[Ord. No. 3952 §1, 11-9-2015]
A.
The purpose of the assisted living development "AL" regulation is
to allow the integration of pointed uses within specific locations
of the Commercial "C" Zoning District. It is intended that assisted
living developments should be well integrated in terms of application,
functional systems, and major design elements such as architecture,
access and infrastructure. Design standards should be supportive of
the surrounding developments in which the application is made and
should enhance the overall use and economic patterns of the area.
B.
Assisted living development regulations provide the City with flexibility
in consideration of the application of uses and enable it to adjust
development regulations to particular site conditions. Assisted living
developments may be developed only in accordance with approved site
plans and conditions enumerated in ordinances for particular developments.
C.
Unless specifically provided herein, the regulations and performance
standards pertaining to the Commercial "C" Zoning District apply for
all uses in the assisted living development.
[Ord. No. 3952 §1, 11-9-2015]
A.
An assisted living development may be established on a tract of land
zoned Commercial "C" where the subject development is a parcel or
assemblage of parcels of consisting of less than four (4) acres, is
adjacent to a State highway, does not have access from said highway,
is under single ownership or management contract at the time of the
application in the "C" Zoning District, upon a finding by the Board
that the particular assisted living development proposed:
1.
Would provide for use of the site in a manner compatible with
natural resources or other site conditions or with adjoining uses
or conditions;
2.
Would be consistent with good general planning practice and
with good site planning;
3.
Could be constructed and maintained in a manner that is not
detrimental to adjoining uses or the permitted uses of the zoning
districts;
4.
Would be visually compatible with the uses or development character
of the adjacent area; and
5.
Would be desirable to promote the general welfare of the City,
in accordance with this Article.
[Ord. No. 3952 §1, 11-9-2015]
A.
An Assisted Living Development shall be deemed approved when:
1.
A preliminary site development plan "PSDP" for an assisted living
development is approved by the Board of Aldermen after a report from
the Planning and Zoning Commission, and an ordinance setting forth
the permitted uses, the performance standards governing those uses,
and other conditions of development is enacted in accordance with
this Chapter;
2.
A final site development plan is approved by the Planning Director
and recorded in the office of the St. Louis County Recorder of Deeds
in compliance with the Zoning Code and ordinance for the assisted
living development; and
3.
All other applicable provisions of the Municipal Code are satisfied,
unless otherwise stated in this Article.
4.
Failure to comply with the time limits set forth herein, or
as extended by the Board, for presentation of a final site development
plan or for commencement of construction in accordance with the requirements
of this Zoning Code and the ordinance for the assisted living development
shall result in the rescission by operation of law of the ordinances
approving the development or the preliminary site development plan
for the development.
[Ord. No. 3952 §1, 11-9-2015]
[Ord. No. 3952 §1, 11-9-2015]
All uses permitted as conditional uses as indicated in Section 405.630 of this Chapter for the Commercial "C" Zoning District, if approved pursuant to the regulations of this Chapter concerning conditional uses and in accordance with the standards and procedures of Sections 405.180 through 405.220 of this Chapter.
[Ord. No. 3952 §1, 11-9-2015]
[Ord. No. 3952 §1, 11-9-2015]
A.
An assisted living development shall be in accordance with Section 405.640 unless otherwise stated in this Article.
B.
Location Of Bufferyards. Bufferyards are to be located
at the exterior perimeter of each development extending to the development
property line.
1.
When installation of the bufferyard would interfere with an
ongoing use of the property as required by easement or transfer of
rights to another party, said bufferyard may be relocated, reduced
or eliminated for the affected section of the property line so as
not to interfere with said ongoing use.
2.
Bufferyards may not be located on a portion of an existing or
dedicated public or private street or right-of-way, or an adjacent
parcel unless a dedicated easement is provided for such purpose in
perpetuity.
3.
Bufferyards may have a variable width but on average shall be
at least five (5) feet in width.
4.
No bufferyards shall be required along streets or roadways.
5.
If an existing stormwater facility is located within an existing
bufferyard and the improvement requirements of the public utility
require modification to the existing facility, these improvements
shall be allowed upon review of specific conditions and with the approval
of the Board of Aldermen pursuant to these regulations.
6.
Bufferyards may have fences made of wood, composite material
with wood appearance or masonry, in which case they may extend to
the property line.
C.
Determination of plant units.
1.
Plant unit requirements for an assisted living development shall be in accordance with Section 405.310 unless otherwise stated in this Article.
2.
In an assisted living development where a bufferyard or landscaping
standard refers to plant units per acre or part thereof or plant units
per number of linear feet the number of plant units or calculated
fraction thereof is to be installed utilizing the entirety of the
property boundary in an effort to take advantage of unique features
and geometry.
[Ord. No. 3952 §1, 11-9-2015]
An assisted living development shall be in accordance with Section 405.645 unless otherwise stated in this Article.
[Ord. No. 3952 §1, 11-9-2015]
An assisted living development shall be in accordance with Section 405.650 unless otherwise stated in this Article.
[Ord. No. 3952 §1, 11-9-2015]
A.
An assisted living development shall be in accordance with Section 405.335 unless otherwise stated in this Article.
B.
Replacement of woodlands. Whenever the requirements of Section 405.335D would render a lot unbuildable, the developer may clear or develop more woodlands than otherwise permitted to be disturbed by 405.335D(1). This additional disturbance shall be permitted only where the following conditions are met:
1.
The developer shall designate a new woodland area on a part
of the site not forested.
2.
The new woodland area shall consist of one and two-tenths (1.2)
times the surface acreage of the woodland area disturbed pursuant
to this Subsection.
4.
Within each acre of newly designated woodland area the following
plantings shall be made:
a.
One (1) canopy tree, minimum of four (4) inch caliper;
b.
Five (5) canopy trees, minimum of three (3) inch caliper;
c.
Seventy-five (75) canopy trees, minimum six (6) to eight (8)
feet high whips;
d.
Eight (8) understory trees, minimum one and one-half (1.5) inch
caliper or five (5) feet high for multi-stemmed clumps;
e.
Thirty (30) shrubs (deciduous or evergreen), minimum eighteen
(18) inches high.
[Ord. No. 3952 §1, 11-9-2015]
A.
An assisted living development shall be in accordance with Section 405.655 unless otherwise stated in this Article.
[Ord. No. 3952 §1, 11-9-2015]
A.
All uses and activities shall comply fully with the provisions of the following standards as a precondition of being permitted as an assisted living development and be approved in accordance with the procedures for site plan review set forth in Section 405.260.
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1.
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Maximum development area
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4 acres
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2.
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Minimum setback from street(s)
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58.5 feet
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3.
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Minimum side yard setback
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10 feet
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4.
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Minimum rear yard setback
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20 feet
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5.
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Minimum green space
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56%
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6.
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Maximum building height
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3 story, up to 50 feet front and 62 feet 5 inches rear
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7.
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Maximum building footprint
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20%
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8.
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Maximum floor area
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54%
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