[1-12-2021 by Ord. No. 5119]
All terms used in these regulations shall have their commonly
accepted meaning based upon the context of their use within this Code.
The following terms shall have the meaning given below, unless more
specifically described, limited, or qualified within the standards
of this Code.
Having a common border with, or being separated from such
a common border by, a right-of-way, alley, or easement.
A subordinate building having a use customarily incidental
to, and located on, the lot occupied by the main building. A building
housing an accessory use is considered an integral part of the main
building when it has any part of a wall in common with the main building,
or is under an extension of the main roof and designed as an integral
part of the main building. For the purposes of this chapter, items
such as basketball goals and uprights, fences, bird baths, swing sets,
and landscaping-related site amenities, such as benches, yard lighting,
statuary, and landscape timbers used to define yard areas, shall not
be considered accessory buildings for the purpose of yard requirements.
Also see definition of "structure."
A use incidental and subordinate to the principal use of
the premises.
See "sexually oriented businesses."
A minor public or private right-of-way shown on a plat providing
secondary vehicular access to the rear or side of a lot, block, or
parcel of land otherwise abutting a street.
As applied to a building or structure, a change or rearrangement
in the structural parts or in the means of egress. This definition
includes an enlargement or reduction of a building or structure, whether
by moving a side or by changing the height. Also, the moving of a
building or structure from one location or position to another is
considered an alteration.
A professional architect registered in the State of Missouri.
Plans and other drawings that depict the actual as-constructed
conditions of a property and its improvements. Also known as "record
set."
An open space within a building that connects two or more
floors or levels.
As used herein, includes passenger cars, motorcycles, vans,
trucks, and recreational vehicles.
The flood elevation having a one-percent chance of being
equaled or exceeded in any given year.
A floored and walled substructure of a building at least
50% below the average finished grade of the building. If more than
50% or five feet, whichever is greater, is exposed above the grade,
the area is counted as a story in height regulations.
A definite point of known location and elevation, and set
with a permanent monument. The identity and elevation shall be based
on United States Geological Survey (USGS) datum. Benchmarks established
by the 1981 Metropolitan St. Louis Sewer District (MSD) benchmark
loop system, and official additions thereto, or the Missouri Department
of Transportation (MODOT), or St. Louis County are acceptable benchmarks.
An area of land that is entirely bounded by streets, highways,
or rights-of-way except alleys, or between streets, highways, streams,
parks, etc., or any other barrier, or combination thereof, to the
continuity of development.
See "structure."
The proportion of the lot area, expressed as a percent that
is covered by the maximum horizontal cross section of a building or
buildings.
The vertical distance from the average finished grade abutting
a building or structure to the highest point of the roof of a building
or highest point of any permanent part of a structure other than a
building.
See "setback."
An open-sided shelter designed primarily for parked motor
vehicles, whether attached to a house or detached. A carport may have
as many as three walls or as few as none.
A facility primarily for the purpose of cleaning, washing,
and/or waxing motor vehicles, such as passenger cars, trucks, and
vans, and trailers, either by mechanical equipment with vehicles on
a self-propelled wash rack, or where a patron washes a vehicle with
a high-powered hose in a service bay.
[Added 11-22-2022 by Ord. No. 5309]
A place for burial of the dead, including crematory facilities
as an accessory use.
The City of Crestwood, Missouri.
A building or premises used for social, recreational, dining,
or philanthropic purposes, the normal use of which is limited to specific
members, patrons, or otherwise listed and enumerated persons.
Natural or landscaped open space within or related to a development,
not in individually owned lots, designed and intended for siting common
facilities (e.g., recreation facilities and storm drainage detention
facilities) and for the common use of the residents and property owners
of the development. "Common ground" is intended to be synonymous with
"common open space," "common land," and "common area" when used in
the appropriate context.
A facility maintained by a public agency or by a not-for-profit
community or neighborhood association primarily for social, recreational,
or educational needs of the community or neighborhood.
The Comprehensive Plan for the City of Crestwood as adopted
by the Planning Commission in accord with the provisions of Section
89.360, RSMo., and as may be updated or amended from time to time.
A form of property ownership occurring in accordance with
the Uniform Condominium Act, Chapter 448, RSMo.
The engineering drawings showing types of materials and construction
details for physical structures and facilities.
A retail establishment having a gross floor area of 10,000
square feet or less, primarily selling foods as well as other household
goods customarily sold in larger food markets and supermarkets. A
convenience store may be paired with a gasoline station.
See "lot, corner."
The mean level of the curb in front of the lot, or in the
case of a corner lot, along the abutting street where the mean curb
level is the highest.
The number of dwelling units per acre of gross land area.
A person, firm, or corporation undertaking land development
activity, including the subdivision of land and other improvements
to land, pursuant to the requirements of this chapter.
All structures and other modifications of the natural landscape,
above and below ground on a particular site, including, but not limited
to, grading, removal of trees, paving, installation of utilities,
or the erection of structures.
Land under unified control to be planned and developed in
a single development operation or a programmed series of development
operations or phases. A planned development includes principal and
accessory structures and uses strongly related to the character and
purposes of the planned development. A planned development is built
according to general and detailed plans for streets, utilities, lot
and building locations, landscaping, and the like. A planned development
includes provisions for the operation and maintenance of common areas,
facilities, and improvements that are for use by the occupants of
the planned development, but which will not be provided, operated,
or maintained at public expense.
The Director of Public Works of the City of Crestwood or his/her designee. Any reference to the "City Engineer," to the "Director of Public Services" or the "Public Services Director," whether in this Chapter 26 or any other chapter of this Code, shall be construed to mean the Director of Public Works of the City of Crestwood or his/her designee, unless the context clearly indicates otherwise.
[Ord. No. 5308, 11-22-2022]
See "lot, through."
Any business so developed that its retail or services character
is dependent upon serving patrons who remain in their motor vehicles
in a driveway or parking spaces.
A large container designed and used for storage of items
to be thrown away, refuse, rubbish, trash, garbage, junk, and/or debris
for a period of time corresponding to a particular task or project.
Such container is typically rented or leased to owners or occupants
of property for their temporary use and is typically delivered and
removed by truck. This term shall not be interpreted to refer to a
trash can, trash container, or a dumpster that is stored in a more
permanent manner on the property and from which trash is collected
on a recurring basis.
A building, or portion thereof, designed exclusively for
residential occupancy.
A building, or portion thereof, arranged, intended, or designed
for occupancy by two or more families.
A detached building arranged, intended, or designed for occupancy by one family. For the purpose of this chapter, single-family dwelling shall include any not-for-profit home in which eight or fewer unrelated mentally or physically handicapped persons reside, and may include two additional persons acting as house parents or guardians who need not be related to each other or to any of the mentally or physically handicapped persons residing in the home. See Article XII, § 26-78A (Group homes), for additional information.
Two or more single-family dwellings sharing common wall areas,
each on its own individual lot.
A grant of one or more of the property rights by a property
owner to, or for use by, the public, a corporation, or another person
or entity for a specific purpose (e.g., for utility lines or ingress/egress).
A professional engineer registered in the State of Missouri.
Any act by which earth, sand, gravel, rock, or any other
similar material is cut into, dug, quarried, uncovered, removed, displaced,
relocated, or bulldozed and shall include the conditions resulting
therefrom.
An individual or any number of related, by blood or marriage,
persons, or a group of not more than three unrelated persons, or two
unrelated nontransient adults and their dependents, including foster
children living together as a single not-for-profit housekeeping unit,
sharing a common kitchen facility, but not including group quarters,
such as dormitories, fraternities, sororities, motels, hotels, rooming
houses, or boardinghouses.
A parcel of land used for commercially growing or raising
agricultural products, including related structures thereon.
Any establishment whose principal business is the sale of
foods, frozen desserts, or beverages in ready-to-consume servings,
for consumption either within the restaurant building or for carry-out,
and where either:
Foods or beverages are usually served in edible containers or
in paper, plastic, or other disposable containers, or where customers
are not served their food or beverages of any type by a restaurant
employee at the same table or counter where the items are consumed;
or
The establishment includes a drive-up or drive-through service
facility or offers curb service.
A barrier made of posts, pickets, boards, masonry, stone,
metal, or other permanent, durable material, erected to mark or indicate
a nearby lot boundary line and/or to provide privacy and construction
in conformance with the Building and Property Maintenance Codes adopted
by the City of Crestwood.
[Ord. No. 5361, 5-23-2023]
Any act by which earth, sand, gravel, rock, or any other
similar material is deposited, placed, pushed, pulled, or transported
to a place other than the place from which it was excavated and shall
include the conditions resulting therefrom.
See "lot, flag."
That area within the City subject to a one-percent, or greater,
chance of flooding in any given year, as defined by the U.S. Army
Corps of Engineers and the National Flood Insurance Act.
That area derived by determining that portion of a river
or other watercourse and the adjacent land areas that must be reserved
in order to discharge the base flood without cumulatively increasing
the water surface elevation more than one foot.
The sum of the gross horizontal area of all floors of a building,
including basement areas, as measured from the interior perimeter
of exterior walls. Such area shall not include the following: interior
loading and parking areas, atriums except first floor area, rooftop
mechanical equipment enclosures, and the enclosed mall areas of shopping
centers.
A measure of light falling on a surface. One footcandle is
equal to the amount of light generated by one candle shining on a
one-square-foot surface located one foot away.
The length of the property abutting on one side of a street
measured along the dividing line between the property and the street
right-of-way.
An enclosed building primarily designed for motor vehicles.
A garage can either be attached to the main building or detached and
surrounded by open space.
Any structure or premises used for dispensing or sale, at
retail, of vehicle fuels or lubricants, including lubrication of vehicles
and replacement or installation of minor parts and accessories, but
not engaged in major repair work, such as engine replacement, body
and fender repair, or spray painting.
A specific elevation or reference point associated with a
topographical survey point, building floor, benchmark, etc. See "slope."
Excavation or fill, or any combination thereof, and shall
include the conditions resulting from any excavation, fill or reprofiling
the ground surface.
A permit allowing the commencement of grading, excavation,
or filling of land, but not permitting installation of site or building
improvements which require an improvements construction permit or
a building permit.
A building or portion thereof used for athletic training
or sports activities, including accessory seating for spectators.
See "building height."
A facility for the servicing, take-off, and landing of helicopters.
A domestic activity carried on by members of a family residing
on the premises, which is clearly incidental and secondary to the
use of the premises for residential purposes and does not change the
residential character of the premises or adversely affect the character
of the surrounding neighborhood.
[Ord. No. 5167, 7-27-2021; Ord.
No. 5336, 2-28-2023]
See "subdivision association."
An institution providing medical and surgical care for humans
only, for both in- and outpatients, including medical service, training,
and research facilities, but excluding residential or outpatient facilities
for the treatment of alcohol and other drug abuse.
A building in which lodging is provided to the public, usually
on a transient basis.
The engineering and landscape design drawings and specifications
indicating types of materials, location, and construction details
for the improvements associated with a subdivision or other land development.
Street pavement, sidewalk pavement, pedestrianway pavement,
water mains, storm sewer facilities, sanitary sewer facilities, signs,
survey monuments, landscaping, streetlighting, and similar items,
as distinguished from buildings and other structures requiring building
permits for the erection thereof.
A permit allowing the installation of improvements in connection
with the development of a subdivision or other land development.
A conflict situation arising from the proximity or direct
association of contradictory, incongruous, or discordant land uses
or activities, including the impacts of noise, vibration, smoke, odors,
toxic matter, radiation, and similar environmental conditions.
A parcel of land upon which the principal or accessory use
is the accumulation of used, discarded, or worn out materials, or
manufactured products, any of which may or may not be reusable or
salable.
Standards established in the regulations of this chapter
which provide minimum standards of design and construction of land
improvements, such as streets, sidewalks, utilities, grading, lighting,
and similar improvements.
A land surveyor registered in the State of Missouri.
A landscape architect registered in the State of Missouri.
A business that provides washing, drying, or ironing machines,
or professional type cleaning or pressing equipment for hire, to be
used by customers on the premises.
A space within the main building or on the same lot providing
for the standing, loading, or unloading of trucks.
A parcel of land which may include one or more platted lots,
occupied or intended for occupancy by a use permitted in this title,
having its principal frontage upon a street or upon an officially
approved place.
A lot which is part of a subdivision, the plat of which has
been legally approved by the City and recorded in the Office of the
Recorder of Deeds of the county.
LOT LINE, FRONTThe boundary between a lot and the street right-of-way on which it fronts.
LOT LINE, REARThe boundary line or lines opposite and most distant from the front street right-of-way line; except that in the case of uncertainty, the Director of Public Services shall determine the rear line.
LOT LINE, SIDEAny lot boundary line that is not a front or rear line thereof; a side line may be a part lot line, a line bordering on an alley, place, or a side street right-of-way line.
The horizontal distance between side lot lines, measured
at the front building line.
A parcel of land abutting two or more road rights-of-way
at their intersection.
Shall include the total area of all principal and accessory
buildings as measured along the outside wall at ground level or above
as viewed from above and include all projections other than open porches,
fire escapes, or the first three feet of a roof overhang. Roads, driveways,
parking lots, and swimming pools shall not be included in the maximum
lot coverage requirement. The percent of lot coverage shall be computed
as follows:
|
Percent of lot coverage = Square feet of ground coverage of
all principal and accessory building ÷ Total square feet of
lot area x 100
|
See "lot, through."
A lot with access provided to the bulk of the lot by a narrow
corridor of property.
A lot having its front and rear yards each abutting on a
street (also known as "double frontage lot").
An enclosed public way upon which business establishments
have direct access and which serves primarily for the movement of
pedestrians, with trees, benches, or other furnishings provided and
with vehicular access prohibited, restricted, or reduced so as to
emphasize pedestrian use.
As defined by Article XII, (Special Uses), § 26-76(A) (Medical Marijuana Facilities), of this chapter.
[Ord. No. 5326, 1-24-2023]
Any repair, reconstruction, or improvement of a structure,
the cost of which equals or exceeds 50% of the market value of the
structure either 1) before the improvement or repair as started, or
2) if the structure has been damaged and is being restored, to before
the damage occurred. For the purpose of this definition, "material
improvements" is considered to occur when the first alteration of
any wall, ceiling, floor, or other structural part of the building
commences, whether or not that alteration affects the external dimensions
of the structure. The term does not, however, include either 1) any
project for improvement of a structure to comply with existing state
or local health, sanitary, or safety code specifications which are
solely necessary to assure safe living conditions, or 2) any alteration
of a structure listed on the National Register of Historic Places
or a state inventory of historic places.
Retail sale of mattresses. For the purpose of such usage,
mattress upholstery can be conducted, provided that the retail sale
area occupies the frontage of the premises and not less than 25% of
the floor area, and the total area of the premises does not exceed
5,000 square feet. All mattresses upholstered on site shall be offered
for retail sale only at said location.
A facility for the practice of medicine or dentistry for
humans, including accessory diagnostic laboratories, and in-patient
care and surgery, but not including operating rooms for major surgery
or overnight care.
A permanent land survey marker placed by a land surveyor
in accordance with the current "Standards of Missouri Board for Architects,
Professional Engineers and Land Surveyors, and Department of Natural
Resources."
A vehicle which is self-propelled and primarily used for
the transportation of persons. Motor vehicles include, but are not
limited to, passenger cars, vans, trucks, and motorcycles.
Any commercial use which, by design, type of operation, and
nature of business, has as one of its functions, the provision of
goods, merchandise, or services to motorists or occupants of motor
vehicles in a short time span for each, or the provision of goods,
merchandise, or services to the occupants of the motor vehicles while
they remain in the vehicle. The list of businesses which constitute
motor vehicle oriented businesses include convenience stores having
a gross floor area of more than 1,000 square feet, gasoline service
stations having convenience store facilities with a gross floor area
of more than 1,000 square feet, drive-in banks, drive-in or drive-through
restaurants, drive-in beverage sales, and car wash operations which
are not accessory to an allowable use. This enumeration is not intended
as an inclusive list of such businesses.
A home-based business meeting the following criteria: (1)
the total number of employees and clients on-site at one time does
not exceed the occupancy limit for the premises; and (2) the activities
of the business are limited to the sale of lawful goods and services;
may involve having more than one client on the premises at one time;
does not cause a substantial increase in traffic through the residential
area; does not violate any parking regulations established by the
City; occurs within the premises or in the yard of the premises; is
not visible by the street; and does not otherwise violate the City's
ordinances applicable to home-based businesses.
[Ord. No. 5336, 2-28-2023]
A use, building, or yard existing legally at the time of
the passage of this chapter, or any amendment thereto, which does
not, by reason of design, use, or dimensions, conform to the regulations
of the district in which it is situated.
A subdivision or unsubdivided development whose principal
use is commercial or industrial in nature. A mixed residential/office
use, developed under the provisions of the MXD Zoning District, shall
be considered a nonresidential development for purposes of this chapter.
A building intended for use as a medical care facility for
persons who need nursing care and medical service, but do not require
intensive hospital care, licensed by the state.
Any premises not located within the property to be subdivided
or developed, whether or not in the same ownership of the developer
requesting approval of the subdivision or development.
A building or portion of a building wherein services are
performed involving predominantly administrative, professional, or
clerical operations.
A building(s) whereby the principal uses are split between
office use and warehouse/distribution uses and where the office use
occupies the predominant building frontage along the side edge which
faces the most primary street and where the office use constitutes
not less than 25% and not more than 50% of the entire building.
Storage of material or goods on the ground or platforms outside
of a building.
Any person, agent, firm, or corporation having a legal or
equitable interest in the property.
A separately designated area of land delineated by identifiable
legally recorded boundary lines, which may or may not be a lot of
record.
An area of land used or intended for off-street parking facilities
for motor vehicles.
A usable space, durably paved and properly graded for drainage, enclosed in a main building or in an accessory building, or unenclosed, which is reserved for the temporary storage of one vehicle, and connected to a street, alley, or other designated roadway by a paved aisle or driveway. Each such designated space shall comply with the dimensional requirements set forth in Article VI (Access and Parking), § 26-27 (Design requirements), Subsection H, (Minimum off-street parking space dimensions).
The act or result of applying a hard, all-weather, watertight
material to any ground surface in such manner as to present a uniform
surface in accordance with City standards.
An improvement pathway designed to separate pedestrian traffic
from vehicular traffic or otherwise provide for pedestrian traffic
circulation on-site. For purposes of this chapter, "pedestrianway"
does not include sidewalks.
A corporation, firm, partnership, association, organization,
and any other group acting as a unit, as well as individuals. It shall
also include an executor, administrator, trustee, receiver, or other
representative appointed according to law. Whenever the word "person"
is used in any section of this chapter prescribing a penalty or fine
as to partnership or association, the word shall include the partners
or members thereof, and, as to corporation, it shall include the officer,
agents or members thereof who are responsible for any violation of
such section.
The officially appointed Planning, Zoning and Architectural
Review Commission of the City; the term may be abbreviated in this
chapter as the "Planning Commission."
A farm, garden, or other cultivated land, together with accessory
structures, designed and intended to be used only for the cultivation
and sale of live vegetation.
The legally recorded boundary of a lot, tract, or other parcel
of land.
Public parks, playgrounds, recreational areas, or designated
scenic or historic sites; school sites or sites for other public buildings,
and other areas dedicated to public use.
A public utility facility serving a local area only, such
as an electric substation; a water or gas pumping or regulating station;
telephone switching center; cable television distribution station;
or other similar ground-mounted equipment.
A vehicular type portable structure without permanent foundation,
which can be towed, hauled, or driven and primarily designed as temporary
living accommodation for recreational, camping, and travel use and
including, but not limited to, travel trailers, truck campers, camping
trailers, and self-propelled motor homes; and the term as used herein
shall also include motorcycles, all-terrain vehicles, and trailers
to include, but not be limited to, boat trailers, motorcycle trailers
and sidecars, and utility trailers, and such other vehicles as may
be registered as a recreational vehicles by the state.
A building which is designed or used exclusively for residential
purposes, except hotels and motels.
A place which provides shelter and personal care on a regular
basis for five or more preschool children who are not related within
the third degree computed according to civil law to the operator,
for four or more hours per day, whether such place be organized or
operated for profit or not. In the case of nursery school, children
are primarily between the ages of three and five.
A barrier consisting of berms, dense vegetative plantings,
fences, walls, or a combination thereof, erected to conceal mounted
equipment, loading and storage areas, and trash receptacles.
[Ord. No. 5361, 5-23-2023]
The required minimum distance from a road right-of-way or
lot line that establishes the area within which a structure can be
erected or placed, except as may be permitted elsewhere in this chapter.
A group of retail stores, planned and developed for the site
upon which they are built and managed as a unit with off-street parking
provided on the property.
An improved pathway, located within a street right-of-way
or easement along such street, designed to separate pedestrian traffic
from vehicular traffic on such street.
The triangle area of a corner lot bound by the property lines
and a line connecting the two points on the property lines 30 feet
from the intersection of the property lines.
 |
A tract of land upon which actual development exists or development
is proposed.
A plan, to scale, showing uses and structures proposed for
a parcel of land as required by the regulations involved. It includes
lot lines, streets, building sites, reserved open space, buildings,
major natural and man-made landscape features, off-street parking
or loading spaces, and depending on requirements, the locations of
proposed utility lines.
The inclination from a horizontal reference line of the ground
surface, and expressed by stating the horizontal distance relative
to the amount of vertical rise or fall (e.g., two horizontal units
to one vertical unit).
That part of a building included between the surface of one
floor and the surface of the floor next above, or if there be no floor
above, that part of the building which is between the surface of a
floor and the ceiling next above. A top story attic is a half story
when the main line of the eaves is not above the middle of the interior
height of such story. The first story is a half story when between
50% and 75% of the area of its exterior walls are exposed to outside
light and air entirely above grade and which exterior walls contain
windows or doors permitting the entrance of daylight and outside air.
A general term denoting a public or private thoroughfare
which affords the principal means of access to abutting property.
The term includes all facilities which are normally found within the
right-of-way; it shall also include such other designations as highway,
thoroughfare, parkway, throughway, road, pike, avenue, boulevard,
lane, place, court or other such terms but shall not include pedestrianway
or alley.
A street designed to carry traffic to/from the system of
minor streets to/from the system of major streets; or a street located
in any nonresidential zoning district, not including Watson Road or
Sappington Road.
A minor residential or nonresidential street, one end of
which is closed, and consists of a circular turnaround.
A street which principally provides access to residential
neighborhood properties, carries relatively low traffic volumes which
are primarily generated within the immediate residential neighborhood,
and is not designed or intended to serve as a collector street.
Any street which is privately owned by owners in common (e.g.,
owners of lots in a subdivision development), and is used for vehicular
traffic by the owners and those having express or implied permission
from the owner.
Any change in the supporting members of a building, such
as bearing walls, columns, beams, or girders, or the addition of new
electrical circuits or plumbing fixtures to the building.
That which is built or constructed, including but not limited
to, buildings for any occupancy or use whatsoever, fences, signs,
billboards, fire escapes, chute escapes, railings, water tanks, towers,
open grade steps, sidewalks or stairways, tents, or anything erected
and framed of component parts which is fastened, anchored, or rests
on a permanent foundation or on the ground. For the purposes of this
chapter, items such as basketball goals and uprights, bird baths,
swing sets, and landscaping-related site amenities, such as benches,
yard lighting, statuary, and landscape timbers used to define yard
areas, shall not be considered a structure for the purpose of yard
requirements.
The division or redivision of a parcel or tract of land into
two or more lots of any size for the purpose of sale, lease, or development,
whether immediate or future; or the dedication or establishment of
a street, alley, easement, or other public way in conjunction with
or used in any such tract.
A private, not-for-profit association of property owners
that operates and maintains various common properties of a subdivision
or development.
A change in land use that increases the intensity of land use;
or
A change in land use that creates an incompatibility or increases
the incompatibility between such change in land use and adjacent land
use(s); or
An increase in excess of 25% in the gross floor area of nonresidential
buildings; or
An increase in the number of dwelling units.
A depot building or area specifically designated for the
storage or transfer of persons or material, or temporary storage and
service of operable vehicles used in the transport of persons, goods,
or materials.
An area or parcel of land.
Any recordable instrument by which common ground and improvements
are held or maintained or which assessments in a subdivision are levied
for the administration of specific maintenance obligations, or both.
The purpose or activity for which a piece of land or its
buildings is designed, arranged, or intended, or for which it is occupied
or maintained.
Any structure or premises conducting major vehicle repair
work within enclosed service bays or stalls, including the installation
or removal of engines, radiators, transmissions, differentials, fenders,
doors, bumpers, or other major body or mechanical parts, or spray
painting, but not including tire recapping or vulcanizing, or the
outdoor storage of wrecked or otherwise damaged and immobilized vehicles.
Any structure or premises used for the servicing and minor
repair of vehicles within enclosed service bays or stalls, including
diagnostic services, lubrication of vehicles, and minor engine repair,
such as tune-ups, and the sale and installation of minor parts and
accessories, such as tires, batteries, shock absorbers, brakes, mufflers,
and tail pipes. This use shall not include any establishment engaged
in major repair work, such as the installation or removal of engines,
radiators, transmissions, differentials, fenders, doors, bumpers,
or other major body or mechanical parts, spray painting, tire recapping,
or vulcanizing, or the storage of wrecked or damaged and immobilized
vehicles.
A facility for the practice of veterinary medicine.
A structure for use as a storage place for goods, materials,
or merchandise.
An open space at grade between a building and the adjoining
lot lines, unoccupied and unobstructed by any portion of a structure
from the ground upward, except as otherwise provided. In measuring
a yard for the purpose of determining the width of a side yard, the
depth of a front yard or the depth of a rear yard, the least horizontal
distance between the lot line and the building shall be used. Where
lots abut a street, all yards abutting the street shall be measured
from the street right-of-way.
A yard across the full width of the lot extending from the
front line of the main building to the front line of the lot.
A yard between the rear lot line and the rear line of the
main building and the side lot lines.
A yard between the main building and the adjacent side line
of the lot, and extending entirely from a front yard to the rear yard.
[1-12-2021 by Ord. No. 5119]
As used in this chapter, abbreviations shall have the following
meanings:
Americans with Disabilities Act.
Americans with Disabilities Act Accessibility Guidelines.
Missouri Department of Natural Resources.
Federal Emergency Management Administration.
Feet.
Missouri Department of Transportation.
Metropolitan St. Louis Sewer District.
North American Industrial Classification System.
United States Geological Survey.
[1-12-2021 by Ord. No. 5119]
A.Â
This section contains general descriptions associated with the use of land and buildings organized by categories and types, and enabled as permitted or conditional uses by zoning districts as shown in Article IV (Zoning Districts and Use Standards), § 26-15 (Districts and uses), Table 26-15. Where a proposed use is not generally listed or appears to meet the description of more than one use type, the City Planner shall make an interpretation on the most relatively equivalent described use considering:
B.Â
For nonresidential uses, where the type of use and/or its relationship to permitted or conditional uses listed in Article IV (Zoning Districts and Use Standards), § 26-15 (Districts and uses), Table 26-15, may be unclear, the most recently published North American Industrial Classification System (NAICS) printed manual or online equivalent will determine the use classification. Any use that may not be interpreted as relatively equivalent to a use described in this section, Article IV, (Zoning Districts and Use Standards), § 26-15 (Districts and uses), Table 26-15, or the NAICS may only be allowed by a text amendment to this chapter and section.
C.Â
Land use types.
1.Â
Residential. The residential category is the principal use of land
and buildings for dwelling units. The arrangement and extent of dwelling
units depends on the zoning district, lot sizes, and building types,
arranged in the following types:
a.Â
Detached house: a residential building designed as one primary dwelling
unit in a neighborhood subdivision setting. Variations of this type
are based primarily on lot size.
b.Â
Duplex: a residential building designed to accommodate two primary
dwelling units in a neighborhood setting. Duplex units share a single
common wall or floor/ceiling, with an outward design and appearance
as a detached house. A duplex may be on a single lot, or it may be
platted as separate lots along the common wall line. Duplex units
may be developed as rental properties or as condominiums.
c.Â
3-/4-plex: a residential building designed to accommodate up to four
primary dwelling units in single-ownership in a neighborhood. Units
are arranged to maintain an outward design and appearance as a detached
house.
d.Â
Row house (three to eight units; two- to three-story): a multiunit
residential building designed for three to eight dwelling units within
an urban and sometimes suburban development context. Row houses abut
one another sharing a common wall. These units are conjoined; however,
each unit has its own private entry. Units may be on a single lot
subject to common ownership restrictions or platted on separate lots
along the common wall with individual ownership of the unit.
e.Â
Walk-up apartment (three to 12 units; two- to three-story): a small-scale,
multiunit residential building designed on a small or moderate-sized
lot in a compact walkable neighborhood or mixed-use setting. The building
is accessed by a common lobby entrance at building frontage, and arranged
to integrate into the block structure of a neighborhood.
f.Â
Apartment complex: a grouping of apartment buildings in a common
development arranged around an internal system of streets/internal
access, walkways, and common open space.
g.Â
Mixed use (apartment over commercial/service): a residential use
in a building designed primarily for street level retail, service,
or employment uses, and where dwelling units are accommodated on upper
stories, or otherwise separated from the principal commercial function
of the building.
h.Â
Accessory dwelling: a dwelling unit, either in a detached accessory
structure, or included within a principal structure, that is located
on the same lot as a detached house and is incidental to the principal
use of the lot for a principal dwelling. Examples include a garage
apartment, basement apartment, or second level/attic apartment.
j.Â
Home-based businesses: an accessory use conducted in either the principal
dwelling unit or an accessory dwelling or structure that does not
change the residential character of the dwelling unit or accessory
dwelling or adversely affect the character of the surrounding neighborhood.
[Ord. No. 5167, 7-27-2021; Ord.
No. 5336, 2-28-2023]
k.Â
Live/work unit: a mixed-use unit that contains a commercial, office
or light industrial component. The work component does not exceed
50% of the dwelling area.
2.Â
Civic institutional. The civic/institutional category is the use
of land and buildings to serve public or community interest by enhancing
the daily cultural, social, or recreation need for residents and neighborhoods,
whether by way of open and public citizenship, by property ownership
or residency, or by membership affiliation. It includes the following
types:
a.Â
Assembly - limited: places of public assembly designed and located
to serve community or civic needs for residents of nearby neighborhood(s)
with regular or periodic organized services or events, and typically
designed for no more than 250 people at maximum occupancy. Examples
include a neighborhood association clubhouse or meeting hall.
b.Â
Assembly - limited, religious: places of religious assembly designed
and located to serve community or civic needs for residents of nearby
neighborhood(s) with regular or periodic organized services or events,
and typically designed for no more than 250 people at maximum occupancy.
c.Â
Assembly - small: places of public assembly designed and located
to serve community or civic needs of neighborhoods in the vicinity
with regular or periodic organized services or events, and typically
designed for 251 to 500 people. An example includes a small event
hall.
d.Â
Assembly - small, religious: places of religious assembly designed
and located to serve community or civic needs of neighborhoods in
the vicinity with regular or periodic organized services or events,
and typically designed for 251 to 500 people.
e.Â
Assembly - large: places of public assembly designed and located
to serve community or civic needs of a broad vicinity with regular
or periodic organized services or events, and typically designed for
501 to 1,000 people. Examples include a community center or event
hall.
f.Â
Assembly - large, religious: places of religious assembly designed
and located to serve community or civic needs of a broad vicinity
with regular or periodic organized services or events, and typically
designed for 501 to 1,000 people.
g.Â
Assembly - event venue: places of public assembly designed and located
to serve community or civic needs of the City or region and typically
designed for 1,001 or more. Examples include an auditorium or large
event hall.
h.Â
Assembly - event venue, religious: places of religious assembly designed
and located to serve community or civic needs of the City or region
and typically designed for 1,001 or more.
i.Â
Education - neighborhood school: a small public or private institution
for primary or secondary education and typically serving up to 600
students on less than 10 acres, primarily targeted to neighborhoods
within one mile. Special purpose schools that have a larger target
area but are designed and scaled to perform similarly to a neighborhood
school may be included in this type.
j.Â
Education - campus: a large public or private institution for primary
or secondary education and typically serving more than 601 students
on more than 10 acres and targeted to the broad vicinity, including
neighborhoods beyond one mile.
k.Â
Education - extension: a public or private institution for a wide
variety of academic, vocational, or professional training and education
services, but which provides services in a more mixed-use or commercial
setting utilizing sites and buildings within that context.
l.Â
Open/civic space: areas preserved as primarily open land, except
for accessory structures, and designed to serve a specific urban design
function for natural, ecological, aesthetic, recreational or formal
gathering purposes. This use includes parks, subdivision open space
or common ground and buffers, trails, plazas associated with planned
developments and government buildings, and other public spaces.
m.Â
Community and public service: a civic use offering education, arts
and cultural materials, or attractions for the general public, including
exhibits and events; or offering administrative, social, tourism,
or charitable services to the general public. Examples include museums,
libraries, public safety, post office, or recreation centers.
3.Â
Retail. The retail category is the use of land and buildings for
the sale of goods and/or food and beverages directly to the consumer,
where these goods are available for immediate purchase or order, and
where goods can be immediately removed from the premises, or immediately
consumed on the premises by the purchaser, and where frequent interaction
of patrons or consumers occurs on the premises. The types of uses
in this category are dependent on the size of gross leasable area
per tenancy, where the smaller formats (micro, limited, or small)
are typically dependent on a target market of consumers within the
neighborhood or one-mile area, and where the larger formats (general,
large, and warehouse) are typically dependent on a target market beyond
the one-mile area.
a.Â
Retail - limited: a small-scale retail use less than 2,500 square
feet.
b.Â
Retail - small: a small-scale retail use at least 2,500 square feet,
but less than 8,000 square feet.
c.Â
Retail - general: a retail use at least 8,000 square feet, but less
than 50,000 square feet.
d.Â
Retail - large: a large-scale retail use at least 50,000 square feet,
but less than 100,000 square feet.
e.Â
Retail - warehouse: a large-scale retail use at least 100,000 square
feet.
f.Â
Retail - outdoor sales, limited: the accessory display and sale of
merchandise on a dedicated exterior area of a site associated with
an otherwise permitted nonresidential use, where merchandise may be
kept outdoors or where a portion of the site or area is designed and
dedicated to facilities to support the display and sale, and where
the primary business is conducted with an adjacent building. Examples
include a garden center, lumber sales, or holiday event sale associated
with retail uses.
g.Â
Retail - outdoor sales, general: a retail use where the primary business,
while operated out of a permanent building on-site, is associated
with merchandise that can only be displayed or permanently stored
outdoors year-round. Examples include a nursery, a lumberyard, machine
or equipment sales or rentals, or vehicle sales or rentals.
h.Â
Retail - outdoor sales, temporary: the limited accessory display
of merchandise on a sidewalk or an exterior private area adjacent
to the building housing the otherwise permitted nonresidential use.
The display is further limited by the following: 1) it only occurs
during business hours; 2) all components of the sale are removed from
the site and brought indoors during nonbusiness hours; and 3) is limited
to sales or events lasting no more than one week with at least four
weeks between consecutive events. Examples include a sidewalk sale,
holiday or seasonal sales events, or farm truck/produce stand.
i.Â
Retail - used: a retail use where more than 50% of the inventory
is on consignment, has been donated, or bought from customers at a
lower rate, including, but not limited to, antique shops, used household-type
appliance stores, used bookstores, used merchandise thrift shops,
and used clothing stores.
j.Â
Restaurant - micro/mobile: a food and beverage retail use that utilizes
any motorized or nonmotorized vehicle, trailer, or other device designed
to be small-scale and portable and not permanently attached to the
ground for preparing and selling food and beverages for on- or off-premises
consumption.
k.Â
Restaurant - limited: a small-scale food and beverage retail use
that typically includes seating for under 100 patrons and may include
accessory off-premises consumption through carry-out services.
l.Â
Restaurant - general: a food and beverage retail use that typically
includes seating for 100 or more patrons and may include accessory
off-premises consumption through carry-out or drive-through services,
and may also include limited areas dedicated to consumption of alcoholic
beverages and/or accessory indoor entertainment.
n.Â
Restaurant - bar/tavern: an area primarily devoted to the serving
of alcoholic beverages and in which the service of food is only incidental
to the consumption of such beverages.
o.Â
Restaurant - microbrewery/microdistillery/winery: a food and beverage
retail use where beer, wine, alcohol, or similar beverage is brewed
and fermented on the premises; includes tasting or consumption on
the premises; and is packaged for retail sales and distribution for
consumption off of the premises. Production is limited to 10,000 barrels
per year for beer, 15,000 gallons per year for alcohol, and 2,000
barrels per year for wine.
p.Â
Grocery - convenience/market: a retail use selling food and produce
or specialty food products for household consumption in a small-scale
format under 10,000 square feet. Examples include a corner market,
butcher shop, produce stand, or similar food store. This use may also
be associated with gasoline sales.
q.Â
Grocery - store (5,000 - 40,000): a retail use selling food, produce,
and other household products for household consumption in a small-scale
format at least 6,000 but less than 40,000 square feet. Examples include
a small grocery store that may serve as the anchor to a small-scale
walkable center.
r.Â
Grocery - supermarket (40,000+): a retail use selling food, produce,
and household products for household consumption in a large-scale
format, at least 40,000 square feet. Examples include a large-format
grocery or supermarket, or a similar function housed within a larger
warehouse retail store.
s.Â
Gas station - limited (one to four pumps): a retail use engaged in
the sale of fuel and other convenience goods to the general public,
and may include accessory repair or maintenance services. The use
is limited to no more than four fueling stations and no more than
two garage service bays. Examples include a small, neighborhood gas
and service station.
t.Â
Gas station - general (five to 16 pumps): a retail use engaged in
the sale of fuel and other convenience goods to the general public,
and may include accessory repair or maintenance services. The use
is limited to no more than 16 fueling stations and no more than four
garage service bays. Examples include a small convenience center or
large gas station.
u.Â
Gas station - large (16+ pumps): a retail use engaged in the sale
of fuel and other convenience goods to the general public, and may
include accessory repair or maintenance services. The use may include
more than 16 fueling stations. Examples include large convenience
stores, gas stations or truck stops and travel centers.
4.Â
Office/service. The Office/service category is the use of land and
buildings for businesses engaged in the exchange of professional and
individual services. It includes the following types:
a.Â
Office: an employment use focusing on the administrative and management
aspects of business or professional services, typically does not have
a high rate of exchange with the general public, consumers, or patrons,
but may involve regular interaction with clients or other business
activities. This use type is broken into the following subclasses
based on scale and intensity:
(1)Â
Office - home-based business: an office use entirely within
an owner-occupied residential dwelling and/or its accessory structures,
when such activities are clearly incidental or subordinate in use
to the dwelling and may involve limited on-premises interaction with
customers. Such uses include office facilities for architects, engineers,
lawyers, realtors, insurance agents, brokers and members of similar
professions operating as sole practitioners; office facilities for
ministers, rabbis, priests; and office facilities for salesmen, sales
representatives, manufacturers' representatives, when no retail or
wholesale sales are made or transacted on the premises or where no
warehousing occurs.
[Amended 7-27-2021 by Ord. No. 5167]
(2)Â
Office - limited: an office use where the total gross leasable
area is less than 10,000 square feet.
(3)Â
Office - general: an office use where the total gross leasable
area is at least 10,000 square feet, and may include more than one
building.
b.Â
Service: a service use providing professional or individual services
and where frequent interaction with the general public, consumers,
or patrons occurs on the premises. This use type is broken into the
following subclasses based on scale and intensity:
(1)Â
Service - home-based business: these include personal services
conducted within the home and/or its accessory structures, when such
activities are clearly incidental or subordinate in use to the dwelling
and may involve limited on-premises interaction with customers.
[Ord. No. 5167, 7-27-2021; Ord.
No. 5336, 2-28-2023]
(2)Â
Service - limited: a personal service use where the gross leasable
area is under 2,500 square feet. Examples include a neighborhood barbershop
or hair salon, a small professional office (lawyer, accountant, or
travel agent), small bank, small child-care center, dry cleaners,
or tailor.
(3)Â
Service - general: a service use where the gross leasable area
is at least 2,500 square feet. Examples include a large spa or beauty
complex, child-care center, large bank, equipment repair shop, tattoo
shop, a copy center, large post office or mail center, or laundromat.
c.Â
Animal care or clinic - limited: a service use for the medical care
of small domestic animals where treatment rooms, cages, or pens are
completely enclosed and soundproof, and where any boarding of animals
is accessory to the principal use, and where the gross leasable area
is under 2,500 square feet. Examples include a small veterinary office,
small pet day care, or grooming facility.
d.Â
Animal care or clinic - general: a service use for the medical care
of small domestic animals where outdoor pens or kennels are only used
for exercise and recreational purposes, and no animals are kept outside.
Examples include large veterinary offices, large grooming facilities,
animal hospital, or commercial kennels.
e.Â
Lodging - bed-and-breakfast (up to five rooms): a lodging use in
a residential building type that has up to five guest rooms and a
resident manager for accessory meals, operations, and cleaning services.
f.Â
Lodging - inn (up to 20 rooms): a lodging use in a small commercial
building that accommodates up to 20 guest rooms which may include
limited accessory service, such as a small restaurant or lounge.
g.Â
Lodging - hotel/motel: a lodging use in a large commercial building
or complex designed for more than 20 guest rooms, as well as associated
restaurant, event and conference services.
h.Â
Recreation - indoor: a service use providing daily or regularly scheduled
activities for entertainment, instruction, or exercise inside a building
and open to the general public or through membership. This use type
is broken into the following subclasses based on scale and intensity:
(1)Â
Recreation - indoor, limited (less than 10,000): indoor recreation
that involves a building less than 10,000 square feet. Examples include
a small bowling alley, fitness club, billiard hall, martial arts centers,
yoga studio, or dance studio.
(2)Â
Recreation - indoor, general (10,000 or more): indoor recreation
that involves a building 10,000 square feet or more. Examples include
a large bowling alley, sports and recreation center, theater complex,
large health club, or shooting range.
i.Â
Recreation - outdoor: a service use providing daily or regularly
scheduled activities for entertainment, recreation, or exercise outside
and is open to the general public or through membership. This use
includes accessory buildings for the transaction of business and accessory
indoor services. This type is broken into "limited" and "general"
based on the scale and intensity of the use.
(1)Â
Recreation - outdoor, limited: examples include driving range,
miniature golf, golf course, swimming pool, tennis, batting cage,
small band shell, or amphitheater.
(2)Â
Recreation - outdoor, general: examples include theme park,
water park, fairground, zoo, drive-in theater, shooting range, skeet
and trap range, racetrack.
j.Â
Residential care - limited: a facility providing residential living,
social programs, and limited health care services for residents; where
the social and health care services are accessory to the building(s)
and site design emphasizing household living; where the social programs
and health care services are limited accessory elements in terms of
the function and extent; and where dedicated staff are present primarily
during normal business hours. Examples include co-housing, retirement
village, independent living, or assisted living apartment communities.
k.Â
Residential care - general: a facility providing long-term care,
health services, and residency that admits residents on medical referral,
and where medical, behavioral, and rehabilitative care is necessary
beyond normal business hours. Examples include nursing homes, hospice
home, or other similar care facilities.
l.Â
Residential care - institutional: a facility offering short- or long-term
care for individuals residing on the site that need a high degree
of services or monitoring, and where full-time staff are present on
the premises at all times, and where the building(s) and site design
emphasize the institutional function secondary to the residential
accommodations. Examples include treatment centers, homeless shelters,
or other facilities with a high intensity of care or supervision.
m.Â
Vehicle service/repair - limited: a service use engaged in motor
vehicle maintenance and repair services, and accessory retail sale
of supplies and accessories, but limited to small-scale operations
that involve no more than three vehicle service bays, and where all
work and storage of equipment and supplies occurs indoors, and where
on-site or overnight storage of vehicles is limited to no more than
eight cars on the lot. Examples include a small neighborhood mechanic
shop, lubricant center, tire store, auto glass installation, or audio
or alarm installation.
n.Â
Vehicle service/repair - general: a service use engaged in equipment
and motor vehicle maintenance and repair services, and accessory retail
sale of supplies and accessories that involves four or more vehicle
service bays, where all work and storage of equipment and supplies
occurs indoors, but where on-site or overnight storage of vehicles
may involve nine or more cars on the lot. Examples include large mechanic
shop, lubricant center, tire store, auto glass installation, or audio
or alarm installation; or an auto body shop where the likelihood of
overnight storage, outdoor storage, and overnight or multiday drop
off is more likely.
o.Â
Vehicle service/repair - heavy: a service use engaged in the maintenance
and repair of motor vehicles, commercial vehicles, or heavy equipment,
and accessory retail sale of supplies and accessories, that is likely
to involve larger outdoor storage areas for vehicles and supplies,
and where larger multibay garages or warehouses are needed to conduct
services.
5.Â
Industrial: the industrial category is the use of land and buildings
engaged in the production, processing, storage or distribution of
goods with potential impacts beyond the site due to the types of activities,
the physical needs of the site or facility, the types of materials
used, or the delivery and access operations, and which in typical
formats and operations may not be compatible with other business uses.
It includes the following types:
a.Â
Manufacturing - artisan: a small-scale industrial use where activities
produce little or no by-products, such as smoke, odor, dust, or noise,
discernible from outside of the building; where deliveries and distribution
are made by general consumer delivery services requiring no special
large truck access; and where products are made available for purchase
or viewing to the general public. Uses typically occupy buildings
or spaces under 5,000 square feet of gross leasable area. Examples
include artists' studios, small wood or metal shops, craft manufacturing,
small bakery, or other similar small-scale assembly of finished products.
b.Â
Manufacturing - light: an industrial use where little or no by-products,
such as smoke, odor, dust, or noise, are discernible from outside
of the building and where distribution and delivery needs occur through
light to moderate commercial truck access. Examples include research
labs or facilities, small equipment or commodity assembly, warehousing
or wholesaling of consumer products, commercial bakery, nonretail
laundry services, or similar businesses that provide products for
support of other businesses.
c.Â
Manufacturing - general: an industrial use where by-products, such
as noise, dust, smoke, or odor, are produced, but are mitigated to
limit impacts beyond the property boundary. Outside storage and activities
may be necessary, and distribution and delivery needs involve frequent
or large truck access. Examples include large-scale manufacturing
or fabrication plants, food production and manufacturing plants, metal
fabrication plants, chemical laboratories, or other similar high-intensity
manufacturing or distribution operations.
d.Â
Manufacturing - heavy: an industrial use capable of producing significant
by-products, such as noise, dust, smoke, or odor, beyond the building
or site, or where hazardous materials may be stored, used, or produced
as a typical part of the business, and distribution involves heavy
truck, freight and machinery access. Examples include chemical, wood
or metal storage and production, pressing and dying plants, asphalt
or cement production, animal processing, or other heavy or hazardous
manufacturing operations.
e.Â
Storage and warehousing - indoor, limited: storage of consumer products
or small-scale commercial products inside a small commercial building
where only ordinary traffic and little or no truck traffic occurs.
Examples include mini warehouses and self-storage facilities.
[Amended 11-22-2022 by Ord. No. 5310]
f.Â
Storage and warehousing - indoor, general: storage of commercial
products inside a large building where regular shipments and distribution
will occur by commercial vehicles. Examples include large warehouses,
or distribution and processing centers.
[Amended 11-22-2022 by Ord. No. 5310]
g.Â
Storage and warehousing - outdoor: storage of consumer commercial
products or large-scale machinery on an outdoor lot. Examples include
contractor's yard, mini storage warehouses, boat or RV storage, towing
service storage yard, or similar large-scale storage lots and facilities.
h.Â
Storage and warehousing - outdoor, junkyard: an outdoor storage use
where discarded or inoperable items are stored for sale, salvage,
or further processing as waste or other by-products.
