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Legislation #: 150581 Introduction Date: 7/9/2015
Type: Ordinance Effective Date: none
Sponsor: COUNCILMEMBER GLOVER
Title: Creating the Troost Corridor Overlay District in the area generally bounded by 22nd Street on the north, Volker Boulevard/Swope Parkway on the south, and one-half block east and west of Troost Avenue. (Case No. 14516-P).

Legislation History
DateMinutesDescription
7/9/2015 Filed by the Clerk's office
7/9/2015 Referred to Planning, Zoning & Economic Development Committee
7/15/2015 Advance and Do Pass as a Committee Substitute, Debate
7/16/2015 Passed as Substituted

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COMMITTEE SUBSTITUTE FOR ORDINANCE NO. 150581

Creating the Troost Corridor Overlay District in the area generally bounded by 22nd Street on the north, Volker Boulevard/Swope Parkway on the south, and one-half block east and west of Troost Avenue. (Case No. 14516-P).

BE IT ORDAINED BY THE COUNCIL OF KANSAS CITY:

Section A. That Chapter 88, Code of Ordinances of the City of Kansas City, Missouri, commonly known as the Zoning and Development Code, is hereby amended by amending a Special Character Overlay District for Troost Corridor, which was created and imposed by Ordinance 141040, for an area generally bounded by 22nd Street on the north, Volker Boulevard/Swope Parkway on the south, and one-half block east and west of Troost Avenue, said section legally described as:

Troost Corridor from 22nd Street on the north, to Volker Boulevard/Swope Parkway on the south, and one-half block east and west of Troost Avenue, including complete existing parcel depth.

 

This amendment will impose design guidelines applicable to all properties within this district, and is imposed through the rezoning process.

Section B. That the amended regulations applicable to property within the Troost Corridor Overlay District are as follows:

1. Purpose and Intent. The TC-O, Troost Corridor Overlay District, is a Special Character Overlay District intended to preserve and maintain the urban fabric while promoting quality uses and businesses desiring to improve the area, and to encourage appropriate redevelopment by restricting certain land uses. Other than as set forth below, the underlying zoning and the regulations and standards included in the Zoning and Development Code, Chapter 88, prescribed for the areas rezoned to this overlay district shall remain unchanged and shall continue to apply.

2. Use Regulations. The uses to be allowed in the Troost Corridor Overlay District are as shown in the following table, which replaces the use table for the underlying zoning district for properties within this district:

Troost Corridor Use Table

U S E G R O U P

Use Category

specific use type

O

B1

B2

B3

B4

M1

M2

M3

M4

Use-Specific

Standards

R E S I D E N T I A L

Household Living (except as noted below)

P

P

P

P

P

88-110-06-C

Single family home

P

P

P

P

P

S

-

-

-

In single-purpose residential building

-

P

P

P

P

P

S

-

-

88-350

Above ground floor (in mixed-use building)

P

P

P

P

P

P

S

-

-

88-350

Group Living (except as noted below)

S

S

S

S

S

S

-

-

-

88-350

Group homes

S

S

S

S

S

S

-

-

-

88-350

Nursing home

S

S

S

S

S

S

-

-

-

88-350

P U B L I C / C I V I C

Bicycle-Sharing Facility

P

P

P

P

P

P

P

P

P

88-322

Club, Lodge, or Fraternal Organization

P

P

P

P

P

P

P

-

-

88-365

College/University

P

P

P

P

P

P

P

-

-

88-365

Day Care

Home-based (1-5)

P

P

P

P

P

P

P

S

S

Family (up to 10)

P

P

P

P

P

P

P

S

S

88-330-01

Group(up to 20)

P

P

P

P

P

P

P

S

S

88-330-02

Center (21+)

P

P

P

P

P

P

P

S

S

88-330-02

Detention and Correctional Facilities

-

-

-

-

-

-

-

-

-

88-335

Halfway House

-

-

-

-

-

S

S

S

S

88-352

Hospital

S

P

P

P

P

-

-

-

-

Library/Museum/Cultural Exhibit

P

P

P

P

P

-

-

-

-

88-365

Park/Recreation (except as noted below)

P

P

P

P

P

P

P

P

P

88-365

Community center

P

P

P

P

P

P

P

P

P

88-365

Homes Association Amenities

P

P

P

P

P

P

P

P

P

88-805-03-H.

Religious Assembly

P

P

P

P

P

P

P

P

P

88-365

Safety Service (except as noted below)

P

P

P

P

P

P

P

P

P

88-365

Fire station

P

P

P

P

P

P

P

P

P

88-365

Police station

P

P

P

P

P

P

P

P

P

88-365

Ambulance service

S

S

S

P

P

P

P

P

P

School

P

P

P

P

P

P

P

P

P

88-365

Utilities and Services (except as noted below)

S

S

S

S

S

S

S

S

S

Basic, minor

P

P

P

P

P

P

P

P

P

88-425-08-B

C O M M E R C I A L

Adult Business

Adult media store

-

-

-

-

-

-

-

-

-

88-310-03

Adult motion picture theater

-

-

-

-

-

-

-

-

-

88-310-02

Sex shop

-

-

-

-

-

-

-

-

-

88-310-02

Animal Service

Sales and grooming

-

P

P

P

P

P

P

P

P

88-315

Shelter or boarding

-

-

P

P

P

P

P

P

P

88-315

Stable

-

-

-

-

S

P

P

P

P

88-315

Veterinary Office

-

-

P

P

P

P

P

P

P

88-315

Artist Work or Sales Space

-

P

P

P

P

P

P

P

P

Building Maintenance Service

-

-

-

P

P

P

P

P

P

Business Equipment Sales and Service

-

-

P

P

P

P

P

P

P

Business Support Service(except as noted below)

-

-

P

P

P

P

P

P

P

Day labor employment agency

-

-

-

-

-

-

-

-

-

Communications Service Establishments

P

-

P

P

P

P

P

P

P

Drive-Through Facility

-

-

S

S

S

S

S

-

-

88-340

Eating and Drinking Establishments(except as noted below)

P

P

P

P

P

P

P

P

P

Tavern or nightclub

-

-

S

S

S

S

S

S

S

Entertainment and Spectator Sports

Indoor small venue (1-149 capacity)

-

-

S

S

S

S

S

S

-

Indoor medium venue (150-499 capacity)

-

-

S

S

S

S

S

S

-

Indoor large venue (500+ capacity)

-

-

-

S

S

S

S

S

-

Outdoor (all sizes)

-

-

-

S

S

S

S

S

-

Financial Services(except as noted below)

S

P

P

P

P

P

S

S

S

Short-term loan establishment

-

-

-

-

-

-

-

-

-

Pawn shop

-

-

-

-

-

-

-

-

-

Food and Beverage Retail Sales

-

S

S

S

S

S

S

S

S

Funeral and Interment Service

Cemetery/columbarium/mausoleum

S

S

S

S

S

-

-

-

-

88-345

Crematory

-

S

S

S

S

P

P

P

P

88-345

Undertaking

-

S

P

P

P

P

P

P

P

Gasoline and Fuel Sales

-

S

S

S

S

S

S

S

S

Lodging

Bed and breakfast

-

P

P

P

P

-

-

-

-

88-320

Hotel/motel

-

-

-

S

S

-

-

-

-

Recreational vehicle park

-

-

-

S

S

-

-

-

-

Neighborhood-serving retail

-

-

-

-

-

-

-

-

-

88-360

Office, Administrative, Professional or General

P

P

P

P

P

P

P

P

P

Office, Medical (except as noted below)

P

P

P

P

P

P

P

-

-

Blood/plasma center

-

-

-

S

S

S

S

-

-

Parking, Non-accessory

-

-

-

-

-

-

-

-

-

Personal Improvement Service

P

P

P

P

P

P

P

P

P

Repair or Laundry Service, Consumer

-

P

P

P

P

P

P

P

-

Research Service

P

P

P

P

P

P

P

P

P

Retail Sales

-

P

P

P

P

P

P

P

P

Reuse of designated historic landmark (local or national)

P/S

P/S

P/S

P/S

P/S

P/S

P/S

P/S

P/S

Sports and Recreation, Participant

Indoor

-

P

P

P

P

P

P

P

-

Outdoor

-

-

-

S

S

S

S

S

-

Vehicle Sales and Service(except as noted below)

-

-

-

-

-

-

-

-

-

Car wash/cleaning service

-

-

-

-

-

-

-

-

-

Heavy equipment sales/rental

-

-

-

-

-

-

-

-

-

Light equipment sales/rental (indoor)

-

-

-

-

-

-

-

-

-

Light equipment sales/rental (outdoor)

-

-

-

-

-

-

-

-

-

Motor vehicle repair, limited

-

-

-

-

-

-

-

-

-

Motor vehicle repair, general

-

-

-

-

-

-

-

-

-

Vehicle storage/towing

-

-

-

-

-

-

-

-

-

I N D U S T R I A L

Junk/Salvage Yard

-

-

-

-

-

-

-

S

P

88-425-09

Manufacturing, Production and Industrial Service

Artisan

-

P

P

P

P

P

P

P

P

Limited

-

-

-

-

S

S

S

S

S

General

-

-

-

-

-

-

-

-

-

Intensive

-

-

-

-

-

-

-

-

-

Mining and Quarrying

-

-

-

-

-

S

S

S

S

88-355

Outdoor Storage

-

-

-

-

S

S

S

S

S

88-435-03

Recycling Service

Limited

-

-

-

-

S

P

P

P

P

General

-

-

-

-

-

S

S

S

P

Residential Storage Warehouse

-

-

-

-

-

-

-

-

-

Warehousing, Wholesaling, Freight Movement

Indoor

-

-

-

-

-

-

-

-

-

Outdoor

-

-

-

-

-

-

-

-

-

Waste-Related Use

-

-

-

-

-

-

-

-

-

Composting Facility

-

-

-

-

-

S

S

S

S

88-328

Demolition debris landfill

-

-

-

-

-

S

S

S

S

88-380

Solid waste separation facility

-

-

-

-

-

-

-

S

S

88-380

Transfer station

-

-

-

-

-

-

-

S

S

88-380

A G R I C U L T U R E

Agriculture, Animal

-

-

-

-

-

-

-

-

-

Agriculture, Crop

-

-

-

-

-

-

-

-

-

Agriculture, Urban

Home garden

P

P

P

P

P

P

P

P

P

88-312-02-A

Community garden

P

P

P

P

P

P

P

P

P

88-312-02-B

Community-supported agriculture (CSA) farm

P

P

P

P

P

P

P

P

P

88-312-02-C

A C C E S S O R Y S E R V I C E S

Wireless Communication Facility

Freestanding

-

-

P

P

P

P

P

P

P

88-385

Co-located antenna

P

P

P

P

P

P

P

P

P

88-385

 


 

3.        Design Standards

 

1.   INTRODUCTION

    1. Purpose. This design overlay aims to promote design excellence for the Troost Corridor from 22nd Street on the north to Volker/Swope Parkway on the south and one-half block east and west of Troost Avenue. Design excellence presents itself in various forms and is measurable in many ways. Over time a rich inventory of quality buildings and a myriad of architectural styles have been developed along Troost. A measure of design excellence is the ability of new buildings to fit seamlessly into the existing inventory. Good design allows buildings to stand the test of time by remaining functional and attractive for many years. Of utmost importance to design excellence is a project’s contribution to the public realm, not only in terms of the building itself but in site development, building techniques, maintenance, and the use of sustainable energy. This overlay approaches design with the understanding that each site adds value to the overall corridor and provides standards to create a cohesively developed Troost.

 

    1. The intent of the design overlay is as follows:

                                                              i.      Promote density and diversity of uses by using urban design principles that promote efficient, compact land uses.

 

                                                            ii.      Create a sense of place by enhancing the existing identity and culture.

 

                                                          iii.      Protect historic authenticity by encouraging adaptive reuse and appropriate renovation.

 

                                                          iv.      Support Complete Streets by providing design standards for private development that support public multi-modal investments.

 

                                                            v.      Unite existing Traditional Neighborhood Designed areas by the creation of a dense mixed use corridor.

 

    1. Applicability

                                                              i.      The standards of this ordinance apply to all development in the Troost Overlay District. This document establishes the development standards that vary from the underlying base zoning for the properties in the Troost Overlay District. All provisions described below as regulatory in nature have the same force and effect as, but are variations from, the standards set forth in Chapter 88, Zoning and Development Code.

 

                                                            ii.      If provisions of this overlay district are inconsistent with Chapter 88, the provisions of this overlay district shall apply.

 

                                                          iii.      Other than as set forth below, the underlying zoning and the regulations and standards included in the Zoning and Development Code, Chapter 88, prescribed for the areas rezoned to this overlay district shall remain unchanged and shall continue to apply. 

1.      New Development. Full compliance with this ordinance is required for all new buildings constructed within this district.

 

2.      Enlargements and Expansions. Full compliance with this ordinance is required only for the enlargement or expansion area.

 

3.      Façade Changes. Compliance with this ordinance is required for façade changes to existing buildings.

 

4.      Change of Use or Occupancy. Compliance with parking and loading, screening and fencing, and signage standards is required whenever the use or occupancy of a property changes.

 

5.      Signage. Compliance with signage standards is required when a sign permit is required or with the replacement of a sign face or panel.

 

2.  BUILDING TYPES

    1. Permitted Building Type. Building types identified with a "P" below are permitted as-of-right in the subject zoning district, subject to compliance with any use standards identified in the final column of the table and all other applicable standards of the zoning and development code.

 

    1. Special Use Permit. Building types identified with an "S" below may be allowed if reviewed and approved in accordance with the special use permit procedures of 88-525. Special uses are subject to compliance with any use standards identified in the final column of the table and all other applicable standards of the zoning and development code.

 

    1. See Attachment C for Corridor Typology Map.

 

    1. Zone Descriptions.

                                                              i.      Neighborhood Main Street. Neighborhood Main Streets provide a diverse critical mass of walkable services for adjacent neighborhoods. These areas anchor residential neighborhood reinvestment and revitalization and restore the vibrant walkable character of the corridor and adjacent neighborhoods.

 

                                                            ii.      Urban Corridor. Urban Corridors provide housing choice for a diverse range of incomes and lifestyles. These medium-density residential areas support nearby retail, entertainment and institutional services.

 

Table 2.1 - Allowed Building Types

Building Type

Neighborhood Main Street

Urban Corridor

Mixed Use

P

S

Low-rise Commercial

P

S

Live/Work

P

P

Flex

S

S

Attached House - Townhouse

S

P

Multi-unit Building

S

P

 

 


Table 2.2 - Building Types Defined

Description

Additional Design Requirements

Examples

Mixed-Use

Small-footprint mixed-use

Small-footprint mixed-use buildings have a maximum frontage on Troost of 50’. These buildings provide a vertical mix of uses with ground-floor non-residential uses. The second story and beyond is designed for office and/or residential uses. 

Storefronts: Shall have a minimum of 1 primary entrance per street frontage. Stories: Stories above the ground-level shall have an area at least 75 percent of the ground-level footprint.

 

Medium-footprint mixed-use

Medium-footprint mixed-use buildings have a frontage between 50’ to 120’ on Troost. Medium-footprint mixed-use buildings provide a vertical mix of uses with ground-floor non-residential uses. The second story and beyond is designed for office and/ or residential uses. 

Storefronts: Shall have a minimum of 2 primary entrances fronting Troost. Other street frontages shall have at least 1 primary entrance.

Stories: Stories above the ground-level shall have at least 50 percent of the ground-level footprint.


 

Low-rise Commercial

Low-rise Commercial buildings have a maximum frontage on Troost of 35’. Low-rise Commercial buildings are small- to medium-sized and designed to accommodate non-residential uses.

Storefronts: Shall have a minimum of 1 primary entrance per street frontage. Stories: May be 1 or more stories.

 

Live/Work

Live/Work buildings have a maximum frontage on Troost of 40’. A live/work building is a small- to medium-sized building that consists of one dwelling unit above and/or behind a flexible ground floor space that can be used for either residential or non-residential uses. Both the ground-floor flex space and residential units are owned by one entity.

Storefronts: Shall have a minimum of 1 primary entrance per street frontage. Stories: Stories above the ground-level shall have at least 75 percent of the ground-level footprint.

 

 


Flex

Flex buildings have a frontage on Troost greater than 75’. Flex buildings are a medium- to large-sized building. A flex building is designed to serve multiple uses, but may be used for a single use.

Storefronts: Shall dedicate 10% of the façade fronting Troost to primary entrances. Other street frontages shall have a minimum of 1 primary entrance.

Stories: Stories above the ground-level shall have at least 25 percent of the ground-level footprint.

Attached House - Townhouse

See 88-110-04-B Residential Building Types Defined and Regulated.

Entrances: Primary

entrance must front Troost.  Garage doors shall not front Troost.

 


 

Multi-unit Building

See 88-110-04-B

Residential Building Types Defined and Regulated.

Entrances:  Shall have a minimum of one primary entrance per 50 feet of Troost frontage.  No more than one garage door or parking garage entrance shall front on Troost.

 

 

3. LOT AND BUILDING STANDARDS

a. The following Lot and Building Standards apply to all new construction within the overlay district:

 

Table 3.1 - Lot and Building Standards

Lot Size

Refer to underlying zoning district

Floor Area Ratio

Refer to underlying zoning district

Max. Front Yard Setback - Non-residential

0 ft.

Max. Front Yard Setback - Ground-level residential

10 ft.

Abutting residential district

1

Max. Side Yard Setback

6 ft.

Providing vehicular access

10 ft.

Abutting residential district

1

Max. Street-side Setback - Non-residential

0 ft.

Max. Street-side Setback - Ground-level residential

10 ft.

Abutting residential district

1

Min. Rear Yard Setback

10 percent of lot depth

Abutting residential district

20 percent of lot depth

Min. Height

1 story for low-rise commercial building types

2 stories for all other building types

Ground floor non-residential

14’ interior floor to ceiling

Maximum Height

Refer to underlying zoning district

Features allowed to be setback greater than the maximum allowed setback

Feature

Maximum percent of façade

Maximum Setback

Change in façade setback

Fronting street: 50

Fronting side yard: 75

10 ft.

Primary entrance

25

10 ft.

Patios/terraces

25

10 ft.

 

1 Front setback required only when a lot within the overlay district abuts R-zoned lot with frontage on the same street. In such cases, the lot within the overlay district must match the platted front setback of the abutting R-zoned lot. If there is no platted setback, the lot within the overlay district must provide at least 50% of the front setback that applies to the abutting R-zoned lot.

 

4.      ARCHITECTURAL MATERIALS

    1. Permitted Material. Materials identified with a “PM” are Primary Materials and allowed on all stories of a structure.

 

    1. Permitted Secondary Material. Materials identified with a “SM” are Secondary Materials and allowed on the second story and above of a structure. Permitted secondary materials may be used as an accent material on the first story and shall not encompass more than 20 percent of the façade.

 

    1. Prohibited Materials. Materials identified with an “-“ are expressly prohibited.

 

    1. Material Transition. Primary and secondary façade materials shall not change at outside corners when front yard facades meet side yard facades and shall wrap at the corner a minimum of 10 feet.

 

    1. Determination of Most Similar Material. When a specific material cannot be readily classified, the city planning and development director is authorized to determine the most similar, thus most appropriate, material based on the following considerations:

                                                              i.      the appearance of the material;

 

                                                            ii.      the durability of the material;

 

                                                          iii.      the method of installing the material;

 

                                                          iv.      the location of the material;  and

 

                                                            v.      information provided by the International Building Code.

 

Table 4 - Allowed Architectural Materials

Material

Façade Fronting:

Front and Street-side Yard and Side Yard Parking Facility

Side and Rear Yard

Brick

PM

PM

Pre-cast concrete

PM

PM

Stone

PM

PM

Cast stone

PM

PM

Glass

PM

PM

Glass block

PM

PM

Terra cotta

PM

PM

Tile

PM

PM

Cast concrete

PM

PM

Stucco

SM

PM

Metal with hidden fasteners

SM

PM

Wood

SM

PM

Fiber cement siding

SM

PM

Fiberglass replication1

SM

PM

Concrete masonry unit

-

PM

Split faced block

-

PM

EIFS1

-

PM

 

1        These materials are only allowed on existing buildings.

 

5.      FAÇADE ARTICULATION AND COMPOSITION

    1. Building Elements. Building element standards apply to all façades fronting front yards and street-side yards.

                                                              i.      All buildings shall include at least two of the following elements:

1.      Multiple exterior finishes

 

2.      Changes in roof lines

 

3.      Changes in façade setbacks no greater than 5 feet

 

4.      Bay windows and/or second story dormer windows

 

5.      Canopies and/or awnings

 

6.      Balconies

 

7.      Roof parapet

 

8.      Attached planter boxes

 

Table 5.1 - Building element examples

Multiple exterior finishes

Change in roof lines

Façade setback change and multiple exterior finishes

Bay windows

Canopy and planter box

Roof parapet

 

                                                            ii.      Residential buildings shall provide outdoor spaces for residents. Residential buildings and uses shall include one or more of the following features:

1.      Porches- Porches are generally slightly above grade with a decorative rail separating the porch from adjoining grade. Porches may be roofed or uncovered.  Porches must have a minimum depth of 6’.

 

2.      Balconies - Balconies are projecting outdoor spaces above the ground floor. Balconies may be cantilevered or supported by brackets or columns, and may be roofed or unroofed. Balconies must have a code-compliant guard rail enclosing the usable area. Balconies must have a minimum depth of 4’.

 

3.      Stoops - Stoops are generally unenclosed steps and landings providing access to a primary building entry. Stoops must have ornamental rails or cheek walls.

 

4.      Patios - Patios are at grade and paved using concrete, brick, stone or a similar material. Patios shall be enclosed by a fence or wall no taller than 36”. 

 

5.      Terraces - Terraces are below-grade patios providing daylight and outdoor space for sub-grade residential units. Terraces must have decorative code-compliant guardrails. Terraces may be accessed via steps from grade or only from the unit. Terraces shall have floor and wall finishes in conformance with Table 4.

 

Table 5.2 - Residential building element examples

Balconies

Stoop

Terrace

 

                                                          iii.      Non-residential primary entrances must be at-grade. Non-residential buildings shall include one or more of the following features:

1.      Projecting signage

 

2.      Decorative lighting

 

3.      Patios and/or terraces for outdoor dining or gathering spaces. Patios and/or terraces must include street furniture, lighting and landscaping. Patios and/or terraces shall include decorative fencing no taller than 48”.

 

    1. Doors and Entrances

                                                              i.      Primary entrances shall provide public access to individual shops or businesses, lobby entrances, or to individual dwelling units. Primary entrances shall front Troost. On corner lots, entrances at building corners may be used to satisfy this requirement.

 

                                                            ii.      Primary entrances must be accentuated with one or more of the following architectural features:

1.      Change in building material

 

2.      Tile flooring

 

3.      Recessed entrance no greater than 5’

 

4.      Transom windows and/or sidelight windows

 

5.      Porticos

 

6.      Canopies and/or awnings

 

7.      Planter boxes

 

                                                          iii.      Residential primary entrances shall not be greater than 36” above grade

 


 

Table 5.2 - Entrance architectural feature examples

Change in building material

Recessed Entrance

Transom & sidelight window

Tile

Canopy

Planter box

 

 

6.      Transparency

a.       At least 70 percent of the façade facing Troost between 3 feet and 10 feet above the sidewalk must be comprised of windows that allow clear views of indoor space or product display areas. On corner lots, this 70 percent transparency requirement applies only along Troost. The minimum transparency standard for facades fronting a non-Troost street must be at least 40 percent.

 

b.      The minimum transparency for the second story and above must be at least 40 percent on any façade fronting a street.

 

c.       Display windows that do not provide views into the interior of the building may be counted towards satisfying up to 50 percent of the minimum ground-level transparency requirements, provided that they are internally illuminated and are at least 3 feet in depth.

 

d.      The bottom of any window or product display window used to satisfy the ground-level transparency requirements shall not be more than 3.5 feet above the adjacent sidewalk.

 

e.       The bottom of any window used to satisfy transparency requirements for stories above the ground-level shall not be more than 3.5 feet above the interior floor.

 

f.       Changes to Existing Buildings: No existing building shall be altered in such a way that reduces transparency below the required amount. If the transparency is already below the required amount due to historic structure or structural design of the building, additional transparency requirements shall not apply.

 

g.      Internal illumination of windows, display windows and primary entrances shall not have any effects of movement, flashing, scintillation, rolling, dissolving, fading or similar effects.

 

7.      Parking and Loading

a.       In addition to the standards of 88-420 Parking and Loading, the following standards apply in the Troost Overlay District.

                                                  i.      Any off-street parking that is provided must be located behind the building or within or under the building.

 

                                                ii.      Parking located within or under the building shall be setback 20 feet from Troost property line on the street-level.

 

                                              iii.      Parking facilities are not permitted between the principal building and any right-of-way line.

 

                                              iv.      Loading areas must be located in the rear yard or can be located in the side yard if setback 30 feet from Troost property line. Loading areas shall not be located in the front yard or street-side yard.

 

                                                v.      Parking lots with 10 or more spaces shall include walkways of a different material than the parking surface.

 

b.      When the depth of the lot is insufficient to permit required parking to the rear of the building, parking may be located to the side of the building, provided that:

                                                  i.      It does not occupy more than 25 percent  or 65 feet of the Troost street frontage, whichever is lesser

 

                                                ii.      It is screened from view of the street by a wall of primary building material, between 36 and 48 inches in height.

 

                                              iii.      Parking in the side yard must be approved through a Special Use Permit.

 

c.       Parking shall not exceed the minimum required parking by more than one space per 1,000 square feet of building footprint, unless such “extra” spaces are provided in an enclosed parking garage.

 

8.      Screening and Fencing

a.       In addition to 88-425-08 Screening of Containers and Mechanical/Utility Equipment the following standards must be met:

                                            i.            Dumpsters and ground level mechanical/utility equipment must be located in the rear yard or can be located in the side yard if setback 30 feet from Troost. Dumpsters and ground level mechanical/utility equipment shall not be located in the front or street-side setback.

 

                                          ii.            Screening materials must be the same as the primary building materials.

 

                                        iii.            Access for dumpsters and mechanical/utility equipment must be shared with any access for required parking.

 

b.      Fencing within the overlay district shall comply with the following standards:

                                         i.               No fence or wall over 6’ shall be erected on any lot within the district.

 

                                       ii.               No fence within 20’ of Troost shall be taller than 48” high. Fences within 20 feet of Troost shall be at least 80 percent transparent.

 

                                     iii.               No wall within 20’ of Troost shall be taller than 36”

 

                                     iv.               Fencing above walls shall be at least 50% transparent.

 

                                       v.               Barbed-wire, razor wire, and similar materials are prohibited.

 

                                     vi.               Chain link, vinyl, metal sheeting and plastic fencing are prohibited within 20’ of Troost. Chain link fencing shall not be used to satisfy landscaping and screening requirements.

 

                                   vii.               The finished side of the fence or wall must face the adjacent property or the street.

 

                                 viii.               At- and below-grade patios shall be enclosed by a fence or wall between 36” to 48”.

 

Table 8 - Fencing

Steel Fencing

Wood Fence Entrance

Cast Concrete Wall

 

9.      Signage

a.       One wall sign, one awning, canopy or marquee sign, and one projecting sign per tenant with customer entrance in a multi-tenant building are permitted, covering a maximum of 10 percent per tenant elevation.

 

b.      Box wall signs are prohibited.

 

c.       A projecting sign mounted perpendicular to a building wall must not exceed 20 square feet in area; if mounted radially on a building corner, it must not exceed 40 square feet in area. The sign shall not exceed 50 percent of its projecting distance in thickness. Projecting signs shall not project more than 4 feet from the building face, with a minimum clearance of 8 feet. On building corners, the sign shall not project more than 5 feet. Projecting signs shall not project above the parapet of the building.

 

d.      All signs may be internally or externally illuminated.

 

e.       Incidental signs are permitted in the district, according to the standards of 88-445-08-G.

 

f.       Hand-painted wall signs may be located on a side or street side façade. Hand-painted signs must be painted directly on the building by a licensed sign contractor. Hand-painted signage shall not exceed 20 percent of the façade area. Only one hand-painted sign is allowed per façade. Facades with hand-painted signs may not include any other signage. Hand-painted signs must receive approval by the director of city planning and development.

 

g.      Historical wall signs, hand-painted signs, and projecting signs that advertise closed or off-site businesses may remain and shall not count toward any signage requirements if established more than 50 years from the date of application. Historical signs may be removed and reinstalled for restoration. Retention of historical signs must receive approval by the director of the city planning and development.

 

h.      Monument signs, electronic, digital, and motorized signs, changeable copy panels, and outdoor advertising signs are prohibited within the district.

 

Table 9 - Signage examples

Wall sign


Projecting sign


Awning / canopy / marquee sign

Hand-painted sign

Historic signs

 

 

10. Use Specific Design Standards

a. Drive-Through Facilities

                                                            ii.      In addition to the standards of 88-340, Drive-Through Facilities, and in order to apply for a special use permit for a drive-through the following standards must be met:

1.      The drive-through shall only have one point of vehicular access from Troost.

 

2.      The drive-through window shall not face any public streets.

 

3.      Menu boards shall be setback 50 feet from Troost.

 

4.      Drive-through shall only have one service lane.

 

5.      Drive-through operations must be closed between the hours of 1:00 am and 5:00 am.

    1. Temporary Uses

                                                              i.      Temporary Uses allow for specific uses on a property until it can be put to its highest and best use. Temporary Uses include:

1.      Food Truck Courts

 

2.      Pop-up Shops

 

3.      Pocket Parks

 

4.      Any use identified in 88-370-04

 

                                                            ii.      Temporary Uses must be approved through a Temporary Use Permit. Temporary Uses can be granted subject to the following:

1.      Interim uses must conform to the Troost Overlay District land use standards;

 

2.      The termination date or event can be identified with certainty;

 

3.      The applicant provides written permission from the property owner prior to submitting for an application;

 

4.      Interim uses shall not construct any permanent structures.

 

5.      The interim use shall not extend into public right-of-way unless proper approval is received; and

 

6.      The applicant must conform to any conditions placed on the interim use including but not exclusive to hours of operation, required permitting, landscaping and screening, and any other conditions aimed at reducing potential impacts on public health, safety and welfare.

 

11. Streetscape

a.       Reserved

 

4. Review and Decision Making

a. The review and approval process for uses shall be in accordance with 88-500 of the Zoning and Development Code.   Prior to any rezoning or special use permit, the applicant shall meet with the Troost Overlay Committee, which shall comprise representatives of the neighborhoods of Longfellow, Hyde Park, Beacon Hill, Center City, Squier Park and Manheim, as well as affected registered neighborhood and civic organizations, and residents. 

 

b. The city planning and development director is authorized to approve an administrative adjustment allowing minor adjustments to the Troost Overlay Design Standards. For the purpose of this provision, minor adjustments are changes that

i. do not increase the maximum building frontage requirements by more than 10%;

 

ii. approve a determination of most similar building materials;

 

                                                          iii.      do not, in the determination of the city planning and development director, have impacts that warrant city plan commission, city council or board of zoning adjustment review of the application.

 

Section C. That the Council finds and declares that before taking any action on the proposed amendment hereinabove, all public notices and hearings required by the Zoning Ordinance have been given and had.

 

_____________________________________________

 

I hereby certify that as required by Chapter 88, Code of Ordinances, the foregoing ordinance was duly advertised and public hearings were held.

 

 

___________________________________

Secretary, City Plan Commission

 

Approved as to form and legality:

 

 

___________________________________

M. Margaret Sheahan Moran

Assistant City Attorney