City of Ellisville, MO
St. Louis County
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Table of Contents
Table of Contents
[1]
Editor's Note: Ord. No. 3376 changed the title of this Article from "Site Design And Parking Requirements" to "Site Design." We changed the title here and at all references to this Article throughout the Code to match this amended title.
[R.O. 2005 §30-68; CC 1997 §30-68]
This Article shall be applicable to those areas zoned "residential, commercial and light industrial".
[Ord. No. 3357, 1-17-2018]
A. 
Interior Lots. All lots must have a front yard. If a lot does not have street frontage, the City Planner shall determine the front, rear and side lot lines and yards of such lot based on proximity of the nearest public street, existing lot configuration of abutting lots and good planning practices.
B. 
Appeals. Any person directly affected by a decision of the City Planner under this Section may appeal to the City Council. Appeals must be filed with the Council, in writing, no later than fourteen (14) days following the date of the decision so appealed. Appeals from the decision of the City Council shall be made to the Board of Adjustment in accordance with Section 400.140.
[R.O. 2005 §30-69; Ord. No. 2073 §1, 6-5-1996; Ord. No. 3086 §2, 9-19-2012]
A. 
Purpose. To improve the appearance, quality and quantity of landscaped areas that are visible from public roadways and adjacent developments; to improve the aesthetic quality of individual projects and serve to implement the aesthetic and environmental goals of the City of Ellisville; to aid in stabilizing the environment's ecological balance by contributing to the processes of air purification, oxygen regeneration, ground water recharge and storm water runoff retardation, while at the same time aiding in noise, glare and heat abatement, creating cool microclimates near the building and within parking areas; to ensure that the local stock of trees and vegetation is replenished; to provide visual buffering and enhance the beautification of the City; to safeguard and enhance property values; and to protect public and private investment.
B. 
Definitions. All definitions for this Article are found in Section 400.090 of this Chapter except for the following definitions which are set out herein.
IRRIGATION REQUIREMENT
All landscaped areas must be irrigated to properly establish and maintain the selected plant material with a minimum of overspray and without significant potential for causing erosion.
MAINTENANCE REQUIREMENT
All landscaped areas must be maintained in a clean and healthy condition and all dead plants must be removed within thirty (30) days and replaced within sixty (60) days of removal, weather permitting, with plants of equivalent size.
C. 
A landscape plan shall be provided for all proposed commercial, light industrial, business park uses and approved by the City's third (3rd) party landscape architectural consultant.
D. 
Any part of the lot area not used for buildings or other structures or for parking, loading or access ways shall be landscaped with grass, ground cover, trees, shrubs and pedestrian walks, excluding mulch paths.
E. 
The minimum amount of landscaped space dedicated within the perimeter of the vehicular use area and the number of trees required shall be determined by the number of existing and/or proposed parking spaces as shown below:
Number Of Parking Spaces
Required Space Designated to Landscaping
Number of (shade) Deciduous Trees
Less than 10 spaces
200 square feet
2
11 to 20 spaces
400 square feet
3
21 to 30 spaces
600 square feet
4
31 to 40 spaces
800 square feet
5
41 to 50 spaces
1,000 square feet
6
Greater than 50 spaces
1,200 or as required per specific site plan
7 or more
F. 
When the rear or side yard of a commercial or industrial use lot abuts any residential zoning district, a minimum of a twenty-five (25) foot landscaped buffer area shall be established and maintained along all rear and side property lines or as is required by specific zoning district requirements, whichever is greater. The buffer area shall contain evergreen plant material, as specified by the City Planner, with a minimum height of six (6) feet, planted on ten (10) foot centers. A fence located within the buffer shall be provided and maintained as required by Section 400.360 unless otherwise specified by the Council. Landscaped buffer areas required by this Section may be located within the rear yard where allowed. When commercial abuts commercial, landscaping shall be required along the side and rear yard in the following manner: a minimum of one (1) deciduous tree per every sixty (60) linear feet of side and rear yard; and a minimum of one (1) flowering ornamental tree per every seventy (70) linear feet of side and rear yard; and a minimum of four (4) evergreen and/or deciduous shrubs clustered at sixty (60) feet intervals of side and rear yard.
G. 
A planting strip measuring a minimum of twenty (20) feet in width shall be established and maintained within the required front yard along the street side adjacent to the property line. A minimum ratio of one (1) three (3) inch caliper shade tree or three (3) two (2) inch caliper grouped ornamentals, as specified by the City Planner, shall be furnished for each fifty (50) feet of linear front footage, e.g., every fifty (50) feet: one (1) large three (3) inch caliper shade tree or three (3) two (2) inch caliper ornamentals. These standards are minimum requirements. Additional understory shrubs or ground cover material is encouraged. This planting strip must also contain an effectively landscaped visual screen, eighteen (18) to twenty-four (24) inches in height at the time of installation, for at least eighty percent (80%) of the vehicular use area frontage with not less than either a double row hedge thirty-six (36) inches on center or a single row hedge thirty (30) inches on center.
1. 
For existing buildings a planting strip measuring a minimum of twenty (20) feet in width shall be established and maintained within the required front yard. A minimum ratio of one (1) three (3) inch caliper shade tree or three (3) two (2) inch caliper grouped ornamentals, as specified by the City Planner, shall be furnished for each fifty (50) feet of linear front footage, e.g., every fifty (50) feet: One (1) large three (3) inch caliper shade tree or three (3) two (2) inch caliper ornamentals. These standards are minimum requirements. Additional understory shrubs or ground cover material is encouraged.
2. 
For purposes of this Section, an "existing building" is defined as a building having a valid building and/or occupancy permit issued prior to August 17, 1994.
H. 
Where possible, existing ornamental and healthy plant material should be preserved and may serve in lieu of required planting at the discretion of the City Planner. Consideration will be given for incorporating any existing trees of merit, insofar as practical, into the landscape plan. All existing and proposed vegetation must be denoted (including caliper) on landscape plan, either as a single standing entity or as cluster, where applicable.
I. 
In cases of unusual lot configurations, topography, certain types and locations of pre-existing growth or other uncommon conditions, any landscaping and landscaped island requirements can be waived or modified by the Council as recommended or approved by the landscape architect, Planning and Zoning Commission or the City Planner.
J. 
Only small stature trees should be planted underneath or adjacent to overhead utilities where ultimate height and forms of trees can cause interference. In the alternative, where no overhead utilities exist, it is desirable to plant large stature canopy trees.
K. 
Additional or different types, amounts and locations of landscaping and plant materials as well as varying methods of landscaping related to site improvement and methods of installing and maintaining same may be required by the City as recommended or approved by a landscape architect or other similar party engaged or approved by the City.
L. 
There shall be at least one (1) landscaped island with approved landscape plan for every ten (10) parking spaces. Such islands may be peninsulas, clustered, combined, irregular and flexible as to total area as approved by the Council. (See Section 400.480(E) requirements regarding the minimum amount of landscaped space to be designated within the perimeter of the vehicular use area.) The number, size and shape of islands, peninsulas and medians shall be at the discretion of the owner; however, it is the intent of the City to have a distribution matrix of shade across large expanses of asphalt.
1. 
For existing parking lots there shall be one (1) landscaped island with approved landscape plan for every ten (10) parking spaces in accordance with Section 400.490(A). Such islands may be peninsulas, clustered, combined, irregular and flexible as to total area approved by the Council.
[R.O. 2005 §30-21; Ord. No. 2697 §1, 4-20-2005; Ord. No. 3376, 5-16-2018[1]]
A. 
The spacing of street trees will be in accordance with the three (3) size classes listed pursuant to Section 400.030(C) and no trees may be planted closer together than the following:
Small trees 10—12 feet
Medium trees 13—15 feet
Large trees 16—20 feet
except in special plantings designed or approved by the Tree Board or its designee.
B. 
The distance trees may be planted from curbs or curb lines and sidewalks will be in accordance with the three (3) size classes listed pursuant to Section 400.030(C) and no trees may be planted closer to any curb or sidewalk than the following:
Small trees 2 feet
Medium trees 3 feet
Large trees 4 feet
C. 
No street tree shall be planted closer than twenty-five (25) feet of any street corner, measured from the point of nearest intersecting curbs. No street tree shall be planted closer than ten (10) feet of any fireplug.
D. 
No street trees, other than those species listed as small trees, may be planted under or within ten (10) lateral feet of any overhead utility wire.
E. 
The City shall have the right to plant, prune, maintain and remove trees, plants and shrubs within the right-of-way line of all City streets, alleys, avenues, lanes, squares and public grounds as may be necessary to insure public safety or to preserve or enhance the symmetry and beauty of such public grounds. The Tree Board may remove or cause or order to be removed any tree or part thereof which is in an unsafe condition or which by reason of its nature is injurious to channels, sewers, electric power lines, gas lines, water lines or other improvements or is affected with any injurious fungus, insect or other pest. This Section does not prohibit the planting of street trees by adjacent property owners providing that the selection and location of said trees are in accordance with Section 400.030(C) and Subsections (A) through (F) of this Section.
F. 
It shall be unlawful for any person, firm or City department to top or mutilate any street tree, park tree or other tree on public property. "Topping" is defined as the severe cutting back of limbs to stubs larger than three (3) inches in diameter within the tree's crown to such a degree so as to remove the normal canopy and disfigure the tree. "Mutilate" is defined as damaging, cutting, carving, transplanting or removing any tree; attaching any rope, wire, nails, advertising posters or other contrivances to any tree, allowing any gaseous liquid or solid substance which is harmful to such trees to come in contact with them; or setting fire or permitting any fire to burn when such fire or the heat thereof will injure any portion of any tree. Trees severely damaged by storms or other causes or certain trees under utility wires or other obstructions where other pruning practices are impractical may be exempted at the determination of the Tree Board.
G. 
Every owner of any tree overhanging any street or right-of-way within the City shall prune the branches so that such branches shall not obstruct the light from any street lamp or obstruct the view of any street intersection and so that there shall be a clear space of eight (8) feet above the surface of the street or sidewalk. Said owners shall remove all dead, diseased or dangerous trees or broken or decayed limbs which constitute a menace to the safety of the public. The City shall have the right to prune any tree or shrub on private property when it interferes with the proper spread of light or interferes with visibility of any traffic control device or sign.
H. 
The City shall have the right to cause the removal of any dead or diseased trees, tree limbs or branches on public or private property within the City, when such trees constitute a hazard to health, safety, welfare or property or harbor insects or disease which constitute a potential threat to other trees or plant life within the City. The Tree Board will notify in writing the owners of such trees. Removal shall be done by said owners at their own expense within thirty (30) days after the date of service of notice. In the event of failure of owners to comply with such provisions, the City shall have the authority to remove or have removed such trees, tree limbs or branches and charge the cost of removal on the owner's property tax notice.
I. 
It shall be unlawful for any person to prevent, delay or interfere with the Tree Board or any of its agents while engaging in and about the planting, cultivating, mulching, pruning, spraying or removing of any street trees, park trees or trees on private grounds as authorized in this Section.
J. 
It shall be unlawful for any person or commercial entity to cause to be cut down, removed, topped or mutilated any private tree, bush, shrub, woody vegetation or other landscaping when the same has been required by the City to be installed and maintained and/or preserved as/and for a landscape buffer, planting strip pursuant to a planned development, a subdivision, a conditional use permit, a site development plan, a landscape plan or other such land use plan or approval; provided, that this Section shall not apply when:
1. 
The person or commercial entity has first obtained the written approval of the City or its third (3rd) party landscape architect; or
2. 
The action is required as an emergency measure to remedy an unsafe condition potentially injurious to the public, in which case the person or commercial entity shall immediately report the action to the City and be required to replace the item.
K. 
Every person or entity who shall be convicted of violating any of the provisions of this Section shall be punished as set forth in Section 100.110 of this Code. In addition to any fine and/or imprisonment, fees shall be assessed for actual costs of replacing the damaged or missing vegetation with specimens identical in type, caliber and height.
[1]
Editor's Note: Ord. No. 3376 also renumbered former Section 400.460 to Section 400.485.
[R.O. 2005 §30-70; CC 1997 §30-70; Ord. No. 1863 §3, 11-3-1993; Ord. No. 1927 §§7—9, 8-17-1994; Ord. No. 2073 §2, 6-5-1996; Ord. No. 3086 §1, 9-19-2012]
A. 
General Requirements.
1. 
There shall be provided, at the time any building is erected or structurally altered, off-street parking and loading space in accordance with the requirements set forth in this Chapter. In the event an existing building is to be altered or expanded, additional off-street parking and loading spaces required of this Chapter shall not exceed those required for the expansion alone.
2. 
Parking requirements for uses not specifically listed shall be the same as required for a similar use. When fractional spaces result, the spaces required are the next whole number. Whenever an existing building is changed as to use, the spaces provided shall comply with these full parking requirements set forth herein.
3. 
All parking stalls, loading spaces or internal drives, excepting points of ingress and egress and shared parking, shall not be located within the side or rear yard setbacks as required by the zoning district in which said parking is to occur.
4. 
Within the town center, as identified within the Great Streets Master Plan, parking shall be located behind the front building line.
5. 
For all commercial, institutional and multi-family uses along the Manchester, Clarkson and Clayton corridors, cross access to abutting properties fronting along an aforementioned corridor will be required. In the case of unusual, unique and/or preexisting conditions the City Council may grant a waiver or modify the requirement.
[Ord. No. 3402, 12-19-2018]
6. 
For non-residential (commercial, industrial, institutional) uses, each entrance and exit to a parking lot shall be completely surfaced and shall be constructed and maintained so that any vehicle entering or leaving the parking lot shall be clearly visible at a distance of not less than ten (10) feet to a person approaching such entrance or exit on any pedestrian walk or footpath. Exits from parking lots shall be clearly posted with "STOP" signs. Appropriate bumper guards, entrance and exit signs and directional signs shall be maintained where needed. Entrances or exits shall not exceed more than twenty-five (25) feet in width without City approval.
7. 
For residential uses, each entrance and exit to a parking lot shall be completely surfaced and shall be constructed and maintained so that any vehicle entering or leaving the parking lot shall be clearly visible at a distance of not less than ten (10) feet to a person approaching such entrance or exit on any pedestrian walk or footpath. Exits from parking lots shall be clearly posted with "STOP" signs. Appropriate bumper guards, entrance and exit signs and directional signs shall be maintained where needed. Single lane entrances or exits shall not exceed fourteen (14) feet in width and a combined entrance and exit shall not exceed twenty-five (25) feet in width without City approval.
8. 
Ingress and egress shall be provided from a side street where available, unless otherwise required by the City. Ingress and egress from a residential or other lesser class of street, shall require that both sides of the portion of the entire street which abuts the entire subject property frontage is improved City street standards, to and including the point of intersection or convergence with the major street, including right-of-way dedication, pavement, curbs and gutters, sidewalks, landscaping, etc., as required by the Council.
9. 
All parking setbacks on the plan shall be landscaped and/or screened. Such landscaping or screening shall include, but not be limited to, plant materials, berms or sight-proof fencing or a combination thereof.
10. 
On-street parking on non-residential portion of side or back streets will count towards minimum parking requirements.
11. 
All of the minimum parking spaces required by this Article shall be located on the same parcel of land as the use to be served, except as approved pursuant to the issuance of a conditional use permit within the "C-1" Open Space Commercial Zoning District or as may be approved by the City under the shared parking provisions.
12. 
Parking spaces used for display purposes (i.e., parking spaces utilized at a new or used automobile sales agency for display of motor vehicles) are excluded for purposes of parking space requirement calculations and as such may not be counted toward satisfying the number of parking spaces required by this Chapter to serve a particular facility or portion thereof.
B. 
Bicycle Parking Requirements. Upon construction or change in ownership, all commercial, industrial, institutional and multi-family residential uses shall provide commercial duty bicycle rack(s) in accordance with the following, unless otherwise approved by the City:
Schools
10% of the number of students, plus 3% of the number of employees
Commercial, Office, Institutional Uses
10% of the number of parking spaces
Industrial Uses
4% of the number of parking spaces
Multi-Family Residential Uses
1 space per 4 units
The "inverted U" type bike is the required bicycle parking rack and shall be fabricated and installed in accordance with standards on file with the City.
C. 
Parking Area Surface Requirements And Dimensions.
1. 
The use of pervious pavement is strongly encouraged. Whenever pervious pavement is not possible, all parking areas in residential districts shall be surfaced with a minimum of six (6) inches of crushed stone or equivalent as a base and two (2) inches of roller compacted bituminous surface treatment or other construction of a higher type and adequate drainage as required by the City of Ellisville.
2. 
The use of pervious pavement is strongly encouraged. Whenever pervious pavement is not possible, all parking areas in commercial and industrial zoning districts shall be surfaced with a minimum of eight (8) inches of crushed stone or equivalent as a base and three (3) inches of roller compacted bituminous surface treatment or other construction of a higher type and adequate drainage as required by the City of Ellisville.
3. 
Parking spaces shall have minimum dimensions pursuant to the following table:
A
B
C
D
E
F
G
45°
9.0'
19.7'
12.5'
12.7'
51.9'
45.6'
60°
9.0'
21.0'
17.5'
10.5'
59.5'
55.0'
90°
9.0'
19.0'
22.0'*
9.0'
60.0'
N/A
8.0'
22.0'
N/A
N/A
N/A
N/A
A = Parking angle
E = Curb length per car
B = Stall width
F = Curb to curb
C = 19' minimum stall to curb
G = Center to center width of double row with aisle between
D = Aisle width**
*Up to three (3) feet additional width will be required for retail businesses.
**Additional width may be required where the aisle serves as the principal means of access to on-site buildings or structures.
4. 
In parking structures, one-half (½) of the area occupied by supporting columns may be included in determining the width and area of each adjacent parking space and the minimum height of such space shall be seven (7) feet.
D. 
Disabled Parking Requirements.
1. 
The City Planner may require a specific number of handicapped parking spaces to be sized and located to allow safe, accessible vehicle parking for the physically handicapped.
2. 
Disabled parking spaces shall be twelve (12) feet in width and twenty (20) feet in depth and marked with the international symbol for disabled parking spaces.
3. 
A disabled parking space shall be situated preferentially within the general parking area. Additionally, it shall be in a location which affords maximum safety and minimum exposure or risk to the disabled individual in traversing the path from his/her vehicle to the store or other facility which is his/her public destination.
4. 
The parking space shall be designated as reserved for the disabled by a painted symbol on the paved area and shall be further designated as such with signage at a point four (4) feet above the paved surface so as to be clearly visible to the driver of any vehicle attempting to park in the space provided.
E. 
Minimum Parking, Shared Parking And Loading Requirements. Minimum parking and loading requirements for a development shall be in accordance with the following table:
USE
MINIMUM AND MAXIMUM PARKING
MINIMUM LOADING
General retail
Minimum of 3.5 spaces per 1,000 square feet gross floor area and a maximum of 4.2 spaces per 1,000 square feet gross floor area
See Table B
Discount store
Minimum of 3.5 spaces per 1,000 square feet gross floor area and a maximum of 4.2 spaces per 1,000 square feet gross floor area
See Table B
Grocery store
Minimum of 3.5 spaces per 1,000 square feet gross floor area and a maximum of 4.5 spaces per 1,000 square feet gross floor area
See Table A
Home improvement store
Minimum of 3.0 spaces per 1,000 square feet gross floor area and a maximum of 3.5 spaces per 1,000 square feet gross floor area
See Table B
Sit-down restaurant
Minimum of 14.0 spaces per 1,000 square feet gross floor area and a maximum of 20.0 spaces per 1,000 square feet gross floor area
None
Fast-food restaurant
Minimum of 11.0 spaces per 1,000 square feet gross floor area and a maximum of 16.0 spaces per 1,000 square feet gross floor area
None
General office
Minimum of 3.0 spaces per 1,000 square feet gross floor area and a maximum of 3.4 spaces per 1,000 square feet gross floor area
See Table B
Medical office
Minimum of 3.5 spaces per 1,000 square feet gross floor area and a maximum of 4.0 spaces per 1,000 square feet gross floor area
See Table B
Bowling alley
Minimum of 4.0 spaces per bowling lane and a maximum of 5.0 spaces per bowling lane
None
Gas station w/convenience market
Minimum of 3.5 spaces per 1,000 square feet gross floor area and a maximum of 4.5 spaces per 1,000 square feet gross floor area
None
Gas station
Minimum of 1.0 space per employee on max shift
None
Movie theater
Minimum of 1.0 parking space per 4 seats (0.25 parking spaces per seat)
Nursing home
Minimum of 0.40 parking spaces per bed (or 1.0 space per 2.5 beds)
See Table B
Congregate care facility
Minimum of 0.40 parking spaces per bed (or 1.0 space per 2.5 beds)
See Table B
Assisted living facility
Minimum of 0.50 parking spaces per bed (or 1.0 space per 2 beds)
See Table B
Continuing care retirement facility (CCRC)
Minimum of 0.50 parking spaces per bed (or 1.0 space per 2 beds)
See Table B
Multi-family residential
Minimum of 1.50 parking spaces per 1 or 2 bedrooms units and 2.0 parking spaces per 3 bedroom plus units
None
Research laboratories and facilities
Minimum of 3.33 spaces per 1,000 square feet gross floor area
See Table B
Veterinary clinics and hospitals
Minimum of 4.0 spaces per doctor plus 1.0 space per additional employee
None
Community centers and private, not-for-profit recreation centers including gymnasiums and indoor swimming pools
Minimum of 3.33 spaces per 1,000 square feet gross floor area
None
Gymnasium without fixed seating or spectator facilities (except as noted herein)
Minimum of 1.0 space per 50 square feet gross floor area
None
Handball, racquetball courts
Minimum of 3.0 spaces per court
None
Swimming pools
Minimum of 2.0 spaces per 100 square feet of water area
None
Tennis courts
Minimum of 4.0 spaces per court
None
Manufacturing and fabrication
Minimum of 2.0 spaces per 3 employees on the maximum shift plus 1.0 space per vehicle customarily used in operation of the use or stored on the premises
See Table A
Warehousing, wholesaling
Minimum of 2.0 spaces per 3 employees on the maximum shift plus 1.0 space per vehicle customarily used in operation of the use or stored on the premises
See Table A
Fire stations
Minimum of 1.0 space per employee on the maximum shift
None
Hospitals
Minimum of 1.0 space per 2 beds plus 1.0 space per staff doctor and employee on the maximum shift
See Table B
Police stations
Minimum of 2.0 spaces per 3 employees on the maximum shift plus 1.0 space per vehicle customarily used in operations of the use or stored on the premises
None
Postal stations
Minimum of 2.0 spaces per 3 employees on the maximum shift plus 1.0 space per vehicle customarily used in operations of the use or stored on the premises
See Table A
Child care centers, day nurseries
Minimum of 2.0 spaces plus 1.0 space per employee on the maximum shift; a paved unobstructed pickup space with adequate stacking area (as determined by the City Planner) shall be provided in addition to standard driveway and parking requirements
None
Radio, T.V. and other communications facilities
Minimum of 2.0 spaces per 3 employees on the maximum shift plus 1.0 space per vehicle customarily used in operation of the use or stored on the premises
None
Hotel, motels
Minimum of 1.0 space per sleeping unit, 2.0 spaces per 3 employees on the maximum shift plus 1.0 space per vehicle customarily used in operation of the use or stored on the premises
None
Ice and roller rinks, indoor soccer facilities
Minimum of 1.0 space per 100 square feet of skating area or playing surface
None
F. 
Shared Parking Requirements. The following standards shall apply to shared parking facilities and be subject to City approval:
1. 
Shared use of parking facilities.
a. 
Parking areas share a property line or the properties are within one thousand (1,000) feet of each other; and
b. 
A convenient, visible pedestrian connection exists between the lots; and
c. 
A vehicular connection exists between the lots; and
d. 
The availability of parking for all affected properties is indicated by directional signs in compliance with the Sign Code.
2. 
Number of parking spaces required.
a. 
Where the uses to be served by shared parking do not have overlapping hours of operation, the property owner or owners shall provide parking stalls equal to the greater of the applicable individual parking requirements.
b. 
Where uses to be served by shared parking have overlapping hours of operation, the property owner or owners shall provide parking stalls equal to the total of the individual parking requirements, and then a reduction of up to thirty percent (30%) may be applied. The City may require a parking study to substantiate a reduction.
3. 
Documentation required.
a. 
Prior to establishing a shared use of parking, the property owner or owners shall file and record with the County a written agreement approved by the City for shared parking use.
b. 
The agreement shall be recorded on the title of each affected property.
G. 
Loading Space Requirements. Loading space requirements may be diminished or waived by the Council or City Planner.
TABLE A
Gross Floor Area (Square Feet)
Minimum Number of Loading Spaces
(10 feet by 40 feet)
5,000—24,000
1
24,001—60,000
2
60,001—96,000
3
96,001—144,000
4
144,001—192,000
5
192,001—240,000
6
240,001—294,000
7
294,001—348,000
8
For each additional 54,000
1 additional loading space
TABLE B
Gross Floor Area
(Square Feet)
Minimum Number of Loading Spaces
(10 feet by 25)
(10 feet by 40)
2,000—10,000
1
+
0
10,001—25,000
2
+
0
25,001—100,000
2
+
1
H. 
Parking Variances.
1. 
The number of required parking spaces may be downwardly or upwardly adjusted as approved by the Council, provided that the petitioner presents a site specific traffic and use study to substantiate the proposed reduction or increase in the number of parking spaces.
2. 
The Council may also approve the deferred installation of parking spaces, provided that the subject area(s) remain as grass and/or landscaped areas and are converted to normal hard surface parking space utilization if or when vehicular volume warrants such conversion.
I. 
Pedestrian Connectivity Requirements.
1. 
General. Providing pedestrian access from buildings to abutting rights-of-way, walkways and other uses on the subject property, and connections between properties help meet the objectives of non-motorized transportation policies. Installing pedestrian connections and other pedestrian improvements with new development reduces the reliance on vehicles, reduces traffic congestion and promotes non-motorized travel options and provides health benefits.
2. 
Pedestrian access—location. All new development, except detached single-family and duplex uses, shall comply with the following pedestrian access requirements.
a. 
From buildings to sidewalks and transit facilities. Provide pedestrian walkways designed to minimize walking distance from the primary entrances to all buildings to the abutting right-of-way, pedestrian walkway and transit facilities pursuant to the applicable standard in Subsection (I)(3) of this Section.
b. 
Between uses on subject property. Provide pedestrian walkways between the primary entrances to all businesses, uses, and/or buildings on the subject property pursuant to the applicable standard in Subsection (I)(3) of this Section.
c. 
Along building facades. A pedestrian walkway shall be provided along the entire facade of all building facades containing a point of ingress or egress to the building.
d. 
Between properties. Provide pedestrian walkways connecting to adjacent properties pursuant to the applicable standards in Subsection (I)(3) of this Section. The location for the access points at property edges and to adjacent lots shall be coordinated with existing and planned development to provide convenient pedestrian links between developments. Where there are topographic changes in elevation between properties, stairs or ramps shall be provided to make the pedestrian connection.
e. 
Through parking areas. All parking lots which contain more than twenty-five (25) stalls must include pedestrian walkways through the parking lot to the main building entrance or a central location. The walkways must meet the development standards pursuant to Subsection (I)(3) of this Section.
f. 
Through parking garages. Provide marked pedestrian routes through parking garages from the parking area to the abutting public right-of-way and to the pedestrian entrance of the building. Install walkways pursuant to standards in Subsection (I)(3) of this Section.
3. 
Pedestrian access—required improvements.
a. 
Pedestrian walkway standards—general. The applicant shall install pedestrian walkways pursuant to the following standards:
(1) 
Must be at least six (6) feet wide;
(2) 
Must be distinguishable from traffic lanes by painted markings, pavement material, texture, or raised in elevation, as required by the City;
(3) 
Will not be included with other impervious surfaces for lot coverage calculations;
(4) 
Must be centrally located on the subject property;
(5) 
Must be accessible;
(6) 
Barriers which limit future pedestrian access between the subject property and adjacent properties are not permitted;
(7) 
Easements to provide rights of access between adjacent properties shall be recorded prior to occupancy.
b. 
Overhead weather protection—location. The applicant shall provide pedestrian overhead weather protection in the following locations:
(1) 
Along any portion of the building which is adjacent to a pedestrian walkway or sidewalk;
(2) 
Over the primary exterior entrance to all buildings including residential units.
c. 
Overhead weather protection—configuration. The overhead weather protection may be composed of awnings, marquees, canopies, building overhangs, covered porches, recessed entries or other similar features. The overhead weather protection must cover at least six (6) feet of the width of the adjacent walkway and must be at least eight (8) feet above the ground immediately below it.
The Architectural Review Board will review and approve the color, material and configuration of all overhead weather protection and the material and configuration of all pedestrian walkways.
d. 
Pedestrian walkways through parking areas and parking garage standards. The applicant shall install pedestrian walkways through parking areas and parking garages pursuant to the following standards.
(1) 
Must be installed pursuant to the standards described in Subsection (I)(3)(a) of this Section;
(2) 
Walkway shall not use vehicle entrance or exit driveways from the parking area to a public right-of-way;
(3) 
Must connect from the parking spaces to the pedestrian entrance of the building served by the parking;
(4) 
All parking lots that contain more than twenty-five thousand (25,000) square feet of paved area, including access lanes and driveways, must include clearly identified pedestrian routes from the parking stalls to the main building entrance or central location (see Figure). At a minimum, walkways must be provided for every three (3) driving aisles or at a distance of not more than one hundred fifty (150) foot intervals, whichever is less, and meet the standards of Subsection (I)(3)(a) of this Section.
[R.O. 2005 §30-71; CC 1997 §30-71; Ord. No. 3376, 5-16-2018[1]]
A. 
The developments shall be governed in all respects by storm and waste water provisions as set forth by current Metropolitan Sewer District (MSD), Missouri State Highway Department (MSHD) and Environmental Protection Agency (EPA) regulations and Chapter 405 of the Municipal Code of the City of Ellisville.
B. 
Where an approved sanitary sewer system is not within a reasonably accessible location to the development, alternate provisions shall be made and submitted to provide adequate sanitary treatment in accordance with State of Missouri regulations and St. Louis County and Ellisville Departments of Public Works.
[1]
Editor's Note: Ord. No. 3376 also renumbered former Section 400.340 to Section 400.491.
[R.O. 2005 §30-72; CC 1997 §30-72; Ord. No. 3351 § 1, 10-18-2017; Ord. No. 3376, 5-16-2018[1]]
A. 
Applicability.
1. 
Except as expressly provided herein, the requirements of this Section shall not apply to the following:
a. 
Residential uses and structures;
(1) 
Exception. This Section shall apply to multifamily residential uses and structures with common parking areas;
b. 
Billboards;
c. 
Signs and sign illumination; and
d. 
Holiday lights from November 15 to January 15, except that flashing holiday lights are prohibited. Holiday lights may be illuminated one additional seven-day period per calendar year;
e. 
Landscape lighting;
f. 
Paths, trails and walkways;
g. 
Swimming pools (limited to the interior of pool basins); and
h. 
Sidewalk luminaires and residential streetlights which are subject to Section 400.351.
2. 
The requirements of this Section shall apply to the following:
a. 
New construction in connection with all uses and structures not exempted from the requirements of this Section in Subsection (A)(1), except as provided elsewhere in this Code.
b. 
Lighting replacement in connection with all non-residential uses and structures not exempted from the requirements of this Section in Subsection (A)(1), except as provided elsewhere in this Code.
B. 
Definitions. Listed below are certain words and phrases cited in this Section with their intended meanings.
FIXTURE
The assembly that houses the lamp or lamps and can include all or some of the following parts: a housing, a mounting bracket or pole assembly, a lamp holder, a ballast, a reflector or mirror and/or a refractor or lens.
FOOTCANDLE
A measure of light falling on a surface. One (1) footcandle is equal to the amount of light generated by one (1) candle shining on a one-square-foot surface located one (1) foot away.
INSTALLED
The attachment or assembly fixed in place, whether or not connected to a power source, of any outdoor light fixture.
LAMP
The component of luminaire that produces the actual light, commonly known as the "bulb" or "light bulb."
LUMEN
A unit measuring the amount of light emitted from a light source. One (1) footcandle is one (1) lumen per square foot.
LUMINAIRE
A complete lighting system and includes a lamp or lamps and a fixture.
OUTDOOR LIGHT FIXTURE
Outdoor electrically powered illuminating devices, outdoor lighting or reflective surface lamps and similar devices, permanently installed or portable, used for illumination of the following:
1. 
Buildings and structures; and
2. 
Recreational areas and facilities; and
3. 
Parking lots; and
4. 
Building overhangs and open canopies.
SHIELDING
A light fixture whose output is controlled in such a manner that a direct view of the light-emitting surface from an adjacent property is either minimized or prevented. This control could be as a result of the fixture housing, external or internal control devices (louvers, shields, barn doors, etc.), placement of the luminaire on the subject property or the combination of these elements. Shielding may either be full or partial.
C. 
General Requirements.
1. 
Outdoor lighting shall be required for safety and personal security in areas of pedestrian assembly and sidewalks, and vehicular parking and drive aisles and in association with all uses where activity occurs outdoors during hours of darkness.
a. 
For all applicable uses and structures, such lighting shall be so arranged and/or shielded as to eliminate the intrusion of light or glare onto adjoining residential property and streets.
b. 
For commercial or industrial uses, such lighting shall provide a minimum of one-half (0.5) footcandle of lighting and a maximum average of three (3) footcandles of lighting at all places of pedestrian assembly and sidewalks, and vehicular parking and drive aisles.
c. 
For multifamily residential and institutional uses, such lighting shall provide a minimum of one-fifth (0.2) footcandle of lighting and a maximum average of one and one-half (1.5) footcandles of lighting at all places of pedestrian assembly and sidewalks, and vehicular parking and drive aisles.
2. 
All outdoor light fixtures installed and hereafter maintained shall comply with the following:
a. 
Light fixtures must be fully shielded.
b. 
Light fixtures must be aimed directly downward [e.g., ninety degrees (90°) perpendicular] to the ground.
c. 
Lamps must be completely recessed so that the lamp is not visible.
d. 
No light shall be emitted above ninety degrees (90°) from the lamp.
(1) 
Exception. Light from decorative uplighting mounted to a wall may be emitted above ninety degrees (90°) from the lamp.
e. 
Illumination at the ground level of the property line of subject property shall be zero (0) footcandles.
f. 
Every reasonable effort shall be made (through placement and lighting control devices) to minimize the visibility of any lamp that is required to be fully shielded.
g. 
Fixtures (building and parking) lighting the exterior area of non-residential property shall be turned off within one (1) hour after closing of business. Only security lighting may be used following one (1) hour after closing of business. Security lighting must be reduced to twenty-five percent (25%) or less of the normal lumen output. Motion sensor activation may be allowed to cause the light to resume normal lumen output only when activated and to be reduced back to twenty-five percent (25%) or less of normal lumen output within five (5) minutes after activation has ceased, and the light shall not be triggered by activity off the property.
h. 
Light standards are limited to twenty (20) feet, measured from the ground to the highest point of the standard.
D. 
Conformance With Applicable Codes.
1. 
All outdoor electrically powered illuminating devices shall be installed in conformance with all other applicable provisions of this Code and under appropriate permit and inspection.
2. 
Whenever the regulations of this Section are applicable, the applicant must submit sufficient information to enable the Director of Planning to determine whether the proposed and/or existing lighting scheme will comply with this Code. Such information may include, but is not limited to, the following:
a. 
A layout of proposed luminaire and outdoor fixture locations;
b. 
Aiming angles for the fixtures and shielding/shielding mechanisms;
c. 
A description of proposed luminaires and outdoor lighting fixtures and associated equipment (catalog cuts);
d. 
A description of glare control devices, shielding/shielding mechanisms;
e. 
A description of proposed lamps;
f. 
Overall and mounting heights and means of assembly/mounting;
g. 
Hours of business operation;
h. 
Location and use of adjacent properties;
i. 
An illumination (footcandle) grid demonstrating adequate intensities and uniformity;
j. 
The maximum footcandle average for all places of pedestrian assembly, sidewalks, and vehicular parking and drive aisles;
k. 
Additional submissions may be required showing greater detail of areas that may require further clarification.
3. 
Where there is a conflict between the provisions of this Code and other regulations of the zoning ordinance, the most restrictive requirement shall govern.
E. 
(Reserved)
F. 
Grandfathered Existing Fixtures. All outdoor light fixtures lawfully installed prior to and operable on the effective date of this Section are exempt from all requirements of this Section, unless existing outdoor lighting fixtures are replaced, removed or reinstalled in connection with any non-residential use or structure to which this Section is applicable.
G. 
Waiver. The Council may waive any of the requirements of this Section.
[1]
Editor's Note: Ord. No. 3376 also renumbered former Section 400.350 to Section 400.492.
[Ord. No. 3351 § 1, 10-18-2017; Ord. No. 3376, 5-16-2018[1]]
A. 
Sidewalk Luminaires.
1. 
Every property along Manchester Road and along Clarkson Road shall be required to install sidewalk luminaires, in association with:
a. 
New construction;
b. 
Use and/or reuse of property which has been vacant for one (1) year or more;
c. 
Any addition to existing structure(s);
d. 
Exterior facade renovations; and
e. 
Exterior site changes.
Exception: A change in use and/or reuse of property within less than one (1) year of vacancy will not trigger the requirement to install sidewalk luminaires.
2. 
Sidewalk luminaires shall comply with the City's Sidewalk Luminaire Guidelines available at City Hall.
B. 
Residential Streetlights. Upon infill or redevelopment of any property for residential use(s), if no streetlights exist within the general proximity [two hundred (200) feet] of the infill lot's boundaries, a new decorative streetlight(s) will be required. The decorative streetlight(s) shall comply with the City's Residential Street Light Guidelines available at City Hall.
C. 
Waiver. The Council may waive any of the requirements of this Section.
[1]
Editor's Note: Ord. No. 3376 also renumbered former Section 400.351 to Section 400.493.
[R.O. 2005 §30-74; CC 1997 §30-74; Ord. No. 2145 §1, 2-5-1997; Ord. No. 3249 §1, 12-16-2015; Ord. No. 3376, 5-16-2018[1]]
A. 
All new construction, expansion or enlarging in any commercial or industrial zoning district or of any commercial, industrial, institutional or multi-family residential use shall include construction of a concrete sidewalk of at least five (5) feet in width and five (5) inches in thickness the entire length of the lot or development along the streets upon which the property or use abuts, with exception of driveways which shall have a minimum of six (6) inches of concrete thickness.
1. 
Additionally, all new construction, expansion or enlarging along Manchester Road (Route 100), Clarkson Road (Route 340), Old State Road, Strecker Road, Kiefer Creek Road, Clayton Road and Ridge Road shall require a minimum sidewalk width of five (5) feet or matching the existing adjoining sidewalk width or planned sidewalk width, whichever is the greater. This Section shall supersede Section 405.560, Sidewalks, where applicable.
B. 
All new construction, expansion, or enlarging of any development along Manchester Road (Route 100) shall require the removal of the existing inaccessible asphalt paved shoulder, where present, and replacement with suitable soil and vegetation.
C. 
Sidewalks shall be maintained in a safe condition for pedestrian traffic at all times.
1. 
The City of Ellisville shall be responsible for maintenance of all sidewalks located upon or on City right-of-way adjacent to single-family and two-family residential uses.
2. 
The City of Ellisville shall also be responsible for maintenance of all sidewalks located upon City right-of-way adjacent to multi-family residential, nursing home and retirement complex uses.
3. 
Maintenance of all other sidewalks shall be the responsibility of the property owner(s) of the property upon which the sidewalk is located, unless the sidewalk is located within a right-of-way, in which case the property owner(s) of the property abutting the right-of-way shall be responsible for maintaining all portions of the sidewalk located within the area between the property owner(s)' property line and the abutting curb line.
D. 
Sidewalks shall be installed and maintained as set forth herein, unless, upon petition to the City Council, the Council deems it unreasonable or unsafe to install and/or maintain said sidewalk. In such a case, the Council may direct that a sum equal or commensurate to the cost of installing and/or maintaining a sidewalk at the subject location be paid to the City which shall be placed into a segregated fund of the City to be used for the purposes of sidewalks.
[1]
Editor's Note: Ord. No. 3376 also renumbered former Section 400.370 to Section 400.494.
[R.O. 2005 §30-77; CC 1997 §30-77; Ord. No. 3376, 5-16-2018[1]]
A. 
The owner (or operator as applicable) shall maintain site improvements set forth in Sections 400.340—400.390 and this Article in a safe condition functioning in the manner in which the improvement was intended.
B. 
If the owner (or operator as applicable) fails to maintain serviceability of subject improvements, the City may cause defects to be remedied and all direct and third-party costs associated with said remedy shall be considered a lien on the subject property until such costs are paid to the City.
[1]
Editor's Note: Ord. No. 3376 also renumbered former Section 400.400 to Section 400.495.
[R.O. 2005 §30-15; Ord. No. 2098 §2, 7-17-1996; Ord. No. 3376, 5-16-2018[1]]
A. 
In General — Purpose. To provide traffic and land use standards that will increase safety, access and the flow of traffic. These standards may be used to judge the feasibility for approval of certain types of development at a specific location and its potential impact to traffic.
B. 
Applicability Of Provisions In This Section. The provisions contained in this Section are applicable to new construction of commercial, industrial, institutional and multi-family residential uses and expansion and/or enlargement of existing high trip generator uses.
C. 
Traffic And Land Use Standards For All New Construction Of Commercial, Industrial, Institutional And Multi-Family Residential Uses. Applicable uses shall comply with the following standards. When these standards cannot be complied with, an analysis by City's Third Party Traffic Consultant may be required:
1. 
Full access driveways located on the same side of the street must be separated by a minimum of one hundred sixty (160) feet, measured from centerline-to-centerline of the driveways.
2. 
Full access driveways must be a minimum of one hundred sixty (160) feet from the nearest public street, measured from centerline-to-centerline.
3. 
Full access driveways located on opposite sides of the street must line up directly in front of each other.
4. 
If full access driveways located on opposite sides of the street cannot line up, then they must be separated by a minimum of two hundred (200) feet, measured from centerline-to-centerline of the driveways, if the left-turn movements into those driveways could potentially conflict with each other.
5. 
All proposed drives must conform with the sight distance requirements set forth by the Missouri Department of Transportation (MoDOT) or Saint Louis County Department of Transportation (STLCDOT), as applicable to the impacted route. Sight distance requirements for local roads not governed by MoDOT or STLCDOT (i.e., local roads) should default to the STLCDOT sight distance requirements.
6. 
Throat widths for driveways must be a minimum of twenty-four (24) feet and a maximum of forty (40) feet for two-way operation and a minimum of fifteen (15) feet and a maximum of twenty (20) feet for one-way operation. If centered channelizing islands are used in a two-way driveway, clearance widths of one percent (1%) to two (2) feet should be added on both sides of the center island. The radius used to increase the driveway opening at the curb or pavement edge is not less than ten (10) feet nor more than forty (40) feet and should not extend beyond the property line.
D. 
Traffic And Land Use Standards For High Trip Generator Uses. In addition to the restrictions listed above for all new construction of commercial, industrial, institutional and multi-family residential uses, a traffic analysis shall be required for all high trip generator uses.
1. 
Definitions.
a. 
High Trip Generator Use: Any use(s) which generates one hundred (100) or more trips, entering or exiting the site, during any one (1) peak hour, as estimated by the most current version of the Institute of Transportation Engineers Trip Generation Informational Report.
b. 
Peak Hours:
(1) 
Monday through Friday 7:00 a.m. to 9:00 a.m.
(2) 
Monday through Friday 11:00 a.m. to 1:00 p.m.
(3) 
Monday through Friday 4:00 p.m. to 6:00 p.m.
(4) 
Saturday 11:00 a.m. to 2:00 p.m.
c. 
The Institute Of Transportation Engineers Trip Generation Informational Report. A manual which provides trip generation rates for numerous land use and building types for both a daily basis as well as relevant peak hours.
2. 
Traffic Analyses Required. The requirement to perform a traffic impact study is based on number of trips generated by the site, type and size of the development, and other development or area characteristics unique to the proposal. Generally, a traffic impact analysis is required when a development generates one hundred (100) trips to the adjacent street network during the peak-hour of the adjacent street traffic. Transportation aspects of site planning, include, but are not limited to, analyses of the impacts of the development, the adequacy of the access drives, and the suitability of the on-site circulation and parking are often cited in consideration of a use. A traffic impact study is typically used as a means of evaluating the various transportation aspects via consideration of not only the estimated site generated traffic but its impacts upon the adjacent road system, the proposed access location(s) and design, interconnection and cross-access with adjacent properties, on-site circulation and parking. A thorough traffic analysis should determine the necessity for both on-site and off-site mitigation.
3. 
Analyses Content May Vary. The content of a traffic impact study can vary depending upon the complexity of the proposed development. The level of analyses (letter of opinion, traffic assessment, or full traffic impact study, etc.) shall be determined by the City Planner and the City's Third Party Traffic Consultant. Specifically, not all proposed high trip generator use developments would require a detailed traffic impact study. At times, depending on the type and size of the proposed development, a cursory review and/or letter of opinion is all that is necessary. Other times, a comprehensive analysis and report that includes the detailed study of the development, the area-wide transportation system and other approved or planned developments in the vicinity of the proposed development is required.
E. 
Additional Triggers For Traffic Analyses. A traffic impact analysis, the level of which is to be determined by the City, may also be required if:
1. 
The proposed use would be located in an area exhibiting roadway congestion and within a designated high-hazard area, as identified in Exhibit 1, below, and/or a high rate of population or employment growth is anticipated.
2. 
The proposed use requires rezoning to a higher intensity (i.e., residential to commercial, etc.).
3. 
A new traffic signal and/or a roundabout is proposed in conjunction with the proposed development.
4. 
If, in the opinion of the City, the proposed development has the potential to create adverse operational or safety impacts on the road network. Including, but not limited to:
a. 
Substandard horizontal or vertical sight distances at its proposed access.
b. 
A need for a dedicated left or right turn lane(s) in order to accommodate the proposed development's traffic.
Exhibit 1
2017 Designated High Hazard Areas — City of Ellisville
 - traffic impact - Exhibit 1.tif
Table 1
2017 High Hazard Crash Rate Analysis — City of Ellisville
 - traffic impact - Table 1.tif
F. 
The City Council may waive or reduce any of the standards set forth above upon petition. The City Council may, prior to deciding on the request for said waiver or reduction, require additional information, an opinion or traffic analyses. The analyses may include the impact on existing traffic of the waiver of said requirement along with the traffic consultant's recommendations for the mitigation of said impact through the installation of traffic control devices such as turning lanes, shared access drives, traffic signals, and signage.
[1]
Editor's Note: Ord. No. 3376 also renumbered former Section 400.430 as amended to Section 400.496.