Creve Coeur City Zoning Code

The intent of this Chapter is to permit one family residential subdivisions to be planned as a comprehensive unit allowing, therefore, certain modifications to the standards as outlined in the "Schedule of Regulations" to be made in R-1, R-2, and R-3 One Family Residential Districts when the following conditions are met:

   (A)   The lot area in all R-1, R-2, and R-3 One Family Residential Districts may be reduced to the size of the smallest lot size allowed as indicated in Section 10-12-3 herein, provided that the population density shall be no greater than if the land area to be subdivided were developed in the minimum average square foot lot areas as required under R-1, R-2, and R-3. All calculations shall be predicated upon the One Family Districts having the following number of dwelling units per acre:

      R-1 - 2.2 dwelling units per acre

      R-2 - 3.9 dwelling units per acre

      R-3 - 4.5 dwelling units per acre

   (B)   Lot widths may be reduced to not less than eighty five feet (85') in an R-1 District and sixty feet (60') in an R-2 District. The required least side yard indicated in Section 10-12-3 shall be provided for each lot. The total of two (2) side yards indicated in Section 10-12-3 may be reduced by ten percent (10%).

   (C)   For each foot of land gained, under the provisions of subsection (A) above of this Section, within a residential subdivision, through the reduction of lot size below the minimum requirements as outlined in the "Schedule of Regulations", equal amounts of land shall be dedicated to common use of the lot owners in the subdivision in a manner approved by the Village.

   (D)   The area to be dedicated for the common use of the subdivision shall in no instance be less than two (2) acres and shall be in a location and shape approved by the Village.

   (E)   Access shall be provided to areas dedicated for the common use of the subdivision for those lots not bordering on such dedicated areas by means of streets or pedestrian access-ways.

   (F)   In approving the application of the "Subdivision Open Space Plan" technique, the Zoning Board shall be cognizant of the following objectives:

      1.   To provide a more desirable living environment by preserving the natural character of open fields, stands of trees, brooks, lakes, hills, and similar natural assets;

      2.   To encourage developers to use a more creative approach in the development of residential areas;

      3.   To encourage a more efficient and desirable use of open area while recognizing a reduction in development costs, and by allowing the developer to by-pass natural obstacles in the site;

      4.   To encourage the provision of open space within reasonable distance to all lot development of the subdivision and to further encourage the development of recreational facilities.

   (G)   This plan for reduced lot sizes shall only be permitted if it is mutually agreeable to the Village Board and the subdivider or developer.

   (H)   Under this planned unit approach, the developer or subdivider shall dedicate the total park area (see subsection (B) of this Section) at the time of filing of the final plat on all or any portion of the plat.

The intent of this Section is to permit the subdivider or developer to vary his lot sizes and lot widths so as to average the minimum size of lot per unit as required in Section 12-12-3, Schedule of Regulations, for each One Family Residential District. If this option is selected, the following conditions shall be met:

   (A)   In meeting the average minimum lot size the subdivision shall be so designed as not to create lots of widths of less than eighty five feet (85') in an R-1 District, sixty feet (60') in an R-2 District.

   (B)   All computations showing lot area and the average area resulting through this technique shall be indicated on the print of the preliminary plat.

   (C)   The combining of the features of Sections 10-12-1 and 10-12-2 may be carried out. The Zoning Board shall determine, in their review of the preliminary plat that the full intent of Sections 10-12-1 and 10-12-2 has been met.

Notes -Schedule of Regulations

         (a)   See Section 10-12-1, "Subdivision Open Space Plan" and Section 10-12-2, "Average Lot Sizes" regarding exceptions as to lot area, and the related density controls.

         (b)   The side yard abutting upon a street shall not be less than eight feet (8') when there is a common rear yard. In case of a rear yard abutting a side yard of an adjacent lot, the side abutting a street shall not be less than the required front yard of that district.

         (c)   The height of any main building or accessory building may exceed the maximum permitted height by one foot (1') for each additional one foot (1') by which the width of each yard exceeds the minimum yard requirement.

         (d)   The total number of rooms in a multiple dwelling structure of two (2) stories or less shall not be more than the area of the parcel, in square feet divided by nine hundred (900). The total number of rooms in a multiple dwelling of over two (2) stories shall not be more than the area of the parcel, in square feet, divided by five hundred forty (540). For the purpose of computing rooms, the following shall control:

 

 

         (e)   In RM-2 Districts the minimum front and rear yards shall be equal to the height of the building, except that where a front lot line abuts a street, one-half (1/2) the width of the right of way of said street may be considered as a front yard setback, but in no instance shall any front or rear yard setback be less than twenty five feet (25'). In all RM-1 and RM-2 Multiple-Residence Districts, the minimum distance between any two (2) buildings shall be regulated according to the length and height of such buildings. The formula regulating the required minimum distance between two (2) buildings is as follows:

 

 

         (f)   Any side or rear yard for a principal use or a special use permitted in this district other than one-family, two- (2) family and multiple-family dwellings shall not be less than the height of the structure at the side or rear lot line.

         (g)   For each story in excess of two (2) stories, a side yard of two and one-half feet (21/2') for each additional story shall be provided, in addition to the minimum ten foot (10') requirement. The distance between buildings on the same lot shall be regulated by the building distance formula specified in subsection (e) of this Section.

         (h)   In a block on one side of a street thirty percent (30%) or more occupied, the depth of the front yard shall not be less than, and need not be more than, the average depth of front yards of existing buildings.

         (i)   No side yards are required along the interior side lot lines, except as otherwise specified in the Building Code. On the exterior side yard which borders on a Residential District, there shall be provided a setback of not less than ten feet (10') on the side or residential street. If walls or structures facing interior lot lines contain windows or other openings, side yards of not less than ten feet (10') shall be provided. Parking shall be permitted in the front yard after approval of the parking plan layout and points of access by the Zoning Board. The setback shall be measured from the nearest side of the existing and/or proposed right of way lines, whichever is greater. (Ord. 482, 4-7-1982)

         (j)   (Rep. by Ord. 482Y, 8-13-1997)

         (k)   One-half (1/2) the width of alleys at the rear of the lot may be considered in computing rear yard setbacks.

         (m)   Parking shall not be permitted in a required front yard.

         (n)   A six foot (6') obscuring wall or fence and a twenty foot (20') wide greenbelt or a six foot (6') chain link fence and a heavily planted forty foot (40') wide greenbelt shall be provided on those sides of the property abutting land zoned for residential use; the planting plan shall be reviewed and approved by the Building Inspector in conformity with Section 10-14-9 of this Title.

         (o)   Planned developments involving two (2) acres or more shall be subject to the approval of the Village Board after having received the review and recommendation of the Zoning Board regarding modification to height and bulk restrictions of this Chapter; it being the intent hereof to allow for greater height where adequate site relationship to abutting zones or uses can be maintained. (Ord. 482, 4-7-1982)