Note: All illustrations in this Chapter
are for an illustrative purpose only and are not intended to reflect
an actual Code requirement. Illustrations may be added and/or changed
from time to time by notice to the Planning Commission and posting
on the City's website.
[R.O. 1996 § 407.010; Ord. No. 4558 § 1, 8-3-2015]
A.
Intent. It is the intent of this Section
is to:
1.
Emphasize the importance of site
access from a variety of modes of transportation wherever appropriate.
2.
Provide the optimal amount of vehicle
parking for individual sites, recognizing that both too little parking
and too much parking create negative impacts.
3.
Ensure the appropriate site location
and design features that mitigate the impact of parking on the public
realm and urban design goals for a district or adjacent sites.
4.
Reduce or minimize runoff from surface
parking.
5.
Promote efficient site design and
avoid the need to dedicate areas of individual and adjacent sites
to underutilized or redundant vehicle parking.
B.
Applicability. The standards of this Section
shall apply to:
1.
All new site plans or development
applications.
2.
Any change of use or expansion of
an existing use, except that the application shall only be responsible
for the additional parking required for that use, and any existing
deficiencies may be credited at the directors discretion.
3.
The location, design and screening
standards shall apply to all new parking areas, and to renovations
and expansions of existing parking to the extent practical. Except
when more than twenty-five percent (25%) of the parking capacity or
more than fifty percent (50%) of the area is being altered, full compliance
shall be required.
4.
For infill and rehabilitation projects,
the Community Development Director may waive the applicability of
this Section where these standards would result in less than ten percent
(10%) additional parking requirements.
C.
Required Parking.
1.
Minimum Vehicle Parking. Off-street
vehicle parking spaces shall be provided in accordance with Schedule
A, B, and C.
[Ord. No. 4795, 2-19-2019; Ord. No. 4971, 12-21-2020]
Schedule A: Off-Street Parking
| ||
---|---|---|
Use Type
|
Required Space
| |
Residential Uses
| ||
Assisted living
|
1 per dwelling unit
| |
Duplex
|
2 per dwelling unit
| |
Group home
|
1 per employee, plus 1 per 4 residents
| |
Group residential
|
1 per 2 residents
| |
Independent Senior Living
|
1.5 per dwelling unit
| |
Manufactured housing unit
|
2 per dwelling unit
| |
Mobile home
|
2 per dwelling unit
| |
Multi-family
|
1 per efficiency unit, 1.5 per 1-bedroom
unit, and 2 per two- or more bedroom units
| |
Single-family, attached
|
2 per dwelling unit
| |
Single-family detached
|
2 per dwelling unit
| |
Public, Quasi-Public And Commercial
Uses
| ||
Adult entertainment establishment
|
1 per 75 square feet
| |
Airport or airstrip
|
Spaces to be provided pursuant to
Schedule C
| |
Animal care, general
|
1 per 400 square feet
| |
Animal care, limited
|
1 per 300 square feet
| |
Auditorium or stadium
|
Spaces to be provided pursuant to
Schedule C
| |
Bank or financial institution
|
1 per 200 square feet, plus stacking spaces per Section 407.010(F)
| |
Bar or tavern
|
1 per 75 square feet
| |
Car wash
|
Stacking spaces per Section 407.010(F)
| |
Cemetery
|
Spaces to be provided pursuant to
Schedule C
| |
Club, private
|
1 per 4 persons capacity
| |
College or university
|
Spaces to be provided pursuant to
Schedule C
| |
Construction sales and service
|
Spaces to be provided pursuant to
Schedule B
| |
Convalescent care
|
1 per 4 beds patient capacity, plus
1 per 2 employees
| |
Correctional facility
|
Spaces to be provided pursuant to
Schedule C
| |
Cultural service
|
1 per 500 square feet
| |
Day care (limited, general, commercial)
|
1 per employee, plus 1 per 10 pupils
| |
Funeral home
|
1 per 4-person capacity
| |
Golf course
|
4 per hole, plus spaces required
for restaurant and bar area
| |
Government service
|
1 per 300 square feet
| |
Health club
|
1 per 200 square feet
| |
Heliport or helipad
|
None
| |
Hospital
|
1 per 4 beds patient capacity, plus
1 per 2 employees
| |
Hotel or motel
|
1 per guest room, plus 1 per 10 guest
rooms, plus required spaces for restaurant, assembly and other uses
within hotel/motel
| |
Library
|
1 per 500 square feet
| |
Marina
|
1 per boat slip
| |
Medical service
|
1 per 200 square feet
| |
Military service
|
Spaces to be provided pursuant to
Schedule C
| |
Mobile home sales
|
Spaces to be provided pursuant to
Schedule B
| |
Office, general
|
1 per 300 square feet, but in no
case shall parking be provided at greater than 1 space per 200 square
feet
| |
Parks and recreation
|
Spaces to be provided pursuant to
Schedule C
| |
Post office
|
Spaces to be provided pursuant to
Schedule C
| |
Recreation and entertainment, indoor
|
1 per 3 seats (theaters) 1 per 400
square feet (other)
| |
Recreation and entertainment, outdoor
|
Spaces to be provided pursuant to
Schedule C
| |
Recreational vehicle park
|
1 per camping space
| |
Religious assembly
|
1 per 4 seats
| |
Repair service
|
1 per 400 square feet
| |
Research service
|
1 per 300 square feet
| |
Restaurant, fast-food
|
1 per 75 square feet of customer service or dining area; 1 per 200 square feet if no customer service or dining area, plus stacking spaces per Section 407.010(F)
| |
Restaurant, general
|
1 per 150 square feet for first 2,500
square feet, plus 1 per 100 square feet over 2,500 square feet
| |
Retail sales and service
|
1 - 2,000 square feet = 1 per 400
square feet
2,001 - 25,000 square feet = 1 per
200 square feet
25,001 - 400,000 square feet = 1
per 250 square feet
400,001 - 600,000 square feet = 1
per 225 square feet
600,001 + square feet = 1 per 200
square feet
In no case shall parking for a retail
development be provided so that more than 1 space per 200 square feet
is exceeded
| |
Safety service
|
Spaces to be provided pursuant to
Schedule C
| |
School, elementary, middle or high
|
Spaces to be provided pursuant to
Schedule C
| |
Service station
|
1 per service bay, plus 0.5 per pump
| |
Service station with mini-mart
|
0.5 per pump plus 1 space per 300
square feet of retail floor area
| |
Shooting range
|
Spaces to be provided pursuant to
Schedule C
| |
Studio, television or film
|
Spaces to be provided pursuant to
Schedule C
| |
Vehicle and equipment sales
|
Spaces to be provided pursuant to
Schedule B
| |
Vehicle/equipment storage yard
|
Spaces to be provided pursuant to
Schedule C
| |
Vehicle repair, general and limited
|
2 spaces per service bay; service
bay is not a parking place, plus 1 space for each employee on the
work shift containing the maximum number of employees
| |
Vocational school
|
1 per 3 students, plus 0.5 per faculty
member
| |
Warehouse, residential storage
|
1 per 5 storage bays or 1 per 1,000
square feet, whichever produces less spaces
| |
Manufacturing, Industrial And
Extractive Uses
| ||
Asphalt or concrete plant
|
1 per employee
| |
Basic industry
|
Spaces to be provided pursuant to
Schedule B
| |
Compost facility
|
Spaces to be provided pursuant to
Schedule C
| |
Food/bakery product manufacturing
|
1 per 1,000 square feet or 1 per
employee, whichever results in more spaces
| |
Freight terminal
|
Spaces to be provided pursuant to
Schedule B
| |
Gas and fuel sales
|
Spaces to be provided pursuant to
Schedule B
| |
Gas and fuel storage
|
1 per employee
| |
Hazardous operation
|
Spaces to be provided pursuant to
Schedule B
| |
Landfill
|
Spaces to be provided pursuant to
Schedule C
| |
Laundry service
|
1 per 1,000 square feet or 1 per
employee, whichever results in more spaces
| |
Manufacturing and assembly
|
Spaces to be provided pursuant to
Schedule B
| |
Mining or quarrying
|
1 per employee
| |
Oil or gas drilling
|
1 per employee
| |
Oil refining
|
1 per employee
| |
Printing and publishing
|
1 per 1,000 square feet or 1 per
employee, whichever results in more spaces
| |
Recycling processing center
|
Spaces to be provided pursuant to
Schedule C
| |
Salvage yard
|
Spaces to be provided pursuant to
Schedule B
| |
Solid waste collection/processing
|
Spaces to be provided pursuant to
Schedule C
| |
Stockyard
|
1 per employee
| |
Transit facility
|
Spaces to be provided pursuant to
Schedule C
| |
Utility, major
|
Spaces to be provided pursuant to
Schedule B
| |
Utility, minor
|
None
| |
Warehousing and wholesale
|
Spaces to be provided pursuant to
Schedule B
| |
Welding or machine shop
|
1 per 1,000 square feet or 1 per
employee, whichever results in more spaces
| |
Agricultural Uses
| ||
Agricultural processing
|
Spaces to be provided pursuant to
Schedule B
| |
Agricultural sales and service
|
Spaces to be provided pursuant to
Schedule B
| |
Agriculture, general
|
None
| |
Agriculture, limited
|
None
|
Schedule B: Off-Street Parking
| ||
---|---|---|
Activity
|
Required Spaces
| |
Office or administrative area
|
1 per 300 square feet, but in no
case greater than 1 space per 200 square feet
| |
Indoor sales, service or display
area
|
1 per 500 square feet, but in no
case greater than 1 space per 400 square feet
| |
Outdoor sales, service or display
area (3,000 square feet in area or less)
|
1 per 750 square feet, but in no
case greater than 1 space per 500 square feet
| |
Outdoor sales, service or display
area (over 3,000 square feet in area)
|
1 space per 1,000 square feet but
in no case greater than 1 space per 750 square feet
| |
Motor vehicles and heavy equipment
sales/storage
|
1 per 2,000 square feet
| |
Other sales/service/display
|
1 per 1,000 square feet
| |
Indoor storage, warehousing, equipment
servicing or manufacturing area
|
No to exceed 1 space per 1,000 square
feet
|
Schedule C: Off-Street Parking
|
---|
Schedule C uses have widely varying
parking demand characteristics, making it impossible to specify a
single off-street parking standard. A developer proposing to develop
or expand a Schedule C use shall submit a parking study that provides
justification for the number of off-street parking spaces proposed.
The Director of Community Development shall review this study and
any other traffic engineering and planning data that are relevant
to the establishment of an appropriate off-street parking standard
for the proposed use. A parking study shall include estimates of parking
demand based on recommendations of the Institute of Traffic Engineers
(ITE) and data collected from uses or combinations of uses that are
the same or comparable to the proposed use. Comparability shall be
determined by density, scale, bulk, area, type of activity, and location.
The study shall document the source of data used to develop the recommendations.
After reviewing the parking study, the Director of Community Development
shall establish a minimum off-street parking standard for the proposed
use.
|
The Director of Community Development and/or Planning Commission
may allow for a Schedule A or Schedule B use to utilize the Schedule
C parking study process to determine the minimum number of parking
spaces to be provided for a particular use or development in instances
where it is deemed necessary or beneficial to tailor the parking to
the particular needs of the use or development based upon unique operational
characteristics not normally considered under Schedule A or B requirements.
A Schedule C parking study may also be allowed for Bicycle Parking
per Table 407.010-1.
|
2.
Computing Off-Street Parking And
Loading Requirements.
a.
Multiple Uses. Lots containing more than one (1) use shall provide parking and loading in an amount equal to the total of the requirements for all uses, except that the shared parking matrix in Section 407.010(D)(7) shall be used to convert the maximum parking limits.
b.
Fractions. When the required spaces
result in fractions, any fraction of one-half (1/2) or less shall
be disregarded and any fraction of more than one-half (1/2) shall
be rounded upward to the next highest whole number.
c.
Area. All square footage-based parking
and loading standards shall be computed on the basis of gross floor
area, except where the parking schedules note otherwise.
d.
Employees, Students And Occupant-Based
Standards. Parking requirements based on the number of employees,
students, residents or occupants, calculations shall be based on the
largest number of persons working on any single shift, the maximum
enrollment or the maximum fire-rated capacity, whichever is applicable
and whichever results in the greater number of spaces.
e.
Unlisted Uses. Uses not specifically
listed in an off-street parking schedule shall use the required parking
for the listed use deemed by the Director of Community Development
to be most similar to the use proposed or require a parking study
in accordance with Schedule C.
3.
Maximum Parking. No site required
less than forty (40) parking spaces by this Section shall provide
more than ten (10) parking spaces above the parking required by this
Section. No site required forty (40) or more parking spaces by this
Section shall provide more than twenty-five percent (25%) above the
parking required by this Section. No site shall provide more than
ten percent (10%) above the parking required by this Section without
providing one (1) or more of the following mitigating design elements:
[Ord. No. 4862, 10-21-2019]
b.
Design the excess space for dual
purposes, as gathering space or other pedestrian-scale, landscape
or urban design purposes generally, but accommodate limited or overflow
parking at other times.
c.
The surface of lesser used or overflow
parking shall be designed as porous surface that allows stormwater
to be infiltrated. Any porous surface shall demonstrate that it has
the same or better performance standards than standard parking surfaces
and be approved by the Director of Public Works who may require enhanced
stormwater performance for the entire parking area. Porous surfaces
should be designed according to the Mid America Regional Council and
American Public Works Association Manual of Best Management Practices
for Stormwater quality. A plan for routine and long term maintenance
shall also be submitted to ensure the continued performance of the
porous system.
d.
The landscape material required by
this Section shall be increased by fifteen percent (15%) and located
in a way to minimize the impact of parking on streetscapes and adjacent
sites.
4.
Bicycle Parking. All non-residential
or multi-family uses within one thousand (1,000) feet of a designated
bicycle route shall provide the following bicycle parking spaces.
[Ord. No. 4585 § 7, 2-16-2016; Ord.
No. 4971, 12-21-2020]
Table 407.010-1: Bicycle Parking
| |
---|---|
Activity
|
Required Spaces
|
Primary or secondary school
|
20% of the number of students and
3% of number of employees
|
Retail or office uses
|
10% of the required vehicle spaces
up to 200 vehicle parking spaces
Minimum of 20 bicycle parking spaces
for any use having 200 or more vehicle parking spaces
|
Other institutional or entertainment
uses
|
5% of the required vehicle spaces
|
Industrial uses
|
3% of the number of employees based
on largest shift
|
Residential
|
1 per 8 dwelling units with no access
to a private garage space
|
5.
Use Of Parking Area. Required parking
areas shall be used solely for the parking of vehicles and shall not
be used for the storage of vehicles, boats, motor homes, campers,
mobile homes, inoperable vehicles or materials. Temporary uses, special
events, and other seasonal site and building uses enabled by other
Sections of this Code may allow alternative utilization of parking
areas based on the standards and criteria of those Sections. Off-street
or on-street parking of vehicles weighing more than six (6) tons or
containing more than two (2) axles shall be prohibited in MF-18 and
less intensive districts. This provision shall not prohibit temporary
parking of vehicles making pickups or deliveries.
D.
Parking Reductions. The parking required
by Subsection(C) may be reduced depending on context, and according
to the following strategies:
1.
On-Street Parking Credit. All on-street
parking within three hundred (300) feet of any lot frontage shall
count towards the parking requirement at a rate of one (1) space for
every two (2) on-street spaces.
2.
Bicycle Parking Credit. All on-site
bicycle parking designed and located according to the Association
of Pedestrian and Bicycle Professionals Bicycle Parking Guidelines
may reduce the required vehicle parking at a rate of one (1) space
for every four (4) bicycle parking spaces up to a maximum of twenty
percent (20%) of the required vehicle parking.
3.
Walkable Development Credit. All
retail, service or institutional uses may reduce the required vehicle
parking by:
a.
Five percent (5%) if there are more
than one thousand (1,000) dwelling units within one-half (1/2) mile,
measured along the direct pedestrian connections; and
b.
Ten percent (10%) for all sites fronting on an activity street as defined in Section 406.020(D).
4.
Public Parking Credit. Any site within
six hundred (600) feet of a public parking area may reduce the required
vehicle parking at a rate of one (1) space for every three (3) public
parking spaces.
5.
Deferral Of Parking Space Requirements.
A portion of the required parking may remain unimproved until the
Planning Commission or the City Council deems it necessary to adequately
serve parking demand. The Planning Commission or City Council, whichever
is charged with granting final approval, shall determine that the
initial occupancy of the premises will be adequately served by the
lesser number of spaces and a site plan shall indicate the location,
pattern and circulation to and from the deferred parking spaces. The
area reserved for future parking shall be brought to finished grade
and shall be landscaped, and it shall not be used for any permanent
purpose or structure unless a revised site plan and parking plan is
approved.
6.
Off-Site Parking. Required parking
spaces shall be located on the same lot as the use it is intended
to serve, provided that the Director of Community Development may
allow all or a portion of the required parking to be located on a
separate lot subject to the following standards.
a.
Ineligible Activities. Off-site parking
shall not be used for residential uses, restaurants, bars or convenience
stores and other convenience-oriented uses. Required parking for persons
with disabilities shall not be located off-site.
b.
Location. No off-site parking area
shall be more than three hundred (300) feet from the site served,
measured along the shortest legal, practical walking route. Off-site
parking areas shall not be separated from the site by a street right-of-way
with a width of more than eighty (80) feet unless a grade-separated
pedestrian walkway is provided.
c.
Zoning Classification. Off-site parking
areas shall require the same or a more intensive zoning classification
than that required for the use served.
d.
Agreement For Off-Site Parking. Off-site
parking areas under different ownership than the use served require
a written agreement between the owners of record, in a form recommended
by the Director of Community Development for recordation. Recordation
of the agreement by the Register of Deeds is required before issuance
of a building permit.
7.
Shared Parking. Required parking
may be reduced for any site containing multiple uses or for adjacent
sites with different uses according to the following table. Any shared
parking arrangement shall require an agreement among all landowners
participating in the agreement to ensure access, joint use, maintenance,
and other operational issues. A reduction program that differs from
the table below may also be approved in association with the agreement
upon preparation of the joint parking study for the sites and uses.
Table 407.010-2: Shared Parking
| |||||
---|---|---|---|---|---|
Percentage Of Required Parking
By Time Period
| |||||
Weekday
|
Weekend
|
All
| |||
Use
|
6:00 A.M. to 5:00 P.M.
|
5:00 P.M. to 1:00 A.M.
|
6:00 A.M. to 5:00 P.M.
|
5:00 P.M. to 1:00 A.M.
|
1:00 A.M. to 6:00 A.M.
|
Employment
|
100%
|
10%
|
5%
|
5%
|
5%
|
Retail or service
|
75%
|
75%
|
100%
|
90%
|
5%
|
Restaurant
|
50%
|
100%
|
75%
|
100%
|
25%
|
Entertainment and recreation
|
30%
|
100%
|
75%
|
100%
|
5%
|
Church
|
5%
|
25%
|
100%
|
50%
|
5%
|
School
|
100%
|
10%
|
10%
|
10%
|
5%
|
Dwellings
|
25%
|
90%
|
50%
|
90%
|
100%
|
Lodging
|
50%
|
90%
|
75%
|
100%
|
100%
|
E.
Parking Design Standards.
1.
Location, Scale And Landscape. All
on-site parking shall be organized into parking blocks and arranged
on the site to minimize the impact on streetscapes and adjacent lots,
subject to the following table:
[Ord. No. 4585 § 8, 2-16-2016]
Table 407.010-3: Parking Location,
Scale And Landscape
| |||
---|---|---|---|
Spaces
|
Front
|
Side
|
Rear
|
Between front building line and lot
frontage
|
Behind front building line and rear
building line
|
Behind front building line
| |
251 or more
|
Prohibited: Must be broken into smaller
parking blocks
|
Prohibited: Must be broken into smaller
parking blocks
|
5% internal landscape and 12 feet
perimeter buffer
|
151 to 250
|
Prohibited: Must be broken into smaller
parking blocks
|
8% Internal landscape and 12 feet
perimeter buffer
|
12 feet perimeter buffer
|
51 to 150
|
8% internal landscape and 12 feet
perimeter buffer
|
8% Internal landscape and 6 feet
perimeter buffer
|
8 feet perimeter buffer
|
26 to 50
|
5% internal landscape and 8 feet
perimeter buffer
|
5% internal landscape and 6 feet
perimeter buffer
|
No requirement
|
20 or fewer
|
5% internal landscaping and 8 feet
perimeter buffer
|
5% internal landscape and 6 feet
perimeter buffer
|
No requirement
|
•
| |
•
|
In residential districts, any parking
area for over 4 vehicles shall also meet the building setbacks for
that district, or be setback at least 30 feet, whichever is greater.
Additional setbacks and frontage requirements per zoning districts
may place additional restrictions or prohibitions on parking in front
of buildings or near streetscape.
|
2.
Landscape Locations. Parking lot
landscaping shall be reasonably dispersed throughout off-street parking
areas.
3.
Planting Areas. The interior dimensions
of any planting area used to satisfy parking lot landscaping standards
shall be sufficient to protect plant materials and to ensure proper
growth. Planting areas that contain trees shall be at least seven
(7) feet wide in each direction and provide at least one hundred and
forty (140) square feet per tree.
4.
5.
Lighting. Any off-street parking area providing space for five (5) or more vehicles that are used after dark shall be provided with lights that provide at least an average of one-quarter (1/4) foot candle over the entire parking area measured on the ground surface within the parking area. Off-street parking areas in LI and HI Districts shall be exempt from the minimum lighting standard of this Subsection. Parking lot lighting shall be subject to the outdoor lighting standards of Section 407.060.
6.
Drainage. All off-street parking
and loading areas shall be designed according to the City of Blue
Springs Design and Construction Manual. Drainage plans for off-street
parking and loading areas shall be reviewed by the Director of Public
Works.
7.
Curbing. The perimeter of all off-street
parking and loading areas, their access drives and internal islands
shall be curbed, with the exception of driveways for single-family
and duplex residences. As an alternative to curbed edges on the perimeter
and landscape islands, the Director of Public Works may approve alternate
edges as part of an overall stormwater management plan for the parking
area.
8.
Striping. Off-street parking areas
containing five (5) or more spaces shall be delineated by pavement
striping.
9.
Dimensions. Required off-street parking
spaces shall be designed according to the following table. If angles
not shown in the table, required parking space dimensions shall be
interpolated from the table.
[Ord. No. 4862, 10-21-2019]
Table 407.010-4: Parking Area
Design
| |||||
---|---|---|---|---|---|
Parking Angle
|
Stalls Served By Aisle
|
Traffic Flow
|
Stall Width
(A) (feet)
|
Stall Length
(B) (feet)
|
Aisle Width
(C) (feet)
|
90°
|
One or both sides
|
One- or two-way
|
8.5
|
18.5
|
28
|
9
|
26
| ||||
9.5
|
25
| ||||
45°
|
One or both sides
|
One-way
|
8.5
|
18.5
|
13
|
9
|
12
| ||||
9.5
|
11
| ||||
45°
|
One or both sides
|
Two-way
|
8.5
|
18.5
|
26
|
9
|
25
| ||||
9.5
|
24
| ||||
0°
|
One or both sides
|
One-way
|
8.5
|
23
|
15
|
9
|
14
| ||||
9.5
|
13
| ||||
0°
|
One or both sides
|
Two-way
|
8.5
|
23
|
26
|
9
|
25
| ||||
9.5
|
24
|
This table shows common parking configurations.
Base on different site contexts, different parking angles and dimensions
may be used to minimize the parking footprint and better meet the
intent of this Section, if based on established site plan guidance,
such as Planning and Urban Design Standards, American Planning Association.
|
F.
Stacking Spaces For Drive-Throughs. In
addition to meeting the parking requirements of this Section, drive-through
facilities shall comply with the following minimum stacking space
standards.
1.
Stacking Space Schedule. The minimum
number of stacking spaces required shall be as follows.
Table 407.010-5: Drive-Through
Stacking
| ||
---|---|---|
Use
|
Minimum Spaces
|
Measured From
|
Bank teller lane
|
4
|
Teller or window
|
Automated teller machine
|
3
|
Teller
|
Restaurant drive-through
|
8
|
Order box*
|
Car wash stall, automatic
|
6
|
Entrance
|
Car wash stall, self-service
|
3
|
Entrance
|
Other
|
Determined by Traffic Engineer based
on traffic study
| |
Gasoline pump island
|
One stacking space per pump which
can be located in a drive aisle if the aisle is a minimum of 30 feet
wide
|
*
|
A minimum of four (4) vehicle que
from the pick-up window to the order box shall be provided.
|
2.
Design And Layout. Stacking spaces
shall be subject to the following design and layout standards.
a.
Stacking spaces shall be a minimum
of eight (8) feet by twenty (20) feet in size.
c.
Stacking spaces shall be designed
so as not to impede on- and off-site traffic movements or movements
into or out of parking spaces.
d.
Stacking spaces shall be separated
from other internal driveways with raised medians or alternative separation
as deemed necessary by the Director of Public Works for traffic movement
or safety.
G.
Off-Street Loading. Off-street loading
spaces shall be provided in accordance with the following minimum
standards.
Table 407.010-6: Minimum Off-Street
Loading Requirement
| |
---|---|
Floor Area
|
Number Of Spaces
|
Retail and Service, Warehouse,
Wholesale, Manufacturing Uses
| |
3,000 to 25,000
|
1
|
25,001 to 85,000
|
2
|
85,001 to 155,000
|
3
|
155,001 to 235,000
|
4
|
235,001 to 325,000
|
5
|
325,001 to 425,000
|
6
|
425,001 to 535,000
|
7
|
535,001 to 655,000
|
8
|
655,001 to 775,000
|
9
|
775,001 to 925,000
|
10
|
925,001+
|
10 + 1 per 200,000 square feet above
925,000
|
Office, Nursing Home, Hospital,
Hotels, Institutions
| |
3,000 to 100,000
|
1
|
100,001 to 335,000
|
2
|
335,001 to 625,000
|
3
|
625,001 to 945,000
|
4
|
945,001 to 1,300,000
|
5
|
1,300,001 to 1,800,000
|
6
|
1,800,001+
|
6 + 1 per 500,000 square feet above
1,800,000
|
[R.O. 1996 § 407.020; Ord. No. 4558 § 1, 8-3-2015]
A.
Intent. It is the intent of this Section
is to:
1.
Provide adequate access to all lots
and blocks in conjunction with the street networks, blocks and street
types of a particular development pattern.
2.
Balance the interests of access for
pedestrians and bicycles with access for vehicles.
3.
Protect the design integrity of streetscapes
and minimize interruptions in streetscape by curb-cuts and drive aisles.
4.
Manage access and circulation within
larger sites, development projects and blocks.
B.
Applicability. This Section shall apply
to:
1.
All new site plans and development
proposals where street access is proposed or altered, or where platting
occurs in association with the development;
2.
Any infill or reuse where over fifty
percent (50%) of the parking and circulation area is being altered;
3.
Any application in an area that is
subject to a specific access management study;
4.
Any application on an activity street;
and
5.
Any application where streetscape
improvements are required or proposed.
C.
Types. The following specific types of
access shall be used to access lots:
Table 407.020-1: Access Types
| |
---|---|
Unlimited Driveway
A driveway that is generally no more
than 16 feet to 24 feet wide in the lot frontage area, but can expand
to larger pads and approach areas closer to the buildings. Often this
may involve a circle drive with two 8-foot to 12-foot access ways.
This access is used on larger lots with wide frontages and deep building
setbacks.
|
No illustration intended
|
Double Driveway
A driveway that is typically between
16 feet and 20 feet wide, and provides an approach to a two car garage.
This access is typically used on larger lots with wide frontages.
| |
Single/Double Driveway
A driveway that is typically between
8 feet and 10 feet wide within the lot frontage area, but can expand
to a larger pad and approach area up to 24 feet wide closer to the
buildings. This access is used on smaller to medium sized lots with
narrower frontages, but can accommodate front or side loaded garages.
| |
Single Driveway
A driveway that is 8 feet to 10 feet
at all points before the front building line. It often provides access
to a larger pad and approach area behind the front building line to
provide access to detached or rear loaded garages. This access is
used on smaller lots with narrow frontages, and on streets were minimal
interruptions in the streetscape are desired.
| |
Shared Driveway
A driveway that serves two lots and
is typically located on a lot line of the two properties and coordinated
with easements benefitting both parties, and extends to an area where
each lot has its own private pad and/or approach area. Shared drives
are usually use the single driveway or single/double driveway configurations,
and are used on smaller lots with narrow frontages, and on streets
were minimal interruptions in the streetscape are desired.
| |
Common Drive
An access point similar to a shared
driveway except that it serves more than 2 but generally no more than
6 lots. Common driveways are typically located in easements or common
areas owned jointly by all lots benefitting from the access. Common
driveways can provide access to smaller parking blocks or parking
areas where maneuvering of vehicles can occur.
|
No illustration intended
|
Drive Aisles
A system of internal access ways
designed to facilitate circulation of vehicles within a site, often
coordinating access to parking areas or cross-access between multiple
properties. The drive aisles serve as an organizing element for parking
blocks and building sites.
|
No illustration intended
|
Internal Access Streets
A system of internal access ways
designed to mimic public streetscapes and block structure. This access
coordinates development and access across multiple or larger scale
projects, typically on sites or parcels of greater than 5 acres, so
the resulting internal block structure includes blocks of 2 to 5 acres.
The internal access streets have a higher design amenity than other
access types to create a public realm among private and common areas
as an organizing element of sites and buildings.
|
No illustration intended
|
Alley
A shared access system internal to
a block and serving all lots on the block (or occasionally all lots
on a single block face for single loaded blocks). Alleys typically
bisect a block with a simple central alley, although H-shaped, T-shaped
or other similar configurations can accommodate irregular blocks or
other situations where alley access points may be constrained.
|
No illustration intended
|
D.
Vehicle Access Requirements. The following requirements coordinate adequate block and lot access based on the context of development, the street type and other access coordination. Where adequate access to any lot is limited by these standards, shared, common or internal block access strategies in Subsection (C) shall be used to provide adequate access to all lots.
1.
Location And Spacing. Lot access
location and spacing shall be limited based on the functional class
of streets in Table 407.020-2. Spacing distance between access shall
be measured from the perpendicular curb face of the access points,
and from the perpendicular curb face of intersecting streets to the
closest access point for intersections.
Table 407.020-2: Access Location
And Spacing
| |||
---|---|---|---|
Functional Class**
| |||
Primary Land Use
|
Arterial*
|
Collector
|
Local
|
Residential
|
100 feet minimum separation
200 feet + corner
250 feet + signalized
|
75 feet minimum separation
125 feet + corner
250 feet + signalized
|
No minimum separation except that
a minimum of 50 feet shall be provided from street intersections
75 feet + corner
250 feet + signalized
|
Non-Residential
|
200 feet minimum separation
200 feet + corner
250 feet + signalized
|
150 feet minimum separation
125 inches + corner
250 + signalized
|
100; minimum separations
75 feet from lot corner
|
*
|
Direct access to an arterial street
shall be permitted only when the subject property has no other reasonable
access to the street system, and only if the City Engineer determines
that the proposed access point is safe and is subject to the limits
of this table.
|
**
|
The City Engineer may allow averaging
of the separation of access points along any block face, provided
there are no adverse impacts on the transportation network, and the
intent of this Section is equally or better served.
|
2.
Width.
[Ord. No. 4585 § 6, 2-16-2016; Ord. No. 4679, 8-21-2017]
a.
Lot access widths shall be limited based on the street type and design
context in Table 407.020-3. The percentage and width limits shall
apply to the frontage area between the streetscape and building. Where
applications of the width limits appears to constrain access, different
configurations identified in Table 407.020-1 shall be used.
Table 407.020-3: Access Width
Except Single- And Two-Family Residential
| ||||
---|---|---|---|---|
Street Type
| ||||
Primary Land Use
|
Standard
|
Neighborhood
|
Activity
|
Natural
|
Residential*
|
25% of lot maximum; may not
exceed 24 feet unless designed as internal access streets
|
20% of lot maximum; may not
exceed 20 feet unless designed as internal access streets
|
15% of lot maximum; may not
exceed 20 feet unless designed as internal access streets
|
15% of lot maximum; may not
exceed 20 feet unless designed as internal access streets
|
Non-Residential
|
20% of lot maximum; may not
exceed 30 feet unless designed as internal access streets
No more that 10% cumulative
on an entire block face without using shared access or internal access
streets for the block
|
15% of lot maximum; may not
exceed 24 feet unless designed as internal access streets
No more that 10% cumulative
on an entire block face without using shared access or internal access
streets for the block
|
N/A: Activity streets are
designed for limited commercial lot access and require alley system
for block or internal access streets for the block
|
15% of lot maximum; may not
exceed 24 feet unless designed as internal access streets
No more that 10% cumulative
on an entire block face without using shared access or internal access
streets for the block
|
*
|
Exceptions to the % width for residential
access can be given up to 20 feet of width to accommodate limited
access within 20 feet of any front-loaded garage, provided it is not
otherwise limited by the residential design standards.
|
b.
Single- and two-family residences shall have a paved driveway or
driveways that shall not exceed fifty percent (50%) coverage within
the front yard of or the street-facing side yard setback area in which
the driveway is located, and off-street or on-street parking of vehicles
weighing more than six (6) tons or containing more than two (2) axles
shall be prohibited in MF-18 and less intensive districts. This provision
shall not prohibit temporary parking of vehicles making pickups or
deliveries. Driveway widths shall be limited to a maximum of thirty-five
(35) feet total within the right-of-way and fifty percent (50%) coverage
as listed above, whichever is less. All widths refer to the total
of driveways on the lot, not each individual driveway. For corner
lots the cumulative total of individual driveway widths at the right-of-way
shall not exceed forty-five (45) feet provided all other requirements
of this Section are met.
[Ord. No. 4862, 10-21-2019; Ord.
No. 5016, 7-7-2021]
c.
Single- or two-family residences wherein the driveway length exceeds
two hundred (200) feet shall be allowed an exception to the paving
requirement for driveways but shall provide the minimum number of
parking spaces on a paved surface.
3.
Corner Visibility. Sight distance
standards are based on criteria in the latest edition of the American
Association of State Highway and Transportation Officials (AASHTO)
Green Book. On corner lots nothing shall be erected, placed, planted,
or allowed to grow in such a manner which will obstruct the view of
the traveling public based on AASHTO Green Book sight distance standards.
This sight triangle standard may be increased by the Director of Public
Works when deemed necessary for traffic safety. Additionally, right
of way is required at intersections per the City of Blue Springs Design
and Construction Manual to allow for the construction of Americans
with Disability Act[1] sidewalk, curb ramps, signalization components, etc.
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
4.
Traffic Impacts. Wherever the City
Engineer determines that the above requirements will adversely impact
the function of the transportation network in the vicinity of the
site, either due to traffic impacts of the proposed use, or the design
of the access in relation to the streetscape, alternative access standards
may be required to better meet the intent of this Section. In addition,
any specific access management study or plan for a portion of the
City may alter the application of these standards and guidelines.
E.
Pedestrian Access Requirements. All lots
shall include direct pedestrian connections and circulation routes
at the same or greater frequency as is provided by streets, driveways
and internal access streets.
1.
Generally. At a minimum, sidewalks
shall directly connect each of the following:
a.
All public entrances to buildings;
b.
The public sidewalk on adjacent streets
or internal access streets;
c.
On-site parking areas;
d.
Private, common or public areas that are part of the open space system in Section 406.030, to the extent any are on the site or adjacent to the site;
e.
Adjacent sites, where pedestrian
access between sites by way of the public streets or internal access
streets are remote [more than three hundred (300) feet away].
2.
Sidewalk Widths. Internal sidewalks
shall meet the following requirements:
[Ord. No. 4971, 12-21-2020]
Table 407.020-4: Internal Sidewalk
Widths
| |
---|---|
Generally
|
5 feet minimum
|
Primary routes (between parking and
buildings) in multi-family projects
|
6 feet minimum
|
Any building facade abutting a parking
area OR any sidewalk abutting parking with vehicle overhangs and along
any non-residential building façade with a primary entrance
|
8 feet minimum
|
Along any building facade with a
primary entrance to a retail/commercial building over 40,000 square
feet in floor area.
|
12 feet minimum
|
3.
Crossings. All driveways and alleys
shall intersect with sidewalks on the perimeter of the block at the
sidewalk grade, and the material and construction of the sidewalk
shall continue across the drive. For drive aisles and internal access
streets, the vehicle grade may interrupt the sidewalk. Where the pedestrian
crossing exceeds twenty-four (24) feet, cross-walks or other features
to identify pedestrian crossings may be required. Design features
such as bump outs, raised crossings, medians or other landscape and
urban design amenities that emphasize the pedestrian crossing and
shorten the distance pedestrians cross dedicated vehicle ways may
be considered.
F.
General Standards. Note: Construction standards
for improvements in public right of way are located in the Public
Works Design and Construction Manual and design and construction of
all improvements shall meet the standards and requirements contained
in such manual.
1.
Off-street parking spaces shall be
arranged so that no vehicle will back directly onto a street. All
private parking areas, drive aisles and internal access streets shall
be located off of the street right-of-way.
2.
Access to property shall be allowed
only by way of driveways, and no other portion of the lot frontage
shall be used for ingress, egress or parking.
3.
Any driveway design must allow an
entering vehicle turning speed of fifteen (15) miles per hour to help
reduce interference with through street traffic. Radii of driveway
shall be sufficient to achieve this standard for the types of vehicles
that the driveway is intended to serve.
4.
There must be sufficient on-site
vehicle storage to accommodate queued vehicles waiting to park or
exit, without interfering with street traffic.
5.
Provisions for circulation between
adjacent parcels should be provided through coordinated or joint parking
systems.
6.
Driveway placement should be such
that loading and unloading activities will in no way hinder vehicle
ingress or egress.
7.
Driveway design must be such that
vehicles entering the driveway from the street will not encroach upon
the exit lane of a two-way driveway. Also, a right-turning exiting
vehicle will be able to use only the first through-traffic lane available
without encroaching into the adjacent through-lane.
8.
No construction, grading, excavation,
repair or reconstruction of any street, curb or gutter; or any sidewalk
or driveway between the street and property line shall be commenced
without first obtaining a right-of-way work permit from the Director
of Public Works.
9.
Right turn lanes, left turn lanes,
tapers, and other traffic control features may be required to ensure
proper design, function, and minimizing impacts to traffic progression
of the roadway. Requirements must be based on a traffic analysis as
described in the Public Works Design and Construction Manual that
considers all potential users of the right-of-way and the development
context.
10.
Appropriate sight distances shall
be provided based on the latest edition of A Policy on Geometric Design
and Highways and Streets, issued by AASHTO. This guide shall be used
based on the roadway context, considering traffic controls, stopping
points of vehicles entering the roadway and the design speeds for
on-coming vehicles.
11.
Any construction, grading, excavation,
repair or reconstruction of any street, curb, sidewalk or access point
in the right-of-way shall require a right-of-way work permit from
the City.
[R.O. 1996 § 407.030; Ord. No. 4558 § 1, 8-3-2015]
A.
Intent. It is the intent of this Section
to:
1.
Promote good site design by establishing
a relationship of buildings and sites with the public realm created
by streetscapes and open spaces.
2.
Value the design, function, appropriate
application of different types of open space, rather than solely the
quantity of space.
3.
Promote designs for unbuilt portions
of lots that serve multiple functions, including active spaces for
people, aesthetic functions, buffer and screening and ecological functions,
to increase the value and minimize the impact of development.
4.
Consider the context of sites and
buildings and how the design of site frontages can enhance the broader
character of the area.
5.
Create focal points for the site,
block, or project that establish a pedestrian scale or gathering places.
B.
Applicability.
1.
Generally. The standards in this Section apply to the design and arrangement of buildings and open areas of a lot adjacent to the right-of-way and along streetscapes. They supplement the building and lot standards of zoning districts, and other site design standards, however, effective use of frontage types can meet multiple standards. These requirements also supplement the open space system required in Section 406.030 of the subdivision regulations and provide smaller scale project, block and site-specific civic spaces.
2.
Specifically. The standards of this
Section shall apply to:
a.
All new site plans or development
applications for new buildings.
b.
Any application for a building permit
for additions or rehabilitation, where twenty percent (20%) or more
of the existing frontage area will be reconfigured, or fifty percent
(50%) or more of the site will be reconfigured.
c.
Any application on an activity street.
d.
Any project where streetscape improvements
are required or proposed.
e.
For infill and rehabilitation projects,
the Community Development Director may waive the applicability of
this Section where the nature of the application presents no work
along the street frontage and the opportunities to implement the intent
of this Section are not present.
C.
Permitted Frontage Types. The permitted
frontage types shall be based on zoning districts and the block and
street context of a site, as indicated in Table 407.030-1.[1] The limitations by street type shall apply to public streets and to internal access streets designed to the standards of that street type (see Section 407.020). Specific plans may further specify frontage types permitted on a block or street basis.
[1]
Editor's Note: Table 407.030-1, Permitted
Frontage Types, is included as an attachment to this Chapter.
D.
Frontage Design Standards. Frontages shall
be designed according the specific type, and the standards below for
each different type. These standards are in addition to any other
standards required for building types and setbacks or site design,
although proper design and arrangement of open spaces may meet multiple
goals and requirements.
[Ord. No. 4570 § 3, 10-5-2015]
Enhanced Streetscape Frontage
| |
---|---|
An area along the street frontage
that may be common or dedicated to the public as part of the right-of-way
standards. It includes pedestrian enhancements beyond those required
by the street type standards to support buildings fronting directly
on the streetscape.
| |
Width
Entire lot frontage
Depth
8 feet or 15 feet; or
0 feet for sites fronting on a street
designed to exceed the pedestrian amenity specifications for an activity
street
| |
Design And Performance Standards
60% minimum front face of building,
75% on activity street (small commercial building)
70% minimum front face of building,
90% on activity street (mixed-use building)
40% minimum front face of building,
60% on activity street (pad site building)
50% minimum front face of building,
70% on activity street (small industrial/workshop building)
75% minimum front face of building
(live/work building).
The enhanced streetscape frontage
shall be designed solely for pedestrian amenities such as walk ways,
gathering areas or landscape to increase the comfort in pedestrian
areas.
Building frontage shall occur along
at least 70% of the frontage.
Buildings shall have direct access
to the streetscape or to any enhanced streetscape provided on the
private lot.
One small shade tree for every 25
feet and/or one large shade tree for every 40 feet; plus ornamental
planting in conjunction with the overall streetscape design.
Outside seating or other gathering
places should be provided, either through seating areas associated
with the building use or through street furniture or other type of
street amenity designed for pedestrian use.
Facades fronting on the streetscape
should have high permeability with frequent windows and entrances
to activate the space.
|
Frontage Plaza
| |
---|---|
A small area recessed within the
building footprint or arranged at a corner of a building creating
a focal point for the building entrance, creating a transition area
with the streetscape, and designed as a gathering place with formal
or informal seating.
| |
Area
5% to 15% of building footprint;
at least 10% for any building footprint over 10,000 square feet or
building over 3 stories
Depth
15 feet to 40 feet
Width
20 feet to 100 feet
| |
Design And Performance Standards
Building or plaza frontage shall
occur on at least 60% of the lot frontage.
Buildings shall have direct access
to the streetscape or plaza; the plaza shall have direct pedestrian
access to the public sidewalk in the streetscape.
One ornamental tree for every 200
square feet; one small or large shade tree for every 500 square feet.
Allocation of space shall be: 10%
to 40% landscape; and 60% to 90% hardscape.
Facades fronting on the plaza should
have high permeability with frequent windows and entrances to activate
the space.
The width:height ratio for buildings
on the plaza should be between 2:1 and 1:2.
|
Courtyard
| |
---|---|
A recessed area within the building
footprint or an open area organizing multiple buildings that creates
a common focal point and point of entry for the building(s) fronting
on the courtyard. The edge along the lot frontage establishes a transition
to the public streetscape, and the proportions of the space and building
facades create an outdoor room.
| |
Area
400 square feet minimum;
50 square feet per dwelling unit
for residential;
10% to 20% of building(s) footprint
for non-residential
Width
40 feet to 150 feet
Depth
40 feet to 150 feet
| |
Design And Performance Standards
Building or courtyard frontage shall
occur on at least 70% of the lot frontage.
Buildings shall have direct access
to the streetscape or courtyard; the courtyard shall have direct pedestrian
access to the public sidewalk in the streetscape.
One ornamental tree for every 200
square feet; one small or large shade tree for every 500 square feet.
Allocation of space shall be: 0 to
30% turf; 40% to 75% landscape; and 20% to 40% hardscape.
Facades fronting on the courtyard
should have high permeability with frequent windows and entrances
to activate the space.
The width:height ratio for buildings
on the courtyard should be between 1:2 and 2:1.
The depth:height ration for buildings
on the courtyard should be between 1:2 and 3:1.
|
Terrace
| |||
---|---|---|---|
A shallow open area across multiple
frontages along a block face, that creates a continuous landscape
element along the streetscape. Buildings are setback at a consistent
distance to create a common open area. The terrace can be elevated
above the streetscape to create building access closer to grade along
blocks with grade changes. The terrace may be landscaped as a yard
or garden in more residential settings, or it may include hardscape
elements in more compact, walkable settings.
| |||
Width
Entire lot frontage
Depth
10 feet to 30 feet
| |||
Design And Performance Standards
Residential:
One ornamental or small shade tree
for every 40 feet of frontage or one large shade tree for every 75
feet of frontage (in addition to required street trees).
Allocation of space shall be: 0 to
70% turf; 20% to 90% landscape; and 10% to 20% hardscape.
Non-Residential:
One ornamental or small shade tree
for every 40 feet of frontage or one large shade tree for every 75
feet of frontage (in addition to required street trees).
Allocation of space shall be: 0 to
70% turf; 10% to 90% landscape; and 10% to 90% hardscape.
General:
Seating areas, either provided in
association with the building use/building entrances, or as street
furniture should be provided in appropriate gathering places.
Only limited driveways or vehicle
drive aisles are permitted to cross the frontage area.
|
Yard And Setbacks
| |
---|---|
A large open area with a building
setback from the property line to create a larger, uninterrupted open
area. The yard generally creates a large landscaped area across several
frontages along a block face, with buildings setback at a common distance
— typically greater than other frontage types — where
landscape designs rather than building frontages establish the relationship
and transitions to the streetscape.
| |
Area
20% to 40% of lot, minimum (dependent
on zoning district)
Width
Entire lot frontage
Depth
30 feet minimum, but dependent on
setback of zoning district
| |
Design And Performance Standards
One ornamental or small shade tree
for every 40 feet of frontage or one large shade tree for every 75
feet of frontage (in addition to required street trees).
Allocation of space shall be: 50
to 95% turf; 5% to 50% landscape.
|
Buffer Edge
| |
---|---|
A concentrated and heavily landscaped
and/or bermed open area used to separate the site, and any potential
impacts of the development and site design, from the streetscape or
adjacent lots.
| |
Area
20% to 40% of lot, minimum (dependent
on zoning district)
Width
Entire lot frontage
Depth
10 feet minimum, but dependent on
setback of the zoning district and required buffer standards
| |
Design And Performance Standards
One ornamental or small shade tree
for every 40 feet of frontage or one large shade tree for every 75
feet of frontage (in addition to required street trees).
A combination of a hedge, evergreen and/or berm shall be used to create a continuous buffer (in conjunction with required buffer standards in Section 407.040).
Allocation of space shall be: 30
to 70% turf; 30% to 70% landscape.
|
[R.O. 1996 § 407.040; Ord. No. 4558 § 1, 8-3-2015]
A.
Intent. It is the intent of this Section
to:
1.
Enhance the environmental and ecological
function of unbuilt portions of sites, including reduced air or water
pollution and reduced heat gain from large expanses of blank walls
or paved surfaces.
2.
Improve the aesthetic character of
development with natural landscape materials.
3.
Coordinate landscape and design amenities
across multiple sites, improving the character of districts and neighborhoods.
4.
Screen and mitigate the visual, noise
or other impacts of high-intensity areas of sites, including loading
areas, external equipment, or other site utility areas.
5.
Focus particular attention on the
design of landscapes to improve the transitions and relationships
to the public realm formed by the open space system, streetscapes,
internal access streets, and lot frontages, or other similar public
or common areas.
C.
Landscape Requirements. The required landscape materials shall be based on a landscape plant unit system applied to four (4) different types of areas on a site: frontage design (Section 407.030), parking (Section 407.010), buffers [Section 407.040(D)], and other open spaces. Landscape requirements may also apply to streetscapes and open space systems to the extent they are part of the design for any project.[1]
1.
Species And Size.
Table 407.040-2: Plant Size
And Specifications
| |
---|---|
Plant Type
|
Size And Specifications
|
Medium and large shade tree
|
2 inches minimum caliper
|
Small shade/ornamental
|
1.5 inches minimum caliper
|
Upright evergreen
|
4 feet minimum height
|
Conifers/evergreen trees
|
6 feet minimum height
|
Shrubs
|
18 inches to 24 inches height; 3
feet minimum at maturity
3 feet to 5 feet on center
|
Perennial/ornamental
|
1 gallon minimum
2 feet to 3 feet on center
|
Ground treatments
|
Ground cover: 50% coverage 1st year;
100% after year 1
Mulch: 2 inches to 4 inches —
limited to areas immediately around plants or where ground cover not
yet established
Lawn: seeded or sod suitable to Blue
Springs climate and soils; complete coverage after first growing season
|
2.
Plant Quality. All plants shall conform
to or exceed the plant quality standards of the most recent edition
of American Standard for Nursery Stock, published by the American
Association of Nurserymen. Plants shall be nursery-grown and adapted
to the local area.
3.
Required Tree Types. All required
trees shall follow recommendations of Great Trees for Blue Springs
included in Appendix A3 of the Comprehensive Plan. More specific recommendations
or additional guidance may be considered through a specific plan or
application of the Natural Resource Inventory (NRI) analysis included
in that Appendix.
4.
Species Mix. When more than ten (10)
trees are required to be planted to meet the standards of this Section,
a mix of species shall be provided, unless broader urban forest diversity
is already accounted for through a block-scale street tree plan, specific
plan, or other application of the Natural Resource Inventory (NRI)
in Appendix A3 of the Comprehensive Plan. In order to promote diversity
in the urban forest and to prevent the spread of disease among trees,
the number of species to be planted shall vary according to the overall
number of trees required to be planted in accordance with the following
requirements:
Table 407.040-3: Species Mix
| |
---|---|
Required Number Of Trees
|
Minimum Number Of Species
|
11 — 20
|
3
|
21 — 30
|
4
|
31 — 40
|
5
|
40 +
|
6
|
5.
Use Of Existing Plant Material. Vegetation
and plant material that exists on a site prior to its development
may be used to satisfy the landscaping standards of this Section,
provided that it meets the size, variety and locational requirements
of this Section. Any existing trees that are healthy, not damaged
during construction, and otherwise meet the requirements of this Section
may be credited towards the plant unit requirement subject to the
following:
Table 407.040-4: Tree Credits
| |
---|---|
Diameter Of Tree At 4 Feet,
6 Inches Above Ground Level
|
Credit
|
15 1/4 inches or more
|
10 units per 5 inches (maximum 50
units per tree)
|
10 1/4 to 15 inches
|
30 units
|
6 1/4 to 10 inches
|
20 units
|
2 to 6 inches
|
10 units
|
Less than 2 inches
|
No credit
|
6.
Existing Tree Protection.
a.
When preservation is required, measures
will be taken to preserve trees on site as practical or economically
feasible. Existing trees and their root zones that are to be saved
shall be protected from all construction activities, including earthwork
operations, movement and storage of equipment and vehicles, and placement
of construction materials and debris. Erosion protection measures
may be required to prevent siltation of the tree preservation areas
during construction. Protection zones may be established by the Community
Development Director to ensure trees and their root zones are adequately
protected and are not damaged during site development operations.
In any event, it is the developer's responsibility to use adequate
protection measures to ensure tree preservation occurs.
b.
Every effort shall be made to locate
utility easements away from tree preservation areas. However, utility
easements may be located adjacent to tree preservation areas as long
as adequate clearance and protection is provided for the tree preservation
area during the installation of the utilities adjacent to the tree
preservation easement. When utilities or infrastructure systems must
cross tree preservation areas, every effort shall be made to minimize
tree removal in such areas.
c.
To ensure protection of tree preservation
areas, protection zones shall be delineated on the site development
plans. The plans shall identify the type and diameter of trees to
be saved. Note: City staff may not enforce tree protection measures
and it will be the property owner's responsibility to ensure measures
are taken.
d.
When preservation is required and
trees die during construction, the property owner shall be required
to replace the same type of tree amount and diameter in inches as
was present before construction. Multiple trees can be used to accomplish
the number of inches required; however, no replacement tree can be
less than two (2) inches in diameter. Trees shall be replaced in the
same general location as originally grown. If there is not adequate
room to replace the trees in the same location, then the Community
Development Director may approve alternate locations.
[1]
Editor's Note: Table 407.040-1, Landscape
Requirements, is included as an attachment to this Chapter.
D.
Buffers, Screens And Fencing.
1.
Buffers. Landscape buffers are required
when certain land uses are adjacent to one another or when adjacent
to certain roadway types. The standards are intended to help ease
the land use transition between areas of varying development intensity;
to ensure land use compatibility; and preserve the appearance of roadway
areas. Each type (A-D) identified in Table 407.040-5[2] shall be designed according to the landscape requirements in Subsection (C) above, and may be modified to meet the frontage designs in Section 407.030.
a.
Location Of Buffers. Buffers shall
be located adjacent to public rights-of-way and along adjoining lots
with a different zoning classification. In the case of modifications
or additions to an existing building or site, buffers shall only be
required along those portions of the site that are directly affected
by the proposed improvements as determined by the City.
b.
Use Of Buffers. Required buffers
shall be reserved solely for open space and landscaping. No proposed
building addition, structure, parking area or any other type of physical
land improvement shall be located in a required buffer, provided that
driveways or roads may cross required buffers if necessary to provide
access to the building site. Sidewalks, paths and project identification
signs may also be located within required buffers.
c.
Waiver For Small Sites. The area
of required buffers shall not be required to exceed ten percent (10%)
of the site proposed for development. In cases where buffer requirements
would consume more than ten percent (10%) of the site, the Planning
Commission may allow the width or location of buffers to be reduced
or eliminated. The property owner shall be required to add plant material
within remaining buffers or elsewhere on the site and any combination
of plants, screening walls and fences or other solutions appropriate
to the site and context may be required to meet the intent of this
Section.
d.
Responsibility For Installing Buffers.
The owner of the developing property shall always be responsible for
providing required buffers. In those cases where a landscape buffer
that complies with the buffer standards of this Section is already
in place — whether on the site of the developing property or
on the site of the adjacent property — the property owner shall
not be required to install another landscape buffer. The property
owner of a subdivision or other developing site shall only be responsible
for ensuring that the intervening landscape buffer complies with the
standards of this Section.
[Ord. No. 4795, 2-19-2019]
e.
Berms And Fences Required. Anytime
NB/SO, GB, RC, LI or HI Districts abut a residential district, an
undulating four (4) to six (6) foot (or as high as practical) earth
berm or six (6) foot fence shall be required in the setback area.
Along with the fence or berm, a twenty-five percent (25%) reduction
of plant units will be allowed in that particular setback area. Exceptions
may be approved where terrain cancels out or removes the benefit of
a fence or berm or, in the opinion of the Community Development Director,
a fence or berm would not create the desired effect. Where it is determined
a fence or berm is not appropriate, a buffer of one hundred twenty-five
percent (125%) shall be required.
[2]
Editor's Note: Table 407.040-5, Buffer Types,
is included as an attachment to this Chapter.
2.
Screening. All of the following shall be screened from streets or adjacent property with dense evergreen plants, a fence or wall meeting the standards of Subsection (D)(3), or a combination of both.
a.
Electrical and mechanical equipment
such as transformers, air conditioners, of communication equipment
and antennas;
b.
Permanent or temporary outdoor storage
areas, which shall further be subject to all setback standards for
the lot, and require at least a Type A buffer;
c.
Trash enclosures;
d.
Utility stations;
e.
Delivery and vehicle service bays,
except that bays do not need to be screened from adjacent property
with the same or more intense zoning;
f.
Any parking areas larger than ten
(10) spaces and adjacent to property zoned MF-14 or less; and
g.
Any parking permitted within thirty
(30) feet of a public right-of-way shall be screened between two and
five tenths (2.5) feet and three and five tenths (3.5) feet high,
limited to a combination of plants and/or ornamental fences and walls
with architectural details and materials that complement those of
the principle building.
3.
Fences. All fences for screening,
security, or privacy shall meet the following standards.
a.
Front Fences. All fences in front
of the front building line shall:
(1)
Be no higher than four
(4) feet; except for detached house – estate lot building types
fronting on collector or arterial streets which are allowed up to
six (6) foot tall metal picket fences;
[Ord. No. 4862, 10-21-2019]
(2)
Be limited to ornamental
or decorative materials that complement the materials and design of
the principal building; and
(3)
Except for screens for
parking, have a transparency or voids of at least thirty-three percent
(33%).
b.
Rear And Side Fences. All rear and
side fences located behind the front building line shall:
(1)
Be limited to no higher
than six (6) feet in TF (Two-Family) and less intensive zoning districts
and eight (8) feet in all other districts;
[Ord. No. 4723, 3-19-2018]
(2)
On corner lots, fences within eight (8) feet the right-of-way shall meet the standards in Subsection (D)(3)(a) for front fences and not create a sight distance obstruction as described in Section 407.020(D)(3).
c.
Other Fence Design Standards.
(1)
Any fences that could
potentially create a sight obstruction for vehicles crossing pedestrian
areas or entering the street may require greater transparency or additional
location restrictions to allow for safe sight distances.
(2)
All fences shall be
constructed so that the finished side faces outward from the property
installing the fence and the support posts are inside the fence and
screened from view.
[Ord. No. 4723, 3-19-2018; Ord. No. 4908, 6-1-2020]
(3)
Fences may be located
so that the fence face is at or near the property line; otherwise
the fence shall be setback at least three (3) feet from the property
line absent more specific standards in these regulations. Any areas
set back three (3) feet or more from the property line, which could
become enclosed by other similarly located fences, may be required
to have at least one (1) gate for access and maintenance equipment.
(4)
Fences shall be constructed
out of any of the following materials; however, no fence shall be
constructed out of more than two of the materials below:
[Ord. No. 4908, 6-1-2020]
(a)
Wood or vinyl simulating
wood;
(b)
Wrought iron or aluminum
simulating wrought iron;
(c)
Stone, brick, concrete
with stone or brick veneer, or precast concrete simulated stone or
brick; or
(d)
Chain link or vinyl
clad chain link in the rear or side yard only, provided all exposed
steel shall have a color finished coat or be galvanized.
(e)
Fences for security
in non-residential districts or fences around recreation amenities
such as tennis courts or pools may be exempt from the height and material
standards.
(f)
Any fence proposed across
a drainage way or drainage easement shall require review and approval
by the Director of Public Works.
(g)
No more than two materials and/or styles of fences
may be utilized by any one property, such as chain link, wood privacy,
or wrought iron.
(6)
(Reserved)
d.
Permits Required. No fence shall
be erected, modified or changed in any manner until a fence permit
application has been approved by the Director of Community Development.
Applications shall be filed upon forms provided by the City and shall
clearly show the type, material, and placement of the fence.
E.
Installation, Maintenance And Replacement.
1.
Installation. All landscape materials
shall be installed according to sound nursery practices in a manner
designed to encourage vigorous growth. All landscape elements, living
and non-living, shall be healthy and in place prior to issuance of
final occupancy certificate. A temporary occupancy certificate may
be issued prior to installation of required landscaping if written
assurances and financial guarantees are submitted ensuring that planting
will take place when planting season arrives. The amount of the financial
guarantee shall be equal to one hundred twenty-five percent (125%)
of the estimated cost of the plant material based on written cost
estimates provided by the property owner and/or property owner's representative.
2.
Maintenance And Replacement. Trees,
shrubs, fences, walls and other landscape and screening elements depicted
on plans approved by the City shall be considered requirements of
the project in the same manner as parking, building materials and
other details of the plan. The land owner, or successors in interest,
or agent, if any, shall be jointly and severally responsible for the
following:
[Ord. No. 4795, 2-19-2019]
a.
Regular maintenance of all landscape
and screening elements in good condition and in a way that presents
a healthy, neat and orderly appearance.
b.
Proper care of all landscape material
free from disease, pests, weeds and litter. This maintenance shall
include weeding, watering, fertilizing, pruning, mowing, edging, mulching
or other maintenance, as needed, and in accordance with acceptable
horticultural practices.
c.
The repair or replacement of required
landscape structures and screening elements (i.e., walls, fences,
gates) to a structurally sound condition and orderly appearance.
F.
Alternative Compliance. Applicants may
submit an alternative compliance landscape plan to demonstrate that
the intent of this Section can be more effectively met through alternative
means. If approved, an alternative compliance landscape plan shall
be substituted for the standards in this Section only to the extent
shown on the plan.
1.
Procedure. Alternative compliance landscape plans shall be reviewed in accordance with the site plan and design review procedures in Section 403.070, and the plan shall clearly delineate and identify the modifications and alternatives proposed.
2.
Review Criteria. Alternative compliance
landscape plans may be approved upon a finding that any of the following
circumstances exist on the proposed building site or surrounding properties:
a.
Natural land characteristics or existing
vegetation on the proposed development site would achieve the intent
of this Section;
b.
Innovative and exceptional landscaping
or architectural design is employed on the proposed development site
to achieve a buffering effect that is equivalent to the buffer standards
of this Section;
c.
The required landscaping or buffering
would be ineffective at maturity due to topography or the location
of improvements on the site; or
d.
The proposed alternative represents
a plan that is as good or better than a plan prepared in strict compliance
with the other standards of this Section.
G.
Landscaping Plan Required. All plans submitted in support of a plan review, conditional use, PD, and final plat shall include a landscape plan. However, conventional single-family and two-family residential developments are exempt from Section 407.040(G)(9) and (11). The following plan standards apply:
[Ord. No. 4625 § 9, 11-21-2016]
1.
North arrow and scale.
2.
Topographic information and final
grading adequate to identify and properly specify planting for areas
needing slope protection.
3.
The location and contours at one-foot
intervals of all proposed berms.
4.
The location and dimension of all
proposed and existing structures, parking lots and drives, sidewalks.
Refuse disposal areas, fences above or underground utilities and storm
drainage systems, freestanding electrical equipment, recreational
facilities, and other freestanding structural features as determined
necessary by the City.
5.
The location, size, spread (at the
time of planting), type and quantity of all proposed landscape materials,
along with common and botanical names of all plant species. The size,
grading and condition shall be specified according to American Association
of Nurserymen standards.
6.
Mature size of plant material shall
be drawn to scale.
7.
Location of hose connections and
other watering sources.
8.
All landscaping required along with
landscape calculation in a table format on the drawing breaking out
open space, buffers and parking lot unit requirements, and plant units
provided.
9.
The landscape plan shall be properly
sealed by a licensed landscape architect, architect, engineer or plant
nurseryman licensed to practice in the State of Missouri.
10.
All existing trees to be saved including
type, size, location, and condition shall be shown along with preservation
methods anticipated to ensure existing tree health and longevity.
11.
Upon installation, a landscape architect,
architect, engineer or plant nurseryman shall submit a letter certifying
the landscape installation is substantially in compliance with the
approved landscape plan.
[R.O. 1996 § 407.050; Ord. No. 4558 § 1, 8-3-2015]
A.
General. No parcel, lot, building, or structure
in any zoning district shall be used or occupied in any manner so
as to create any dangerous, harmful, noxious, or otherwise objectionable
element or condition so as to adversely affect the surrounding area
or adjoining premises, provided that any use that is allowed by the
underlying zoning district regulations, may be undertaken and maintained
if acceptable measures and safeguards are employed to limit dangerous
and objectionable elements to acceptable limits as established by
the following performance standards.
B.
Fire Hazards. Any activity involving the
use or storage of flammable or explosive materials shall be protected
by adequate firefighting and fire suppression equipment and by such
safety devices as are normally used in the handling of any such material.
Such fire hazards shall be kept removed from adjacent activities to
a distance which is compatible with the potential danger involved.
C.
Vibration. No vibration shall be permitted
which is discernible without instruments on any adjoining lot or property.
D.
Noise. Noise which is objectionable due
to volume, frequency, or beat shall be muffled or otherwise controlled
so that there is no production of sound discernible at lot lines in
excess of the average intensity of street and traffic noise at the
lot lines. Tornado sirens and related apparatus used solely for public
purposes shall be exempt from this requirement.
E.
Air Pollution. All uses shall be so operated
such that no smoke, odor, dust or other form of particulate matter
shall be emitted that exceeds the regulations established by the State
of Missouri Department of Natural Resources. Such uses shall be located
so that prevailing winds will carry such air pollution away from areas
of greatest concentration of persons. Also, such uses shall be kept
removed from adjacent activities to a distance which is compatible
with the potential nuisance or hazard involved.
F.
Water Pollution. All uses shall conform
to the requirements and regulations established by the State of Missouri
Department of Natural Resources pertaining to the pollution of streams
and other bodies of water.
G.
Toxic Gases. Every use shall be so operated
that there is no emission of toxic, noxious, or corrosive fumes or
gases. The storage of toxic gases in such quantities deemed by the
Planning Commission or City Council to constitute a potential hazard
shall be located, dependent on their weights relative to the normal
atmosphere of the immediate vicinity. Gases lighter than air shall
be located in topographical areas having an elevation greater than
that of the surrounding area. Such toxic gases shall also be located
so that prevailing winds shall carry gases away from the areas of
the greatest concentration of persons and shall be kept removed from
adjacent activities to a distance which is compatible with the potential
hazard involved.
[R.O. 1996 § 407.060; Ord. No. 4558 § 1, 8-3-2015]
A.
Intent. The intent of this Section is to:
1.
Eliminate adverse impacts from spillover
of light and glare on operators of motor vehicles, pedestrians, and
land uses near light sources. With respect to motor vehicles in particular,
safety considerations form the basis of these regulations. In other
cases, both the nuisance and hazard aspects of glare are regulated.
2.
Provide attractive and appropriate-scaled
features for the public realm, streetscapes, common areas and other
outdoor gathering places for people.
3.
Provide sufficient illumination that
allows safe and comfortable use of outdoor spaces, while minimizing
the impact on adjacent property.
B.
Applicability. The following standards
shall apply to all exterior lighting except public streetlighting
and other lighting that is specifically exempted.
C.
Flickering And Flashing Lights. No flickering
or flashing lights shall be permitted.
D.
Light Location.
1.
No fixtures that shine outward and
create a glare from any adjoining or abutting residential district
or any street right-of-way shall be permitted.
2.
Lighting used to illuminate parking
areas shall be arranged, located or screened to direct light away
from any adjoining or abutting residential district or any street
right-of-way.
3.
Light sources of luminaires shall
not be located within required setback yard areas except on pedestrian
walkways.
E.
Maximum Illumination And Luminaire Height.
1.
Luminaires With No Cutoff. When the
light source or luminaire has no cutoff, the following standards shall
apply:
Table 407.060-1: Luminaires
No Cutoff
| ||
---|---|---|
Underlying Zoning District
|
Maximum Illumination
(footcandles)
|
Maximum Luminaire Height
(feet)
|
RE, SF-12, SF-7, TF, MF-10, MF-14,
MF-18, N-L, N-O
|
0.20
|
10
|
NB, SO, PLOS
|
0.20
|
15
|
GB, RC, LI
|
0.30
|
20
|
2.
Luminaires With Total Cutoff Angle
Of Ninety Degrees (90°) Or More. When a luminaire has total cutoff
angle of ninety degrees (90°) or more, the following standards
shall apply:
Table 407.060-3: Luminaires
90° + Cutoff
| ||
---|---|---|
Underlying Zoning District
|
Maximum Illumination
(footcandles)
|
Maximum Luminaire Height
(feet)
|
RE, SF-12, SF-7, TF, MF-10, MF-14,
MF-18, N-L, N-O
|
0.50
|
20
|
NB, SO, PLOS
|
0.75
|
25
|
GB, RC
|
1.00
|
30
|
LI
|
1.50
|
35
|
3.
Luminaires With Total Cutoff Angle
Of Less Than Ninety Degrees (90°). When a luminaire has total
cutoff angle of less than ninety degrees (90°) and is located
so that the bare light bulb, lamp, or light source is completely shielded
from the direct view of an observer five (5) feet above the ground
at the point where the cutoff angle intersects the ground, the following
standards shall apply:
Table 407.060-3: Luminaires
90° - Cutoff
| ||
---|---|---|
Underlying Zoning District
|
Maximum Illumination
(footcandles)
|
Maximum Luminaire Height
(feet)
|
RE, SF-12, SF-7, TF, MF-10, MF-14,
MF-18, N-L, N-O
|
0.50
|
20
|
NB, SO, PLOS
|
2.00
|
30
|
GB, RC
|
3.00
|
40
|
LI
|
4.00
|
50
|
F.
Exemptions. Because of their unique requirements
for nighttime visibility and their limited hours of operation, ball
diamonds, playing fields, and tennis courts shall be exempt from the
maximum illumination and luminaire height standards of this Section,
provided that lights used for such activities shall not exceed a maximum
post height of eighty (80) feet. Ball diamonds, playing fields, and
tennis courts may exceed a total cutoff angle of ninety degrees (90°),
provided that the luminaire is shielded to prevent light and glare
spill over to adjacent property zoned SF-7 or less intensive. The
maximum permitted illumination at the lot line of SF-7 or less intensive
property shall not exceed two (2) footcandles.
G.
Measurements.
1.
Metering Equipment. Lighting levels
shall be measured in footcandles with a direct-reading, portable light
meter. The meter shall have a color and cosine-corrected sensor with
multiple scales and shall read within an accuracy of plus or minus
five percent (5%).
2.
Method Of Measurement. The meter
sensor shall be mounted not more than six (6) inches above ground
level in a horizontal position. Readings shall be taken only after
the cell has been exposed long enough to provide a constant reading.
Measurements shall be made after dark when the light source in question
is turned on, then when it is turned off. The difference between the
two (2) readings shall be compared to the maximum permitted illumination
and property line at ground level. This procedure eliminates the effects
of moonlight and other ambient light.
3.
Exterior Lighting Plan. At the time
any exterior lighting is installed or substantially modified, and
whenever a building permit is sought, an exterior lighting plan shall
be submitted to the Director of Community Development in order to
determine whether the requirements of this Section have been met.
H.
Color Of Light Source. Lighting fixtures
should be color-correct types, such as halogen, metal halide or high-pressure
sodium vapor, to ensure true color at night and ensure visual comfort
for pedestrians. Low-pressure sodium vapor lighting is permissible,
especially in developments where energy-efficiency is a priority.
Mercury vapor lighting is strongly discouraged.
[R.O. 1996 § 407.070; Ord. No. 4558 § 1, 8-3-2015]
Refer to the Public Works Design
and Construction Manual, Section 5600, for stormwater design requirements
and all design and construction of improvements shall meet the requirements
and standards contained in such Manual.
[R.O. 1996 § 407.080; Ord. No. 4558 § 1, 8-3-2015]
A.
Intent. The intent of this Section is to:
1.
Increase the livability of neighborhoods.
2.
Blend a variety of residential building
types and projects into the broader context of neighborhoods and respect
the character of surrounding residential areas.
3.
Improve the appearance of neighborhoods
that have a mix of housing, and focus on the relationship of sites
and buildings to the public realm.
4.
Create neighborhood character with
details that emphasize the human scale of neighborhoods, and promote
connections and relationships between neighborhoods and supporting
areas.
C.
Building Orientation And Patterns.
1.
Individual buildings shall be oriented
as follows:
3.
To the maximum extent practicable,
all buildings on a common block frontage or similar grouping shall
have the same orientation, avoiding multiple parallel orientations
to the public realm or common space.
4.
Where projects have multiple multi-family
buildings on a single lot or parcel and abut property used or zoned
for single-family detached houses, buildings shall orient perpendicular
to internal property lines to avoid disproportionate massing of large
facades. If a perpendicular orientation as described above is not
possible horizontal orientation may be used if the internal setback
is increased by at least fifty percent (50%).
D.
Building Mass And Form.
1.
The composition of buildings within
the permitted building type, setback and footprint allowances shall
respect the surrounding character of adjacent residential buildings
including massing, height, roof pitch and architectural features such
as entrance features, cornice and eaves, horizontal lines of windows,
shutters, dormers, belvederes and chimneys.
2.
For projects including three (3)
or more buildings, variation in massing within the allowed footprints
with main mass, secondary masses or wings shall be used to avoid monotony
of adjacent buildings.
3.
Windows, projecting bays and other
simple composition details associated with the internal floor plan
of the building shall be used to break up wall planes larger than
six hundred (600) square feet or greater than fifty (50) feet in horizontal
length. However, inordinately complex massing, such as multiple false
peaks or bays should be avoided.
4.
Where buildings over three (3) stories
are permitted, vertical massing shall be created through either material
or detail differentiation creating a base [up to one (1) story from
the ground level] and a cap [up to fifteen percent (15%) of the uppermost
height] to distinguish it from the rest of the facade, or through
step backs of at least ten (10) feet for upper stories [above three
(3) stories].
5.
Four-sided design, with entryways,
windows and consistent materials and architectural details shall be
used on all elevations, and blank walls and uninterrupted elevations
shall be avoided.
E.
Front Entrance Features.
1.
Each building frontage shall include
one (1) of the following front entrance features:
a.
A porch, at least eight (8) feet
deep and at least eighty (80) square feet. Porches may encroach into
the required front setback, provided it is between ten (10) feet and
twelve (12) feet deep, remains unenclosed, and includes only a single-story
roof structure.
b.
A stoop, at least six (6) feet deep
and at least forty-eight (48) square feet. A stoop, including steps
to the stoop may encroach up to twelve (12) feet into the required
front setback, provided it remains unenclosed and does not include
a roofed structure.
c.
A portico, at least six (6) feet
deep and between forty-eight (48) and sixty (60) square feet. A portico
may encroach up to six (6) feet into the required front setback and
may be enclosed or unenclosed.
d.
Low-rise or mid-rise apartment buildings
may use a forecourt or front entry plaza as the entrance feature.
2.
All front entrance features shall
have pedestrian-scale details, including side light or transom windows,
architectural ornamentation, or single-story roofs or canopies that
are integral to the overall architectural character and design of
the building.
3.
For projects including three (3)
or more buildings, variations of the type and design of front entrance
features shall be used to add diversity and visual character to adjacent
buildings.
F.
Exterior Materials.
1.
Facades. Facades shall include exterior
finish materials, including stone, brick, wood or vinyl siding, fiber
cement, clapboard, metal, stucco and/or any other comparable or superior
quality materials. Vinyl siding must be of the highest durability
and fabricated design. Composition of entirely one (1) material is
prohibited.
2.
Balconies And Porches. Balconies
and porches shall be made of painted or stained wood, composite or
metal.
3.
Roofs. Roofs shall be sloped and
clad in slate, metal, concrete tile, composite shingles or fiberglass
shingles.
G.
Garage Limits. Front-loaded garages shall
be limited to no more than twenty-five percent (25%) of the front
facade. As an alternative to facades with a larger percentage of front-loaded
garages at or in front of the front-building line of the structure,
step backs of at least twelve (12) feet to twenty (20) feet, side-
or rear-orientation of garages, or detached garages set behind the
rear building line shall be used.
H.
Accessory Structures. Detached garages,
carports, trash receptacles/dumpsters/compactors and other accessory
structures shall incorporate compatible materials, scale, colors,
architectural details and roof slopes as the primary multi-family
buildings feature. Flat and shed roofs are prohibited.
I.
Vehicle And Pedestrian Circulation.
1.
All buildings shall have a direct
pedestrian connection at least six (6) feet wide from the front entrance
feature to the streetscape or common space.
2.
Any project over three (3) acres
shall include a pedestrian circulation system connecting all streetscapes,
internal access streets and common open spaces with direct walkways
at least six (6) feet wide.
3.
Any project over five (5) feet acres
shall either be subdivided into blocks and lots meeting the standards
of the UDC or provide internal access streets that mimic the pattern
and design of public streets and blocks providing multiple and direct
connections for vehicles and pedestrians to surrounding development.
J.
Access Limitation.
1.
Driveway access shall be limited based upon the overall percentage of lot frontage, as specified in Section 407.020. As an alternative to lots with a large percentage of curb cuts and front access driveways, small lots with narrow frontages shall use shared driveways, common driveways, internal access streets and alleys.
2.
Projects with multiple multi-family
buildings on a lot or parcel shall have the primary and direct vehicle
access to a collector or arterial street classification. To the maximum
extent practicable, access to a local street that also serves single-family
residences shall not occur unless required for emergency. Large developments
shall have two (2) or more primary access points [one hundred fifty
(150) to one hundred ninety-nine (199) dwelling units two (2) primary
access points are recommended; two hundred (200) or more dwelling
units two (2) or more primary access points are required.]
K.
Security And Crime Prevention. Site planning
should integrate the principles of Crime Prevention through Environmental
Design (CPTED) to the maximum extent practicable. Applicants are encouraged
to consult with the Blue Springs Police Department and the Community
Development Department regarding implementation of CPTED principles.
Applicant participation will be noted on the staff reports delivered
to the Planning Commission and to City Council. These principles include:
1.
Territoriality. Space within the
development and along the edges should be well defined and delineated
to create a sense of ownership, such that intruders and strangers
stand out. This may be accomplished through the use of pavement treatments,
landscaping, art, signage, screening, fencing and similar techniques.
2.
Natural Surveillance. An environment
should be created where it is possible for people engaged in their
normal behavior to observe the spaces around them. Space visibility
should be maximized through thoughtful design of building orientation,
window placement, entrances and exits, landscaping of trees and shrubs
and other physical obstructions. Nighttime illumination of parking
lots, walkways, entrances, stairwells and related areas should be
utilized to promote an environment in which natural surveillance is
possible.
3.
Access Control. Access control should
be planned and implemented to restrict criminal intrusion, especially
in areas where activity cannot be easily observed. Access control
may include but is not limited to use of fences, walls, landscaping
and lighting to prevent or discourage public access to or from dark
or unmonitored areas. In addition, sidewalks, pavement, lighting and
landscaping areas should be used to guide the public to and from primary
development entrances and exits.
4.
Activity Support. Activity support
should be implemented by placing new or existing activities in an
area so that individuals engaged in a particular activity become part
of the natural surveillance of other areas. For example, picnic areas
may be located next to tot lots, not away from such areas, to assist
in observation of children at play. Additionally, playground fixtures
should not be built near ponds or detention basins or near streets.
5.
Maintenance. Landscaping, lighting
fixtures and other features should be maintained to facilitate the
principles of CPTED, territorial reinforcement, natural surveillance
and access control.
L.
Privacy Assurance. Zero (0) lot line side
yard setbacks shall be permitted on one (1) side of a lot when shown
on an approved final plat, provided that the side yard of the adjoining
lot must be at least fifteen (15) feet. To maintain privacy for both
the house and the adjoining side yard, windows shall be offset. Clerestory
windows are encouraged on the zero (0) lot line side of the residence
located on the zero (0) lot line at least six (6) feet above the inside
floor levels.
M.
Open Space.
1.
Projects with multiple multi-family
buildings on a lot or parcel shall have common open space as an organizing
element of the project. Pedestrian access to common open space systems
shall occur within five hundred (500) feet of every dwelling unit.
[R.O. 1996 § 407.090; Ord. No. 4558 § 1, 8-3-2015]
A.
Applicability. The design standards of this Section shall apply in NB and more intensive zoning districts to any new development, building addition or exterior renovation that requires a building permit from the City of Blue Springs. Review for compliance with these standards shall be conducted in accordance with the site plan and design review procedures of Section 403.070.
B.
Prohibited Materials. The following materials
shall not be used as exterior building materials and shall be prohibited
on all exterior walls:
1.
Concrete finishes or precast concrete
panels (tilt wall) that are not exposed aggregate, hammered, sandblasted
or covered with a cement-based acrylic coating shall be prohibited;
2.
Metal panels with a depth of less
than one (1) inch or a thickness less than United States Standard
26 gauge shall be prohibited; and
3.
Mirrored glass with a reflectance
greater than forty percent (40%) shall be prohibited from covering
more than forty percent (40%) of the exterior walls of any building.
C.
Preferred Materials. The use of substantial
amounts of masonry materials (face brick, stucco, stone) is encouraged.
The use of aluminum siding and metal ribbed panels is strongly discouraged.
Evaluation of building materials shall be based on the quality of
its design and relationship and compatibility to building materials
in the immediate neighborhood.
D.
Form, Scale And Proportion. The form and
proportion of buildings shall be consistent with the scale, form and
proportion of existing development in the immediate area.
E.
Masses And Voids. The rhythm of structural
mass to voids, such as windows and glass doors, of a front facade
shall relate to the rhythms established in adjacent buildings.
F.
Front And Street Side Exterior Walls. Front
and street side exterior walls, excluding windows, doors and overhead
doors, consisting of a single undifferentiated plane with a single
texture or color shall be prohibited. Visual interest may be accomplished
through variations in building plane, materials, colors, entrance
canopies, and other design features.
G.
Visual Interest. Monotony of design in
single or multiple building projects shall be avoided. Variation of
detail, form, and siting shall be used to provide visual interest.
The use of different textures, complementary colors, shadow lines
and contrasting shapes may also be used to provide visual interest.
H.
Screening Of Equipment.
1.
Roof-Mounted Equipment. Roof-mounted
equipment, including ventilators and satellite dishes, shall be completely
screened from view [one hundred percent (100%) opacity] or isolated
so as not to be visible from any public right-of-way or residential
zoning district within three hundred (300) feet of the subject lot.
Roof-mounted equipment shall be screened entirely from view using
parapet walls at the same height as the mechanical units. For additions
to existing buildings that do not meet this standard, individual screens
may be permitted with the design subject to approval by the Director
of Community Development. Parapet walls and any other approved individual
screens shall be coordinated with the building to maintain a unified
appearance.
[Ord. No. 4679, 8-21-2017]
2.
Equipment At Ground Level. All electrical
and mechanical equipment located at ground level shall be screened
from view [one hundred percent (100%) opacity] or isolated so as not
to be visible from the right-of-way of an arterial street or residential
zoning district within three hundred (300) feet of the subject lot.
Such screens and enclosures, when used, shall be coordinated with
the building to maintain a unified appearance.
I.
Security And Crime Prevention. Site planning
should integrate the principles of Crime Prevention through Environmental
Design (CPTED) to the maximum extent practicable. Applicants are encouraged
to consult with the Blue Springs Police Department and the Community
Development Department regarding implementation of CPTED principles.
Applicant participation will be noted on the staff reports delivered
to the Planning Commission and to City Council. These principles include:
1.
Territoriality. Space within the
development and along the edges should be well defined and delineated
to create a sense of ownership, such that intruders and strangers
stand out. This may be accomplished through the use of pavement treatments,
landscaping, art, signage, screening, fencing and similar techniques.
2.
Natural Surveillance. An environment
should be created where it is possible for people engaged in their
normal behavior to observe the spaces around them. Space visibility
should be maximized through thoughtful design of building orientation,
window placement, entrances and exits, landscaping of trees and shrubs
and other physical obstructions. Nighttime illumination of parking
lots, walkways, entrances, stairwells and related areas should be
utilized to promote an environment in which natural surveillance is
possible.
3.
Access Control. Access control should
be planned and implemented to restrict criminal intrusion, especially
in areas where activity cannot be easily observed. Access control
may include but is not limited to use of fences, walls, landscaping
and lighting to prevent or discourage public access to or from dark
or unmonitored areas. In addition, sidewalks, pavement, lighting and
landscaping areas should be used to guide the public to and from primary
development entrances and exits.
4.
Activity Support. Activity support
should be implemented by placing new or existing activities in an
area so that individuals engaged in a particular activity become part
of the natural surveillance of other areas. For example, picnic areas
may be located next to tot lots, not away from such areas, to assist
in observation of children at play. Additionally, playground fixtures
should not be built near ponds or detention basins or near streets.
5.
Maintenance. Landscaping, lighting
fixtures and other features should be maintained to facilitate the
principles of CPTED, territorial reinforcement, natural surveillance
and access control.
[R.O. 1996 § 407.100; Ord. No. 4558 § 1, 8-3-2015]
All newly constructed lines for telephone,
electrical, television, and other services distributed by wire or
cable shall be placed underground and shall not conflict with existing
or planned pipelines or conduits or access to other utilities including
sewer or water within the easement. This provision shall not be construed
to prohibit the construction of above ground or surface equipment
associated with an underground distribution system, such as (but not
limited to) surface mounted transformers, power terminal pedestals,
meters and meter boxes, concealed wires, streetlights and streetlight
poles.
[R.O. 1996 § 407.110; Ord. No. 4558 § 1, 8-3-2015]
A.
At
the time of approval of a preliminary plat for a residential subdivision,
the Planning Commission shall designate a minimum livable floor area
classification for all lots within the subdivision. Livable floor
area shall not include open or screened porches, garages or basements,
except that finished basements designed for immediate living space
shall count towards the overall floor area for residential buildings.
Finished basements shall mean finished walls, flooring, ceilings,
cabinets, shelving, doors, windows, electrical outlets, and plumbing.
1.
Classification And Minimum Livable
Floor Areas. The range of classifications and corresponding minimum
livable floor area shall be as follows.
Classification
|
Minimum Livable Floor Area
(square feet)
|
---|---|
A
|
2,600
|
B
|
2,400
|
C
|
2,200
|
D
|
2,000
|
E
|
1,800
|
F
|
1,600
|
G
|
1,400
|
H
|
1,200
|
I
|
1,000
|
J
|
850
|
2.
Criteria For Classification. Subdivisions are to be classified in a manner that minimizes the difference in dwelling sizes between adjacent residential developments. Unless the developer requests a higher classification, the Planning Commission shall not classify the subdivision more than one (1) step lower than the classification of the abutting subdivision. More than one (1) classification may be established within a subdivision when the Planning Commission finds such multiple classifications appropriate to provide a more harmonious transition in dwelling sizes. However, no more than one (1) classification may be imposed on a single block within the subdivision. In the event the proposed subdivision adjoins land not previously classified, the Planning Commission may designate a classification or classifications for the proposed subdivision that will, in its judgment, be in harmony with the surrounding area. In so doing, the Planning Commission may take into account the average livable floor area and the minimum dwelling size requirements set forth in deed restrictions of adjoining subdivisions and the overall intent of this Section 407.110.
3.
Classifications To Be Shown On Final
Plat. Approved dwelling size classifications shall be depicted on
the final plat that is submitted for recordation.
4.
Effect Of Classification. No building
permit shall be issued for construction of a single-family dwelling
that contains a total livable floor area less than the minimum livable
floor area permitted by the classification approved by the Planning
Commission, and it shall be unlawful to construct a dwelling unit
with less total livable floor area than the classification requires.
5.
Lots Not Classified. Each single-family
dwelling to be constructed on land not previously assigned a minimum
livable floor area classification shall contain a minimum floor area
of eight hundred fifty (850) square feet.