[Ord. No. 1914 §1(405.130), 5-6-2013]
A.
Purpose. The district is composed of those areas of the
City whose principal use is and ought to be single-family dwellings
on large sized lots. The regulations of this district are designed
to create and preserve a predominately urban character as evidenced
by lot sizes, and street and drainage requirements. In addition to
the dwelling permitted in this district, certain compatible recreational
and public uses are conditionally allowed and strictly regulated to
ensure harmony with the principal use of this district.
B.
Permitted Uses. The listing of permitted uses is set out
in Appendix "A" of this Chapter.
C.
Conditional Uses. The listing of conditional uses is set
out in Appendix "A" of this Chapter.
D.
Regulations And Performance Standards. The following regulations
shall apply:
1.
Lot area.
a.
Single-family dwellings shall be located on lots containing a minimum
area of ten thousand (10,000) square feet and larger.
b.
For uses other than dwellings, the lot area shall be adequate to provide the yard area required by this district and the off-street parking required by Article VII, Off-Street Parking and Loading Requirements.
c.
Where a use is not connected to a public sewer, the lot area shall
be increased to the area determined as adequate by the Community Development
Director to meet current health standards, but in no case shall be
smaller than three (3) acres in size, and shall require the review
and approval of the Planning and Zoning Commission.
2.
Minimum lot width and depth.
|
|
Minimum Lot Area
(square feet)
|
Minimum Lot Width
(feet)
|
|---|---|---|
|
|
10,000
|
75
|
|
|
Where a lot fronts a cul-de-sac, a fifty (50) foot width at
the street right-of-way line is required.
| |
3.
Lot coverage. The maximum lot coverage by buildings
or structures shall not exceed thirty percent (30%) of the lot area.
5.
Height requirements.
a.
For buildings and structures. No building or structure
shall exceed a height of two and one-half (2½) stories or thirty-five
(35) feet.
6.
Off-street parking. Two (2) off-street parking spaces shall be provided for each single-family dwelling, one (1) of which shall be located behind the front building line. (See Article VII, Off-Street Parking and Loading Requirements for additional parking requirements.)
7.
Exceptions.
a.
If a lot or tract of land has less area or width than required above
and was of record on adoption of this Chapter, that lot or tract may
be used for any of the uses permitted by this Section, including additions
to existing structure and not withstanding its non-conformance with
this Section, but in no instance shall there be a side yard of less
than six (6) feet.
b.
Front yard. There shall be a front yard having a
depth of not less than thirty-five (35) feet, unless forty percent
(40%) or more of the frontage on one (1) side of the street between
two (2) intersecting streets is improved with buildings that have
observed a front yard line with a variation in depth of not more than
ten (10) feet, in which case no building shall project beyond the
average front yard so established. Front yards shall conform to minimum
standard widths of streets and roads, and to future street and highway
widenings according to the setback lines herein provided for. Front
yards shall be measured from proposed right-of-way lines where setback
lines are herein established, and, otherwise, from an actual or potential
right-of-way line of fifty (50) feet wide road, street, or highway.
Where lots have a double frontage, a required front yard shall be
provided for on both streets, except that the buildable width of such
lot shall not be reduced to less than forty (40) feet, in which latter
event the Building Commissioner may waive this requirement as to the
street which will least affect surrounding property values.
[Ord. No. 1914 §1(405.140), 5-6-2013]
A.
Purpose. The district is composed of those areas of the
City whose principal use is and ought to be single-family dwellings
on moderate to large sized lots. The regulations of this district
are designed to create and preserve a predominately urban character
as evidenced by lot sizes, and street and drainage requirements. In
addition to the dwelling permitted in this district, certain compatible
recreational and public uses are conditionally allowed and strictly
regulated to ensure harmony with the principal use of this district.
B.
Permitted Uses. The listing of permitted uses is set out
in Appendix "A" of this Chapter.
C.
Conditional Uses. The listing of conditional uses is set
out in Appendix "A" of this Chapter.
D.
Regulations And Performance Standards. The following regulations
shall apply:
1.
Lot area.
a.
Single-family dwellings shall be located on lots containing a minimum area of seven thousand five hundred (7,500) square feet. For smaller lot sizes see Section 405.180, "PD" Planned Development District.
b.
For uses other than dwellings, the lot area shall be adequate to provide the yard area required by this district and the off-street parking required by Article VII, Off-Street Parking and Loading Requirements.
c.
Where a use is not connected to a public sewer, the lot area shall
be increased to the area determined as adequate by the Community Development
Director to meet current health standards, but in no case shall be
smaller than three (3) acres in size, and shall require the review
and approval of the Planning and Zoning Commission.
2.
Minimum lot width and depth.
|
|
Minimum Lot Area
(square feet)
|
Minimum Lot Width
(feet)
|
|---|---|---|
|
|
7,500
|
60
|
|
|
Where a lot fronts a cul-de-sac, a fifty (50) foot width at
the street right-of-way line is required.
| |
3.
Lot coverage. The maximum lot coverage by buildings
or structures shall not exceed thirty percent (30%) of the lot area.
4.
Yard requirements.
5.
Height requirements.
a.
For buildings and structures. No building or structure
shall exceed a height of two and one-half (2½) stories or thirty-five
(35) feet.
6.
Off-street parking. Two (2) off-street parking spaces shall be provided for each single-family dwelling, one (1) of which shall be located behind the front building line. (See Article VII, Off-Street Parking and Loading Requirements for additional parking requirements.)
7.
Exceptions.
a.
As regulated by Section 405.130(D)(7); however, in no instance shall any side yard be less than six (6) feet.
b.
As regulated by Section 405.130(D)(7); however, observing a minimum front yard setback of twenty-five (25) feet.
[Ord. No. 1914 §1(405.150), 5-6-2013]
A.
Purpose. The district is composed of those areas of the
City whose principal use is and ought to be multiple-family dwellings.
The regulations of this district are designed to create and preserve
a predominately urban character as evidenced by lot sizes, and street
and drainage requirements. In addition to the dwelling permitted in
this district, certain compatible recreational and public uses are
conditionally allowed and strictly regulated to ensure harmony with
the principal use of this district.
B.
Permitted Uses. The listing of permitted uses is set out
in Appendix "A" of this Chapter.
C.
Conditional Uses. The listing of conditional uses is set
out in Appendix "A" of this Chapter.
D.
Regulations And Performance Standards. The following regulations
shall apply:
1.
Lot area.
a.
A minimum lot area of four thousand (4,000) square feet for each multiple-family dwelling unit or seven thousand five hundred (7,500) square feet of lot area for a single-family dwelling. For smaller lot sizes, see Section 405.180, "PD" Planned Development District.
b.
For uses other than dwellings, the lot area shall be adequate to provide the yard area required by this district and the off-street parking required by Article VII, Off-Street Parking and Loading Requirements.
c.
Where a use is not connected to a public sewer, the lot area shall
be increased to the area determined as adequate by the Community Development
Director to meet current health standards, but in no case shall be
smaller than three (3) acres in size, and shall require the review
and approval of the Planning and Zoning Commission.
2.
Minimum lot width and depth.
|
|
Minimum Lot Area
(square feet)
|
Minimum Lot Width
(feet)
|
|---|---|---|
|
|
4,000 per multi-family unit
|
50
|
|
7,500 per single-family dwellings
|
75
|
|
|
Where a lot fronts a cul-de-sac, a thirty-five (35) foot width
at the street right-of-way line is required.
| |
3.
Lot coverage. The maximum lot coverage by buildings
or structures shall not exceed forty percent (40%) of the lot area.
5.
Height requirements.
a.
For buildings and structures. No building or structure
shall exceed a height of two and one-half (2½) stories or thirty-five
(35) feet.
6.
Off-street parking. One and one-half (1.5) off-street parking spaces shall be provided for each dwelling unit. (See Article VII, Off-Street Parking and Loading Requirements for additional parking requirements.)
7.
Exceptions.
a.
As regulated by Section 405.130(D)(7); however, in no instance shall any side yard be less than six (6) feet.
b.
As regulated by Section 405.130(D)(7); however, observing a minimum front yard setback of thirty (30) feet.
[Ord. No. 1914 §1(405.160), 5-6-2013]
A.
Purpose. This district is composed of those areas of the
City whose principal use is and ought to be general retail, service,
and repair business activities which serve the entire City and surrounding
area. This district has been located within the City to permit the
development of these business activities, to protect adjacent areas
against encroachment by incompatible uses, and to lessen congestion
on public streets. To these ends, certain uses which would function
more effectively in other districts and would interfere with the operation
of these business activities and the purpose of this district have
been excluded.
B.
Permitted Uses. The listing of permitted uses is set out
in Appendix "A" of this Chapter.
C.
Conditional Uses. The listing of conditional uses is set out in Appendix "A" of this Chapter. See Article X, Division 3 for specific regulations pertaining to Motor Vehicle-Oriented Business Regulations.
D.
Regulations And Performance Standards. The following regulations
shall apply in all "C-1" Local Business Districts:
1.
Minimum site area. Five (5) acres unless the project
abuts an existing commercial or industrial zone.
2.
Minimum lot width. One hundred fifty (150) feet
at the property line.
3.
Maximum lot coverage. No limit.
4.
Yard and setback requirements.
a.
Front yard. Not less than thirty (30) feet, including
all signs, pump islands, and canopies of gasoline service stations.
b.
Side yard. There shall be a side yard on each side
of the building of not less than five (5) feet unless a smaller side
yard shall be authorized by special permit from the Board of Aldermen.
Side yard requirements shall be twenty-five (25) feet where abutting
any residential district.
c.
Rear yard. There shall be a rear yard having a depth
of not less than twenty-five (25) feet.
5.
Height requirements. No building shall exceed two
and one-half (2½) stories, nor shall it exceed thirty-five
(35) feet in height, except buildings may exceed two and one-half
(2½) stories in height if the building conforms to the following
requirements: The ratio of the floor area of the building to the area
of the lot shall not exceed one (1) to one and one-half (1½).
The floor area shall be the gross horizontal area of the several floors,
including basements, cellars, and penthouses (but excluding such areas
within the building which are used for parking), measured from the
exterior walls of the building. The area of the lot shall mean the
total area of the site, exclusive of the area occupied by streets.
7.
Site plan review. For all new construction, additions to existing structures, and expansion or improvements to parking areas, and as required by procedures outlined by Article IX, Site Plan Approval.
a.
Site design requirements.
(1)
Any part of a lot area not used for buildings or other structures
or for parking, loading, or access ways shall be landscaped with grass,
ground cover, trees, shrubs, and pedestrian walks. A planting strip
of ten (10) feet shall be provided and maintained within the required
thirty (30) foot front yard. For all buildings, there shall be one
(1) three (3) inch caliper tree existing or planted for every ten
(10) parking spaces. Seventy-five percent (75%) shall be located within
the paved area; trees shall be spaced approximately fifty (50) feet
on center across all front yards. Foundation plantings shall be planted
and maintained along all exterior walls of all buildings at the ratio
of one (1) plant material for every ten (10) lineal feet of exterior
wall.
(2)
Where any parcel within the "C-1" Local Business District abuts
any residential district or development, a twenty-five (25) foot landscaped
buffer shall be provided and maintained along all rear and side property
lines where it abuts the residential district or development. The
buffer area shall contain evergreen plant material a minimum height
of six (6) feet, planted on ten (10) foot centers. A solid fence six
(6) feet in height shall be provided along the residential and other
required property lines.
(3)
Sidewalks shall be provided along all street frontages between
the front property line and the edge of the street paving or curb,
the location to be approved by the Community Development Director.
(4)
All exterior lighting shall be erected so as to minimize any
glare to abutting single-family residential districts. All lighting
shall be served with underground cable. All parking areas and walkways
shall be illuminated so as to produce a uniform illumination of two
(2) foot-candles within said areas.
(5)
Access requirements. All developed parcels
shall be provided interior drives with a minimum width of pavement
of twenty-four (24) feet. Driveway openings shall be limited to not
more than thirty-six (36) feet in width and shall be limited to one
(1) drive per one hundred (100) feet of lot width. All roads and drives
shall be paved with hard surface material meeting specifications of
the City of Valley Park. Curb and gutters shall be provided along
all drives that do not abut parking spaces. All parking areas shall
be edged with curb and gutter. Surface or underground storm drainage
facilities shall be provided for all roads, drives, and parking areas
as approved by the Community Development Director. All storm drainage
will be directed into established surface or underground storm drainage
facilities.
(a)
Modifications of above-referenced site design requirements.
(i)
The Planning and Zoning Commission may recommend for aldermanic
approval modifications of the requirements of above-referenced site
design requirements of this Subsection, the strict enforcement of
which would entail unusual or real difficulties in carrying out the
intent of this Section.
(ii)
Before any modification of this Section can be
granted, the Commission shall determine whether such modification
will:
a)
Increase traffic hazards or congestion;
b)
Affect the character of surrounding commercial uses
or adjacent residential uses or of the neighborhood;
c)
Increase fire hazards or make difficult access by
fire and emergency vehicles;
d)
Tax public utilities; and
e)
Affect the general welfare of the community.
If the Commission's findings as to all suggestions referred
to in Subparagraphs (a), (b), (c), (d), and (e) above are negative,
then the modification may be granted. If affirmative as to any subject,
then such modification shall be denied.
8.
Signs. Refer to current sign ordinance of the City
of Valley Park.
9.
Performance standards.
a.
Outdoor storage or display of merchandise, materials, or equipment
is prohibited.
c.
Structure construction materials in commercial district or
planned commercial district.
(1)
No building shall be constructed or erected having the exterior
walls constructed of a material other than brick or stone masonry
or other material approved by the International Building Code (IBC)
enforced by the City. In the event metal construction is used, the
exterior walls of a building that is visible from any public right-of-way
shall be constructed on-site or pre-engineered to be consistent with
one (1) or more of the following materials:
(2)
The provisions of this Section shall not apply in the erection
or construction of the following:
(a)
Temporary one-story frame building for use by a builder, contractor,
or developer;
(b)
Standard fences; and
(c)
Any one-story frame accessory structure or building, such as
unattached garages or storage building, which do not exceed eight
hundred (800) square feet in area.
(d)
No reconstruction or addition to the original structure shall
necessitate the use of masonry or faux masonry if not in keeping with
original materials and character of the original or principal structure.
[Ord. No. 1914 §1(405.165), 5-6-2013]
A.
Purpose. This district is restricted to use in those portions
of the City located south of the Meramec River. Given the high degree
of visibility and ease of access via Interstate 44 and Missouri Highway
141, this sector of the City provides a unique opportunity for expansion
and development of such highway oriented businesses as hotels and
motels, large scale retail developments, restaurants and other similar
businesses which serve local, regional and transient populations.
This district has been located within the City to permit the development
of these business activities, but in a portion of the City away from
residential neighborhoods and subdivisions, area parks and recreation
areas, schools and other institutional facilities. By limiting the
types of commercial developments noted above to that portion of the
City south of the Meramec River, the City is protecting residential
and other less intense uses against encroachment by incompatible activities,
and, at the same time, lessening congestion on public and neighborhood
streets. To these ends, certain uses which would function more effectively
in other districts and which would interfere with the operation of
these business activities and the purpose of this district have been
excluded.
B.
Permitted Uses. The listing of permitted uses is set out
in Appendix "A" of this Chapter.
C.
Conditional Uses. The listing of conditional uses is set out in Appendix "A" of this Chapter. See Article X, Division 3 for specific regulations pertaining to Motor Vehicle-Oriented Business Regulations.
D.
Regulations And Performance Standards. The following regulations
shall apply in all "C-2" Commercial Districts:
1.
Minimum site area. Five (5) acres unless the project
abuts an existing commercial, planned development commercial or industrial
zone.
2.
Minimum lot width. One hundred fifty (150) feet
at the property line.
3.
Maximum lot coverage. No limit.
4.
Yard and setback requirements.
a.
Front yard. Not less than thirty (30) feet, including
all signs, pump islands, and canopies of gasoline service stations.
b.
Side yard. There shall be a side yard on each side
of the building of not less than five (5) feet unless a smaller side
yard shall be authorized by special permit from the Board of Aldermen.
c.
Rear yard. There shall be a rear yard having a depth
of not less than twenty-five (25) feet.
5.
Height requirements. No building shall exceed ten
(10) stories, nor shall it exceed one hundred (100) feet in height.
7.
Site plan review. For all new construction, additions to existing structures, and expansion or improvements to parking areas, and as required by procedures outlined by Article IX, Site Plan Approval.
a.
Site design requirements.
(1)
Any part of a lot area not used for buildings or other structures
or for parking, loading, or access ways shall be landscaped with grass,
ground cover, trees, shrubs, and pedestrian walks. A planting strip
of ten (10) feet shall be provided and maintained within the required
thirty (30) foot front yard. For all buildings, there shall be one
(1) three (3) inch caliper tree existing or planted for every ten
(10) parking spaces. Seventy-five percent (75%) shall be located within
the paved area, and trees shall be spaced approximately fifty (50)
feet on center across all front yards. Foundation plantings shall
be planted and maintained along all exterior walls of all buildings
at the ratio of one (1) plant material for every ten (10) lineal feet
of exterior wall.
(2)
Sidewalks shall be provided along all street frontages between
the front property line and the edge of the street paving or curb,
the location to be approved by the Community Development Director.
(3)
All exterior lighting shall be erected so as to minimize any
glare to abutting properties. All lighting shall be served with underground
cable. All parking areas and walkways shall be illuminated so as to
produce a uniform illumination of two (2) foot-candles within said
areas.
(4)
Access requirements. All developed parcels
shall be provided interior drives with a minimum width of pavement
of twenty-four (24) feet. Driveway openings shall be limited to not
more than thirty-six (36) feet in width and shall be limited to one
(1) drive per one hundred (100) feet of lot width. All roads and drives
shall be paved with hard surface material meeting specifications of
the City of Valley Park. Curb and gutters shall be provided along
all drives that do not abut parking spaces. All parking areas shall
be edged with curb and gutter. Surface or underground storm drainage
facilities shall be provided for all roads, drives, and parking areas
as approved by the Community Development Director. All storm drainage
will be directed into established surface or underground storm drainage
facilities.
(a)
Modifications of above-referenced site design requirements.
(i)
The Planning and Zoning Commission may recommend for aldermanic
approval modifications of the requirements of above-referenced site
design requirements of this Subsection, the strict enforcement of
which would entail unusual or real difficulties in carrying out the
intent of this Section.
(ii)
Before any modification of this Section can be
granted, the Commission shall determine whether such modification
will:
a)
Increase traffic hazards or congestion;
b)
Affect the character of surrounding commercial uses;
c)
Increase fire hazards or make difficult access by
fire and emergency vehicles;
d)
Tax public utilities; and
e)
Affect the general welfare of the community.
|
If the Commission's findings as to all suggestions referred
to in Subparagraphs (a), (b), (c), (d), and (e) above are negative,
then the modification may be granted. If affirmative as to any subject,
then such modification shall be denied.
|
8.
Signs. Refer to current sign ordinance of the City
of Valley Park.
9.
Performance standards.
a.
Outdoor storage or display of merchandise, materials, or equipment
is prohibited.
c.
Structure construction materials in commercial district or
planned commercial district.
(1)
No building shall be constructed or erected having the exterior
walls constructed of a material other than brick or stone masonry
or other material approved by the International Building Code (IBC)
enforced by the City. In the event metal construction is used, the
exterior walls of a building that is visible from any public right-of-way
shall be constructed on site or pre-engineered to be consistent with
one (1) or more of the following materials:
(2)
The provisions of this Section shall not apply in the erection
or construction of the following:
[Ord. No. 1914 §1(405.170), 5-6-2013]
A.
Purpose. This district is composed of the area of the City
whose principal use is or ought to be light manufacturing, warehousing,
and other limited industrial uses. These uses generate a minimum of
noise, glare, odor, dust, vibration, air and water pollutants, fire,
explosive, radioactive and other hazards, and harmful or obnoxious
matter. This district has been located within the City to permit the
development of these industrial uses, to protect adjacent areas against
encroachment by incompatible uses, and to lessen congestion on public
streets. To these ends, certain uses which would function more effectively
in other districts and would interfere with the operation of these
industrial activities and the purpose of this district have been excluded.
B.
Permitted Uses. The listing of permitted uses is set out
in Appendix "A" of this Chapter.
C.
Conditional Uses. The listing of conditional uses is set out in Appendix "A" of this Chapter. See Article X, Division 3 for specific regulations pertaining to Motor Vehicle-Oriented Business Regulations.
D.
Regulations And Performance Standards. The following regulations
shall apply in all "I-1" Light Industrial Districts:
1.
Site area. Five (5) acres minimum unless the proposed
project abuts an existing industrial zone.
2.
Lot width. The minimum lot width shall be seventy-five
(75) feet.
3.
Lot coverage. The maximum lot coverage by structures
shall not exceed eighty percent (80%).
4.
Yard requirements.
a.
Front yard. Not less than thirty (30) feet from
public right-of-way or edge of pavement of a private street.
b.
Side yards. Least width of either yard shall not
be less than five (5) feet, except in the case of a corner lot or
parcel where the side yard on the road or street side shall not be
less than thirty (30) feet.
c.
Rear yards. No rear yard shall be required, except
where the property abuts on a residential district or development,
in which case there shall be a rear yard of not less than twenty-five
(25) feet.
5.
Height requirements. Except as otherwise provided in Article IX, Site Plan Approval of this Chapter, no building or structure should exceed a height of forty-five (45) feet or three (3) stories.
6.
Landscaping and screening. Where a side or rear lot line coincides with a side or rear lot line of any lot in an adjacent residential district or development, then a landscaped yard of at least twenty-five (25) feet in depth shall be provided along such a lot. In addition, for any use which involves the construction of a new structure or the expansion of an existing structure, a sight-proof fence at least six (6) feet but not more than eight (8) feet in height shall be provided in such transitional yard within two (2) feet of the property line. See Article VII, Off-Street Parking and Loading Requirements.
7.
Utilities. Any area zoned "I-1" Light Industrial
District shall be served by approved public water and sewer facilities
prior to development.
9.
Site plan review. Prior to issuance of a building permit as required in Article IX, Site Plan Approval.
10.
Performance standards.
a.
All industrial operations shall be conducted within a fully enclosed
building.
b.
All storage of materials and equipment shall be within a fully enclosed
building or in a side or rear yard so screened by berms, dense vegetative
plantings, wooden fences, or brick or decorative masonry walls, or
combinations of these materials at least eight (8) feet in height
so that said materials and equipment are not visible at the grade
of the nearest adjacent street, or at the nearest property lines.
d.
Structure construction materials in light industrial district
or planned industrial district.
(1)
No building shall be constructed or erected having the exterior
walls constructed of a material other than brick or stone masonry
or other material approved by the International Building Code (IBC)
enforced by the City. In the event metal construction is used, a minimum
of forty-eight (48) inches of the exterior facade on all elevations
shall be faced with brick or stone masonry.
(2)
The provisions of this Section shall not apply in the erection
or construction of the following:
(a)
Temporary one-story frame building for use by a builder, contractor,
or developer;
(b)
Standard fences; and
(c)
Any one-story frame accessory structure or building, such as
unattached garages or storage building, which do not exceed eight
hundred (800) square feet in area.
(d)
No reconstruction or addition to the original structure shall
necessitate the use of masonry or faux masonry if not in keeping with
original materials and character of the original or principal structure.
[Ord. No. 1914 §1(405.180), 5-6-2013]
A.
Intent And Purpose.
1.
The purpose of the Planned Development District is to provide a means
of achieving greater flexibility in development of land in a manner
not possible in conventional zones; to encourage a more imaginative
and innovative design of projects; to promote a more desirable community
environment; and to retain maximum control over both the structure
and future operation of the development.
2.
The Board of Aldermen, upon recommendation by the Planning and Zoning
Commission, may, by ordinance adopted in the same manner as zoning
districts are created, authorize a Planned Development District when
the proposed development or use of a specific tract of land or area
warrants greater flexibility, control, and density than is afforded
under the general regulations of standard zoning districts. However,
it should be noted that these planned development regulations are
not intended to allow excessive densities, or the development of incompatible
land uses, either within the development, or as the development relates
to the general neighborhood. The standards contained in the following
provisions must be strictly adhered to by the applicant.
3.
The City may, upon proper application, approve a planned development
to facilitate the use of flexible techniques of land development and
site design by providing relief from zone requirements designed for
conventional developments in order to obtain one (1) or more of the
following objectives:
a.
Environmental design in the development of land that is of a higher
quality than is possible under the regulations otherwise applicable
to the property.
b.
Diversification in the uses permitted and variation in the relationship
of uses, structures, open space and height of structures in developments
intended as cohesive, unified projects.
c.
Functional and beneficial uses of open space areas.
d.
Preservation of natural features of a development site.
e.
Creation of a safe and desirable living environment for residential
areas characterized by a unified building and site development program.
f.
Rational and economic development in relation to public services.
g.
Efficient and effective traffic circulation, both within and adjacent
to the development site.
B.
Relationship Of Planned Development Districts To Zoning Map.
1.
A mapped district. The "PD" designation is not intended
to be attached to existing use districts as an overlay. The "PD" designation
as detailed in this Section is a separate use district and may be
attached to one (1) or more parcels of land through the process of
zoning map amendment. Each "PD" district shall be approved by an ordinance
that establishes the district clearly delineating the parcels involved,
the required development plan, and any conditions or requirements
attached thereto as provided for in district regulations set forth
below.
2.
Plan approval required. Although the "PD" designation may be applied to parcels of land as a mapped zoning district, it is the intent of the ordinance that no development or redevelopment of the property encompassed by the "PD" designation take place until an acceptable development plan has been reviewed and approved. The review process of a development plan requires a public hearing before the Planning and Zoning Commission and adoption of an ordinance by the Board of Aldermen. The said ordinance shall establish uses and conditions which must be met in accordance with Subsection (B)(3).
In those areas annexed by the City since the adoption of this
Chapter and designated as "PD" prior to the adoption of this Chapter,
such zoning designations will be incorporated as though they were
approved by the City.
3.
Types of planned developments. All areas of the
City subject to the "PD" designation shall be assigned one (1) of
the following subclassifications which shall be considered a separate
use district and subject to the specific restrictions and limitations
outlined in this Section.
a.
Planned development — residential ("PD-R"). Planned developments involving residential uses only.
b.
Planned development — commercial ("PD-C"). Planned developments involving commercial uses only.
c.
Planned development — industrial ("PD-I"). Planned developments involving industrial uses only.
d.
Mixed use developments ("MXD"). Planned developments
involving a mixture of residential and non-residential uses.
|
|
These subclassifications may be designated by the City at the
time of the original zoning of the parcel in question, or the City
may make the designation at the time of development plan application.
In the instance of a request for Zoning Map amendment, the applicant
may request a specific subclassification; however, it shall be at
the discretion of the City, in light of the recommendations of the
City's Comprehensive Plan, as well as the surrounding neighborhood,
to grant the requested subclassification or require a more restrictive
one.
|
C.
Procedures For Planned Development Approval.
1.
Pre-application procedure. Not more than six (6)
months prior to filing any application for planned development approval,
the prospective applicant shall request a pre-application conference
with the Community Development Director. Such request shall include
a brief and general narrative description of the nature, location
and extent of the proposed planned development; and a list of any
professional consultants advising the prospective applicant with respect
to the proposed planned development. Upon receipt of such request
the City planning staff shall schedule within ten (10) days such a
conference.
2.
Preliminary development plan. A preliminary development
plan shall be submitted to the Planning and Zoning Commission with
the application for a planned development. A final development plan,
including the requirements of a preliminary plan, may be submitted
as a single application when the development will be constructed as
a single phase. The preliminary plan shall contain the following information:
a.
The location and general design (width and materials) of all driveways,
curb cuts and sidewalks including connections to building entrances;
as well as the location and nature of construction of all curb and
guttering.
b.
The location, area and number of proposed parking spaces.
c.
Existing and proposed grades at an interval of five (5) feet or less,
extended beyond the project site to include adjacent properties and
structures.
d.
The location and general type of all existing trees over six (6)
inch caliper and, in addition, an indication of those to be retained.
e.
The proposed general use and development of internal spaces, including
all recreational and open space areas, plazas and major landscaped
areas by function, and the general location and description of all
proposed outdoor furniture (seating, lighting, telephones, etc.).
f.
The location of all retaining walls, fences (including privacy fences,
etc.) and earth berms.
g.
The definition and location of all refuse collection facilities including
screening to be provided.
h.
Provisions for both on- and off-site storm water drainage and detention
related to the proposed development.
i.
The limits of the 100-year floodplain boundary and floodway designations
as they impact the site.
j.
Architectural elevations. Architectural elevations
of proposed buildings shall be provided at a reasonable scale (may
be required by the Planning and Zoning Commission).
k.
Project data.
(1)
Site area (square feet and acres).
(2)
Allocation of site area by building coverage, parking, loading
and driveways, and open space areas including total open space, recreational
area, landscaped areas and others.
(3)
Total dwelling units and floor area distributed by general type
(one (1) bedroom, two (2) bedroom, etc.).
(4)
Floor area in non-residential use by category.
(5)
Residential density distribution for the entire project.
(6)
Additional information.
(a)
Calculations of parking spaces and area in relation to dwelling
units and non-residential floor area.
(b)
The scale of the drawing or drawings indicating the above shall
be reasonably related to the site size and the complexity of the proposed
development, and the scale shall in no event be smaller than one (1)
inch equals fifty (50) feet. All drawings shall likewise indicate
a project name, the names of adjoining streets, the applicant's name,
a scale, or north arrow, and the date drawn.
(c)
The applicant may be required to provide, at applicant's expense,
additional clarification and/or further detail of the preliminary
plan, as deemed necessary by the Planning and Zoning Commission. The
applicant shall send notices to owners of record of all properties
within three hundred (300) feet of the parcel included in the application,
proof of mailings to show posting at least seven (7) days prior to
the public hearing.
l.
Project report. A brief project report shall be
provided to include explanation of the character of the proposed development,
verification of the applicant's ownership and contractual interest
in the subject site, and anticipated development schedule. At the
discretion of the Planning and Zoning Commission and/or City Board
of Aldermen, analyses by qualified technical personnel or consultants
may be required as to the market and financial feasibility, traffic
impact, environmental impact, storm water and erosion control, etc.,
of the proposed development at the applicant's expense.
m.
Phased development. If the planned development is
proposed to be constructed in stages or units during a period extending
beyond a single construction season, a development schedule indicating:
(1)
The approximate date when construction of the project can be
expected to begin;
(2)
The order in which the phases of the project will be built;
(3)
The minimum area and the approximate location of common open
space and public improvements that will be required at each stage;
and
(4)
If any stage or unit as proposed contains a share of open space
or other public or private recreation or service facility less than
that which its size, number of units or density would otherwise require,
a statement shall be submitted setting forth what bond, credit, escrow
or other assurance the applicant proposes in order to ensure that
the difference between that which would otherwise be required and
that which the applicant proposes to provide in the instant stage
or unit is ultimately provided.
3.
Review procedure.
a.
An application together with a complete preliminary development plan, including information as required in Section 405.180, shall be considered at a public hearing to be held before the Planning and Zoning Commission meeting. The applicant shall send notices to owners of record of all properties within three hundred (300) feet of the parcel included in the application. Said notices shall be sent by certified mail and postmarked not less than seven (7) days prior to the public hearing. Proof of certified mailing must be submitted to the Chairman of the Planning and Zoning Commission.
b.
Staff review. The Community Development Director
shall coordinate a review of the application by appropriate affected
City departments and/or consultants.
c.
After consideration of the application and staff report, the Planning
and Zoning Commission shall make a report to the Board of Aldermen
regarding the impacts of such proposed building or use upon the character
of the neighborhood, traffic conditions, public utility facilities,
and other matters pertaining to the general public health, safety
and welfare of the City of Valley Park. The findings and recommendation
of the Commission shall be transmitted to the Board of Aldermen. If
the Commission's recommendation is for approval, its report shall
contain the conditions or restrictions recommended by the Commission
with respect to the preliminary development plan.
d.
The Board of Aldermen shall hold a public hearing thereon upon at
least fifteen (15) days' public notice. If the preliminary development
plan is approved by the Board of Aldermen, it shall adopt an ordinance
approving said preliminary development plan with conditions as specified
therein which shall become effective on approval by the Planning and
Zoning Commission of the final development plan. In those instances
where the application involves a rezoning from a standard zoning district
to a planned district designation, approval of the preliminary development
plan shall constitute approval of the rezoning request. The ordinance
approving the preliminary development plan shall include the change
in zoning designation as well as the specified conditions attached
to approval of the plan as previously discussed. A three-fourths (¾)
vote of the Board of Aldermen shall be required to overrule the Planning
and Zoning Commission's recommendations.
e.
The approval of a preliminary plan shall be valid for a period of
nine (9) months from the date of its approval by the Board of Aldermen.
The Planning and Zoning Commission may grant extensions not exceeding
six (6) months each upon written request of the original applicant
if the application submitted is substantially the same as the initially
approved application; however, the Planning and Zoning Commission
has the power in such cases to attach new conditions to the approval.
At such time as the period of validity of an approved preliminary
development plan lapses and no development has taken place, the site
shall revert back to its previous land use status prior to approval
of the preliminary development plan.
f.
Should a request for extension of an approved preliminary development
plan contain substantial changes as determined by the Planning and
Zoning Commission, the Commission shall require the applicant to refile
his/her application subject to the requirements of this Section, as
if it were an entirely new application.
4.
Final plan. Within nine (9) months following passage
of the ordinance approving the preliminary development plan, but at
least twenty-one (21) days before the next regularly scheduled meeting
of the Planning and Zoning Commission, the petitioner shall submit
a final development plan to the Planning and Zoning Commission for
its review and consideration to determine if said final development
plan is in conformance with the approved preliminary development plan
and with the imposed conditions of approval. The final development
plan shall reflect the entire planned development if it is to be completed
in one (1) phase, or a phase of the planned development if it consists
of more than one (1) phase. The matters shown on the preliminary development
plan shall include the following:
a.
The existing and proposed contours at two (2) foot intervals and
land profile in cross sections.
b.
The landscape plan with the specific location of all plant material,
specifying size, species and location (both as to the buffer area
around the perimeter as well as that in the parking lot). To be in
color with plant legend. One (1) copy for the Board of Aldermen and
one (1) copy for the Planning and Zoning Commission.
c.
Nature of use, as single-family, condominium, or multi-family and/or
commercial or manufacturing uses.
d.
All structures, present and future, specifying location, size, elevation
and design, none of which may deviate substantially from the approved
preliminary development plan.
e.
Sidewalks.
f.
Parking spaces, including underground parking and moving traffic
lanes.
g.
Method of disposal of trash and garbage.
h.
Ingress and egress facilities.
i.
Parking facilities for visitors.
j.
Plan for the provision of water and sanitary and storm water drainage
facilities.
k.
All easements and dedications.
l.
Any signs, location and size.
m.
Details of lighting of parking lots and outside of buildings, including
location, type and intensity.
n.
All other information which the Planning and Zoning Commission and
the Board of Aldermen may designate.
5.
Review procedure.
a.
An application with a complete final development plan, conforming to the requirements of Section 405.180, shall be submitted to the Community Development Director for review and approval. If the Community Development Director finds that the final development plan conforms to the approved preliminary development plan, he/she shall approve it, send written notice of the approval to the Planning and Zoning Commission, and transmit the plan to the Planning and Zoning Commission Chairman for his/her signature. If the Community Development Director finds that the final development plan does not conform to the approved preliminary plan, he/she shall deny the final development plan and return it to the applicant with a written response concerning the reasons for denial. The applicant shall have thirty (30) days in which to file a written appeal of the denial to the Planning and Zoning Commission.
b.
Upon appeal, and after consideration of the application and staff
report, the Planning and Zoning Commission shall approve, approve
with conditions, or deny the final development plan. The final development
plan shall conform to the preliminary development plan. If the final
development plan does not conform to the preliminary development plan,
or if the conditions of the preliminary development plan approval
are not adequately met, the final development plan shall not be approved.
c.
Upon approval of the final development plan by either the Community
Development Director or the Planning and Zoning Commission upon appeal,
the final development plan shall be transmitted to the Board of Aldermen
for their information.
d.
Within sixty (60) days following approval of the final development
plan by the Planning and Zoning Commission, it shall be recorded at
the applicant's expense with the St. Louis County Recorder of Deeds,
and a reproducible Mylar of such recorded plan furnished to the Community
Development Director.
e.
The listing of uses which may be permitted by recommendation of the
Planning and Zoning Commission and approved by the Board of Aldermen
is contained in Appendix A of this Chapter.
f.
Any bonds required to insure completion of required improvements
or open spaces shall be completed and in place prior to issuing any
building permits.
D.
Permitted Uses. The listing of permitted uses within each
"PD" subclassification shall be listed in Appendix A of this Chapter.
E.
Area Regulations And Performance Standards. The area regulations
and performance standards applicable to the individual uses within
each planned development by designated subclassification shall be
as follows:
1.
Subclassification Requirements.
2.
Modifications. The approval of the preliminary development
plan may provide for such exceptions from the above-referenced regulations
as may be necessary or desirable to achieve the objectives of the
proposed planned development, provided such exceptions are consistent
with the standards and criteria contained in this Section and have
been specifically requested in the application for a planned development;
and further, that no modification of the above- referenced regulations
would be allowed when such proposed modifications would result in:
a.
Inadequate or unsafe access to the planned development.
b.
Traffic volumes exceeding the anticipated capacity of the proposed
major street network in the vicinity.
c.
An undue burden on public parks, recreation areas, schools, fire
and police protection and other public facilities which serve or are
proposed to serve the planned development.
d.
A development which will be incompatible with the purposes of this
Chapter.
e.
Detrimental impact on the surrounding area including, but not limited
to, visual pollution.
|
|
The burden of proof that the criteria above are not being violated
shall rest with the developer and not the staff or the Planning and
Zoning Commission.
|
3.
Overall development site size.
a.
In addition to the requirements as outlined above for individual
uses within a Planned Development District, the minimum overall site
size required for such a planned development as a whole shall be as
follows:
|
|
Planned Development — Residential
|
2.5 acres (may be smaller)
|
|
|
Planned Development — Commercial
|
2.5 acres (may be smaller)
|
|
|
Planned Redevelopment — Industrial
|
2.5 acres (may be smaller)
|
b.
Provided however, that this minimum site size may be waived by the
City Board of Aldermen upon recommendation by the Planning and Zoning
Commission if the parcel in question has certain unique characteristics
such as, but not limited to, significant topographic change, significant
trees or wooded areas, wetlands, floodplain areas, soil conditions,
utility easements, or unusual shape or proportions; or if it is determined
that the use proposed is desirable and necessary in relationship to
the surrounding neighborhood; or if the Board of Aldermen should determine
such waiver to be in the general public interest.
c.
Approval of the waiver by the City Board of Aldermen shall be by
simple majority vote. However, in those instances where the Planning
and Zoning Commission recommends denial of the request, a three-fourths
(¾) majority vote of the entire City Board of Aldermen shall
be required to reverse the recommendation of the Planning and Zoning
Commission.
F.
Period Of Validity. The period of validity of approval of
a final development plan is as follows:
1.
No approval of a final development plan shall be valid for a period
longer than twelve (12) months from the date of approval by the Community
Development Director, or the Planning and Zoning Commission, if on
appeal unless within such period a building permit is obtained and
construction is commenced. One (1) month prior to the expiration of
the approval, the Community Development Director shall notify the
applicant in writing of the impending expiration date.
2.
The Planning and Zoning Commission may grant extensions not exceeding
six (6) months each upon written request of the original applicant
if the application submitted is substantially the same as the initially
approved application. However, the Planning and Zoning Commission
has the power in such cases to attach new conditions to the approval.
At such time as the period of validity of an approved final development
plan lapses, the site shall revert back to its previous status prior
to approval of the final development plan, if no development has taken
place.
3.
Should a request for extension of an approved final development plan
contain substantial changes, as determined by the Commission, the
Planning and Zoning Commission shall require the applicant to refile
his/her application subject to the requirements of this Section as
if it were an entirely new application.
