from one or more restrictions pursuant to the required approvals, recording procedure and timing requirement.
Right to Enforce
The restrictions run with the land and bind the present and future owners. Each owner has the standing and right sue for and obtain an injunction to prevent the breach of or to enforce the observance of the restrictions, in addition to ordinary legal action for damages. The failure of AHHA (as successor-in-interest to JC Nichols Investment Co) and the owner of any other lot to enforce any restriction, at the time of its violation, will not be deemed to be a waiver of the right to do so thereafter.
Pocket Parks
Block 2, Lot 17, and Block 7, Lot 25, in block 2, and to lot 25 in block 7, are set aside for the sole, exclusive and joint use of the owners of lots in Blocks 2 and 7 exclusively for park or playground purposes, and may be used by such owners in the respective blocks subject only to such conditions as may be prescribed by AHHA (as successor-in-interest to JC Nichols Investment Co.)
AHHA has the right to use, for pedestrian purposes and to enable the owners of the lots in Blocks 2 and 7 to have access to the pocket parks, 4 feet on either side of the dividing line between the following lots in addition to such other parts of the public or private rights-of-way as are shown on the plat (i.e., they are the access points for the pocket parks):
Block 2: Lots 1 and 14, Lots 1 and 15, Lots 8 and 10, Lots 8 and 11, Lots 7 and 11, and Lots 3 and 5.
Block 7: Lots 1 and 23, Lots 14 and 18, Lots 14 and 17, Lots 6 and 7, Lots 7 and 4, Lots 8 and 4, and Lots 14 and 16.
The owners in Block 2 do not have the right of access or use of Lot 25 in Block 7, the owners in Block 7 do not have the right of access or use of Lot 17 in Block 2.