[R.O. 2011 §34-34.1; Ord. No. 6139 §1(Exh. A (part)), 1997]
A.
The
following Sections provide specific regulations regarding the use
and development of property within the "HRO" district. These district
regulations are supplemented by additional regulations appearing elsewhere
in this Chapter or other Chapters of the University City Municipal
Code. Other regulations contained in this Chapter governing land use
and development include, but are not necessarily limited to, the following:
[R.O. 2011 §34-34.2; Ord. No. 6139 §1(Exh. A (part)), 1997]
The purpose of the "HRO" district is to provide for the construction
of mixed-use, high density residential and office developments whereby
said uses are typically contained within the same building. It is
also the intent of this district to allow the appropriate reuse of
existing buildings for mixed residential and office uses in order
to encourage high quality renovation compatible with surrounding properties.
[R.O. 2011 §34-34.3; Ord. No. 6139 §1(Exh. A (part)), 1997; Ord. No.
7041 § 2, 6-12-2017]
A.
The following land uses and developments are permitted in the "HRO" district. In addition to the land uses permitted in this district, certain other land uses may be conditionally allowed per Section 400.390.
2.
Dwellings, elevator-type, up to a F.A.R. of one (1.0);
3.
Dwellings, garden-type;
4.
Dwellings, town-house;
5.
Dwellings, attached single-family;
6.
Group homes for the disabled, small, where the group home dwelling
unit is more than one thousand (1,000) feet from any existing group
home dwelling unit;
8.
Offices located within the same building that contains dwelling units
and the building is not less than forty thousand (40,000) gross square
feet in area. The gross floor area of office space shall not exceed
fifty percent (50%) of the total gross floor area of the building;
9.
Places of worship;
10.
Schools, private; for the teaching of business, trades, crafts, art,
dance, or theater;
11.
Schools, public;
[R.O. 2011 §34-34.4; Ord. No. 6139 §1(Exh. A (part)), 1997; Ord. No.
7041 § 2, 6-12-2017]
A.
The following land uses and developments may be permitted in the "HRO" district, subject to the issuance of a conditional use permit in accordance with the procedures and standards contained in Article XI, "Conditional Uses":
1.
Auditoriums and other places of public assembly;
2.
Convalescent and nursing homes;
3.
Day care centers;
4.
Dormitories;
5.
Dwellings, detached single-family;
6.
Dwellings, elevator apartment, with a F.A.R. between one (1.0) and three (3.0) (see Section 400.400(D));
7.
Governmental, philanthropic, religious or charitable institutions,
including meeting halls, and training facilities;
8.
Group homes for the disabled, small, where the group home dwelling
unit is one thousand (1,000) feet or less from any existing group
home dwelling unit;
9.
Group homes for the disabled, large;
10.
Convenience, service, and retail uses, as herein enumerated, within
a building having forty thousand (40,000) or more square feet of gross
floor area (residential plus office space), and meeting the following
conditions:
a.
Is provided principally for the convenience of the owner and/or tenants;
b.
Does not have exterior signs of any type;
c.
Does not have separate outside entrance facing any street; and
d.
The combined square feet of the gross floor area dedicated to these
uses shall not exceed five percent (5%) of the gross floor area of
the principal building.
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Convenience, service, and retail activities shall be limited
to the following or similar uses:
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1.
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Book and stationery stores;
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2.
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Barbershops or beauty salons;
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3.
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Candy, ice cream, deli, and sandwich shops;
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4.
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Copying services;
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5.
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Gift shops, tobacco stores and newsstands;
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6.
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Parcel delivery stations;
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7.
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Postal substations;
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8.
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Travel bureau and transportation ticket office;
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9.
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Valet shop, cleaning pickup and drop-off only (no plant on premises);
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10.
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Hotels or motels;
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11.
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Museums and art galleries;
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12.
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Police or fire stations;
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13.
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Parks and playgrounds, public or private not-for-profit;
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14.
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Public utility facilities.
[Ord. No. 7094, 1-14-2019] | |
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15.
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Recreation facilities, common;
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16.
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Rental offices associated with residential or residential/office
developments;
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17.
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Recreation facilities, commercial;
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18.
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Schools, private; other than those permitted under Section 400.380;
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19.
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Service roads;
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20.
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Theaters, indoor; for performing arts or movies.
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[R.O. 2011 §34-34.5; Ord. No. 6139 §1(Exh. A (part)), 1997]
A.
Minimum Lot Size.
3.
Other permitted or conditional uses. Lot area and width shall be adequate to provide the minimum setbacks required by this Section and required parking, as established under Article VII "Off-Street Parking and Loading Requirements", but in no instance shall a lot be less than twenty thousand (20,000) square feet in area or one hundred (100) feet in width, except for public utility facilities.
4.
Public utility facilities. Lots for public utility
facilities may be less than twenty thousand (20,000) square feet in
area or one hundred (100) feet in width, provided that such lots shall
not be used for any other use.
B.
Building Setback Requirements.
1.
Mixed-use (residential/non-residential) buildings.
a.
Minimum right-of-way setback. Thirty (30) feet.
b.
Minimum property line setback. Twenty-five (25)
feet.
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Where a property line abuts a "SR" or "LR" district, then minimum building setbacks shall be in accordance with Section 400.1140(C)(3), Article V "Supplementary Regulations".
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3.
Other permitted or conditional uses. The minimum
setback requirements for all other buildings shall be as follows:
a.
Minimum right-of-way setback. Twenty (20) feet.
b.
Minimum property line setback. Ten (10) feet.
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Where a property line of a non-dwelling use abuts a "SR" or "LR" zoned property, then the minimum setbacks shall be in accordance with Section 400.1140(C)(3), Article V "Supplementary Regulations".
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C.
Floor Area Ratio (F.A.R.). The maximum amount of gross floor area for all buildings on any lot in the "HRO" district shall not exceed an amount equal to the total area of the lot (F.A.R. of (1.0)), except as provided for in Subsection (D) below.
D.
Increase In F.A.R. For Elevator Apartments Or Mixed-Use Elevator
Apartments/Office.
1.
The maximum floor area allowable on a lot, that is at least one (1) acre in area, may be increased to a F.A.R. of two (2.0) subject to the issuance of a conditional use permit in accordance with the procedures and standards contained in Article XI, "Conditional Uses".
2.
The maximum floor area allowable on a lot, that is at least three (3) acres in area, may be increased to a F.A.R. of three (3.0) subject to the issuance of a conditional use permit in accordance with the procedures and standards contained in Article XI, "Conditional Uses".
3.
In addition to the increase in F.A.R. conditionally allowed, the
total amount of gross floor area may be increased by an amount equal
to twice the number of square feet of open balcony or enclosed patio
space, provided such balcony or patio space contains at least sixty
(60) square feet in floor area and has at least a horizontal dimension
of six (6) or more feet.
F.
Maximum Site Coverage. Maximum site coverage shall not exceed
sixty-five percent (65%) of the total area of the site. This requirement
shall not be construed to preclude any underground structure from
occupying all or a portion of the lot, and subject to conditional
use permit approval, projecting no more than one (1) story or twelve
(12) feet above the existing grade level. Any open plaza elevated
above or depressed below the predominant site grade may be considered
for these purposes as site surface, so long as it is developed and
landscaped for pedestrian use, and adequate provision is made for
open pedestrian access to such a plaza level.
[R.O. 2011 §34-34.6; Ord. No. 6139 §1(Exh. A (part)), 1997; Ord. No. 6401 §1(part), 2002;
Ord. No. 6764 §1, 1-26-2009]
A.
Access. No lot shall be developed under an "HRO" classification
unless adequate motor vehicle access, not exceeding five hundred (500)
feet in traversed distance, is provided to a "major street", as specified
in the motor vehicle and traffic regulations of the University City
Municipal Code (Title III).
B.
Required Enclosed Parking. Not less than fifty percent (50%)
of the required off-street parking spaces must be enclosed, either
within below-grade parking garages, within the principal structure(s)
or within separate multi-level parking garage structures. The ratio
of enclosed parking may be reduced, eliminated, or constructed in
phases, subject to the provisions of a conditional use permit.
C.
For
all new developments or those uses requiring a new conditional use
permit or site plan review, a detailed landscaping plan shall be submitted
to the Director of Planning for approval, in conjunction with a review
by the City Forester. Landscaping shall be installed and maintained
in accordance with the approved plan. Unless other arrangements were
made during the permitting process, said landscaping plan shall be
approved prior to the building permit being issued and shall be installed
prior to the occupancy permit being approved.
D.
All
uses that have exterior speakers shall be operated so that the volume
of the service speaker as well as noise from patrons shall not be
perceptible beyond the property lines of the business.
E.
Lighting of all exterior areas, including all parking areas, shall comply with Section 400.2110 of the Zoning Code, and shall be designed to be compatible with surrounding areas, shall be shaded to direct light downward and away from abutting uses, adjoining properties and streets.
F.
For
all developments requiring new curb cuts along County or State roadways,
curb cuts shall be approved by the proper State and/or County agencies.
If there is a substantial change in site design caused by those approvals,
the applicant shall resubmit the changes to Department of Planning
Development, the Plan Commission and/or the City Council (whichever
approvals were originally required).
G.
For
all new developments or those uses requiring substantial exterior
construction, a detailed construction traffic control and parking
plan should be submitted to the Director of Planning for approval.
Said plan shall set forth details pertaining to worker and resident
parking during all phases of the proposed construction. It shall further
detail solutions to public property maintenance issues such as street
cleaning and traffic diversion. Said plan shall be finalized prior
to the issuance of a building permit.
H.
For
all new developments, drainage and grading arrangements shall be approved
by MSD and the City Public Works and Parks Department.
I.
For
all new developments, exhaust controls for common facilities shall
be installed and maintained to prevent smoke and odors from being
perceptible beyond the property lines of the development.
J.
For
all new developments, houses or other major construction, a site plan
showing all existing City trees located at or near the property shall
be submitted along with a statement by the owner of the property verifying
that no City trees shall be destroyed or damaged during construction
and if such destruction or damage does occur, the City shall be reimbursed
for the fair market price of the tree.
K.
In
addition to all other requirements and regulations set forth in this
Chapter, all new development and substantial redevelopment proposed
and planned along the Olive Boulevard corridor between Skinker Boulevard
to the east side of the I-170 interchange shall adhere to the guidelines
and regulations set forth in the document known as the "Olive Boulevard
Design Guidelines". The guidelines are a required part of the building
permit process. A copy of the guidelines may be obtained from the
Zoning Administrator in the Community Development Department (an electronic
copy is also available online at the City's website at ucitymo.org/government/departments/community
development/zoning). For the purpose of this requirement, "substantial redevelopment" shall mean one (1) or more of
the following:
1.
Increase of twenty-five percent (25%) or more in the gross floor
area of any building;
2.
Significant upliftment of the facade aesthetics by paint and/or addition
or replacement of facade elements;
3.
Restoration of historic structures;
4.
Significant changes in site design, for example, landscaping, lighting,
ingress/egress, etc.
