[Ord. No. 1101-2008 §§1 — 2, 10-20-2008]
This Article presents a set of site development standards or
guidelines to assist and guide the concept plan and site plan review
authority when evaluating site plans relative to site layout, improvements
and engineering in the interest of public health, safety, convenience
and welfare. The purpose of these standards is to promote well planned
and designed use of property; a high character of community development;
new development which has a positive impact on the community as a
whole and does not negatively impact neighbors, protects sensitive
natural resources and is well designed to maximize efficient use of
the land and surrounding transportation system and to provide adequate
stormwater management.
[Ord. No. 1101-2008 §§1 — 2, 10-20-2008]
A.
In addition to the general purposes set forth above in Section 405.665, the following guidelines shall guide the design and preparation of concept plans and site plans.
1.
Ensure that sites subject to design review are graded and developed
with due regard for the aesthetic qualities of the natural terrain
and landscape and that existing trees and shrubs are not indiscriminately
destroyed.
2.
Ensure that buildings, structures and signs are properly related
to their sites and are in keeping with the character of the neighborhood
and surrounding sites and are not detrimental to the orderly and harmonious
development of their surroundings and of the City.
3.
Ensure that open spaces, parking areas, pedestrian walks, signs,
illumination and landscaping are adequately related to the site and
are arranged to achieve a safe, efficient and harmonious development.
4.
Ensure that sites are developed to achieve a harmonious relationship
with existing and proposed adjoining developments, avoiding both excessive
variety and monotonous repetition, but allowing, when feasible, similarity
of style or originality of design.
[Ord. No. 1101-2008 §§1 — 2, 10-20-2008]
A.
The
following basic guidelines reflect the core principles of designing
development (site plans and subdivision plats) in accordance with
the natural features of a site. The site design shall follow the following
design guidelines.
1.
Topography and site planning. Land development and
infrastructure planning that includes lot layout, building placement
and roads need to recognize the existing topographic conditions and
be located in a manner that minimizes the need for significant cut
and fills. Modification to the existing topographic conditions should
be limited as much as possible. See Hillside Development.
2.
Significant natural features. Existing stands of
mature trees should be retained, protected and replaced, where possible,
to ensure the health and integrity of the natural environment and
topography.
3.
Stream buffer setbacks. Existing riparian areas
should be preserved and protected through the creation of a conservation
easement on each side of the stream. The Planning and Zoning Commission
shall determine the appropriate buffer setback distance on the site
plan.
[Ord. No. 1101-2008 §§1 — 2, 10-20-2008]
A.
Building Design Guidelines. The following basic guidelines
reflect the core principles of attractive building design in the "P"
Planned District.
1.
Attractive color schemes employing subdued colors with contrasting
colors that accent architectural details such as trim, windows and
entrances. Bright colors should be used sparingly and limited to accenting
a building.
2.
Compatible in size and architectural character and style of buildings
of the surrounding area through the use of similar elements such as
roof lines, materials colors, window design, building articulation
and other architectural details.
3.
Natural and durable materials that are economically maintained and
of a quality that will retain their appearance over time.
4.
Prominent public entries and windows focused on human scale.
5.
Facades with varying depths, relief and corners. Use of large, flat
and unbroken planes should be avoided.
6.
Relate the size and proportions of new commercial structures to the
scale of adjacent buildings.
B.
Building Appearance Guidelines. Building in the "P" Planned
District shall be subject to the following appearance and design review
guidelines:
1.
Building(s) shall incorporate a building front and facie pattern
that avoids the appearance of a continuous, unbroken front and shall
use vertical or horizontal patterns to vary the linear nature of large
storefronts. The storefront shall incorporate wood, masonry or other
attractive design materials to treat the unattractive nature of metal
buildings.
2.
Outlying buildings (uses separate from the principal merchandise
store) must incorporate separate landscaping design and buffering
to provide an offset from the general parking lot.
3.
No more than sixty percent (60%) of the required parking for the
principal use may be maintained in the front yard or front setback
space. The remaining forty percent (40%) parking requirement must
be developed to the rear of the principal building.
4.
Parking lots must employ attractive landscaping and separation strips
in the front yard or front setback area. Separation strips must be
at least four (4) feet in width. The location of separation strips
and the use of plant materials shall not obstruct the clear vision
of traffic or pedestrians.
5.
All parking spaces must be clearly delineated and painted. Traffic
flow must be directed by the uses of painted directional symbols on
the surface of the parking lot, by directional signs or both. Handicapped
parking spaces shall only be located in the front of the first (1st)
tier of parking spaces or at building fronts.
6.
Storefront(s) must employ signage design elements that give the appearance
of a unified color and scale scheme for all building, projecting and/or
flat signs and logos.
7.
Specific variances and/or site plan waivers may be granted for the
above requirements in the case of practical difficulties related to
difficult lot design, topography or excessively narrow lots of record.
8.
Loading bays and/or docks must be located to the rear or side of
all principal or accessory buildings.
9.
All refuse must be stored in specially designed enclosures that have
an appearance which is compatible with surrounding buildings.
10.
Promote pedestrian and vehicular connectivity.
11.
Minimize adverse impacts from lighting on adjacent property.
[Ord. No. 1101-2008 §§1 — 2, 10-20-2008]
On all corner lots in all districts, no use of land shall commence
or no structure or vegetation shall hereafter be constructed, structurally
altered, extended, enlarged or moved after the effective date of these
regulations unless it also conforms to the requirements of the vision
triangle as defined by these regulations. In all residentially zoned
districts, the two (2) sides forming the lot line intersection shall
be a minimum distance of thirty (30) feet from the center of the lot
line intersection and in all other zoning districts such distance
shall be a minimum of twenty (20) feet (except that there shall be
no vision triangle requirements in the Central Business District).
[Ord. No. 1101-2008 §§1 — 2, 10-20-2008]
Special attention shall be given to the location and integration
of accessible routes, parking spaces, and ramps for the disabled.
Special attention shall also be given to identifying accessible access
points between buildings and parking areas, public streets and sidewalks.
The Federal Americans with Disabilities Act Accessibility Guidelines
(ADAAG) shall be used as a guide in determining the adequacy of the
proposed development in addressing the needs of the disabled.
[Ord. No. 1101-2008 §§1 — 2, 10-20-2008]
A.
Outdoor Lighting Standards. The following basic guidelines
are intended to ensure appropriate lighting while minimizing its undesirable
side effects.
1.
All exterior lights shall be designed, located, installed and directed
in such a manner as to prevent objectionable light trespass and glare
across the property lines and/or disability glare at any location
on or off the property.
2.
All parking area lighting shall be full cut-off type fixtures.
3.
All building lighting for security or aesthetics shall be full cut-off
or a shielded type, not allowing any upward distribution of light.
Flood lighting is discouraged and, if used, must be shielded.
4.
Outdoor commercial or industrial lighting adjacent to residential
property shall be installed to ensure that no direct light source
shall be visible at the property line at ground level or above.
[Ord. No. 1101-2008 §§1 — 2, 10-20-2008]
All development shall control any stormwater drainage which
occurs off the property according to adopted City standards which
are currently "Storm Drainage Systems and Facilities of Division V,
Design Criteria of the Kansas City Metropolitan Article of the American
Public Works Association (APWA)".
[Ord. No. 1101-2008 §§1 — 2, 10-20-2008; Ord. No. 1156-2011 §1, 2-21-2011]
A.
Motor Vehicle Oriented Business (MVOB). A proposed use or
building that meets the definition of a motor vehicle oriented business
(MVOB) shall be subject to the following screening criteria to determine
if it should be permitted in the location proposed by the applicant:
1.
Location requirements. The proposed use/building
shall not be permitted unless the following location requirements
are met or exceeded as set forth below:
a.
Determine if the use/building is located in high-hazard street segments.
High-hazard segments shall be determined as follows:
(1)
Accident. Locations of high-hazard segments
of the City's street system shall be determined using the following
formula:
Accident Rate = (Number of Accidents) X (1,000,000)
(Average Daily Traffic) X (Section Length) X (365 Days/Year)
Accident Rate will be in units of: Number of accidents occurring
in a year per one million (1,000,000) miles traveled.
(2)
Analyzed roadway segments shall be compared to the latest published
accident data by the Missouri Highway Transportation Department (MHTD).
In the event the analyzed road segment exceeds State average rates,
the proposed use/building shall be denied. Said presumption may be
rebutted by applicant through substantial and competent evidence adduced
on the record as a whole before the Board of Aldermen.
b.
The driveway must be at least one hundred (100) feet from any other
MVOB driveway located on the same side.
2.
Access requirements. The proposed use/building shall
not be permitted unless the access requirements for driveways is met
or exceeded as set forth below:
a.
Must be one hundred sixty (160) feet from another driveway on same
side.
b.
Must be two hundred (200) feet from another driveway on opposite
side if left turn movements could potentially conflict.
c.
Must be one hundred sixty (160) feet from nearest public street.
d.
Must not have access to adjoining arterial if access available through
shopping center or service road.
e.
Must have two hundred seventy-five (275) feet of sight distance in
either direction.
f.
Two-way access must have minimum thirty (30) feet throat width. One-way
access must have minimum fifteen (15) feet throat width. Must have
a minimum radius of fifteen (15) feet.
If an island is used in a two-way driveway, clearance width
of two (2) feet should be added on both sides of island.
3.
Congestion impact requirements. The proposed use/building
shall not be permitted unless the congestion impact is determined
to be acceptable applying the following criteria:
a.
b.
Determine vehicles per hour per access drive for all three (3) peak
hour categories based on the following equation:
Trips/hour X number of units of measure access drives
c.
Determine if vph/access drive for all three (3) peak hour categories
falls within acceptable limits based on existing volumes on adjacent
arterial.
d.
Peak period traffic volumes shall be updated by scientifically conducted
traffic counts on not less than an annual basis.
B.
Self-Storage Facility. If a site plan is for a structure
containing separate, individual, private storage spaces of varying
sizes leased or rented on individual leases for varying periods of
time or any similar storage facility (commonly referred to as a self-service
storage facility or mini-warehouse), then the site plan must meet
the following criteria:
1.
Size requirements. The maximum height shall not
exceed thirty (30) feet and the minimum setback from all lot lines
shall be thirty (30) feet.
2.
Exterior screening. The exterior view of the premises
shall be controlled as follows:
a.
Commercial district.
(1)
If the exterior surface of the structure is stucco, brick or rock, the required fence or wall may be transparent with minimal landscaping to provide screening as set out in Article XXVI, Landscaping Regulations.
(2)
If the exterior surface of the structure is other than stucco,
brick or rock, the required fence or wall in combination with landscaping
shall provide for a ninety percent (90%) opaque screening from all
directions.
b.
Industrial district. Minimal landscaping in order to provide screening as set out in Article XXVI, Landscaping Regulations is required.
(1)
If the property is adjacent to any residential zoning district
("R-A", "R-1", "R-2", "R-3", "R-4", "R1P", "R2P", "R3P") or non-retail
district ("C-O", "C-OP"), the adjacent property line with its required
fence and landscaping shall provide for a ninety percent (90%) opaque
screening from that direction.
3.
General requirements. The proposed use shall not
be permitted unless the following general requirements are met or
exceeded as set forth below:
a.
Master lighting plan outlining in detail all lighting elements.
b.
Master landscape plan outlining in detail all landscaping and materials.
c.
No structure, fence or wall shall be located within the required
setback.
d.
All buildings or areas used for storage or necessary driveways shall
be enclosed with a minimum six (6) foot fence or wall.
e.
No commercial, wholesale or retail sales or miscellaneous or garage
sales shall be conducted.
f.
No auctions with the exception of abandoned property limited to the
abandoned storage unit items only.
g.
No servicing, repair or fabrication of motor vehicles, boats, trailers,
lawn mowers, appliances or other similar equipment shall be allowed.
h.
No manufacturing or assembly of any kind shall be allowed.
i.
No business establishment of a transfer and storage business type
of any kind shall be allowed.
j.
No noxious or offensive use because of odors, dust, noise, fumes
or vibration of any kind shall be allowed.
k.
No power tools, spray-painting equipment, table saws, lathes, compressors,
welding equipment, kilns or other similar equipment of any kind shall
be operated.
l.
All driveways, parking, loading and vehicle circulation areas shall
be paved with concrete, asphalt or asphaltic concrete.
m.
All lights shall be shielded to direct light onto the uses established
and away from adjacent property, but it may be of significant intensity
to discourage vandalism and theft.
n.
The property shall be maintained by owner or operator for removal
of trash and debris.
o.
No outside self-service storage shall be allowed unless the property
is entirely zoned industrial.
p.
If a residential structure is allowed to be maintained, it shall
be deemed an accessory use only and shall be newly constructed or
remodeled to be compatible with the exterior of the storage units
and be entirely contained within the fenced or walled area, and the
residential structure shall be used for an on-site manager and not
as rental property.
C.
Salvage Yards.
1.
The junk yard or salvage yard occupies a minimum lot size of ten
(10) acres.
2.
All such uses shall be located at least three hundred (300) feet
from a boundary line.
3.
All such uses shall be completely surrounded on all sides by a fence
or wall at least eight (8) feet high. The fence or wall shall be of
uniform height, uniform texture and color and shall be so maintained
as to insure maximum safety to the public, obscure the junk or salvage
from normal view of the public and preserve the general welfare of
the neighborhood. The fence or wall shall be installed in such a manner
as to retain all scrap, junk or other materials within the yard. No
scrap, junk or other salvaged materials may be piled so as to exceed
the height of this enclosing fence or wall.
4.
No materials shall be loaded, unloaded or otherwise placed either
temporarily or permanently outside the fence or wall.
5.
No hazardous or toxic materials shall be stored or handled in a junk
yard or salvage yard unless they are located in such use(s) on a temporary
basis not to exceed ninety (90) days until other disposal can be arranged.
D.
Kennels.
1.
The kennel occupies a minimum lot size of five (5) acres.
2.
No kennel building or runs shall be located nearer than two hundred
(200) feet to any property line.
3.
All kennel runs or open areas shall be screened around such areas
or at the property lines to prevent the distraction or excitement
of the animals.
4.
The kennel shall have adequate measures to prevent odor, dust, noise
or drainage from becoming objectionable to uses on other properties.
No incineration of animal refuse shall be permitted.
5.
All State licensing and operation requirements are met.
E.
Quarrying. (Including mining or removal of sand, gravel
or stone and the processing of the same, including asphalt and concrete
plants.)
1.
All quarries and mining operations and asphalt and concrete plants
shall be screened by a method approved by the City when the same are
visible from any public road.
2.
The applicant shall provide a method for dust abatement on all unpaved
interior roads.
3.
Where applicable, a maintenance agreement between the applicant and
the City shall be required to maintain the roads that provide the
ingress/egress to the operation.
4.
A plan for reclamation of the site shall be prepared and submitted
as a part of the application. The plan shall indicate a timetable
for the reclamation to the proposed use of the site in a general plan
of the proposed use. The reclamation plan submitted shall be binding
only to the extent that said plan shows the intent of the applicant
for reclamation. The actual reclamation plan may be amended at such
time that the applicant is ready to begin such reclamation; however,
the amended plan must be approved by the City before reclamation work
may begin. Said approval shall require a public hearing under the
same procedures as the original conditional use permit.
5.
All areas quarried or mined shall not endanger the lateral support
of abutting or adjoining properties. A minimum setback of one hundred
(100) horizontal feet from any road right-of-way and thirty (30) horizontal
feet from all other property lines, measured on the surface, must
be maintained free of any quarrying or mining activity, either surface
or subsurface.
6.
No building, equipment, quarry products or other materials shall
be erected or stored within one hundred (100) feet of any property
or right-of-way line. For asphalt or concrete plants only, buildings
and equipment, excluding those buildings and equipment used to process
materials, and finished product may be erected or stored a minimum
of twenty (20) feet from a side or rear property line adjoining an
"M" industrial zoning district, provided such activity is in compliance
with any State requirements.
7.
The applicant's operation shall be inspected by the City or its designate
on or before July first (1st) of every third (3rd) year following
approval of the conditional use permit or at any other time that might
be warranted for compliance with the above listed requirements and
if found to be in violation shall have the permit removed if the non-compliance
is not corrected within sixty (60) days of written notice from the
City or its designate itemizing the violations and corrective measures
necessary for compliance.
F.
Telecommunication Facilities.
1.
Purpose and intent. The intent of these regulations
is to provide a uniform and comprehensive set of standards for the
development of commercial wireless telecommunications facilities and
the installation of antennas and:
a.
To protect and promote public health, safety, community welfare and
aesthetic quality, while not unduly restricting the development of
needed telecommunications facilities and encouraging managed development
of telecommunications infrastructure.
b.
To protect the visual character of the City from the potential adverse
effects of telecommunication facility development.
c.
To allow wireless telecommunications providers an opportunity to
partner with City government or public utility companies to create
wireless telecommunication facilities which act as community identity
features.
d.
To promote collocated, concealed and visually unobtrusive wireless
telecommunications facilities.
2.
Exemptions. The following wireless communication
facilities are exempt from the requirements of this Section as specified
below.
a.
A wireless communication facility is exempt if the rules and regulations
of the Federal Communications Commission (FCC) specifically provide
that the antenna is exempt from local regulation.
3.
General development standards.
a.
All telecommunication facilities shall comply with all applicable
requirements of the current Building Codes as adopted by the City
and shall be consistent with the standards and guidelines of this
Article.
b.
All conditional use permit applications for telecommunication facilities
shall include a description of services proposed and documentation
certifying applicable licenses or other approvals required by the
Federal Communications Commission to provide services proposed in
connection with the application.
c.
All conditional use permit applications shall include a map and narrative
description of all telecommunication sites existing, proposed or planned
by the applicant in the City and within a one (1) mile radius of the
City border. Such applications shall also include an analysis of all
reasonable and technically feasible alternative locations and/or facilities
(including co-locations) which could provide the proposed communication
service.
d.
All conditional use permit applications for wireless telecommunication
facilities shall include a propagation map. The propagation map will
identify the existing coverage area and the proposed coverage area
for the new wireless facility.
e.
To minimize the overall visual impact, new wireless telecommunication
facilities shall be co-located with existing facilities, with other
planned new facilities and with other facilities such as water tanks,
light standards and other utility structures whenever feasible and
aesthetically desirable. To facilitate co-location when deemed appropriate,
conditions of approval for conditional use permits shall require all
service providers to cooperate in the siting of equipment and antennas
to accommodate the maximum number of operators at a given site when
found to be feasible and aesthetically desirable. The applicant shall
agree to allow future co-location of additional antennas and shall
not enter into an exclusive lease for the use of the site.
4.
Development standards for towers.
a.
The tower must be located a distance of its vertical height from
any habitable structure (except broadcast studio), public road, park,
historic structure or monument or cemetery.
b.
Submission of an acceptable agreement to remove the tower and any
antenna within one hundred eighty (180) days after cessation of use
together with a sufficient performance bond, letter of credit or other
financial assurance, if required by the Board of Aldermen.
c.
Applicant must show that the new tower is designed to accommodate
additional antennae equal in number to the applicant's present and
future need and will accommodate co-located antennae requested by
public and private concerns.
d.
The applicant must demonstrate that a tower proposed to be located
in a residential area, or an area planned for residences, cannot reasonably
be located in a non-residential area (for valid technical reasons).
e.
The applicant must demonstrate that the proposed communications device(s)
cannot be co-located on an existing tower, existing building, water
tower or other structure (for valid technical reasons).
G.
Agricultural Tourist Operation.
[Ord. No. 1257-2014 §3, 7-21-2014]
1.
On tracts that contain forty (40) acres or more with a minimum
of seventy-five percent (75%) of the acres being agricultural in nature,
excluding livestock, that are properly maintained and cared for to
produce a commercial crop and held concurrently with the sale of agricultural
products produced on-site;
2.
Property shall front on and have direct access from 92 Highway
or 33 Highway;
3.
The display and sale of handicrafts and agricultural promotional
items produced on-site or off-site is allowed, provided that the primary
product sold is an agricultural product produced on the subject property;
4.
General gift display and sales area (not including handicrafts
and agricultural promotional sales items above) not to exceed a total
of five hundred (500) square feet of interior floor space for the
retail sale of agricultural related promotional items, gift items,
and/or pre-packaged goods not produced on the subject property. The
general gift display and sales area shall be operated concurrently
with the sale of agricultural products and/or byproducts produced
on-site and subject to any Federal, State, and local regulations;
5.
Buildings shall meet zoning and commercial building code requirements,
unless otherwise noted;
6.
Off-street parking shall be based on the size of the building
and subject to the City's parking requirements. Parking and access
drives may be gravel, but with a minimum fifty-foot-long driveway
approach at the entrance and ADA parking constructed of asphalt or
concrete. Yard areas may be used for overflow parking;
7.
Sidewalk construction to occur at the time of future development
of the property;
8.
Areas maintained as agricultural crops are not subject to landscaping
requirements;
9.
Signage to meet sign code requirements for commercial uses;
10.
Expansion of the activity, including area of property, size
of buildings and/or additions of activities or services not identified
on the approved plan, require re-submittal and review by the Planning
and Zoning Commission and Board of Aldermen.
