The location of all uses and Structures;

The Bulk Requirements for any Lot or any Structure hereafter erected or Structurally Altered;

The maximum Lot coverage of the Lot Areas;

All other minimum and maximum requirements for any use, Lot, or Structure located within the City.

Except as provided within this Code, no Structure and/or Lot shall be erected, converted, enlarged, reconstructed, or Structurally Altered, nor shall any Structure or Lot be used except for a purpose permitted in the Zoning District in which the Structure or Lot is located.

Except as otherwise provided within this Code, no Structure and/or Lot shall be erected, converted, enlarged, reconstructed, or Structurally Altered except in conformity with the regulations of the Zoning District in which the Structure and/or Lot is located.

Except as provided within this Code, every Structure hereafter erected or Structurally Altered shall be located on a Lot of Record and in no case shall there be more than one (1) Principal Building or Structure on one (1) Lot.

Except as otherwise permitted herein or set forth in other codes and ordinances of the City, all activities within a Non-Residential District shall be conducted wholly within an enclosed Structure, except as allowed by Permitted Uses and Uses allowed by Special Use Permit.

This Code prohibits the placement of any Residential Dwelling Unit within any Non-Residential District, except for "OT-1," "OT-4," and "OT-5," Districts as provided for under the Land Use Matrix (see Chapter 420) and in conformity with the Comprehensive Development Plan.

Unless otherwise shown or designated, where the Zoning District boundaries are either Streets or Alleys and where the Zoning Districts designated on the Official Zone District Map are bounded approximately by Street or Alley lines, the center line of such Street or Alleys shall be construed to be the boundary of the Zoning District.

Where the Zoning District boundaries are not otherwise indicated, and where the property has been or may be divided into blocks and Lots, the Zoning District boundary shall be construed to be the Lot Lines. Where the Zoning Districts designated on the Official Zone District Map are bounded approximately by Lot Lines, the said Lot Lines shall be construed to be the boundary of the Zoning Districts unless the boundaries are otherwise indicated on the Official Zone District Map.

In the case of unsubdivided property, the Zoning District boundary lines on the Official Zone District Map shall be determined by the use of the scale appearing on the Official Zone District Map.

Petitions for any change of zoning, boundaries, or any reclassification of zones as shown on the Official Zone District Map shall be addressed to the Board and filed with the Community Development Department at least thirty (30) days before the next scheduled Commission meeting, unless prior written approval is granted by the Director upon good cause shown by the Applicant. The petition shall specify the location of the proposed change in zoning and as necessary include the height, area, and Site Plan for the Lot. The Site Plan, if provided, shall include a legal description, Lot and Building footing dimensions, appropriate Zoning District Setback, landscaping, Off-Street Parking Area requirements, contours and drainage ways, proposed easements, public improvements, and, if possible or necessary, an artist's rendering in the horizontal view. At the time the petition is filed, a fee shall be paid to the City. The fees for a change in zoning shall be as set forth in Addendum A.[1]

The petition will be on forms prescribed for this purpose by the Director and accompanied by such data and information which may be prescribed for by the Commission or Director so as to assure the fullest practicable presentation of facts for the Commission to consider in their review. Upon receipt at the department, the Director shall review the application as to form. Upon determination of the Director that the form of the application is appropriate and all necessary information is provided, the Director will present the matter to the Commission.

Each such petition shall be verified by at least one (1) of the owners or authorized representatives of the owners of Property proposed to be changed. Each Applicant shall attest to the truth and correctness of all facts and information presented with the application.

Fifteen (15) days' notice of the time and place of such hearing shall be published in at least one (1) newspaper having general circulation within the City. In addition, for development-initiated change of zoning petitions, the City will be responsible for notifying all owners of property within three hundred (300) feet of the subject Property by mail of the application and hearing date. Said notice shall be postmarked at least five (5) days prior to the scheduled Public Hearing. In the event the Applicant seeks more than one (1) continuance of any published or notified hearing, the Applicant shall be responsible for reimbursement of any republication and/or mailing notification costs prior to any action by the Board. For non-development-initiated changes in zoning (i.e., text amendments or Zoning Code revisions), notice of the time and place of such hearing shall be published in a newspaper of general circulation at least fifteen (15) days in advance, supplemented by announcement in the City's monthly newsletter and/or website.

In addition to the above, the Director shall cause a Sign or Signs, not less than two (2) feet high by three (3) feet wide, to be placed on all Lots on which an application for a zoning change has been filed.

It shall not be necessary to publish notice or hold Public Hearings on amendments to this Code pertaining to procedural matters and to the duties and powers of officials, officers, boards, commissions, and bureaus in carrying out the regulations of this Code.

Such notice shall contain the approximate Street location or address, the name of the person seeking such zoning change, the present zoning classification, and the zoning classification sought or the nature and reason of such request.

Failure to comply with any additional notice or posting requirements of this Section which are greater than required by state law shall not be a basis for invalidation of any approval or enactment.

Applications. Applications for Special Use Permits shall be filed with the Community Development Department at least thirty (30) days before the next regularly scheduled Commission meeting, unless prior written approval is granted by the Director upon good cause shown by the Applicant. The application shall be on forms prescribed for this purpose by the Director and include a Site Plan for the Lot. The Site Plan shall be in accordance with Chapter 435, Article II. The application shall specify the use sought to be permitted by the Special Use Permit. The Director may require submittal of a traffic study when deemed appropriate. The application shall further state why the use is needed and the Applicant's opinion as to the effect of the use on surrounding Lots. At the time that the application is filed, a fee shall be paid to the City. The fees for Special Use Permits shall be set forth in Addendum A.

Owner-Verification Required. Each application requesting a Special Use Permit shall be verified by at least one (1) of the owners or authorized representatives of the owners of such affected Lot. Each Applicant shall attest to the truth and correctness of all facts and information presented with the application.

The Director Shall Review The Application As To Form. Upon the determination by the Director that the form of the application is appropriate and all required information has been provided, the Director will present the matter to the Commission. The application shall be set for consideration before the Commission within sixty (60) days of the date of the filing of a complete application, as determined by the Director. The notice of the meeting shall include the posting of public notice on the affected property.

Commission Meeting And Recommendation.

Commission Report To Board. The Commission shall communicate the results of its vote to the Board and may further communicate its reasons for such recommendation. The Commission shall also recommend special conditions, if any, to the Board.

Notice For Public Hearing. Upon referral of the petition from the Commission, the Special Use Permit shall be set for Public Hearing before the Board. The Director shall cause public notice of such hearing to be given as follows:

Public Hearing. Prior to consideration of an ordinance approving any Special Use Permit, the Board shall conduct a Public Hearing at which the Applicant shall present such information, as the Applicant deems necessary, to substantiate its request. The Board shall then hear any person wishing to speak in favor of the petition, after which time the Board shall hear any person wishing to speak in opposition to the petition, after which time the Applicant may address or rebut any issues presented. The Board shall then close the public participation portion of the hearing.

Board Decision. After the Commission has advised the Board of its recommendation and after Public Hearing, the Board shall review the petition as such relates to and satisfies the criteria for issuance of a Special Uses Permit, after which time, the Board shall consider the issuance of the Special Use Permit by ordinance. Said ordinance shall be proposed and sponsored in the manner of all other ordinances and shall require a majority of the Board to enact. The Special Use Permit permitted by ordinance shall contain the special terms and conditions of the Special Use Permit which shall be strictly adhered to by the Applicant.

The Special Use Permit shall be reviewed annually by the Director to assure that the use, Lot, and Building are in compliance with the terms of the Special Use Permit. If the Director determines non-compliance with the Special Use Permit, notice of non-compliance shall be forwarded to the holder of the Special Use Permit. Failure to achieve compliance within a reasonable time, but not less than ten (10) days' notice of the Director shall be deemed cause to terminate the Special Use Permit. Upon fifteen (15) days' notice, the Commission may cause a hearing to be held to determine whether or not the property or use is in compliance, and if deemed to be in non-compliance, the Commission may recommend to the Board termination of the Special Use Permit. The Board by ordinance may terminate the Special Use Permit acting upon the recommendation of the Commission.

Structures may be built on Lots of Record that were made non-conforming by this Code as to size, width, or area; provided, however, that such Structures shall conform to Setbacks and other regulations of the Zoning District in which the Lot is located.

No Non-Conforming Use shall be enlarged or extended unless such use is changed to a Permitted Use or Use allowed by Special Use Permit and complies with the requirements in the Zoning District in which the use is located. No Non-Conforming Structure shall be enlarged, reconstructed, or Structurally Altered unless it is brought into compliance with the requirements in the Zoning District in which the Structure is located, except as otherwise provided herein.

No Non-Conforming Use or Structure shall be moved in whole or in part for any distance whatsoever to any other location on the same or any other Lot unless the entire Structure or use shall thereafter conform to the provisions of the Zoning District in which it is located after being moved.

The existence of any present Non-Conforming Use or Structure anywhere in the City shall not be considered grounds for issuance of a Variance at another location.

The number of Dwelling Units in a Non-Conforming Residential Dwelling shall not be increased.

If a Non-Conforming Structure is damaged by fire, explosion, acts of God, or public rioting to the extent of sixty percent (60%) or less of its reconstruction value as determined by data in the office of the Assessor of St. Louis County, it may be restored and not lose its non-conforming status; provided, however, that its restoration may not result in the Non-Conforming Structure or Use being enlarged.

The normal maintenance and repair or the replacement, installation, or relocation of non-bearing partitions, fixtures, wiring, or plumbing may be performed on any Structure that is Non-Conforming or that contains a Non-Conforming Use. Neither this nor any other provision of this Section shall be interpreted to authorize any increase in the size or degree of the Non-Conforming Use or Structure.

Nothing in this Section shall be deemed to prevent the strengthening or restoring of a Non-Conforming Structure to a safe condition in accordance with an order of a public official who is charged with protecting the public safety and who declares such Structure to be unsafe and orders its restoration to a safe condition.

In the event the Non-Conforming Use or use of a Non-Conforming Structure is discontinued for a period of nine (9) months, regardless of an intent not to abandon or to again resume such Non-Conforming Use or occupy or use such Non-Conforming Structure, any subsequent use or occupancy of such Non-Conforming Structure shall comply with provisions of this Code, including of the regulations of the Zoning District in which the Structure or use is located.

Where no enclosed Structure is involved, in the event the Non-Conforming Use or use of the Non-Conforming Structure is discontinued for a period of three (3) months, regardless of an intent not to abandon or to again resume such use or occupy or use such Structure, any subsequent use or occupancy of such Structure shall comply with provisions of this Code including those of the Zoning District in which the Structure or use is located.

Nothing in this Code shall prevent the continuance of a Non-Conforming Use or Structure as authorized in this Code unless a discontinuance is necessary for the safety of life and property.