[Ord. No. 3140, § 1(4.01), 11-14-1989; Ord. No. 3378, § 1 (a., b.), 9-22-1995; Ord. No. 4837, § 1, 1-9-2018]
(a)
Purpose. The district is composed of those areas of the City whose
principal use is and ought to be single-family dwellings on large-sized
lots. The regulations of this district are designed to create and
preserve a predominantly suburban character. In addition to the dwellings
permitted in this district, certain compatible recreational and public
uses are conditionally allowed and strictly regulated to ensure harmony
with the principal use of this district.
(b)
Permitted uses. The listing of permitted uses is set out in Division
16 of these regulations.
(c)
Conditional uses. The listing of conditional uses is set out in Division
16 of these regulations.
(d)
Regulations and performance standards. The following regulations
shall apply:
(2)
Minimum lot width and depth. Minimum lot width shall be 100
feet measured at the building line and at least 50 feet measured at
the street right-of-way line. Minimum lot depth shall be 150 feet.
(3)
Lot coverage. The maximum lot coverage by buildings or structures
shall not exceed 30% of the lot area.
(4)
Yard requirements:
a.
Front yards: Not less than 45 feet.
b.
Side yards: Not less than 12 feet on each side of the dwelling.
c.
Rear yard: Not less than 35 feet or 20% of the lot depth, whichever
is larger, but not required to exceed 50 feet.
Corner lots shall have a side yard and a rear yard adhering
to the requirements specified above. In addition, the front yard requirement
shall apply to all areas adjoining street rights-of-way.
(5)
Height requirements:
a.
For buildings and structures. No building or structure shall
exceed a height of 2 1/2 stories, or 35 feet, whichever is more
restrictive.
b.
For detached garages. No detached garage shall be higher than
principal building or 15 feet. (See Division 5, supplementary district
regulations for additional regulations, for accessory buildings).
c.
For other accessory structures or outbuildings. No detached
accessory structure or outbuilding shall be higher than principal
building or 10 feet. (See Division 5, supplementary district regulations,
for additional regulations for accessory buildings.)
(6)
Off-street parking. Two off-street parking spaces shall be provided
for each single-family dwelling. (See Division 7 for additional parking
requirements).
(7)
Landscaping requirements. As regulated by Division 11, landscape
and streetscape standards.
(8)
Exceptions:
a.
Subject to the provisions of subsection (c) below, if a lot or tract of land has less area or width or both than required in the district regulations, that lot or tract may be used for any of the uses permitted by this section, including additions to existing structure and not withstanding its nonconformance with this section, but in no instance shall there be a side yard of less than eight feet on each side of the dwelling.
b.
Front yard. There shall be a front yard having a depth of not
less than 45 feet, unless 40% or more of the frontage on one side
of the street between two intersecting streets is improved with buildings
that have observed a front yard line with a variation in depth of
not more than 10 feet, in which case no building shall project beyond
the average front yard so established. Front yards shall be measured
according to future street and highway widenings as provided for in
City, county, or state street and highway widening plans, and shall
comply with the setback lines herein provided for. Where lots have
a double frontage a required front yard shall be provided for on both
streets, except that the buildable depth of such lot shall not be
reduced to less than 40 feet, in which latter event the Director of
Public Works may waive this requirement and the reduced yard shall
apply to the street which will least affect surrounding property.
c.
Nonconforming lots of record. Notwithstanding limitations imposed
or exceptions provided by other provisions of this article, a single-family
dwelling and customary accessory buildings or structures may be erected
on any single lot of record at the effective date of adoption or amendment
of this article. Such lot must be in separate ownership and not of
continuous frontage with other lots in the same ownership as of the
date of adoption of this article or amendments thereto.
d.
Additions or alterations on nonconforming lots. A building permit
may be issued by the Director of Public Works for an addition to or
alteration of an existing building which is located on a lot which
is nonconforming only as to the side yard, provided that such addition
or alteration does not increase such nonconformity and provided that
all other provisions of the Zoning Ordinance are complied with.
[Ord. No. 3140, § 1(4.02), 11-14-1989; Ord. No. 3378, § 1 (c., d.), 9-22-1995; Ord. No. 4837, § 2, 1-9-2018]
(a)
Purpose. The district is composed of those areas of the City whose
principal use is and ought to be single-family dwellings on large
sized lots. The regulations of this district are designed to create
and preserve a predominantly suburban character. In addition to the
dwellings permitted in this district, certain compatible recreational
and public uses are conditionally allowed and strictly regulated to
ensure harmony with the principal use of this district.
(b)
Permitted uses. The listing of permitted uses is set out in Division
16 of these regulations.
(c)
Conditional uses. The listing of conditional uses is set out in Division
16 of these regulations.
(d)
Regulations and performance standards. The following regulations
shall apply:
(2)
Minimum lot width and depth. Minimum lot width shall be 80 feet
measured at the building line and at least 50 feet measured at the
street right-of-way line. Minimum lot depth shall be 125 feet.
(3)
Lot coverage. The maximum lot coverage by buildings or structures
shall not exceed 30% of the lot area.
(4)
Yard requirements:
a.
Front yards: Not less than 45 feet.
b.
Side yards: Not less than 12 feet on each side of the dwelling.
c.
Rear yard: Not less than 35 feet or 20% of the lot depth, whichever
is larger, but not required to exceed 50 feet.
Corner lots shall have a side yard and a rear yard adhering
to the requirements specified above. In addition, the front yard requirement
shall apply to all areas adjoining street rights-of-way.
(5)
Height requirements:
a.
For buildings and structures: No building or structure shall
exceed a height of 2 1/2 stories, or 35 feet, whichever is more
restrictive.
b.
For detached garages: No detached garage shall be higher than
principal building or 15 feet. (See Division 5, supplementary district
regulations, for additional regulations for accessory buildings).
c.
For other accessory structures or outbuildings: No detached
accessory structure or outbuilding shall be higher than principal
building or 10 feet. (See Division 5, supplementary district regulations,
for additional regulations for accessory buildings.)
(6)
Off-street parking. Two off-street parking spaces shall be provided
for each single-family dwelling. (See Division 7 for additional parking
requirements).
(7)
Landscaping requirements. As regulated by Division 11, landscape
and streetscape standards.
[Ord. No. 3140, § 1(4.03), 11-14-1989; Ord. No. 3378, § 1(e., f.), 9-22-1995; Ord. No. 4837, § 3, 1-9-2018]
(a)
Purpose. The district is composed of those areas of the City whose
principal use is and ought to be single-family dwellings on moderate
to large sized lots. The regulations of this district are designed
to create and preserve a predominantly urban character as evidenced
by lot sizes, and street and drainage requirements. In addition to
the dwelling permitted in this district, certain compatible recreational
and public uses are conditionally allowed and strictly regulated to
ensure harmony with the principal use of this district.
(b)
Permitted uses. The listing of permitted uses is set out in Division
16 of these regulations.
(c)
Conditional uses. The listing of conditional uses is set out in Division
16 of these regulations.
(d)
Regulations and performance standards. The following regulations
shall apply:
(1)
Lot area:
a.
Single-family dwellings shall be located on lots containing a minimum area of 10,000 square feet. For smaller lot sizes see § 26-168.
b.
For uses other than dwellings, the lot area shall be adequate
to provide the yard area required by this district and the off-street
parking required by Division 7.
(2)
Minimum lot width and depth. Minimum lot width shall be 75 feet
measured at the building line and at least 50 feet measured at the
street right-of-way line. Minimum lot depth shall be 125 feet.
(3)
Lot coverage. The maximum lot coverage by buildings or structures
shall not exceed 30% of the lot area.
(4)
Yard requirements:
a.
Front yards: Not less than 35 feet, whichever is more restrictive.
b.
Side yards: No less than eight feet on each side of the dwelling.
c.
Rear yard: Not less than 30 feet or 20% of the lot depth, whichever
is larger, but not required to exceed 35 feet.
Corner lots shall have a side yard and a rear yard adhering
to the requirements specified above. In addition, the front yard requirement
shall apply to all areas adjoining street rights-of-way.
(5)
Height requirements:
a.
For buildings and structures: No building or structure shall
exceed a height of 2 1/2 stories, or 35 feet, whichever is more
restrictive.
b.
For detached garages: No detached garage shall be higher than
principal building or 15 feet. (See Division 5, supplementary district
regulations, for additional regulations for accessory buildings.)
c.
For other accessory structures or outbuildings: No detached
accessory building or outbuilding shall be higher than principal building
or 10 feet. (See Division 5, supplementary district regulations, for
additional regulations for accessory buildings.)
(6)
Off-street parking: Two off-street parking spaces shall be provided
for each single-family dwelling. (See Division 7 for additional parking
requirements.)
(7)
Landscaping requirements: As regulated by Division 11, landscape
and streetscape standards.
(8)
Exceptions:
a.
As regulated by Subsection 26-161(d)(7)a; however, in no instance
shall any side yard be less than six feet.
b.
As regulated by Subsection 26-161(d)(7)b; however observing
a minimum front yard setback of 35 feet.
c.
As regulated by Subsection 26-161(d)(7)c.
d.
As regulated by Subsection 26-161(d)(7)d.
[Ord. No. 3140, § 1(4.04), 11-14-1989; Ord. No. 3378, § 1(g., h.), 9-22-1995; Ord. No. 4837, § 4, 1-9-2018]
(a)
Purpose. The district is composed of those areas of the City whose
principal use is and ought to be single-family dwellings on moderate
sized lots. The regulations of this district are designed to create
and preserve a predominantly urban character as evidenced by lot sizes,
and street and drainage requirements. In addition to the dwelling
permitted in this district, certain compatible recreational and public
uses are conditionally allowed and strictly regulated to ensure harmony
with the principal use of this district.
(b)
Permitted uses. The listing of permitted uses is set out in Division
16 of these regulations.
(c)
Conditional uses. The listing of conditional uses is set out in Division
16 of these regulations.
(d)
Regulations and performance standards. The following regulations
shall apply:
(1)
Lot area:
a.
Single-family dwellings shall be located on lots containing a minimum area of 7,500 square feet. For smaller lot sizes, see § 26-168.
b.
For uses other than dwellings, the lot area shall be adequate
to provide the yard area required by this district and the off-street
parking required by Division 7.
(2)
Minimum lot width and depth. Minimum lot width shall be 60 feet
measured at the building line and at least 35 feet measured at the
street right-of-way line. Minimum lot depth shall be 125 feet.
(3)
Lot coverage. The maximum lot coverage by buildings or structures
shall not exceed 30% of the lot area.
(4)
Yard requirements:
a.
Front yards: Not less than 30 feet.
b.
Side yards: Not less than seven feet on each side of the dwelling.
c.
Rear yard: Not less than 30 feet or 20% of the lot depth, whichever
is larger, but not required to exceed 35 feet.
|
Corner lots shall have a side yard and a rear yard adhering
to the requirements specified above. In addition, the front yard requirement
shall apply to all areas adjoining street rights-of-way.
|
(5)
Height requirements:
a.
For buildings and structures: No building or structure shall
exceed a height of 2 1/2 stories, or 35 feet, whichever is more
restrictive.
b.
For detached garages: No detached garage shall be higher than
principal building or 15 feet. (See Division 5, supplementary district
regulations, for additional regulations for accessory buildings.)
c.
For other accessory structures or outbuildings: No detached
accessory structure or outbuilding shall be higher than principal
building or 10 feet. (See Division 5, supplementary district regulations,
for additional regulations for accessory buildings.)
(6)
Off-street parking: Two off-street parking spaces shall be provided
for each single-family dwelling. (See Division 7 for additional parking
requirements.)
(7)
Landscaping requirements: As regulated by Division 11, landscape
and streetscape standards.
(8)
Exceptions:
a.
As regulated by Subsection 26-161(d)(7)a; however, in no instance
shall any side yard be less than six feet.
b.
As regulated by Subsection 26-161(d)(7)b; however observing
a minimum front yard setback of 30 feet.
c.
As regulated by Subsection 26-161(d)(7)c.
d.
As regulated by Subsection 26-161(d)(7)d.
[Ord. No. 3140, § 1(4.05), 11-14-1989; Ord. No. 3378, § 1(i., j.), 9-22-1995; Ord. No. 4837, § 5, 1-9-2018]
(a)
Purpose. The district is composed of those areas of the City whose
principal use is and ought to be single-family dwellings on small
lots. The regulations of this district are designed to create and
preserve a predominately urban character as evidenced by lot sizes,
and street and drainage requirements. In addition to the dwelling
permitted in this district, certain compatible recreational and public
uses are conditionally allowed and strictly regulated to ensure harmony
with the principal use of this district.
(b)
Permitted uses. The listing of permitted uses is set out in Division
16 of these regulations.
(c)
Conditional uses. The listing of conditional uses is set out in Division
16 of these regulations.
(d)
Regulations and performance standards. The following regulations
shall apply:
(1)
Lot area:
a.
Single-family dwellings shall be located on lots containing a minimum area of 6,000 square feet. For smaller lot sizes see § 26-168.
b.
For uses other than dwellings, the lot area shall be adequate
to provide the yard area required by this district and the off-street
parking required by Division 7.
(2)
Minimum lot width and depth. Minimum lot width shall be 50 feet
measured at the building line and at least 35 feet measured at the
street right-of-way line. Minimum lot depth shall be 100 feet.
(3)
Lot coverage. The maximum lot coverage by buildings or structures
shall not exceed 30% of the lot area.
(4)
Yard requirements:
a.
Front yards: Not less than 30 feet.
b.
Side yards: Not less than six feet on each side of the dwelling.
c.
Rear yard: Not less than 30 feet or 20% of the lot depth, whichever
is larger, but not required to exceed 35 feet.
|
Corner lots shall have a side yard and a rear yard adhering
to the requirements specified above. In addition, the front yard requirement
shall apply to all areas adjoining street rights-of-way.
|
(5)
Height requirements:
a.
For buildings and structures: No building or structure shall
exceed a height of 2 1/2 stories, or 35 feet, whichever is more
restrictive.
b.
For detached garages: No detached garage shall be higher than
principal building or 15 feet. (See Division 5, supplementary district
regulations, for additional regulations for accessory buildings.)
c.
For other accessory structures or outbuildings: No detached
accessory structure or outbuilding shall be higher than principal
building or 10 feet. (See Division 5, supplementary district regulations,
for additional regulations for accessory buildings.)
(6)
Off-street parking. Two off-street parking spaces shall be provided
for each single-family dwelling. (See Division 7 for additional parking
requirements.)
(7)
Landscaping requirements. As regulated by Division 11, landscape
and streetscape standards.
(8)
Exceptions:
a.
As regulated by Subsection 26-161(d)(7)a; however, in no instance
shall any side yard be less than six feet.
b.
As regulated by Subsection 26-161(d)(7)b; however observing
a minimum front yard setback of 30 feet.
c.
As regulated by Subsection 26-161(d)(7)c.
d.
As regulated by Subsection 26-161(d)(7)d.
[Ord. No. 3140, § 1(4.06), 11-14-1989; Ord. No. 3201, § 1, 11-12-1991; Ord. No. 3238, § 1, 11-10-1992; Ord. No. 3270, § 2, 7-13-1993; Ord. No. 3349, § 2, 5-9-1995; Ord. No. 3378, § 1(k), 9-22-1995; Ord. No. 4837, § 6, 1-9-2018]
(a)
Purpose. This district is composed of those areas of the City whose
principal use is and ought to be general retail, service, and repair
business activities which serve the entire City and surrounding area.
This district is provided to permit the development of these business
activities, to protect adjacent areas against encroachment by incompatible
uses, and to lessen congestion on public streets. To these ends, certain
uses which would function more effectively in other districts and
would interfere with the operation of these business activities and
the purpose of this district, have been excluded.
(b)
Permitted uses. The listing of permitted uses is set out in Division
16 of these regulations.
(c)
Conditional uses. The listing of conditional uses is set out in Division
16 of these regulations. See Division 10 for specific regulations
pertaining to motor-vehicle-oriented businesses.
(d)
Regulations and performance standards. The following regulations
shall apply in all C-1 local business districts:
(1)
Minimum site area: Five acres unless the project abuts an existing
commercial or industrial zone.
(2)
Minimum lot width: 150 feet at the property line.
(3)
Maximum lot coverage: No limit.
(4)
Yard and setback requirements:
b.
Side yard: There shall be a side yard on each side of the building of not less than five feet, except as provided for in § 26-183. Side yard requirements shall be 50 feet where abutting any residential district.
c.
Rear yard: There shall be a rear yard having a depth of not
less than 25 feet. Rear yard requirements shall be 50 feet where abutting
any residential district.
d.
Other: Corner lots shall have a side yard and a rear yard adhering
to the requirements specified above. In addition, the front yard requirement
shall apply to all areas adjoining street rights-of-way.
(5)
Height requirements. No building shall exceed 2 1/2 stories,
nor shall it exceed 35 feet in height, except buildings may exceed
such height if the building conforms to the following requirements:
The ratio of the gross floor area of the building to the area of the
lot shall not exceed one to 1.5. The area of the lot shall mean the
total area of the site, exclusive of the area occupied by streets.
(6)
Off-street parking. As required by Division 7.
(7)
Site plan review. As required by Division 9 and, in addition,
for all new construction, additions to existing structures, and expansion
or improvements to parking areas, the following shall be required:
a.
Site design requirements:
[Amended 7-24-2018 by Ord. No. 4884]
1.
All new property development subject to the provisions of this
section and all existing development to be modified or redeveloped
and requiring the submission of a new site plan or modification of
an existing site plan shall comply with the landscape and streetscape
standards requirements and regulations of Division 11 of this article.
2.
All new property development subject to the provisions of this section and all existing development to be modified or redeveloped and requiring the submission of a new site plan or modification of an existing site plan shall comply with the site and building lighting standards of § 26-190 of this Code.
3.
Sidewalks shall be provided along all street frontages, the
location to be approved by the Director of Public Works.
4.
All developed parcels shall be provided interior drives with
a minimum width of pavement of 24 feet. All roads and drives shall
be paved with hard surface material meeting the specifications of
the City. Curbs and gutters shall be provided along all drives that
do not abut parking areas. All parking areas shall be edged with curbs
and gutters. Surface or underground storm drainage facilities shall
be provided for all roads, drives and parking areas as approved by
the Director of Public Works. All storm drainage will be directed
into established surface or underground storm drainage facilities.
5.
Driveway openings shall be limited to not more than 36 feet in width and shall be limited to one drive per 100 feet of lot width. If a property owner requires more than one drive per 100 feet of lot width, the property owner shall submit a traffic impact study to the City along with his or her application for site plan approval. The traffic impact study shall conform to the requirements in Chapter 26, Article IV, Division 19, of this Code.
b.
Reserved.
[Ord. No. 3201, § 2, 11-12-1991; Ord. No. 3238, § 2, 11-10-1992; Ord. No. 3349, § 2, 5-9-1995; Ord. No. 3378, § 1(I), 9-22-1995; Ord. No. 4837, § 7, 1-9-2018]
(a)
Purpose. This district is composed of the area of the City whose
principal use is or ought to be light manufacturing, warehousing,
and other limited industrial uses. These uses generate a minimum of
noise, glare, odor, dust, vibration, air and water pollutants, fire,
explosive, radioactive and other hazards, and harmful or obnoxious
matter. This district is provided to permit the development of these
industrial uses, to protect adjacent areas against encroachment by
incompatible uses, and to lessen congestion on public streets. To
these ends, certain uses which would function more effectively in
other districts and would interfere with the operation of these industrial
activities and the purpose of this district have been excluded.
(b)
Permitted uses. The listing of permitted uses is set out in Division
16 of these regulations.
(c)
Conditional uses. The listing of conditional uses is set out in Division
16 of these regulations. See Division 10 for specific regulations
pertaining to motor-vehicle-oriented businesses.
(d)
Regulations and performance standards. The following regulations
shall apply in all M-1 light industrial districts:
(1)
Minimum site area. Five acres unless the proposed project abuts
an existing industrial zone.
(2)
Lot width. The minimum lot width at the property line shall
be 75 feet.
(3)
Lot coverage. The maximum lot coverage by structures shall not
exceed 80%.
(4)
Yard requirements:
a.
Front yard: Not less than 30 feet from public right-of-way or edge of pavement of a private street, except as provided in § 26-183.
b.
Side yards: There shall be a side yard on each side of a building of not less than five feet, except as provided for in Subsection d below and in § 26-183. Side yard requirements shall be 50 feet where abutting any residential district.
c.
Rear yards: No rear yard shall be required, except where property
abuts on a residential district, in which case there shall be a rear
yard of not less than 50 feet.
(5)
Height requirements. Except as otherwise provided in Division
5 of this article, no building or structure should exceed a height
of 45 feet or three stories, whichever is lesser.
(6)
Site plan review. As required by Division 9 and, in addition,
for all new construction, additions to existing structures, and expansions
or improvements to parking areas, the following shall be required:
a.
All new property development subject to the provisions of this
section and all existing development to be modified or redeveloped
and requiring the submission of a new site plan or modification of
an existing site plan shall comply with the landscape and streetscape
standards requirements and regulations of Division 11 of this article.
b.
All new property development subject to the provisions of this section and all existing development to be modified or redeveloped and requiring the submission of a new site plan or modification of an existing site plan shall comply with the site and building lighting standards of § 26-190 of this Code.
c.
Sidewalks shall be provided along all street frontages, the
location to be approved by the Director of Public Works.
d.
Access requirements. All developed parcels shall be provided
interior drives with a minimum width of pavement of 24 feet. Driveway
openings shall be limited to not more than 36 feet in width and shall
be limited to one drive per 100 feet of lot width. All roads and drives
shall be paved with hard surface material meeting the specifications
of the City. Curbs and gutters shall be provided along all drives
that do not abut parking spaces. All parking areas shall be edged
with curbs and gutters. Surface or underground storm drainage facilities
shall be provided for all roads, drives and parking areas as approved
by the Director of Public Works. All storm drainage will be directed
into established surface or underground storm drainage facilities.
(7)
Off-street parking. As required by Division 7.
(8)
Signs. Permitted in accordance with the sign regulations contained in Chapter 22 of the Municipal Code.
(9)
Performance standards:
a.
All industrial operations shall be conducted within a fully
enclosed building.
b.
All storage of materials and equipment shall be within a fully
enclosed building or in a side or rear yard so screened by berms,
dense vegetative plantings, wooden fences, or brick walls, or combinations
of these materials at least eight feet in height so that said materials
and equipment are not visible at the grade of the nearest adjacent
street and/or adjoining property lines.
c.
Other performance standards: See Division 6.
[Ord. No. 3140, § 1(4.08), 11-14-1989; Ord. No. 3378, § 1 (m., n.), 9-22-1995; Ord. No. 3800, § 1, 10-28-2003; Ord. No. 4634, § 8, 3-8-2016; Ord. No. 4837, § 8, 1-9-2018]
(a)
Intent and purpose. The purpose of the planned development districts
is to provide a means of achieving greater flexibility in development
of land in a manner not possible in conventional zones; to encourage
a more imaginative and innovative design of projects; to promote a
more desirable community environment; and to retain maximum control
over both the structure and future operation of the development.
The Board of Aldermen, upon recommendation by the Planning Commission,
may, by ordinance adopted in the same manner as zoning districts are
created, authorize a planned development district when the proposed
development or use of a specific tract of land or area warrants greater
flexibility, control, and density than is afforded under the general
regulations of standard zoning districts. However, it should be noted
that these planned development regulations are not intended to allow
excessive densities, or the development of incompatible land uses,
either within the development, or as the development relates to the
general neighborhood. The standards contained in the following provisions
must be strictly adhered to by the applicant. The City may, upon proper
application, approve a planned development for a site of at least
2.5 acres to facilitate the use of flexible techniques of land development
and site design, by providing relief from zone requirements designed
for conventional developments in order to obtain one or more of the
following objectives:
(1)
Environmental design in the development of land that is of a
higher quality than is possible under the regulations otherwise applicable
to the property.
(2)
Diversification in the uses permitted and variation in the relationship
of uses, structures, open space and height of structures in developments
intended as cohesive, unified projects.
(3)
Functional and beneficial uses of open space areas.
(4)
Preservation of natural features of a development site.
(5)
Creation of a safe and desirable living environment for residential
areas characterized by a unified building and site development program.
(6)
Rational and economic development in relation to public services.
(7)
Efficient and effective traffic circulation, both within and
adjacent to the development site.
(b)
Relationship of planned development districts to zoning map:
(1)
Mapped district. The PD designation is not intended to be attached
to existing use districts as an overlay. The PD designation as detailed
in this section is a separate use district and may be attached to
a parcel of land through the process of rezoning and zoning map amendment.
(2)
Plan approval required. It is the intent of this article that
no development or redevelopment of the property encompassed by the
PD designation take place until an acceptable development plan has
been reviewed and approved in conformance with the requirements of
this section.
(3)
Types of planned developments. All areas of the City subject
to the PD designation shall be assigned one of the following district
classifications which shall be considered a separate use district
and subject to the specific restrictions and limitations outlined
in this section.
a.
Planned development-residential (PD-R): Planned developments
involving residential uses only.
b.
Planned development-commercial (PD-C): Planned developments
involving commercial uses only.
c.
Planned development-manufacturing (PD-M): Planned developments
involving manufacturing uses only.
d.
Mixed use developments (MXD): Planned developments involving
a mixture of residential and nonresidential uses.
(c)
Procedures for planned development approval:
(1)
Preapplication procedure. Prior to filing any application for
planned development approval the prospective applicant shall request
a preapplication conference with the Director of Public Works. Such
request shall include a brief and general narrative description of
the nature, location and extent of the proposed planned development;
and a list of any professional consultants advising the prospective
applicant with respect to the proposed planned development. Upon receipt
of such request the City planning staff shall promptly schedule such
a conference.
(2)
Preliminary development plan. A preliminary development plan
shall be submitted to the Planning Commission with the application
for a planned development. A final development plan, including the
requirements of preliminary plan, may be submitted as a single application.
The preliminary plan shall contain the following information:
a.
Site and landscape plan: One or a series of maps shall be submitted
indicating:
1.
An out-boundary survey plat and legal description of the property.
2.
The location, size and height of all existing and proposed structures
on the site;
3.
The location and general design (dimensions and materials) of
all driveways, curb cuts and sidewalks including connections to building
entrances;
4.
The location, area and number of proposed parking spaces;
5.
Existing and proposed grades at an interval of two feet or less,
extended beyond the project site to include adjacent properties and
structures;
6.
The location and general type of all existing trees over six-inch
caliper and, in addition, an indication of those to be retained;
7.
The proposed general use and development of internal spaces,
including all recreational and open space areas, plazas and major
landscaped areas by function, and the general location and description
of all proposed outdoor furniture (seating, lighting, telephones,
etc.);
8.
A landscaping plan meeting the standards and requirements of
Division 11 of this article;
9.
The location and details of all retaining walls, fences (including
privacy fences, etc.) and earth berms;
10.
The description and location of all refuse collection facilities
including screening to be provided;
11.
Provisions for both on- and off-site stormwater drainage and
detention related to the proposed development.
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The scale of the drawing or drawings indicating the above shall
be reasonably related to the site size and the complexity of the proposed
development, and the scale shall in no event be smaller than one inch
equals 50 feet. All drawings shall likewise indicate a project name,
the names of adjoining streets, the applicant's name, a scale,
a north arrow, and the date drawn.
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The applicant may be required to provide, at applicant's
expense, additional clarification and/or further detail of the site
plan, as deemed necessary by the Planning Commission.
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b.
Site and building sections. Schematic or illustrative sections
shall be drawn to a scale of one inch equals eight feet or larger,
indicating both edge conditions and internal grade changes in relation
to principal variations of internal building levels and site line
relations to adjacent structures.
c.
Typical elevations. Typical elevations of proposed buildings
shall be provided at a reasonable scale.
d.
Project data:
1.
Site area (square feet and acres);
2.
Allocation of site area by building coverage, parking, loading
and driveways, and open space areas including total open space, recreation
area, landscaped areas and others;
3.
Total dwelling units and floor area distributed by general type
(one-bedroom, two-bedroom, etc.); and total floor area ratio and residential
density distribution;
4.
Floor area in nonresidential use by category and total floor
area ratio;
5.
Calculations of parking spaces and area in relation to dwelling
units and commercial floor area.
e.
Project report. A brief project report shall be provided to
include an explanation of the character of the proposed development,
verification of the applicant's ownership and contractual interest
in the subject site, and anticipated development schedule. At the
discretion of the Planning Commission and/or Board of Aldermen, analyses
by qualified technical personnel or consultants may be required as
to the market and financial feasibility, traffic impact, environmental
impact, stormwater and erosion control, etc., of the proposed development.
f.
Phased development. If the planned development is proposed to
be constructed in stages or units during a period extending beyond
a single construction season, a development schedule indicating:
1.
The approximate date when construction of the project can be
expected to begin;
2.
The order in which the phases of the project will be built;
and
3.
The minimum area and the approximate location of common open
space and public improvements that will be required at each stage.
4.
If any stage or unit as proposed contains a share of open space
or other public or private recreation or service facility less than
that which its size, number of units or density would otherwise require,
a statement shall be submitted setting forth what bond, credit, escrow
or other assurance the applicant proposes in order to ensure that
the difference between that which would otherwise be required and
that which the applicant proposes to provide in the instant stage
or unit is ultimately provided.
5.
Placement of all temporary structures utilized during construction,
i.e., construction offices, siltation control devices, etc.
(3)
Review procedure:
a.
An application for a planned development shall be accompanied
by a filing fee in an amount established by the Board of Aldermen.
An application together with a complete preliminary development plan,
including information as required in Subsection 26-168(c)(2), shall
be considered at the first regularly scheduled Planning Commission
meeting but not sooner than 30 days after the notice of acceptance
of the completed application. Notices of the Planning Commission meeting
shall be sent to owners of record of all properties within 200 feet
of the parcel included in the application.
b.
Staff review. The Director of Public Works shall coordinate
a review of the application by appropriate City departments. A written
report documenting the review and staff recommendations shall be prepared
by the Director of Public Works or his designee and submitted to the
Planning Commission at the meeting at which it first considers the
application.
c.
After consideration of the applicant and staff report, the Planning
Commission, shall make a report to the Board of Aldermen regarding
the environmental impact of such proposed building or use upon the
character of the neighborhood, traffic conditions, public utility
facilities, and other matters pertaining to the general public health,
safety and welfare of the City. The findings and recommendation of
the Planning Commission shall be transmitted to the Board of Aldermen.
If the Planning Commission's recommendation is for approval,
its report shall contain the conditions or restrictions recommended
by the Planning Commission with respect to the preliminary development
plan.
d.
The Board of Aldermen shall hold a public hearing thereon upon
at least 15 days' public notice. If the preliminary development
plan is approved by the Board of Aldermen, it shall adopt a resolution
approving the preliminary development plan with conditions as specified
therein and authorizing the preparation of the final development plan.
Simultaneously, with approval of the preliminary plan, the Board of
Aldermen shall adopt an ordinance rezoning the site. Such ordinance
shall become effective upon approval of the final development plan.
(4)
Final plan. Within nine months following approval of the preliminary
development plan, but at least 30 days before the next regularly scheduled
meeting of the Planning Commission, the petitioner shall submit a
final development plan to the Planning Commission for its review and
consideration to determine if the final development plan is in conformance
with the approved preliminary development plan and with the imposed
conditions of approval. The final development plan shall reflect the
entire planned development if it is to be completed in one phase,
or a phase of the planned development if it consists of more than
one phase. In the event that any proposed final development plan is
submitted more than nine months after approval of the preliminary
development plan, the matter shall be referred to the Board of Aldermen
for reconsideration of the preliminary development plan approval.
The final development plan, in addition to the matters shown
on the preliminary development plan, shall include the following:
a.
The existing and proposed contours;
b.
A landscaping plan meeting the standards and requirements of
Division 11 of this article;
c.
Nature of use, including conditional uses permitted;
d.
All structures, present and future, specifying location, size,
and architectural elevation, none of which may deviate substantially
from the approved preliminary development plan;
e.
Sidewalks;
f.
Parking spaces, including underground parking and traffic aisles;
g.
Method of disposal of trash and garbage;
h.
Ingress and egress facilities;
i.
Parking facilities for visitors;
j.
Plan for the provision of water and sanitary and stormwater
drainage facilities;
k.
All easements and dedications;
l.
Any signs, location and size;
n.
All other information which the Planning Commission and the
Board of Aldermen may designate.
(5)
Review procedure:
a.
An application with a complete final development plan, conforming
to the requirements of Subsection 26-168(c)(4), shall be considered
at the first regularly scheduled Planning Commission meeting, but
no sooner than 30 days from the filing of the completed application.
b.
Staff review. During the time between the filing of the complete
final development plan and the next regularly scheduled meeting of
the Planning Commission, the Director of Public Works, or his representative,
shall review the final development plan for compliance with the approved
preliminary development plan and shall report to the Planning Commission
the findings of his review.
c.
After consideration of the application and staff report, the
Planning Commission shall recommend approval, or disapproval of the
final development plan. The final development plan shall conform to
the preliminary development plan. If the final development plan does
not conform to the preliminary development plan, or if the conditions
of the preliminary development plan approval are not adequately met,
the final development plan shall not be approved.
d.
Upon recommendation for approval of the final development plan
by the Planning Commission, the final development plan shall be transmitted
to the Board of Aldermen for its review and approval.
e.
Following approval of the final development plan, it shall be
recorded at the applicant's expense with the St. Louis County
Recorder of Deeds, and a reproducible Mylar of such recorded plan
furnished to the Director of Public Works. Any bonds, escrows, or
letters of credit required to insure completion of required improvements
or open space indicated on the final development plan shall be filed
with the City prior to the issuance of any building permits.
(d)
Permitted uses. The listing of permitted uses within each PD district
shall be as follows:
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District
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Requirement
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Planned development - residential
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Those uses set out in Division 16 in the PD-R district
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Planned development - commercial
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Those uses set out in Division 16 in the PD-C district
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Planned development - manufacturing
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Those uses set out in Division 16 in the PD-M district
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Mixed use development
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Those uses set out in Division 16 under PD-MXD
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(e)
Area regulations and performance standards:
(1)
Classification. The area regulations and performance standards
applicable to each planned development by designated district classification
shall be as follows:
(2)
Modifications. The approval of the preliminary development plan
may provide for such exceptions from the above-referenced regulations
and such additional requirements as may be necessary or desirable
to achieve the objectives of the proposed planned development, provided
such exceptions are consistent with the standards and criteria contained
in this section and have been specifically requested in the application
for a planned development; and further, that no modification of the
above-referenced regulations shall be allowed when such proposed modification
would result in:
a.
Inadequate or unsafe access to the planned development;
b.
Traffic volumes exceeding the anticipated capacity of the proposed
major street network in the vicinity;
c.
An undue burden on public parks, recreation areas, schools,
fire and police protection and other public facilities which serve
or are proposed to serve the planned development;
d.
A development which will be incompatible with the purposes of
this article.
e.
Detrimental impact on surrounding area including, but not limited
to visual pollution.
The burden of proof that the criteria above are not being violated
shall rest with the developer and not the staff or the Planning Commission.
(3)
Overall development site size. In addition to the requirements
as outlined above for individual uses within a planned development
district, the minimum overall site size required for such a planned
development as a whole shall be 2.5 acres. Provided, however, that
this minimum site size may be waived by the Board of Aldermen upon
recommendation by the Planning Commission if the parcel in question
has certain unique characteristics such as, but not limited to, significant
topographic change, significant trees or wooded areas, wetlands, floodplain
areas, soil conditions, utility easements, or unusual shape or proportions;
or, if it is determined that the use proposed is desirable or necessary
in relationship to the surrounding neighborhood; or, if the Board
should determine such waiver to be in general public interest.
(f)
Period of validity. The period of validity of approval of a final
development plan is as follows:
(1)
No approval of a final development plan shall be valid for a
period longer than 12 months from the date of approval unless within
such period a building permit is obtained and construction is commenced.
(2)
The Board of Aldermen may grant extensions not exceeding six
months each upon written request of the original applicant if the
application submitted is substantially the same as the initially-approved
application. However, the Board of Aldermen has the power in such
cases to attach new conditions to approval. At such time as the period
of validity of an approved final development plan lapses, the final
development plan and all uses, terms, and conditions thereof shall
be considered null and void. No further development of the site shall
be permitted except by application in accordance with the procedural
requirements of this section, whereby it shall be considered an entirely
new application.
(3)
Should a request for extension of an approved final development
plan contain substantial changes, as determined by the Board of Aldermen,
the Board of Aldermen shall require the applicant to refile his application
subject to the requirements of this section as if it were an entirely
new application.
