Note — As to ord. no. 3224 §1, adopted
April 10, 2007, ord. no. 3220 as set out in this article shall take
effect after a new Architectural Review Board is appointed, confirmed
and notifies the Mayor and Board of Aldermen in writing of a date
specific that it is prepared to start receiving and reviewing cases
pursuant ord. no. 3220 as set out in this article.
[Ord. No. 2147 §1(5-40), 11-24-1997; Ord. No. 2439 §1, 3-14-2000; Ord.
No. 3220 §1, 3-29-2007; Ord. No. 3308 §1, 12-11-2007; Ord. No. 3759 §8, 8-26-2013]
A.
The Architectural Review Board shall review all building permit applications for construction and reconstruction of all new or existing principal buildings as defined in Section 405.080 of this Municipal Code, proposals for all permanent gates, support structures and related fencing erected at any entrance to a residential subdivision, and all proposals for the construction of roof-mounted solar energy systems that are flush-mounted on the rear of the roof, on the side of the roof not facing onto a street, or on top of a flat roof and not visible from the ground, excepting for any solar energy system that is no larger than thirty (30) square feet in total solar collection area on any lot.
B.
Architectural review shall be required for all residential building
additions of 500 square feet and over and residential accessory buildings
that require a conditional use permit.
[Ord. No. 4391, 10-26-2020]
[Ord. No. 2147 §1(5-41), 11-24-1997; Ord. No. 3220 §1, 3-29-2007; Ord.
No. 3759 §8, 8-26-2013]
The Planning Director or his/her designee shall initially review all permit applications under this Article. The Planning Director may require an architectural plan or such other information as he/she deems necessary to determine compliance with the architectural criteria provided in Section 500.110 hereof. The Planning Director shall forward to the Architectural Review Board complete copies of all applications, architectural plans and/or other information provided by the applicant in order for the Architectural Review Board to perform the duties specified in this Article.
[Ord. No. 2147 §1(5-42), 11-24-1997; Ord. No. 3220 §1, 3-29-2007; Ord.
No. 3759 §8, 8-26-2013]
The City shall provide written notification of any application,
by first class mail, to all property owners shown by the City tax
records within three hundred (300) feet of the property lot line of
the proposed construction and to all owners of property located within
the subdivision of the site of the proposed construction, so that
said persons may comment on the proposed construction.
[Ord. No. 2147 §1(5-43), 11-24-1997; Ord. No. 2456 §1, 4-25-2000; Ord.
No. 2618 §1, 9-25-2001; Ord. No. 3077 §3, 10-24-2005; Ord. No. 3220 §1, 3-29-2007; Ord. No. 3759 §8, 8-26-2013; Ord. No. 3904 §1, 6-8-2015]
A.
No building permit for any new or existing principal building or
for any roof-mounted solar energy system shall be issued until such
time as the Architectural Review Board and/or Board of Aldermen makes
an affirmative finding that the building permit application of the
proposed construction or reconstruction is in compliance with the
following criteria:
1.
For new or existing principal building:
[Ord. No. 4066 § 1, 1-23-2017]
a.
Style. No single architectural style should be superimposed
upon buildings, and each should reflect its own individual style.
Monotonous design should be avoided; variation of detail and form
should be used to provide visual interest. Evaluation of the appearance
of a project shall be based on the quality of its design and relationship
to surroundings. Additions should relate to the existing buildings
in design, details, colors and material.
b.
Scale and proportion. The height, scale and proportion of each
building should be compatible with its site and adjoining buildings.
Building components such as windows and doors should have proportions
appropriate to the architecture of the structure.
c.
Proportion. Elements of building massing should relate to the
size and shape of those of adjacent buildings.
d.
Materials. Materials should be selected for suitability to the
type of building and the design in which they are used and for harmony
with adjoining buildings. Materials should be of durable quality.
(1)
The use of polyvinyl chloride (vinyl) siding and
soffits is prohibited.
(2)
Exterior materials for new residential structures
shall be identified including the area and the area percentage of
such exterior materials used for each elevation of the residence,
excluding doors and windows. For each side and rear elevation, the
exterior shall include at least ten percent (10%) or equal amount
(whichever is the lesser) of the primary exterior material used for
the exterior front building elevation, as well as ten percent (10%)
or equal amount (whichever is the lesser) of the secondary exterior
material used for the exterior front building elevation. The word
"primarily" means the majority of the front elevation area, excluding
doors and windows. The word "secondary" means the second most used
material of the front elevation area, excluding doors and windows.
(3)
Additions to existing residential structures shall
not be required to comply with Subsection (A)(d)(2) above, provided
any such addition contains no greater floor area than the existing
structure.
e.
Colors. Colors, including trim and accent colors, should be
harmonious and visually compatible with neighboring buildings.
f.
Awnings, canopies and marquees. Awnings, canopies and marquees
should fit the character of the building and not interfere with the
appearance of the surrounding buildings. Unused brackets should be
removed.
g.
Preservation of period detail. Original details on existing
buildings, such as cornices, horizontal bands and decorative elements,
should be preserved.
h.
Screening. Facilities, including, but not limited to, trash
dumpsters and rooftop and mechanical units, should be visually screened
with materials harmonious with the building.
i.
Lighting. Exterior lighting, when used, should be of a design
and size compatible with the building and adjacent areas. Excessive
brightness should be avoided.
j.
Landscaping. Landscape treatment, where appropriate, should
be provided to enhance architectural features and provide visual interest.
Landscape materials may include plants, trees, fences, walls and paving.
l.
Foundation Siding. All siding must lap the foundation a minimum
of two (2) inches. The distance between the siding and the finish
grade on the exterior of a structure shall be a minimum of four (4)
inches and a maximum of six (6) inches. The ARB may waive this requirement
on the rear of a structure if warranted by steep topography.
[Ord. No. 4387, 9-28-2020]
m.
Application procedure. The application for Architectural Review
should include the following:
(1)
Cover Sheet.
(a)
Title block including address of property.
(b)
Area map showing the general location of the property
within the context of arterial roadways.
(c)
Lot Area (square feet and acres).
(d)
Floor Area (square feet) and Floor Area Percentage.
(e)
Green Space Area (square feet) and Green Space
Percentage.
(f)
Distance from street.
(g)
Height of Building (Lowest point to highest point
along front, excluding chimney.)
(h)
Roof Material/Color.
(i)
Brick or Stone Color.
(j)
Siding Type and Color.
(k)
Trim and Accent Color.
(l)
Window Style and Make.
(2)
Site Plan (multiple sheets as necessary) developed in accordance with Sections 405.260(A)(1)(a) through 405.260(A)(1)(i) of the Town and Country Municipal Code including (but not exclusively) the following:
(3)
Architectural representation of the proposed structure.
(a)
(b)
Color renderings of all four (4) sides of the structure.
(c)
Parts (i) and (ii) of this Section may be combined
at the discretion of the applicant or the request of the Board.
(4)
General interior floor plan of the affected areas
of the structure.
(5)
Photo of existing structure and photos of existing
structures on both sides and across the street of the proposed project.
(6)
Submit letter or statement describing to what degree
and how material of any existing structure to be demolished will be
recycled, reused or repurposed.
(7)
Submit affirmation of notification of subdivision
trustees (names and contact information) regarding the project.
2.
For roof-mounted solar energy system: Design and installation
of any roof-mounted solar energy system shall conform to applicable
industry standards and shall comply with the City Building Codes,
Building Regulations and with all other applicable fire and life safety
requirements. The manufacturer's specifications and a site plan
showing the location of the proposed solar energy system shall be
submitted as part of the application.
a.
General requirements for solar energy systems.
(1)
Solar energy systems shall be allowed in any zoning
district and may be installed upon receipt of the necessary construction,
electrical and/or mechanical permits and payment of applicable permit
fees, if any.
(2)
This Section applies to solar energy systems to
be installed and constructed for either residential or non-residential
use.
(3)
The solar energy system, including all connecting
parts and equipment, shall have manufacturer-applied finishes and
shall not be field painted.
(4)
A solar energy system may exist only as an accessory
use and shall not be erected on a lot until a primary structure has
been constructed.
(5)
Any solar energy system that remains nonfunctional
or inoperative for a continuous period of six (6) months shall be
removed by the owner at the owner's expense, and the underlying
structure shall be properly repaired. Visible deterioration of any
solar energy system shall be promptly repaired.
b.
Roof-mounted solar energy systems.
(1)
Roof-mounted solar energy systems may be mounted
on principal or accessory structures but shall conform to all requirements
of this Section.
(2)
Roof-mounted solar energy systems on residences
or residential accessory structures shall be installed in the plane
of the roof (flush-mounted) or made part of the roof design (with
capping or framing that is compatible with the color of the roof or
structure), except that mounting brackets shall be permitted if the
applicant can demonstrate that the existing pitch of the roof would
render the solar energy equipment ineffective or construction would
otherwise be impossible.
(3)
Roof-mounted solar energy systems on a flat roof
shall be screened from view of any street in a way that is compatible
with the architectural design of the structure upon which the solar
energy system is mounted.
(4)
Roof-mounted solar panels shall be no closer than
twelve (12) inches from any ridge, edge, eave, hip or valley, and
the top of the solar panels shall be no more than eight (8) inches
off the plane of a sloped roof.
(5)
Any system incorporated into a commercial building
shall be integrated into the basic form and main body of the building.
If roof-mounted, all collector panels shall fit into the form of the
roof; if the building's roof is sloped or if rack mounting is
used on a flat roof, the mounting must be concealed from view at street
level. All equipment and panels related to a solar energy system shall
be set back a minimum of one (1) foot from the edge of the roof.
[Ord. No. 3220 §1, 3-29-2007; Ord. No. 3759 §8, 8-26-2013; Ord. No. 3904 §2, 6-8-2015]
A.
Composition. There shall be an Architectural Review
Board consisting of eight (8) members appointed by the Mayor with
the consent of the Board of Aldermen. At least three (3) of the eight
(8) members shall be building or design professionals, such as architects
or engineers. The members of the Board shall serve for a term of three
(3) years. Four (4) members shall constitute a quorum for the transaction
of business.
B.
Duties.
1.
The Architectural Review Board shall work with any applicant
and interested party to find architectural design solutions for all
parties, to the extent that the Board deems appropriate and feasible.
2.
The Architectural Review Board shall consider and vote on all applications for permits for residential construction and reconstruction under this Article. Except as provided in Section 500.115(F) hereof, the decision of the Architectural Review Board on a residential application for architectural review shall be final.
3.
The Architectural Review Board shall consider and approve all applications for permits for roof-mounted solar energy systems that are flush-mounted on the rear of the roof, on the side of the roof not facing onto a street, or on top of a flat roof and not visible from the ground, provided that the proposed solar energy system complies with the requirements set forth in the City's Code, including the standards set forth in Section 500.110.
4.
The Architectural Review Board shall consider and vote on all
applications for non-residential construction and reconstruction under
this Article. The Architectural Review Board shall make a recommendation
of approval or disapproval for non-residential construction and reconstruction
that shall be referred to the Board of Aldermen for review and final
decision.
C.
Fee Required. A non-refundable fee of two hundred
fifty dollars ($250.00) shall be paid to the City of Town and Country
at the time of filing a request for architectural review. The fee
shall not be refunded if a request for architectural review is withdrawn
or rescheduled and a new fee shall be required.
D.
The Architectural Review Board shall develop and implement its own
policies and procedures in accordance with this Section.
E.
Meetings shall be held upon such dates chosen by the Architectural
Review Board.
F.
An applicant for architectural review of a residential structure
aggrieved by a decision of disapproval of the Architectural Review
Board [provided that at least two (2) members of the Architectural
Review Board voted for approval] shall have the right to a review
by the Board of Aldermen upon filing of an appeal within ten (10)
days of the decision along with an appeal fee of two hundred dollars
($200.00).
G.
Any person who has been aggrieved by a final decision on architectural
review under this Article shall have the right to appeal said decision
to the Circuit Court of St. Louis County in accordance with Chapter
536, RSMo.
[Ord. No. 2147 §1(5-44), 11-24-1997; Ord. No. 3220 §1, 3-29-2007; Ord.
No. 3759 §8, 8-26-2013]
If the trustees of a subdivision have approved the construction
or reconstruction of a residence or a solar energy system that is
the subject of architectural review as provided in this Article, the
applicant shall include with his/her building permit and architectural
review application a written confirmation of such approval, which
may be considered by the Architectural Review Board and the Board
of Aldermen in determining compliance with this Article.
[Ord. No. 2230 §1(5-45), 7-27-1998]
A.
No building permit for any new construction, swimming pool, addition
or remodeling [if the estimated cost is in excess of fifty thousand
dollars ($50,000.00)] of a single-family residence shall be issued
until such time as the applicant shall include with the permit application
a cash escrow deposit of five thousand dollars ($5,000.00). Said deposit
is intended to guarantee the cleaning, maintenance and/or repair of
City streets, both public and private, which are damaged or defaced
in the course of such reconstruction and any antecedent demolition.
The applicant shall be liable for such damage or defacement, and shall
pay the reasonable cost of restoring the streets, curbs and sidewalks
in question to their original condition, as provided herein.
[Ord. No. 4372, 8-10-2020]
B.
At least five (5) working days prior to the applicant's use
of any street in the City for demolition and/or construction the applicant
shall notify the Public Works Director of the date the work is scheduled
to begin and end. The Public Works Director shall examine the condition
of the streets to be used for the construction and any antecedent
demolition and shall photograph or videotape the streets, and potentially
affected surrounding right-of-way ,showing the condition of the pavement,
curbs, sidewalks and other physical features, which shall be dated
with accompanying documentation made of the location depicted. Within
five (5) days of the project's completion the Public Works Director
shall inspect the pavement, curbs, sidewalks and other physical features.
If the Public Works Director determines that any damage or defacement
has occurred, the Director shall photograph or videotape the area
of concern, which shall be dated with accompanying documentation of
the location depicted.
[Ord. No. 4372, 8-10-2020]
C.
After identifying damage or defacement the Public Works Director
shall notify the applicant in writing, who shall then cause the area
to be cleaned, maintained and/or repaired as may be necessary to restore
the area to its original condition. The Public Works Director shall
grant the applicant a reasonable time to accomplish such restoration,
after which the Public Works Director may cause the work to be performed
and deduct from the escrow deposit accordingly. The Public Works Director
may cause the restoration to be performed without notice to the applicant
if the damage or defacement presents a safety hazard to vehicular
or pedestrian traffic and immediate corrective action is necessary.
D.
If the costs of the City's restoration of the area exceeds the
escrow amount, the applicant shall be billed for the overage and said
amount shall be paid to the City within thirty (30) days. Until the
overage has been paid or the claim has been resolved, the applicant
shall not be granted any permits by the City, and this bar shall extend
to the granting of occupancy permits for the project in question.
Any portion of the deposit not expended or budgeted for expenditure
shall be refunded to the applicant within thirty (30) days of the
completion of work.
[Ord. No. 4372, 8-10-2020]
