A.
Special
Purpose Districts. Special purpose districts are established to address
land uses that are not easily addressed by the agricultural, residential,
business, commercial and industrial district regulations. Special
purpose districts are base zoning districts, not overlays.
B.
Overlay
Districts.
1.
Overlay districts deal with special situations or accomplish specific
City goals that cannot be easily or efficiently addressed through
the use of “base” or regular zoning districts. As the
name implies, overlay districts “overlay” applicable base
district classifications to alter some or all of the zoning regulations
that apply to particular sites.
2.
Overlay district regulations supplement the zoning regulations of
the applicable base district. When overlay district standards conflict
with the applicable base district standards or other regulations of
this Code, the regulations of the overlay district always govern.
When no special overlay district standards are specified, the base
district standards and all other applicable regulations of the Code
will govern.
A.
Purpose
and Description. The purpose of the CCO, City Center Overlay District
is to develop an identifiable center of the City of Raymore with the
Municipal Center as its nucleus. Its intent is to further define a
sense of community and to promote a centrally located, high-quality
civic environment deemed important in the City’s Growth Management
Plan. A fully realized City Center concept will incorporate elements
of public/quasi-public, commercial, vehicular and pedestrian environments
into an integrated design which reflects the community focus of the
City. The City Center concept is implemented by use of an overlay
district that imposes additional criteria on the underlying zoning
districts. Property developed within the District shall comply with
the Raymore Municipal Center Development Criteria established by the
City and incorporated into Ordinance 22062, Master Development Agreement
for the Municipal Complex Property, and shall serve as the City Center
Overlay Development Guidelines until such time as they are amended
or rescinded by the City Council.
B.
Objectives.
In order to achieve the city center concept, the following objectives
will be realized:
1.
The pedestrian environment in the City Center Overlay District is
essential for developing the sense of community desired by the City.
Amenities will be provided to promote pedestrian usage.
2.
Vehicular circulation and parking should be accommodated without
impacting the pedestrian experience. Adequate measures will be provided
to reduce vehicular and pedestrian circulation conflicts.
3.
The architectural character of buildings should be harmonious with
the architectural style of the municipal complex.
4.
The size and scale of buildings in the City Center Overlay District
should be complementary to a pedestrian environment. Buildings located
near the perimeter of the City Center Overlay District should be designed
to provide a harmonious transition between the commercial development
and surrounding residential areas.
5.
Signs will be of a scale, height, material and illumination that
reflect the architectural concepts being promoted in the City Center
Overlay District.
C.
Permitted Uses. All uses allowed in the underlying zoning district shall be allowed in the CCO district as specified in the Use Table in Section 410.020 with the exceptions listed below. Those uses identified as requiring a conditional use permit shall do so in accordance with the regulations of this code. In order to promote the pedestrian intent of the CCO district, the following uses are prohibited:
[Amendment 10 – Ordinance 2011-26, 4-25-2011]
E.
District-Specific
Design Standards. All uses in the City Center Overlay District must
meet the development criteria contained in the City of Raymore Municipal
Center Development Criteria guidebook and the following design standards.
If the provisions of the guidebook conflict with the following design
standards, the more restrictive provision will control.
1.
Screening and Landscaping. Properties within the CCO district that are adjacent to residentially-used or zoned lots are exempt from the loading area screening requirements of Section 430.040 and instead must comply with the screening requirements of Section 430.080C.1. In addition, new development within the CCO district must include four-foot to six-foot high berms placed along the outside perimeter of the site where it is adjacent to residential uses or districts.
2.
Building Orientation. All buildings must be oriented toward the public
street or common access drive adjacent to each lot.
3.
Building Character. Buildings must have four-sided architecture with
the same quality of materials applied to all sides.
4.
Sidewalks. An eight-foot wide sidewalk along with a two-foot wide
planting strip shall be provided adjacent to the right-of-way line.
Sidewalk connectivity shall be provided between this sidewalk and
the principal entrance door to the building.
5.
Streets. Due to the pedestrian oriented environment and the desired
character of the development within the CCO district, street design
may be narrower than conventional commercial streets. Alternative
street designs must be approved by the Director of Public Works, provided
that no street right-of-way may be less than forty (40) feet in width.
6.
Parking. The parking requirements of Chapter 425 apply to sites located within the CCO district, with the exception that parking spaces located in front of the sites along Municipal Circle may be counted toward the total parking requirements. Off-street parking should be designed to minimize traffic and utilize space through combined access. Off-street parking must be located, when possible, behind building facades. A reduction of up to twenty percent (20%) of the total parking requirement may be approved by the Planning and Zoning Commission where shared parking among business uses is provided.
8.
Pedestrian and Streetscape Amenities. A minimum of two (2) amenities
shall be required and included on the site plan to be reviewed as
part of the site plan review. Examples of amenities include, but are
not limited to, benches, bike racks and trash receptacles. These amenities
are to be provided on the private portion of the site plan and will
be privately owned and maintained.
F.
Review Procedure. The review procedure for applications within the CCO district will be as set forth for site plan review in accordance with Section 470.160.
G.
Action
on Application. The Planning and Zoning Commission may, upon showing
of undue hardship by the applicant, waive one (1) or more of the specific
requirements of the design standards of this section. The Commission
shall approve the minimum waiver necessary to allow the application
to be approved. The applicant for any such waiver shall have the burden
of showing that the proposed project with such waiver shall have minimum
negative effect on aesthetics and compatibility within the CCO district.
A.
General
Purpose and Description. The purpose of the GCO, Gateway Commercial
Overlay District is to provide for quality design and development
near interstate highway interchanges in order to create a cohesive
and attractive entrance to the City of Raymore.
B.
Applicability.
The GCO district is appropriate for parcels located within the general
vicinity of an interstate highway interchange.
C.
Review Procedure. The review procedure for applications within the GCO district will be as set forth for site plan review in accordance with Section 470.160.
D.
Permitted Uses. All uses allowed in the underlying zoning district shall be allowed in the GCO district as specified in the Use Table in Section 410.020.
E.
Dimensional Standards. All dimensional requirements of the base zoning district will apply as set forth in Section 410.030.
F.
District-Specific
Design Standards.
1.
Building Design Features. All building facades visible from adjoining
streets or properties must include at least two (2) of the following
features:
a.
Variations in roof form and parapet heights;
b.
Canopies or porticos;
c.
Outdoor patios;
d.
Architectural details such as tile work and moldings that are integrated
into the building structure and design; or
e.
Integral planters or wing walls that incorporate landscaped areas
and/or places for sitting.
2.
Façade Materials.
a.
All buildings and other structures must be clad with brick, wood,
natural stone, architectural cast stone, architectural precast concrete
panels, glass or other comparable, durable materials approved during
the plan review process.
b.
Concrete masonry units and similar materials may be allowed in service
areas and on exterior walls that are not generally visible to the
public.
3.
Site Design Features. All developments within the GCO district shall
incorporate the following site design features:
a.
A unified pedestrian access system that allows pedestrians to easily
move between buildings within the development.
b.
Parking areas shall be interconnected to allow the movement of vehicles
from one site to another without having to drive on to a public street
or access road.
c.
Access to any outparcel shall be provided by frontage roads. Direct
access to the outparcel from the public street providing access to
the development should be avoided.
d.
Lots within the development should not be isolated from the development.
Vehicular and pedestrian access must be provided from any lot to the
development.
e.
The development shall be designed as a unified district instead of
a “strip” commercial center.
f.
Landscaping shall be used to help define pedestrian walks throughout
the site.
g.
Outdoor patios and terraces shall contain benches or seating areas.
h.
The use of fountains and art sculptures are encouraged.
G.
Action
on Application. The Planning and Zoning Commission may, upon showing
of undue hardship by the applicant, waive one (1) or more of the specific
requirements of the design standards of this section. The Commission
shall approve the minimum waiver necessary to allow the application
to be approved. The applicant for any such waiver shall have the burden
of showing that the proposed project with such waiver shall have minimum
negative effect on aesthetics and compatibility within the CCO district.
A.
General
Purpose and Description.
1.
The purpose of the P, Planned District is as an overlay district
that will provide latitude and flexibility in the location of buildings,
structures, open spaces, play areas and roads. The Planning and Zoning
Commission and City Council will use the requirements and standards
for the base zoning district as a guide in approving a “P”
district and may permit deviations from these requirements where it
is deemed that amenities or conditions in accordance with this section
will be gained to the extent that a higher quality development is
produced.
2.
All R, C, BP and M districts may be designated as “planned
districts,”(e.g. “RE-P or “M1-P”), as applicable,
under this section. Upon approval, a planned district designation
functions as an overlay zone in which standards and requirements specifically
approved for the “planned district” rezoning and applicable
approved site plan govern over conflicting requirements and standards
of the base zoning district. Otherwise, requirements of the base zoning
district remain in force.
B.
Review Procedure. The procedure for review of applications for designation of a planned district will be the same as for amendments to the Unified Development Code as set forth in Section 470.020. Applications for C, BP and M planned districts must also be accompanied by a conceptual site plan.
C.
Permitted
Uses. Uses allowed in a planned district are those permitted in the
applicable base zoning district.
D.
Dimensional
Standards. Dimensional standards will be the same as those for the
base zoning districts unless deviations are granted pursuant to this
section.
E.
District-Specific
Design Standards.
1.
In exchange for the flexibility provided under planned district zoning,
applicants are required to provide high-quality design elements and
amenities. Each residential and nonresidential development must provide
amenities in accordance with the following menu:
|
Menu of Planned District Design Elements and Amenities
| |
|---|---|
|
Housing Diversity.
Developments that include a residential component must provide
ALL of the following:
| |
|
Multiple Front Elevations
|
At least one (1) distinct front building elevation per ten (10)
dwelling units for each housing type (detached single-family, attached
single-family, two-family, and/or multi-family dwellings). The required
number of distinct front elevations shall be rounded up to the nearest
whole number (e.g. developments with 21-29 dwelling units must offer
a minimum of three (3) different front elevations). The maximum number
of required front elevations for each housing type within a development
need not exceed six (6).
|
|
Variety in Building Materials
|
More than one (1) exterior building material must be offered
for at least one (1) housing model for single and two-family homes
(e.g. vinyl siding, brick, stone, stucco, etc.)
|
|
Variety in Garage Design
|
Where more than one (1) front elevation is required for developments
that include detached single-family, attached single-family, and/or
two-family dwelling units, a minimum of one (1) floor plan designed
with at least one of the following garage designs:
• Recessed, front-loaded (a minimum eight-foot setback
from front façade)
• Rear-loaded
• Side-loaded, or
• Detached garages
|
|
Residential Amenities.
Developments that include a residential component must provide
at least one (1) amenity from each group installed at the same time
as the public improvements:
| |
|
Group 1 Active Recreation Amenities
|
Golf course
|
|
Athletic fields, basketball court or tennis courts
| |
|
Swimming pool that is at least one thousand (1,000) square feet
in surface area
| |
|
Club house or community building that includes exercise rooms,
meeting rooms, and/or sheltered picnic facilities
| |
|
Group 2 Passive Recreation Amenities
|
Playground/tot lot
|
|
Historically significant buildings, structures or other historic
resource
| |
|
Bike or pedestrian pathways in addition to required public sidewalks
and bike paths, in compliance with the City’s Transportation
Plan and Park Master Plan. Credit will be given for trails required
by the Growth Management Plan.
| |
|
Nature trails, boardwalks or piers that provide access to preserved
natural areas and features or historically significant resources
| |
|
Gazebo
| |
|
Group 3 Natural Features and Open Space Amenities
|
Preservation of natural features that exceed the size of those
that would be required to be preserved by other local, County, State
or Federal ordinances or requirements, by at least twenty-five percent
(25%). Examples include wetlands, floodplains, stream corridors, steep
slopes, grasslands and woodlands
|
|
Open space in excess of one (1) acre in area that preserves
native plant communities or wildlife habitat
| |
|
Natural stormwater detention design that utilizes native plant
materials
| |
|
Widened landscape buffer widths of at least thirty (30) feet
and a minimum of fifty percent (50%) increase in plant materials required
by Section 445.030I.4
| |
|
Public art such as sculptures located within common open space
| |
|
Street trees
| |
|
Nonresidential Amenities.
Developments that include a nonresidential component must provide
at least three (3) of the following amenities:
| |
|
Public Enhancements and Streetscape Features
|
Public plaza that includes seating areas and is at least three
thousand (3,000) square feet in area
|
|
Public art such as sculptures or fountains
| |
|
Clock tower
| |
|
Bike pathways in addition to required public sidewalks and bike
paths in compliance with the City’s Transportation Plan and
Park Master Plan
| |
|
Bike parking facilities
| |
|
Ornamental parking lot lighting
| |
|
Decorative pavers for pedestrian crosswalks
| |
2.
The planned district must include such provisions for the ownership
and maintenance of the common open space and amenities as are reasonably
necessary to insure its continuity, care, conservation and maintenance.
In a residential planned district, such common open space and amenities
that are for the use of the residents of the planned district will
be owned and maintained in common by them, generally through a property
owners’ association. Such provisions will insure that remedial
measures will be available to the entity responsible for maintaining
the common open space so that it is not permitted to deteriorate and
is maintained in a condition consistent with the best interests of
the planned district and of the entire community.
3.
The Planning and Zoning Commission may, upon showing of undue hardship
by the applicant, waive one (1) or more of the specific requirements
of the design standards of this section. The Commission shall approve
the minimum waiver necessary to allow the application to be approved.
The applicant for any such waiver shall have the burden of showing
that the proposed project with such waiver shall have minimum negative
effect on aesthetics and compatibility within the P district.
[Amendment 5 – Ordinance 2010-34, 4-26-2010]
A.
Purpose
and Description.
1.
The purpose of the OT, Original Town Overlay District is to preserve
and enhance the historic character of the Original Town neighborhood.
Its intent is to encourage a mix of residential, commercial, and institutional
uses while ensuring their compatibility.
B.
Objectives.
In order to preserve and enhance the historic character of the Original
Town neighborhood, the following objectives will be realized:
1.
Preserve the neighborhood’s housing stock and encourage new
housing to be compatible with existing development and reflective
of the neighborhood’s history.
2.
Provide an opportunity for small, locally-owned businesses to grow
by allowing home-businesses, live/work uses, and commercial spaces.
3.
Encourage compatibility of new construction and structural alterations
with the existing scale and character of surrounding properties.
4.
Create a unique and identifiable neighborhood with a distinct yet
compatible character with the rest of the City.
C.
Permitted
and Conditional Uses.
1.
All uses allowed in the underlying zoning district shall be allowed in the OT district as specified in the Use Table in Sections 405.020 and 410.020 with the exceptions listed below. Those uses identified as requiring a conditional use permit shall do so in accordance with the regulations of this code.
2.
Live/work uses shall be permitted in commercially zoned property
and shall be a conditional use in residentially zoned property in
the OT district. Live/work uses shall be permitted in accordance with
the following regulations:
a.
Any commercial use permitted in the underlying zoning district is
permitted in the live/work unit with the exception of the following
uses, which are deemed incompatible:
3.
At least one (1) resident in each live/work unit shall maintain a
valid occupational license for a business on the premises.
a.
Neither the living space nor the working space shall be less than
twenty-five percent (25%) of the combined floor area of the site.
b.
The commercial use may occur in the primary structure or a detached
accessory building. The residential use shall not be located in an
accessory building.
c.
Parking must be provided in accordance with the requirements for
the commercial use.
d.
The workspace must meet the requirements of the building and fire
code for the type of activity/use being undertaken.
E.
Dimensional
Standards.
1.
The following bulk and dimensional standards will apply to all lots
in the OT District:
|
Standard
|
Dimension
|
|---|---|
|
Minimum Lot Area
|
8,000 sq.ft.
|
|
Minimum Lot Width
|
50 ft
|
|
Minimum Lot Depth
|
100 ft
|
|
Minimum Front Yard
|
20 ft
|
|
Minimum Rear Yard
|
30 ft
|
|
Minimum Side Yard
|
7.5 ft
|
|
Maximum Building Height
|
35 ft
|
|
Maximum Building Coverage
|
30%
|
2.
New development in the OT district must comply with the average front
yard provisions of 405.030(B)(2) and 410.030(B)(2).
F.
District-Specific
Design Requirements.
[Amendment 16 – Ordinance 2013-056, 8-26-2013]
1.
Design Guidelines. Property developed or redeveloped in the Original
Town Overlay District should comply with the recommendations found
in the Original Town Neighborhood Design Guidelines document.
2.
Garage Orientation.
4.
Outdoor Storage. Outdoor storage or display of merchandise shall
be prohibited on commercially-zoned properties in the OT district.
5.
Signs.
a.
Electronic message center signs are prohibited in the OT district,
with the following exception:
(1)
A non-residential use on a lot with frontage on a Major Arterial
can utilize an electronic message center sign.
b.
The maximum permitted size for a permanent freestanding sign located
on a local street shall be twenty-four (24) square feet in copy area.
G.
Waiver.
[Amendment 25 - Ordinance 2017-051, 8-28-2017]
1.
The Planning and Zoning Commission may waive one (1) or more of the
specific design requirements of this section.
2.
A public hearing shall be held in accordance with Section 470.010E. A sign shall be posted on the subject property in accordance with Section 470.010E1d.
3.
In its deliberation of a request the Planning and Zoning Commission
must make findings of fact taking into consideration the following:
a.
The waiver will not negatively affect the character of the surrounding
properties;
b.
The waiver will provide a home design consistent with the design
of homes on the surrounding properties; and
c.
There is no reasonable alternative available to design the home to
be compliant with the required standards.
A.
General
Purpose and Description. The PUD, Planned Unit Development District
is a special purpose district that is intended to encourage the unified
design of residential, commercial, office, professional services,
retail and institutional uses and facilities or combinations thereof
in accordance with an approved comprehensive development plan. This
district provides for flexibility in the design of buildings, yards,
courts and circulation in exchange for the provision of platted common
open space, amenities and design excellence.
B.
Review Procedure. The procedure for review of applications for planned unit developments will be as set forth in Section 470.050.
C.
Allowable
Uses. The Planned Unit Development District may be established exclusively
for residential, commercial or industrial development or any combination
of these uses. Each use category must be listed on the PUD plans and
approved by the Planning and Zoning Commission and the City Council.
D.
District-Specific
Design Standards.
1.
Maintenance of Overall Density. The Planning and Zoning Commission
and City Council may designate divisible geographic sections of the
entire parcel to be developed as a unit, and may, in such a case,
specify reasonable periods within which developments of such unit
must be commenced. In the case of residential planned unit developments,
the Planning and Zoning Commission may permit in each unit deviations
from the number of dwelling units per acre established for the entire
planned development, provided such deviation will be adjusted for
in other sections of the development so that the number of dwelling
units per acre authorized for the entire planned development is not
increased.
2.
Adequate Circulation System.
a.
The site must be accessible from public roads that are adequate to
carry the traffic that will be imposed upon them by the proposed development,
and the streets and driveways on the site of the proposed development
must be adequate to serve the residents or occupants of the proposed
development.
b.
A traffic study shall be submitted with the rezoning application
in order to determine impacts of the proposed development and necessary
improvements to the transportation system. The traffic study shall
take into consideration the Transportation Plan of the City of Raymore.
The Director of Public Works shall review the traffic study and make
a recommendation to the Planning and Zoning Commission and City Council
regarding necessary improvements to the transportation system.
3.
Adequate Public Services. The development must not impose an undue
burden upon public services and facilities, such as fire and police
protection and public infrastructure. The development must make adequate
provisions for resulting additional system demands imposed by the
development upon roads and streets, water supply and storage, storm
sewerage, sanitary sewerage and wastewater treatment. The developer
must make arrangements and will furnish such performance bonds, escrow
deposits or other guarantees as may be determined by the City to be
reasonably required to assure consistency of the development with
the City’s Growth Management Plan and with this subsection.
4.
Additional Buffering. When a commercial or industrial use within a Planned Unit Development district abuts a residential zoning district, a landscape buffer in compliance with Section 430.080C1 shall be provided. If the residential zoning district and the commercial or industrial use are separated by a street right-of-way, a ten-foot wide landscaped buffer containing trees, shrubs and evergreens must be provided along the residential side of the right-of-way line. The applicant must provide for perpetual maintenance of the landscape buffer containing trees, shrubs and evergreens.
E.
Additional
Requirements.
1.
Operational Performance Standards. All uses in the planned unit development district must comply with the operational performance standards in Section 440.020.
3.
Bulk and Dimensional Standards. Bulk and dimensional standards shall
be established by the Planning and Zoning Commission and City Council
as part of the zoning map amendment process.
A.
Purpose.
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.
B.
Permitted
Uses. The following uses are permitted in the PR district:
1.
Public active and/or passive recreation areas and parks;
2.
Activities for conservation of natural resources and the environment,
such as for soil, water, vegetation and wildlife;
3.
Indoor or outdoor health, recreation and exercise facilities;
4.
Community centers and similar facilities; and
5.
Minor utility uses as defined by this code.
C.
Conditional Uses. Government buildings and properties may be allowed if approved in accordance with the conditional use procedure of Section 470.030.
D.
Dimensional
Requirements.
1.
Minimum lot size: none.
2.
Minimum lot width: seventy (70) feet.
3.
All buildings and structures must be at least thirty (30) feet from
any property line.
4.
Buildings shall not exceed thirty-five (35) feet in height. The Planning
and Zoning Commission may allow a maximum building height of forty-five
(45) feet when necessary to accommodate special recreation needs and
when the following criteria are met:
