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Excelsior Springs City Zoning Code

SECTION 400

190 District "C-2A" - Special Business District.

[R.O. 2012 §400.190; Ord. No. 88-5-5 §§I — III, 5-16-1988; Ord. No. 22-07-01, 7-18-2022; Ord. No. 25-10-03, 10-6-2025]
A. 
Intent. This Zoning District is for the purposes of allowing the renovation or conversion of buildings, or the construction of new buildings, for occupancy by retail or service activities which cater primarily to the travelling public, tourists, families on vacation or local persons who have a need for a product or service not generally available in the usual business district. It is further intended that such special retail sales and services will utilize, for the most part, existing residential buildings or buildings of a scale similar to prevailing homes in the area and that such businesses will be oriented to the pedestrians in the street as opposed to highly competitive markets drawing from a large trade area. Mixed residential and business uses are permitted in the same building and structures built as dwellings may be converted to business uses provided suitable architectural character exists, the structure is sound and the conversion will retain desirable and historically significant features of the building. The section of the City in which this district may be utilized is limited to properties located within the Elms Historic Preservation Overlay District.
B. 
Permitted Uses. In District "C-2A" no building, structure, land or premises shall be used, and no building or structure shall be hereafter erected, constructed, reconstructed, moved or altered, except for one (1) of the following uses:
Accounting and Bookkeeping Services.
Advertising Services.
Alteration, Pressing and Garment Repair Services.
Amusement Parks.
Antiques, Coins and Collectibles.
Apparel and Accessories Retail.
Architecture, Engineering and Planning.
Art Galleries.
Artists, Painters, Sculptors.
Bakeries — Retail.
Banks.
Barber Services.
Beauty Services.
Bed and Breakfast.
Blueprinting and Photocopying Services.
Boarding and Rooming Houses.
Books — Retail.
Business and Management Consulting.
Business Offices.
Bowling Alley.
Candy, Nut and Confectionery Retail.
China, Glassware and Metalware — Retail.
Chiropractors, Optometrists and Other Similar Health Services.
Clock, Watch and Jewelry Repair Services.
Commodity and Security Brokers.
Consulting Services.
Dairy Products — Retail.
Day Care Centers.
Dental Services.
Department Stores — Retail.
Drug and Proprietary — Retail.
Dry Cleaning and Laundering.
Duplicating.
Dwelling — Single-Family.
Dwelling — Two-Family.
Dwelling — Multi-Family.
Educational and Scientific Research.
Electrical Supplies — Retail.
Employment Services.
Florists — Retail.
Fraternal, Civic and Social Associations.
Furniture — Retail.
Furs — Retail Association.
General Stores — Retail.
Gifts, Novelties and Souvenir — Retail.
Glass and Glassware.
Greenhouses.
Health and Exercise Spas.
Health Resorts.
Hearing Aids.
Hobby Supplies — Retail.
Holding and Investment Services.
Hotels, Tourists, Courts and Motels.
Insurance Agents and Brokers Services.
Jewelry — Retail.
Legal Services.
Libraries.
Liquor — Packaged.
Magazines and Newspapers — Retail.
Medical Clinics, Patient Services.
Medical Instruments and Supply.
Miniature Golf.
Motor Vehicle Parking.
Music Supplies.
Optical Goods.
Pattern Shop.
Photo Shops.
Postal Services.
Private Clubs.
Professional Offices.
Radios, Televisions, Phonographs, Recorders and Tape Players.
Real Estate Sales.
Residential Hotels.
Restaurants.
Riding Stables.
Savings and Loan Associations.
School — Art.
School — Computers.
School — Dancing.
School — Music.
Shoe Repair.
Shoes — Retail.
Sporting Goods — Retail.
Stationery — Retail.
Tailoring — Custom.
Tennis Clubs.
Theaters — Legitimate.
Theaters, Motion Picture, Indoor.
Travel Agents.
Upholstery, Draperies and Curtains — Retail.
Video Games.
C. 
Height And Area Regulation. In District "C-2A", the height of buildings, the minimum dimensions of lots and yards, and the minimum lot per family permitted on any lot shall be as follows: (For exceptions see Section 400.270.)
1. 
Height. Maximum height shall be thirty-five (35) feet.
2. 
Yard Regulations.
a. 
Minimum front yard is fifteen (15) feet.
b. 
Minimum side yard is seven (7) feet except that a building may have a side yard less than seven (7) feet but not less than three (3) feet upon written approval of the Chief of the Fire Department.
c. 
Minimum rear yard — None required except that twenty (20) feet shall be provided where no alley exists and the rear line abuts property occupied as a residence.
3. 
Minimum Lot Area. None.
4. 
Minimum Lot Width. Thirty-five (35) feet.
5. 
Maximum Lot Coverage. Fifty percent (50%).
D. 
Performance Standards.
1. 
All business establishments shall be retail or service establishments dealing directly with the consumer. Any goods produced on the premises shall be sold at retail on the premises where produced.
2. 
No outdoor storage or display shall be permitted.
3. 
No product shall be sold or otherwise dispensed to persons in a vehicle and no drive-through or drive-in service is allowed.
4. 
No business establishment shall occupy more than one (1) building or more than five thousand (5,000) square feet of floor area.
5. 
One (1) family may occupy a building which also contains one (1) or more business activities provided all life-safety standards are met as certified by the Chief of the Fire Department and by the Building Official.
6. 
In general, the goods and services provided in this district shall be in the nature of art and handcraft objects, ready to eat foods, souvenirs, notions, soft goods and clothing, collector's items, antiques and jewelry.
7. 
Alcoholic beverages may be served for consumption on the premises only in food service establishments where gross revenue from the sale of food is not less than fifty percent (50%) of the total revenue of the establishment.
E. 
Conversion Of Buildings. A building constructed as a residence may be converted to business use provided the following conditions are met:
1. 
The building will, when converted, conform to all code and life-safety standards of the City of Excelsior Springs.
2. 
A building constructed as a residence may not be converted or used for worship or other group religious services;
3. 
Detail plans of the building shall be submitted for review and approval by the Planning Commission prior to beginning construction or conversion. Such plans shall be prepared by a professional architect, registered in the State of Missouri, who shall present the plans to the Commission and fully explain the conversion, construction or renovation process. Structural integrity of the building, its ability to conform to applicable codes and standards shall be demonstrated by the architect at this time. Plans shall include a site plan, any changes in the interior partitions or structure, the appearance of the exterior of the building when completed, landscaping, signs, and off-street parking.
When off-street parking is to be provided on land not owned by the applicant, proof of long-term rights to use said non-owned property for parking in the form of executed lease, contract, etc., shall be submitted for the City's review and kept in the record. Such plans, when and if found to be in conformance with the spirit and intent of this Section, shall be approved in concept by the Commission and forwarded to the Zoning Administrator for final action. The Commission shall consider recommendations by the Fire Department, health official and other officials in reaching a conclusion.
4. 
Upon approval of the plans by the Zoning Administrator, a permit may be issued for conversion and renovation of the building. The approval of the plans by the Commission shall remain valid for a period of one (1) year whereupon the approval and any permits issued in connection therewith become null and void. Full and complete conformance with the plans is mandatory.
F. 
Off-Street Parking. Off-street parking at a ratio of one (1) space for each three hundred (300) square feet of total floor area used for business purposes, or one (1) space for each sleeping room, shall be provided on the premises or within three hundred (300) feet therefrom as provided in Section 400.280. No parking shall be permitted in the required front or side yards in this district.