The purpose of the MRD is to promote the local economy and mixed-use development within the Manchester Road corridor while simultaneously maintaining the functional capacity of the highway. The MRD encourages a wide range of well-planned, market sensitive commercial and mixed use development scenarios. The preferred land development pattern in the area will offer a pedestrian oriented development with a mix of residential and/or commercial uses that provide high quality services and amenities that prolong and enhance the shopping, working and living experience. Special effort should be given to tenant mixes and the configuration of tenant spaces to maximize convenience, visibility and aesthetics.

Development within the MRD shall fulfill the following objectives:

(1)

Define a consistent scale and character for the streetscape.

(2)

Accommodate a mixed variety of retail, commercial, business and residential uses that will attract residents and customers from a larger market area.

(3)

Introduce commercial and/or mixed-use development that is pedestrian oriented, connects with the adjoining neighborhoods physically and visually, is compact, energy efficient and representative of the latest retail and commercial development trends.

(Ord. No. 09-03, § 1, 1-12-09)

The uses permitted by right or by special use exception in an underlying zoning district and multiple family land uses in a mixed-use configuration may be allowed in the MRD subject to the governing ordinance passed by the board of aldermen. The land uses allowed in an MRD governing ordinance shall be determined based on their compatibility with existing surrounding land uses, other uses permitted in the underlying district, the MRD and POD regulations and/or the adjoining land uses recommended in the comprehensive community plan, and shall be specifically listed in the governing ordinance.

Nothing in this regulation prohibits the submission of an underlying zoning district change petition in conjunction with an MRD district petition.

(Ord. No. 09-03, § 1, 1-12-09)

The intensity of any development shall be governed by the regulations of the underlying zoning district(s). The MRD governing ordinance may allow relief from the underlying zoning district and development regulations and may establish alternate regulations subject to the developer demonstrating that such relief and alternate regulations achieve the purposes of this ordinance. Alternate regulations shall be enforceable subject to final site development plan and governing ordinance approval by the board of aldermen and the petitioner's proceeding with the development. If not specifically waived or substituted in the governing ordinance, all provisions of the underlying zoning and development regulations shall apply in the MRD.

(Ord. No. 09-03, § 1, 1-12-09)

All development pursuant to MRD zoning that fronts Manchester Road shall include buildings with a minimum height of two stories. This requirement may be reduced on a case by case basis for no more than 50 percent of the linear building frontage of all roadway fronting buildings in the development if the petitioner can demonstrate that the proposed buildings and site development plan are in accordance with section 1 of this article ("purpose") and achieve the purposes of this ordinance or that the existing buildings being incorporated into the plan are structurally incapable of having additional levels added.

(Ord. No. 09-03, § 1, 1-12-09)

The MRD imposes no minimum parking or loading requirements. It is the petitioner's responsibility to demonstrate the parking needs of the proposed development and to provide parking accordingly as part of the rezoning and site plan review process. Parking facilities not provided in an on-road configuration shall be concentrated in central areas and/or structures that are landscaped and buffered to minimize views from major rights-of-way and adjoining properties. All parking facilities shall follow the following standards:

(1)

On-street parking shall be encouraged where site design and traffic patterns permit.

(2)

In no case will the minimum dimensional requirement for parking spaces or ADA requirements be waived or amended.

(3)

Parking facilities shall be concentrated in areas that are landscaped and buffered to minimize visibility from major rights-of-way, residential units and adjoining properties.

(4)

Parking not provided within a dedicated right-of-way shall be located behind the primary use, in a parking structure that is architecturally compatible with the building or on a surface lot.

(5)

Perimeter landscape buffers and curbed planting islands shall be required in all parking lots of five or more spaces.

(6)

All parking lots shall be screened from public streets and sidewalks, public open spaces, and adjacent properties by complying with one of the following landscaping options, and a two-foot car overhang area shall be provided in any planting area adjacent to parking stalls not intended for parallel parking.

a.

The outside perimeter of all parking areas and drive aisles shall include a landscaped area 12 feet in width offering a mixture of deciduous trees of a caliper of two inches or more or evergreen trees at least six feet in height planted on 50-feet centers and three shrubs per tree in no smaller than five-gallon containers. When a parking lot abuts a public right-of-way, the trees shall be planted no less than 30 feet on center; or

b.

A five-foot wide perimeter-landscaped area with metal ornamental fencing or a masonry wall supplemented with clusters of three shrub plantings of five-gallon size container on 30 feet spacings, or a continuous hedge of two-gallon size shrubs interspersed with two-inch caliper deciduous street trees planted every 50 feet.

(7)

Parking lot landscaping shall include a minimum of one tree for every ten parking spaces, or portion thereof.

(8)

All planting areas within or adjacent to a parking lot or vehicular use area shall be irrigated.

(9)

Unless part of a rain garden or similar runoff collection system, all landscaped areas shall be delineated by a vertical concrete curb no more than six inches tall.

(10)

All newly planted trees shall meet the city's minimum species and planting requirements for street trees.

(11)

Surface lots may abut, parallel or otherwise adjoin, without an intervening occupied structure or site improvement and not including the landscaped screening strip required in subsection (6) herein, a dedicated right-of-way for no more than 50 percent of the parcel frontage.

(12)

Surface parking areas shall be interrupted with landscaped areas. No more than 20 continuous parking spaces shall be allowed in a row without a landscaped separation. In larger developments, surface parking shall be planned in sub-areas accommodating no more than 100 vehicles with landscaped separations. Parking separation areas shall be no less than 15 feet in width and landscaped according to subsection (6)a. herein.

(Ord. No. 09-03, § 1, 1-12-09)

All buildings located on a parcel fronting a public or private dedicated street right-of-way shall be oriented towards such right-of-way and subject to the following standards:

1.

All new buildings shall maintain no more that a ten-foot setback from the right-of-way. The intent is to mass the building on the property line, but up to 20 percent of a building's facade may be notched, recessed or extended to accentuate entrances, dining areas, windows or the outdoor display of merchandise when permitted.

(2)

Infill development may be set back a distance equal to the average setback of the adjacent uses from the adjoining right-of-way.

(Ord. No. 09-03, § 1, 1-12-09)

Pedestrian access shall be an integral part of the overall design of each development. Pedestrian access shall provide safe and convenient access throughout, to and from off-street parking areas and connect with abutting properties, rights-of-way, developments and transit facilities.

(1)

All buildings or occupied spaces, regardless of setback distance, shall have an identifiable entrance and a path of entry from the street or adjoining sidewalk or central plaza feature.

(2)

Sidewalks at least six feet in width shall be provided along all sides of a lot that abuts a public or private right-of-way or major internal driveways. A continuous internal pedestrian sidewalk of at least six feet in width shall be provided from public sidewalks adjoining the site to the principal customer entrance(s) and internal pedestrian circulation system.

(3)

Sidewalks shall be provided along the full length of all building facades featuring customer entrances and along any facade abutting a parking area or a public roadway and shall be at least 12 feet wide. The utilization of the sidewalk for tables and seating for restaurants or leisure, entertainment, sidewalk sales and the limited display of merchandise on a temporary basis is encouraged provided that it does not block the utilization of the sidewalk as a pedestrian way or otherwise create a nuisance. Such sidewalks shall be located in close proximity to the building facade to enhance the relationship to the structure.

(4)

All sidewalks shall feature landscaping areas, benches, fountains, artwork, shade structures, room for tables and chairs, pavement enhancements and other pedestrian amenities and placemaking features.

(Ord. No. 09-03, § 1, 1-12-09)

(1)

No outdoor storage or permanent outdoor display or sale of items such as, but not limited to, merchandise, equipment, fixtures, vehicles and materials is allowed except as provided by the approving ordinance. Temporary display and/or sale to the public during operating hours shall be permitted on the premises provided that the display does not block sidewalks, driveways, parking lots, roadways, etc., does not interfere with vehicular and pedestrian circulation, is only conducted on the sidewalk adjoining the unit occupied by the business conducting the sale and does not create a public nuisance. Nothing contained herein shall prohibit the outdoor sale, display or storage of merchandise that may be otherwise allowed by the underlying zoning or an approved SUE unless specifically prohibited by the governing ordinance.

(2)

All uses allowed by right or by special use exception in the underlying district may be allowed by right in the MRD provided it is approved pursuant to the POD process, the use is specifically listed in the approving ordinance and any applicable site limitations or requirements are met.

(3)

Any development containing drive through facilities shall be subject to the following conditions and restrictions:

(a)

Sufficient space to allow queuing for a minimum of 15 vehicles (22-foot spaces) shall be provided from the order pick up location to ensure that public right-of-way or driveway areas will not be blocked. An escape lane shall be provided for each order box and drive-through window.

(b)

No order box or pick up window shall be located within 75 feet of any residentially zoned or occupied property; provided however, that the 75-foot distance may be decreased by 25 percent if the residentially zoned or occupied property is classified as any nonresidential category on the future land use map of the 2007 Comprehensive Community Plan.

(c)

A solid screening fence or wall is required between any property used for a drive-through facility and any adjoining residentially zoned or occupied property. Such screening shall provide a 100 percent visual screen to a height of 6 feet. Associated landscape areas shall be a minimum of 25-foot wide and shall be landscaped in accordance with the requirements of the parking lot landscape requirements (subsection (3)) of section 8 the NRD regulations.

(d)

Each applicant requesting a drive through facility shall be required to furnish the city with an assessment of traffic impacts, unless the study is waived by the city planner. Such study shall be conducted by a traffic engineer or individual certified by training or experience to conduct such studies with the cost for the study to be paid by the developer.

(4)

Any development containing a vehicle washing facility shall be subject to the following conditions and restrictions:

(a)

Car washing facilities shall be a minimum of 100 feet from the nearest residential zoning district or use.

(b)

A noise assessment study completed and sealed by an acoustical engineer or other professional certified by experience or training to prepare such a study shall be conducted. Such study shall certify that the proposed facility will meet all applicable city and county sound level standards.

(c)

Hours of operation shall be 8:00 a.m. to 9:00 p.m. or as authorized by approval of the governing ordinance.

(d)

Car wash facilities shall be shown to have no negative impact on the level of service (LOS) of any adjoining roadway segment or intersection within 500 feet of the building housing the carwash, as determined in a study prepared by a traffic engineer.

(e)

Sufficient space to allow queuing for a minimum of 15 vehicles (22-foot spaces) shall be provided between the vehicular entrance of the car wash building and the adjoining public right-of-way or driveway areas to assure that such way will not be blocked. An escape lane shall also be provided.

(5)

The type, number, and location of all entrances, exits, and circulation patterns on any site containing a car wash shall be clearly delineated on the site development plan.

(Ord. No. 09-03, § 1, 1-12-09)

No building shall be erected or more than 50 percent of an existing building altered that does not address the following development guidelines:

(1)

A minimum of 50 percent of each exterior wall shall consist of one or more of the following materials:

a.

Stone material used for masonry construction that may consist of granite, sandstone, slate, limestone, or other hard and durable all-weather stone material.

b.

Brick material used for masonry construction which shall be composed of hard fired (kiln fired) all-weather common brick or other all-weather facing brick.

c.

Stucco or similar exterior insulated finish system (EIFS).

d.

Decorative metal panel systems that offer a function and durability that is equivalent to the materials listed above.

(2)

Building rooftops shall have the following features:

a.

Parapets, screens, false facades or other architectural treatments that conceal flat roofs and roof top equipment and fixtures.

b.

Overhanging eaves, recessed entrances or similar structures or architectural treatments defining the pedestrian areas of the facade and at least partially protecting entrances and walkways from the weather.

(3)

The treatment of walls in excess of 1,500 square feet of exposed exterior area shall avoid treatment with a single color or texture, minimal detailing and lacking architectural treatments. Architectural wall treatments shall be utilized on such walls to create visual interest through the use of texture variations, multiple complementary colors, shadow lines, contrasting shapes, applied features and related architectural devices.

(4)

The overall size, shape and proportion of the elements of a building, the building as a whole, the building's relationship to other structures, the site, open space and site improvements shall be consistent or compatible with like measures and features of existing developments in the surrounding area. Where large structures are proposed with overly-long facade walls, and the horizontal dimension exceeds the perpendicular dimension in excess of a ratio of 2:1, the building mass shall be articulated with variations in the building wall planes and wall height and through the use of other architectural design or site planning features such as, but not limited to, towers, monuments, pergolas, artwork, entablatures, porticos, texture, shadow lines, landscaping, etc.

(5)

Architectural treatments and the use of screening devices shall be consistent and compatible on all facades of all buildings visible from off site and throughout the site.

(6)

The following approaches shall be considered for all large-scale developments to further enhance the pedestrian experience and the visual appearance of buildings from all sides:

a.

Configure the facades of large uses or tenants that are over 100 feet long with smaller uses, tenant spaces or secondary access points that physically express internal functions or departments of large users or tenants to break the architectural massing of the long, tall and blank walls that are common of larger tenants.

b.

Building front facades in excess of 30 linear feet shall incorporate design features such as specially enhanced pedestrian oriented areas, generous landscaping, retaining walls and raised planters, variations in building wall planes, materials and color, towers, monuments, pergolas, artwork, entablatures, porticos, texture, shadow lines, and other features that help define the human scale. Long, tall, continuous wall planes should be avoided.

(7)

Landscaping shall be used to complement and enhance a building's design, color and material. All landscaping areas shall be irrigated to promote the longevity and a healthy appearance and utilize native or acclimatized species that thrive in the environments in which they are planted.

(8)

Screening in excess of 80 percent to a height of six feet above the grade, landscape buffering and open space must be utilized wherever a commercial development abuts a residential, recreational, institutional or similar area of lesser density/intensity. Visual and sound screening from upper levels of adjoining parcels and structures must be provided in the planning and design of landscaped areas and structural screens.

(9)

Roof and ground-mounted equipment, including ventilators, cooling towers, HVAC equipment, antennae, generators, trash and grease receptacles, etc. shall be screened from view (100 percent opacity) or isolated so as not to be visible from adjoining public rights-of-way, parcels and structures. The appearance of structural screening shall be architecturally coordinated with the building to maintain a unified appearance.

(10)

Loading docks, trash enclosures, approved or authorized outdoor storage and sale and similar facilities and uses shall be incorporated into the overall design of the building and site, shall generally be located near the service entrances of buildings and shall be 100 percent screened from view from adjoining rights-of-way and residential uses with vegetation or structures in a manner that is architecturally compatible with the development.

(11)

Community gateway features are encouraged in all developments and shall be incorporated into the design on any site that has been identified as a gateway location. Gateway design features may consist of monument structures, distinctive building design elements, unique landscaping, lighting, public art, or similar features. Entrance, gateway or decorative features shall be incorporated into the site's design, coordinate with the architecture of the site and establish the identity of the development. Such design features may consist of monument structures, distinctive building designs, unique landscaping, lighting, public art, or similar features and may be located within the right-of-way provided that they do not create a hazard to pedestrians or drivers, do not interfere with anticipated future roadway work, are within proper maintenance easements to the property owner and are approved by the jurisdiction having authority over the right-of-way.

(Ord. No. 09-03, § 1, 1-12-09)

The following urban design guidelines shall be considered when reviewing a proposed MRD and the associated request for relief from the underlying zoning district and development requirements.

(1)

Edges (natural such as waterways and ridgelines and manmade such as roadways and property lines) signaling transitions between adjoining land uses, landmarks and public art shall be used to define a sense of place for neighborhoods, commercial projects, the overlay districts and the city limits.

(2)

Streetscapes shall be enhanced with lighting, pedestrian amenities and landscaping in or within ten feet of the right-of-way.

(3)

All proposed development shall provide methods of physically and visually connecting to adjoining properties, land uses and secondary roadways. Ingress and egress strategies that draw traffic away from the major arterials, such as developing alternative access roadway systems and providing access from side streets and adjoining properties are required providing that such access is available and does not negatively impact surrounding neighborhoods.

(4)

Access management is necessary within the Manchester Road corridor to mitigate traffic congestion and roadway capacity problems. Shared utilization of points of ingress and egress, significant curb cut spacings and parking lot interconnections are required for multi-tenant developments and encouraged between separate but adjacent properties whenever possible. Where shared site access or parking lot interconnections are not possible, the dedication of cross access and/or driveway/parking lot vehicular interconnection easements dedicated to Ballwin may be required to facilitate future access or interconnection in accordance with the requirements of the C-1 district regulations.

(5)

The use of a multi-way(s), roadways placed parallel to Manchester Road but separated from the roadway by a landscaped pedestrian median, that provide parking and access to uses along the corridor while separating through traffic is recommended as the primary access management strategy for parcels of land fronting on Manchester Road. Multi-ways shall be designed for extension as redevelopment occurs on adjacent sites.

(6)

Multi-story construction in excess of the two-story requirement that fully utilizes the capacity of a site is encouraged.

(7)

The erection of landmark features, such as public art, gateways or other significant architectural or landscape elements at the locations designated on the future land use map of the comprehensive community plan is encouraged.

(8)

Clustering and stacking of residential, office, business and retail uses as an alternative to conventional strip-type development with large unlandscaped parking lots is encouraged.

(Ord. No. 09-03, § 1, 1-12-09)