City of St. Charles, MO
St. Charles County
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Table of Contents
Table of Contents
[R.O. 2009 §156.175; CC 1981 §30-159; Ord. No. 77-31, 7-5-1977; Ord. No. 98-209, 5-15-1998]
A. 
The purpose of the Planned Development Districts is to provide a means of achieving greater flexibility in development of land in a manner not always possible in conventional zoning districts; to encourage a more creative and innovative design of land development; and to promote a more desirable community environment.
B. 
The City Council may, by an ordinance adopted in the same manner as a rezoning is approved, 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 regulations of traditional zoning districts. 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 City Council 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 traditional zoning standards in order to achieve one (1) or more of the following objectives:
1. 
Promote site planning that better adapts to site conditions and surrounding properties that would not otherwise be possible or would be inhibited under the district regulations applicable to the property;
2. 
Diversification in the uses permitted and variation in the relationship of uses, structures, open space and height of structures in developments intended as cohesive, unified projects;
3. 
Provide a means to evaluate and accommodate larger developments with unique characteristics and complexities that would not be entirely addressed in the district regulations applicable to the property;
4. 
Promote the creation and beneficial uses of open space areas;
5. 
Promote the preservation of natural features of a development site;
6. 
Creation of a safe and desirable living environment for residential areas characterized by a unified building and site development program;
7. 
Ensure that development occurs in a manner that is rational and economical in relation to public utilities and services;
8. 
Ensure efficient and effective traffic circulation, both within and adjacent to the development site.
[R.O. 2009 §156.176; Ord. No. 98-209, 5-15-1998]
A. 
A Mapped District. The "PD" district designation is not intended to be attached to a parcel of land as an overlay to the zoning district applicable to such parcel of land. The "PD" district designation, as provided for in this Article, is a separate use district and may be attached to a parcel of land through the Zoning Map amendment process.
B. 
Plan Approval Required. No development or redevelopment of property rezoned to the "PD" district designation shall take place until an acceptable development plan has been reviewed and approved in conformance with the requirements of this Article, Sections 400.1010 through 400.1050 "Amendments and Modifications" and applicable Sections of Chapter 405 "Subdivision Regulations".
C. 
Subdivision Approval. When a planned development involves subdivision of land, the subdivision review and approval procedure requirements contained in Chapter 405 "Subdivision Regulations" shall be carried out simultaneously with the review of a planned development under this Article inasmuch as practicable. As applicable, reference is made to requirements in Chapter 405 of the Code of Ordinances within this Article.
D. 
Amendment Procedures. Since obtaining a "PD" district designation requires a map amendment (rezoning), the requirements and procedures of Sections 400.1010 through 400.1050 "Amendments and Modifications" shall apply.
E. 
Approved PUD Districts. "PUD" districts existing at the time of the adoption of these regulations will be subject to the restrictions included in the agreement approved for that district and will not be required to comply with the adopted regulations.
[R.O. 2009 §156.177; Ord. No. 98-209, 5-15-1998; Ord. No. 10-244 §1, 11-18-2010]
A. 
An area approved for a "PD" district designation shall be assigned one (1) of the following district classifications, which shall be considered a separate zoning district and subject to the specific restrictions and limitations established in the ordinance creating such "PD" district.
1. 
Planned development—residential (PD-R). Planned developments involving residential uses only.
2. 
Planned development—commercial (PD-C). Planned developments involving commercial and/or office uses only.
3. 
Planned development—industrial (PD-I). Planned developments involving industrial, commercial and/or office uses only.
4. 
Planned development—riverfront (PD-RF). Planned developments involving tourism, retail trade, entertainment, gaming, hotels, restaurants, residential, recreation, service and/or related commercial uses along the City's riverfront.
5. 
Planned development—mixed use (PD-MU). Planned developments involving a mixture of residential and non-residential uses.
[R.O. 2009 §156.178; CC 1981 §30-160; Ord. No. 77-31, 7-5-1977; Ord. No. 98-209, 5-15-1998; Ord. No. 01-111, 6-8-2001; Ord. No. 10-244 §1, 11-18-2010; Ord. No. 13-015 §1, 1-15-2013]
A. 
Planned Development—Residential. Permitted land uses shall be established in the conditions of the ordinance adopted by the City Council governing the particular Planned Development—Residential District. Specific uses may include only those uses designated as permitted, accessory or conditional uses in any of the "R-1C", "R-1D", "R-1E", "R-2" and "R-3A" residential districts.
B. 
Planned Development—Commercial. Permitted land uses shall be established in the conditions of the ordinance adopted by the City Council governing the particular Planned Development—Commercial District. Specific uses may include only those uses designated as permitted, accessory or conditional uses in the "C-1", "C-2" and "C-3" districts or other uses of a commercial nature, but excluding residential uses.
C. 
Planned Development—Industrial. Permitted land uses shall be established in the conditions of the ordinance adopted by the City Council governing the particular Planned Development—Industrial District. Specific uses may include those uses designated as permitted, accessory or conditional uses in the "I-1" or "I-2" industrial districts, but excluding residential uses.
D. 
Planned Development—Riverfront. Permitted land uses shall be established in the conditions of the ordinance adopted by the City Council governing the particular Planned Development—Riverfront District. Permitted uses in the "PD-RF" district are as follows:
1. 
Art galleries, museums or libraries.
2. 
Cafes, coffee shops and delicatessens.
3. 
Commercial or not-for-profit recreation facilities (public and semi-public) where not more than fifty percent (50%) of the lot (exclusive of parking, access drives, setbacks and required yards) is comprised of a building and no permanent or temporary structure or equipment used in the operation of the use is higher than forty-five (45) feet. Such facilities include:
a. 
Gymnasiums and health/fitness clubs.
b. 
Golf driving ranges.
c. 
Batting cages.
d. 
Sports parks providing indoor and/or outdoor facilities for baseball, softball, soccer, volleyball, etc.
e. 
Miniature golf courses.
f. 
Bowling alleys.
g. 
Archery ranges, provided that such a range is approved by the Chief of Police.
h. 
Roller or ice skating rinks.
i. 
Indoor or outdoor swimming pools.
j. 
Movie theaters not including drive-in or outdoor facilities.
k. 
Bars, restaurants, snack bars and other eating and drinking facilities which are accessory to the foregoing uses and do not comprise more than twenty-five percent (25%) of the total building or land area devoted to the primary use.
4. 
Excursion boats including those providing restaurant, bar or other entertainment facilities, excluding gaming operations; provided that the development contains a sufficient amount of riverfront land to provide any necessary and/or proposed landside support facilities and parking equivalent to that which would be required if the entire facility were located on land and, provided that the amount of contiguous river frontage of the development is equivalent to at least three (3) times the length of the floating structure accommodating the use.
5. 
Floating casinos and gaming establishments in the form of excursion gambling boats and continuously docked excursion gambling boats as permitted by the State Statutes, provided that the development contains a sufficient amount of riverfront land to provide any necessary and/or proposed landside support facilities and parking equivalent to that which would be required if the facility were located on land; and provided that the amount of contiguous river frontage of the development is equivalent to at least three (3) times the total length of the floating structure(s) or excursion riverboats accommodating the use, whichever is greater.
6. 
Floating restaurants, floating bars and floating entertainment facilities, excluding gaming operations; provided that the development contains a sufficient amount of riverfront land to provide any necessary and/or proposed landside support facilities and parking equivalent to that which would be required if the entire facility were located on land; and provided that the amount of contiguous river frontage of the development is equivalent to at least twice the length of the floating structure accommodating the use.
7. 
Governmental offices and professional offices exemplified by, but not limited to, those of lawyers, doctors, architects and engineers.
8. 
Heliports.
9. 
Marinas and piers.
10. 
Personal and business service establishments such as:
a. 
Banks and savings and loan associations.
b. 
Barbershops and beauty shops (including makeup and tanning salons).
c. 
Custom dressmaking or tailoring shops.
d. 
Travel bureaus/offices.
e. 
Entertainment ticket offices.
f. 
Hotel, motels, inns and bed and breakfast establishments.
g. 
Insurance services.
h. 
Financial services other than banks.
i. 
Day care facilities.
11. 
Performing arts theaters.
12. 
Public parks and open spaces.
13. 
Retail stores and offices.
14. 
Convention centers and public meeting and exhibition facilities (freestanding or associated with hotels).
15. 
Restaurants without drive-thru or drive-in operations and where fifty percent (50%) or more of the sales are food.
a. 
Distilleries for the production of alcoholic beverages which are accessory to a restaurant permitted use: provided that the alcoholic beverages produced are for consumption on the premises only and not for sale at retail in the original package, and the distillery operator possesses all required, Federal, State and local licenses.
16. 
Single-family dwellings, two-family dwellings, apartment buildings, residential condominiums, town houses, row houses and other types of multiple-family dwellings. The density shall not exceed eighteen (18.0) dwelling units per acre (DU/A).
E. 
Planned Development—Mixed Use. Permitted land uses shall be established in the conditions of the ordinance adopted by the City Council governing the particular Planned Development — Mixed Use District. Specific uses may include those uses designated as permitted, accessory or conditional uses in the districts specified below:
"PD-MU" District Established In
Uses Permitted by the Following Districts
"A-1"
"A-1", "R-1C", "R-1E", "R-2", "R-3A", "C-1", "C-2", "C-3", "I-1"
"R-1C", "R-1D", "R-1E"
"R-1C", "R-1D", "R-1E", "R-2", "R-3A", "C-1", "C-2"
"R-2"
"R-1C", "R-1D", "R-1E", "R-2", "R-3A", "O-I", "C-1", "C-2"
"R-3A"
"R-1C", "R-1D", "R-1E", "R-2", "R-3A", "O-I", "C-1", "C-2"
"O-I"
"R-1C", "R-1D", "R-1E", "R-2", "R-3A", "C-1", "C-2", "I-1", except "C-3" uses
"C-1"
"R-1C", "R-1D", "R-1E", "R-2", "R-3A", "C-1", "C-2", "I-1", except "C-3" uses
"C-2"
"R-1C", "R-1D", "R-1E", "R-2", "R-3A", "C-1", "C-2", "I-1", except "C-3" uses
"C-3"
"R-1C", "R-1D", "R-1E", "R-2", "R-3A", "C-1", "C-2", "I-1", except "C-3" uses
"I-1"
"R-1C", "R-1D", "R-1E", "R-2", "R-3A", "C-1", "C-2", "C-3", "I-1"
"I-2"
"C-1", "C-2", "C-3", "I-1"
[1]
Cross Reference—As to penalty, §400.1890.
[R.O. 2009 §156.179; Ord. No. 98-209, 5-15-1998]
Except as otherwise provided for herein, the minimum site size for any Planned Development Districts shall be five (5) acres.
[R.O. 2009 §156.180; CC 1981 §30-163; Ord. No. 77-31, 7-5-1977; Ord. No. 98-209, 5-15-1998; Ord. No. 99-53, 2-4-1999; Ord. No. 99-205, 6-3-1999; Ord. No. 01-156, 7-19-2001]
A. 
General Standards. The approved development plan shall provide for such exceptions from the regulations associated with traditional zoning districts as may be necessary or desirable to achieve the objectives of the proposed planned development. No Planned Development District shall be allowed which would result in:
1. 
Inadequate or unsafe vehicular access to the development;
2. 
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;
3. 
Substantial detriment to the surrounding area; or
4. 
Otherwise create substantial adverse impacts on the public health, safety and welfare.
B. 
It shall be the responsibility of the applicant to clearly establish that the above are avoided or mitigated to a level that is acceptable to the City.
C. 
In addition to the above requirements, all planned developments shall be subject to architectural review in accordance with the provisions of Section 400.965 and Sections 400.1180 et seq., except where standards have been modified in the ordinance approving a planned development as determined by the City Council upon recommendation of the Planning and Zoning Commission.
[Ord. No. 14-036 §1, 2-18-2014]
D. 
Other Codes. All requirements of other applicable ordinances of the City (e.g., building codes) shall be met.
E. 
Planned Development—Residential.
1. 
Density.
a. 
The density of residential development shall be based upon the density limits of the existing residential district(s).
b. 
The density limits indicated in the district regulations may be exceeded on portions of the site within a "PD-R" district as long as the total site density limit is not exceeded. This is referred to as "density transfer".
c. 
The total site density may be exceeded up to a limit, upon conclusion of the City Council that the density bonus provisions contained in Subsection (E)(3) below have been satisfied. This is referred to as "density bonus".
2. 
Calculation of density.
a. 
The computation of density shall be based on dwelling units per net acre for the entire site.
b. 
To compute the number of dwelling units per net acre, fifteen percent (15%) of the gross acreage of the parcel shall be deducted and the net acreage divided by the lowest minimum lot size of the existing residential district. The following provides an example of density calculation for a "PD-R" development established on a twenty (20) acre tract in a "R-1D" district:
(1) 
20 acres x 43,560 square foot per acre = 871,200 square feet.
(2) 
871,200 square feet - (871,200 x 0.15) = 740,520 square feet.
(3) 
740,520/9,000 square feet minimum lot size = 82 dwelling units.
c. 
In situations where a proposed "PD-R" district overlaps two (2) or more residential districts, density shall be calculated separately for the portions of the "PD-R" district in each of the existing residential districts.
d. 
In situations where the existing district is non-residential in nature, then density shall be calculated using four (4) dwelling units per net acre.
3. 
Density bonus. The City Council may approve an increase in density within a "PD-R" district, up to a maximum of twenty percent (20%), which shall be based on the guidelines listed below. The density bonuses shall be treated as additives and not compounded.
Maximum Percentage Increase
Design Element
10%
If a minimum of an additional five percent (5%) of the net development area is devoted to common open space (above the minimum requirement) and improved with public pedestrian ways, bike paths, park land, swimming pools, tennis courts, community centers, club buildings, etc. Additional common open space that is to be landscaped qualifies under this design element consideration.
5%
If creative site designs and building groupings are used, which take advantage of natural terrain and resolve existing on-site and off-site water runoff and erosion problems. The provision of storm drainage retention as a site amenity is encouraged. Variations in building design are permissible.
5%
If creative use of landscape materials are used and the provision of more extensive landscaping than would otherwise be required under the landscaping requirements found elsewhere in this Code.
If density bonuses are requested under this Section, the applicant shall document all site amenities or improvements for the City's review and consideration.
4. 
Development phasing. If the sequence of construction of various portions of the development is to occur in stages, then the open space and/or recreational facilities shall be developed or legally provided for on a final plat, in reasonable proportion to the number of dwelling units intended to be developed during any given stage of construction as approved on a final plat by the City Council. Furthermore, at no time during the construction of the project shall the number of constructed dwelling units per acre of developed land exceed the overall density per net acre established by the approved "PD-R" district.
5. 
Non-residential development. Non-residential uses permitted in the "PD-R" district shall be subject to all requirements for lot area, width, height, yards and setbacks prescribed in the district in which they are first permitted.
6. 
Common open space requirements.
a. 
Common open space shall comprise at least fifteen percent (15%) of the gross area of the residential development or be of a size equivalent to one (1) acre for each one hundred (100) persons of expected population of the development, whichever is greater. For purposes of this Subsection, the expected population shall be determined by multiplying the total number of dwelling units times two and one-half (2.5) persons per dwelling unit.
b. 
The amount of required common open space may be reduced by an amount equal to twice the total area of private balconies or patios which are accessible to individual dwelling units and consist of at least sixty (60) square feet of outdoor area and have at least a horizontal dimension of six (6) or more feet. In no case shall the area devoted to common open space be less than ten percent (10%) of the gross site area.
c. 
Common open space shall be used for recreational, park or environmental amenity purposes for the collective enjoyment of the occupants of the development.
d. 
In addition to the above open space requirements, the following regulates the use of this common open space in terms of physical surface characteristics, size, location and physical improvements therein.
(1) 
Of the required common open space, up to one-half (½) of it may be covered by water, flood plain, storm water detention/retention facilities or left in a natural state which does not violate the nuisance provisions of the Code.
(2) 
Each parcel of open space shall not be less than six thousand (6,000) square feet in area nor less than thirty (30) feet in its smallest dimension. At least fifty percent (50%) of the common open space shall be contiguous or connected with a minimum thirty (30) foot wide strip of dedicated open space with a paved pedestrian/bicycle path of at least six (6) feet in width.
(3) 
To the extent practicable, common open spaces shall be distributed equitably throughout the development in relation to the dwelling units which such common open space is intended to serve. The open space shall not be relegated to only isolated areas of unusable land, but shall be highly accessible (physically and/or visually) to the majority of the residents of the development.
e. 
Where common open space is to be provided in a subdivided residential development, the use, operation and maintenance of areas for common open space, common ground and common buildings shall be guaranteed by the establishment of a trust indenture providing for such by a subdivision association or trustees. Said indenture shall be approved by the City Attorney prior to recording the indenture simultaneously with the recording of the final plat. Alternatively, such open space may be conveyed to a public entity which will agree to maintain the common open space and facilities, subject to City Council approval.
7. 
Perimeter buffer requirements.
a. 
Where a "PD-R" development proposes residential development along the perimeter of the site, which is higher in density than that of an adjacent residential district, there shall be a minimum thirty (30) foot wide buffer area. The buffer area shall be kept free of buildings, structures or parking areas and shall be permanent and landscaped with trees and shrubs or preserved with natural features, so that the higher-density residential development is visually obscured from abutting lower density residential properties. A minimum of one (1) tree shall be planted per thirty (30) lineal feet or fraction thereof for any frontage along the adjacent residential district. Required trees shall be at least two and one-half (2½) inch caliper. Trees existing within any required buffer area at the time of installation and which are larger than two and one-half (2½) inch caliper shall be preserved and will count toward the minimum landscaping requirements. Newly planted species shall be hardy for the specified area.
b. 
Where a "PD-R" development abuts a commercial or industrial use or district, there shall be a minimum thirty (30) foot wide buffer area. This buffer area shall be permanent and landscaped with trees and shrubs and/or otherwise provided with screening (i.e., sight-proof fencing) so as to effectively screen the commercial or industrial use from the "PD-R" development. A minimum of one (1) tree shall be planted per thirty (30) lineal feet or fraction thereof for any frontage along the adjacent commercial or industrial use or district. Required trees shall be at least two and one-half (2½) inch caliper. Trees existing within any required buffer area at the time of installation and which are larger than two and one-half (2½) inch caliper shall be preserved and will count toward the minimum landscaping requirements. Newly planted species shall be hardy for the specified area.
c. 
All landscaping shall be maintained in a healthy, neat and weed-free growing condition.
F. 
Planned Development—Commercial, Industrial Or Mixed Use.
1. 
Site coverage. The maximum site coverage by uses permitted in the "PD-C", "PD-I" or "PD-MU" districts shall be seventy percent (70%), except as otherwise provided for in Subsection (F)(2) below.
2. 
Site coverage bonus. The City Council may approve an increase in maximum site coverage from seventy percent (70%) up to ninety percent (90%). In order to qualify for this bonus, the development must demonstrate compliance with four (4) or more of the following performance criteria:
a. 
Incorporate storm drainage retention facilities as a site amenity.
b. 
Install storm drainage detention facilities underground.
c. 
Resolution or mitigation of existing off-site storm drainage problems (e.g., drainage channel stabilization or provision of on-site storm water detention that accommodates significant off-site storm water run-off).
d. 
Increasing parking lot landscaping by fifty percent (50%) more than otherwise required.
e. 
Submitting for approval developments on tracts that are ten (10) or more acres in size.
f. 
Design of principal access to the development tract at an approved location that allows for shared access by an adjacent property.
g. 
Construction of separate-grade pedestrian/bicycle paths.
h. 
Providing for sufficiently screened loading and unloading areas that are located in side or rear yards.
i. 
Any other performance criteria that further the goals, objectives and policies of adopted plans of the City and that, in the opinion of the City Council, warrant the approval of site coverage bonuses.
3. 
Where a "PD-C", "PD-I" or the non-residential portions of a "PD-MU" district abuts a residential area or is located across a public street or alley from a residential area, there shall be a minimum twenty-five (25) foot wide buffer strip between any non-residential use and the adjacent residential area. The buffer area shall be kept free of buildings, structures or parking areas and shall be landscaped with trees and shrubs. A minimum of one (1) tree shall be planted per thirty (30) lineal feet or fraction thereof for any frontage along a residential zoning district. Required trees shall be at least two and one-half (2½) inch caliper. Trees existing within any required buffer strip at the time of installation and which are larger than two and one half (2½) inch caliper shall be preserved and will count toward the minimum landscaping requirements. Newly planted species shall be hardy for the specified area. Within the buffer strip, except where the buffer strip adjoins a public street, there shall be provided either:
a. 
A continuous visual screen having a minimum height of six (6) feet and consisting of a compact evergreen hedge or other dense evergreen plantings; or
b. 
An ornamental masonry wall or wood fence at least six (6) feet in height above grade, in which case one (1) shrub shall be planted in the greenbelt per ten (10) lineal feet or fraction thereof. Required shrubs shall be a minimum of eighteen (18) inches in height at time of initial planting. Shrubs may be clustered rather than evenly spaced.
All landscaping shall be maintained in a healthy growing condition and be orderly in appearance. Any walls or fences that are installed shall be maintained in a neat and orderly appearance.
G. 
Planned Development—Riverfront.
1. 
Design standards.
a. 
Minimum lot width. One hundred fifty (150) feet; except where the development will include waterside gaming establishments, floating casinos or excursion riverboats, the width shall be not less than three (3) times the total length of the floating structure(s) or excursion riverboats accommodating the use, whichever is greater.
b. 
Maximum site coverage. Fifty percent (50%), except that site coverage may be increased in accordance with the site coverage bonus provisions established in Section 400.850(F)(2).
2. 
Building standards. Buildings shall be subject to provisions of the City's adopted Building Code.
[R.O. 2009 §156.181; Ord. No. 98-209, 5-15-1998; Ord. No. 01-156, 7-19-2001; Ord. No. 10-244 §1, 11-18-2010; Ord. No. 14-036 §2, 2-18-2014]
A. 
Nothing contained in this Article shall be interpreted as a waiver of the following regulations:
1. 
Article II. District Regulations, Division 2. "SD" Superimposed Districts, Section 400.300 et seq; and
2. 
Chapter 410, Flood Damage Prevention.
B. 
In addition, the following regulations remain in effect, except where standards have been modified in the ordinance approving a planned development as determined by the City Council upon recommendation of the Planning and Zoning Commission:
1. 
Article III. Other Use Regulations and Design Standards, Section 400.400 et seq.;
2. 
Article IV. Tree Preservation, Sections 400.630 and 400.640;
3. 
Article V. Off-Street Parking and Loading, Section 400.660 et seq.;
4. 
Article X. Architectural Review, Section 400.965; and
5. 
Article XVI. Sign Regulations, Section 400.1370 et seq.
[R.O. 2009 §156.182; Ord. No. 98-209, 5-15-1998; Ord. No. 10-244 §1, 11-18-2010]
A. 
Pre-Application Meeting. Prior to petitioning for a rezoning to one (1) of the Planned Development Districts, the prospective applicant shall schedule a pre-application meeting with the Director of Community Development. The Director of Community Development may request that other City representatives attend this meeting. At this meeting, the prospective applicant shall provide general information on the proposed development including site location, existing site conditions and a sketch plan of the proposed planned development. The Director of Community Development shall report to the applicant the staff's evaluation of the sketch plan with respect to its compliance with the intent of the planned development regulations.
1. 
The pre-application meeting is a required, but informal, procedure intended to benefit the prospective applicant by allowing for an exchange of ideas and information and to provide an opportunity to review the requirements of the "PD" district regulations with the prospective applicant. No formal approval from the Director of Community Development or other City staff is required prior to proceeding with the preliminary development plan submittal.
2. 
The pre-application meeting and sketch plan submittal requirements specified in paragraph (3) below shall not apply to amendments to an approved "PD" district.
3. 
Contents of sketch plan. The information that shall be included with the sketch plan are itemized in Section 405.270 of Chapter 405 "Subdivision Regulations" as applicable. In addition to information required by that Section, the following information shall be included as well:
a. 
Conceptual building footprints for all proposed structures, except single-family and two-family dwellings proposed on subdivided lots;
b. 
Circulation plan including circulation drives and parking areas;
c. 
Conceptual landscaping plan, open space/common areas and buffer areas between the proposed development and adjacent properties.
[R.O. 2009 §156.183; Ord. No. 98-209, 5-15-1998; Ord. No. 10-244 §1, 11-18-2010]
A. 
Preliminary Development Plan Submittal Requirements. The preliminary development plan submitted shall include the information required in Section 405.280, Chapter 405 "Subdivision Regulations" as applicable. In addition, the following shall be included, as applicable:
1. 
Gross and net acreage (exclusive of streets) of tract;
2. 
Preliminary building footprints of all proposed structures, except single-family detached and two-family dwellings proposed on subdivided lots. (It is recognized that the placement and size of structures may vary based on specific needs of future tenants.);
3. 
Internal traffic circulation drives and parking areas, except driveways associated with single-family and two-family dwellings proposed on subdivided lots;
4. 
Maximum number of residential dwelling units allowed per the existing zoning district or districts;
5. 
Number and type of residential dwelling units proposed;
6. 
Number of off-street parking spaces required and proposed;
7. 
Gross floor area of principal buildings and structures. Non-residential uses shall be identified by use type;
8. 
Building setbacks from property lines and between buildings where more than one (1) building is located on a lot;
9. 
The proposed location and use of open spaces including common ground, recreational areas, plazas and buffer areas;
10. 
Landscaping plan including information on the location of tree planting by type (i.e., deciduous/coniferous trees and ornamental trees), shrub masses and ground covers (i.e., grassed areas, ivies, etc.). Landscaping within parking areas, in accordance with the requirements of Sections 400.700(J) et seq., shall also be included;
11. 
The following additional requirements shall apply to the preliminary development plan for all "PD-RF" developments which include gaming facilities:
a. 
Depiction on the development plan of the location, length, width and size of boats, barges or other vessels. Also indicate the general location of piers, containment areas and the like;
b. 
The total number of employees contemplated; the number of visitors expected daily, monthly, yearly; and hours of operation;
c. 
A traffic impact analysis which shall include, but not be limited to, the following:
(1) 
Expected access routes to and from the project, both on-site and off-site; width of roads and expected traffic volumes, peak hours and days and lane movements;
(2) 
Road improvements and traffic controls necessary to accommodate the projected traffic volumes and turning movements;
d. 
Expected infrastructure improvements such as water, natural gas, electricity, drainage and sanitary sewer collection (e.g., location of improvements, size of improvements, etc.);
e. 
Provisions for security, fire protection and emergency services;
f. 
Evidence of ownership, lease or control of the site for all lands included within the developer's proposal, necessary for the full and complete implementation of the proposed development;
g. 
Proposed location, type, power output and the like of any and all lighting to include streets, parking, signs, buildings, structures and riverboats;
h. 
Evidence of receipt of, or application for, watercraft operation, mooring or land use permits as may be required by the State of Missouri and its agencies, the U.S. Army Corps of Engineers, U.S. Fish and Wildlife Service, Environmental Protection Agency, U.S. Coast Guard or other State or Federal agencies whose approval may also be required.
No occupancy permit or operating license shall be issued for the development until completed evidence that the developer holds the permits required under paragraph (h) above for that portion of the development.
12. 
The applicant may be required to provide such additional clarification and/or information on the preliminary development plan as determined by the Director of Community Development and/or the Planning and Zoning Commission.
B. 
Preliminary Development Plan Review Procedure.
1. 
Preliminary subdivision plat approval. The preliminary development plan shall also be considered the preliminary plat for a planned development district. Preliminary plats associated with a planned development shall be subject to the provisions of Chapter 405.
2. 
Submission by applicant. After the pre-application review meeting, the applicant shall submit five (5) copies of the preliminary development plan and other information required by Sections 400.880(A) et seq. to the Director of Community Development.
3. 
Staff review.
a. 
Completeness of submittal. Upon receipt of the application for rezoning to a "PD" district and the associated preliminary development plan and other applicable documents, the Director of Community Development shall review the documents to determine completeness. If the Director determines that the submittal is incomplete, then the applicant shall be notified of the deficiencies. The Director may delay the processing of the preliminary development plan until such time as all required information has been provided.
b. 
Distribution. As soon as practical after determination that the preliminary development plan submittal is complete, the Director of Community Development shall distribute copies of the preliminary development plan to the Director of Public Works, Fire Chief and other City staff as appropriate.
c. 
Staff review. The Director of Community Development shall review the preliminary development plan and solicit comments from other City staff with respect to meeting the requirements of this Chapter, Chapter 405 "Subdivision Regulations" and other applicable City regulations and with respect to good site planning, both within the tract to be developed and in relation to the surrounding area. The Director, with the input of other City staff, shall identify any deficiencies and site planning issues. The staff findings shall be submitted to the Planning and Zoning Commission.
4. 
Resubmission of preliminary development plan. The applicant shall resubmit twenty (20) copies of the revised preliminary development plan incorporating any changes resulting from staff review. Copies of the revised preliminary development plan shall be forwarded to the Planning and Zoning Commission.
5. 
Public hearing before Planning and Zoning Commission. The Planning and Zoning Commission shall hold a public hearing on the rezoning request for a "PD" district designation and associated preliminary development plan in accordance with the provisions of Sections 400.1010 et seq. "Amendments and Modifications" of this Chapter.
6. 
Planning and Zoning Commission recommendation. The Planning and Zoning Commission shall forward its recommendation to the City Council. The recommendation shall address site planning considerations and compatibility with adjoining areas. A recommendation of approval shall include recommended conditions, as appropriate, to be included in the ordinance establishing the "PD" district. Such conditions shall include, as applicable, but not be limited to:
a. 
Permitted uses;
b. 
"PD-R", "PD-MU" districts. The number of lots or dwelling units authorized and the maximum floor area authorized for any non-residential use permitted;
c. 
"PD-C", "PD-I" and "PD-RF" districts. The maximum floor area authorized for each building within the development;
d. 
Building and structure height limitations;
e. 
Minimum setback requirements;
f. 
Minimum acreage and function of common open space, if applicable;
g. 
Compliance with off-street parking and loading requirements;
h. 
Compliance with sign regulations.
7. 
Additional copies of preliminary development plan. The applicant shall submit fifteen (15) copies of the preliminary development plan which shall incorporate any changes resulting from Planning and Zoning Commission review. Copies of the preliminary development plan shall be forwarded to the City Council.
8. 
Public hearing before City Council. The City Council shall hold a public hearing on the rezoning request for a "PD" district designation and associated preliminary development plan in accordance with the provisions of Sections 400.1010 et seq. "Amendments and Modifications".
9. 
City Council action. If the preliminary development plan is approved by the City Council, it shall adopt an ordinance establishing the appropriate "PD" district. The ordinance shall include reference to an approved preliminary development plan citing all conditions imposed on the development plan.
10. 
Before approval of a development plan, the City Council shall require a contract with safeguards approved by the City Counselor securing construction of public improvements and guaranteeing completion of the development plan, or designated section thereof, in a period to be specified by the Commission, but which period shall not exceed five (5) years unless extended by recommendation of the Commission for due cause shown and approved by the City Council. The contract shall provide a performance bond covering one hundred percent (100%) of the estimated cost of all public improvements.
C. 
Effect Of Approval Of Preliminary Development Plan And Period Of Validity.
1. 
All conditions imposed as a part of any planned development shall run with the land and shall not lapse or be waived as a result of a subsequent change in ownership of any or all of said area.
2. 
Approval of the preliminary development plan by the City Council constitutes an authorization to proceed with the preparation of the final plat. No building permits shall be issued until a final plat has been approved in accordance with the provisions of Chapter 405 "Subdivision Regulations".
3. 
Approval of the preliminary development plan shall be valid for a period of two (2) years from the date of City Council approval. If a final plat for all or a portion of the preliminary development plan has not been filed within the two (2) year period, then a resubmission of the preliminary development plan shall be required if the applicant intends to pursue final plat approval. The City Council may grant up to a one (1) year extension from the date that the period of initial validity expired. The Council may reject such resubmission of the same development plan in light of new facts and circumstances relating to the development plan.
[R.O. 2009 §156.185; Ord. No. 98-209, 5-15-1998; Ord. No. 10-195 §1, 9-22-2010; Ord. No. 10-206 §1, 9-29-2010; Ord. No. 10-244 §1, 11-18-2010]
A. 
Amendments To "PD" Ordinance.
1. 
Amendment request. The property owner or authorized representative shall submit a written request to amend the conditions of the ordinance establishing the "PD" district and approving the preliminary development plan to the Director of Community Development for review.
2. 
Staff review. The Director shall evaluate the request for consistency with the nature and content of the development plan that was subject of the ordinance approving such plan. The Director shall report to the Planning and Zoning Commission as to whether or not the request is consistent with the nature and content of the development plan approved by the City Council.
3. 
Planning and Zoning Commission review. The Commission shall review the request and report of the Director and then forward a recommendation to the City Council.
a. 
A recommendation for approval may include conditions to be included in the amended ordinance.
b. 
If the Commission finds that the requested amendment is not consistent with the nature and content of the preliminary development plan that was subject of the ordinance approving such plan, it shall forward its recommendation to the City Council and, if deemed necessary, forward a recommendation to the Council for the purpose of holding new public hearings on the matter in accordance with the provisions of Sections 400.1010 et seq. "Amendments and Modifications".
4. 
City Council action. The Council may pass an ordinance amending the ordinance establishing the subject "PD" district. If deemed necessary by the Council, it may order that public hearings be held on the matter in accordance with the provisions of Sections 400.1010 through 400.1050, "Amendments and Modifications", if the applicant wishes to proceed with obtaining approval of such amendment.
B. 
Modifications To Development Plan.
1. 
Amendment request. The property owner or authorized representative shall submit an amended development plan to the Director of Community Development for review.
2. 
Amendments requiring administrative approval (minor amendments).
a. 
If the Director determines that the amended plan is not in conflict with the preliminary development plan approved by the City Council, meets the conditions of the "PD" ordinance, and none of the items in paragraph (2)(b) exist as a result of the proposed amendment, the Director may approve said amended plan as a minor amendment to the preliminary development plan without further public hearings. Said plan shall be retained on file in the Department of Community Development.
b. 
The existence of any of the following items shall cause a proposed amendment to be a major amendment:
(1) 
Any increase in the coverage of structures of greater than ten percent (10%) above the approved preliminary development plan;
(2) 
Any increase in the number of dwelling units on the approved preliminary development plan;
(3) 
Changes in traffic circulation patterns resulting from the realignment of streets or alleys;
(4) 
Any reduction in required open space or building setbacks from perimeter property lines as shown on the approved preliminary development plan;
(5) 
Any reduction of required off-street parking or loading spaces;
(6) 
Any reduction in required pavement widths;
(7) 
Any change in the land uses shown on the preliminary development plan, including a change from attached single-family dwelling units to detached single-family dwelling units or vice versa; or
(8) 
Any change requiring a resubdivision plat.
c. 
Any changes to the subdivision of property shall be subjected to the requirements of Chapter 405.
3. 
Amendments requiring Council approval (major amendments).
a. 
If the Director of Community Development determines that the amended plan is in conflict with the preliminary development plan approved by the City Council, does not meet the conditions of the "PD" ordinance, or causes any of the changes listed in paragraph (2)(b), the Director shall forward the proposed amended plan to the City Council. The proposed amended plan shall require a public hearing before the City Council. Notice of the public hearing shall be mailed to all property owners within three hundred (300) feet of the boundaries of the property proposed to be amended and signs containing notice of the public hearing shall be posted on each street frontage of the property. The letters shall be mailed and the signs shall be posted at least fifteen (15) days before the date of the public hearing. The City Council shall have the authority to approve or deny the proposed amended plan. If the proposed amended plan is denied by the City Council, it may not be resubmitted for one (1) year from the date of the denial.
[R.O. 2009 §156.186; Ord. No. 98-209, 5-15-1998]
A. 
No approval of a development plan shall be valid for a period longer than five (5) years from the date of its initial approval unless within such period a building permit is obtained and construction of a development's foundation is commenced.
B. 
The City Council may grant up to an additional two (2) year extension upon written request, if the application submitted is substantially the same as the initially approved application. At such time as the period of validity of an approved development plan lapses, the development plan and all uses, terms and conditions thereof may be declared null and void and the City Council may initiate actions to rezone the site to its original or other appropriate zoning district in accordance with the procedures and requirements of Sections 400.1010 through 400.1050 "Amendments and Modifications".