[Ord. No. 5906 §3(12a.1), 10-25-2005]
The general intent of these regulations and standards is to
minimize the impact of future development within the Clayton Road
Urban Design District ("CR-UDD") on adjacent residential neighborhoods,
promote a mixed-use/residentially-oriented pattern of development
that is more compatible with the adjacent neighborhoods than traditional
commercial uses found in other areas of the Clayton Road corridor,
to increase the predictability and flexibility of future development
within the "CR-UDD" and to maintain the "CR-UDD" a visually appealing
gateway for the City of Clayton and the adjacent neighborhoods.
[Ord. No. 5906 §3(12a.2), 10-25-2005]
The Clayton Road ("C-2") Urban Design Zoning District encompasses
the properties fronting the north side of Clayton Road from Big Bend
Boulevard to the east City limits as depicted on the map below:
 |
[Ord. No. 5906 §3(12a.3), 10-25-2005]
The regulations of this urban design zoning district shall supersede
or supplement, as applicable, the regulations of the base zoning district.
Where conflict results between the regulations of the urban design
zoning district and the provisions of the base zoning district, the
provisions of the urban design zoning district shall control.
[Ord. No. 5906 §3(12a.4), 10-25-2005]
The uses permitted by right and by conditional use permit are
listed in the Table of Permitted Uses found at the end of this Article.
If a "P" (permitted by right) or a "C" (permitted by conditional use
permit) is not indicated for a use in the Table, it is prohibited.
[Ord. No. 5906 §3(12a.5), 10-25-2005]
This Section provides definitions specific to the "CR-UDD". Definitions governing all urban design districts inclusive of the "CR-UDD" are found in Chapter 405.
A structure with a combination of uses where work activities
occur and a dwelling unit is included for the business occupant. Such
unit shall have only one (1) kitchen and not more than fifty percent
(50%) of the structure shall be dedicated for a business use. The
dwelling unit shall be occupied by either the owner, the tenant or
the owner or tenant's employee. The residence must be the residence
of a person responsible for the work performed on the premises.
It is the responsibility of the developer to show clearly
and convincingly to the satisfaction of the Plan Commission that,
under the circumstances, reasonable efforts have been undertaken to
comply with the regulation or requirement, that the cost of additional
compliance measures clearly outweigh the potential benefits to the
public or would unreasonably burden the proposed project and reasonable
steps have been undertaken to minimize any potential harm or adverse
impacts resulting from non-compliance.
Development containing a mix of complimentary uses within
the same building. Typically, mixed-use buildings contain some combination
of retail, office and residential uses, with retail uses located at
the ground floor and office or residential uses located above. Residential
uses shall contain a floor area no less than seven hundred fifty (750)
square feet.
[Ord. No. 5906 §3(12a.6), 10-25-2005]
A.
This
Section provides the following standards designed to maintain the
pedestrian-oriented, landscaped character of the front setback (where
still evident), to avoid creating an imposing, "canyon" of taller
buildings along Clayton Road and to establish intersections within
the "CR-UDD" as prominent gateways to the adjacent neighborhoods.
B.
Front
setback may be reduced to twelve and one-half (12.5) feet for mixed-use
development located on corner lots. Reduced setback shall be allowed
within sixty (60) feet of the applicable intersection (as measured
from the property line at the back of the sidewalk) and shall only
be applicable to lots adjacent to the following intersections:
[Ord. No. 5906 §3(12a.7), 10-25-2005]
A.
This
Section is intended to minimize the impact of paving and other hard
materials that can detract from the existing green, landscaped character
desirable along the north Clayton Road frontage and to maintain the
green, landscape character of the front setback where still evident.
1.
Residential and mixed-use developments shall have no more than thirty
percent (30%) of the required front yard setback covered by impervious
material. This standard shall not be applicable to commercial development
and shall only be applicable to the portion of a corner development
where a reduced front setback is not permitted. If a corner development
does not opt to reduce the front setback for the area permitted, the
above provision would apply to the entire lot frontage.
2.
Surface parking shall be prohibited between the site's primary building
and Clayton Road.
[Ord. No. 5906 §3(12a.8), 10-25-2005]
[Ord. No. 5906 §3(12a.9), 10-25-2005; Ord. No. 6430 §1, 6-14-2016]
A.
This Section provides the following standards to enhance and soften the appearance of new development as viewed from adjacent neighborhoods and Clayton Road, to ensure parking and service areas are screened from adjacent neighborhoods and Clayton Road, and to maintain the tree lined appearance of the Clayton Road frontage by protecting the established tree canopy within the district. Specific requirements are set forth in Article XXX: Trees and Landscaping Regulations.
1.
The perimeter of all surface parking and service areas shall be screened
using one (1) of the following methods:
a.
A low continuous landscaped hedge a minimum of three (3) feet high,
consisting of a double row of shrubs planted three (3) feet on center
in a triangular pattern, or
b.
A low masonry wall or fence three (3) feet high in combination with
landscaping (landscaping shall be planted between the wall and the
public right-of-way, sidewalk or boundary).
2.
Existing tree lawns shall be retained as part of any redevelopment
project. In instances where the tree lawn has been removed previously,
it shall be re-established as part of any redevelopment project.
3.
Retaining walls shall not exceed five (5) feet in height. Where a
larger wall is required to create a transition in grade, a landscape
terrace, a minimum of three (3) feet in depth, shall be provided between
each five (5) foot wall section.
[Ord. No. 5906 §3(12a.10), 10-25-2005]
A.
This
Section provides the following standards to maintain light access
and air circulation for adjacent residential neighborhoods and to
maintain visual breaks in development along Clayton Road, particularly
when multiple lots are consolidated for a single development.
1.
A five (5) foot side yard setback shall be provided for all development
within the "CR-UDD" with the following exception:
a.
Town house development:
(1)
Required side yard setbacks may be reduced or eliminated to
allow for creativity in building design, however, the following additional
standards shall apply:
(a)
Building heights shall not exceed three (3) stories or forty-five
(45) feet above the average existing grade, whichever is less;
(b)
Total building length shall not exceed one hundred ten (110)
feet and shall contain the required offsets specified in these standards
(Partial stories with dormers or sheds may be permitted under sloping
roofs. Partial stories shall be completely contained beneath the slope
of the roof line); and
(c)
A five (5) foot side yard setback shall be provided on either
end of a multi-unit town home structure where the structure is adjacent
to an existing structure or a property not under ownership of the
applicant.
[Ord. No. 5906 §3(12a.11), 10-25-2005]
A.
This
Section provides the following standards to maintain visual relief
between residential lots south of the alley within the Hi-Pointe/DeMun
neighborhood and new development within the "CR-UDD" and to minimize
shadowing of residential lots north of the alley.
1.
A landscape buffer a minimum of four (4) feet shall be provided along
the rear building wall to soften its appearance when viewed from the
alley or adjacent residences. The landscape buffer shall include evergreen
shrubs with an upright growth habit that are a minimum of five (5)
feet tall at the time of installation and are spaced a maximum of
four (4) feet on center. A variety of other complementary planting
material shall also be incorporated to provide visual interest.
[Ord. No. 5906 §3(12a.12), 10-25-2005]
A.
This
Section provides the following standards to mitigate stormwater runoff
caused by new development within the "CR-UDD" onto properties in the
adjacent residential neighborhoods.
1.
To the maximum extent feasible, development shall follow and respect
the existing topography of the site. The finished grade of the front
yard shall match that of adjacent properties to avoid creating a "stepped"
appearance along the Clayton Road frontage.
2.
Site drainage patterns shall be designed so as to minimize concentrated
surface drainage and runoff onto adjacent properties.
3.
Stormwater drainage shall be connected to a storm sewer where available.
[Ord. No. 5906 §3(12a.13), 10-25-2005]
A.
This
Section provides the following standards to ensure that future development
provides an attractive gateway to the City of Clayton, incorporates
materials that are compatible with the traditional development character
found in the district and adjacent residential neighborhoods and to
use materials that provide a sense of permanence and quality.
1.
Primary building materials shall be limited to masonry materials
such as brick or a combination of brick and stone, as traditionally
found within the district and adjacent residential neighborhoods.
All materials shall be similar in color, texture and scale as those
traditionally found within the district and in adjacent residential
neighborhoods and the Hi-Pointe/DeMun Historic District. Materials
characteristic of the Hi-Pointe/DeMun Historic District include:
a.
Decorative terra cotta tile (either red unglazed or green glazed)
and slate roof accents;
b.
Decorative brick patterns;
c.
Cut stone foundations and accents;
d.
Varied, but muted, brick colors including greens, tans, yellows and
browns;
e.
Varied brick textures ranging from smooth faced to heavily textured;
and
f.
Varied mortar colors including brown, red, light gray and sand, but
with black being predominate.
3.
Retaining walls shall be constructed of materials similar in color,
texture and scale as the primary building materials. The following
materials shall not be used for any retaining walls visible from Clayton
Road, the alley or any adjacent property:
4.
All exposed concrete walls (such as for the exterior walls of enclosed
parking areas) shall be faced with the primary building material and/or
a predominant accent material.
[Ord. No. 5906 §3(12a.14), 10-25-2005]
A.
This
Section provides the following standards to ensure that height, mass
and bulk of new development does not adversely affect the character
of adjacent residential properties or the quality of life of neighboring
residents, to maintain visual breaks along Clayton Road, particularly
when multiple lots are consolidated for a single development, to maintain
light access and air circulation for adjacent residential neighborhoods
and emphasize the role of the "CR-UDD" as a gateway to adjacent neighborhoods.
1.
Buildings that exceed three (3) stories or forty-five (45) feet in
height shall step down to the height of the adjacent rear building
elevation or thirty (30) feet, whichever is greater. The height of
the adjacent rear building elevation shall be measured from the average
existing grade of the site to the peak of the roof. The depth of each
step shall be a minimum of fifteen (15) feet.
2.
The following incentive shall be provided to encourage a reduction
in total building height for by right mixed-use development:
a.
An increase in floor area ratio of 0.1 above the 1.5 floor area ratio
maximum may be granted for each two (2) foot reduction in height below
the allowable maximum.
b.
The maximum floor area ratio that may be achieved using this incentive
shall be two (2.0).
|
|
(Note: The ability of an applicant to seek an increased FAR
through the "PUD" process would not be affected.)
|
3.
A shadow study shall be provided for all new development that exceeds
thirty-five (35) feet in height. Such study shall be funded by the
applicant and shall be conducted by an independent contractor to the
City. The study shall demonstrate that shadows would not have a significant
adverse affect on neighboring residents.
4.
Where multiple lots have been assembled, resulting in a combined
lot that is significantly larger than the traditional forty (40) foot
lot width typically found within the district, the following standards
shall apply:
a.
For buildings that exceed three (3) stories or forty-five (45) feet
in height, one (1) of the following standards or combinations of standards
shall apply:
(2)
Option B:
(a)
The total length of buildings may be increased to a maximum
of one hundred sixty-five (165) feet provided that the building is
organized as a series of smaller building modules defined by a gap
or separation in the building facade to allow light to penetrate through
the "CR-UDD" to the adjacent neighborhood.
(b)
The gap or separation shall:
(i)
Be a minimum of five (5) feet in width;
(ii)
Extend from the top of the first (1st) floor of
the building to the top of the roof for buildings up to four (4) stories
or fifty-two (52) feet in height; and
(iii)
Extend from the top of the second (2nd) story
of the building to the top of the roof for buildings that exceed four
(4) stories or fifty-two (52) feet in height.
(iv)
For the purposes of satisfying the above standards,
the width of building modules may vary dependent upon the total length
and design of the building, however, no individual building module
shall exceed eighty (80) feet in length.
(3)
Option C: The total length of a building may
be increased to a maximum of one hundred sixty-five (165) feet provided
that the building is organized in a courtyard or "u-shaped" configuration
and that the courtyard is a minimum of twenty-five (25) feet deep
(as measured from the front setback) and a minimum of forty (40) feet
in length.
b.
For buildings that are less than three (3) stories or forty-five
(45) feet in height, the following standards shall apply:
[Ord. No. 5906 §3(12a.15), 10-25-2005]
A.
This
Section provides the following standards to ensure that new development
is compatible with the traditional character of original structures
within the district and that of adjacent neighborhoods.
B.
New
structures shall incorporate architectural detailing that is compatible
with the traditional character of original structures found in the
"CR-UDD" and that of structures in adjacent neighborhoods and the
Hi-Pointe/DeMun Historic District (i.e., scale and types of materials,
roof treatments or other similar features). Architectural accents
characteristic of the Hi-Point/DeMun Historic District include:
C.
"Warehouse"
style architecture typically characterized by a blocky form, flat
roof lines and sparse architectural detail shall be prohibited.
D.
Blank
walls, void of windows or architectural detailing are prohibited.
All facades visible from Clayton Road frontage or other public right-of-way
(including the alley) shall incorporate a similar level of wall articulation
and architectural detailing as the front facade.
E.
Mixed-use
and commercial structures shall incorporate large "storefront" windows,
architectural detailing and other features at the ground level to
maintain a pedestrian-friendly environment at the street edge.
[Ord. No. 5906 §3(12a.16), 10-25-2005]
A.
The
following Section provides revisions to the base "C-2" zoning district
regulations in the "CR-UDD" in order to allow for a broader range
of uses within the "CR-UDD" to promote neighborhood compatibility
and to enhance opportunities for the future redevelopment of mid-block
lots, to encourage mixed-use development within the "CR-UDD", particularly
at key intersections, where access can be more easily managed and
mixed-use can help reinforce these locations as gateways to the adjacent
neighborhood, to limit auto-intensive uses that are incompatible with
and could potentially be disruptive to adjacent residential neighborhoods
and to promote uses within the "CR-UDD" (such as live/work) that generate
low volumes of traffic, making them more compatible with adjacent
residential neighborhoods.
1.
For properties located within the "CR-UDD", the following use may
be permitted by right, subject to applicable design standards set
forth in this Article and in the Zoning Ordinance and subject to site
plan review which may include studies to evaluate the potential effects
or functions of one (1) or more of the following: lighting, traffic,
parking and shadowing:
2.
Residential uses shall be prohibited on the first (1st) floor of
mixed-use developments unless such units are used for live/work purposes.
3.
For properties located within the "CR-UDD", the following uses may
be permitted by conditional use permit or through the planned unit
development process, subject to the design standards set forth above.
a.
Live/work development (see definition in Section 410.695). Such uses are required a live/work occupancy permit to be renewed on an annual basis for the first (1st) three (3) years of such use. Staff will submit an annual report to the City's Plan Commission regarding live/work uses each January for three (3) years.
4.
Live/work developments containing four (4) or less units shall provide
parking as follows:
a.
One and one-half (1.5) spaces per residential unit and two (2) spaces
per one thousand (1,000) square feet of business space.
5.
Live/work developments containing more than four (4) units shall
provide a parking study that demonstrates adequate parking will be
provided.
7.
To maintain corner properties for commercial and mixed-use development,
single-use residential development shall not be permitted within sixty
(60) feet of the following intersections:
9.
Surface and structured parking shall continue to be permitted as
a primary use for municipal purposes.
[Ord. No. 5906 §3(12a.17), 10-25-2005]
|
PERMITTED USES FOR "CR-UDD"
| |
|---|---|
|
Academy (including dancing, painting, theater, karate and similar
disciplines).
|
P
|
|
Accessory uses and buildings incidental to permitted uses.
|
P
|
|
P
| |
|
Art gallery or studio.
|
P
|
|
Automobile agencies.
|
P
|
|
Bakeries limited to the processing of bakery goods for sale
only on the premises and consumption off the premises.
|
C
|
|
Banks, savings and loans, credit unions and other financial
institutions.
|
P
|
|
Banquet facilities.
|
P
|
|
Catering establishment.
|
P
|
|
Church spires, belfries, monuments, ornamental towers and spires
and chimneys exceeding the maximum height in the zoning district may
be erected to such height authorized by the Board of Aldermen of the
City by conditional use permit or general ordinance.
|
P
|
|
P
| |
|
Day care, nursery, pre-kindergarten, play and special schools
and kindergarten.
|
C
|
|
Drive-through establishments for financial institutions.
|
C
|
|
Dry cleaning and dyeing establishment.
|
P
|
|
Funeral homes, mortuaries and undertaking establishments.
|
C
|
|
Grocery stores.
|
C
|
|
Health clubs.
|
C
|
|
Hotel.
|
C
|
|
Institution — Public buildings, hospitals, institutions
or schools, when permitted in a district, may be erected to a height
not exceeding 110 feet if the building is set back from each yard
line at least 1 foot for each foot of additional building height above
the height limit otherwise permitted in the district in which the
building is built.
|
C
|
|
P
| |
|
Laundry shop — either drop-off or self-service providing
no more than 30 machines.
|
P
|
|
Live/work unit (per definition in Section 410.695).
|
C
|
|
Lodge hall or club.
|
C
|
|
Marijuana Dispensary Facility (subject to the performance standards set forth in Section 405.350)
|
C
|
|
Marijuana Testing Facility (subject to the performance standards set forth in Section 405.350)
|
C
|
|
Medical or dental clinic.
|
P
|
|
Messenger and telephone exchange building.
|
P
|
|
Microbreweries.
|
P
|
|
Mixed-use developments (per definition in Section 410.695).
|
P
|
|
Nursing and convalescent home.
|
C
|
|
Offices — Business or professional.
|
P
|
|
Pharmacies.
|
P
|
|
Place of religious worship.
|
P
|
|
Public buildings erected or used by any department of the City,
County, State or Federal Government. Public buildings, hospitals,
institutions or schools, when permitted in a district, may be erected
to a height not exceeding 110 feet if the building is set back from
each yard line at least 1 foot for each foot of additional building
height above the height limit otherwise permitted in the district
in which the building is built.
|
C
|
|
Public interest signs.
|
C
|
|
Recreation building or structure or grounds.
|
P
|
|
Residential — multi-family residential development or
town home development.
|
C
|
|
Restaurants (including carry-out, self-seating and full-service)
and prepared food dispensing uses.
|
C
|
|
Retail establishments.
|
P
|
|
Schools for business, professional and technical training, but
not including outdoor areas for driving or heavy equipment training.
|
C
|
|
Theaters, both live performance and movies.
|
C
|
|
P = Permitted by right
C = Permitted with conditional use permit
Note: Uses not appearing in this table are prohibited.
| |
