City of Raymore, MO Business, Commercial and Industrial Districts

§ 410.010 District Descriptions.

PO, Professional Office District. The PO, Professional Office District is intended to accommodate professional office uses in individual buildings, not in large campus-like settings. Site design within this district must ensure that adequate access, parking and screening is provided so as not to negatively impact adjoining residential neighborhoods, and to protect the office uses from higher-intensity commercial and industrial uses.

C-1, Neighborhood Commercial District. The C-1, Neighborhood Commercial District is intended to accommodate small-scale professional office, service and retail uses primarily located within buildings with a design and scale that is compatible with surrounding residential development. This district is intended to provide goods and services primarily for residents in the surrounding neighborhoods. Site design within this district must ensure that adequate access, parking and screening is provided so as not to negatively impact adjoining residential neighborhoods.

C-2, General Commercial District. The C-2, General Commercial District is intended to accommodate mid-size retail and commercial businesses along commercial corridors. Uses in the C-2 district have the potential to generate significant automobile traffic. Therefore, care must be taken to ensure that traffic and other related impacts are minimized. Since this district is located along major arterials and collectors that serve as gateways into Raymore, quality building architecture, landscaping and other site improvements will be required to ensure development enhances Raymore’s image.

C-3, Regional Commercial District. The C-3, Regional Commercial District is intended to provide locations along major arterials for shopping centers and business uses that draw patrons from Raymore, surrounding communities and the broader region. The C-3 district consists primarily of large-scale development that has the potential to generate significant automobile traffic. Development in this district must be designed in a coordinated manner with an interconnected street network that is consistent with the City’s Growth Management Plan. Uncoordinated, piecemeal development of small parcels that do not fit into the larger context is strongly discouraged in the C-3 district. Because this district is primarily located at high-visibility locations, the building architecture, landscaping and other site improvements must be of superior aesthetic and functional quality.

BP, Business Park District. The BP, Business Park District is intended to accommodate office, research and development, and limited service, manufacturing and warehousing uses that are located within a campus-like setting. Site design will include larger setbacks and increased landscaping and buffering from non-related uses and public rights-of-way.

M-1, Light Industrial District. The M-1, Light Industrial District is intended to accommodate light manufacturing, warehousing and wholesaling operations that are compatible with more intensive commercial uses. Uses within this district require good accessibility to highways. The M-1 district should be used as a buffer or transition between industrial development and commercial or multi-family residential development.

M-2, General Industrial District. The M-2, General Industrial District is intended to accommodate industrial uses not otherwise permitted in other districts. The intensity of the uses in this district makes it necessary to separate it from all residential districts and most commercial districts.

PR, Parks, Recreation and Public Use District. The PR, Parks, Recreation and Public Use District is a special purpose district that is intended to accommodate land uses that offer a variety of active and passive recreational opportunities and other public uses. See Section 415.070.

§ 410.020 Use Table.

Use Groups. The use table classifies land uses into five (5) major groupings: Residential, Public and Civic, Commercial, Industrial and Other. These are referred to as “Use Groups.”

Use Categories. Each Use Group is further divided into “Use Categories.” These categories classify land uses based on common characteristics, such as the type of products sold, site conditions or the amount of activity on the site. Some use categories are further divided into specific use types, which are described in Section 485.010.

Determination of Land Use Category. When a land use cannot be classified into a Use Category or appears to fit into multiple categories, the Development Services Director is authorized to determine the most appropriate Use Category.

Permitted Uses. Uses identified with a “P” in the use table are permitted by-right in the designated zoning districts, subject to compliance with all other applicable provisions of this Code.

Uses Subject to Special Conditions. Uses identified with an “S” in the use table are permitted by-right in the designated zoning districts, subject to compliance with all conditions of this chapter and with all other applicable provisions of this Code.

Conditional Uses. Uses identified with a “C” in the use table may be allowed in the designated zoning districts if approved in accordance with the conditional use procedure of Section 470.030. Approved conditional uses are subject to compliance with all other applicable provisions of this code.

Prohibited Uses. Uses identified with a “–” in the use table are expressly prohibited. Uses not listed in the use table are also prohibited unless the Development Services Director determines that the use fits into an existing use category.

Use Standards. The “Use Standard” column in the use table provides a cross-reference to additional standards that apply to some uses, whether or not they are allowed as a permitted use, use subject to special conditions or conditional use.

[Amendment 16 – Ordinance 2013-056, 8-26-2013; Amendment 25 - Ordinance 2017-051, 8-28-2017; Amendment 31 - Ordinance 2019-048, 7-22-2019; Amendment 32 - Ordinance 2020-056, 10-12-2020; Amendment 36 - Ordinance 2023-076, 10-9-2023]

Use	PO	C-1	C-2	C-3	BP	M1	M2	PR	Use Standard
RESIDENTIAL USES
Household Living
Single-family Dwelling, Attached	–	–	–	–	–	–	–	–	Section 420.010A
Multi-family Dwelling (3+ units)	–	–	–	–	–	–	–	–	Section 420.010A
Cluster Residential Development	–	–	–	–	–	–	–	–	Section 420.010B
Manufactured Home Park	–	–	–	–	–	–	–	–	Section 420.010C
Dwelling Units Located Above the Ground Floor	–	P	P	P	–	–	–	–
Group Living
Assisted Living	–	C	P	P	–	–	–	–
Group Home	–	–	–	–	–	–	–	–	Section 420.010E
Nursing Care Facility	–	C	P	P	–	–	–	–
Transitional Living	–	C	C	–	–	–	–	–
PUBLIC AND CIVIC USES
College or University	C	–	C	C	C	C	–	C
Cultural Exhibit or Library	C	C	C	C	C	C	–	C
Government Buildings and Properties	C	C	C	C	C	C	C	C
Hospital	P	C	P	P	P	P	–	C
Place of Public Assembly	P	P	P	P	P	P	–	C
Public Safety Services	P	P	P	P	P	P	P	C
Religious Assembly	P	P	P	P	P	P	P	P
School	P	P	P	P	P	P	P	P
Social Club or Lodge	P	P	P	P	P	P	P	–
Utilities
Major	C	C	C	C	C	C	C	C
Minor	P	P	P	P	P	P	P	P
COMMERCIAL USES
Adult Business	–	–	S	S	S	S	S	–	Section 420.030A Section 420.030B
Animal Services
Kennel	–	–	C	C	C	C	C	–	Section 420.030E
Veterinary Services	–	P	P	P	–	–	–	–
Art Gallery	–	P	P	P	–	–	–	–
Banks and Financial Services
Banks	–	P	P	P	P	–	–	–
Payday Loan Store	–	–	C	C	C	–	–	–	Section 420.030D
Consumer Loan Establishment	–	–	C	C	C	–	–	–	Section 420.030D
Pawn Shop	–	–	C	C	–	–	–	–
Body Art Services	–	–	C	C	–	–	–	–
Business Support Service	P	P	P	P	P	P	P	–
Comprehensive Marijuana
Cultivation Facility (Outdoor)	-	-	-	-	C	C	C	-	Section 420.030N
Cultivation Facility (Indoor)	-	-	-	-	P	P	P	-	Section 420.030N
Dispensary Facility	-	P	P	P	P	P	P	-	Section 420.030N
Infused Products Manufacturing Facility	-	-	-	-	P	P	P	-	Section 420.030N
Microbusiness Dispensary Facility	-	P	P	P	P	P	P	-	Section 420.030N
Microbusiness Wholesale Facility	-	-	-	-	P	P	P	-	Section 420.030N
Testing Facility	P	P	P	P	P	P	P	-	Section 420.030N
Transportation Facility	-	-	-	-	P	P	P	-	Section 420.030N
Construction Sales and Service	–	–	–	–	P	P	P	–
Day Care
Day Care Center	S	S	S	S	S	S	–	–	Section 420.030C
Eating and Drinking Establishment
Restaurant	–	S	S	S	S	–	–	–	Section 420.030F
Tavern	–	C	C	C	–	–	–	–
Entertainment and Spectator Sports
Indoor	–	–	P	P	P	P	–	P
Outdoor	–	–	C	C	C	C	–	P
Funeral and Interment Services
Cremating	–	–	C	C	C	C	C	–
Funeral Home	-	C	P	P	P	C	–	–
Lodging
Bed and Breakfast	–	S	S	S	–	–	–	–	Section 420.030H
Hotel or Motel	–	–	P	P	P	–	–	–
Medical or Dental Clinic	P	P	P	P	P	C	–	–
Office	P	P	P	P	P	P	–	–
Personal and Consumer Service	P	P	P	P	P	P	–	–
Retail Sales
Large (100,000+ gfa)	–	–	–	S	–	C	–	–	Section 420.030B G
Small (up to 100,000 gfa)	–	S	S	S	S	C	–	–	Section 420.030B
Self Storage Facility	–	–	–	–	–	P	P	–
Self Storage Facility, Indoor	-	-	S	S	S	P	P	-	420.030M
Sports and Recreation, Participant
Outdoor	–	C	P	P	C	C	–	P
Indoor	–	–	P	P	P	P	–	P
Vehicle Sales and Service
Car Wash	–	–	S	S	S	S	S	–	Section 420.030I
Gas Station	–	–	C	C	C	C	C	–	Section 420.030J
Motor Vehicle Repair	–	–	C	C	C	P	P	–	Section 420.030K
Light Equipment and Vehicle Sales or Rental	–	–	–	P	P	P	–	–
Heavy Equipment Sales or Rental	–	–	–	C	P	P	P	–
Vehicle, Recreational Vehicle or Boat Storage/Towing	–	–	–	–	–	P	P	–
INDUSTRIAL USES
Manufacturing, Production and Industrial Service
Limited	–	–	–	–	P	P	P	–
General	–	–	–	–	–	C	P	–
Intensive	–	–	–	–	–	–	C	–
Research Laboratory	–	–	–	–	P	P	P	–
Trucking/Freight Terminal	–	–	–	–	C	P	P	–
Warehousing and Wholesaling	–	–	–	–	C	P	P	–
Waste-related Use
Junkyard	–	–	–	–	–	C	C	–
Recycling Facility	–	–	–	–	C	C	C	–
Sanitary Landfill	–	–	–	–	–	C	C	–
OTHER USES
Accessory Uses	S	S	S	S	S	S	S	S	Section 420.050
Drive-through Facilities	–	–	S	S	S	S	–	–	Section 420.030L
Parking
Accessory Parking	P	P	P	P	P	P	P	P
Non-accessory Parking	C	C	C	C	C	C	C	C
Wireless Communication Facility
Freestanding	–	–	S	S	S	S	S	S	Section 420.040C
Co-located	S	S	S	S	S	S	S	S	Section 420.040C
Small Wireless Facility	S	S	S	S	S	S	S	S	Section 420.040C

§ 410.030 Bulk and Dimensional Standards.

Bulk and Dimensional Standards Table. The following bulk and dimensional standards apply to the business, commercial and industrial districts unless otherwise specifically allowed by this code. See Section 415.060 for PUD standards, Section 415.040 for Planned district standards and Section 415.070 for Parks, Recreation, and Public Use District standards.

	PO	C-1	C-2	C-3	BP	M-1	M-2
Minimum Lot Area
Per lot	-	-	-	-	1 acre	None	2 acres
Per dwelling unit	-	2,000 sq.ft.	2,000 sq.ft.	2,000 sq.ft.	-	-	-
Minimum Lot Width (feet)	100	100	100	100	100	100	200
Minimum Lot Depth (feet)	100	100	100	100	100	100	200
Yards, Minimum (feet)
Front	30	30	30	30	30	30	30
Rear	20	20	20	20	20	20	20
Side	10	10	10	10	10	10	10
Side, abutting residential district	20	15	20	20	20	20	20
Maximum Building Height (feet)	35	35	80	80	80	80	80
Maximum Building Coverage (%)	30	30	40	50	50	50	50

Exceptions to Dimensional Standards Table.

Projections into Required Yards. Required yards must be unobstructed and unoccupied from the ground to the sky except that certain building features and structures are allowed to project into required yards to the extent expressly indicated in the following table:

[Amendment 8 – Ordinance 2011-9, 2-28-2011]

Obstruction/Projection into Required Yards	Front	Side	Rear
Accessory detached garages, sheds, and carports, set back at least five (5) feet from side and rear property lines and subject to the requirements of Section 420.050	No	Yes	Yes
Air conditioning and other mechanical units projecting a distance of not more than thirty percent (30%) of the required yard dimension	No	Yes	Yes
Arbors, trellises, and similar customary landscape and yard improvements, set back at least five (5) feet from any side or rear property line	No	Yes	Yes
Balconies, awnings and canopies projecting a distance of no more than thirty percent (30%) of the required yard dimension	Yes	Yes	Yes
Bay windows and dormers projecting a distance of not more than thirty percent (30%) of the required yard dimension	Yes	Yes	Yes
Breezeways	No	Yes	Yes
Chimneys projecting a distance of not more than thirty percent (30%) of the required yard dimension	Yes	Yes	Yes
Eaves and gutters projecting a distance of not more than thirty percent (30%) of the required yard dimension	Yes	Yes	Yes
Fences and walls, subject to Section 440.030	Yes	Yes	Yes
Flagpoles	Yes	Yes	Yes
Gazebos, setback at least five (5) feet from any side or rear property line	No	Yes	Yes
Laundry drying equipment	No	No	Yes
Ornamental and security lighting	Yes	Yes	Yes
Parking spaces, unenclosed	Yes	Yes	Yes
Patios and terraces, setback at least five (5) feet from any property line	Yes	Yes	Yes
Porches and decks less than thirty (30) inches above grade, open on at least three (3) sides, with no roof or cover, projecting a distance of not more than thirty percent (30%) of the required front yard dimension and set back at least five (5) feet from side and rear property lines.	Yes	Yes	Yes
Porches and decks greater than thirty (30) inches above grade, open on at least three (3) sides, with no roof or cover, projecting a distance of not more than thirty percent (30%) of the required yard dimension.	No	Yes	Yes
Recreation equipment including playground equipment, play houses, and sandboxes, setback at least five (5) feet from any side or rear property line	No	Yes	Yes
Satellite dish antennas, not exceeding 1 meter in diameter	Yes	Yes	Yes
Satellite dish antennas, over 1 meter but not exceeding 2.4 meters in diameter	No	No	Yes
Sheds or other accessory storage structures, setback at least five (5) feet from side and rear property lines	No	Yes	Yes
Sills, belt courses, cornices, buttresses and other architectural features projecting a distance of not more than thirty percent (30%) of the required yard dimension	Yes	Yes	Yes
Swimming pools and bathhouses, setback at least five (5) feet from side or rear property line	No	Yes	Yes
Steps, stairs, stoops, landings and fire escapes (uncovered), projecting a distance of not more than thirty percent (30%) of the required yard dimension	Yes	Yes	Yes
Amateur radio antenna towers,	No	Yes	Yes
Utility poles and wires	Yes	Yes	Yes
Wheelchair lifts and ramps that meet federal, state and local accessibility standards	Yes	Yes	Yes

Exception for Lots that Utilize Average Front Yard. Where fifty percent (50%) or more of the frontage on one side of a street between two (2) intersecting streets is developed with buildings that have a front yard with less depth than required by this code, then:

Where a building is to be constructed on a parcel of land that is within one hundred (100) feet of the existing buildings on both sides, the minimum front yard may be an average of the front yards as measured from the two (2) closest front corners of the adjacent buildings on the two sides; or

Where a building is to be erected on a parcel of land that is within one hundred (100) feet of an existing building of one side only, such building may be erected as close to the street as the existing adjacent building.

Reduction to Front Yard Setback. The required front yard setback for a building located in a Business, Commercial or Industrial Zoning District may be reduced to ten (10) feet if:

[Amendment 13 – Ordinance 2012-074, 9-24-2012]

No parking areas or access drives are installed between the building and the right-of-way line;

The building is not located within a sight-visibility triangle; and

The area between the building and the right-of-way line shall contain living landscape material.

§ 410.040 Additional Regulations.

[Amendment 8 – Ordinance 2011-9, 2-28-2011; Amendment 13 – Ordinance 2012-074, 9-24-2012]

Operational Performance Standards. All uses in the business, commercial and industrial districts must comply with the operational performance standards in Section 440.020.

Outdoor Display or Storage of Merchandise. Outdoor display or storage of merchandise is permitted in business, commercial and industrial districts subject to the following:

No display or storage of merchandise shall occur within:

Required parking spaces;

Landscaped areas;

Fire lanes;

On sidewalks if handicapped accessibility is blocked; or

Building setback areas.

If a property has an excess of parking spaces, the excess spaces may be utilized for display or storage of merchandise.

All business, servicing, manufacturing or processing of materials normally allowed in commercial districts shall be conducted within a fully enclosed building.

Building Regulations. No portion of a principal building may be constructed, erected or located within a recorded easement, except for the following projections not to exceed twenty-four (24) inches:

[Amendment 11 – Ordinance 2011-52, 8-08-2011]

Awnings and canopies.

Bay windows and dormers.

Chimneys.

Eaves and gutters.

Sills, cornices or other architectural features.