Grain Valley City Zoning Code
SECTION 400
220 Additional Controls.
[R.O. 1996 § 400.220; Ord. No. 1084 § 260, 3-10-1997; Ord. No. 1645 § 1, 5-10-2004; Ord. No. 2067, 2-22-2010]
A.
Uses permitted in any zoning district shall be subject to such controls as may be imposed by the Board of Aldermen if such uses are or become noxious or offensive by reason of vibration, noise, odor, dust, smoke, gas, glare or heat, perceptible at the property lines, if such uses generate an amount of traffic so as to cause traffic congestion in the streets or if covered by Subsection (B)(2)(c). With the exception of Districts "M-1" and "M-2," inoperative vehicles may not be stored or repaired (other than in closed garages or as provided in Section 400.240) on the premises.
B.
Standards Along Major Roadways Or Adjacent To Residential Property.
1.
Intent And Purpose. The regulations of this Section are intended to protect property values, enhance community appearance and to preserve neighborhood character.
2.
Application Of Regulations.
a.
These regulations shall apply in addition to the other regulations of the base zoning districts.
b.
These regulations shall not apply to single-family or duplex homes or to agricultural uses.
c.
The building construction standards of this Section shall apply with regard to all exterior walls visible and within three hundred (300) feet of the right-of-ways of:
3.
Minimum Exterior Building Material Standards.
a.
One hundred percent (100%) coverage of all exterior visible walls, excluding windows and doors, shall consist of the following materials:
(1)
Masonry. Masonry construction shall include all masonry construction which is composed of solid, cavity, faced or veneered-wall construction or similar materials.
(a)
Stone material 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.
(b)
Brick material used for masonry construction shall be composed of hard fired (kiln fired) all-weather common brick or other all-weather facing brick.
(c)
Stucco or approved gypsum concrete/plaster materials.
(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 material supported in a metal framework.
(3)
Wood. Wood paneling shall be prohibited.
(4)
Any other material not specifically excluded, provided the material is approved by the Board of Aldermen.
c.
Exposed front and street sidewall facade(s), excluding windows, doors or overhead doors, consisting of a single undifferentiated plane with a single texture or color shall be prohibited.
d.
Not less than fifteen percent (15%) of the area of each front exterior facade and street sidewall where a building is located on a corner lot, excluding windows, doors or overhead doors, shall be recessed, projected or alternately staggered from the primary plane of the wall. For purposes of this Section, fascias or mansards shall not be counted as a projection from the primary plane.
e.
Roof-mounted equipment, excluding satellite dishes, shall be screened from view one hundred percent opacity or isolated so that it is not visible from ground level of any adjacent applicable public thoroughfare up to a maximum of three hundred (300) feet away. The appearance of roof screens shall be coordinated with the building to maintain a unified appearance.
f.
All electrical and mechanical equipment in excess of three (3) feet in height, located adjacent to the building and visible from any adjacent applicable public thoroughfare shall be screened from view one hundred percent opacity up to a maximum of three hundred (300) feet away. Such screens and enclosures shall be treated as integral elements of the building's appearance.
g.
Mirrored glass with a reflectance greater than forty percent (40%) shall not be permitted on more than twenty percent (20%) of the exterior walls of any building.
4.
Maintenance. The exposed walls and roofs of buildings shall be maintained in a clean, orderly and attractive condition, free of cracks, dents, punctures, breakage and other forms of visible marring. Materials that become excessively faded, chalked or otherwise deteriorated shall be refinished or repainted. "Excessively faded" shall be defined as a color change exceeding 7 Delta E (Hunter) units under ASTM D2244. "Excessively chalked" shall be defined as chalk in excess of ASTM D759 number 6 rating.
5.
Variation To Existing Buildings. Additions to the rear of existing buildings or exterior renovations or remodeling may be permitted by the Planning Officer whether or not said addition, renovation or remodel meets strict compliance with this Section.
C.
Obstructions Of Site Distance At Intersections And Drives.
1.
Landscaping, fences, signs, buildings and other obstructions shall not be placed to interfere with the line of site between two and one-half (2 1/2) feet and eight (8) feet above the curb or street surface within the following defined locations:
a.
A triangular area formed by an imaginary line that follows street pavement edges and line connecting them twenty-five (25) feet from point of intersection. This sight triangle standard may be increased by the City Engineer when deemed necessary for traffic safety.
[Ord. No. 2506, 6-8-2020]
b.
A seventy-five (75) foot by seventy-five (75) foot area in each direction from street intersections which are not regulated by stop signs.
c.
A twenty-five (25) foot by twenty-five (25) foot area in each direction from two (2) or more vehicular driveways.