City of Hazelwood, MO Article IV Architectural Control

Section 500.120 Purposes of Article.

[CC 1997 § 7.16; Ord. No. 2776-96, 7-17-1996]

A. The general purposes of this Article are to promote and protect the public health, safety and the general welfare of the community.

B. The City Council finds there is a need to exercise architectural control so as to prevent the erection or construction of inappropriate and harmful structures which have the following characteristics:

1. Floor areas less than the standards of surrounding buildings in the same residential neighborhood;

2. Stereotype exterior design with buildings in the same residential neighborhood;

3. Appears unsightly, grotesque and unsuitable, when compared with residential and other buildings erected in the same residential neighborhood, for occupancy as single-family residence purposes;

4. Impair the benefits of occupancy of existing residential property in such areas;

5. Impair the stability and value of both improved and unimproved real property in such areas;

6. Prevent the most appropriate use of such real property, and the most appropriate development of such areas;

7. Produce degeneration of residential property in such areas with attendant deterioration of conditions; and

8. Deprive the City of tax revenue which it otherwise could receive and destroys a proper balance in relationship between the taxable value of real property in such areas and the cost of the municipal services provided therefor. It is the purpose of this Article to prevent these and other harmful effects to promote and protect the health, safety, morals and general welfare of the community.

Section 500.130 Certain Types of Construction Prohibited.

[CC 1997 § 7.17; Ord. No. 2776-96, 7-17-1996; Ord. No. 2929-98 § 1, 1-21-1998; Ord. No. 3176-00 § 1, 6-7-2000; Ord. No. 4140-11 § 3, 4-6-2011]

A. Building Permits Not To Be Issued For Single-Family Dwellings Substantially Like Neighboring Buildings.

1. Except as provided in this Chapter, no building permit shall be issued under the Building Code or the zoning regulations of the City for the erection of any single-family dwelling in any Single-Family Dwelling District if it is like or substantially like any neighboring building, as hereinafter defined, then in existence or for which a building permit has been issued, in more than three (3) of the following six (6) respects:

a. Height of the main roof ridge, or, in the case of a building with a flat roof, the highest point of the roof beams, above the elevation of the first (1st) floor.

b. Height of the main roof ridge above the top of the plate, all flat roofs shall be deemed identical in this dimension.

c. Length of the main roof ridge, or, in the case of a building with a flat roof, length of the main roof.

d. Width between outside walls at the ends of the building measured under the main roof at right angles to the length thereof.

e. Relative location of windows in the front elevation or in each of both side elevations with respect to each other and with respect to any door, chimney, porch or attached garage in the same elevation.

f. In the front elevation, both:

(1) Relative location, with respect to each other, of garage, if attached, porch, if any, and the remainder of the building, and

(2) Either height of any portion of the building located outside the limits of the main roof, measured from the elevation of the first (1st) floor to the roof ridge, or, in the case of a flat roof, the highest point of the roof beams, or width of such portion of the building if it has a gable in the front elevation, otherwise length of the roof ridge or the flat roof in the front elevation.

2. Buildings shall be deemed to be like each other in any dimension with respect to which the difference between them is not more than two (2) feet. Buildings between which the only difference in relative location of elements is end to end or side to side, reversal of elements shall be deemed to be like each other in relative location of such elements.

3. In relation to the premises with respect to which the permit is sought, a building shall be deemed to be a neighboring building if the lot upon which it or any part of it had been or will be erected is any one (1) of the following lots, as shown on the tax map of the County Assessor.

a. Any lot on the street upon which the building to be erected would front, which is the first (1st) or second (2nd) lot next along the street in either direction from the premises, without regard to intervening street lines.

b. Any lot any part of the street line frontage of which is across the street from the premises or from a lot referred to in Subsection (3)(a) of this Section.

c. Any lot any part of the street line frontage of which faces the end of, and is within the width of, the street, if there are less than two (2) lots between the premises and the end of the street.

d. Any lot on another street which adjoins the premises on such other street.

e. Any lot any part of the street line frontage of which is across such other street from the premises or from a lot referred to in Subsection (3)(d) of this Section.

4. Notwithstanding any of the foregoing provisions of this Section, no building shall be deemed to be a neighboring building in relation to the premises if its rear elevation faces the street upon which the building to be erected on the premises would front.

B. Metal-Sided Buildings.

1. No metal-sided building, except those used for storage purposes or those in compliance with Chapter 420: Mobile Homes and Mobile Home Parks, shall be installed or constructed in any residential dwelling district. Steel or aluminum siding shall be allowed on residential structures. Metal-sided buildings shall not be permitted in any commercial district.

2. Metal-sided buildings shall not be located in an industrial district unless such building:

a. Is an addition to an existing metal-sided building and is constructed of the same material as the existing building, and

b. Does not exceed fifty percent (50%) of the existing metal building square footage, and

c. Is on property bounded on all sides by industrially zoned properties that contain existing metal-sided buildings, or

d. Is a repair to an existing metal-sided building.

3. All other metal-sided buildings located in industrial districts shall be architecturally treated in accordance with the following:

a. One hundred percent (100%) of the elevation facing public right-of-way (street).

b. The first (1st) twenty-five percent (25%) of the building elevations adjacent to the elevation facing the public right-of-way (street).

c. In the event the length of the front building elevation facing the public right-of-way (street) is narrower than the sides, the side elevations shall be architecturally treated not less than fifty percent (50%) of their length.

d. For each one hundred (100) feet the building is set back from the building line, a reduction in the percentage of architectural treatment on all elevations as follows:

	1st one hundred (100) feet	Ten percent (10%)
	2nd one hundred (100) feet	Twenty-five percent (25%)
	3rd one hundred (100) feet	Fifty percent (50%)
	4th one hundred (100) feet	Seventy-five percent (75%)
	5th one hundred (100) feet	One hundred percent (100%)

4. The following materials will be allowed as architectural treatment for metal-sided buildings in industrial districts: brick, architectural concrete block, tilt-up concrete panels, stucco, glass block, exterior insulation and finishing systems (EIFS) and/or vinyl wood siding, or other material approved by the Director of Public Works.