[Ord. No. 7252 §1, 1-10-2006; Ord. No. 7249 §1, 2-13-2006; Ord. No. 7352 §1, 11-14-2006; Ord. No. 7488 §§2 — 3, 2-28-2008; Ord. No. 7675 §1, 1-27-2010; Ord. No. 7834 §1, 10-10-2011; Ord. No. 8220 §4, 4-26-2016; Ord. No. 8399, 3-28-2018; Ord. No. 8480, 12-10-2018; Ord. No. 8480, 12-10-2018; Ord. No. 8519, 6-24-2019; Ord. No. 8536, 8-12-2019; Ord. No. 8584, 12-9-2019; Ord. No. 8635, 9-28-2020; Ord. No. 8712, 8-23-2021; Ord. No. 8721, 9-13-2021; Ord. No. 8766, 2-28-2022; Ord. No. 8865, 2-13-2023; Ord. No. 8953, 1-22-2024; Ord. No. 9000, 8-26-2024; Ord. No. 9167, 2-9-2026]
A. Objectives. The regulations set forth in this Section or set forth elsewhere in this Chapter, when referred to in this Section, are the regulations in the "B-3" Extensive Business District. The purpose of this District is to provide for attractive and efficient retail shopping facilities of integrated design in appropriate locations to serve residential neighborhoods. It is intended that the district shall be laid out and developed as a unit according to an approved plan so that the purpose of the district may be accomplished and not to any other use.
B. Use Regulations. A building or lot within the "B-3" Extensive Business District shall be used only for the following purposes; provided that, except as otherwise set forth herein, the uses do not allow adult entertainment on the premises:
1. Accessory uses and buildings.
4. Apparel and accessory shop.
5. Appliance store, repair and service.
11. Barber, beauty and cosmetology schools.
17. Business and professional offices and office buildings.
18. Camera and photo supplies store.
19. Candymaker studio/work area.
23. Contractor office (with no storage of equipment or materials).
24. Convenience store: provided however, a convenience store may not be permitted if it includes the issuance of a liquor license for the sale of intoxicating liquors in the original package not to be consumed on the premises where sold if the total number of convenience stores with a package liquor license exceeds one (1) per three thousand (3,000) population in the City, or if the location of the convenience store with a package liquor license is within one half (½) mile of another convenience store that has a package liquor license (vehicle service stations or filling station businesses that are authorized to sell alcohol are not considered to be a convenience store).
26. Custom-made product sales.
31. Electric Vehicle Charging Stations.
32. Electrical and lighting sales store.
33. Electronic appliance repair facility.
34. Electronics store and service.
37. Film processing shop without drive-up service.
38. Financial consultant office.
40. Fitness center, two thousand (2,000) square feet or less.
43. Furniture and household goods store.
44. General merchandise store.
46. Glass mirror sales and service store.
50. Heating and plumbing sales store.
52. Income tax preparer office.
55. Interior decorating store.
58. Land title insurance company.
60. Laundry and dry cleaning collection and distribution.
62. Lawnmower sales and service store.
66. Massage businesses, provided that the licensing requirements of the City are met.
68. Marijuana Dispensary Facility — (NAICS CC453999), which abides by all applicable laws and regulations, but no Marijuana Dispensary Facility shall be sited on a property within three hundred (300) feet of a property of any then-existing church, day care center, elementary or secondary school. Measurements shall be made from the closest property line of the proposed Dispensary Facility to the closest property line of any such other use listed in this Section, or in the case of location of a Marijuana Dispensary Facility in a Shopping Center, the measurement shall be taken from a determined centroid of the Facility. On-Site Usage Prohibited: No Marijuana shall be smoked, ingested, infused or otherwise consumed on the premises. All licenses issued to any Facility shall be displayed at the Facility.
69. Marijuana microbusiness dispensary facility.
71. Monument works having a retail outlet on the premises.
75. Musical instruments and record store.
76. Music teacher studio/work area.
83. Pet grooming, domestic small household.
91. Real estate appraisers, broker and salesperson office.
92. Service selling only those goods which may be sold by any other permitted retail store in this District.
94. Silk screening businesses that silk screen clothing and other apparel merchandise, provided that the silk screening operations do not occupy more than two thousand (2,000) square feet.
97. Stenographer/typist studio/work area.
98. Structures and uses which are clearly accessory and necessary to the normal operation of the permitted uses.
102. Temporary structures subject to the terms and conditions as set out in this Section.
106. Utility (local public) facilities, provided that any installation, other than poles and equipment attached to the poles, shall be:
a. Adequately screened with landscaping, fencing or walls or any combination thereof, or
c. Enclosed in a structure in such a manner so as to blend with and complement the character of the surrounding area.
| All plans for screening these facilities shall be submitted to the Department of Public Works for review. No building permit or installation permit shall be issued until these plans have been approved by the Building Commissioner. |
107. Variety store selling goods permitted in this District.
C. Temporary Structures (Including Tents).
1. Permit. It shall be unlawful to erect a temporary structure in this Zoning District (except for any church or lawful non-conforming residential use) without first having obtained a permit from the Public Works Department for its erection. The permit shall be a non-renewable seven (7) day permit. Except for any church, charitable, benevolent or non-profit organization, there shall be allowed four (4) such permits per address for each calendar year, provided there be a minimum of thirty (30) days between the issuance of each permit. There shall be no charge for the seven (7) day permit, however, an inspection fee shall be assessed except for any church, charitable, benevolent or non-profit organization.
2. Use and location. The temporary structure shall be owned by the holder of the business license of the primary business except for any church, charitable, benevolent or non-profit organization. The location of the temporary structure shall be approved by the Building Commissioner but shall in no case be closer than ten (10) feet to any property line. Except for any church, charitable, benevolent or non-profit organization, the temporary structure shall be used for purpose of outdoor display of merchandise for sale by the primary business. Except for any church, charitable, benevolent or non-profit organization, no other business shall be allowed to operate out of the temporary structure except by Special Use Permit granted by the City Council.
3. Height. Temporary structures shall not exceed fifteen (15) feet in height.
4. Parking. The temporary structure shall not eliminate any required parking spaces.
D. Sign Regulations. All signs and bulletin boards shall conform to the requirements of the Florissant City Code.
E. Parking Regulations. The parking requirements for uses within the "B-3" Extensive Commercial District shall be as set out in Section
405.225.
F. Height, Area And Bulk Regulations. The height, area and bulk regulations for uses in the "B-3" Extensive Commercial District shall be as follows:
2. Maximum story. Three (3) stories.
3. Maximum height. Forty-five (45) feet.
4. Minimum depth (front yard). Forty (40) feet.
5. Minimum depth (rear yard). Thirty-five (35) feet.
6. Minimum width (side yard). Thirty-five (35) feet.
| The minimum depth (rear yard) and minimum width (side yard) applies only when the yard abuts or is adjacent to an "R" residential District. |
G. Performance Standards. In addition to all other requirements, uses within the "B-3" Extensive Commercial District shall conform to the most restrictive performance standards as follows:
1. Vibration. Every use shall be so operated that the maximum ground vibration generated is not perceptible without instruments at any point on the lot line of the lot on which the use is located.
2. Odor. Every use shall be so operated that no offensive or objectionable odor is perceptible at any point on the lot line on which the use is located.
3. Smoke. Every use shall be so operated that no smoke from any source shall be emitted of a greater density than the density described as No. 1 on the Ringelmann Chart as published by the United States Bureau of Mines.
4. Toxic gases. Every use shall be so operated that there is no emission of toxic, noxious or corrosive fumes or gases.
5. Emission of dirt, dust, fly ash and other forms of particulate matter. Emission of dirt, dust, fly ash and other forms of particulate matter shall not exceed eighty-five one-hundredths (0.85) pounds per one thousand (1,000) pounds of gases of which amount not to exceed five-tenths (0.5) pound per one thousand (1,000) pounds of gases shall be of such size as to be retained on a 325-mesh U.S. standard sieve. In the case of emission of fly ash or dust from a stationary furnace or a combustion device, these standards shall apply to a condition of fifty percent (50%) excess air in the stack at full load, which standards shall be varied in proportion to the deviation of the percentage of excess air from fifty percent (50%).
6. Radiation. Every use shall be so operated that there is no dangerous amount of radioactive emissions.
7. Glare and heat. Any operation producing intense glare or heat shall be performed in an enclosure in such a manner as to be imperceptible along any lot line.
8. Screening.
a. All mechanical equipment, air-handling units, cooling towers, condensers, etc., on roof or grade shall be screened architecturally in such a manner as to be a part of the design of the building.
b. Incinerators and stacks shall be enclosed in the same material as the main exterior building material.
9. Sound transmission loss. Sound transmission loss horizontally and vertically between single units in multi-family housing shall be not less than fifty (50) STC and installed according to directions in the Residential Sound Conditioning Publication by the National Association of Home Builders of the United States, Washington, D.C., Copyright 1964.
H. Fencing Regulations. The fencing requirements for permitted or Special Uses shall be as follows:
1. It shall be unlawful to erect any fence in the City of Florissant without first having filed with the Building Commissioner an application for a fence permit together with a sketch or diagram of the type of fencing, design and color and its location and having obtained a permit for its erection.
2. Any fencing shall be allowed but only as directed and approved by the Planning and Zoning Commission after giving due consideration for the public safety, health and welfare and architectural designs of the City.
I. Off-Street Loading Regulations. The off-street loading requirements for permitted uses shall be as follows:
1. Schedule of required loading spaces. Except as otherwise provided in this Chapter, when any building or structure is hereafter erected or structurally altered to the extent of increasing the floor area by fifty percent (50%) or more or any building is hereafter converted for the uses listed in Column 1 of the following chart, when such building contains the floor areas specified in Column 2, accessory off-street loading spaces shall be provided as required in Column 3 or as required in subsequent Subsections of this Section.
Column 1 | Column 2 | Column 3 |
|---|
Use or Use Category | Floor Area In Square Feet | Loading Space Required |
|---|
Retail store | 2,000--10,000 | One |
Department store | 10,000--20,000 | Two |
Restaurant | 20,000--40,000 | Three |
Wholesale house | 40,000--60,000 | Four |
Warehouse | | |
Repair, general service | each 50,000 over 60,000 | 1 Additional |
Manufacturing or industrial establishment | | |
Apartment building | 5,000--10,000 | One |
Apartment | 10,000--100,000 | Two |
Hotel, motel | 100,000--200,000 | Three |
Offices or office building | each 10,000 over 200,000 | 1 Additional |
Hospital or similar institution | | |
Places of public assembly | | |
Funeral home or mortuary | 2,500--4,000 | One |
| 4,000--6,000 | Two |
| each 10,000 over 6,000 | 1 Additional |
2. Interpretation of the chart.
a. The loading space requirements apply to all of the uses indicated in the chart and to this District.
b. The loading requirements in this Section do not limit special requirements which may be imposed in connection with Special Uses.
3. Mixed uses in one (1) building. Where a building is used for more than one (1) use or for different uses and where the floor area used for each use for which loading space is required is below the minimum for required loading spaces, but the aggregate floor area used is greater than such minimum, then off-street loading space shall be provided as if the entire building were used for that use in the building for which the most spaces are required.
J. Additional Requirements By The Planning And Zoning Commission. All proposed development or remodeling in the "B-3" Extensive Commercial District must have approval of the Planning and Zoning Commission. The Planning and Zoning Commission may make such reasonable additional requirements as they may deem necessary to utilities, drainage, landscaping, lighting, signs and advertising devices, screening, accessways, curb cuts, traffic control, height of buildings and setback of buildings to protect adjoining residentially zoned lots or residential uses.
K. Special Use Permits. The City Council may, by Special Permit, after public hearing and notice as provided in Article
VIII and subject to such protective restrictions that the Council may deem necessary, authorize the location, extension or structural alteration of any of the following buildings or uses in a "B-3" Extensive Business District:
2. Adult entertainment businesses, provided that the physical confines of such businesses are not located within one thousand (1,000) feet of a public or private school, public park, day care center, church or within two hundred fifty (250) feet of a residentially zoned or used property.
3. Alcohol and/or drug abuse treatment facilities designed to provide residential facilities for the treatment of alcohol and/or other drugs that are located on property that is owned or leased and operated by a certified hospital corporation, that allows no more than two (2) patients per bedroom and one (1) bath for every two (2) patients, that provides that the exterior appearance of the treatment facility shall reasonably conform to the exterior appearance of other dwellings in the vicinity, is not located closer than one thousand (1,000) feet to any other substance abuse treatment facility, church, school or park, that has a competent medical staff on duty twenty-four (24) hours a day and provides for one (1) staff member for every four (4) to five (5) patients and conforms to all State and Federal Statutes and is certified by the State of Missouri.
4. Alcohol and/or drug abuse treatment facilities designed to provide outpatient facilities for the treatment of alcohol and/or other drugs that are located on the property that is not closer than one thousand (1,000) feet to any other substance abuse treatment facility, church, school or park and conforms to all State and Federal Statutes and is certified by the State of Missouri.
5. Amusement and recreation facilities.
6. Animal hospitals, pet shops or pet boarding establishments.
9. Automotive service garages.
10. Awning and canvas sales and service.
13. Boat and marine sales and services.
16. Building material supplies.
17. Camper shell sales and service.
20. Car sales (new and used) area including trailer sales.
22. Commercial automobile laundry, including coin-operated; except that not more than two (2) portable coin-operated car wash machines may be used or operated in connection with any lawfully operated filling or service station, provided that no additional structure shall be erected at such station for, or as a result of, use of such machines and, further provided, that such machines may not be used or operated outside of the filling or service station structure.
23. Cemetery and crematory including pet cemetery and pet crematory.
24. Construction contractors other than construction contractor's office, including plumbers, electricians and mechanical contractors.
26. Educational development centers.
27. Equipment rental — home and general.
28. Fitness centers, over two thousand (2,000) square feet.
29. Filling stations or service stations, together with such uses as may be incidental to the business of conducting a gasoline filling station when such uses have been included in any permit which may be granted. This may include towing service and storage of damaged automobiles on premises for a period of thirty (30) days for each automobile inspection by insurance company or other parties. Also used car sales when included in special permit not to exceed two (2) cars on display at same time. Permits under this Section shall be conditioned upon compliance with all existing fire regulations and ordinances of the appropriate fire protection district where the structure is located.
30. Film processing shop with drive-up service.
32. Hospitals, sanitariums, convalescent homes, rest homes, nursing homes, orphanages or homes for the infirmed or aged.
34. Liquor stores: provided, however, a liquor store may not be permitted if the total number of liquor stores exceeds one (1) per three thousand (3,000) population in the City, or if the location of the liquor store is within one half (½) mile of another liquor store or within one half (½) mile of a convenience store that has been issued a liquor license for the sale of intoxicating liquor in the original package not to be consumed on the premises where sold (vehicle service stations or filling station businesses that are authorized to sell alcohol are not considered to be a convenience store).
37. Machinery (heavy) and equipment sales and service.
40. Nurseries and greenhouses.
41. Penny arcade establishment or amusement center.
42. Private clubs and lodges.
43. Public or private parking garages or public parking area under special conditions where it is deemed necessary for the public convenience or welfare.
46. Restaurants. (Exempted from this definition of restaurant shall be all not-for-profit organizations which provide food and refreshments to be consumed on the premises or that may be carried away from the premises.)
47. Short-Term Loan Establishments; provided, and subject to the following:
a. Two (2) fully operational, state-of-the-art security cameras shall be installed to monitor and clearly record the activities at all times and the recordings shall be kept for a minimum of thirty (30) days;
b. A panic alarm wired to the Florissant Police Department or a reputable security firm that is acceptable to the Florissant Police Department shall be installed;
c. No more than ten percent (10%) of the windows can be obstructed with signs so as to interfere with visibility into the businesses;
d. Post and enforce a no-loitering policy on the premises;
e. A notice printed in not less than 24-point bold type 2 shall be posted within three (3) feet of a location within the premises at which a customer, borrower or other member of the general public is invited or directed to stand or sit to either apply for a loan, to answer or ask questions, to review or sign transaction documents, to receive loan proceeds, to make payments or to inquire about, or apply for, the renewal of the rolling over of a loan, which sets forth the following information:
(1) The word "WARNING" in bold capital letters;
(2) Information that this establishment is a short-term loan establishment and is not a Federally chartered bank, savings and loan association, or credit union;
(3) The interest rates and fees charged;
(4) The annual percentage rate equivalent of the aggregate of those interest rates and fees charged per one hundred dollars ($100.00) borrowed;
(5) A computation of the amounts that would be paid on an original loan renewed or rolled over after the expiration of its original term without any payment of either principal or interest each time, up to the six (6) times;
(6) A warning that default may result in loss of property used as a security for the loan and garnishment of wages and checking and savings accounts; and
(7) Alternative to short-term loans shall be provided.
f. Short-term loan establishments will not be permitted if the total number of short-term loan establishments exceeds one (1) per ten thousand (10,000) population in the City or if the location of the short-term loan establishment is within two (2) miles of another short-term loan establishment.
49. Consumer loan company, provided however, that two (2) fully operational, state of the art security cameras shall be installed to monitor and clearly record the activities at all times and the recordings shall be kept for a minimum of thirty (30) days; a panic alarm wired to the Florissant Police Department or a reputable security firm that is acceptable to the Florissant Police Department shall be installed; no more than ten percent (10%) of the windows can be obstructed with signs so as to interfere with visibility into the business; and consumer loan company will not be permitted if the total number of short-term loan establishments exceed one (1) per ten thousand (10,000) population in the City, or if the location of the short-term loan establishment is within two (2) miles of another short-term loan establishment.
51. Silk screening businesses whose silk screen clothing and other apparel merchandise for operations occupy more than two thousand (2,000) square feet.
52. Sport recreation centers.
53. Standard outdoor advertising sign.
54. Swimming pool sales and display.
56. Tire sales and installation with no auto repair.
57. Universities and colleges.
58. Utility buildings including sanitary treatment plant.
59. Tobacco products, alternative nicotine products or vapor products; provided, however, that a store that sells primarily tobacco, alternative nicotine products or vapor products may not be permitted if the number of locations exceeds one (1) per four thousand (4,000) population in the City, or if the location of said store is within one-half (1/2) mile of another such store. In no event shall the City Council approve the issuance of a license for the sale of tobacco products, alternative nicotine products, or vapor products within one hundred (100) feet of any school, church or other building regularly used as a place of worship; except that when a school, church or place of worship shall thereafter be established within one hundred (100) feet of any place of business licensed to sell tobacco products, alternative nicotine products, or vapor products, renewal of the license shall not be denied for this reason.