Excelsior Springs City Zoning Code
SECTION 400
280 Parking, Loading and Driveway Regulations.
[R.O. 2012 §400.280; Ord. No. 88-5-5 §§I — III, 5-16-1988; Ord. No. 89-3-2 §27.06, 3-6-1989; Ord. No. 92-8-5, 8-3-1992; Ord. No. 02-7-6, 7-1-2002; Ord. No. 2011-11-06-05 §2, 6-20-2011; Ord. No. 2011-07-05 §1, 7-5-2011; Ord. No. 12-04 §1, 1-6-2014; Ord. No. 14-10-04, 10-6-2014; Ord. No. 19-06-01, 6-3-2019; Ord. No. 22-07-01, 7-18-2022]
A.
General.
1.
Any new construction including driveways, driveway ramps, parking stalls and aisles, including pavement, drainage, landscaping, screen fencing and lighting, shall conform to these standards and all requirements of the municipal code. All spaces and driveways must be designed to function properly. City inspections are required at appropriate times to ensure that all specifications are met.
B.
Certain Requirements.
1.
If the proposed parking lot plan is a stand-alone project, i.e., not associated with building improvements requiring a building permit, the builder shall obtain a land use permit from the Community Development Department and/or a right-of-way permit from the Public Works Department prior to constructing a new or modifying an existing parking lot or driveway. To obtain a permit, a plan for the project must be submitted to the Community Development Department and/or the Public Works Department.
2.
Any redesign or reconfiguration to a parking lot, other than maintenance purposes, requires approval of a land use permit by the Community Development Department.
3.
Plans for the parking lots shall conform to City standards, and shall show design for erosion control, grading, paving, striping, signing, curbing, lighting, landscaping, trash enclosures, drainage facilities, etc.
C.
Required For All Structures Erected. For all buildings or structures hereafter erected, constructed, reconstructed, moved or altered, except in the Central Business District, off-street parking in the form of garages or open areas made available exclusively for that purpose shall be provided. Boundaries of the Central Business District are set out in Subsection (G) below. All parking shall be located entirely on private property with no portion except the necessary drives extending into any street or other public way. Except for those uses listed below, parking spaces shall be provided as set out in Section 400.070 through 400.210. For the following uses off-street parking shall be provided per the table below:
Parking Ratios | |
|---|---|
Use Category | Minimum Vehicle Parking Ratio |
Residential | |
Elderly Housing | 1 per 3 dwelling units |
Group Living | 1 per 4 dwelling units or 1 per 4 beds |
Public/Civic | |
Hospital | 1 per 3 beds plus 1 per 4 employees |
Day care, home based | None |
Day care, all other | 1 per 4 employees |
Library/museum/cultural | 2.5 per 1,000 square feet |
Community center | 2.5 per 1,000 square feet |
Religious assembly | 1 per 3 seats in main assembly area |
Public safety | 1 per 4 employees |
School, elementary/middle | 1 per 3 employees |
School, senior high | 1 per 3 employees plus 1 per 5 students |
Theaters | 1 per 2 employees plus 1 per 4 seats |
Commercial | |
Veterinary | 2.5 per 1,000 square feet, not including animal pen areas |
Animal grooming or boarding | 2.5 per 1,000 square feet, not including animal pen areas |
Bar, tavern, nightclub | 1 per employee plus 1 per 4 seats |
Restaurant, carry-out or drive-through only | 2 per business plus 1 per employee |
Restaurant, fast food or sit-down | 10 per 1,000 square feet GFA |
Convenience store, gas station | 5 per 1,000 square feet GFA |
Lodging | 1 per room, plus 1 per employee |
Vehicle sales and service | 1 per 1,000 square feet office plus covered display area |
Motor vehicle repair | 2 per service bay |
Industrial | |
Manufacturing | 2.5 per 1,000 square feet GFA |
Warehouse/distribution center | 2.5 per 1,000 square feet GFA |
D.
Uses Not Listed. Any use not included in the parking requirements in this Chapter shall be assigned a parking requirement by the Community Development Department.
E.
Dimensions Of Parking And Other Paved Areas. Parking stall dimensions shall not be less than nine (9) by eighteen (18) feet plus the necessary space for maneuvering into and out of the space. Accessible parking areas shall follow Americans with Disabilities Act (ADA) specifications for all dimensions. For parking lots the minimum cross dimensions shall be as follows:
90 pattern | Single loaded aisle — 42 feet |
90 pattern | Double loaded aisle — 60 feet |
60 pattern | Single loaded aisle — 40 feet |
60 pattern | Double loaded aisle — 56 feet |
45 pattern | Single loaded aisle — 34 feet |
45 pattern | Double loaded aisle — 47 feet |
Parallel space — nine (9) feet X twenty-three (23) feet each space. |
Drives to parking areas, service areas, loading docks and other on-site facilities served by or serving motor vehicles shall not exceed thirty-five (35) feet in width measured at a point where drive curbs are generally parallel. Head-in parking, where vehicles use a part of a public street right-of-way for entering or backing from a parking space, or where any part of the parked vehicle occupies street right-of-way shall not be permitted. Residential driveways shall be limited to thirty (30) feet wide at the back of the right-of-way. |
F.
Improvement Of Parking Areas. All parking areas and drives, except as herein provided, shall be ready for use upon occupying a building. The City may grant an extension by issuing a temporary certificate of occupancy when weather conditions are not satisfactory for placing paving materials. All locations of parking lot and driveway accesses to City streets will be subject to approval by the City on consideration of sight triangles and setback from intersections. In addition the following regulations shall apply:
1.
Pavement, Curbs And Marking Standards. Parking lots and driveways shall be paved with a dust free, all weather surface such as asphaltic concrete (AC) or Portland Cement Concrete (PCC 4,000 psi minimum) and meet all of the City's construction standards. The minimum thickness shall be as follows:
a.
Driveways serving single through four (4) family dwellings shall be surfaced with either asphalt or concrete as follows:
b.
Parking lots and driveways serving other than single family through four (4) family dwellings:
c.
In any fill areas where a parking lot is constructed, the sub grade shall be compacted to ninety-five percent (95%) Maximum Standard Density and compaction test shall be submitted to the Community Development Department for verification. In parking lot areas where fire access lanes are needed, the pavement must be constructed to support the imposed loads of fire apparatus weighing at least seventy-five thousand (75,000) pounds. All drives and parking areas shall have curbs (except those serving one through four (4) family dwellings) and all curbing shall meet the City's construction standards. All spaces shall be marked, with disabled spaces having special pavement marking in each space per ADA guidelines. Directional entrances, loading zones, and exit aisles shall be signed and marked on pavement.
2.
Alternate Permanent Paving Standards.
a.
The Community Development Department may approve alternatives to AC or PCC paving on private property. Alternative paving materials, when installed according to manufacturer's specifications, shall provide a suitable, all weather, load-bearing surface to support passenger cars and light duty trucks. Alternative paving materials for driveways or parking lots serving large commercial vehicles or fire trucks must be designed to accommodate a maximum vehicle weight of seventy-five thousand (75,000) pounds. Alternative paving materials over City utility easements will not be repaired or maintained by the City.
b.
The City may approve such alternative paving to achieve aesthetic and environmental objectives, such as improved appearance, increased water percolation, reduced erosion and runoff, increased aeration and water for tree roots, and increased area available for landscaping, upon finding that the alternative paving will provide public aesthetics or environmental benefits, and is equal to or better than ACC or PCC paving in terms of public safety, performance, strength, quality and durability. Examples of permanent alternative paving surfaces include, but are not limited to: interlocking pavers, porous AC and PCC paving, cobblestone, or other material judged by the City to be of equivalent performance, strength, quality and durability.
3.
Geometries. The minimum allowable inside vehicle turning radius in parking and driveway areas shall be twenty (20) feet unless fire apparatus access is necessary, in which case all dimensions will follow the International Fire Code or as required by the Fire Department. Turning radii are not necessarily the radii of curbs around all islands and other improvements. Parking spaces which back directly onto the public street shall be set back a minimum of twenty (20) feet from the back of the right-of-way, regardless of the zoning of the property to prevent vehicles from parking on the right-of-way. No portion of any parking space, except driveways for ingress and egress, shall be permitted on the right-of-way.
4.
Walls, Walkways, Entrances And Wheel Stops. A parking space facing a wall containing entrances and abutting a walkway to those entrances must be at least four (4) feet clear of such a wall. A parking space facing a building wall containing entrances and abutting a walkway to those entrances must be at least four (4) feet clear of the wall and must have bollards no less than five (5) feet apart or other barrier approved by the Community Development Department sufficient to prevent vehicle incursion into the walkway by a vehicle weighing up to four thousand five hundred (4,500) pounds and traveling up to thirty (30) miles per hour. Wheel stops or bollards may be required if the space is headed into a wall, fence, landscaped area, building, or side of another auto in addition to curbing.
5.
Overhangs And Encroachments. All parking spaces must be clear of overhangs and encroachments which might interfere with vehicular access.
6.
Maneuvering. Parking lots with more than six (6) spaces shall be designed so that vehicles will exit onto a public street in a forward direction and with no more than two (2) maneuvers. A maneuver is defined as each motion in either a forward or backward direction. No space will be allowed that requires a vehicle to maneuver onto the public sidewalk in order to exit. All spaces must be designed to enter in one (1) maneuver. A turnaround may be required if it is considered unsafe for a vehicle to back into the street. Commercial and industrial parking lots serving loading zones shall be designed to accommodate access and circulation movements for on-site truck circulation. The City may require wider driveways and aisles as determined and warranted.
7.
Slope. Parking spaces shall slope no more than five percent (5%) in any direction and no less than five percent (5%) in the direction of drainage. A maximum of ten percent (10%) slope in aisles and turning areas may be allowed. Any drainage swale of less than one percent (1%) slope shall be concrete.
8.
Loading Zones. Off-street loading zones shall be a minimum of twelve (12) feet wide and twenty-five (25) feet long. Loading zones shall be designed so that trucks parking in them will not encroach onto the public right-of-way or required parking spaces or driveways. Loading spaces designed for large trucks shall have appropriately larger access to allow for maneuvering without encroaching into landscape areas. Loading zones or areas shall not encroach into fire lanes.
9.
Lighting. All parking lots with more than four (4) parking spaces shall be lighted to one (1) foot-candle per square foot minimum. All lighting shall be directed away from adjacent residential homes.
10.
Abandoned Driveways. As a condition of any right-of-way permit, all abandoned driveways on the same property shall be removed, landscaped and the curb, gutter and sidewalk properly restored.
11.
All improved parking areas and drives shall be designed with approved drainage facilities according to City construction standards.
12.
Parking Lot Maintenance. It shall be the duty of the property owner to maintain and repair the parking lot and driveway improvements in accordance with the standards to which they were designed. Such parking areas shall be replaced or resurfaced should they become cracked, broken, or deteriorated to the extent it creates a nuisance according to the Property Maintenance Code. Any expansion or new construction of parking lots or drives shall comply with Section 400.280(F)(1) of this City Code.
13.
Common Access Driveways. Common access driveways may be permitted in new subdivisions where a common driveway is proposed as part of the subdivision approval. The driveway must meet all applicable codes for the location of the drive and it must be determined that there is no significant potential for conflict between the parties sharing the driveway because of its location, length, grade, usage, or other characteristics.
a.
For Residential Use. Before granting any permit authorizing the construction of a common access driveway or structures to be served by said driveway, the City shall require an easement to be filed with the County recorder setting forth driveway usage rights and responsibilities for each parcel served. At minimum, the required easement shall include the following statements:
(1)
All Affected property owners will be jointly responsible for the improvement and maintenance of all parts of the common access driveway.
(2)
All parking on the commonly used portions of the driveway is prohibited.
(3)
If the easement is abandoned or dissolved, each lot previously served by the common access driveway shall be provided with standard access as required by these regulations.
The driveway shall serve no more than four (4) residential units unless special circumstances warrant the grant of an exception by the Community Development Department. |
b.
For Commercial And Industrial Use. Before granting any permit authorizing the construction of any common access driveway to serve the premises zoned or used for commercial or industrial purposes, the Community Development Department may impose the requirements listed above for residential uses as well as any additional requirements or conditions it deems necessary or appropriate.
14.
In Districts "R-1" to "R-5" inclusive, no parking shall be permitted in the required front yard or within ten (10) feet of a public street right-of-way, except that parking of motor passenger cars shall be permitted in customary driveways of single and two-family dwellings. No driveway or parking shall be permitted within six (6) feet of an adjoining lot line beyond the front building line.
15.
In District "C-O" no parking area in a front yard shall extend closer than ten (10) feet to the public or private street right-of-way, and no parking area in a side yard of a corner lot shall extend closer than four (4) feet to a street right-of-way. In Districts "C-1" to "M-2" no parking area shall extend closer than four (4) feet to a street right-of-way, measured to the back of the curb of the parking area.
16.
Where greater setback requirements do not prevail, the back of the curb of a paved parking area shall be no closer than four (4) feet to a property line, except that in a Planned Zoning District, the Planning Commission and Council may permit a lesser setback where similar development on an adjoining lot will produce a satisfactory relationship.
17.
Screening And Landscaping. All open automobile parking areas in Districts "C-O" to "M-2" containing more than four (4) parking spaces shall be effectively screened on each side adjoining or fronting on any residential or institutional property by a wall or fence not less than five (5) feet high nor more than six (6) feet high. The area between such wall and or fence shall be landscaped. In all parking lots, planting areas shall be generally provided at the end of each row of parking. Landscape areas shall have a minimum width dimension of four (4) feet, except those areas with trees shall be a minimum of eight (8) feet wide. Landscape areas shall be defined by concrete curbing. Landscaped areas defining ends of rows shall extend to the minimum inside turn radius. A minimum of five percent (5%) of the parking surface shall be committed to landscaping. All landscaped areas shall be maintained and all dead plants shall be replaced as necessary. All irrigation in landscaped areas must have backflow control devices.
18.
Land areas used for the storage, display, temporary keeping of mobile equipment shall be surfaced in a manner deemed adequate by the Community Development Department. The criteria used to determine surfacing requirements will depend upon the incidence of dust, erosion, maintenance, appearance, surface water ponding, length of time and intensity of use.
19.
Lots in existing subdivisions in which paved driveways were/are not required, MAY be exempt from the requirement in the following instances:
a.
Where the majority of the lots which contain residential structures, exclusive of the frontage, do not have paved driveways, the owner shall have the option to pave the driveways with concrete or asphalt as part of a home improvement that does not include a new garage or garage addition. Driveways shall be installed with concrete or asphalt as part of a home improvement that includes a new garage or a garage addition. If any existing gravel driveway in a residential or commercial area is extended or replaced, it shall be replaced with concrete or asphalt.
b.
Where an existing residential structure with an unpaved driveway abuts a subdivision where a majority of the driveways are already paved, the owner shall be required to pave the driveway as part of a home improvement project that includes a new garage or a garage addition.
c.
In older areas or where lots of more than one (1) acre exists, the owner shall pave the first fifty (50) feet of a driveway, such fifty (50) foot section to originate at the street with concrete or asphalt.
G.
Drive-In And Drive-Through Stacking Distance Requirements. Drive-in and drive-through restaurant facilities shall provide a minimum stacking distance of one hundred sixty (160) feet, of which eighty (80) feet shall be provided to the menu board, exclusive of any aisle or parking space. Minimum pavement lane width shall be twelve (12) feet, which shall not include width of curbing. The following requirements shall be followed in determining minimum stacking length:
Type of Operation | Minimum No. of Vehicles |
|---|---|
Financial institution w/drive-up teller | 4 vehicles/window or kiosk |
Financial Institution w/drive-up ATM | 2 vehicles/window or kiosk |
Car wash — self service or automatic | 4 vehicles/bay at entrance, 1 vehicle/bay at exit |
Eating places with drive-through service | 4 car lengths behind menu board, 4 car lengths behind first window |
Dry cleaning | 2 vehicles/window |
Gas stations | 2 vehicles/pump |
H.
Boundaries Of Central Business District. Point of Beginning: Northeast corner of St. Louis Avenue and Elms Boulevard thence north along west side of Thompson Avenue to northwest corner of St. Louis Avenue and Thompson Avenue. North along west side of Thompson to and north between City Block 100 and Lot 1 of H.C. Fish Addition: North between Lots 2 and 3 of Block 15 of Craven's Addition to South Street, due north through alley to Fishing River southwesterly along Fishing River then north between City Blocks 38 and 35 to Broadway then following west lot line of Lot 1, Block 2 to alley then east, north between Lots 2 and 3, Block 19 of Western and Southern Addition, then east along north lot line of Lot 2 of Block 8 of Western and Southern Addition; south along west side of Thompson Avenue, east through alley between Excelsior Street and Broadway; north at the middle point of Marietta Street, then east at north side of Bluff Street; south at the middle point of Elizabeth Street; east along north side of Excelsior Street; south along east side of Penn Street to alley between E. Excelsior Street and E. Broadway Avenue east to the east edge of Frederick Kugler's Addition Lot 32 Block 8 then south to E. Broadway then south along east lot line of Lot 37, Block 10, Kugler Addition, City Block 80, then due west along south lot lines of McMullin and Broadway Additions then south at east side of City Block 65 following east lot line of City Blocks 68, 69, 70, and 71 to east side of Main Street, then south to Fishing River — following Fishing River north bank southwesterly to west side of Marietta Street, then north to south side of River Street to northwest corner of Lot 5, Block 34 of Southerly Addition, then following east bank of Fishing River south to fork then southwest to Isley Boulevard; northwest along south side of Isley to the Point of Beginning.