[R.O. 1994 § 405.730; Ord. No.
94-8 Art. 10 § 1, 5-10-1994]
A.
The City of Lake Ozark recognizes that the very nature of land development
creates potential for traffic congestion, overcrowding, adverse visual
environmental impacts and health problems. Also, the City strives
to achieve the goal of promoting growth in Lake Ozark while stabilizing
the established residential patterns of the area. The City seeks to
ensure that any location that must accommodate intense urban uses
shall be subject to site plan review by the Planning and Zoning Commission.
Site plan reviews shall help ensure that the meaning and intent of
the zoning regulations and all portions thereof, are fully complied
with.
B.
The site plan review regulates the development of structures and
sites in a manner which considers the following concerns:
1.
The balancing of landowners' rights to use their land, with
the corresponding rights of abutting and neighboring landowners to
live without undue disturbances (e.g., noise, smoke, fumes, dust,
odor, glare, stormwater runoff, etc.);
2.
The convenience and safety of vehicular and pedestrian movement
within the site and in relation to adjacent areas or roads;
3.
The adequacy of waste disposal methods and protection from pollution
of surface or ground water;
4.
The protection of historic and natural environmental features
on the site under review and in adjacent areas; and
5.
The stability of the built environment, particularly residential
neighborhoods, by promoting urban development which is compatible
with clearly identified natural resources.
[R.O. 1994 § 405.740; Ord. No.
94-8 Art. 10 § 2, 5-10-1994; Ord. No. 2001-25 § 1, 9-25-2001]
A.
The Zoning Administrator shall require that all applications for
building permits for developments in the multi-family, commercial
and industrial zoning districts be subject to site plan review in
accordance with these regulations and for redevelopments in the following
circumstances: if the redevelopment enlarges the size of the original
structure by more than fifty percent (50%) in the case of a renovation
or alteration. The Zoning Administrator and Building Inspector shall
review all applications for building permits for remodeling and reconstruction
of commercial, industrial and multi-family structures and may require
stamped drawings by a licensed professional engineer or architect.
Developments shall be encouraged to implement the objectives of the
future land use plan in preserving natural resources in the development
overlay districts and to foster compatibility among land uses in the
City of Lake Ozark. Site plan reviews shall be performed by the Zoning
Administrator and submitted to the Planning and Zoning Commission
for approval.
B.
The Planning and Zoning Commission shall perform their review at
the next regularly scheduled meeting of the Planning and Zoning Commission
for which the item may be scheduled and shall adjourn and reconvene
as is determined necessary.
C.
The applicant may appeal a site plan review determination to the
Board of Aldermen for approval in the event that an applicant alleges
that there is an error in any order, requirement, decision or determination
made by fine Planning and Zoning Commission in the enforcement of
site plan review. The request for review by the Board of Aldermen
shall be accompanied by a complete description of the error(s) alleged.
[R.O. 1994 § 405.750; Ord. No.
94-8 Art. 10 § 3, 5-10-1994]
Building permits shall not be issued for any use of land or
proposed construction on a lot in the zoning districts in which site
plan review is applicable unless site plan review approval has been
granted.
[R.O. 1994 § 405.760; Ord. No.
94-8 Art. 10 § 4, 5-10-1994]
A.
The site plan shall include the following data, details and supporting
plans which are found relevant to the proposal. The number of pages
submitted will depend on the proposal's size and complexity. The applicant
shall make notations explaining the reasons for any omissions.
B.
Site plans shall be prepared by a registered professional engineer,
architect, land surveyor or landscape architect at a scale of one
(1) inch equals twenty (20) feet on standard twenty-four-inch by thirty-six-inch
sheets. Items required for submission include:
1.
Name of the project, address, boundaries, date, North arrow
and scale of the plan.
2.
Name and address of the owner of record, developer and seal
of the engineer, architect or landscape architect.
3.
Name and address of all owners of record of abutting parcels.
4.
All existing lot lines, easements and rights-of-way. Include
area in acres or square feet, abutting land uses and structures.
5.
The location and use of all existing and proposed structures
within the development. Include all dimensions of height and floor
area and show all exterior entrances and all anticipated future additions
and alterations. For developments in the "C-1" Commercial Strip Signage
Overlay District, indicate design details to make new construction
compatible with existing structures.
6.
The location of all present and proposed public and private
ways, parking areas, driveways, sidewalks, ramps, curbs and fences.
Location, type and screening details for all waste disposal containers
shall also be shown.
7.
The Zoning Administrator may require location, height, intensity
and bulb type (e.g., fluorescent, sodium incandescent) of all external
lighting fixtures. The direction of illumination and methods to eliminate
glare onto adjoining properties must also be shown.
8.
The location, height, size, materials and design of all proposed
signage.
9.
The Zoning Administrator may require a landscape plan showing
all existing open space, trees, forest cover and water sources and
all proposed changes to these features, including size and type of
plant material. Water sources will include ponds, lakes, brooks, streams,
wetlands, floodplains and drainage retention areas.
10.
The location of all present and proposed utility systems, including:
11.
Plans to prevent the pollution of surface or ground water, erosion
of soil both during and after construction, excessive runoff, excessive
raising or lowering of the water table and flooding of other properties,
as applicable.
12.
Existing and proposed topography shown at not more than two-foot
contour intervals. All elevations shall refer to the United States
Geodetic Survey (USGS) datum. If any portion of the parcel is within
the one-hundred-year floodplain, the area shall be shown with base
flood elevations; and the developer shall present plans for meeting
Federal Emergency Management Agency (FEMA) requirements.
13.
Zoning district boundaries adjacent to the site's perimeter
shall be drawn and identified on the plan.
14.
Traffic flow patterns within the site, entrances and exits,
loading and unloading areas, curb cuts on the site and within one
hundred (100) feet of the site. The City Engineer may require a detailed
traffic study for mixed use and multi-tenant developments or for developments
in heavy traffic areas to include:
a.
The projected number of motor vehicle trips to enter or leave
the site, estimated for daily and peak hour traffic levels;
b.
The projected traffic flow pattern, including vehicular movements
at all major intersections likely to be affected by the proposed use
of the site; and
c.
The impact of this traffic upon existing abutting public and
private ways in relation to existing road capacities. Existing and
proposed daily and peak hour traffic levels, as well as road capacity
levels, shall also be given.
15.
For new construction or alterations to any existing structure,
a table containing the following information must be included:
a.
Area of structure to be used for a particular use such as retail
operation, office, storage, etc.;
b.
Maximum number of employees;
c.
Maximum seating capacity, where applicable;
d.
Number of parking spaces existing and required for the intended
use; and
e.
A landscape plan for improving large areas of paved parking
with appropriate landscaping may be required.
[R.O. 1994 § 405.770; Ord. No.
94-8 Art. 10 § 5, 5-10-1994]
A.
The recommendations of the Zoning Administrator shall be based on
the following standards:
1.
The extent to which the proposal conforms to the previous Sections
of these regulations.
2.
The extent to which the development would be compatible with
the surrounding area.
3.
The extent to which the proposal conforms to the provisions
of the City's subdivision regulations.
4.
The extent to which the proposal conforms to customary engineering
standards used in the City.
5.
The extent to which the location of streets, paths, walkways
and driveways are located so as to enhance safety and minimize any
adverse traffic impact on the surrounding area.
[R.O. 1994 § 405.780; Ord. No.
94-8 Art. 10 § 6, 5-10-1994]
A.
The site plan of any new construction on a parcel or lot within a
designated "Overlay District" shall demonstrate the extent to which
the structures, walkways, roads, driveways, open space (if any) and
parking lots in the Overlay District achieve the following objectives:
1.
Conserve natural resources and amenities available on the site;
2.
Preserve the natural beauty of the Lake of the Ozarks as viewed
from the public rights-of-way of local streets and regional thoroughfares;
3.
Ensure that proposed structures are located on stable rock and
soils;
4.
Minimize any adverse environmental impact;
5.
Comply with the standards of the "View Shed Preservation" guidelines;
6.
Ensure proposed structures are compatible with adjacent structures
and regional character; and
7.
Preserve the scale and dimensions of existing adjacent structures
and the regional archetype.
[R.O. 1994 § 405.790; Ord. No.
94-8 Art. 10 § 7, 5-10-1994]
A.
Site plans for the developments within the Central "Business Strip"
Overlay District shall be reviewed to achieve the following additional
objectives:
1.
Preserve the scale and dimensions of existing business structures;
2.
Coordinate off-street parking improvements with neighboring
parcels to minimize the use of land for parking and screen parking
lots from view as seen from the public right-of-way; and
3.
Achieve a master signage scheme that complements the eclectic
signage in the district.
[R.O. 1994 § 405.800; Ord. No.
94-8 Art. 10 § 8, 5-10-1994]
A.
Commercial And Industrial Districts. In zoning districts permitting
commercial and industrial uses, no building shall be erected that
does not meet the following minimum standards based on site plan review:
1.
Rooftop equipment shall be screened from view from the ground
near the building with vertical extensions of the building walls or
with parapets or other architectural design features of the same materials
used on the walls of the building. Where the topography permits, it
is desirable to screen such equipment from adjacent property, but
it is not the intent of this requirement to increase the height of
the screening significantly above that of the equipment in order to
screen it from view from tall buildings or from higher ground.
Raised exterior walls or screen walls should be designed to
enclose groups of equipment. Wall material should be compatible with
or identical to the predominant opaque material on the exterior of
the building.
2.
The form and proportion of buildings shall be consistent or
compatible with the scale, form and proportion of existing development
in the immediate area.
3.
The use of unusual shapes, color and other characteristics that
cause new buildings to call excessive attention to themselves and
create disharmony shall not be allowed.
4.
The rhythm of structural mass to voids, such as windows and
glass doors, of a front façade should relate to the rhythms
established in adjacent buildings.
5.
Where large structures are proposed with overly long facades
(walls), where one (1) dimension exceeds the length of the perpendicular
dimension, such as warehouses, building mass should be articulated
with variations in the building plane and parapet height and through
the use of other unique design or site plan features. Over-long horizontal
facades should be articulated with variations in the building plane
and parapet height, materials and colors, entrance canopies and landscaping.
Parking lots along the façade can also relieve horizontally
through the use of landscaped fingers and islands containing trees
and shrubs.
6.
Architectural design should create visual interest through the
use of different textures, complementary colors, shadow lines and
contrasting shapes. The use of walls in a single color with little
detailing or completely blank is discouraged.
7.
Monotony of design in single or multiple building projects shall
be avoided. Variation of detail, form and siting shall be used to
provide visual interest.
8.
Careful consideration of durable materials, proportions and
shapes emphasizing the importance of roofs as integral and embracing
elements of the overall design is particularly important.
9.
Use of substantial amounts of masonry materials (face brick,
stucco, stone) is encouraged. The use of aluminum siding, metal ribbed
panels and extensive mirrored glass surfaces are discouraged. Evaluation
of building materials shall be based on the quality of its design
and relationship and compatibility to building materials in the immediate
neighborhood. Corrugated metal facades should be complemented with
abundant use of masonry, whether brick, stone, stucco or split-face
block, especially along perimeter streets. Architectural metal panels
may be an acceptable substitute for masonry. Appropriate landscaping
can be used to complement and enhance a building's design, color and
material.
10.
Architectural treatments (e.g., building materials, colors,
façade design, roof lines, screening) shall be consistent and
compatible on all sides. Treatment that is uniform on all sides will
be deemed to meet the requirements of this principle. Adjacent land
uses, visibility from public streets, use of screening devices (walls,
fences, berms, landscaping) are criteria to be considered when varying
this treatment. The applicant will have the burden of demonstrating
the reasons for differing treatment on different sides [e.g., the
need for truck accesses on one (1) side and pedestrian access on another].
Long expanses of overhead doors should be relieved by matching their
color to the wall or trim, recessing the doors or adding architectural
details to diminish the dominance of the doors.
[R.O. 1994 § 405.812; Ord. No.
94-8 Art. 10 § 9, 5-10-1994]
A.
Rural Surroundings. Characteristic zones of natural and cultural
resources upon which to build and maintain the City of Lake Ozark's
sense of unique identity and orientation of its business district
to the lake. The areas listed below represent visually and environmentally
sensitive areas where the impact of development could be most disruptive
(destructive) to the characteristic landscape and the City's sense
of identity.
1.
Highway Corridors.
a.
Definition. Corridors along major highways (U.S. Highways 54
and Business 54) defined by the limits of the "viewshed." The viewshed
is the limits of the visible landscape on either side of the highway.
For instance, in most places along these highways, the nearest ridgeline
(can be called the horizon line, i.e., the line of sight where the
sky meets the ground) defines this limit; however, in some areas,
a mass of trees, vegetation or a building façade can define
the limits of visibility. Specific points of note along these corridors
are panoramic topographic highpoints and entryways into the City and
views of Lake of the Ozarks.
b.
Measurable Components. Ridgeline definition (USGS topographic
maps), acreage of tree masses (aerial photographs), number, size and
species of trees (field survey), right-of-way dimensions (BWR Autocad
City base map), topographic highpoints (USGS topographic maps), views
of the lake and trees beyond the lake.
c.
Descriptive Quality. Primarily wooded and lakeshore landscape
with expansive views of gently rolling hills of trees against sky.
d.
Recommendations. Map viewshed for all highway corridors. Determine
"zone of influence" or that area which is to be regulated or "influenced"
in terms of future development by the Planning and Zoning Commission.
This "zone of influence" could be an overlay district which is defined
by the limits of the viewshed.
2.
Local Street Corridors.
a.
Definition. Same as above, with pavement and right-of-way narrowed;
scale reduced.
(1)
Conserve natural resources and amenities on the
site.
(2)
Preserve the natural beauty of the Lake of the
Ozarks as viewed from the public rights-of-way.
(3)
Preserve the scale of existing adjacent structures
and the regional archetype.
(4)
Preserve the context of the region in terms of
style and materials. (Exception: allow franchise architecture but
include regional elements in both the site and structure.)
(5)
Provide landscaped area between roadway and setback
for parking or structure.
3.
Residential Neighborhoods.
[R.O. 1994 § 405.813; Ord. No.
2003-11 § 1, 4-22-2003]
A.
If the site is for a structure containing separate, individual, private
storage spaces of varying sizes leased or rented on individual leases
for varying periods of time or similar storage facility (commonly
referred to as a self-service storage facility or mini-warehouse),
then the site plan must meet the following criteria:
1.
Size Requirements. The maximum height shall not exceed thirty
(30) feet. The maximum setback from all lot lines shall be thirty
(30) feet.
2.
Exterior Screening. The exterior view of the premises shall
be controlled as follows:
a.
If the exterior surface of the structure is stucco, brick, rock
or residentially-styled wood or the required fence is solid then no
external screening shall be required.
b.
If the exterior surface is other than set out in Subsection (A)(2)(a) above or no solid fence is provided and the facility is within a commercial rather than an industrial zone, then the landscaping shall be such as to provide solid wall to screen all storage materials and structures from view from all sides.
3.
General Requirements. The proposed use shall not be permitted
unless the following general requirements are met or exceeded as set
forth below:
a.
Master lighting plan outlining in detail all lighting elements.
b.
Master landscape plan outlining in detail all landscaping and
materials.
c.
No structure, fence or wall shall be located within the required
setback.
d.
A fence shall enclose the facility area.
e.
The owner is allowed one (1) auction per year on site to allow
for the sale of abandoned property left in the storage units.
f.
No commercial, wholesale or retail sales or miscellaneous or
garage sales shall be conducted.
g.
No servicing, repair, fabrication of motor vehicles, boats,
trailers, lawn mowers, appliances or other similar equipment shall
be allowed.
h.
No manufacturing or assembly of any kind shall be allowed.
i.
No business establishment of a transfer and storage business
type of any kind shall be allowed.
j.
No noxious or offensive use because of odors, dust, noise, fumes
or vibration of any kind shall be allowed.
k.
No power tools, spray-painting equipment, table saws, lathes,
compressors, welding equipment, kilns or other similar equipment of
any kind shall be allowed.
l.
All driveways, parking, loading and vehicle circulation areas
shall be paved with concrete, asphalt or asphaltic concrete (outdoor
storage where permissible need not be so paved).
m.
All lights shall be shielded to direct light onto the uses established
and away from adjacent property, but it may be of significant intensity
to discourage vandalism and theft.
n.
The property shall be maintained by owner or operator for removal
of trash and debris.
o.
No outside self-service storage shall be allowed unless the
property is entirely zoned industrial.
p.
No residential structure may be maintained on premises unless
the site exceeds ten (10) acres. If such a residential structure is
allowed to be maintained it shall be deemed an accessory use only,
and shall be constructed of new material, be compatible with the exterior
of the storage units and be entirely contained within the fenced area.
[R.O. 1994 § 405.814; Ord. No.
2003-28 § 1, 8-12-2003]
A.
If the site plan is for a structure or use intended for automobile
repair shop facilities, then the site plan must meet the following
criteria:
1.
Exterior Screening. The exterior view of the premises shall
be controlled as follows:
2.
General Requirements. The proposed use shall not be permitted
unless the following general requirements are met or exceeded as set
forth below:
a.
Master lighting plan outlining in detail all lighting elements.
b.
Master landscape plan outlining in detail all landscaping and
materials.
c.
All driveways, parking, loading and vehicle circulation areas
shall be paved with concrete, asphalt or asphaltic concrete.
d.
All lights shall be shielded to direct light onto the uses established
and away from adjacent property, but it may be of significant intensity
to discourage vandalism and theft.
e.
The property shall be maintained by owner or operator for removal
of trash and debris.
f.
No outside storage shall be allowed of automobiles or parts
of any kind.
