[Ord. No. 1825, 5-13-1991; Ord. No. 3602, 9-19-2022; Ord. No. 3616, 11-21-2022]
In District "R-1," no building, structure, land or premises
shall be used and no building or structure shall be hereafter erected,
constructed, reconstructed, moved or altered except those uses identified
as "P" for permitted in the Land Use Table in Appendix A.
[Ord. No. 1825, 5-13-1991; Ord. No. 3107 §3, 10-19-2009]
In District "R-1", the height of buildings, the minimum dimension
of lots and yards and the minimum lot area per family permitted on
any lot shall be as follows:
A. Height. Building or structures shall not exceed two and
one-half (2½) stories or thirty-five (35) feet in height except
that on lots having a natural slope, a full three (3) stories may
be exposed above grade on the downhill side.
B. Front yards. Any building hereafter constructed shall provide
for a front yard, the minimum depth of which shall be thirty (30)
feet.
C. Side yards. There shall be a side yard on each side of the
dwelling the total of which side yards shall be not less than twenty
(20) feet and no side yard shall be less than eight (8) feet. Buildings
on corner lots shall provide a side yard on the street side of not
less than twenty (20) feet.
D. Rear yards. The depth of the rear yard shall be at least
thirty (30) feet.
E. Lot area per family. Every dwelling hereafter erected, moved
or altered shall provide a lot area of not less than eighty-five hundred
(8,500) square feet per family.
F. Width. The width of a lot measured at the front building
line shall be not less than seventy-five (75) feet.
G. Lot Coverage. The lot coverage shall not exceed thirty-five
percent (35%).
[Ord. No. 3685, 3-4-2024]
[Ord. No. 3341 §2, 11-2-2015]
A. Intent. The intent of this district is to promote
single-family neighborhood development in a compact and walkable pattern
in close proximity to downtown. The standards of this district enable
the original development patterns of the near downtown neighborhoods
and encourage new development with a compatible character, scale and
pattern as the original lots and structures. The standards also facilitate
effective transitions between residences and businesses that maintain
the neighborhood character near downtown and on significant corridors.
[Ord. No. 3616, 11-21-2022]
B. Permitted Uses. In District "R-1B," no building,
structure, land or premises shall be used and no building or structure
shall be hereafter erected, constructed, reconstructed, moved or altered
except those uses identified as "P" for permitted in the Land Use
Table in Appendix A. Those uses identified as "P*" or "S*" are uses that are
permitted or allowed with an approved special use permit on lots fronting
on Mechanic or Independence Street.
[Ord. No. 3602, 9-19-2022; Ord.
No. 3616, 11-21-2022]
C. Height And Area Regulations. In District "R-1B,"
the height of buildings, the minimum dimension of lots and yards and
the minimum lot area per family permitted on any lot shall be as follows:
1.
Height. Building or structures shall not exceed
two and one-half (2 1/2) stories or thirty-five (35) feet in
height except that on lots having a natural slope, a full three (3)
stories may be exposed above grade on the downhill side.
2.
Front yards. Any building hereafter constructed
shall provide for a front yard, the minimum depth of which shall be
twenty-five (25) feet.
3.
Side yards. There shall be a side yard on each
side of the dwelling no less than five (5) feet. Buildings on corner
lots shall provide a side yard on the street side of not less than
ten (10) feet.
4.
Rear yards. The depth of the rear yard shall
be at least thirty (30) feet.
5.
Lot area per family. Every dwelling hereafter
erected, moved or altered shall provide a lot area of not less than
five thousand (5,000) square feet per family.
6.
Width. The width of a lot measured at the front
building line shall be not less than fifty (50) feet.
7.
Depth. The depth of a lot shall be not less
than one hundred (100) feet.
8.
Lot coverage. The lot coverage shall not exceed
thirty-five percent (35%).
[Ord. No. 3685, 3-4-2024]
E. Design Standards.
1.
Driveway and parking. Garages and driveways
shall be limited in width to prevent wide curb-cuts and disruption
of the overall streetscape design along a block:
a.
Parking and garages shall be located in the rear portion of
the lot, and accessed by an alley where practical.
b.
Side-entry or front-loaded garages may be permitted provided
the garage is set back at least ten (10) feet behind the front building
line of the primary structure, and doors occupy no more than thirty-five
percent (35%) of the front facade.
c.
Driveway width shall be limited to no more than twenty percent
(20%) of the lot width in front of the front building line.
d.
Driveways may expand up to a maximum of twenty (20) feet wide
for an entry pad to any side-entry or front-loaded garage that is
permitted.
e.
Where access is limited by these standards, alley access or
shared driveways shall be used.
2.
Building scale and mass. The mass of the principle
structure shall be composed to avoid large blank walls along the streetscape
or within close proximity to abutting lot lines. The use of off-set,
wings and setbacks shall be used to break up the volume of structures
within the permitted building envelope.
a.
No wall plane at or within five (5) feet of the front or side
setback shall be greater than six hundred (600) square feet without
being interrupted by any of the following:
(1) Architectural features such as structural bays,
dormers, belvederes, chimneys or cupolas.
(2) Porches, porticos or other enhanced entry features.
(3) Off-sets or setbacks of the structure by at least
three (3) feet.
b.
Structures larger than permitted above should use compound massing
with primary masses and secondary masses or wings.
3.
Building orientation. The principle structure
shall relate to the neighborhood streetscape and contribute pedestrian-scale
details along the block:
a.
All lots shall have at least a four (4) feet wide walkway connecting
the sidewalk (or street) to the entry of the house.
b.
All primary structures shall have a front entry feature oriented
to the streetscape. Entry features may include a single-story porch,
stoop, or portico.
(1) Porches shall be at least eight (8) feet deep,
and eighty (80) square feet, and elevate one (1) foot to three (3)
feet above the grade. Unenclosed porches may encroach into the front
setback up to ten (10) feet.
(2) Stoops shall be at least six (6) feet deep, and
forty-eight (48) square feet, elevate one (1) foot to three (3) feet
above the grade, and be accompanied by ornamental railings and architectural
details on the door that enhance and accompany the character and materials
of the structure. Unenclosed stoops may encroach into the front setback
up to eight (8) feet.
(3) Porticos shall be at least six (6) feet deep, and
forty-eight (48) square feet, elevate one (1) foot to three (3) feet
above the grade. Porticos shall be designed with the same materials
and characteristics as the principle structure.
F. Additional Uses. To create more effective transitions
between downtown and neighborhoods and allow more flexibility for
uses along entry corridors, lots zoned "R-1B," which front on Mechanic
Street or Independence Street, shall be eligible for the following
additional uses.
1.
Eligible uses. The following additional uses
are permitted in the "R-1B" District on lots that front on Mechanic
Street or Independence Street.
a.
Offices to be used for:
(1) Administrative functions of companies, corporations,
social or philanthropic organizations or societies.
(10) Psychologists and psychiatrists.
b.
Barbers, beauty shops and hairdressers.
f.
Seamstress and tailoring.
2.
Special approvals. The following additional
uses are permitted in the "R-1B" District on lots that front on Mechanic
Street or Independence Street, through special approval process.
d.
Cultural exhibits and services.
i.
Real estate offices.
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The applicant shall obtain written permission from all property owners and/or residents within one hundred and twenty (120) feet of the applicant's property. Provided written permission cannot be obtained from all adjoining property owners and/or residents, the applicant may request a special use permit under the provisions of Section 405.525, Special Use Permits. Furthermore, provided written permission has been granted for one (1) of these commercial uses, and a written complaint regarding the commercial use has been filed with the City, the Board of Aldermen, following review of the evidence supporting the complaint, may allow the business to remain on the property, require that the commercial use be removed from the property, or grant conditional approval for the business to stay on the property.
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3.
Design.
a.
Additional commercial uses shall only be allowed in structures
designed primarily for residential use. Rehabilitation, additions
or construction of new buildings that undermine the residential character
are prohibited.
b.
All buildings and sites shall meet the residential design standards specified in Subsection
(E).
4.
Parking and driveway standards. Parking shall be provided according to Section
405.565. However, the design, location and access of parking shall be discreet and any use proposed for a lot that cannot obtain adequate parking, access or follow appropriate access management standards shall not be used for commercial purposes.
a. All parking areas shall be setback from the lot line by at least
five (5) feet from the side or rear yard property lines.
b. Any parking needs beyond what can be accommodated in a residential
driveway shall be located behind the principle structure.
c. All parking shall be paved with a minimum of two (2) inches of concrete
or asphalt. Curbs may not be required in order to maintain the areas
residential character.
e. Additional access points to Mechanic Street or Independence Street
will not be allowed. Access to businesses shall be off an alley or
other acceptable road.
5.
Performance standards. Additional uses allow
for the introduction of small-scale, low-intensity uses into residentially
designed structures and lots. Any use, regardless of if it is listed
as additional eligible uses above, shall be prohibited if it cannot
meet the following performance criteria:
a.
Small scale uses shall not expand or require any additions or
accessory structures that are not in keeping with the size and setback
requirements of homes in the area, or as otherwise required by the
lot and design standards of the "R-1B" District.
b.
No equipment shall be kept on the premises outside a building.
c.
No merchandise shall be handled or displayed except inside buildings.
d.
One (1) unilluminated sign of no more than three (3) square
feet may be permitted. The sign shall be wood and meet all other standards
of the City sign ordinance.
e.
All lighting shall be arranged to direct light away from abutting
property and the right-of-way. No glare shall be created. Lighting
shall be similar to that of a residential use.
f.
No deliveries shall be made between the hours of 6:00 p.m. and
8:00 a.m.
G. Historic Overlay. Certain areas within the near
downtown neighborhoods have a unique character and consistent replication
of historic development patterns and structures. In order to encourage
the restoration of historic Harrisonville and encourage the development
or redevelopment of vacant lots within these areas that preserves
these characteristics, property owners may petition for the designation
of a historic overlay within the "R-1B" District. This overlay should
be of sufficient size and extent to protect observable and distinct
characteristics. The overlay should be initiated at the property owners'
petition and upon further study and documentation of these patterns,
such as:
1.
Variations on, or enhancements of, any of the basic lot and
design features of the area.
2.
Roof forms, such as gable, gothic, hip, hip and valley, mansard,
or spires.
3.
Architectural embellishments such as dormers, belvederes, masonry
chimneys, cupolas.
4.
Characteristics of specific architectural styles such as window
and door design and orientation; primary, secondary or accent materials;
scale and massing of main masses, secondary masses or wings.
5.
Landscape design and outside space features that related the
building or site to the neighborhood streetscape.
6.
Any other important details of architecture or neighborhood
design documented as important patterns for the history and integrity
of the area.
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Designation of an overlay shall be considered an amendment to
the "R-1B" zoning of any proposed properties, and follow all other
procedures required by these regulations.
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