[Ord. No. 7249 §1, 2-13-2006]
Unless otherwise stated, the regulations hereafter established
shall apply within all districts established by this Chapter. These
general regulations supplement and qualify the district regulations
appearing elsewhere in this Chapter and are meant to further provide
for the health, safety and welfare of the general public within the
City of Florissant.
[Ord. No. 7249 §1, 2-13-2006]
[1]
The Height and Area Regulations Table is included as an attachment to this chapter.
[Ord. No. 7249 §1, 2-13-2006]
A.
The
height and area requirements for specific Districts as set forth in
this Section shall be subject to the following exceptions and regulations.
Except to the extent that the "H" Historic District regulations establish
different specific height and area exceptions (or the following exceptions
are more stringent than those requirements), the height and area requirements
for the specific "H" Historic District shall also be subject to the
following exceptions and regulations.
1.
Height.
a.
Public or semi-public buildings, hospitals, churches or schools may
be erected to a height not exceeding seventy-five (75) feet when the
front, side and rear yards are increased an additional two (2) feet
for each foot such buildings exceed thirty-five (35) feet in height.
b.
Residential dwellings may be increased in height by not more than
ten (10) feet when two (2) side yards of not less than fifteen (15)
feet each are provided. Such dwellings, however, shall not exceed
three (3) stories in height.
c.
Chimneys, towers, penthouses, scenery, lofts, monuments, cupolas,
domes, spires, false mansards, parapet walls, similar structures and
necessary mechanical appurtenances may be erected as to their height
in accordance with existing or hereinafter adopted ordinances of the
City of Florissant.
2.
Area.
a.
On corner lots, the side yard regulations shall be the same as for
interior lots except in the case of reversed frontage where the corner
lot faces an intersecting street. In this case, there shall be a side
yard on the street side of the corner lot not less than the front
yard required on the lots in the rear of such corner lot and no accessory
building on said corner lot shall project beyond the front yard line
on the lots.
b.
Where more than one (1) multiple-family dwelling is placed on a lot,
the periphery shall conform to yard requirements. The interior arrangement
shall be reviewed by the Planning and Zoning Commission based on the
light and air utilizing accepted standards of civic design.
c.
An accessory building shall not exceed eighteen (18) feet in height
and shall not exceed the height of the principal building and shall
not occupy more than thirty percent (30%) of a required rear yard.
An accessory building up to thirteen (13) feet in height shall not
be within three (3) feet of the property line. For each additional
foot in height above thirteen (13) feet, there shall be an additional
foot added to the three (3) foot setback off the property line.
d.
Every part of a required yard or court shall be open from its lowest
point to the sky unobstructed except for the ordinary projection of
sills, watercourses, cornices, buttresses, ornamental features, eaves
and unenclosed porch roofs; provided however, that none of the foregoing
projections shall extend into a court more than forty-eight (48) inches
nor into a minimum side yard more than twenty-four (24) inches. The
provisions of the City Building Code shall govern the regulation of
projections within a public right-of-way.
e.
Open or enclosed fire escapes, fireproof outside stairways and balconies
projecting into a yard or court not more than three and one-half (3½)
feet and the ordinary projections of chimneys and flues may be permitted
by the Building Commissioner where same are so placed as not to obstruct
the light and ventilation.
f.
Where a lot has less area or frontage than is required by this Article
and the lots adjoining on both sides are held in different ownerships
and all were of record at time of adoption of this Chapter, said lot
may be used for a single-family residence. The required side yard
for such residence may be reduced to ten percent (10%) of the width
of the lot, but no such side yard shall be less than five (5) feet.
g.
Where a line has been established for future widening or opening
of a street upon which a lot abuts, the required yard space shall
be measured from the established right-of-way line.
h.
Handicapped access ramps for residential structures may not encroach
closer than ten (10) feet from the property lines or as approved by
the Building Commissioner. Applicant must file a plot plan and building
plans to verify the location and insure the ramp structure is sturdy
and safe.
3.
Family swimming pools. Family swimming pools may
be installed in conformity with ordinances pertaining to same upon
issuances of a permit by the Building Commissioner, but such pool
shall be at least five (5) feet from each lot line and shall not have
a water surface area greater than fifty percent (50%) of the area
of the rear yard or be located within the building line.
4.
Exception to lot area, frontage, front yard and side yard
requirements for new subdivisions in "R" residential Districts.
a.
The maximum number of lots that can be created by a subdivision for
single-family residential purposes within a single-family residential
District or Districts shall be computed by subtracting a fixed percent
of the total area being subdivided for corner lots and street right-of-way
and dividing the remaining area by a minimum lot area requirement
of the single-family residential District or Districts within which
the new subdivision is located. The above mentioned fixed percent
shall be twenty percent (20%) in the "R-1" Single-Family Dwelling
District and twenty-five percent (25%) in the "R-2" Single-Family
Dwelling District and thirty percent (30%) in the "R-3" Single-Family
Dwelling District. This method shall apply regardless of the amount
of land actually required for street right-of-way and regardless of
the amount of land, if any, to be set aside for common use.
b.
Common land for open space or recreation use within any subdivision
may be set aside for use by the owners of residential lots or some
of the lot sizes in the subdivision may be reduced below the normal
requirements of the District so that other lots can be enlarged, but
the maximum number of lots to be created shall be determined as set
out above and the area and frontage of any lot that is reduced beyond
the normal requirements of the District shall comply with the following
minimum standards:
|
Minimum Standards
| |||
|---|---|---|---|
|
District
|
Lot Area
(square feet)
|
Frontage
(feet)
| |
|
"R-1"
|
15,000
|
90
| |
|
"R-2"
|
7,500
|
70
| |
|
"R-3"
|
7,500
|
70
| |
|
"R-4"
|
5,000
|
60*
| |
|
|
* Lots abutting the turnaround on a cul-de-sac shall have a
frontage of forty (40) feet measured along the perimeter of said turnaround
and a minimum width of sixty (60) feet measured along the building
line.
|
c.
The depth of some of the front yards in the subdivision may be reduced
to twenty (20) feet so that the depth of other front yards can be
enlarged, but the average front yard depth for all lots in the subdivision
shall be thirty (30) feet.
d.
One (1) side yard of a lot may be reduced by two (2) feet provided
the other side yard of the same lot is enlarged by the same amount
as the side yard has been reduced from the minimum standard for the
District and, provided further, that the side yard of the adjoining
lot on the side reduced will be at least eight (8) feet. The Planning
and Zoning Commission may waive the side yard requirement of the Multiple-Family
District "R-6" when in their opinion it serves to enhance the development
and is beneficial to the City.
e.
No less than three (3) acres of common land shall be set aside in any residential subdivision. The location, extent and purpose of common land proposed to be set aside for open space or recreation use within any subdivision must be reviewed and approved by the Planning and Zoning Commission before the provisions of Subsection (4)(b) above shall apply. A private recreation use such as a golf course or swimming pool whose use is reserved for owners or occupants of lots located within the development may be approved as common land. Other uses or activities which may qualify as common land include historic buildings or sites, parkway areas and ornamental parks. Low land along streams or areas of rough terrain may also be included when such areas are extensive, continuous and have natural features worth preserving.
f.
The maintenance of common land for open space or recreation use shall
be guaranteed by trust agreement or other applicable legal documentation
as required by the ordinance regulating the subdivision of land. Such
common land shall be set aside by deed restriction for a minimum of
twenty (20) years.
g.
All of the above exceptions shall be subject to the approval of the
Planning and Zoning Commission exercised through their review of preliminary
and final subdivision plats. The Planning and Zoning Commission shall
consider the topography, tree cover and other natural features of
the site as well as the standards of this Chapter, the Subdivision
Ordinance and recognized principles of landscape architecture, land
use planning and civic design in administering these exceptions.
[Ord. No. 7249 §1, 2-13-2006]
A.
Fencing
shall conform to the following regulations:
1.
It shall be unlawful to erect any fence in the City of Florissant
without first having filed with the Building Commissioner an application
for a fence permit together with a sketch or diagram of the type of
fencing, design and color and its location and having obtained a permit
for its erection. There will be a fee for such permit and said fees
shall apply to replacement fences.
2.
Fencing of lots in Zoning Districts "A", "R-1", "R-2", "R-3", "R-4",
"R-5" and "R-6" shall be permitted only under the following conditions.
Upon approval of the Building Commissioner a fence may be located
on or within the lot lines in rear yards and side yards of all lots
other than corner lots to a height not exceeding six (6) feet. No
fence may be located within any part of the required front yard except
with Planning and Zoning Commission review and approval with respect
to public safety and design and that said fence may be erected on
a lot line separating residential property from commercial property
in the front yard where the front yard is adjacent to commercial property.
3.
On corner lots no fence may be located in front of the building line
along the street side of such lot. A fence, not exceeding six (6)
feet in height, may be located within the side yard along the side
of such lot not abutting the street and may be located within that
portion of the rear yard behind the building line along the street
side of such lot.
4.
In all other Districts as defined in this Chapter as "B-1", "B-2",
"B-3", "B-4", "M-1" or "M-2", any fencing may be allowed but only
as directed and approved by the Planning and Zoning Commission after
giving due consideration for the public safety, health and welfare
and architectural designs of the City. In no case shall fencing extend
beyond the front building line within these Zoning Districts.
5.
Open mesh-type fences higher than six (6) feet may enclose public
parks, recreational and school areas, but only as directed and approved
by the Planning and Zoning Commission after giving due consideration
for the public safety, health, welfare and architectural designs of
the City.
6.
All fences shall be constructed with the structural or supporting
members located within or toward the area to be enclosed or in such
a manner as to present the least conspicuous view of these members
to the public. Fences constructed of light gauge wire such as chicken
coop wire, barbed wire, snow fences, bamboo or other flimsy material
are forbidden. No solid-type plywood or similar type wood fence or
wall will be allowed in Zoning Districts "A", "R-1", "R-2", "R-3",
"R-4" and "R-6".
7.
In order to protect the property rights and values, public health,
safety, morals and general welfare of all citizens within the City
of Florissant, fences must be kept in good repair and if of a type
other than chain link or similar non-rusting material, properly painted
or preserved. The owner shall repair, paint, remove or otherwise attend
to any fence if it becomes unsightly or a menace to public safety,
health or welfare. The Building Commissioner is hereby empowered to
issue notices to property owners to comply with this Section. Owners
will be given a reasonable time to comply with this Section but not
to exceed forty-five (45) days except that a longer period may be
given at the discretion of the Building Commissioner if such compliance
would work an undue hardship.
8.
The Building Commissioner shall issue no permit for the erection,
alteration or enlargement of a fence without the approval of the Planning
and Zoning Commission of the City of Florissant if:
a.
Same is novel in design and not in use in the City; or
b.
The Building Commissioner finds the proposed fence would be detrimental
to the stability and values of surrounding property by reason of its
incompatibility and inappropriateness thereto and is inharmonious
and inconsistent with the surrounding property and detrimental to
the public health, safety, morals and general welfare of the City.
c.
The Building Commissioner shall make an inspection after the fence
is erected to determine that all code requirements have been met.
9.
In the event that the approval of the Planning and Zoning Commission
is required, the Building Commissioner shall upon receipt of the applicable
processing fee from the applicant no more than seven (7) days after
filing of the application for a fence permit, certify the application
together with attached sketches or diagrams, specifications and other
pertinent instruments or information to the City of Florissant Planning
and Zoning Commission. Within thirty (30) days thereafter, the Planning
and Zoning Commission, in writing, will deliver to the Building Commissioner
its approval, conditional approval, rejection or disapproval of the
said application. Failure of the Planning and Zoning Commission to
act within said thirty (30) day period shall constitute an approval
of said application.
10.
Following the certification of such application and attached documents
at least two (2) weeks prior to its next meeting, the Commission shall
consider the same at its next regularly scheduled meeting after the
applicant has been given written notice as to the time and place of
the meeting and at which meeting the applicant shall be accorded an
opportunity to be heard regarding the application as filed.
11.
The Planning and Zoning Commission shall approve or conditionally
approve the application if it finds:
a.
The subject matter of the application would not be detrimental to
or inconsistent with property in the surrounding area based on the
following conditions:
b.
Said finding of the Planning and Zoning Commission shall not in any
case be based on personal preference as to taste, choice or architectural
style but be based upon consideration of the public health, safety,
morals and general welfare and the elimination of blight in the City
of Florissant.
c.
If the finding of the Planning and Zoning Commission is adverse to
the applicant and no permit is issued by the Building Commissioner,
the applicant may appeal to the Board of Adjustment.
[Ord. No. 7249 §1, 2-13-2006; Ord. No. 7521 §1, 7-16-2008; Ord. No. 8044 §1, 5-27-2014]
A.
Scope of Provisions. The regulations contained in
this Section shall govern the size, number, location, and design of
all off-street parking and loading facilities in the City. It is the
intent of this Section to:
1.
Ensure sufficient off-street parking and loading facilities
are provided in proportion to the demand created by the use.
2.
Facilitate orderly traffic circulation patterns within parking
and maneuvering areas.
3.
Reduce underutilized or redundant vehicle parking areas.
4.
Encourage the use of parking lot design that will be beneficial
to the environment and enhance neighborhood character.
5.
Decrease stormwater impact and improve water quality.
B.
Applicability. All buildings or structures which
are erected or have a change in square footage or use shall comply
with the parking and loading requirements herein.
C.
Minimum Parking And Loading Requirements.
1.
Uses in all zoning districts shall comply with the minimum requirements
listed by use category in tables of the following sections:
|
Category
|
Section
|
Category
|
Section
| |
|---|---|---|---|---|
|
Commercial uses
|
Section A
|
Open space and agricultural uses
|
Section E
| |
|
Cultural, entertainment, and recreational uses
|
Section B
|
Residential uses
|
Section F
| |
|
Industrial uses
|
Section C
|
Transportation, communication and utilities
|
Section G
| |
|
Institutional uses
|
Section D
|
Loading
|
Section H
|
2.
Provided, however, that no additional parking spaces are required
for permitted uses if located in a building authorized prior to the
adoption of these regulations.
3.
When determination of the number of off-street parking or loading
spaces required by this Section results in a fraction of a space,
the resulting fraction may be disregarded.
D.
Maximum Parking Requirements. Non-residential uses
in all zoning districts shall not contain more than one hundred ten
percent (110%) of the minimum number of parking spaces required, except
as otherwise permitted herein.
E.
Minimum Off-Street Parking Dimensions. These regulations
shall govern the dimensions for off-street parking spaces, including
those provided in developments approved in planned districts or by
special procedure prior to the enactment hereof, anything in such
planned district or special procedure approval to the contrary notwithstanding.
1.
Except as otherwise provided for herein, the requirements for
off-street parking shall be implemented with regard to the minimum
dimensions in the following table:
|
Parking Table
| |||||||
|---|---|---|---|---|---|---|---|
|
A
|
B
|
C
|
D
|
E
|
F
|
G
| |
|
45°
|
9.0 feet
|
19.7 feet
|
12.5 feet
|
12.7 feet
|
51.9 feet
|
45.6
| |
|
60°
|
9.0 feet
|
21.0 feet
|
17.5 feet
|
10.5 feet
|
59.5 feet
|
55.0
| |
|
90°
|
9.0 feet
|
19.0 feet
|
22.0 feet
|
9.0 feet
|
60.0 feet
|
—
| |
 |
|
A
|
=
|
Parking angle
| |
|
B
|
=
|
Stall width
| |
|
C
|
=
|
19 feet minimum stall to curb
| |
|
D
|
=
|
Aisle width (Additional width may be required where the aisle
serves as the principal means of access to on-site buildings or structures.)
| |
|
E
|
=
|
Curb length per car
| |
|
F
|
=
|
Curb to curb
| |
|
G
|
=
|
Center to center width of double row with aisle between
|
2.
All off-street, accessible parking spaces shall adhere to ADA
requirements and standards.
3.
In the event that the desired parking angle is not specified
by the above table, the Director of Public Works or his designee may
specify other equivalent dimensions associated with the desired parking
angle by interpolating from dimensions listed in the table.
4.
On-site parallel parking stalls shall be nine (9) feet by twenty-two
(22) feet adjacent to a twenty-two-foot two-way lane or fifteen-foot
one-way lane.
5.
Compact car spaces shall be designed at a minimum of nine (9)
feet by eighteen (18) feet. Not more than ten percent (10%) of the
minimum parking spaces required shall be designated for compact cars.
F.
Supplementary Off-Street Parking And Loading Requirements. In addition to the parking and loading requirements set forth herein,
the following standards shall apply:
1.
In all zoning districts, all parking and loading areas, including
driveways, shall be paved with impervious or pervious pavement, except
where the Director of Public Works or his designee may approve an
alternate dustproofing method.
2.
All parking and loading areas shall be striped and afford adequate
drainage; and may have bumper guards or wheel stops as determined
by the Building Commissioner.
3.
All areas for off-street parking and loading in any district
shall be so arranged that vehicles at no time are required to back
into any street or roadway.
4.
Off-street parking areas in the Commercial or Industrial Districts
shall provide ingress and egress to any public right-of-way only at
such location as approved by the City and the transportation agency
with jurisdictional authority such as the Missouri Department of Transportation
or St. Louis County Department of Highways and Traffic. Except as
permitted in the "HB" Historic Business District, parking lots shall
have no more than two (2) curb cuts for entrances and exits on any
single street block. No driveway or curb cut shall be less than twenty-five
(25) feet in width.
5.
Except as permitted in the "HB" Historic Business District or
otherwise authorized by ordinance or existing as a non-conforming
parking lot, entrances or exits for all parking facilities with ten
(10) or more spaces shall not be located within fifty (50) feet of
the intersection of curblines at a street intersection.
6.
In "B-5" Planned Commercial Districts, parking spaces and drive
aisles shall adhere to the minimum setbacks of the underlying zoning
district.
7.
To the maximum extent practicable, minimum off-street parking
and loading requirements as specified in this Section shall not include
parking and loading spaces located in the 100-year floodplain. Where
parking or loading spaces are necessary within the floodplain they
shall conform to the City's Flood Damage Prevention and Control Ordinance.[1]
8.
No off-street parking space required under this Section shall
be used for any other purpose. Where a change in use creates greater
parking requirements than the amount being provided, an occupancy
permit shall not be issued until provision is made for the increased
amount of required off-street parking.
9.
Where an addition is made to an existing use which does not
comply with the parking requirements cited for such use, the proposed
development shall conform to the provisions of this Section.
10.
When one or more of the parking requirements may be construed
as applicable to the same use, lot or building, the required parking
will be the greater parking requirement.
11.
Green space and screening requirements. Landscaping shall be required in accordance with the City's Landscaping and Screening Regulations Ordinance, Section 405.245.
12.
Based upon site conditions and appropriate documentation, the
Building Commissioner may authorize up to ten percent (10%) of the
required parking spaces to be satisfied by providing bicycle parking
spaces in lieu of vehicular parking spaces.
13.
All parking spaces required herein shall be located on the same
parcel of land as the use to be served except as follows:
a.
Parking for one (1) or more uses in a commercial or industrial
district may be provided on a separate lot when said separate lot
is within a similar zoning district type and within three hundred
(300) feet of the use or uses to be served, as measured along a pedestrian
walkway designed to allow pedestrians to safely access the use.
b.
When two (2) or more owners agree to provide their required
parking spaces jointly, the number of joint parking spaces shall be
equal to the number of parking spaces required if each were to provide
parking separately, unless otherwise stated herein.
(1)
The applicants for joint parking shall submit a
joint parking plan and an appropriate legal instrument of agreement
among the involved property owners for review by the Building Commissioner
and approval by the City Attorney.
(2)
Such joint parking plan and agreement shall include
language binding the owners of the properties and their successors
and assigns to the agreement and limiting and controlling use of land
to those uses and conditions approved by the City.
(3)
The applicant shall record the joint parking agreement
with the County Recorder of Deeds.
14.
Except as otherwise authorized, parking areas shall be used
for automobile parking only with no dead storage, repair work, dismantling
or servicing except emergency repairs or servicing; and the regulations
contained herein shall not be construed to prevent an individual motor
vehicle owner from offering one (1) motor vehicle for sale or from
performing maintenance or repairs upon his/her own motor vehicle while
legally parked upon the premises where the owner resides, so long
as such operations do not create a safety hazard or nuisance.
15.
Parking lots and walkways shall be illuminated to provide for
the safe use thereof, and lighting studies shall be provided as needed
to provide evidence of adequate lighting to promote general security.
16.
"HB" Historic Business District.
a.
Except to the extent that the required number of parking spaces
may otherwise be provided as authorized herein, assembly uses commenced
after March 1, 2002, in the "HB" Historic Business District shall
be required to meet the parking requirements unless a cross-parking
agreement is established with immediately adjacent properties. However,
such immediate adjacent properties must have a level of use that is
less than that of an assembly use. Such cross-parking shall be subject
to review and approval by the Building Commissioner.
b.
New commercial and institutional buildings in the "HB" Historic
Business District shall be designed such that every effort is made
to provide required parking behind the front of the building. Consistent
with good planning practices and taking into account adjoining properties
and access requirements that would be necessary for provision of the
required parking behind the front of the building, the Building Commissioner
may waive the application of this Subsection.
G.
Modifications To These Requirements. An applicant
may request a modification of the requirements set forth herein by
providing a parking demand study, as defined below, that supports
the request and demonstrates by clear and convincing evidence that
the requested modifications are appropriate for the site and do not
cause detriment to adjacent properties.
2.
The parking demand study shall, at a minimum, contain the following
information:
a.
A plan which graphically depicts where the parking spaces, loading
spaces, stacking area, and parking structures are to be located, as
well as the on-site circulation for automobile, pedestrian, and bicycle
movement.
b.
A report which demonstrates how any variations from this Section
were calculated and upon what assumptions such calculations were based;
and how everything shown on the plan complies with, or varies from,
applicable standards and procedures of the City.
c.
The plan shall show all entrances and exits for any structured
parking and the relationship between parking lots or structures and
the circulation.
d.
The plan, supported by the report, shall show the use, number,
location, and typical dimensions of parking and loading for various
vehicle types, including passenger vehicles, trucks, vehicles for
mobility-impaired persons, motorcycles, buses, other transit vehicles
and bicycles.
e.
The plan, supported by the report, shall include phasing plans
for the construction of parking facilities and any interim facilities
planned.
f.
Whenever the applicant requests to reduce the number of required
parking spaces; or to exceed the maximum parking provided for in this
Section, the required report shall document how the proposed parking
was calculated and upon what assumptions such calculations were based.
g.
Such other information as determined by the Building Commissioner,
Planning and Zoning Commission or City Council to be necessary or
appropriate.
3.
Design features and review criteria, including, but not limited
to, those listed below, will be reviewed when in conjunction with
requests for modification to any of the requirements of this Section.
a.
The parking demand study provides sufficient number and types
of spaces to serve the uses identified on the site.
b.
Adequate provisions are made for the safety of all parking facility
users, including motorists, bicyclists and pedestrians.
c.
Sites are designed to minimize or alleviate traffic problems.
d.
Parking spaces are located near the uses they are intended to
serve and shall provide safe and convenient access for pedestrian
access to the facility.
e.
Adequate on-site parking is provided during each phase of development
of the district.
f.
The development provides opportunities for shared parking or
for other reductions in trip generation through the adoption of transportation
demand management (TDM) techniques to reduce trip generation, such
as car pools, van pools, bicycles, employer transit subsidies, compressed
work hours, and high occupancy vehicle (HOV) parking preference.
g.
Reductions in the number of parking and loading spaces should
be related to significant factors such as, but not limited to:
(1)
Shared parking opportunities between different
land use categories or uses with different hours of operation;
(2)
The availability and incorporation of transit services
and facilities;
(3)
Opportunities for reduced trip generation through
pedestrian circulation between mixed uses;
(4)
Off-site traffic mitigation measures;
(5)
Recognized variations in standards due to the scale
of the facilities;
(6)
Parking demand for a specified use;
(7)
The provisions of accessible parking spaces beyond
those required per the City Code;
(8)
Provision of bicycle parking spaces; and
(9)
Opportunities for reduced loading requirements,
based on business practices.
4.
Requests for modifications will be considered by the Planning
and Zoning Commission and/or the City Council as part of the approval
process.
H.
Deferred Parking. An applicant may request phantom
parking or deferred parking, which is to defer the construction of
the number of required parking spaces and/or loading spaces until
a later date. Deferred parking means that some of the required parking
spaces and/or loading spaces might not be constructed unless they
were deemed to be necessary after full build-out occurs, but that
an area on the site would be reserved so that these spaces could be
provided in the future upon demand or request by the City. Said demand
would be made if the spaces were needed to meet the parking and loading
needs of the project.
1.
The Building Commissioner may grant a deferral for construction
of up to fifty percent (50%) of the off-street parking and/or loading
spaces required by this Section in an industrial district; thirty
percent (30%) in a commercial district and any other district if an
applicant demonstrates:
a.
Trip generation characteristics and time of day usage characteristics
for similar uses show that the parking spaces can be reduced without
causing parking to overlap into other nearby developments or onto
public streets.
b.
Vehicles owned by the occupants are characteristically different
from the norm or the proximity to employment, shopping, educational
and transit developments is such that reduced auto usage would be
anticipated.
c.
The immediate proximity to public transportation facilities
serves a significant proportion of residents, employees, and/or customers.
d.
Operation of effective private or company car pool, van pool,
bus or similar transportation programs with proof of continued financial
viability.
e.
Evidence that a proportion of residents, employees, and/or customers
utilize, have available or on a regular basis use bicycle or other
transportation alternative commensurate with reduced parking requirements.
f.
Development will be in phases so that deferring the parking
will have green space until further build-out. The site must meet
all parking requirements based upon square footage actually built.
g.
The businesses' delivery requirements for operations and delivery
vehicles utilized require less loading space than the minimum required.
2.
Applicants for deferral of parking shall provide a written statement
which addresses how the proposal meets the applicable criteria. The
application shall include a site plan depicting the total required
parking and loading on site, and the deferred parking and loading
area(s) shall be labeled as reserved for future parking.
3.
The land area delineated for deferred parking shall be shown
on the plan with proposed finish grades and landscaping. Landscaping
for the deferred parking area shall be as approved by the Building
Commissioner with the remainder of the site landscaped per guidelines
for the appropriate district. All landscaping shall be indicated on
the plan submitted.
4.
The owner of the property, or his or her designated party, shall
notify the City of any change in the conditions that were the basis
for a deferral.
5.
The City may require the construction of parking and/or loading
in areas previously reserved at any time upon sixty (60) days' written
notice. A parking deferral shall apply to the developer and all subsequent
owners of said property and shall run with the land and be shown on
all recorded plats. The plat shall state that the developer/owner
and all subsequent owners grant the City, or its designated representative,
authority to enter onto its property in the future to construct the
deferred parking in the areas shown on the approved site plan if owners
fail to take action sixty (60) days after receiving written notice
by the City. The costs incurred by the City shall be repaid by the
owners or shall be placed as a special lien against the property.
Development and construction by the City shall not be in lieu of a
municipal zoning ordinance violation, but shall be in addition to
any action taken for violation of provisions of this Section.
I.
Minimum Parking Tables.
|
SECTION A: Off-Street Parking Requirements - Commercial
| |||
|---|---|---|---|
|
Use
|
Minimum Parking Requirement
|
Section H Table
| |
|
Auto sales
|
3 per 1,000 SF of sales and showroom area, 3 spaces for every
service bay in repair garage areas, and 1 space for every vehicle
customarily used in operation of the use or stored on the premises.
This shall not include space provided for vehicles for sale or lease.
|
A
| |
|
Banquet facilities
|
1 space for every 4 seats
|
None
| |
|
Car wash, except self service
|
Stacking equal to 5 times the capacity of the car wash beyond
cars in car wash
|
None
| |
|
Child-care centers, day nurseries and adult day-care centers
|
2.66 per 1,000 GFA, or 1 space for every 10 children or adults
enrolled plus 1 per employee (consider drop-off/pickup arrangement)
|
None
| |
|
Cigar and newspaper stands
|
3.33 per 1,000 GFA
|
B
| |
|
Clubs and lodges
|
1 space for every 4 seats
|
B
| |
|
Commercial vegetable and flower gardening, and greenhouses
|
4.0 per 1,000 GFA of sales area
|
None
| |
|
Equipment sales, service, rental, and repair
|
3.33 per 1,000 GFA
|
A
| |
|
Filling station (service station)
|
1 space for every employee on the maximum shift
|
None
| |
|
Financial institutions
|
3.6 per 1,000 SG of gross floor area
|
None
| |
|
Fitness centers, under 1,500 SF
|
5 per 1,000 GFA
|
None
| |
|
Fitness centers, 1,500 SF or more
|
3.33 per 1,000 GFA of office, consultation, retail sales, tanning,
beauty service and non-public eating area; 1 space for every 100 SF
gross floor area for exercise, exercise machines and aerobics areas;
2 spaces for every 100 SF of swimming pool. Use applicable ratios
for other uses at these facilities found in this table.
|
None
| |
|
Food markets, 5,000 SF gross floor area and over
|
4.5 spaces per 1,000 SF of floor area
|
A
| |
|
Food markets, under 5,000 SF gross floor area (convenience store)
|
3.3 spaces per 1,000 SF of floor area
|
B
| |
|
Furniture store, retail
|
2.5 per 1,000 GFA
|
A
| |
|
Home improvement centers
|
4.5 per 1,000 GFA (all superstores)
|
B
| |
|
Hotels, motels
|
1 space for every sleeping unit, 2 spaces for every 3 employees
on the maximum shift, plus 1 space for every vehicle customarily used
in operation of the use or stored on the premises
|
B
| |
|
Kennels
|
2 spaces per kennel, plus 2 spaces for every 3 employees on
the maximum shift, plus 1 space for every vehicle customarily used
in operation of the use or stored on the premises
|
None
| |
|
Laundry and dry cleaning pickup
|
2.5 per 1,000 GFA
|
A
| |
|
Medical and dental offices and clinics
|
4.5 per 1,000 GFA
|
B
| |
|
Mini-warehouses/self-storage facilities
|
3.33 per 1,000 GFA of office, 1 space for caretaker
|
B
| |
|
Mortuaries
|
1 space for every 5 seats, 10 spaces minimum
|
None
| |
|
Offices and office buildings
|
3.0 per 1,000 GFA
|
B
| |
|
Produce stands and plant nurseries
|
2 spaces for every 3 employees on the maximum shift, plus 1
space for every vehicle customarily used in operation of the use or
stored on the premises and 5 per 1,000 SF sales
|
None
| |
|
Research facilities and laboratories (under one owner or management)
|
3.0 per 1,000 GFA
|
B
| |
|
Restaurants, bar, cocktail lounge
|
1 space for every 3 seats plus 2 spaces for every 3 employees
on the maximum shift, or 12.0 per 1,000 GFA
|
None
| |
|
Restaurants, fast food
|
1 space for every 2 seats plus 2 spaces for every 3 employees
on the maximum shift and 5 stacking plus 1 at order station
|
None
| |
|
Restaurants, less than 1,500 SF
|
4.5 per 1,000 GFA
|
None
| |
|
Retail sales establishment
|
4.0 per 1,000 GFA
|
B
| |
|
Vehicle service centers and repair facilities
|
1 space for every employee on the maximum shift, 3 spaces for
every service bay, and 1 space for every vehicle customarily used
in operation of the use
|
None
| |
|
Veterinary clinics and hospitals
|
2.85 per 1,000 GFA
|
None
| |
|
Commercial Service Retail Center *
| ||
|---|---|---|
|
Model Parking Ordinance
Recommendations
| ||
|
Center Size
(Gross Floor Area in Square Feet)
| ||
|
Less than or equal to 100,000
|
4 per 1,000 GFA
| |
|
100,001 or larger
|
2.85 per, 1000 GFA
| |
|
*
|
The Commercial Service Retail Center minimum parking table is
applicable when there is a mixed-use development that is owned and
managed as a single unit.
|
|
SECTION B: Off-Street Parking Requirements - Cultural,
Entertainment, and Recreational
| ||
|---|---|---|
|
Parking Ordinance
| ||
|
Use
|
Minimum Parking Requirement
| |
|
Athletic fields
|
18 spaces per field
| |
|
Auditoriums, theatres, meeting rooms and places for public assembly
(except as noted herein)
|
1 space for every 4 seats
| |
|
Batting cages
|
1 space per cage
| |
|
Bowling alleys
|
4 spaces per alley
| |
|
Camping
|
1 dust-free ten-foot-by-thirty-foot space for every campsite
| |
|
Community centers and private, not-for-profit recreation centers,
including gymnasiums and indoor swimming pools
|
3.33 for every 1,000 SF gross floor area
| |
|
Drive-in theatres
|
2 spaces for every 3 employees on the maximum shift, plus 1
space for every vehicle customarily used in operation of the use or
stored on the premises
| |
|
Fairgrounds
|
Sufficient open land convertible to parking such that no vehicle
need be parked on any street
| |
|
Golf courses
|
Space equivalent to 1% of the total land area. Parking area
available along park roads or private drives may be used to fulfill
this requirement
| |
|
Golf driving ranges
|
2 spaces per tee
| |
|
Gymnasium without bleachers or fixed seating (except as noted
herein)
|
10 spaces per 1,000 GFA
| |
|
Indoor soccer
|
50 spaces for every playing field
| |
|
Miniature golf
|
2 spaces for every tee
| |
|
Parks, playgrounds, picnic grounds
|
Space equivalent to 1% of the total land area. Parking area
available along park roads or private drives may be used to fulfill
this requirement
| |
|
Recreation centers
|
3.33 spaces for every 1,000 SF gross floor area
| |
|
Stadiums, sports arenas, and gymnasiums with spectator facilities
|
1 space for every 4 seats (1 seat is equal to 2 feet of bench
length)
| |
|
Swimming pools
|
20 spaces for every 1,000 SF of water area
| |
|
Tennis courts
|
4 parking spaces per court
| |
|
SECTION C: Off-Street Parking Requirements - Industrial
| |||
|---|---|---|---|
|
Parking Ordinance
| |||
|
Use
|
Minimum Parking Requirement
|
Section H Table
| |
|
Meat packing and rendering
|
2 spaces for every 3 employees on the maximum shift, plus 1
space for every vehicle customarily used in operation of the use or
stored on the premises
|
A
| |
|
Blacksmith, sheet metal, and welding shops
|
A
| ||
|
Extraction of raw materials
|
None
| ||
|
Junkyards, salvage yards, and wrecking yards
|
None
| ||
|
Laundry or dry-cleaning plants
|
A
| ||
|
Mail-order sales
|
A
| ||
|
Manufacturing and fabrication
|
A
| ||
|
Plumbing, air-conditioning, and heating equipment (sales, repairs,
and warehousing)
|
3.33 per 1,000 GFA of sales and office area, 2 spaces for every
3 employees on the maximum shift, plus 1 space for every vehicle customarily
used in operation of the use or stored on the premises
|
A
| |
|
Warehousing and wholesaling
|
2 spaces for every 3 employees on the maximum shift, plus 1
space for every vehicle customarily used in operation of the use or
stored on the premises
|
A
| |
|
SECTION D: Off-Street Parking Requirements - Open Space
and Agriculture
| |||
|---|---|---|---|
|
Parking Ordinance
| |||
|
Use
|
Minimum Parking Requirement
|
Section H Table
| |
|
Agriculture operations, farm buildings
|
Sufficient open land available for parking so that no vehicle
need be parked on any street
|
None
| |
|
Cemeteries
|
2 spaces for every 3 employees on the maximum shift, plus 1
space for every vehicle customarily used in operation of the use or
stored on the premises
|
None
| |
|
Forest and wildfire reservations
|
Sufficient open land available for parking so that no vehicle
need be parked on any street
|
None
| |
|
SECTION E: Off-Street Parking Requirements - Institutional
| |||
|---|---|---|---|
|
Parking Ordinance
| |||
|
Use
|
Minimum Parking Requirement
|
Section H Table
| |
|
Churches
|
1 space for every 4 seats (1 seat equals 2 feet of bench length),
plus 1 space for every vehicle customarily used in operation of the
use or stored on the premises
|
None
| |
|
Fire stations
|
1 space for every employee on the shift
|
None
| |
|
Foster homes
|
1 space for every 5 beds, plus 1 space for every employee on
the maximum shift
|
None
| |
|
Group homes for elderly (assisted-living units)
|
1 space per 2 units, plus 2 spaces for every 3 employees on
the maximum shift
|
None
| |
|
Hospitals
|
1 space for every 2 beds, plus 1 space for every staff doctor
and employee on the maximum shift
|
B
| |
|
Libraries, reading rooms
|
2.0 per 1,000 GFA
|
None
| |
|
Nursing homes (skilled care)
|
1 space for every 5 beds, 1 space for every self-care unit,
and 1 space for every 2 employees on the maximum shift
|
B
| |
|
Police stations
|
2 spaces for every 3 employees on the maximum shift, plus 1
space for every vehicle customarily used in operation of the use or
stored on the premises
|
None
| |
|
Postal stations
|
4 spaces for every customer service station, 2 spaces for every
3 employees on the maximum shift, plus 1 space for every vehicle customarily
used in operation of the use or stored on the premises
|
A
| |
|
Schools, collegiate
|
2 spaces for every 3 employees on the maximum shift, 2 spaces
for every 5 non-freshman resident students, 2 spaces for every 9 non-resident,
commuting students
|
None
| |
|
Schools, public and private, all grades and vocational
|
1 space for every classroom and office, and 1 space for every
4 students over 16 years of age
|
None
| |
|
Schools, special
|
1 space for every classroom and office
|
None
| |
|
SECTION F: Off-Street Parking Requirements - Residential
| |||
|---|---|---|---|
|
Parking Ordinance
| |||
|
Use
|
Minimum Parking Requirement
|
Section H Table
| |
|
Dormitories or group living facilities
|
1 space for every 2 dormitory units or 1 space for every 3 occupants
|
None
| |
|
Dwellings, multiple-family, row houses, or other group house
arrangement
|
1.5 spaces for every living unit*
|
None
| |
|
Dwellings, single-family (including single-family earth sheltered)
|
1 space for every dwelling
|
None
| |
|
Dwellings, two-family
|
1 space for each living unit
|
None
| |
|
* The off-street parking requirements for housing for the elderly
in residential zoning districts may be reduced to 0.75 spaces per
dwelling unit when approved by the City. When such a reduction is
approved, an area of sufficient size shall be designated on the site
plan to accommodate additional parking, should conversion to conventional
housing occur in the future.
| |||
|
Group homes for the developmentally disabled
|
1 space for each dwelling unit
|
None
| |
|
Group homes for the elderly (reuse of a single-family home)
|
1 space for each dwelling unit
|
None
| |
|
Group living facilities for religious purposes
|
1 space for every 2 occupants
|
None
| |
|
SECTION G: Off-Street Parking Requirements - Transportation,
Communication, And Utilities
| |||
|---|---|---|---|
|
Parking Ordinance
| |||
|
Use
|
Minimum Parking Requirement
|
Section H Table
| |
|
Highway department garages
|
2 spaces for every 3 employees on the maximum shift, plus 1
space for every vehicle customarily used or stored on the premises.
|
None
| |
|
Public utilities and sewage treatment plants
|
None
| ||
|
Radio, TV and other communication on facilities
|
None
| ||
|
Terminal (air, bus, railroad, truck and watercraft)
|
2 spaces for every 3 employees on the maximum shift, plus 1
space for every vehicle customarily used or stored on the premises,
plus 1 space for every 200 SF of lobby area
| ||
[Ord. No. 7249 §1, 2-13-2006; Ord. No. 8044 §1, 5-27-2014]
A.
Schedule Of Required Loading Spaces. When required in conjunction with uses specified elsewhere in this Chapter, loading spaces shall be provided in accordance with the applicable provisions of Section 405.225, and in accordance with the following tables:
|
SECTION H: Minimum Loading Requirements
| ||
|---|---|---|
|
Table A
| ||
|
Gross Floor Area
(square feet)
|
Number of Loading Spaces*
10 feet by 40 feet Minimum
| |
|
5,000 to 24,000
|
1
| |
|
24,000 to 60,000
|
2
| |
|
60,000 to 96,000
|
3
| |
|
96,000 to 144,000
|
4
| |
|
144,000 to 192,000
|
5
| |
|
192,000 to 240,000
|
6
| |
|
240,000 to 294,000
|
7
| |
|
294,000 to 348,000
|
8
| |
|
For each additional 54,000
|
1 additional loading space
| |
|
Table B
| ||
|---|---|---|
|
Gross Floor Area
(square feet)
(10 feet by 25 feet minimum)
|
Number of Loading Spaces
(10 feet by 40 feet minimum)*
| |
|
2,000 to 10,000
|
1
| |
|
10,000 to 25,000
|
2
| |
|
25,000 to 100,000
|
3
| |
|
For each additional 100,000
|
1 additional
| |
|
*
|
Each ten-foot-by-forty-foot loading space shall have a height
clear of obstruction of not less than 14 feet.
|
[Ord. No. 7249 §1, 2-13-2006]
A.
Permit. A temporary structure is permitted in all "R" residential
Districts, the Historical District, the Historical Duplex District,
the Historical Multi-Dwelling District, the Recreational District
and the Non-Urban District but it shall be unlawful to erect a temporary
structure in a "HB", "B-1", "B-2", "B-3", "B-4", "B-5", "M-1", "M-2"
or "M-3" Zoning District of the City of Florissant (except for any
church or lawful non-conforming residential use) without first having
obtained a permit from the Public Works Department for its erection.
The permit shall be a non-renewable seven (7) day permit. Except for
any church, charitable, benevolent or non-profit organization, there
shall be allowed four (4) such permits per address for each calendar
year, provided there be a minimum of thirty (30) days between the
issuance of each permit. There shall be no charge for the seven (7)
day permit, however, an inspection fee shall be assessed except for
any church, charitable, benevolent or non-profit organization.
B.
Use And Location. The temporary structure shall be owned
by the holder of the business license of the primary business except
for any church, charitable, benevolent or non-profit organization.
The location of the temporary structure shall be approved by the Building
Commissioner but shall in no case be closer than ten (10) feet to
any property line. Except for any church, charitable, benevolent or
non-profit organization, the temporary structure shall be used for
purpose of outdoor display of merchandise for sale by the primary
business. Except for any church, charitable, benevolent or non-profit
organization, no other business shall be allowed to operate out of
the temporary structure except by Special Use Permit granted by the
City Council.
C.
Height. Temporary structures shall not exceed fifteen (15)
feet in height.
D.
Parking. The temporary structure shall not eliminate any
required parking spaces.
[Ord. No. 7249 §1, 2-13-2006]
A.
General Requirements. The requirements set forth in this
Section shall be applicable to all antennae and support structures
installed, built or modified after July 13, 1998.
1.
Building codes and safety standards. To ensure the
structural integrity of antennae support structures, the owner shall
see that it is constructed and maintained in compliance with all standards
contained in applicable State and local Building Codes and the applicable
industry standards including the latest version of TIA/EIA.
2.
Regulatory compliance. All antennae and support
structures shall meet or exceed current standards and regulations
of the Federal Aviation Authority (FAA) such as FAA Part 77 and Advisory
Circular AC-70/7460-1 and Federal Communications Commission (FCC)
Part 17 and any other State or Federal agency with the authority to
regulate communications antennae and support structures. Should such
standards or regulations be amended, then the owner shall bring such
devices and structures into compliance with the revised standards
or regulations at such time as any substantive work is done.
3.
Height of antennae support structures. Any antennae
support structure which is proposed to be in excess of one hundred
fifty (150) feet in height and located in Zoning Districts "B-3",
"B-4", "B-5", "M-1", "M-2", "M-3" or "NU" and any antennae support
structure which is proposed to be in excess of one hundred (100) feet
and located in any residential districts, "H" Historic Districts,
"A" Recreational District, "B-1" Local Shopping District or "B-2"
Central Business District shall require a clear showing that such
height is reasonably required to provide communications wireless services
and such showing is supported by the opinion of a telecommunications
consultant hired by the City at the expense of the applicant. The
opinion of the consultant shall include a statement that no available
alternatives exist which exceed the height limitation or the reason
why such alternatives are not viable.
4.
Lighting. Antennae support structures which are
designed as flagpoles may be lighted, but no other antennae and antennae
support structures shall be lighted unless required by the FAA or
a State or Federal agency with authority to regulate, in which case
a description of the required lighting scheme will be made part of
the application to install, build or modify the antennae or antennae
support structure. For structures that require lighting per FAA requirements,
the use of white strobe lighting after twilight is prohibited. The
use of red incandescent lighting at night is encouraged.
5.
Advertising. Unless a disguised support structure
is in the form of an otherwise lawfully placed freestanding sign,
the placement of signs on structures regulated by this Section is
prohibited.
6.
Design.
a.
Unless subject to the requirements of the FAA or any applicable State
or Federal agency, towers shall maintain a galvanized steel finish
or be painted a neutral color consistent with the natural or built
environment of the site. If utilized as a flagpole, the tower shall
be painted white.
b.
Antennae equipment shelters or cabinets shall have an exterior finish
compatible with the natural or built environment of the site and shall
be brick or natural stone or compatible material as required by the
City Council in the case of a Special Use Permit. Cabinets shall have
an exterior finish compatible with the natural or built environment.
c.
Antennae attached to a building or antennae support structure shall
be painted a color identical to, or compatible with, the surface to
which they are mounted.
d.
All antennae support structures shall be surrounded by a landscape
strip of not less than ten (10) feet in width, with such plantings
prescribed in the Special Use Permit. Said landscape strip may also
contain security lighting as may be prescribed by the Special Use
Permit. It shall be exterior to any security fencing. In lieu of the
required landscape strip, a minimum six (6) foot high decorative fence
or wall may be approved if such fence or wall is approved as an alternative
means of screening by the Special Use Permit. On guyed towers, guy
anchors shall also be fenced. The tower owner shall display on the
site the reference to its FCC tower site number.
e.
All antennae support structures shall be set back from any dedicated
public street and any adjacent residentially zoned property a distance
equal to the height of the tower, unless otherwise modified by a Special
Use Permit approved by the City Council. All towers adjacent to non-residential
zoned property shall maintain setbacks from such non-residential zoned
property as follows, unless otherwise modified by a Special Use Permit
approved by the City Council: guyed towers shall be set back a distance
equal to sixty percent (60%) of the tower height; support towers and
monopoles shall be set back at least twenty-five (25) feet. In all
cases, towers and accessory buildings shall meet the minimum setbacks
of the applicable Zoning District in which they are located.
f.
Ground anchors of all guyed towers shall be located on the same parcel
as the tower and meet a setback of ten (10) feet from the property
line to the anchor concrete.
g.
Vehicle or outdoor storage at any antennae support structure site
is prohibited.
h.
On-site parking for periodic maintenance and service shall be provided
at all antennae or antennae support structure locations. Access to
and parking for antennae or antennae support structure locations shall
be provided on a paved surface.
7.
Shared use.
a.
In order to maximize the use of an existing or proposed wireless
tower, the tower owner shall, prior to the issuance of any Building
Permit or Special Use Permit to alter or modify any tower existing
as of July 13, 1998, provide to the City a written statement signed
by a corporate officer agreeing to make said tower available for use
by others subject to reasonable technical limitations and reasonable
financial terms. The willful and knowing failure of a tower owner
to agree to shared use or to negotiate in good faith with potential
users shall be cause for the withholding of future permits to the
same tower owner to install, build or modify antennae or antennae
support structures within the City and possible forfeiture of continued
use of the existing tower.
b.
Prior to the issuance of any Permit to install, build or modify any
tower, the tower owner shall furnish the Building Commissioner an
inventory of all towers in or within one-half (½) mile of the
City limits of Florissant and shall certify to the Building Commissioner
that they have not been able to conclude a sharing agreement to use
one (1) of the existing towers or that an existing tower will not
meet the technical needs or coverage required by the applicant. Copies
of all rejection letters and of engineering studies indicating the
technical reasons that an existing structure is not acceptable shall
be included with the application.
c.
Any new tower at a height of eighty (80) feet above ground level
or higher shall be designed and constructed to accommodate at least
two (2) additional user(s) unless a larger number is indicated by
the City. The willful and knowing failure of the owner of a tower
built for shared use to negotiate in good faith with potential users
shall be cause for the withholding of future permits to the same owner
to install, build or modify antennae or antennae support structures
within the City.
These general requirements shall be observed unless otherwise
waived or modified by a Special Use Permit.
B.
Permitted Use. Upon receipt of the appropriate Building
Permit, the following are allowed:
1.
The attachment of additional antennae or the replacement of antennae
to any tower or the addition or replacement of antennae equipment
shelters existing on July 13, 1998, or subsequently approved in accordance
with these regulations, provided that additional antennae equipment
shelters or cabinets are located within the existing antennae support
structure site.
2.
The mounting of antennae in or on any existing building or structure,
except for outdoor advertising signs, not exceeding twelve (12) feet
above the highest point of the structure or except that antennae mounted
on a water tank up to twenty-one (21) feet in length or on utility
transmission line towers not exceeding twelve (12) feet above the
highest point or utility or lighting distribution poles not exceeding
six (6) feet.
3.
The maintenance, without alteration, of any antennae or antennae
support structure existing on July 13, 1998. Modification to an existing
antennae support structure, including, but not limited to, the replacement
or addition of any antennae or equipment shelters, shall be subject
to all the provisions of this Chapter. However, this Section shall
not limit the replacement of any antennae with a like model for purposes
of maintenance.
C.
Administrative Approval. Prior to the issuance of a Building
Permit, plans for the following administratively authorized installations
shall be reviewed and approved by the Building Commissioner. In the
event of disapproval of any such plans, approval may be sought by
way of a Special Use Permit.
1.
The enlargement of the existing antennae support structure site to
support co-user location as approved by the Special Use Permit.
2.
The one-time replacement of any antennae support structure existing
on July 13, 1998, or subsequently approved in accordance with these
regulations so long as the purpose of the replacement is to accommodate
shared use of the site or to eliminate a safety hazard. The new antennae
support structure shall be of the same type as the original, except
that a guyed or self-supporting (lattice) tower may be replaced by
a monopole or disguised support structure. The height of the new antennae
support structure may exceed that of the original by not more than
twenty (20) feet.
3.
An antennae support structure if located on property owned by the
City of Florissant and leased by the City to the applicant or used
by the City following approval of the City Council.
4.
The construction of a disguised support structure in the "A" Recreational
District, all "H" Historic Districts and all residential Districts
provided that all related equipment shall be placed underground or
concealed within the structure. In addition, the construction of a
disguised support structure in all commercial districts, industrial
districts and the "NU" Non-Urban District provided that all related
equipment shall be placed underground or concealed within the structure
or placed in a cabinet if the disguised support structure is accessory
to an existing commercial, industrial, institutional or other non-residential
use. In the event that any support structure is of a design or type
such that there is a question of whether such design or type is effective
to camouflage or conceal its presence as an appropriately placed architecture
or natural feature, the Building Commissioner may disapprove such
support structure.
5.
The installation of antennae on buildings or structures or the construction
of an antennae support structure on land owned by a Federal or State
agency, Federal or State board or Federal or State authority.
6.
Antenna dishes in excess of twenty-four (24) inches in diameter.
However, such dishes are required to obtain a Building Permit.
D.
Special Use Permit Required. All proposals to install, build or modify an antennae support structure not covered under Subsections (B) or (C) above or required by the Zoning District regulations shall require the applicant to obtain a Special Use Permit. The applicant shall be required to meet the requirements of a Special Use Permit.
1.
Applications for a Special Use Permit shall be filed and processed
in the manner and time frame as established for all other Special
Use Permits under the Zoning Code and shall include the following
additional information:
a.
An analysis of the area containing existing topographical contours;
and
b.
An inventory of all owners of antennae in or within one-half (½)
mile of the City limits of Florissant. The inventory shall include
the antennae reference name or number, the street location, latitude
and longitude, structure type, height, type and mounting height of
existing antennae and an assessment of available ground space for
the placement of additional equipment shelters; and
c.
Whether the proposed location for the antennae support structure
is within or outside of the antennae site area as identified by the
radio tower siting master plan and if the proposed location is outside
of the antennae site area, then the petitioner shall submit a statement
of conditions which render said locations unsuitable.
2.
Findings required. In addition to any other determinations
specified by the Zoning Code for the consideration of Special Use
Permits, the Planning and Zoning Commission shall make findings as
to the following:
a.
The proposed antennae support structure is not and cannot be located
within a potential antenna site area as designated by the radio tower
siting master plan.
b.
There are other limiting conditions that render existing towers,
structures or buildings within the applicant's required geographic
area unsuitable.
c.
The design of the tower or structure, including the antennae, shelter
and ground layout, maximally reduces visual degradation and otherwise
comply with the provisions and intent of this Chapter.
d.
The proposal minimizes the number and size of the towers or structures
that will be required in the geographic area surrounding the proposed
site.
e.
The applicant attempted to take advantage of available shared use
options provided by this Chapter or otherwise.
E.
Cost Reimbursement. In the event the City needs to retain
a consultant to analyze the technical requirements and appropriate
location of a telecommunication tower, the applicant shall pay to
the City of Florissant any and all reasonable costs incurred.
F.
Tower Removal. Any tower or the upper portion of any tower
which is occupied by inactive antennae for a period of twelve (12)
months shall be considered a public nuisance and the tower and support
structure including footings, where appropriate, be removed at the
owner's expense. Removal of upper portions of a tower manufactured
as a single object shall not be required.
G.
Radio Tower Siting Master Plan. The radio tower siting master
plan is made a part of this Chapter as if fully set out herein and
may be revised from time to time at the discretion of the Building
Commissioner.
[Ord. No. 7249 §1, 2-13-2006; Ord. No. 7458 §1, 10-23-2007; Ord. No. 7529 §1, 7-31-2008; Ord. No. 7539 §1, 9-2-2008]
A.
Prior
to the approval of a final site plan, the developer shall submit to
the Planning and Zoning Commission a landscaping and screening plan
which shall as a minimum conform to the following:
1.
All yards and open spaces along exterior or interior streets shall
be landscaped with trees and shrubs graded to provide typical topographic
relief (mounds and berms) and sodded.
2.
Any part of a lot not used for buildings or other structures, parking,
loading or access ways shall be landscaped with grass, ground cover,
trees, shrubs and pedestrian walks. For the purpose of this Section, "ground cover" shall mean any combination of low plants
that cover the ground, grass, wood chips, bark mulch, crushed stone
or similar landscaping material. Ground cover shall be in a minimum
of two (2) inches in depth.
3.
A minimum planting strip of fifteen (15) feet shall be provided and
maintained within the required side and front yard. The Planning and
Zoning Commission may approve a narrower planting strip due to an
unusually shaped lot or small lot.
4.
For all buildings, there shall be one (1) two and one-half (2½)
inch caliper tree existing or planted for every fifteen (15) parking
spaces. Seventy-five percent (75%) shall be located within the paved
area. The following trees are approved for planting in parking lot
areas and shall have sufficient open area around the tree to allow
for adequate growth and life of the tree:
5.
Planting areas shall be provided at the ratio of one hundred eighty
(180) square feet per fifteen (15) parking spaces with each planting
area being a minimum of one hundred eighty (180) square feet. Planting
areas shall be placed within the parking area so as to divide the
paving area into smaller areas.
6.
Trees shall be spaced no greater than fifty (50) feet on center across
all front yards. The Planning and Zoning Commission may approve longer
distances between trees due to an irregularly shaped lot or small
lot, in which case clustering of trees may be permitted.
7.
Building plantings shall be planted and maintained along all exterior
walls of all buildings at the ratio of one (1) plant material for
every five (5) lineal feet of exterior wall. Said plant material may
be clustered or otherwise arranged for optimum visual effect rather
than being spaced evenly along the building perimeter. Said plantings
are not required to be immediately against the building but, however,
shall be adjacent to the building between the building and parking
areas, driveways and similar adjacent areas.
8.
A minimum fifteen (15) foot landscaped buffer (transition yard) and/or
sightproof fence or landscaped berms shall be provided and maintained
along all rear and side property lines which abut an "R" Residential
District.
a.
The buffer area shall contain evergreen plant material with a minimum
height of six (6) feet when planted on ten (10) foot centers.
b.
All fences, except those associated with institutional uses, shall
be solid reinforced vinyl or masonry material limited to a maximum
height of six (6) feet, and shall not extend beyond the front building
line of the subject property. The fence may be located on the side
and rear property lines, but if the fence is located on a utility
easement and maintenance of utility lines are required in that area,
then the property owner is responsible for replacement of the fence
if removed.
9.
The minimum area to be devoted to green open space and landscaping
shall be equal to a percentage of the gross area of the site as follows:
|
Gross Area
|
Green Space and Landscaping
| |
|---|---|---|
|
1 to 1.999 acres
|
30%
| |
|
2 to 3.999 acres
|
25%
| |
|
4 acres and larger
|
20%
|
10.
Each site, one (1) acre or more in size upon development, shall have
installed an automatic, permanent irrigation system designed to cover
all landscaped areas. The Planning and Zoning Commission may require
an automatic irrigation system on sites smaller than one (1) acre
if deemed necessary.
B.
Screen And Berming.
1.
In "B-1," "B-2," "B-3," "B-4," "B-5," "R-5," and "R-6" zoning districts,
all outside trash and grease containers, HVAC units, electric equipment,
telephone equipment, gas meters and rooftop mechanical apparatus shall
be adequately screened with appropriate materials or landscaping to
conceal the visibility of the object from the right-of-way and from
neighboring residentially zoned property. The Planning and Zoning
Commission may waive the screening requirements for electric equipment,
telephone equipment and gas meters if such screening due to configuration
and layout of the building would violate the utility clearance requirements
for these items. For the purpose of this Section a "trash
container" is any container that is over ninety-five (95)
gallons in size and which is not used for public use. However, property
that has existing grease containers or trash containers that are over
ninety-five (95) gallons in size and is not used for public use on
the exterior of the building shall meet the screening requirements
set forth herein by September 1, 2009.
Ord. No. 8323 § 2, 6-12-2017
2.
Screening for outside trash containers shall be of a material that
matches or is compatible with the building.
3.
Rooftop screening shall be made of a material and color that will
blend with the building architecture.
[Ord. No. 7249 §1, 2-13-2006]
A.
The
plans for all proposed buildings shall be reviewed against the standards
set out below. The Building Commissioner shall review such plans in
the case of an application for one (1) isolated single-family dwelling
or for minor renovations for structures. The plans for all other buildings
shall be reviewed by the Planning and Zoning Commission.
1.
Every dwelling erected within the City of Florissant shall have a
minimum ground floor area as follows:
2.
With respect to single-family dwellings and structures, the subject
matter of the application, if erected, would not be detrimental, inharmonious
or inconsistent with the property in the surrounding area. Specific
inconsistencies would be:
a.
Varying significant design features such as material, construction
of or quality of architectural design that is of such nature as to
be expected to provoke beyond reasonable doubt an adverse effect on
the stability and value of surrounding property and that the finding
is not based on personal preference as to taste or choice of architectural
style.
3.
With respect to the erection, improvement or alteration of commercial,
industrial, institutional or multiple-family dwelling buildings and
structures, that same shall be harmonious and consistent with the
property in the surrounding area with respect to the following factors:
a.
Use of space.
(1)
Ratio of structure(s) to the building site.
(2)
Position of structure(s) and other improvements to adjoining
properties and streets.
(3)
Position of structures and other improvements on the site.
(4)
Landscaping materials.
(5)
Effective screening, such as fences, walls and/or landscaping.
(6)
All other factors contributing to the most desirable use of
space.
(7)
Parking facilities including entrances and exits.
b.
Design.
(1)
Plans and elevations.
(2)
Color, material and texture.
(3)
Relation to the site and to adjoining properties.
(4)
Signs as related to proposed structure(s) and adjoining properties.
(5)
Landscaping, fences, garden walls and entrances.
(6)
Other factors pertaining to overall civic design and the use
of the City Comprehensive Plan.
B.
Plans
containing the aforementioned material shall be presented to the Building
Commissioner for review or for submission to the Planning and Zoning
Commission. The developer (or his/her representative) of all proposed
commercial, industrial, institutional or multiple-family dwelling
buildings or structures shall appear before the Planning and Zoning
Commission when such proposals are reviewed and the applicable filing
fees paid.
1.
If the Planning and Zoning Commission returns the application to
the Building Commissioner without disapproval, the Building Commissioner
may issue the Building Permit. Failure by the Planning and Zoning
Commission to act within thirty (30) days after the Building Commissioner
shall have delivered the plans to said Planning and Zoning Commission
shall be authority for the Building Commissioner to issue said Building
Permit.
2.
If the Planning and Zoning Commission shall return the application
to the Building Commissioner with disapproval and recommendations,
the Building Commissioner may issue the permit, provided that the
applicant shall make appropriate changes in the drawings and specifications
and agree, in writing, to comply with the recommendations of the Planning
and Zoning Commission.
3.
If the Planning and Zoning Commission shall return the application
to the Building Commissioner with its disapproval and without recommendation
or with its disapproval with recommendations and the applicant shall
refuse to comply with the recommendations in either case, the Building
Commissioner shall refuse to issue the Building Permit.
4.
In the event a Permit is refused by the Building Commissioner under
the provisions stated above, the applicant may appeal from said action
to the Board of Adjustment.
5.
In the event that a Building Permit is refused by the Planning and
Zoning Commission, the applicant may appeal to the City Council who
shall act as an administrative body in hearing such appeal.
C.
Exterior Design Regulations For Historic Districts And Landmarks
— General Provisions.
1.
Intent and purpose. The intent and purpose of these
regulations are to promote, preserve, protect and enhance the educational,
cultural, economic and general welfare of the area known as Old Town
and other Historic Districts and designated Landmarks by:
a.
Providing a mechanism to identify and preserve the distinctive historic,
archaeological and architectural characteristics of Florissant which
represent elements of the City's cultural, social, economic, political
and architectural history;
b.
Fostering civic pride in the beauty and accomplishments of the past
as represented in Florissant Landmarks and Historic Districts;
c.
Conserving and improving the value of property designated as Landmarks
or Historic Districts;
d.
Providing for economic benefits to encourage business and residential
owners to locate and invest in historically significant properties;
e.
Protecting and enhancing the attractiveness of the area to home buyers,
visitors and shoppers and thereby supporting and promoting business
and commerce and providing economic benefits to the City;
f.
Fostering and encouraging preservation, restoration and rehabilitation
of the historic structures, areas and neighborhoods and thereby preventing
future urban blight;
g.
Promoting the use of Historic Districts and Landmarks for the education,
pleasure and welfare of the people of Florissant;
h.
Promoting the identification, evaluation, protection and interpretation
of the prehistoric and historic archaeological resources within the
corporate limits of the City.
2.
Application of exterior design standards. Exterior
design considerations shall be made by the Landmark and Historic District
Commission consistent with the regulations governing the issuance
of a Certificate of Appropriateness as described elsewhere in this
Chapter.
