City of Fenton, MO
St. Louis County
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Table of Contents
Table of Contents
Editor's Note — Ordinance no. 3001 §1, adopted December 23, 2008, repealed title IV in its entirety. See editor's note at beginning of title IV.

Section 475.010 "BP-1" Business Park — Corporate Office Center District.

[Ord. No. 3001 §1, 12-23-2008; Ord. No. 3232 §1, 12-22-2011]
A. 
To adhere to proper planning and zoning for sound development and investment, the City of Fenton creates the Business Park Zoning District "BP-1" (Corporate Office Center District) (hereinafter as "BP-1") in the City of Fenton, Missouri.
B. 
The provision by Statute of governing the regulation, use and development of land located within the Business Park District "BP-1" shall be:
1. 
Purpose and intent of land use, Business Park "BP-1" District.
2. 
Design, lot size and building requirements.
3. 
Landscape design regulations.
4. 
Parking and loading facility standards.
5. 
Environmental performance standards.
6. 
Street and roadway standards.
7. 
District lighting and utility regulations.
8. 
Site plan review.
C. 
Purpose And Intent Of Business Park "BP-1" District.
1. 
Purpose.
a. 
The Business Park District provides for the development of corporate office centers, large regional offices and data centers in a planned and protected business park setting. The intent of this district is to accommodate a variety of corporate business-related businesses and their related activities at a scale and intensity of use that is consistent and compatible with high quality development.
b. 
The location factors of the formation of this district upon the official Zoning Map of Fenton, Missouri, relates to:
(1) 
Present and past land use and development trends;
(2) 
Proximity to the interstate highway system; and
(3) 
The position and influence of the Fenton I-44 development corridor.
2. 
Intended use and development. The following uses have been developed because of the excellent access, visibility and compatibility of development. This zoning district is intended for relatively low-intensity, high quality uses which can justify the amenities and high level of performance standards governing development in the "BP-1" District.
D. 
This zoning district shall be a minimum of eight (8) contiguous acres.
E. 
Permitted Uses. The following uses are permitted in the "BP-1" District. Exceptions may be by special use provisions as listed below. A permitted use must be met before the issuance of a building permit. Except as herein provided or as provided in other applicable codes and ordinances of the City, no building or land shall be used and no building shall be hereafter erected, structurally altered or enlarged in a "BP-1" District except as accorded within this document.
1. 
Corporate office.
2. 
Data processing.
3. 
Day care facility (State certified).
4. 
Education facilities.
5. 
Financial institutions.
6. 
Government offices.
7. 
Large general office.
8. 
Regional office.
9. 
Retail complex.
F. 
Prohibited Uses Within The "BP-1" District.
1. 
Facilities producing explosives or flammable gases or liquids.
2. 
Facilities for animal slaughtering, tanning, meatpacking or rendering.
3. 
Sulphur plants, rubber reclamation plants or cement plants.
4. 
Steel or any other metal mills, foundry or smelters.
5. 
In general those uses which may be obnoxious or offensive by reason of emission of odor, dust, smoke or noise.
G. 
Special Uses Provided Within The "BP-1" District. The following uses shall be permitted only after the passage of an ordinance granting a special use permit:
1. 
Churches.
2. 
Parking garages.
3. 
Outdoor storage and storage containers (also refer to Section 475.010(H)(8) "Outdoor storage of equipment/materials and containers").
4. 
Modular or prefabricated structures for temporary offices facilities, wherein the petitioner has demonstrated that such use cannot otherwise be reasonably provided within any other building on the property, such temporary office is necessary to the operation of the primary business on the premises and said temporary office will be limited to a period not to exceed two (2) years from the date of issuance of a special use permit. Any extension beyond the approved time period will require reapplication.
5. 
Building height in excess of five (5) stories.
6. 
Drive-through facilities for financial institutions.
[Ord. No. 3350 §1, 9-26-2013]
7. 
Light manufacturing, when in conjunction with a permitted office use provided under Section 475.010(E), permitted uses.
[Ord. No. 3633 § 1, 10-27-2016]
H. 
Design, Lot Size And Building Requirements For "BP-1" District.
1. 
Conditions of use.
a. 
Except as otherwise stated herein or set forth in other codes and ordinances of the City of Fenton, all uses shall be subject to the following conditions.
b. 
All activities shall be conducted wholly within an enclosed area, except as allowed by permitted uses.
c. 
Special commercial sales, sales events or festivals related to the intended functions of a licensed business may be conducted outside and upon their premises only during special events or festival periods with thirty (30) day written notice. The special events and festivals shall be subject to all applicable regulations set forth in the City Municipal Code.
2. 
Lot size. Every building hereinafter erected in a "BP-1" District shall be on a lot having an area of not less than two and three-tenths (2.3) acres or one hundred thousand (100,000) square feet and a width at the established building line of not less than two hundred (200) feet. Maximum total lot coverage by structures shall be no greater than sixty-five percent (65%) of lot area.
3. 
Setback areas. No building or structure shall be constructed or enlarged unless the following setbacks are provided and maintained in connection with such building.
a. 
Front setback. Each lot upon which a building is constructed or enlarged shall have a front setback of not less than fifty (50) feet in depth, measured from the street (front or side) right-of-way line.
b. 
Side setback. Each lot upon which a building is constructed or enlarged shall have a side setback of not less than twenty-five (25) feet from the side street or adjoining property line.
c. 
Rear setback. There shall be a rear setback of not less than twenty-five (25) feet. A one (1) story accessory building may be located in the rear setback provided the accessory building is not located closer to the rear lot line that is either:
(1) 
Twenty (20) feet adjacent or parallel to the rear lot line; or
(2) 
The width of a utility easement on; or
(3) 
Adjacent to the rear lot line, whichever is greater; and
(4) 
Cannot face a street.
d. 
Buffer area. On lots abutting a different zoning district, a twenty-five (25) foot wide planting strip at least ten (10) feet in height shall extend the length of the adjoining lot at the building line to the rear of the lot. Said planting strip shall be planted with trees and shrubs to provide a dense screen, at maturity, throughout the year. The planting strip plan must be reviewed and approved by the Director.
4. 
Site landscaping. There shall exist a minimum landscaped area of thirty (30) feet from the street right-of-way through the front setback. No parking or structures will be allowed within this area. Side and rear setbacks will have a fifteen (15) foot minimum landscaped area.
5. 
Building height. The building height shall be a maximum of five (5) stories. (Additional height may be granted by special use permit.)
6. 
Size of buildings. This Subsection shall be in compliance with the appropriate Section of the Building Codes used by the City of Fenton. No structure shall be less than twenty-five thousand (25,000) square feet in total surface area, primary floor area must be not less than twenty-five thousand (25,000) square feet. The requirements in this Section would exclude parking and loading ramps.
7. 
Exterior building design and materials. Building materials used for exterior finishes on structures shall be of high durability, quality, and require low maintenance.
a. 
Primary building materials.
(1) 
Allowable primary building materials are brick and other brick-like masonry, architecturally designed metal panels, glass or architectural pre-cast concrete.
(2) 
Exterior Insulation Finishing Systems (EIFS) is an allowable primary building material subject to the maximum EIFS surface not exceeding fifty percent (50%), excluding windows and doors, and any front, side and rear wall. EIFS material shall be located a minimum of three (3) feet above grade.
(3) 
Primary building materials shall have a predominantly warm, earthtone appearance for design continuity within the district.
b. 
Accent building materials.
(1) 
Vinyl or metal post wraps (post cladding) and vinyl or metal casements for windows and doors are permitted accent building materials.
(2) 
Accent building materials shall be a color that is compatible with the primary building material.
c. 
Exceptions. Concrete block may only be allowed as a primary or accent building material on a rear wall not facing a public or private street, or residential property.
8. 
Outdoor storage of equipment/materials and containers
a. 
The outdoor storage of equipment/materials and containers must be approved by special use permit. Outdoor storage of equipment/materials and containers should be set back according to the building line setbacks of the zone district. When it cannot, the outdoor storage of equipment/materials and containers may be located in the required setback provided it is screened with landscaping or blind fencing.
b. 
Landscape or blind fence screening around outdoor storage containers is required if the containers are located at the building line or towards the interior of the lot from the property line yet are still visible from the street.
c. 
Blind fencing shall be limited on or inside the side and rear property lines and shall not extend towards the street beyond the front of the building in order to prevent visibility of the outdoor storage container from the street and property immediately adjacent to the subject site.
d. 
Outdoor storage containers may house and contain equipment and/or materials involved in the business so long as they meet the provisions of the particular zone district in which it is located. Outdoor storage containers may be used for the convenience of a business on a temporary basis. If so, the duration of storage containers shall not exceed nine (9) months. Screening requirements for temporary storage are to be met within one (1) year or upon the first (1st) renewal application.
e. 
Outdoor storage of equipment/materials and containers shall not be located in a manner that impedes vehicular or pedestrian traffic flow and shall not occupy assigned parking spaces so as to create a parking shortage on site.
9. 
Fencing. Please see Chapter 462 for fencing regulations.

Section 475.020 "BP-2" Business Park — General Office Centers, Warehousing District. [1]

[Ord. No. 3001 §1, 12-23-2008; Ord. No. 3233 §1, 12-22-2011]
A. 
To adhere to proper planning and zoning for sound development and investment, the City of Fenton creates the Business Park Zoning District "BP-2" (Mixed-Use Business Park, Large Warehousing) (hereinafter "BP-2") in the City of Fenton, Missouri.
B. 
The provision by Statute of governing the regulation, use and development of land located within the Business Park District "BP-2" shall be:
1. 
Purpose and intent of land use, Business Park "BP-2" District.
2. 
Design, lot size and building requirements.
3. 
Landscape design regulations.
4. 
Parking and loading facility standards.
5. 
Environmental performance standards.
6. 
Street and roadway standards.
7. 
District lighting and utility regulations.
8. 
Site plan review.
C. 
Purpose And Intent Of Business Park "BP-2" District.
1. 
Purpose.
a. 
The Business Park District provides for the development of professional offices, general office space and large size warehousing and distribution. This district is a hybrid development district between "BP-1" and "BP-3" using appropriate regulations according to "BP-2" use. The uses are for a hybrid development of businesses as defined in this Section in a planned and protected business park setting. The intent of this district is to accommodate a variety of office and warehousing uses on a larger scale and their related activities at a scale and intensity of use that is compatible with high quality development.
b. 
The location factors of the formation of this district upon the official Zoning Map relate to:
(1) 
Present and past land use and development trends;
(2) 
Proximity to the interstate highway system; and
(3) 
The position and influence of the Fenton I-44 development corridor.
2. 
Intended use and development. The following uses have been developed because of the excellent access, visibility and compatibility of development in this district. This zoning district is intended for relatively low-intensity, high quality uses which can justify the amenities and high level of performance standards governing development in the "BP-2" District.
D. 
This zoning district shall be a minimum of twenty (20) contiguous acres.
E. 
Permitted Uses. The following uses are permitted in the "BP-2" District. Exceptions may be by special use provisions as listed below. A permitted use must be met before the issuance of a building permit. Except as herein provided or as provided in other applicable codes and ordinances of the City, no building or land shall be used and no building shall be hereafter erected, structurally altered or enlarged in a "BP-2" District except as accorded within this document.
1. 
Athletic/fitness.
2. 
Day care facility (State certified).
3. 
Education facilities.
4. 
Financial institutions.
5. 
General office.
6. 
Light assembly.
7. 
Light manufacturing.
8. 
Light tool and die.
9. 
Retail/wholesale.
10. 
Restaurant.
11. 
Service centers, not auto.
12. 
Distribution/warehouses.
13. 
Theaters, cinema.
14. 
Vehicle equipment rental/sales/service.
F. 
Prohibited Uses Within The "BP-2" District.
1. 
Facilities producing explosives or flammable gases or liquids.
2. 
Facilities for animal slaughtering, tanning, meatpacking or rendering.
3. 
Sulphur plants, rubber reclamation plants or cement plants.
4. 
Steel or any other metal mills, foundry or smelters.
5. 
In general those uses which may be obnoxious or offensive by reason of emission of odor, dust, smoke or noise.
G. 
Special Uses Provided Within The "BP-2" District. The following uses shall be permitted only after the passage of an ordinance granting a special use permit:
1. 
Churches.
2. 
Medical/dental.
3. 
Public buildings.
4. 
Research center.
5. 
Transportation centers.
6. 
Outdoor storage and storage containers (also refer to Section 475.020(H)(8) "Outdoor storage of equipment/materials and containers").
7. 
Modular or prefabricated structures for temporary offices facilities, wherein the petitioner has demonstrated that such use cannot otherwise be reasonably provided within any other building on the property, such temporary office is necessary to the operation of the primary business on the premises and said temporary office will be limited to a period not to exceed two (2) years from the date of issuance of a special use permit. Any extension beyond the approved time period will require reapplication.
8. 
Truck and trailer rental facility affiliated with and subordinate to primary business on the same property.
9. 
Drive-through facilities for a commercial bank type financial institution.
10. 
Building height in excess of five (5) stories.
H. 
Design, Lot Size And Building Requirements For "BP-2" District.
1. 
Conditions of use.
a. 
Except as otherwise stated herein or set forth in other codes and ordinances of the City of Fenton, all uses shall be subject to the following conditions.
b. 
All activities shall be conducted wholly within an enclosed area, except as allowed by permitted uses.
c. 
Special commercial sales, sales events or festivals related to the intended functions of a licensed business may be conducted outside and upon their premises only during special events or festival periods with thirty (30) day written notice. The special events and festivals shall be subject to all applicable regulations set forth in the City Municipal Code.
2. 
Lot size. Every building hereinafter erected in a "BP-2" District shall be on a lot having an area of not less than two and three-tenths (2.3) acres or one hundred thousand (100,000) square feet and a width at the established building line of not less than two hundred (200) feet. Maximum total lot coverage by structures shall be no greater than sixty-five percent (65%) of lot area.
3. 
Setback areas. No building or structure shall be constructed or enlarged unless the following setbacks are provided and maintained in connection with such building.
a. 
Front setback. Each lot upon which a building is constructed or enlarged shall have a front setback of not less than fifty (50) feet in depth, measured from the street (front or side) right-of-way line.
b. 
Side setback. Each lot upon which a building is constructed or enlarged shall have a side setback of not less than twenty-five (25) feet from the side street or adjoining property line.
c. 
Rear setback. There shall be a rear setback of not less than twenty-five (25) feet. A one (1) story accessory building may be located in the rear setback provided the accessory building is not located closer to the rear lot line that is either:
(1) 
Twenty (20) feet adjacent or parallel to the rear lot line; or
(2) 
The width of a utility easement on; or
(3) 
Adjacent to the rear lot line, whichever is greater; and
(4) 
Cannot face a street.
d. 
Buffer area. On lots abutting a different zoning district, a twenty-five (25) foot wide planting strip at least ten (10) feet in height shall extend the length of the adjoining lot at the building line to the rear of the lot. Said planting strip shall be planted with trees and shrubs to provide a dense screen, at maturity, throughout the year. The planting strip plan must be reviewed and approved by the Director.
4. 
Site landscaping. There shall exist a minimum landscaped area of thirty (30) feet from the street right-of-way through the front setback. No parking or structures will be allowed within this area. Side and rear setbacks will have a fifteen (15) foot minimum landscaped area.
5. 
Building height. The building height shall be a maximum of five (5) stories. (Additional height may be granted by special use permit.)
6. 
Size of buildings. This Subsection shall be in compliance with the appropriate Section of the Building Codes used by the City of Fenton. No structure shall be less than twenty-five thousand (25,000) square feet in total surface area, primary floor area must be not less than twenty-five thousand (25,000) square feet. The requirements in this Section would exclude parking and loading ramps.
7. 
Exterior building design and materials. Building materials used for exterior finishes on structures shall be of high durability, quality, and require low maintenance.
a. 
Primary building materials.
(1) 
Allowable primary building materials are brick and other brick-like masonry, architecturally designed metal panels, glass or architectural pre-cast concrete.
(2) 
Exterior Insulation Finishing Systems (EIFS) is an allowable primary building material subject to the maximum EIFS surface not exceeding fifty percent (50%), excluding windows and doors, of any front, side and rear wall. EIFS material shall be located a minimum of three (3) feet above grade.
(3) 
Primary building materials shall have a predominantly warm, earthtone appearance for design continuity within the district.
b. 
Accent building materials.
(1) 
Vinyl or metal post wraps (post cladding) and vinyl or metal casements for windows and doors are permitted accent building materials.
(2) 
Accent building materials shall be a color that is compatible with the primary building material.
c. 
Exceptions. Concrete block may only be allowed as a primary or accent building material on a rear wall not facing a public or private street, or residential property.
8. 
Outdoor storage of equipment/materials and containers.
a. 
The outdoor storage of equipment/materials and containers must be approved by special use permit. Outdoor storage of equipment/materials and containers should be set back according to the building line set backs of the zone district. When it cannot, the outdoor storage of equipment/materials and containers may be located in the required setback provided it is screened with landscaping or blind fencing.
b. 
Landscape or blind fence screening around outdoor storage containers is required if the containers are located at the building line or towards the interior of the lot from the property line yet are still visible from the street.
c. 
Blind fencing shall be limited on or inside the side and rear property lines and shall not extend towards the street beyond the front of the building in order to prevent visibility of the outdoor storage container from the street and property immediately adjacent to the subject site.
d. 
Outdoor storage containers may house and contain equipment and/or materials involved in the business so long as they meet the provisions of the particular zone district in which it is located. Outdoor storage containers may be used for the convenience of a business on a temporary basis. If so, the duration of storage containers shall not exceed nine (9) months. Screening requirements for temporary storage are to be met within one (1) year or upon the first (1st) renewal application.
e. 
Outdoor storage of equipment/materials and containers shall not be located in a manner that impedes vehicular or pedestrian traffic flow and shall not occupy assigned parking spaces so as to create a parking shortage on site.
9. 
Fencing. Please see Chapter 462 for fencing regulations.
10. 
Subdivision. An existing lot, zoned and located within "BP-2" District, which has been developed in whole or in part under the provisions and requirements of Section 475.020 may be subdivided upon approval of the Board of Aldermen after review and recommendation of the Planning and Zoning Commission, subject to compliance with the following minimum requirements:
a. 
The division of the existing lot shall result in no more than one (1) additional lot; the lot to be divided shall initially contain at least thirty (30) acres;
b. 
Each of the resulting two (2) lots shall contain an area of at least twenty percent (20%) of the prior existing lot;
c. 
The property shall have been or will be improved with structures that conform as to use and other "BP-2" requirements and other ordinance provisions and, anything therein to the contrary notwithstanding, each structure shall be a minimum of one hundred twenty-five thousand (125,000) square feet;
d. 
The lot division may divide an existing building and lot so that common lines and a common wall exist between the divided lot and divided structure; with respect to the common lines and common wall, there shall be no setback requirements, but as to any remaining side or sides of each of the lots, all other ordinance requirements including setbacks shall remain in full force and effect;
e. 
The resulting lots shall not require the establishment of any new streets;
f. 
The resulting lots shall comply with the access and parking requirements of the "BP-2" ordinances; provided however, such compliance may be attained by reciprocal easement agreement between the two (2) resulting lots;
g. 
Compliance with other reasonable regulations and requirements imposed by the City which are in keeping with the purposes and intent of the "BP-2" ordinances.
[1]
Note — Upon approval of a proposed subdivision by the Board of Aldermen under the provisions of Section 475.020(H)(8), there shall automatically be created, without necessity of further approval, all variances from the requirements of the Zoning Code which would otherwise be applicable to the development of the resulting lots under Section 475.020(H)(8). Section 475.020(H)(8) shall be deemed to supersede any other provision of the Zoning Code of the City which may be in conflict with said Section.

Section 475.030 "BP-3" Business Park — General Office Centers, Small Warehousing District.

[Ord. No. 3001 §1, 12-23-2008; Ord. No. 3023 §1, 4-23-2009; Ord. No. 3036 §1, 6-25-2009; Ord. No. 3194 §1, 5-26-2011; Ord. No. 3234 §1, 12-22-2011]
A. 
To adhere to proper planning and zoning for sound development and investment, the City of Fenton creates the Business Park Zoning District "BP-3" (Mixed-Use Business Park, Small Warehousing) (herein after "BP-3") in the City of Fenton, Missouri.
B. 
The provision by Statute of governing the regulation, use and development of land located within the Business Park District "BP-3" shall be:
1. 
Purpose and intent of land use, Business Park "BP-3" District.
2. 
Design, lot size and building requirements.
3. 
Landscape design regulations.
4. 
Parking and loading facility standards.
5. 
Environmental performance standards.
6. 
Street and roadway standards.
7. 
District lighting and utility regulations.
8. 
Site plan review.
C. 
Purpose And Intent Of Business Park "BP-3" District.
1. 
Purpose.
a. 
The Business Park District provides for the development of professional offices, general office space and small size warehousing and distribution using appropriate regulations according to "BP-3" use. The uses are for a hybrid development of businesses as defined in this Section in a planned and protected business park setting. The intent of this district is to accommodate a variety of office and warehousing uses on a smaller scale and their related activities at a scale and intensity of use that is compatible with high quality development.
b. 
The location factors of the formation of this district upon the official Zoning Map relate to:
(1) 
Present and past land use and development trends;
(2) 
Proximity to the interstate highway system; and
(3) 
The position and influence of the Fenton I-44 development corridor.
2. 
Intended use and development. The following uses have been developed because of the excellent access, visibility and compatibility of development in this district. This zoning district is intended for relatively low-intensity, high quality uses which can justify the amenities and high level of performance standards governing development in the "BP-3" District.
D. 
This zoning district shall be a minimum of six (6) contiguous acres.
E. 
Permitted Uses. The following uses are permitted in the "BP-3" District. Exceptions may be by special use provisions as listed below. A permitted use must be met before the issuance of a building permit. Except as herein provided or as provided in other applicable codes and ordinances of the City, no building or land shall be used and no building shall be erected, structurally altered or enlarged in a "BP-3" District except as accorded within this Title.
1. 
Athletic/fitness.
2. 
Day care facility (State certified).
3. 
Education facilities.
4. 
Financial institutions.
5. 
General office.
6. 
Light assembly.
7. 
Light manufacturing.
8. 
Light tool and die.
9. 
Retail/wholesale.
10. 
Restaurant.
11. 
Service centers, not auto.
12. 
Small distribution/warehouses.
13. 
Theaters, cinema.
14. 
Vehicle equipment rental/sales/service.
15. 
Medical/dental facilities, requiring and holding State certification, including consulting offices, affiliated or independent laboratories, diagnostic centers and treatment facilities, but excluding hospitals and facilities for overnight patient use.
F. 
Prohibited Uses Within The "BP-3" District.
1. 
Facilities producing explosives or flammable gases or liquids.
2. 
Facilities for animal slaughtering, tanning, meatpacking or rendering.
3. 
Sulphur plants, rubber reclamation plants or cement plants.
4. 
Steel or any other metal mills, foundry or smelters.
5. 
In general those uses which may be obnoxious or offensive by reason of emission of odor, dust, smoke or noise.
G. 
Special Uses Provided Within The "BP-3" District. The following uses shall be permitted only after the passage of an ordinance granting a special use permit:
1. 
Churches.
2. 
Reserved.
3. 
Public buildings.
4. 
Research center.
5. 
Transportation centers.
6. 
Outdoor storage and storage containers (also refer to Section 475.030(H)(8) "Outdoor storage of equipment/materials and containers").
7. 
Fraternal organizations.
8. 
Modular or prefabricated structures for temporary offices facilities, wherein the petitioner has demonstrated that such use cannot otherwise be reasonably provided within any other building on the property, such temporary office is necessary to the operation of the primary business on the premises and said temporary office will be limited to a period not to exceed two (2) years from the date of issuance of a special use permit. Any extension beyond the approved time period will require reapplication.
9. 
Drive-through facilities for financial institutions.
10. 
Indoor automobile sales, not including outside storage or display or auto service or maintenance.
11. 
(Reserved)[1]
[1]
Editor’s Note: Former Subsection (G)(11), regarding pet business services involving the training, grooming, day care of indoor/overnight boarding of dogs and cats, was repealed 6-27-2013 by Ord. No. 3331 §1.
12. 
Expanded parking and/or drive aisles with a reduced landscaped setback area of a minimum of fifteen (15) feet from the street right-of-way and/or ten (10) feet from any side or rear property line.
13. 
Building height in excess of fifty (50) feet.
14. 
Primary floor area of greater than fifty thousand (50,000) square feet subject to the following:
a. 
Such structure must otherwise comply with the maximum lot coverage.
b. 
All minimum yard areas and parking requirements shall be complied with.
c. 
The maximum primary floor area shall not exceed seventy-five thousand (75,000) square feet.
d. 
A minimum landscaped area of not less than fifty (50) feet width shall be provided along any property boundary in common with any residentially zoned property. Said landscaped area must include a combination of evergreen and deciduous trees, shrub and berms to reasonably mitigate the view from any adjacent residentially zoned property.
e. 
No loading docks or tractor-trailer dock maneuvering areas shall be directly exposed to any adjacent residentially zoned property. Where necessary, screen walls constructed of materials in compliance with provisions of the "BP-3" District may be provided.
15. 
Outdoor dining area for restaurant on premises.
16. 
Veterinary training with limited surgical procedures and utilization of cadavers in such training within an education facility occupying a gross floor area of not less than twenty-five thousand (25,000) square feet. Not more than ten percent (10%) of the gross floor area of the education facility may be devoted to surgical training. No outdoor or overnight kenneling of animals shall be permitted at any such facility.
17. 
Auto detailing shop, excluding mechanical, painting and body work.
H. 
Design, Lot Size And Building Requirements For "BP-3" District.
1. 
Conditions of use.
a. 
Except as otherwise stated herein or set forth in other ordinances of the City of Fenton, all uses shall be subject to the following conditions.
b. 
All activities shall be conducted wholly within an enclosed area, except as allowed by in permitted uses.
c. 
Special commercial sales, sales events or festivals related to the intended functions of a licensed business may be conducted outside and upon their premises only during special events or festival periods with thirty (30) day written notice. The special events and festivals shall be subject to all applicable regulations set forth in the City Municipal Code.
2. 
Lot size. Every building hereinafter erected in a "BP-3" District shall be on a lot having an area of not less than one (1) acre or forty-three thousand five hundred sixty (43,560) square feet and a width at the established building line of not less than one hundred fifty (150) feet. Maximum total lot coverage by structures shall be no greater than sixty-five percent (65%) of lot area.
3. 
Setback areas. No building or structure shall be constructed or enlarged unless the following setbacks are provided and maintained in connection with such building.
a. 
Front setback. Each lot upon which a building is constructed or enlarged shall have a front setback of not less than fifty (50) feet in depth, measured from the street (front or side) right-of-way line.
b. 
Side setback. Each lot upon which a building is constructed or enlarged shall have a landscaped side setback of not less than fifteen (15) feet from the side street or adjoining property line of any "BP", "CP-1", "C" or "IP-1" zoning district; and not less than twenty-five (25) feet from the adjoining property line of any residential, "HP-1", "PR" or "OT" zoned property. Further, a building shall be set back from the adjoining line of any residentially zoned property an additional five (5) feet for each one (1) foot of building height in excess of fifteen (15) feet; said setback being determined by the wall facing the side property line. (Note: For comparative purposes, a thirty (30) foot high building subject to the above provision would be set back one hundred (100) feet from any adjoining residential property line.)
c. 
Rear setback. There shall be a landscaped rear setback of not less than fifteen (15) feet from any property line of any "BP", "CP-1", "C" or "IP-1" zoning district; and not less than twenty-five (25) feet from the adjoining property line of any residential, "HP-1","PR" or "OT" zoned property. Further, a building shall be set back from the adjoining line of any residentially zoned property an additional five (5) feet for each one (1) foot of building height in excess of fifteen (15) feet; said setback being determined by the wall facing the rear property line. An accessory building shall be limited to one (1) story in height and shall comply with the above requirements.
d. 
Buffer area. On lots abutting a different zoning district, there shall be provided a twenty-five (25) foot wide planting strip extending the length of the lot adjoining the said lot at the building line to the rear of the lot planted with trees and shrubs to provide a dense screen at maturity throughout the year. In addition to landscaped buffers as required in the side and rear setbacks provisions in this Section, the required landscape buffer along any property line adjoining any residential, "HP-1", "PR" or "OT" zoning district shall be increased by two and one-half (2½) feet for each foot of building height above fifteen (15) feet, the increased width of such landscape buffer being determined by the wall facing said property line.
4. 
Site landscaping. There shall exist a minimum landscaped area of thirty (30) feet from the street right-of-way. No parking or structures will be allowed within this area. Side and rear setbacks will have a fifteen (15) foot minimum landscaped area.
5. 
Building height. The building height shall be a maximum of fifty (50) feet (Additional height may be granted by special use permit.)
6. 
Size of buildings. This Section shall be in compliance with the appropriate Section of the Building Codes used by the City of Fenton. No structure shall be greater than sixty-five percent (65%) of lot size in total surface area. The primary floor area shall be a maximum of fifty thousand (50,000) square feet.
7. 
Exterior building design and materials. Building materials used for exterior finishes on structures shall be of high durability, quality, and require low maintenance.
a. 
Primary building materials.
(1) 
Allowable primary building materials are brick and other brick-like masonry, architecturally designed metal panels, glass or architectural pre-cast concrete.
(2) 
Exterior Insulation Finishing Systems (EIFS) is an allowable primary building material subject to the maximum EIFS surface not exceeding fifty percent (50%), excluding windows and doors, of any front, side and rear wall. EIFS material shall be located a minimum of three (3) feet above grade.
(3) 
Primary building materials shall have a predominantly warm, earthtone appearance for design continuity within the district.
b. 
Accent building materials.
(1) 
Vinyl or metal post wraps (post cladding) and vinyl or metal casements for windows and doors are permitted accent building materials.
(2) 
Accent building materials shall be a color that is compatible with the primary building material.
c. 
Exceptions. Concrete block may only be allowed as a primary or accent building material on a rear wall not facing a public or private street, or residential property.
8. 
Outdoor storage of equipment/materials and containers
a. 
The outdoor storage of equipment/materials and containers must be approved by special use permit. Outdoor storage of equipment/materials and containers should be set back according to the building line set backs of the zone district. When it cannot, the outdoor storage of equipment/materials and containers may be located in the required setback provided it is screened with landscaping or blind fencing.
b. 
Landscape or blind fence screening around outdoor storage containers is required if the containers are located at the building line or towards the interior of the lot from the property line yet are still visible from the street.
c. 
Blind fencing shall be limited on or inside the side and rear property lines and shall not extend towards the street beyond the front of the building in order to prevent visibility of the outdoor storage container from the street and property immediately adjacent to the subject site.
d. 
Outdoor storage containers may house and contain equipment and/or materials involved in the business so long as they meet the provisions of the particular zone district in which it is located. Outdoor storage containers may be used for the convenience of a business on a temporary basis. If so, the duration of storage containers shall not exceed nine (9) months. Screening requirements for temporary storage are to be met within one (1) year or upon the first (1st) renewal application.
e. 
Outdoor storage of equipment/materials and containers shall not be located in a manner that impedes vehicular or pedestrian traffic flow and shall not occupy assigned parking spaces so as to create a parking shortage on site.
9. 
Fencing. Please see Chapter 462 for fencing regulations.

Section 475.040 "CP-1" Commercial Park.

[Ord. No. 3001 §1, 12-23-2008; Ord. No. 3235 §1, 12-22-2011]
A. 
To adhere to proper planning and zoning for sound development and investment, the City of Fenton creates the Commercial Park Zoning District "CP-1" (hereinafter "CP-1") in the City of Fenton, Missouri.
B. 
The provision by Statute of governing the regulation, use and development of land located within the Commercial Park District "CP-1" shall be:
1. 
Purpose and intent of land use, Commercial Park "CP-1" District.
2. 
Design, lot size and building requirements.
3. 
Landscape design regulations.
4. 
Parking and loading facility standards.
5. 
Environmental performance standards.
6. 
Street and roadway standards.
7. 
District lighting and utility regulations.
8. 
Site plan review.
C. 
Purpose And Intent Of Commercial Park "CP-1" District.
1. 
Purpose.
a. 
The Commercial Park District provides for the development of professional offices, general office space and small size warehousing and distribution using appropriate regulations according to "CP-1" use. The uses are for a hybrid development of businesses as defined in this Section in a planned and protected business park setting. The intent of this district is to accommodate a variety of office and warehousing uses on a smaller scale and their related activities at a scale and intensity of use that is compatible with high quality development.
b. 
The location factors of the formation of this district upon the official Zoning Map relate to:
(1) 
Present and past land use and development trends;
(2) 
Proximity to the interstate highway system; and
(3) 
The position and influence of the Fenton I-44 development corridor.
2. 
Intended use and development. The following uses have been developed because of the excellent access, visibility and compatibility of development in this district. This zoning district is intended for relatively low-intensity, high quality uses which can justify the amenities and high level of performance standards governing development in the "CP-1" District.
D. 
This zoning district shall be a minimum of six (6) contiguous acres.
E. 
Permitted Uses. The following uses are permitted in the "CP-1" District and must be vehicle related. Exceptions may be by special use provisions as listed below. A permitted use must be met before the issuance of a building permit. Except as herein provided or as provided in other applicable codes and ordinances of the City, no building or land shall be used and no building shall be erected, structurally altered or enlarged in a "CP-1" District except as accorded within this document.
1. 
Convenience gas station.
2. 
Restaurant.
3. 
Service centers.
4. 
Vehicle terminals.
F. 
Prohibited Uses Within The "CP-1" District.
1. 
Facilities producing explosives or flammable gases or liquids.
2. 
Facilities for animal slaughtering, tanning, meatpacking or rendering.
3. 
Sulphur plants, rubber reclamation plants or cement plants.
4. 
Steel or any other metal mills, foundry or smelters.
5. 
In general those uses which may be obnoxious or offensive by reason of emission of odor, dust, smoke or noise.
G. 
Special Uses Provided Within The "CP-1" District. The following uses shall be permitted only after the passage of an ordinance granting a special use permit:
1. 
Churches.
2. 
Wholesale/retail sales.
3. 
Outdoor storage and storage containers (also refer to Section 475.040(H)(8) "Outdoor storage of equipment/materials and containers").
4. 
Modular or prefabricated structures for temporary offices facilities, wherein the petitioner has demonstrated that such use cannot otherwise be reasonably provided within any other building on the property, such temporary office is necessary to the operation of the primary business on the premises and said temporary office will be limited to a period not to exceed two (2) years from the date of issuance of a special use permit. Any extension beyond the approved time period will require reapplication.
5. 
Building height in excess of five (5) stories.
6. 
Commercial truck dealerships for heavy and medium duty trucks, including the sales, service and distribution of parts.
[Ord. No. 3666 § 1, 3-23-2017]
H. 
Design, Lot Size And Building Requirements For "CP-1" District.
1. 
Conditions of use.
a. 
Except as otherwise stated herein or set forth in other ordinances of the City of Fenton, all uses shall be subject to the following conditions.
b. 
All activities shall be conducted wholly within an enclosed area, except as allowed by in permitted uses.
c. 
Special commercial sales, sales events or festivals related to the intended functions of a licensed business may be conducted outside and upon their premises only during special events or festival periods with thirty (30) day written notice. The special events and festivals shall be subject to all applicable regulations set forth in the City Municipal Code.
2. 
Lot size. Every building hereinafter erected in a "CP-1" District shall be on a lot having an area of not less than two (2) acres or one hundred thousand (100,000) square feet and a width at the established building line of not less than one hundred fifty (150) feet. Maximum total lot coverage by structures shall be no greater than sixty-five percent (65%) of lot area.
3. 
Setback areas. No building or structure shall be constructed or enlarged unless the following setbacks are provided and maintained in connection with such building.
a. 
Front setback. Each lot upon which a building is constructed or enlarged shall have a front setback of not less than fifty (50) feet in depth, measured from the street (front or side) right-of-way line.
b. 
Side setback. Each lot upon which a building is constructed or enlarged shall have a side setback of not less than twenty-five (25) feet from the side street or adjoining property line.
c. 
Rear setback. There shall be a rear setback of not less than twenty-five (25) feet. A one (1) story accessory building may be located in the rear setback provided the accessory building is not located closer to the rear lot line than either:
(1) 
Twenty (20) feet adjacent or parallel to the rear lot line; or
(2) 
The width of a utility easement on; or
(3) 
Adjacent to the rear lot line, whichever is greater.
d. 
Buffer area. On lots abutting a different zoning district, a twenty-five (25) foot wide planting strip shall extend the length of the adjoining lot at the building line to the rear of the lot. Said planting strip shall be planted with trees and shrubs to provide a dense screen, at maturity, throughout the year. The planting strip plan must be reviewed and approved by the Director.
4. 
Site landscaping. There shall exist a minimum landscaped area of thirty (30) feet from the street right-of-way through the front setback. No parking or structures will be allowed within this area. Side and rear setbacks will have a fifteen (15) foot minimum landscaped area.
5. 
Building height. The building height shall be a maximum of five (5) stories. (Additional building height may be granted by special use permit.)
6. 
Size of buildings. This Section shall be in compliance with the appropriate Section of the Building Codes used by the City of Fenton. No structure shall be less than be two thousand five hundred (2,500) square feet in total surface area, primary floor area must not be less than two thousand five hundred (2,500) square feet.
7. 
Exterior building design and materials.Building materials used for exterior finishes on structures shall be of high durability, quality, and require low maintenance.
a. 
Primary building materials.
(1) 
Allowable primary building materials are brick and other brick-like masonry, architecturally designed metal panels, glass or architectural pre-cast concrete.
(2) 
Exterior Insulation Finishing Systems (EIFS) is an allowable primary building material subject to the maximum EIFS surface not exceeding fifty percent (50%), excluding windows and doors, of any front, side and rear wall. EIFS material shall be located a minimum of three (3) feet above grade.
(3) 
Primary building materials shall have a predominantly warm, earthtone appearance for design continuity within the district.
b. 
Accent building materials.
(1) 
Vinyl or metal post wraps (post cladding) and vinyl or metal casements for windows and doors are permitted accent building materials.
(2) 
Accent building materials shall be a color that is compatible with the primary building material.
c. 
Exceptions. Concrete block may only be allowed as a primary or accent building material on a rear wall not facing a public or private street, or residential property.
8. 
Outdoor storage of equipment/materials and containers
a. 
The outdoor storage of equipment/materials and containers must be approved by special use permit. Outdoor storage of equipment/materials and containers should be set back according to the building line setbacks of the zone district. When it cannot, the outdoor storage of equipment/materials and containers may be located in the required setback provided it is screened with landscaping or blind fencing.
b. 
Landscape or blind fence screening around outdoor storage containers is required if the containers are located at the building line or towards the interior of the lot from the property line yet are still visible from the street.
c. 
Blind fencing shall be limited on or inside the side and rear property lines and shall not extend towards the street beyond the front of the building in order to prevent visibility of the outdoor storage container from the street and property immediately adjacent to the subject site.
d. 
Outdoor storage containers may house and contain equipment and/or materials involved in the business so long as they meet the provisions of the particular zone district in which it is located. Outdoor storage containers may be used for the convenience of a business on a temporary basis. If so, the duration of storage containers shall not exceed nine (9) months. Screening requirements for temporary storage are to be met within one (1) year or upon the first (1st) renewal application.
e. 
Outdoor storage of equipment/materials and containers shall not be located in a manner that impedes vehicular or pedestrian traffic flow and shall not occupy assigned parking spaces so as to create a parking shortage on site.
9. 
Fencing. Please see Chapter 462 for fencing regulations.

Section 475.050 "HP-1" Hospitality Park — Hotel, Restaurant, Entertainment Business Park District.

[Ord. No. 3001 §1, 12-23-2008; Ord. No. 3027 §1, 5-28-2009; Ord. No. 3236 §1, 12-22-2011]
A. 
To adhere to proper planning and zoning for sound development and investment, the City of Fenton creates the Hospitality Park Zoning District "HP-1" (Hotel/Restaurant/Entertainment Business Park District) (hereinafter "HP-1") in the City of Fenton, Missouri.
B. 
The provisions by this Title of governing the regulation, use and development of land located within the Hospitality Park District "HP-1" shall be:
1. 
Purpose and intent of land use, Hospitality Business Park "HP-1" District.
2. 
Design, lot size and building requirements.
3. 
Landscape design regulations.
4. 
Parking and loading facility standards.
5. 
Environmental performance standards.
6. 
Street and roadway standards.
7. 
District lighting and utility regulations.
8. 
Site plan review.
C. 
Purpose And Intent Of Hospitality Business Park "HP-1" District.
1. 
Purpose.
a. 
The Hospitality Business Park District provides for the development of lodging, restaurant, tourism and entertainment and related businesses as defined in this Section in a planned and protected business park setting. The intent of this district is to accommodate a variety of hospitality-related commercial businesses and their related activities at a scale and intensity of use that is compatible with high quality development.
b. 
The location factors of the formation of this district upon the official Zoning Map of Fenton, Missouri, relate to:
(1) 
Present and past land use and development trends;
(2) 
Proximity to the interstate highway system; and
(3) 
The position and influence of the Fenton I-44 development corridor.
2. 
Intended use and development. The following uses have been developed because of the excellent access, visibility and compatibility of development. This zoning district is intended for relatively low-intensity, high quality uses which can justify the amenities and high level of performance standards governing development in the "HP-1" District.
D. 
This zoning district shall be a minimum of eight (8) contiguous acres.
E. 
Permitted Uses. The following uses are permitted in the "HP-1" District. Exceptions may be by special use provisions as listed below. A permitted use must be met before the issuance of a building permit. Except as herein provided or as provided in other applicable codes and ordinances of the City, no building or land shall be used and no building shall be hereafter erected, structurally altered or enlarged in a "HP-1" District except as accorded within this document.
1. 
Athletic/fitness/employer and executive clubs.
2. 
Convenience gas station.
3. 
Convention center.
4. 
Day care facility (State certified).
5. 
Education facilities.
6. 
Entertainment.
7. 
Financial institutions.
8. 
Lodging hotels.
9. 
Office.
10. 
Parks recreation.
11. 
Restaurant.
12. 
Retail/wholesale.
13. 
Theaters/cinema/galleries.
F. 
Prohibited Uses Within The "HP-1" District.
1. 
Facilities producing explosives or flammable gases or liquids.
2. 
Facilities for animal slaughtering, tanning, meatpacking or rendering.
3. 
Sulphur plants, rubber reclamation plants or cement plants.
4. 
Steel or any other metal mills, foundry or smelters.
5. 
In general those uses which may be obnoxious or offensive by reason of emission of odor, dust, smoke or noise.
G. 
Special Uses Provided Within The "HP-1" District. The following uses shall be permitted only after the passage of an ordinance granting a special use permit:
1. 
Churches.
2. 
Drive-through facilities.
3. 
Heliports.
4. 
Tourism center.
5. 
Outdoor storage and storage containers (also refer to Section 475.050(H)(8) "Outdoor storage of equipment/materials and containers").
6. 
Recreation.
7. 
Medical/dental facilities.
8. 
Lighted volleyball courts.
9. 
A second (2nd) building to be utilized by any permitted or special use in the "HP-1" District. Said buildings shall not exceed one thousand (1,000) square feet in gross floor area and must comply with all other requirements of the "HP-1" zoning district. Any building authorized by this procedure shall not be considered as an "accessory building".
10. 
Building height in excess of five (5) stories.
11. 
The sale, display (indoor and outside) and service of recreational vehicles, including parts and accessories, such as motorcycles, scooters, all-terrain vehicles (ATVs) and similar motorized recreational vehicles and personal watercraft.
12. 
Modular or prefabricated structures for temporary offices/store facilities, wherein the petitioner has demonstrated that such use cannot otherwise be reasonably provided within any other building on the property, such temporary office/store is necessary to the operation of the primary business on the premises and said temporary office/store will be limited to a period not to exceed two (2) years from the date of issuance of a special use permit. Any extension beyond the approved time period will require reapplication.
[Ord. No. 3426 §1, 6-26-2014]
13. 
ATM facilities (outdoor, freestanding).
[Ord. No. 3428 §1, 6-26-2014]
14. 
Retrofitting of aftermarket mobility solutions to customer vehicles and the sale of wheelchair accessible vans and conversions.
[Ord. No. 3664 § 1, 3-23-2017]
H. 
Design, Lot Size And Building Requirements For "HP-1" District.
1. 
Conditions of use.
a. 
Except as otherwise stated herein or set forth in other ordinances of the City of Fenton, all uses shall be subject to the following conditions.
b. 
All activities shall be conducted wholly within an enclosed area, except as allowed by permitted uses.
c. 
Special commercial sales, sales events or festivals related to the intended functions of a licensed business may be conducted outside and upon their premises only during special events or festival periods with thirty (30) day written notice. The special events and festivals shall be subject to all applicable regulations set forth in the City Municipal Code.
2. 
Lot size. Every building hereinafter erected in a "HP-1" District shall be on a lot having an area of not less than one (1) acre or forty-three thousand five hundred sixty (43,560) square feet and a width at the established building line of not less than one hundred fifty (150) feet.
3. 
Setback areas. No building or structure shall be constructed or enlarged unless the following setbacks are provided and maintained in connection with such building.
a. 
Front setback. Each lot upon which a building is constructed or enlarged shall have a front setback of not less than fifty (50) feet in depth, measured from the street (front or side) right-of-way line.
b. 
Side setback. Each lot upon which a building is constructed or enlarged shall have a side setback of not less than fifteen (15) feet from the side street or adjoining property line.
c. 
Rear setback. There shall be a rear setback of not less than fifteen (15) feet. A one (1) story accessory building may be located in the rear setback provided the accessory building is not located closer to the rear lot line that is either:
(1) 
Twenty (20) feet adjacent or parallel to the rear lot line; or
(2) 
The width of a utility easement on; or
(3) 
Adjacent to the rear lot line, whichever is greater.
d. 
Buffer area. On lots abutting a different zoning district, a twenty-five (25) foot wide planting strip at least ten (10) feet in height shall extend the length of the adjoining lot at the building line to the rear of the lot. Said planting strip shall be planted with trees and shrubs to provide a dense screen, at maturity, throughout the year. The planting strip plan must be reviewed and approved by the Director.
4. 
Site landscaping. There shall exist a minimum landscaped area of thirty (30) feet from the street right-of-way through the front setback. No parking or structures will be allowed within this area. Side and rear setbacks will have a fifteen (15) foot minimum landscaped area.
5. 
Building height. The building height shall be a maximum of five (5) stories. (Additional building height may be granted by special use permit.)
6. 
Size of buildings. This Subsection shall be in compliance with the appropriate Section of the Building Codes used by the City of Fenton. No structure shall be less than four thousand (4,000) square feet in total surface area, primary floor area must be not less than four thousand (4,000) square feet.
7. 
Exterior building design and materials. Building materials used for exterior finishes on structures shall be of high durability, quality, and require low maintenance.
a. 
Primary building materials.
(1) 
Allowable primary building materials are brick and other brick-like masonry, architecturally designed metal panels, glass or architectural pre-cast concrete.
(2) 
Exterior Insulation Finishing Systems (EIFS) is an allowable primary building material subject to being located a minimum of three (3) feet above grade.
(3) 
Primary building materials shall have a predominantly warm, earthtone appearance for design continuity within the district.
b. 
Accent building materials.
(1) 
Vinyl or metal post wraps (post cladding) and vinyl or metal casements for windows and doors are permitted accent building materials.
(2) 
Accent building materials shall be a color that is compatible with the primary building material.
8. 
Outdoor storage of equipment/materials and containers
a. 
The outdoor storage of equipment/materials and containers must be approved by special use permit. Outdoor storage of equipment/materials and containers should be set back according to the building line setbacks of the zone district. When it cannot, the outdoor storage of equipment/materials and containers may be located in the required setback provided it is screened with landscaping or blind fencing.
b. 
Landscape or blind fence screening around outdoor storage containers is required if the containers are located at the building line or towards the interior of the lot from the property line yet are still visible from the street.
c. 
Blind fencing shall be limited on or inside the side and rear property lines and shall not extend towards the street beyond the front of the building in order to prevent visibility of the outdoor storage container from the street and property immediately adjacent to the subject site.
d. 
Outdoor storage containers may house and contain equipment and/or materials involved in the business so long as they meet the provisions of the particular zone district in which it is located. Outdoor storage containers may be used for the convenience of a business on a temporary basis. If so, the duration of storage containers shall not exceed nine (9) months. Screening requirements for temporary storage are to be met within one (1) year or upon the first (1st) renewal application.
e. 
Outdoor storage of equipment/materials and containers shall not be located in a manner that impedes vehicular or pedestrian traffic flow and shall not occupy assigned parking spaces so as to create a parking shortage on site.
9. 
Fencing. Please see Chapter 462 for fencing regulations.

Section 475.060 "IP-1" Industrial Park — Light, Medium, Industry, Distribution, Assembly Warehousing District.

[Ord. No. 3001 §1, 12-23-2008; Ord. No. 3237 §1, 12-22-2011]
A. 
To the adherence of proper planning and zoning for sound development and investment, the City of Fenton creates the Industrial Park Zoning District "IP-1" (Light Industry, Distribution, Assembly, Warehousing Business District) (hereinafter "IP-1") in the City of Fenton, Missouri.
B. 
The provision by Statute of governing the regulation, use and development of land located within the Industrial Park District "IP-1" shall be:
1. 
Purpose and intent of land use, Industrial Park "IP-1" District.
2. 
Design, lot size and building requirements.
3. 
Landscape design regulations.
4. 
Parking and loading facility standards.
5. 
Environmental performance standards.
6. 
Street and roadway standards.
7. 
District lighting and utility regulations.
8. 
Site plan review.
C. 
Purpose And Intent Of Business Park "IP-1" District.
1. 
Purpose.
a. 
The Industrial Park District provides for the development of warehousing, assembly, distribution industries and related businesses as defined in this Section in a planned and protected business park setting. The intent of this district is to accommodate a variety of industrial, highway-related businesses and their related activities at a scale and intensity of use that is compatible with high quality development.
b. 
The location factors of the formation of this district upon the official Zoning Map relate to:
(1) 
Present and past land use and development trends;
(2) 
Proximity to the interstate highway system; and
(3) 
The position and influence of the Fenton I-44 development corridor.
2. 
Intended use and development. The following uses have been developed because of the excellent access, visibility and compatibility of development in this district. This zoning district is intended for relatively low-intensity, high quality uses which can justify the amenities and high level of performance standards governing development in the "IP-1" District.
D. 
This zoning district shall be a minimum of twenty (20) contiguous acres.
E. 
Permitted Uses. The following uses are permitted in the "IP-1" District. There may be by special use provisions as listed below. A permitted use must be met before the issuance of a building permit. Except as herein provided or as provided in other applicable codes and ordinances of the City, no building or land shall be used and no building shall be erected, structurally altered or enlarged in a "IP-1" District except as accorded within this document.
1. 
Assembly.
2. 
Athletic/fitness.
3. 
Day care facility (State certified).
4. 
Distribution.
5. 
Education facilities.
6. 
Fabrication.
7. 
Gas station.
8. 
Industrial.
9. 
Manufacturing.
10. 
Medical/dental.
11. 
Office.
12. 
Restaurant.
13. 
Retail/wholesale.
14. 
Service centers.
15. 
Vehicle equipment rental/sales/service.
16. 
Vehicle terminals.
17. 
Warehousing.
18. 
Outdoor storage of equipment or material and outdoor storage containers utilized in conjunction with a business on the premises subject to a site plan approved by the Director and in compliance with the following. Said site plan shall meet requirements of Section 470.070 of this Title except as waived by the Director.
a. 
All storage of equipment, material or storage container shall be behind the front line of the primary building or building line, whichever is most restrictive. On corner lots the minimum building setback shall apply along each abutting street.
b. 
No outdoor storage of equipment or material shall be within ten (10) feet of any side or rear property line and no storage container shall be within fifteen (15) feet of any side or rear property line. A twenty-five (25) foot setback shall be provided along all property lines abutting a different zoning district to provide for a continuous landscape buffer.
c. 
Any outdoor storage of equipment or material or storage container viewable from any abutting street shall be screened with a sightproof fence not less than six (6) nor more than eight (8) feet in height of material as specified in Section 462.020 of this Title. Additional plant material may be required to achieve necessary screening.
d. 
Outdoor storage of equipment, material or storage containers shall not be located in a manner that impedes vehicular or pedestrian traffic flow and shall not occupy any assigned parking or loading space necessary to meet minimum requirements.
e. 
Outdoor storage containers may house and contain equipment and/or material involved only with the business on the premises. Said containers shall be deemed temporary uses and may occupy the site for a period not to exceed six (6) months in any calendar year.
F. 
Prohibited Uses Within The "IP-1" District.
1. 
Facilities producing explosives or flammable gases or liquids.
2. 
Facilities for animal slaughtering, tanning, meatpacking or rendering.
3. 
Sulphur plants, rubber reclamation plants or cement plants.
4. 
Steel or any other metal mills, foundry or smelters.
5. 
In general those uses which may be obnoxious or offensive by reason of emission of odor, dust, smoke or noise.
G. 
Special Uses Provided Within The "IP-1" District. The following uses shall be permitted only after the passage of an ordinance granting a special use permit:
1. 
Churches.
2. 
Communication towers.
3. 
Heliports.
4. 
Public buildings.
5. 
Public utilities.
6. 
Railroad switching.
7. 
Research center.
8. 
Reserved.
9. 
Salvage yards.
10. 
Transportation centers.
11. 
Modular or prefabricated structures for temporary offices facilities, wherein the petitioner has demonstrated that such use cannot otherwise be reasonably provided within any other building on the property, such temporary office is necessary to the operation of the primary business on the premises and said temporary office will be limited to a period not to exceed two (2) years from the date of issuance of a special use permit. Any extension beyond the approved time period will require reapplication.
12. 
Building height in excess of five (5) stories.
H. 
Design, Use, Lot Size And Construction Requirements For "IP-1" District.
1. 
Conditions of use.
a. 
Except as otherwise stated herein or set forth in other ordinances of the City of Fenton, all uses shall be subject to the following conditions.
b. 
All activities shall be conducted wholly within an enclosed area, except as allowed in by permitted uses.
c. 
Special commercial sales, sales events or festivals related to the intended functions of a licensed business may be conducted outside and upon their premises only during special events or festival periods with thirty (30) day written notice. The special events and festivals shall be subject to all applicable regulations set forth in the City Municipal Code.
2. 
Lot size. Lot size shall be a minimum lot size two (2) acres. Maximum total lot coverage by structures shall be no greater than seventy-five percent (75%) of lot area.
3. 
Setback areas. No building or structure shall be constructed or enlarged unless the following setbacks are provided and maintained in connection with such building.
a. 
Front setback. Each lot upon which a building is constructed or enlarged shall have a front setback of not less than fifty (50) feet in depth, measured from the street (front or side) right-of-way line.
b. 
Side setback. Each lot upon which a building is constructed or enlarged shall have a side setback of not less than fifteen (15) feet from the side street or adjoining property line.
c. 
Rear setback. There shall be a rear setback of not less than fifteen (15) feet. A one (1) story accessory building may be located in the rear setback provided the accessory building is not located closer to the rear lot line than either:
(1) 
Twenty (20) feet adjacent or parallel to the rear lot line; or
(2) 
The width of a utility easement on; or
(3) 
Adjacent to the rear lot line, whichever is greater.
d. 
Buffer area. On lots abutting a different zoning district, a twenty-five (25) foot wide planting strip shall extend the length of the adjoining lot at the building line to the rear of the lot. Said planting strip shall be planted with trees and shrubs to provide a dense screen, at maturity, throughout the year. The planting strip plan must be reviewed and approved by the Director.
4. 
Site landscaping. There shall exist a minimum landscaped area of twenty (20) feet from the street right-of-way through the front setback. No parking or structures will be allowed within this area. Side and rear setbacks will have a ten (10) foot minimum landscaped area.
5. 
Building height. The building height shall be a maximum of five (5) stories. (Additional building height may be granted by special use permit.)
6. 
Size of buildings. This Section shall be in compliance with the appropriate Section of the Building Codes used by the City of Fenton. This would not include antennae or HVAC equipment storage.
7. 
Exterior building design and materials. Building materials used for exterior finishes on structures shall be of high durability, quality, and require low maintenance.
a. 
Primary building materials.
(1) 
Allowable primary building materials are brick and other brick-like masonry, architecturally designed metal panels, glass or architectural pre-cast concrete.
(2) 
Primary building materials shall have a predominantly warm, earthtone appearance for design continuity within the district.
b. 
Accent building materials.
(1) 
Exterior Insulation Finishing Systems (EIFS) is an allowable accent building material subject to the maximum EIFS surface not exceeding twenty percent (20%), excluding windows and doors, of any front, side and rear wall. EIFS material shall be located a minimum of three (3) feet above grade.
(2) 
Vinyl or metal post wraps (post cladding) and vinyl or metal casements for windows and doors are permitted accent building materials.
(3) 
Accent building materials shall be a color that is compatible with the primary building material.
c. 
Exceptions. Concrete block may only be allowed as a primary or accent building material on a rear wall not facing a public or private street, or residential property.
8. 
Reserved.
9. 
Fencing. Please see Chapter 462 for fencing regulations.

Section 475.070 "BP-4" Planned Business Park District.

[Ord. No. 3001 §1, 12-23-2008]
A. 
Scope Of Provisions. This Section contains the regulations of the planned business park development procedure. These regulations are supplemented and qualified by additional regulations appearing elsewhere in this Title which are incorporated as part of this Section by reference.
B. 
Statement Of Purpose/Intent.
1. 
Purpose. It is the purpose of this district to facilitate the establishment of combinations of development and uses in a planned environment for which no provision is made in any single "BP" Business Park District and to encourage a creative approach to the use of land and affiliated physical facilities that results in a better development and design under conditions of approved site and development plans.
2. 
Intended uses and development. This zoning district is intended for varying intensity business and associated retail services of high quality that can justify the amenities and high level of performance standards governing development in a planned business park setting.
3. 
Definition. As used in this Section, the following term shall have this prescribed meaning:
WAREHOUSE: A place for the storage of merchandise or commodities. However, warehousing as referenced in this Section does not include space accessible to the public where merchandise is exhibited for purchase.
C. 
Establishment Of A "BP-4" Planned Business Park District.
1. 
A planned business park district may be established on a tract of land in a single ownership or management control provided that:
a. 
An application for a change of zoning with conditions and a site plan is approved by the Board of Aldermen.
b. 
A site plan in compliance with the conditions approved by the Board of Aldermen is submitted to the Planning and Zoning Commission for verification and recorded with the St. Louis County Recorder of Deeds.
c. 
The schedule of construction is complied with in accord with the approved ordinance.
2. 
A planned business district may be established by ordinance of the Board of Aldermen in the same manner that other mapped districts are established where the Board of Aldermen determines that any particular tract or areas should be developed accordingly, but because of possible conflicts with adjoining uses, more development control is necessary to protect the general welfare than is possible under the regulations of the other "BP" Business Park Districts.
3. 
The minimum tract or combined property area to establish a "BP-4" Planned Business Park District shall be three (3) acres unless said property adjoins a "BP-4" Planned Business Park Zoning District. For property adjoining an existing "BP-4" District, the minimum area is one (1) acre.
D. 
Authorized Development, Standards And Limitations.
1. 
Permitted land uses and development. The following land uses and developments are permitted in this district:
a. 
Subject only to approval of a site development plan by the Planning and Zoning Commission and the Board of Aldermen:
(1) 
Police, fire and postal stations.
(2) 
Local public utility facilities.
(3) 
Accessory uses incident to the above uses.
b. 
Permitted land uses and developments in this district, except as otherwise noted in this Section, shall be established in the conditions of the ordinance governing the particular Planned Business Park District. Specific uses may include those designated as permitted, accessory or provided for by special use permit in any "BP" Business Park District excluding the following:
(1) 
New or used automobile or motorcycle sales and/or service facility.
(2) 
Not more than fifty percent (50%) of the gross floor area of any building may be used for warehouse.
(3) 
Temporary outdoor storage containers must be approved independently as a special use permit in accord with the provisions of Section 420.020: Procedures For Obtaining A Special Use Permit of this Title.
2. 
Prohibited uses within the "BP-4" Planned Business Park District. The following uses shall be prohibited in the "BP-4" Planned Business District:
a. 
Facilities producing explosives or flammable gases or liquids.
b. 
Facilities for animal slaughtering, tanning, meatpacking or rendering.
c. 
Sulphur plants, rubber reclamation plants or cement plants.
d. 
Steel or any other metal mills, foundry or smelters.
e. 
In general those uses which may be obnoxious or offensive by reason of emission of odor, dust, smoke or noise.
f. 
Residential.
3. 
Uses allowed by special use permit. The following uses are permissible in the "BP-4" Planned Business Park District only after consideration by the Planning and Zoning Commission and granting of a special use permit by the Board of Aldermen.
a. 
Temporary outdoor storage containers. Temporary outdoor storage containers may house equipment, merchandise and/or material involved in the business on the premises and may be authorized for a period of not more than six (6) months. Said containers shall be located behind the building line and shall not be located in any minimum required side yard area.
4. 
Conditions of use, lot size, setbacks, design and building requirements.
a. 
Conditions of use.
(1) 
Except as otherwise stated herein or set forth in other codes and ordinances of the City of Fenton, all uses shall be subject to the following conditions.
(2) 
All activities shall be conducted wholly within an enclosed area except as otherwise specifically authorized on the site plan considered by the Planning and Zoning Commission and approved by the Board of Aldermen.
(3) 
Special sales, sales events or festivals related to the intended function of a licensed business may be conducted outside and upon the premises only during special events or festival periods. Said special events and festival activities shall be required to obtain the necessary City permits and will be subject to all regulations set forth in the City Municipal Code.
(4) 
All applicable floodplain regulations of the City of Fenton shall apply.
b. 
Lot regulations.
(1) 
Minimum lot size/building coverage. Every building hereinafter erected in the "BP-4" District shall be on a lot having an area of not less than one (1) acre or forty-three thousand five hundred sixty (43,560) square feet, exclusive of public or private streets or cross-access easements provided as sole access to an abutting lot. Every lot shall have a minimum frontage at the front building line, whether public or private street or roadway easement, of not less than two hundred (200) feet. All other lot dimensions shall be established on the site plan approved by the Board of Aldermen.
(2) 
Perimeter setbacks. The building and landscape setbacks along the property line of all lots on the perimeter of the "BP-4" Planned Business Park District shall be not less than such requirement for the abutting property. Where a lot abuts more than one (1) other zoning district, the most restrictive shall apply.
(3) 
Front setback. Each lot abutting a public street shall have a building setback of not less than fifty (50) feet. Setbacks along internal roadways shall be as designated on the recorded site plan approved by the City.
(4) 
Side and rear setbacks. Except as otherwise required in this Section, all side and rear setbacks shall be as approved on the recorded site plan.
(5) 
Buffer area. On lots abutting a different zoning district, there shall be provided a planting strip not less than twenty-five (25) foot wide, containing plant material at least seven (7) feet in height, extending the length of the lot adjoining the abutting zoning district, at the building line to the rear of the lot, planted with trees and shrubs to provide a dense year-round screen at maturity. Buffer areas may be increased whereby reason of topography, creeks or other site features the City deems a greater setback is necessary.
(6) 
Site landscaping. Along all perimeter streets and internal public streets there shall exist a minimum landscaped area of thirty (30) feet from the street right-of-way through the front setback. No parking or structures will be allowed within this area. Landscaping along all internal private roadways and driveway access easements shall be as approved on the recorded site plan. Side and rear setbacks along the perimeter of the "BP-4" Planned Business Park District shall have a minimum planting strip of fifteen (15) feet; however, where deemed necessary, greater setbacks may be required.
(7) 
Intensity of use. Maximum lot coverage by building(s) shall not exceed fifty percent (50%) of the lot, excluding structures used exclusively for parking.
(8) 
Building size/height. There is no minimum building size in the "BP-4" Planned Business Park District, however, no building shall exceed fifty (50) feet in height.
(9) 
Building design and materials. Building design and materials shall be consistent with permitted design and materials of the "BP-3" Business Park District.
(10) 
Buildings per lot. More than one (1) building may be constructed on a lot in the "BP-4" Planned Business Park District.
5. 
Parking and loading space regulations. See Chapter 496 for parking and loading requirements.
6. 
Sign regulations. See Chapter 485 for sign regulations.
7. 
Miscellaneous. Other business park district regulations not addressed herein, including, but not limited to, accessory structures, right-of-way, environmental standards and street and roadway construction standards, are governed by Chapter 470: Additional Non-Residential District Regulations and/or other Sections of the City of Fenton Code where those regulations apply to the City as a whole.
8. 
Procedure for establishment of "BP-4" or approval of site plan in existing "BP-4". In order to establish a planned business park district through a change of zoning or to obtain approval of a site plan in order to utilize land in an established planned business park district, the procedure shall be as follows:
a. 
Application. The owner or owners of record or owners under contract of a lot or tract of land or their authorized representatives shall petition the Fenton Board of Aldermen on forms prescribed for this purpose by the Planning and Zoning Commission. These forms are to be submitted to the Community Development Department and accompanied by the following:
(1) 
Filing fee per requirements of Section 420.030 (Procedures for a Change in Zoning);
(2) 
Legal description of the property (with metes and bounds description);
(3) 
Outboundary plat of the property;
(4) 
Preliminary site plan in compliance with Section 470.070.
b. 
All other provisions of Section 420.030 (Procedures for a Change in Zoning) shall apply.
c. 
Site development plans.
(1) 
After passage by the Fenton Board of Aldermen of an ordinance authorizing the establishment of a planned business park district and requiring submission of a site development plan or site development concept plan, such plans shall be submitted in accord with the following provisions. No building permits or authorization for improvement or development for any use requested under provisions of this Section shall be issued prior to approval of such plans.
(2) 
Plans shall be submitted to the Planning and Zoning Commission for review and approval. These plans shall contain the minimum requirements established in the conditions of the ordinance governing the planned business park district and, further, shall comply with provisions of the subdivision ordinance and other applicable City ordinances.
(3) 
Within sixty (60) days of approval by the Planning and Zoning Commission, the site development plan or site development concept plan shall be recorded with the St. Louis County Recorder of Deeds and thereby authorize development as depicted thereon.
(4) 
In the case of single lot/multiple building developments or multiple lot developments where a site development concept plan is required, site development section plans shall be submitted to the Community Development Department for review and approval per individual building, lot, phase or plat representing a portion of the site development concept plan. The approved section plans shall be retained on file by the Community Development Department.
d. 
To amend the recorded site development plan or site development concept plan approved for the planned business park district.
(1) 
The property owner or authorized representative shall submit an amended site development (concept) plan to the Community Development Department for review. The department shall then evaluate the request for consistency in purpose and content with the nature of the proposal as originally advertised for public hearing and the preliminary development plan approved by the County Council.
(2) 
If the Community Development Department determines that the proposed amendment to the site development (concept) plan is major in nature and is not in conflict with the original proposal as advertised and the approved preliminary development (concept) plan and meets all conditions of the planned business park district ordinance, said plan shall be reviewed by the Planning and Zoning Commission. If approved, said amended plan shall be recorded with the St. Louis County Recorder of Deeds within sixty (60) days of review and report by the Planning and Zoning Commission and approval by the Board of Aldermen.
(3) 
If the Community Development Department determines that the proposed amendment to the site development (concept) plan is minor in nature and is not in conflict with the original proposal as advertised and the preliminary development (concept) plan and meets all conditions of the planned business park district ordinance, the Director shall submit a report to the Planning and Zoning Commission, subject to change or approval by the Planning and Zoning Commission. Said plan shall be retained on file by the Community Development Department.
However, when conditions of a particular planned business park district ordinance are amended which necessitates an amended site development (concept) plan, the Planning and Zoning Commission shall review and approve said amended plans and they shall be recorded with the St. Louis County Recorder of Deeds within sixty (60) days of review and report by the Planning and Zoning Commission and approval by the Board of Aldermen.
(4) 
If the Community Development Department determines that the proposed amendment to the site development (concept) plan is not consistent in purpose and content with the nature of the proposal as originally advertised for public hearing or with the preliminary development (concept) plan approved by the Board of Aldermen, the department shall so report to the applicant and the Planning and Zoning Commission. The Planning and Zoning Commission shall then review the proposed site plan amendment and make a final determination. The Planning and Zoning Commission may, if deemed necessary, forward a resolution of intent to the Board of Aldermen for the purpose of a new public hearing on the matter in accord with proceedings specified. Section 420.030 Procedures for a Change in Zoning.
e. 
To amend a site development section plan approved for a planned business park district. If the Community Development Department determines that the proposed amendment to the site development section plan is not in conflict with the approved site development (concept) plan and meets all conditions of the planned business park district ordinance, the department may approve said amended plan. Said plan shall be retained on file by the Community Development Department.
f. 
Appeal to the Commission of a decision by the department in reviewing development plans. The petitioner/developer may appeal a decision by the Community Development Department, in cases where the Community Development Department is authorized to review development plans, to the Planning and Zoning Commission. The petitioner shall have a fifteen (15) day period in which to file a written appeal and plan with the Commission. The written appeal, stating the reasons for the appeal, shall be submitted to the department. The Commission will make a final determination of the matter. No exceptions will be granted that are in violation of the particular ordinance governing the development plan.
9. 
Guarantee of improvements. Unless otherwise provided for in the conditions of the ordinance governing a particular planned business park district, no building permits or permits authorizing the occupancy or use of a building, facility, commercial establishment or service concern may be used until required related off-site improvements are constructed or a performance bond, escrow or other acceptable instrument is posted covering their estimated cost as determined by the Community Development Department. This requirement shall not apply to foundation permits or permits necessary for the installation of required related off-site improvements. Required related off-site improvements shall include, but not be limited to, streets, sidewalks, sanitary and storm sewers, street lights and street trees. If a planned business park district is developed in sections, the requirement shall also apply to all major improvements necessary to the proper operation and function of the section in question, even though such improvements may be located outside of the section in question.
10. 
Failure to commence construction.
a. 
The Mayor and Board of Aldermen shall consider the planned business park district development subject to revocation if substantial construction fails to commence within one (1) year of filing of the final plat or construction is not completed within five (5) years from approval of the final plat. Any extension herein provided for shall be filed with the Director prior to the expiration date for which the extension is being requested. The developer shall be notified in writing at least sixty (60) days prior to any revocation hearing.
b. 
The Mayor and Board of Aldermen may grant an extension to commence construction for not more than one (1) additional year. As used in this Chapter, "substantial construction" shall mean final grading for roadways necessary for first (1st) approved plat or phase of construction and commencement of installation of sanitary and storm sewers. Any extension herein provided for shall be filed with the Director prior to the expiration date for which the extension is being requested.
c. 
In the event the final plat is not submitted or substantial construction has not commenced within the prescribed time limits, the planned unit development shall terminate and the Planning and Zoning Commission shall within forty-five (45) days recommend initiation of a new public hearing to revert the property to its prior classification in accord with the proceedings specified in Section 420.040 Petitions for Change, Filing Fee, Form and Contents. When a planned business park district has terminated by reason of provisions of this Subsection, no building permit shall be issued on that property until a public hearing has been held for the purpose of reinstating the planned business park district or reversion of said property to its prior zoning classification and action taken thereon by the Board of Aldermen.
Where rezoning has been granted in conjunction with a planned business park district development and said planned business park district development has terminated, no building permit shall be issued on that property in accord with the provisions of the above-noted Section.
11. 
Unfinished portions of a development project. Any ground in an unfinished phase of a development project in the planned business park district not completed within two (2) years from the date of site plan approval by the Board of Aldermen shall be graded and seeded with a perennial grass seed. Said undeveloped ground shall be maintained with appropriate mowing and trimming to meet City standards, until it becomes an active construction site.

Section 475.080 "PID" Planned Industrial Development District.

[Ord. No. 3078 §1, 10-22-2009]
A. 
Scope Of Provisions. This Section contains the regulations of the Planned Industrial Development District procedure. These regulations are supplemented and qualified by additional regulations appearing elsewhere in this Title which are incorporated as part of this Section by reference.
B. 
Statement Of Purpose/Intent.
1. 
Purpose. It is the purpose of this district to facilitate the establishment of combinations of development of high quality industrial/business areas that cannot be accomplished in a single zoning district and to encourage a creative approach to the use of land and facilities therein that can best be achieved via parameters and alternatives through conditions of approved site development plans.
2. 
Intended uses and development. This zoning district is intended for varying intensity industrial and complementary business/commercial services of high quality that can justify the amenities and high level of performance standards governing development in a planned industrial development setting.
3. 
Definition. As used in this Section, the following terms shall have these prescribed meanings:
SERVICE CENTER
An establishment providing repair or replacement parts for motorized equipment, appliances or a facility accepting consumer calls or visits for dispatch of personnel to provide services of same, including utilities or communication systems.
WAREHOUSE
A place for the storage of merchandise or commodities. However, warehousing as referenced in this Section does not include space accessible to the public where merchandise is exhibited for purchase or used for the temporary storage of parts or materials used in the manufacturing or assembly of product within the same building.
C. 
Establishment Of A "PID" Planned Industrial Development District.
1. 
A Planned Industrial Development District may be established on a tract of land in a single ownership or management control provided that:
a. 
An application for a change of zoning with conditions and a site plan is approved by the Board of Aldermen.
b. 
A site plan in compliance with the conditions approved by the Board of Aldermen is submitted to the Planning and Zoning Commission for verification and recorded with the St. Louis County Recorder of Deeds.
c. 
The schedule of construction is complied with in accord with the approved ordinance.
2. 
A Planned Industrial Development District may be established by ordinance of the Board of Aldermen in the same manner that other mapped districts are established where the Board of Aldermen determines that any particular tract or areas should be developed accordingly, but because of possible conflicts with adjoining uses, more development control is necessary to protect the general welfare than is possible under the regulations of the other Business Park Districts.
3. 
The minimum tract or combined property area to establish a "PID" Planned Industrial Development District shall be twenty (20) acres unless said property adjoins a "PID" Planned Industrial Development District Zoning District. For property adjoining an existing "PID" Planned Industrial Development District, the minimum area is two (2) acres.
D. 
Authorized Development, Standards And Limitations.
1. 
Permitted land uses and development. The following land uses and developments are permitted in this district:
a. 
Subject only to approval of a site development plan by the Planning and Zoning Commission and the Board of Aldermen:
(1) 
Police, fire and postal stations.
(2) 
Local public utility facilities.
(3) 
Accessory uses incident to the above uses.
b. 
Permitted land uses and developments in this district, except as otherwise noted in this Section, shall be established in the conditions of the ordinance governing the particular Planned Industrial Development District. Permitted uses include the following:
(1) 
Athletic/fitness.
(2) 
Daycare facilities (State certified).
(3) 
Distribution.
(4) 
Fabrication.
(5) 
Gas station/fueling center, including convenience store.
(6) 
General office.
(7) 
Industrial.
(8) 
Manufacturing.
(9) 
Medical/dental facilities, requiring and holding State certification, including consulting offices, affiliated or independent laboratories, diagnostic centers and treatment facilities, but excluding hospitals and facilities for overnight patient use.
(10) 
Product assembly.
(11) 
Railroad switching.
(12) 
Retail/wholesale.
(13) 
Restaurant, including drive-through facilities.
(14) 
Research centers.
(15) 
Service centers.
(16) 
Tool and die.
(17) 
Vehicle equipment rental/sales/service.
(18) 
Warehousing.
[Ord. No. 3412 §1, 4-24-2014]
2. 
Prohibited uses within the "PID" Planned Industrial Development District. The following uses shall be prohibited in the "PID" Planned Industrial Development District:
a. 
Facilities producing explosives or flammable gases or liquids.
b. 
Facilities for animal slaughtering, tanning, meatpacking or rendering.
c. 
Sulphur plants, rubber reclamation plants or cement plants.
d. 
Steel or any other metal mills, foundry or smelters.
e. 
In general those uses which may be obnoxious or offensive by reason of emission of odor, dust, smoke or noise.
f. 
Residential, other than living quarters for on-site security personnel.
g. 
Adult-oriented businesses.
h. 
Salvage yards.
3. 
Uses allowed by special use permit. The following uses are permissible in the "PID" Planned Industrial Development District only after consideration by the Planning and Zoning Commission and granting of a special use permit by the Board of Aldermen.
a. 
Communication towers.
b. 
Heliports.
c. 
Temporary outdoor storage containers. Temporary outdoor storage containers may house equipment, merchandise and/or material involved in the business on the premises and may be authorized for a period of not more than six (6) months. Said containers shall be located behind the building line and shall not be located in any minimum required side yard area.
d. 
Modular or prefabricated structures for temporary offices facilities, wherein the petitioner has demonstrated that such use cannot otherwise be reasonably provided within any other building on the property, is necessary to the operation of the primary business on the premises and said temporary office will be limited to a period not to exceed two (2) years from the date of issuance of a special use permit. Any extension beyond the approved time period will require reapplication.
4. 
Conditions of use, lot size, setbacks, design and building requirements.
a. 
Conditions of use. Except as otherwise stated herein or set forth in other codes and ordinances of the City of Fenton, all uses shall be subject to the following conditions.
(1) 
All activities shall be conducted wholly within an enclosed area except as otherwise specifically authorized on the site plan considered by the Planning and Zoning Commission and approved by the Board of Aldermen.
(2) 
Special sales, sales events or festivals related to the intended function of a licensed business may be conducted outside and upon the premises only during special events or festival periods. Said special events and festival activities shall be required to obtain the necessary City permits and will be subject to all regulations set forth in the City Municipal Code.
(3) 
All applicable floodplain regulations of the City of Fenton shall apply.
b. 
Lot regulations. Except as otherwise stated in this Subsection, all lots shall be subject to the following conditions.
(1) 
Minimum lot size/building coverage. Every building hereinafter erected in the "PID" Planned Industrial Development District shall be on a lot having an area of not less than two (2) acres, exclusive of public or private streets or cross-access easements provided as sole access to an abutting lot. Daycare centers and restaurants shall be on a lot of not less than one and one-half (1.5) acres. Every lot shall have a minimum frontage at the front building line, whether public or private street or roadway easement, of not less than two hundred (200) feet. All other lot dimensions shall be established on the site plan approved by the Board of Aldermen.
(2) 
Perimeter setbacks. The building and landscape setbacks along the property line of all lots on the perimeter of the "PID" Planned Industrial Development District shall be not less than such requirement for the abutting property. Where a lot abuts more than one (1) other zoning district, the most restrictive shall apply.
(3) 
Front setback. Each lot abutting an existing dedicated public street shall have a building setback of not less than fifty (50) feet. Setbacks along internal/private roadways or access easements shall be as designated on the recorded site plan, approved by the City.
(4) 
Side and rear setbacks. Except as otherwise required in this Section, all side and rear setbacks shall be as approved on the recorded site plan.
(5) 
Buffer area. On lots abutting a different zoning district, there shall be provided a planting strip not less than twenty-five (25) foot wide, containing plant material at least seven (7) feet in height, extending the length of the lot adjoining the abutting zoning district, at the building line to the rear of the lot, planted with trees and shrubs to provide a dense year-round screen at maturity. Buffer areas may be increased whereby reason of topography, creeks or other site features the City deems a greater setback is necessary.
(6) 
Site landscaping. A landscape area of not less than thirty (30) feet in width shall be provided along all perimeter streets and internal public streets. No parking or structures will be allowed within this area. Landscaping along all internal private roadways and driveway access easements shall be as approved on the recorded site plan. Side and rear setbacks along the perimeter of the "PID" Planned Industrial Development District shall have a minimum planting strip of fifteen (15) feet; however, where deemed necessary, greater setbacks may be required.
(7) 
Intensity of use. Maximum lot coverage by building(s) shall not exceed sixty-five percent (65%) of the lot, excluding structures used exclusively for parking.
(8) 
Building size/height. There is no minimum building size in the "PID" Planned Industrial Development District; however, no building shall exceed five (5) stories or fifty (50) feet in height at the roof line.
(9) 
Building design and materials. Building design and materials shall be consistent with permitted design and materials of the "IP-1" Industrial Park — Light, Medium, Industry, Distribution, Assembly Warehousing District.
(10) 
Buildings per lot. More than one (1) building may be constructed on a lot in the "PID" Planned Industrial Development District.
5. 
Parking and loading space regulations. See Chapter 496 for parking and loading requirements.
6. 
Sign regulations. See Chapter 485 for sign regulations.
7. 
Miscellaneous. Other "PID" Planned Industrial Development District regulations not addressed herein, including, but not limited to, accessory structures, right-of-way, environmental standards and street and roadway construction standards, are governed by Chapter 470: Additional Non-Residential District Regulations and/or other Sections of the City of Fenton Code where those regulations apply to the City as a whole.
8. 
Procedure for establishment of "PID" Planned Industrial Development District or approval of site plan in existing "PID" Planned Industrial Development District. In order to establish a "PID" Planned Industrial Development District through a change of zoning or to obtain approval of a site plan in order to utilize land in an established "PID" Planned Industrial Development District, the procedure shall be as follows:
a. 
Application. The owner or owners of record or owners under contract of a lot or tract of land or their authorized representatives shall petition the Fenton Board of Aldermen on forms prescribed for this purpose by the Planning and Zoning Commission. These forms are to be submitted to the Community Development Department and accompanied by the following:
(1) 
Filing fee per requirements of Section 420.030 (Procedures for a Change in Zoning);
(2) 
Legal description of the property (with metes and bounds description);
(3) 
Outboundary plat of the property;
(4) 
Preliminary site plan in compliance with Section 470.070.
b. 
All other provisions of Section 420.030 (Procedures for a Change in Zoning) shall apply.
c. 
Site development plans.
(1) 
After passage by the Fenton Board of Aldermen of an ordinance authorizing the establishment of a "PID" Planned Industrial Development District and requiring submission of a site development plan or site development concept plan, such plans shall be submitted in accord with the following provisions. No building permits or authorization for improvement or development for any use requested under provisions of this Section shall be issued prior to approval of such plans.
(2) 
Plans shall be submitted to the Planning and Zoning Commission for review and approval. These plans shall contain the minimum requirements established in the conditions of the ordinance governing the "PID" Planned Industrial Development District. Further, these plans shall comply with applicable provisions of the Subdivision Ordinance and other City ordinances. Upon request by the petitioner, the Board of Aldermen may within the ordinance that rezones the petitioner's property "PID" Planned Industrial Development District approve for good cause shown alternative standards from the Subdivision Ordinance relative to streets, sidewalks, and/or drainage, and such approved, alternative standards shall be indicated on the plans.
[Ord. No. 3413 §1, 4-24-2014]
(3) 
Within sixty (60) days of approval by the Planning and Zoning Commission, the site development plan or site development concept plan shall be recorded with the St. Louis County Recorder of Deeds and thereby authorize development as depicted thereon.
(4) 
In the case of single lot/multiple building developments or multiple lot developments where a site development concept plan is required, site development section plans shall be submitted to the Community Development Department for review per individual building, lot, phase or plat representing a portion of the site development concept plan. The Director shall submit a report of finding and recommendations to the Planning and Zoning Commission for consideration. The Planning and Zoning Commission may approve such plans, as submitted, based on compliance as presented in the Director's report or approve same with conditions for compliance as determined by the Commission. The approved section plans shall be retained on file by the Community Development Department.
d. 
To amend the recorded site development plan or site development concept plan approved for the "PID" Planned Industrial Development District.
(1) 
The property owner or authorized representative shall submit an amended site development (concept) plan to the Community Development Department for review. The Department shall then evaluate the request for consistency in purpose and content with the nature of the proposal as originally advertised for public hearing and the preliminary development plan approved by the County Council.
(2) 
If the Community Development Department determines that the proposed amendment to the site development (concept) plan is major in nature and is not in conflict with the original proposal as advertised and the approved preliminary development (concept) plan and meets all conditions of the "PID" Planned Industrial Development District ordinance, said plan shall be reviewed by the Planning and Zoning Commission. If approved, said amended plan shall be recorded with the St. Louis County Recorder of Deeds within sixty (60) days of review and report by the Planning and Zoning Commission and approval by the Board of Aldermen.
(3) 
If the Community Development Department determines that the proposed amendment to the site development (concept) plan is minor in nature and is not in conflict with the original proposal as advertised and the preliminary development (concept) plan and meets all conditions of the "PID" Planned Industrial Development District ordinance, the Director shall submit a report to the Planning and Zoning Commission, subject to change or approval by the Planning and Zoning Commission. Said plan shall be retained on file by the Community Development Department.
However, when conditions of a particular "PID" Planned Industrial Development District ordinance are amended which necessitates an amended site development (concept) plan, the Planning and Zoning Commission shall review and approve said amended plans and they shall be recorded with the St. Louis County Recorder of Deeds within sixty (60) days of review and report by the Planning and Zoning Commission and approval by the Board of Aldermen.
(4) 
If the Community Development Department determines that the proposed amendment to the site development (concept) plan is not consistent in purpose and content with the nature of the proposal as originally advertised for public hearing or with the preliminary development (concept) plan approved by the Board of Aldermen, the department shall so report to the applicant and the Planning and Zoning Commission. The Planning and Zoning Commission shall then review the proposed site plan amendment and make a final determination. The Planning and Zoning Commission may, if deemed necessary, forward a resolution of intent to the Board of Aldermen for the purpose of a new public hearing on the matter in accord with proceedings specified. Section 420.030 Procedures for a Change in Zoning.
e. 
To amend a site development section plan approved for a "PID" Planned Industrial Development District. If the Community Development Department determines that the proposed amendment to the site development section plan is not in conflict with the approved site development (concept) plan and meets all conditions of the "PID" Planned Industrial Development District ordinance, the department may approve said amended plan. Said plan shall be retained on file by the Community Development Department.
f. 
Appeal to the Commission of a decision by the department in reviewing development plans. The petitioner/developer may appeal a decision by the Community Development Department, in cases where the Community Development Department is authorized to review development plans, to the Planning and Zoning Commission. The petitioner shall have a fifteen (15) day period in which to file a written appeal and plan with the Commission. The written appeal, stating the reasons for the appeal, shall be submitted to the department. The Commission will make a final determination of the matter. No exceptions will be granted that are in violation of the particular ordinance governing the development plan.
9. 
Guarantee of improvements. Unless otherwise provided for in the conditions of the ordinance governing a particular "PID" Planned Industrial Development District, no building permits or permits authorizing the occupancy or use of a building, facility, commercial establishment or service concern may be used until required related off-site improvements are constructed or a performance bond, escrow or other acceptable instrument is posted covering their estimated cost as determined by the Community Development Department. This requirement shall not apply to foundation permits or permits necessary for the installation of required related off-site improvements. Required related off-site improvements shall include, but not be limited to, streets, sidewalks, sanitary and storm sewers, street lights and street trees. If a "PID" Planned Industrial Development District is developed in sections, the requirement shall also apply to all major improvements necessary to the proper operation and function of the section in question, even though such improvements may be located outside of the section in question.
10. 
Failure to commence construction.
a. 
The Mayor and Board of Aldermen shall consider the "PID" Planned Industrial Development District subject to revocation if substantial construction within the "PID" Planned Industrial Development fails to commence within one (1) year of filing of the final plat or construction of the first (1st) phase or building site is not completed within five (5) years from approval of the final plat. Any extension herein provided for shall be filed with the Director prior to the expiration date for which the extension is being requested. The developer shall be notified in writing at least sixty (60) days prior to any revocation hearing.
b. 
The Mayor and Board of Aldermen may grant an extension for any phase or building site to commence construction for not more than one (1) additional year. As used in this Chapter, "substantial construction" shall mean final grading for roadways necessary for first (1st) approved plat or phase of construction and commencement of installation of sanitary and storm sewers. Any extension herein provided for shall be filed with the Director prior to the expiration date for which the extension is being requested.
c. 
In the event the final plat is not submitted or substantial construction has not commenced within the prescribed time limits, the approved phase or building site shall become void and will be required to be resubmitted in accord with the procedures set forth in this Chapter for site plan approval. When a "PID" Planned Industrial Development District has terminated by reason of provisions of this Subsection, no building permit shall be issued on that property until a public hearing has been held for the purpose of reinstating same.
11. 
Unfinished portions of a development project. Any ground in an unfinished phase of a development project in the "PID" Planned Industrial Development District not completed within three (3) years from the date of site plan approval by the Board of Aldermen shall be graded and seeded with a perennial grass seed. Said undeveloped ground shall be maintained with appropriate mowing and trimming to meet City standards, until it becomes an active construction site.