Florissant City Zoning Code
ARTICLE VI
Supplementary District Regulations
Section 405.205 Purpose.
[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.
Section 405.210 Height and Area Regulations. [1]
[Ord. No. 7249 §1, 2-13-2006]
[1]
The Height and Area Regulations Table is included as an attachment to this chapter.
Section 405.215 Height and Area Regulation Exceptions.
[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.
Section 405.220 Fence Regulations.
[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.
Section 405.225 Parking Regulations.
[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 | ||
Section 405.230 Off-Street Loading Regulations.
[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. |
Section 405.235 Temporary Structures.
[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.
Section 405.240 Communication Antennae and Support Structures.
[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.
Section 405.245 Landscaping and Screening Regulations.
[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.
Section 405.250 Exterior Design Regulations.
[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.
Section 405.251 Outdoor Lighting Regulations.
[Ord. No. 9109, 9-22-2025]
A.
Intent And Purpose. The general purpose of this Section is to require outdoor lighting that is adequate for safety and convenience; in scale with the activity to be illuminated and its surroundings; is directed to the surface or activity to be illuminated; and contributes to a pleasant nighttime environment in an efficient manner. Additional specific purposes are to:
1.
Provide safety and personal security as well as convenience and utility in areas of public use or traverse, for uses where there is outdoor public activity during hours of darkness;
2.
Permit reasonable use of outdoor lighting for nighttime safety, enjoyment, and commerce;
3.
Control glare and excessive brightness to improve visual performance, allow better visibility with relatively less light, and reduce trespass light onto neighboring properties;
4.
Ensure that all lights are in good working order and provide dusk-to-dawn lighting where reasonably necessary, such as in multi-family parking lots, to protect public safety, provide site security, and cause easier navigation for emergency responders;
5.
Regulate the type of light fixtures, lamps and standards;
B.
Applicability. Except as set forth in Subsection (C) herein, these lighting regulations apply to all new outdoor lighting fixtures and the replacement of existing outdoor lighting fixtures within Zoning Districts "B-1," "B-2," "B-3," "B-4," "B-5," "M-1," "M-2," "M-3" and for all new outdoor lighting fixtures or the replacement of existing outdoor lighting fixtures on commercial properties within the "R-4" and "R-6" Districts.
C.
Exceptions. The following types of lighting are exempt from the requirements of this Section:
1.
Lighting for single-family and single-family attached dwelling units;
2.
Street lighting;
3.
Lighting for public monuments, statuary, and landmark sites;
5.
Temporary decorative seasonal lighting;
6.
Temporary lighting for emergency conditions, nighttime work and construction, theatrical, television, and performance areas, or for special public events or private events approved by the Director of Public Works Director or his/her designee.
7.
Lighting required and regulated by the Federal Aviation Administration (FAA) or other Federal or State agency.
8.
Replacement light fixtures, when the following conditions have been met:
a.
The original light fixture was lawfully installed prior to, and was operable on, the effective date of this Section (9-22-2025);
b.
Not more than sixty percent (60%) of the light fixtures on the property, measured by total fixture count, have been replaced following the effective date of this Section (9-22-2025); and
c.
The replacement light fixture will not increase the foot-candle level or reduce the shielding from that being replaced.
D. FOOT-CANDLE (fc) FULLY SHIELDED LAMP LIGHT FIXTURE LIGHT STANDARD
Definitions. For the purposes of this Section, the following terms, phrases, words and their derivations shall have the meaning given herein.
A unit of illuminance on a surface that is everywhere one (1) foot from a uniform point source of light of one (1) candle and equal to one (1) lumen per square foot.
A luminaire constructed and installed so that all light emitted is projected below a horizontal plane through the lowest light-emitting part of the fixture, with no direct light visible above horizontal.
The component of the lighting system that produces the actual light including luminous tube lighting.
The assembly that holds the lamp in a lighting system. It includes the elements designed to give light output controls, such as a reflector (mirror) or refractor (lens), the ballast, housing, and the attachment parts.
A streetlight, light pole, lamp post, streetlamp, lamp standard, or other raised source of light.
E.
Lighting Plan.
1.
All developments requiring submission of a site plan where changes to exterior lighting are proposed shall submit an outdoor lighting plan prepared by a lighting vendor or a similarly qualified professional as approved by the Director of Public Works or his/her designee. The plan must be submitted concurrently with any application for development or site plan. The lighting plan shall include:
a.
A site diagram indicating the location of all parking lot, garage, and exterior building lights, including pole locations and heights;
b.
Specifications for each light fixture, including fixture type and design, lamp type, lamp lumens, number of lamps per fixture, spacing, shielding or reflectors, and any lighting controls;
c.
Proposed hours of lighting operation;
d.
A photometric plan showing foot-candle levels across the site; and
e.
The necessary calculations and information demonstrating compliance with the requirements of this Section.
2.
Any change to an outdoor light fixture or light source that has been approved as part of a lighting plan shall require the submittal of a change request to the City of Florissant, together with sufficient information to demonstrate continued compliance with this Section. No substitution or modification shall be installed until such approval has been granted.
F.
General Lighting Standards. The following standards shall apply to all outdoor lighting:
1.
No flickering or flashing lights shall be permitted, except for temporary decorative seasonal lighting.
2.
All illumination structures, except for approved streetlights, shall maintain a cut-off angle of not greater than eighty-five degrees (85°) and shall be so arranged as not to cause light greater than one-tenth (0.1) foot-candles on any public right-of-way or on adjacent properties in the "NU" Non-Urban District, "A" Recreational District, or any "R" Residence District.
3.
The maximum height of any lighting pole serving a residential use shall be sixteen (16) feet. The maximum height serving any other type of use shall be twenty-five (25) feet. For parking lots larger than five (5) acres, poles may be permitted up to thirty-five (35) feet in height if located at least one hundred (100) feet from any residential use and upon approval by the Planning and Zoning Commission. Poles taller than thirty-five (35) feet are prohibited except as provided in this Chapter for outdoor recreational uses.
4.
Light fixtures mounted on canopies shall be recessed so that the lens cover is recessed or flush with the bottom surface of the canopy and/or shielded by the fixture or the edge of the canopy so that light is restrained to no more than eighty-five degrees (85°) beyond the vertical plane.
5.
For upward-directed architectural, landscape, and decorative lighting, direct light emissions shall not be visible above the building roof line or beyond the property line.
6.
Lighting controls shall be provided on lighting that automatically extinguish all outdoor lighting when sufficient daylight is available. Automatic controls shall not be required for tunnels, parking garages, garage entrances, and similar conditions.
7.
Outdoor lighting shall be provided from dusk until dawn in parking lots in multi-family residential developments, parking lots with more than twenty (20) spaces, in loading/unloading areas, and at building entrances intended for public use. The Director of Public Works or his/her designee may require dusk-to-dawn lighting in additional areas of a site where, based on site-specific conditions, such lighting is reasonably necessary to protect public safety or site security. Such outdoor lighting may include dimming or step-down features during periods of low activity but shall not be permitted to turn off entirely during hours of darkness in order to provide continuous safety and security illumination.
8.
Parking lot lighting shall be fully shielded with flat lens enclosed within the light fixture, except that the Planning and Zoning Commission may approve decorative light fixtures as an alternative to fully shielded fixtures when the applicant demonstrates, through a photometric plan or other acceptable evidence, that:
9.
Parking lot lighting shall be designed to provide uniform illumination and avoid dark spots, glare, or excessive brightness. The center-to-center spacing of light poles shall generally conform to the following ranges:
a.
Mounting height: fifteen (15) to twenty (20) feet: spacing twenty (20) to thirty (30) feet.
b.
Mounting height: twenty-five (25) to thirty-five (35) feet: spacing forty (40) to fifty (50) feet.
Spacing outside of these ranges may be approved by the Director of Public Works or his/her designee where a photometric plan demonstrates that uniform light distribution is achieved and the requirements of this Section are met.
10.
The maximum allowable illumination from parking lot lighting at any point in the plane of a property line, whether abutting residential or non-residential property, shall be as set forth in the following table:
Allowable Parking Lot Lighting Intensity [in footcandles (fc) at grade level] | |
|---|---|
Maximum level at property lines adjacent to commercial or industrial districts | 0.5 fc |
Maximum level at property lines adjacent to "R," "NU," "A" zoned property | 0.1 fc |
Maximum level -5 feet from base of light standard | 8.0 fc |
Maximum level — Under canopies | 22 fc |
G.
Outdoor Recreational And Athletic Fields. The following uses with high-intensity or special-purpose lighting shall be subject to review and approval by the Planning Commission pursuant to the procedures set forth in the Section regarding use permits. The Planning Commission shall impose appropriate conditions on the proposed use to mitigate any potential adverse impacts of outdoor lighting associated with the use.
1.
Major Outdoor Recreation Facility. Lighting of outdoor recreation and athletic fields shall require a special use permit procedure the Planning Commission may impose conditions related to the following:
a.
Light controls to reduce lighting at specific curfew times.
b.
Pole height [Maximum permitted light post height: Eighty (80) feet at finished grade] and location.
c.
Lighting shall not exceed eight-tenths (0.8) maintained foot-candles; as measured vertically five (5) feet above grade, along any adjoining property line of an "R," "NU," or "A" Zoning District.
d.
Limits On Hours Of Illumination. Outdoor recreational lighting shall be extinguished between the hours of 11:00 P.M. and 7:00 A.M. or one (1) hour after activities or games on the site are completed, whichever is later.
H.
Permit Required. No outdoor lighting standard, lighting fixture, or lighting system shall be erected, installed, or modified unless and until any applicable building or electrical permit has been issued by the Building Official, in accordance with the City's Building Code and/or Electric Code.