[Amendment 13 – Ordinance 2012-074, 9-24-2012; Amendment 33 - Ordinance 2020-068, 11-23-2020]
A.
Applicability.
1.
The regulations of this section apply to all commercial uses regardless
of location, and to industrial uses within three hundred (300) feet
of any street designated by the City as a collector, minor arterial
or major arterial, or are within five hundred (500) feet of any residentially
zoned property.
2.
Large retail sales uses (on sites that include, in aggregate, one hundred thousand (100,000) square feet or more of gross floor area) shall also comply with the regulations of Section 420.030G. Where the regulations conflict with the requirements of this section, the more restrictive requirement will control.
3.
The standards of this section apply to all walls of buildings. For
purposes of this section, the front wall is the wall most parallel
to the adjacent right-of-way. Where uncertainty exists as to the applicability
of these regulations, a determination will be made by the Development
Services Director.
4.
Additions to existing buildings may be permitted by the Planning
and Zoning Commission where the addition does not meet strict compliance
to this section. The purpose of this section is to continue a similar
exterior architectural treatment where appropriate, and to reduce
the appearance of an addition being added to the building.
B.
Building
Location and Design.
1.
Relationship to Adjacent Development.
a.
The form and proportion of buildings shall be consistent or compatible
with the scale, form and proportion of existing development in the
immediate area.
b.
The rhythm of structural mass to voids, such as windows and glass
doors, of a front facade should relate to the rhythms established
in adjacent buildings.
2.
Façade Articulation.
a.
A façade consisting of a single undifferentiated plane with
a single texture or color, excluding windows, doors or overhead doors,
is prohibited.
b.
A minimum of fifteen percent (15%) of the area of each façade
shall be recessed, projected, or alternately staggered from the primary
plane of the wall not less than one (1) foot in depth or projection,
excluding windows, doors or overhead doors.
c.
Where large structures are proposed with overly long facades (walls),
where one (1) dimension exceeds the length of the perpendicular dimension,
such as warehouses, building mass shall be articulated with variations
of a depth to create shadows visible from the nearest adjacent street
in the building plane and parapet height and through the use of other
unique design, landscape or site plan features.
d.
Overly long horizontal facades shall be articulated. Variation in
the building plane, parapet height, materials, colors, entrance canopies
and landscaping can be used to add articulation and variation to a
facade. Parking lots along the facade can also relieve the plane horizontally
through the use of landscaped fingers and islands containing trees
and shrubs.
e.
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.
f.
Long expanses of overhead doors should be relieved by matching their
color to the wall or trim, recessing the doors, or adding architectural
details to diminish the dominance of the doors.
C.
Building
Materials.
1.
Masonry Construction. A minimum of fifty percent (50%) of front and
side façades shall consist of materials described by this sub-section.
a.
Masonry construction shall include all masonry construction which
is composed of solid, cavity, faced or veneered-wall construction,
or similar materials approved by the Planning and Zoning Commission.
b.
Stone materials used for masonry construction may consist of granite,
sandstone, slate, limestone, marble or other hard and durable all-weather
stone. Ashlar, cut stone and dimensioned stone construction techniques
are acceptable.
c.
Brick material used for masonry construction shall be composed of
hard-fired (kiln-fired), all weather common brick or other all-weather
common brick or all-weather-facing brick.
d.
Concrete finish or precast concrete panel (tilt wall) construction
shall be exposed or aggregate, hammered, sandblasted or other finish
as approved by the Planning and Zoning Commission.
e.
Stucco or approved gypsum concrete/plaster materials are also permitted.
f.
If EIFS or wood is the primary material utilized on a building, the
bottom three (3) feet of the building shall be constructed of brick,
stone or other similar material.
2.
Glass Walls. Glass walls shall include glass-curtain walls or glass-block
construction. A glass-curtain wall shall be defined as an exterior
wall which carries no floor or roof loads and which may consist of
a combination of metal, glass and other surfacing materials supported
in a metal frame.
3.
Metal Walls.
a.
The use of metal siding is permitted only in industrial districts
and only for side and rear façades. The materials used on the
front façade shall be incorporated into any façade visible
from a public street to break up the monotony of those facades.
b.
The use of corrugated panels, with a depth of less than three-quarter
(3/4) inch or a thickness less than U.S. Standard 26 gauge is prohibited.
c.
The use of unpainted metal panels, excluding panels made from copper,
weathering steel, or stainless steel, is prohibited. The color finish
of metal panels and exposed fasteners shall have extended durability
with high resistance to fade and chalk.
d.
Corrugated metal facades shall be complemented with masonry, whether
brick, stone, stucco or split-face block. Architectural metal panels
may be an acceptable substitute for masonry. Appropriate landscaping
shall be used to complement and enhance a building’s design,
color and material.
D.
Building
Form.
1.
The use of unusual shapes, color and other characteristics that cause
new buildings to call excessive attention to them and create disharmony
shall not be allowed.
2.
Architectural design shall create visual interest through the use
of different textures, complementary colors, shadow lines and contrasting
shapes. The use of walls in a single color, with little detailing
or completely blank, is discouraged;
3.
Careful consideration of durable materials, proportions and shapes,
emphasizing the importance of roofs as integral and embracing elements
of the over-all design, is particularly important;
4.
Evaluation of building materials shall be based on the quality of
its design and relationship and compatibility to building materials
in the immediate neighborhood; and
5.
Architectural treatments (e.g., building materials, colors, facade
design, roof lines, screening) shall be consistent and compatible
on all sides. Treatment that is uniform on all sides will be deemed
to meet the requirements of this principle. Adjacent land uses, visibility
from public streets, use of screening devices (walls, fences, berms,
landscaping) are criteria to be considered when varying this treatment.
The applicant will have the burden of demonstrating the reasons for
differing treatment on different sides (e.g., the need for truck access
on one side and pedestrian access on another).
E.
Mechanical Equipment Screening Requirements. Mechanical equipment shall be screened according to the requirements of Section 430.120.
F.
Site
Design.
1.
The form and proportion of buildings shall be consistent or compatible
in scale, form, proportion, and design with others on the site.
2.
Buildings shall connect to sidewalks and other pedestrian connections
within the site and to adjacent sites.
3.
Other site features must be reasonably compatible within the development,
including signage materials or design and landscape location and design.
4.
Parking must be arranged within the site in such a way that all areas
of the site may be accessed safely by pedestrians.
A.
Compliance
Required. Except as otherwise provided herein, no land, building or
structure in any district shall be used or occupied in any manner
so as to create any dangerous, injurious, noxious or otherwise objectionable
fire, explosive or other hazard; noise or vibration; smoke, dust or
other form of air pollution; heat, cold, dampness, electrical or other
substance, condition or dangerous element in such a manner or in such
amount as to adversely effect the surrounding area or adjoining premises.
Permitted uses as set forth in this chapter shall be undertaken and
maintained only if they conform to the regulations of this section.
B.
Exterior
Noise. All uses in all zoning districts shall comply with the noise
and peace disturbance regulations of the City code.
C.
Vibration.
No vibration from any use within any zoning district shall be permitted
which is perceptible without instruments at any residential property
line within any residential zoning district. For the purpose of determining
compliance with this standard, vibration is to be measured at residential
property lines within residential zoning districts.
D.
Glare.
Primary and secondary glare (both direct and reflective glare) having
a source on private property shall not be permitted to produce visual
discomfort for viewers on other property in a residential zoning district
on an adjacent street rights-of-way. Direct glare which produces visual
discomfort is to be corrected or avoided by reducing the intensity
of the light source and/or the uses of directional lighting or shading
devices.
E.
Particulate
Matter. No emissions, dust, fumes, vapors, gases or other forms of
air pollution shall be permitted in violation of the rules and regulations
of the Environmental Protection Agency.
F.
Outdoor
Lighting.
[Amendment 17 – Ordinance 2014-005, 2-10-2014]
1.
Purpose and Applicability.
a.
The purpose of this section is to regulate the spill over of light
and glare on operators of motor vehicles, pedestrians, and land uses
in the proximity of the light source. With respect to motor vehicles
in particular, safety considerations form the basis of the regulations
contained herein. In other cases, both the nuisance and hazard aspects
of glare are regulated.
b.
The following standards are required of all outdoor lighting except
the outdoor recreational uses specifically exempted below. This section
is not intended to apply to public street lighting.
2.
Maximum Height and Illumination.
a.
The maximum permitted light post height is dependent on amount of
cutoff provided. This is designed as a protection against excessive
glare and light spilling over to neighboring properties. The exceptions
which are permitted provide adequate protection for neighboring residential
property.
b.
Light level at the property line may not exceed one (1) foot-candle
except as otherwise specified by this chapter.
c.
Outdoor lighting shall meet one (1) of the following standards:
(1)
No Cutoff. Luminaires with no cutoff must incorporate decorative
design elements such as globes, finials, finished posts, pedestals,
crossarms, scrolls, or other decorative embellishments. When a luminaire
has no cutoff, the maximum permitted luminaire height shall be:
|
Underlying Zoning District
|
Maximum Height of Luminaire
(feet)
|
|---|---|
|
A, RE, RR, R-1A, R-1, R-1.5, R-2, R-3
|
10
|
|
PO, C-1, C-2, R-3A, R-3B
|
15
|
|
C-3, BP, M-1, M-2
|
20
|
|
Example:
 |
(2)
Total Cutoff Ninety Degrees (90°) or More. When a luminaire
has total cutoff of an angle equal or greater than ninety degrees
(90°), the maximum permitted luminaire height shall be:
|
Base Zoning District
|
Maximum Height of Luminaire
(feet)
|
|---|---|
|
A, R-1, R-1A, R-1.5, R-2, R-3, RE, RR
|
20
|
|
PO, C-1, C-2, R-3A, R-3B
|
25
|
|
C-3, M-1, BP
|
30
|
|
M-2
|
35
|
|
Example:
 |
(3)
Total Cutoff Less than Ninety Degrees (90°). When a luminaire
has total cutoff of light at an angle 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, then the maximum permitted height of the luminaire shall be:
|
Base Zoning District
|
Maximum Height of Luminaire
(feet)
|
|---|---|
|
A, R-1, R-1A, R-1.5, R-2, R-3, RE, RR
|
20
|
|
PO, C-1, C-2, R-3A, R-3B
|
35
|
|
C-3, M-1, BP
|
40
|
|
M-2
|
50
|
|
Example:
 |
(4)
Outdoor Recreational Uses.
(a)
Because of their unique requirements for nighttime visibility
and their limited hours of operation, public ball diamonds, playing
fields, and tennis courts are exempted from the Maximum Height standards
of this section. These outdoor recreational uses must meet all other
requirements of this section and of this chapter.
(b)
The outdoor recreational uses specified above may not exceed
a maximum permitted post height of eighty (80) feet.
(c)
The outdoor recreational uses specified above 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 residential
property. The maximum permitted illumination at the lot line shall
not exceed two (2) foot candles.
3.
Flashing Lights. No flickering or flashing lights shall be permitted.
4.
Parking and Loading Areas.
a.
Any lighting used to illuminate off-street parking or loading areas
must be directed away from residential properties in such a way as
not to interfere with the residential use.
b.
Light poles shall be located within perimeter landscaped areas, landscaped
islands and/or made part of cart return bays.
5.
Measurement. Lighting levels shall be measured in foot candles with
a direct-reading, portable light meter.
6.
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 Development Services
Director in order to determine whether the requirements of this section
have been met.
7.
Canopy Lighting.
a.
Any facility utilizing a canopy shall comply with the following requirements:
(1)
Any light fixture secured to the canopy shall be recessed so
that the lens cover is flush with the bottom surface of the canopy.
(2)
No light fixture shall be secured to the sides or top of the
canopy structure.
(3)
Maximum illumination under the canopy structure shall be thirty
(30.0) footcandles.
G.
Exceptions
from Performance Standards. The owner or operator of any building,
structure, operation or use which violates any performance standard
may file an application for a variance from the provisions thereof
wherein the applicant shall set forth all actions taken to comply
with said provisions and the reasons why immediate compliance cannot
be achieved. The Board of Adjustment may grant exceptions with respect
to time of compliance, subject to such terms, conditions and requirements
as it may deem reasonable to achieve maximum feasible compliance with
the provisions of this section. In its determinations, the Board of
Adjustment shall consider the following:
A.
General
Standards. The following standards apply to all fences in all districts:
1.
Construction. All fences and walls shall be constructed with a finished
surface facing outward from the property. Posts and support beams
shall be on the inside of the finished surface.
2.
Fence Location.
a.
No fence shall be constructed within the sight triangle.
b.
Fences are permitted within a platted easement provided that:
(1)
There are no plat restrictions prohibiting fences in an easement.
(2)
The property owner removes the fence, or portion thereof, necessary
for the City or utility company to gain access to the easement for
maintenance purposes. Should the property owner fail to remove the
fence sections located within the easement, the City or utility company
may do so.
c.
No fence shall be installed or maintained within any drainage way,
detention facility, or engineered swale which will create ponding
on adjacent property, divert water onto the adjoining property, or
impede drainage.
3.
Retaining Walls. In all zoning districts, a retaining wall may be
permitted where it is reasonably necessary due to the changes in the
slope on the site and where the wall is located at least two (2) feet
from any street right-of-way. Where the wall extends more than thirty
(30) inches above the ground level, a guardrail must be installed
for safety purposes if required by the building code.
4.
Materials.
[Amendment 33 - Ordinance 2020-068, 11-23-2020]
a.
Privacy Fences. Materials allowed for construction of a privacy fence
include wood (maximum board width of twelve (12) inches), vinyl, or
similar material. In commercial and industrial districts, privacy
fences shall not be constructed of wood.
b.
Decorative Fences. Materials allowed for construction of a decorative
fence include wood, vinyl, galvanized or wrought iron, or similar
materials.
c.
Chain Link Fences. Slats shall not be woven through or attached to
a chain link fence in any commercial zoning district.
5.
Nonconforming Fences.
[Amendment 36 - Ordinance
2023-076, 10-9-2023]
a.
Any fence, with the exception of those described in Subsection (b) of this Section, legally erected prior to the date of adoption of this code, and not in compliance with the provisions of this Section, shall be considered a non-conforming structure. Repairs to a non-conforming structure shall only be made in compliance with Chapter 475 of this Code.
b.
On corner lots in residential districts, any fence legally erected
prior to the date of adoption of this Code and not in compliance with
the provisions of this Section, but are proposed to be maintained
or replaced with a fence of identical material, type, size, and location,
and not creating or expanding any further non-conformities within
this Section, shall be permitted to be repaired or replaced.
B.
Agricultural
and Rural Estate Districts.
[Amendment 33 - Ordinance 2020-068, 11-23-2020]
1.
In agricultural and rural estate districts the following standards
apply:
|
Type
|
Maximum Height
|
Permitted Location
|
|---|---|---|
|
Privacy fences, walls or hedges
|
6 feet
|
On any portion of the lot, provided a minimum setback of 50
feet from all street right-of-way lines is maintained
|
|
Chain link fences
|
6 feet
|
On any portion of the lot
|
|
Decorative fences
|
6 feet
|
On any portion of the lot
|
|
Barbed wire
|
n/a
|
On any portion of the lot
|
|
Electric fences (above ground)
|
n/a
|
On any portion of the lot
|
2.
On corner lots, a privacy fence, chain link fence, decorative fence,
wall or hedge may be constructed or planted to a maximum height of
six (6) feet up to the front yard setback line in the rear yard of
the home. For the purposes of this Section, the rear yard is defined
as the side of the house opposite the front door.
 |
C.
Residential
Districts.
[Amendment 13 – Ordinance 2012-074, 9-24-2012; Amendment 16 – Ordinance 2013-056, 8-26-2013]
1.
In residential districts, the following standards apply:
|
Type
|
Maximum Height
|
Permitted Location
|
|---|---|---|
|
Privacy fences, walls or hedges
|
6 feet
|
In the side and rear yard provided no portion extends within
ten (10) feet of the front corner of the house
|
|
Chain link fences
|
6 feet
|
In the side and rear yard provided no portion extends within
ten (10) feet of the front corner of the house; on any portion of
a lot in an RE district
|
|
Decorative fences
|
4 feet
|
On any portion of the lot
|
|
Decorative fences
|
6 feet
|
In the side and rear yard provided no portion extends within
ten (10) feet of the front corner of the house; on any portion of
a lot in an RE district
|
|
Barbed wire
|
n/a
|
Prohibited
|
|
Electric fences (above ground)
|
n/a
|
Allowed in RE districts only on any portion of the lot
|
2.
On corner lots, a privacy fence, chain link fence, decorative fence,
wall or hedge may be constructed or planted to a maximum height of
six (6) feet up to the front yard setback line in the rear yard of
the structure. For the purposes of this Section, the rear yard is
defined as the side of the structure opposite the front door.
 |
If the following conditions apply to a corner lot, then
the privacy fence, chain link fence, decorative fence, wall or hedge
may be installed to a height of six (6) feet up to the property line
in the rear yard of the structure as illustrated below:
3.
On double-frontage lots whose rear yard abuts an arterial, collector
or local street, a privacy fence, chain link fence, decorative fence,
wall or hedge may be constructed or planted to a maximum height of
six (6) feet on the rear property line provided the fence, wall or
hedge does not encroach into a platted landscape buffer or easement
and there is no direct access to the arterial or collector road.
4.
A decorative fence constructed to a maximum height of six (6) feet
may be erected along an arterial, collector or local road as an integrated
feature of an overall subdivision or development design. Said fence
may enclose the entire perimeter of the subdivision, provided there
are no individual driveway openings through the fence.
D.
Commercial
and Industrial Districts.
1.
In commercial, business and industrial districts the following standards
apply:
|
Type
|
Maximum Height
|
Permitted Location
|
|---|---|---|
|
Privacy fences, walls or hedges
|
6 feet
|
In the side and rear yard provided no portion extends closer
to the front property line than the front corner of the structure
|
|
Chain link fences
|
6 feet
|
In the side and rear yard provided no portion extends closer
to the front property line than the front corner of the structure
|
|
Security fences
|
8 feet
|
In industrially zoned districts only. No portion may extend
closer to the front property line than the front corner of the structure
|
|
Decorative fences
|
4 feet
|
On any portion of the lot
|
|
Decorative fences
|
6 feet
|
In the side and rear yard provided no portion extends closer
to the front property line than the front corner of the structure
|
|
Barbed wire
|
n/a
|
Prohibited
|
|
Electric fencing (above ground)
|
n/a
|
Allowed in RE districts only on any portion of the lot
|
2.
On corner lots, a privacy fence, chain link fence, decorative fence,
wall or hedge may be constructed or planted to a maximum height of
six (6) feet up to the front yard setback line in the rear yard of
the structure. For the purposes of this Section, the rear yard is
defined as the side of the structure opposite the front door.
 |
3.
On double-frontage lots whose rear yard abuts an arterial, collector
or local street, a privacy fence, chain link fence, decorative fence,
wall or hedge may be constructed or planted to a maximum height of
six (6) feet on the rear property line provided the fence, wall or
hedge does not encroach into a platted landscape buffer or easement
and there is no direct access to the arterial or collector road.
4.
A decorative fence constructed to a maximum height of six (6) feet
may be erected along an arterial, collector or local road as an integrated
feature of an overall subdivision or development design. Said fence
may enclose the entire perimeter of the subdivision.
A.
No
sign, fence, wall, shrub or other obstruction with a height between
two and one-half and eight (8) feet shall be located in a sight triangle.
C.
The
sight triangle includes the area created by the street right-of-way
lines extending thirty (30) feet from their intersection. Where a
street right-of-way intersects a vehicular access way or driveway,
the sight triangle includes the area created by the street right-of-way
line and the edge of the drive extending thirty (30) feet from their
intersection.
 |
D.
When
an arterial street intersects another arterial street or railway,
the sight triangle is increased to fifty (50) feet from the intersection
of the right-of-way lines.
 |
E.
The
City of Raymore is authorized to trim, remove or order removal of
structures, signs, landscaping, or other materials that violate this
section.
