Frontenac City Zoning Code
ARTICLE II
Districts and District Regulations
Section 405.020 Districts Established.
[Ord. No. 390 §2, 12-11-1968; Ord. No. 446 §6, 1-11-1972; Ord. No. 647 §1, 10-13-1981; Ord. No. 698 §1, 6-11-1985; Ord. No. 2000-1156 §1, 3-21-2000; Ord. No. 2001-1200 §1, 7-17-2001; Ord. No. 2016-1783 § 1, 4-19-2016; Ord. No. 2023-2019A, 8-15-2023; Ord. No. 2025-2052, 4-22-2025]
A.
Designation. In order to regulate and restrict the location of trades and residences and the location of buildings erected or altered for specific uses, and to regulate and limit the height of buildings hereafter erected or altered, to regulate and determine the area of yards and other open spaces, and to regulate and limit the density of population, the City of Frontenac is hereby divided into districts, of which there shall be eight (8) in number known as:
B.
District Map. The City of Frontenac is hereby divided into eight (8) districts aforesaid and the boundaries of said districts are shown upon the map, which is on file in the City offices, said map being made a part of this Chapter and designated as the "District Map," and said map and all the notations, references and other information shown thereon shall be as much a part of this Chapter as if the matters and information set forth by said map were all fully described therein.
C.
Annexation. All territory hereafter annexed to the City of Frontenac shall be in the "R-1" One-Acre Residence District until changed by ordinance.
D.
Vacation. Whenever any street, alley or other public or private way is vacated, the zoning districts adjoining each side of such street, alley, public or private way shall be automatically extended to the center of such vacation and all area included in the vacation shall then and henceforth be subject to all appropriate regulations of the extended districts.
E.
General Provisions. Except as hereinafter provided:
1.
No building shall be erected, converted, reconstructed or structurally altered nor shall any building or land be used for any purpose other than is permitted in the district in which such building or land is located.
2.
No building shall be erected, converted, reconstructed or structurally altered to exceed the height limit herein established for the district in which such building is located.
3.
No building shall be erected, reconstructed or structurally altered so as to intrude upon the area required for the front, side and rear yards as herein established.
4.
No lot area shall be so reduced or diminished that the yards or other open spaces shall be smaller than prescribed by this Chapter, nor shall the density of population be increased in any manner except in conformity with the area regulations herein established.
5.
No building shall hereafter be erected, converted, enlarged, reconstructed or structurally altered except in conformity with the parking and loading regulations of this Chapter or of the zoning district in which the building is located.
6.
No building shall hereafter be erected or structurally altered unless located on a lot as herein defined, and in no case shall there be more than one (1) building on one (1) lot except as hereinafter provided, or as may be provided in the zoning district in which the property is located.
7.
Prohibition of Rezoning to "R-3" Villa Residence District.
a.
"R-3" Villa Residence District shall be permitted only on lots so classified prior to May 3, 2023, and shall be permitted on no other lots in the City of Frontenac.
b.
The rezoning of any lot not classified as "R-3" Villa Residence District as of May 3, 2023, to "R-3" Villa Residence District is prohibited.
c.
Lots classified as "R-3" Villa Residence District prior to May 3, 2023, shall remain in the "R-3" Villa Residence District, unless and until rezoned to a different zoning district in accordance with the City's Municipal Code, and shall remain subject to the requirements of Section 405.055, as the same may be amended or recodified from time to time, as well as other regulations applicable to such lots. Upon any change of zoning from the "R-3" Villa Residence District, any such lot may not be subsequently rezoned as "R-3" Villa Residence District.
8.
Prohibition Of Rezoning To Planned Development District ("PDR," "PDC," "PDMXD").
a.
"PD" Planned Development District ("PDR," "PDC," "PDMXD") shall be permitted only on lots so classified prior to May 3, 2023, and shall be permitted on no other lots in the City of Frontenac.
b.
The rezoning of any lot not classified as "PD" Planned Development District ("PDR," "PDC," "PDMXD") prior to May 3, 2023, to "PD" Planned Development District ("PDR," "PDC," "PDMXD") is prohibited.
c.
Lots classified as "PD" Planned Development District Regulations ("PDR," "PDC," "PDMXD") prior to May 3, 2023, shall remain in the "PD" Planned Development District, unless and until rezoned to a different zoning district in accordance with the City's Municipal Code, and shall remain subject to the requirements of Section 405.090, as the same may be amended or recodified from time to time, as well as other regulations applicable to such lots. Upon any change of zoning from the "PD" Planned Development District, any such lot may not be subsequently rezoned as "PD" Planned Development District.
Section 405.030 Boundaries of Districts.
[Ord. No. 390 §16, 12-11-1968; Ord. No. 2001-1200 §1, 7-17-2001]
A.
Where uncertainty exists with respect to the boundaries of the various districts as shown on the map accompanying and made a part of this Chapter, the following rules shall apply:
1.
The district boundaries are either streets or places unless otherwise shown, and where the designation on the map accompanying and made a part of this Chapter indicates the various districts are approximately bounded by street or place lines, said street or place shall be construed to be the boundary of such district.
2.
Where the district boundaries are not otherwise indicated and where the property has been or may be hereafter divided into blocks and lots, the blocks or lots shall be construed to be the boundary of such district unless said boundaries are otherwise indicated on the map.
3.
In unsubdivided property, the district boundary lines on the map accompanying and made a part of this Chapter shall be determined by use of the scale contained on such map.
Section 405.040 "R-1" One-Acre Residence District Regulations.
[Ord. No. 390 §3, 12-11-1968; Ord. No. 446 §2, 1-11-1972; Ord. No. 2001-1200 §1, 7-17-2001; Ord. No. 2011-1666 §1, 9-20-2011; Ord. No. 2012-1677 §1, 3-22-2012]
A.
The regulations set forth in this Section, or set forth elsewhere in this Chapter when referred to in this Section, are the regulations in the "R-1" One-Acre Residence District.
B.
Use Regulations. A building or premises shall be used only for the following purposes:
1.
Single-family dwellings.
2.
City-owned or operated parks and playgrounds.
3.
Churches, but only when located upon a tract containing five (5) or more acres which has frontage upon a major street.
4.
Public schools.
5.
Home occupations.
6.
Accessory buildings.
[Ord. No. 2024-2030, 1-30-2024]
a.
A maximum of three (3) accessory buildings per lot from among the following, each designed and used solely for uses which are customarily incident to residential use and not used for any retail business or industrial enterprise:
(1)
One (1) accessory building, not exceeding the height of the main building and not exceeding two thousand one hundred fifty (2,150) square feet of drip line area;
(2)
One (1) accessory building, not exceeding one (1) story and not exceeding one thousand (1,000) square feet in drip line area; and/or
(3)
Not more than two (2) other accessory buildings not exceeding twelve (12) feet in height and not exceeding one hundred fifty (150) square feet in drip line area, including shelters, coops, aviaries, or other outbuildings for the enclosure of chickens [as specified in and subject to the requirements of § 215.240(C)].
b.
Any accessory building that is located in a side yard area not behind the main building and exceeding one hundred fifty (150) square feet in drip line area shall be constructed of the same material(s) as the main building;
c.
No accessory building shall be located in the front yard area.
7.
Temporary buildings for uses incidental to construction work, which buildings shall be removed upon the completion or abandonment of the construction work. No temporary building may be located within any required setback, except that a dumpster may be located within the front setback, provided that it is being actively used in connection with ongoing construction activities.
[Ord. No. 2024-2030, 1-30-2024]
8.
Governmental buildings and related uses and communication antennas, towers and accessory buildings and equipment, both public and private, located on City-owned property.
9.
A maximum of three (3) permit-exempt buildings and/or structures, which are freestanding, detached, and outdoor (as specified in § 500.020, Section 105.2, Work exempt from permit), from among the following:
[Ord. No. 2024-2030, 1-30-2024]
a.
Any detached tool or storage shed or playhouse, meeting the following requirements:
(1)
The floor area does not exceed fifty (50) square feet;
(2)
The structure is not elevated more than three (3) feet above the adjacent grade;
(3)
The total height of the structure is not more than twelve (12) feet above the adjacent grade;
(4)
The structure is not built on poured-in-place concrete strip footings, poured-in-place concrete foundation walls, and/or masonry foundation walls; and
(5)
The structure is not served by any utilities.
b.
Any swings and other playground equipment located in a rear yard and accessory for detached one- and two-family dwellings.
c.
No structure permitted under this Subsection shall be located in the front yard area.
10.
Generators may be placed in the side or rear yard area, provided that it is located thirty-five (35) feet or more from the adjoining property line.
[Ord. No. 2024-2030, 1-30-2024]
Section 405.050 "R-2" Residence District Regulations.
[Ord. No. 390 §4, 12-11-1968; Ord. No. 446 §3, 1-11-1972; Ord. No. 2001-1200 §1, 7-17-2001]
A.
The regulations set forth in this Section or set forth elsewhere in this Chapter when referred to in this Section are the district regulations in the "R-2" Residence District.
B.
Use Regulations. The use regulations shall be the same as in the "R-1" One-Acre Residence District, except as follows:
[Ord. No. 2024-2030, 1-30-2024]
1.
Stables, horses or other livestock are hereby prohibited, except chickens as specified in and subject to the requirements of § 215.240(A).
2.
A maximum of three (3) accessory buildings per lot from among the following, each designed and used solely for uses which are customarily incident to residential use and not used for any retail business or industrial enterprise:
a.
One (1) accessory building, not exceeding the height of the main building and not exceeding one thousand four hundred (1,400) square feet of drip line area;
b.
One (1) accessory building, not exceeding one (1) story and not exceeding five hundred (500) square feet in drip line area; and/or
c.
Not more than two (2) other accessory buildings not exceeding twelve (12) feet in height and not exceeding one hundred fifty (150) square feet in drip line area, including shelters, coops, aviaries, or other outbuildings for the enclosure of chickens [as specified in and subject to the requirements of § 215.240(C)].
d.
No accessory building shall be located in the front yard area.
3.
Generators may be placed in the side or rear yard area, provided that it is located fifteen (15) feet or more from the adjoining property line.
Section 405.055 "R-3" Villa Residence District Regulations.
[Ord. No. 2016-1783 § 1, 4-19-2016]
A.
The regulations set forth in this Section, or set forth elsewhere in this Chapter when referred to in this Section, are the regulations in the "R-3" Villa Residence District. For purposes of these regulations the term "villa" shall mean single-family residences developed and functioning in common with similar residences in a coordinated environment and of superior design using premium materials, not exceeding two stories in height, generally designed and oriented so as to generally have two exterior walls of each villa providing direct access to a courtyard, terrace, lanai or similar type of private or shared open space.
B.
Use Regulations. A building or premises shall be used only for the following purposes:
C.
The minimum lot area for property in the "R-3" district shall be five (5) acres.
D.
There is no minimum floor area or yard requirement per dwelling unit.
E.
The maximum building height shall be two stories or thirty-five (35) feet, whichever is less.
F.
The density of units cannot exceed three and five-tenths (3.5) units for each acre of land included in the development.
G.
Setbacks from neighboring properties and roadways shall be approved by Planning and Zoning and the Board of Aldermen prior to final site plan approval.
H.
There can be no more than two (2) units in any one structure, and design features like off-set unit frontages, landscaping, etc., shall be used to reduce the sense of mass and uniformity.
I.
The development shall provide on-site enclosed parking equivalent to at least two spaces per dwelling unit.
J.
Not less than forty percent (40%) of the area of the development, exclusive of streets, parking areas, driveways and sidewalks, shall be preserved as green space as defined in Section 405.161 of the Frontenac Municipal Code, including exterior areas set aside for each dwelling unit and common areas devoted as an amenity for residents.
K.
The community shall be developed and maintained in accord with a site development plan approved by the Board of Aldermen which shall identify the location and character of all units; exterior design and materials demonstrating superior design characteristics and premium materials; on-site and off-site traffic circumstances and internal circulation and parking; open space to be preserved; amenities and improvements provided to occupants, and such other information as may be helpful to the Board of Aldermen in assessing the project's character and suitability for its surroundings.
Section 405.060 "C" Commercial District Regulations.
[Ord. No. 390 §5, 12-11-1968; Ord. No. 446 §4, 1-11-1972; Ord. No. 823 §1, 2-27-1990; Ord. No. 941 §1, 2-16-1993; Ord. No. 2001-1200 §1, 7-17-2001; Ord. No. 2012-1677 §1, 3-22-2012; Ord. No. 2013-1698 §1, 4-16-2013]
A.
The regulations set forth in this Section, or set forth elsewhere in this Chapter when referred to in this Section, are the district regulations in the "C" Commercial District.
B.
Permitted Uses. Any one (1) or more of the following uses shall be permitted in the "C" Commercial District:
1.
Bakeries whose products are sold only at retail and on the premises.
2.
Banks and financial institutions.
3.
Barbershops or beauty parlors or tanning salons.
4.
Churches, but only when located upon a tract containing five (5) or more acres.
5.
Pickup stations for cleaning and related work.
6.
Hotels/motels.
7.
Offices.
8.
Public schools.
9.
Restaurants, but not drive-in or drive-through establishments, but which may include a cocktail lounge, the manner and hours of operation of which shall be determined by the Board of Aldermen.
10.
Sales or show rooms, excluding outside sales areas.
11.
Stores or shops for the conduct of a retail business.
12.
Studios.
13.
Detached garages, above or below ground.
14.
Temporary buildings for uses incidental to construction work, which buildings shall be removed upon the completion or abandonment of the construction work.
15.
Governmental buildings and related uses; and communications antennas, towers and accessory buildings and equipment, both public and private, located on City-owned property.
C.
Height, Area And Yard Requirements. Maximum height requirements and minimum requirements for building site area and for yard and minimum floor area for single-family residences are contained in Section 405.100.
Section 405.070 "C-1" Commercial District Regulations. [1]
[Ord. No. 390 §6, 12-11-1968; Ord. No. 446 §5, 1-11-1972; Ord. No. 823 §2, 2-27-1990; Ord. No. 99-1149 §1, 10-7-1999; Ord. No. 2001-1200 §1, 7-17-2001]
A.
The regulations set forth in this Section or set forth elsewhere in this Chapter when referred to in this Section are the district regulations in the "C-1" Commercial District.
[Ord. No. 2013-1698 §1, 4-16-2013]
B.
Permitted Uses. Any one (1) or more of the following uses shall be permitted in the "C-1" Commercial District:
[Ord. No. 2013-1698 §1, 4-16-2013]
1.
Any use permitted in the "C" Commercial District.
2.
Garages used for customer or employee parking only, with no vehicle storage or sales permitted.
3.
Office buildings.
4.
Storage vans, trailer vans or similar equipment shall not be allowed on the premises, except if empty and locked or used on construction sites.
C.
Height, Area And Yard Requirements. Maximum height requirements and minimum requirements for building site area and for yard and minimum floor area for commercial districts are contained in Section 405.100.
[Ord. No. 2014-1728 §1, 6-17-2014]
D.
Conditional Uses. In addition to those conditional uses conditionally permitted pursuant to Section 405.140, the following are conditional uses in the "C-1" Commercial District:
[Ord. No. 2020-1922, 8-18-2020]
1.
Medical marijuana testing facility (subject to the performance standards set forth in Section 405.166).
2.
Medical marijuana dispensary facility (subject to the performance standards set forth in Section 405.166).
Section 405.080 "PHFC" Planned High Fashion Center District Regulations.
[Ord. No. 390 §7, 12-11-1968; Ord. No. 446 §6, 1-11-1972; Ord. No. 823 §3, 2-27-1990; Ord. No. 941 §2, 2-16-1993; Ord. No. 99-1149 §1, 10-7-1999; Ord. No. 2001-1200 §1, 7-17-2001; Ord. No. 2002-1281 §§2 — 3, 7-16-2002; Ord. No. 2002-1299 §§1 — 7, 11-19-2002; Ord. No. 2003-1305 §1, 1-21-2003; Ord. No. 2010-1638 §1, 10-19-2010]
A.
The regulations set forth in this Section or set forth elsewhere in this Chapter when referred to in this Section are the district regulations in the Planned High Fashion Center District.
B.
Plan Required. The Planned High Fashion Center District shall be laid out as a total concept and developed as a unit according to an approved plan, as provided below, in order to provide for "high fashion" shopping facilities of integrated design which will offer a wide range of retail stores and personal service establishments which cater to the frequently recurring needs of the public and which will be designed in a manner which will protect the value of adjoining property and promote and protect the public health, safety, comfort, convenience and general welfare of the public.
C.
Permitted Uses. Any one (1) or more of the following uses shall be permitted in the Planned High Fashion Center District if approved by both the Planning and Zoning Commission and the Board of Aldermen, subject to such conditions as shall be imposed by the Board of Aldermen to protect the public's health, safety, comfort, convenience and general welfare:
1.
High fashion department stores offering goods, wares, merchandise and services of high quality for sale or hire at retail on the premises to the general public.
2.
Accessory shops and stores offering additional goods, wares, merchandise and services such as barbershops, beauty salons and tanning salons of high quality for sale or hire at retail on the premises to the general public.
3.
Restaurants which may include cocktail lounges, the hours of operation of which may be determined by the Board of Aldermen.
4.
Offices for the management and operation of the Planned High Fashion Center.
5.
Benefit gatherings of charitable, fraternal, religious, service and veterans' organizations.
6.
Accessory uses within the department stores, shops, restaurants and other stores ordinarily incidental and subordinate to the principal use of the particular store, shop or restaurant premises.
7.
Accessory uses for mall areas outside of stores, shops and restaurants such as displays or exhibits by persons other than tenants or the owners of the Planned High Fashion Center, provided such displays or exhibits are educational or artistic and in the public interest. No sales of any merchandise or wares so displayed or exhibited shall be conducted on the premises in connection therewith. It shall not be necessary to obtain specific approval by the Planning and Zoning Commission or the Board of Aldermen before the owners of the Planned High Fashion Center may create or allow such displays or exhibits.
D.
Preliminary Site Plan Information Required. Adequate information shall be developed, procured and submitted by architects, engineers and surveyors duly registered in the State of Missouri to the Planning and Zoning Commission and the Board of Aldermen as follows:
1.
A preliminary site plan shall be prepared and six (6) copies thereof shall be submitted to the Planning and Zoning Commission. The plan shall be at a scale of not less than one (1) inch equals fifty (50) feet and shall have accurate contours at intervals of not less than five (5) feet. The plan shall show the location and size of any existing structures and the disposition to be made thereof, the location and size of all proposed buildings and the general use to be made thereof, and the location of areas to be developed for parking with specific numbering of spaces, drives, walkways, recreation, landscaping or other uses.
2.
A general grading plan, in the form of a survey prepared by a professional land surveyor, showing the proposed grades and finished floor elevations of all structures to be located on the site and indicating all natural features of the site shall be submitted with the site plan. Said grading plan shall not be inconsistent with either the surrounding ground, existing developments, roads or major highways and shall provide for the drainage of parking lots and for total stormwater facilities compatible with the surrounding area. The location of any existing major growth that is to be retained shall also be indicated on the plan.
3.
A general landscaping plan with ample provision for trees, lawns and garden areas, with special attention being paid to the landscaping of parking areas and special entrances, and areas which have frontage on major thoroughfares.
4.
Preliminary plans showing the location of all roads, entrances, underground utilities, walkways, special features and parks or recreational facilities that may exist.
E.
Supplemental Data. The following data and information shall also be submitted with the preliminary site plan:
1.
General floor plans and elevations of typical buildings to indicate the architectural character of the building, including statements regarding types of construction.
2.
Detailed and current traffic statistics, correlated with any governmental data available on the subject.
3.
A proposed construction schedule for completion of the entire project.
4.
A proposal regarding the method of operating and maintaining the project.
5.
A preliminary plan of entrance details, additional rights-of-way and additional paving which may be necessary.
6.
Specifications of all paved areas, roads, walks and similar facilities.
7.
A preliminary plan showing the location, type and design of parking lot lighting and signs to be used both externally and internally.
8.
A statement regarding the disposition of trash.
9.
A statement regarding the provisions of adequate security for parking areas and the interior mall.
10.
With the exception of buildings located on outparcels, a preliminary plan providing for the use of underground utilities and off-street loading and receiving facilities which are either completely underground or completely below grade.
11.
A preliminary plan for all buildings located on outparcels providing for off-street loading and receiving facilities, the use of underground utilities, as well as service areas designed to maintain tenant refuse.
12.
A preliminary plan of the proposed road and traffic improvements as specified by agencies of government, together with the agreement of the owner to maintain the unpaved portion of road rights-of-way with the appropriate agency in control thereof.
13.
A statement containing provisions for the maintenance of roads, drives, walks, landscaping, trees and fences.
F.
Minimum Standards. The following minimum standards for heights, yards, open space, roads and fencing shall be observed in the Planned High Fashion Center District:
1.
No building shall exceed a height of three (3) stories or forty (40) feet, provided however, that this limitation shall not apply to architectural ornamentations and design features in the preliminary plans approved by the Planning and Zoning Commission and the Board of Aldermen. The vertical distance shall be measured from the average grades around the building.
2.
No building shall be within one hundred fifty (150) feet of any boundary of the project, said provision not being applicable to special major highway innovation or highway access facility.
3.
No major building shall be erected within forty (40) feet of any major access drive serving the project nor shall any unenclosed off-street parking be permitted within this space.
4.
Any off-street parking abutting residential property shall maintain a twenty (20) foot setback and shall contain an adequate security or privacy fence together with satisfactory landscaping features.
5.
b.
In the PHFC, where it has been demonstrated by study of the combined uses and customary operation of these uses that adequate parking would be provided, the minimum parking requirement set forth in Section 405.110 of this Chapter may be reduced, in the aggregate, up to a maximum of nine percent (9%) when recommended by the Planning and Zoning Commission and approved by the Board of Aldermen.
[Ord. No. 2018-1844, 4-17-2018]
6.
Landscaped areas are to be maintained in first-rate condition, with appearance equal to that specified in the final plan, subject to semi-annual inspection and approval by the City Engineer and Building Commissioner and Zoning Administrator or other City Officials to whom this duty is assigned. In the event that said landscaped areas are not properly maintained, the City shall give the owners notice in writing of the deficiencies and the owners shall have thirty (30) days in which to correct said deficiencies. If the owners shall not correct said deficiencies in the thirty (30) day period, the City may enter the premises and correct said deficiencies and charge the costs thereof to the owners of the property.
7.
Notwithstanding the provisions of Sections 405.080(F)(2)(3) above, outparcels shall be subject to the following location and setback requirements:
a.
No building on an outparcel shall be within one hundred fifty (150) feet of any boundary adjoining residential use property;
b.
No building on an outparcel shall be within fifteen (15) feet of any boundary adjoining commercial or institutional use property.
c.
No building on an outparcel shall be within thirty (30) feet of an existing public highway, street or roadway right-of-way line;
d.
No building on an outparcel shall be larger that twelve thousand (12,000) square feet in total area; and
e.
Any building on an outparcel shall not be considered a "major building" for purposes of applying the minimum standard of Section 405.080(F)(3) above.
G.
Design Standards.
1.
Off-street parking areas shall be maintained in a clean, orderly and dust-free condition at the expense of the owner or lessee.
2.
Off-street parking facilities shall be drained to prevent damage to abutting property or public streets and surfaced with erosion-resistant material in accordance with the requirements of the Building Commissioner and Zoning Administrator.
3.
No open storage, except vehicles of employees and visitors, shall be permitted within the project. Tenant refuse containers shall be maintained in below grade service areas. For all buildings located on outparcels, tenant refuse containers may be maintained in either below or above ground service areas that are acceptable to the City. Refuse containers for the use of the public shall be maintained above grade and shall be located at points accessible to the public. All refuse containers shall be approved by the Building Commissioner and Zoning Administrator.
4.
There shall be a minimum of two (2) security guards approved by the Board of Aldermen of the City of Frontenac and provided by the owners of the "PHFC" on duty in the parking area of the "PHFC" at all times during which the "PHFC" stores are open to the public for business.
5.
The Board of Aldermen of the City of Frontenac reserves the right to regulate hours and conditions for pickups and deliveries as well as the location and enclosure of tenant refuse containers in the service areas for all buildings located on the outparcels which may at the discretion of the Board of Aldermen be maintained above or below ground within the "PHFC".
H.
Review And Approval. The Planning and Zoning Commission shall study the preliminary plan and supporting data submitted upon referral of said plan and data by the Board of Aldermen to the Commission and may make suggestions for changes and adjustments. After review by the Planning and Zoning Commission, said body shall submit a report to the Board of Aldermen. The Board of Aldermen shall review the preliminary data and report from the Planning and Zoning Commission and shall hold a duly advertised public hearing on the proposed project. If the Board of Aldermen approves the preliminary plan and supporting material, two (2) copies of the preliminary plan and supporting material shall be signed by the appropriate City Officials, one (1) of which copy shall be filed in the office of the City Clerk, and the other of which copy shall be given to the owner.
I.
Upon receipt of the approved preliminary plan, the owner may proceed with final plans for all or any portion of the project. The final plans and specifications shall conform to the preliminary plans approved by the Board of Aldermen and shall also conform to the Building Code of the City of Frontenac.
J.
The final plans and specifications shall be reviewed by the Planning and Zoning Commission and the Board of Aldermen but no additional public hearing thereon is required. No permit for construction of the project shall be issued until the final plans and specifications have been found by the Building Commissioner and Zoning Administrator to conform to the preliminary plans and the Building Code of the City of Frontenac except that the Board of Aldermen may approve in writing some clearing and grading upon the project.
K.
Amendment. The Board of Alderman may amend any reviewed and approved Planned High Fashion District ("PHFC") site plan and supporting material upon proper application and compliance with the provisions of Chapter 405 of the Code of Ordinances of the City of Frontenac. Any person or entity seeking to have a "PHFC" site plan and supporting material amended shall follow all of the procedures and obtain all of the reviews and approvals set forth in Section 405.080(D)(E)(H)(I) for preliminary "PHFC" site plans.
Section 405.090 "PD" Planned Development District Regulations (PDR, PDC, PDMXD).
[Ord. No. 390 §7A, 12-11-1968; Ord. No. 647 §1, 10-13-1981; Ord. No. 698 §1, 6-11-1985; Ord. No. 99-1149 §1, 10-7-1999; Ord. No. 2001-1200 §1, 7-17-2001; Ord. No. 2006-1501 §3, 5-16-2006; Ord. No. 2013-1716 §1, 12-17-2013]
A.
Intent And Purpose.
1.
The purpose of the Planned Development District is to provide a means of achieving greater flexibility in residential and commercial development of land in a manner not possible in conventional zones; to encourage a more imaginative and innovative design of projects; to promote a more desirable community environment; and to retain maximum control over both the structure and future operation of the development.
2.
The Board of Aldermen, upon receiving recommendations of the Planning and Zoning Commission, may by ordinance authorize a Planned Development District when the proposed development, redevelopment or use of a specific tract of land or area warrants greater flexibility, control and density than is afforded under the general regulations of standard zoning districts. These planned development regulations are not intended to allow excessive densities or the development of incompatible land uses, either within the development or as the development relates to the general neighborhood. The standards contained in the following provisions and the related planned development ordinance must be strictly adhered to by the applicant.
3.
The City may, upon proper application, approve a planned development for a site of at least one (1) acre to facilitate the use of flexible techniques of land development and site design, by providing relief from zoning requirements designed for conventional developments in order to obtain three (3) or more of the following objectives:
a.
Environmental design in the development of land that is of a higher quality than is possible under the regulations otherwise applicable to the property.
b.
Promotion of a creative approach to the use of land and related physical facilities resulting in better design and development, including aesthetic amenities.
c.
Combination and coordination of architectural styles, building forms and building relationships covering different phases within a single development project.
d.
Diversification in the uses permitted and variation in the relationship of uses, structures, open space and height of structures in developments intended as cohesive, unified projects.
e.
Use of design, landscape or architectural features to create a pleasing environment.
f.
Inclusion of special features.
g.
Functional and beneficial uses of open space areas.
h.
Preservation of natural features of a development site.
i.
Creation of a safe and desirable living environment for residential areas characterized by a unified building and site development program.
j.
Elimination of deteriorated structures or incompatible uses through redevelopment or rehabilitation.
k.
Rational and economic development in relation to public services.
l.
Efficient and effective traffic circulation, both within and adjacent to the development site.
m.
Facilitate implementation of the recommendations of the Comprehensive Plan, where applicable.
B.
Public Benefit. In exchange for waivers of certain requirements of the Frontenac Zoning Regulations, public benefit shall be provided as determined by the Planning and Zoning Commission and Board of Aldermen. The public benefits to the City that are intended to be derived from the approval of planned developments may include, but are not limited to:
1.
Use of large tracts of land in a manner which provides a cohesive phased development and minimizes construction impact;
2.
Extraordinary landscaping and green space provisions;
3.
Garage entryways by virtue of their location, materials and design that blend with the architecture of the surrounding neighborhood;
4.
Architectural distinction and significance that would make the development noteworthy;
5.
Extensive use of high-quality building materials that would add significant value to the property and benefit adjacent properties;
6.
Special design features such as fountains and other water features, statues, walking paths and landscaped parkway entrances.
7.
Inclusion of street level landscape gardens, plazas or parks available for public use.
8.
Public art.
9.
Provision of new public infrastructure, including, but not limited to, streets, curbs, sidewalks, sanitary sewers, stormwater sewers, lighting and public parking.
C.
Relationship Of Planned Development Districts To The Zoning Map.
1.
A mapped district. The "PD" designation is not intended to be attached to existing use districts as an overlay but is a distinct mapped zoning district.
2.
Plan approval required. Although the "PD" designation may be applied to parcels of land as a mapped zoning district, it is the intent of this Chapter that no development or redevelopment of the property encompassed by the "PD" designation take place until an acceptable development plan has been reviewed and approved in conformance with the requirements of this Section. Any preexisting uses within the area encompassed by the "PD" designation shall have the status of non-conforming uses, as outlined in Section 405.130, until such time as they are included in an approved development plan.
3.
Types of planned developments. All areas of the City subject to the "PD" designation shall be assigned one (1) of the following subclassifications which shall be considered a separate zoning district and subject to the specific restrictions and limitations outlined in this Section:
a.
Planned Development — Residential ("PDR"): Planned developments involving residential uses only.
b.
Planned Development — Retail/Commercial ("PDC"): Planned developments involving retail/commercial uses only.
c.
Planned Development — Mixed Use ("PDMXD"): Planned developments Involving a mixture of residential and non-residential uses.
4.
These subclassifications may be designated by the City at the time of the original zoning of the parcel in question, or the City may make the designation at the time of development/redevelopment plan application. In the instance of a request for Zoning Map amendment, the applicant shall request a specific subclassification; however, it shall be at the discretion of the City, in light of the recommendations of the City's Comprehensive Plan as well as the surrounding neighborhood, to grant the requested subclassification or require a more restrictive one.
D.
Permitted Uses. Approval of permitted uses within a PD district is subject to considerations as stated in the intent and purpose of the PD regulations. The listing of permitted uses within each "PD" subclassification shall be as follows:
2.
Planned Development Commercial, PDC.
a.
Retail sales of high-quality goods and commodities, including, but not limited to, boutiques, craft supplies, art galleries, cosmetics, furs, high-fashion clothing, coffee shops, books, toys, bakeries, home decorating, musical instruments and similar uses as approved by the Board of Aldermen.
b.
Commercial uses which are complementary to retail sales such as small business offices (for example, insurance brokers or financial services and similar uses) and small service facilities (for example, pickup stations for cleaning, spas, small branch banks, tailors, photographers, fitness and exercise studios and similar uses), and similar uses as approved by the Board of Aldermen, However, such non-retail uses shall not occupy more than twenty-five percent (25%) of the gross leasable area of the development.
c.
Sit-down, full-service restaurants (which may include catering) with no drive-through, delicatessens and frozen dessert shops.
3.
Planned Development Mixed Use, PDMXD.
[Ord. No. 2016-1798 § 1, 7-19-2016]
a.
Single-family detached.
b.
Single-family attached (villas or townhomes).
c.
Retail sales.
d.
Commercial uses which are complementary to mixed residential/commercial developments such as small business offices (for example, insurance brokers or financial services and similar uses) and small service facilities (for example, pickup stations for cleaning, spas, restaurants with no drive-through, small branch banks, tailors, or photographers, fitness and exercise studios and similar uses), and other uses as approved by the Board of Aldermen; provided, however, that permitted use shall not include any hospital, health or care facility (for example any facility subject to licensure by the Missouri Department of Health and Senior Services such as a residential care facility, assisted living facility, intermediate care facility or skilled nursing facility).
e.
Loft residential units above commercial uses.
E.
Overall Development Size. The minimum overall site size of a planned development shall be one (1) acre.
F.
Procedures For Planned Development Approval.
1.
Application. An application in the form developed by the City for a planned development shall be filed with the non-refundable rezoning application fee of two hundred fifty dollars ($250.00). A preliminary site plan shall be prepared and five (5) copies thereof shall be submitted to the Building Commissioner and Zoning Administrator for staff review and comments. After the petitioner has received staff comments and made the appropriate revisions (if necessary) the petitioner shall then submit eighteen (18) copies of the preliminary plans for distribution to the Planning and Zoning Commission, City Staff and City Attorney. A digital copy of the plans shall also be submitted to the staff.
2.
Preliminary development plan. Adequate information shall be developed, procured and submitted by architects, engineers and surveyors duly registered in the State of Missouri and employed by the applicant to develop a preliminary development plan. The preliminary plan shall contain the following information:
a.
Site and landscape plan.
(1)
One of a series of maps shall be submitted (minimum scale one (1) inch = fifty (50) feet) indicating:
(a)
An out boundary plat;
(b)
The property shall be identified by lot lines and location, including dimensions, angles and size, correlated with the legal description of said property. The site plan shall be designed and prepared by a registered Missouri professional engineer or land surveyor. It shall also include the name and address of the property owner(s), developer(s) and designer(s).
(c)
It shall show the scale, north point, boundary dimensions, natural features such as wooded areas, streams, rivers, lakes, drains, existing man-made features such as buildings, structures, easements, high-tension towers, pipe lines, existing utilities such as water and sewer lines, etc., excavations, bridges, culverts and drains and shall identify adjacent properties within one hundred eighty (180) feet of the property lines and their existing uses.
(d)
The location, size, height and setbacks of all existing and proposed structures (including all buildings, trash enclosures, fences, etc.) on the site and identify what existing structures will be removed;
(e)
The location and general design (width and materials) of all driveways, curb cuts and sidewalks, including connections to building entrances; as well as the location and nature of construction of all curbs and guttering;
(f)
The location, area and number of proposed parking spaces;
(g)
Existing and proposed grades at an interval of two (2) feet or less extended beyond the project site to include adjacent properties and structures;
(h)
The location and general type of all existing trees over six-inch caliper and, in addition, an indication of those to be retained;
(i)
The proposed general use and development of internal spaces, including all recreational and open space areas, plazas and major landscaped areas, and the general location and description of all proposed outdoor furniture (seating, lighting, telephones, etc.);
(j)
The location and approximate size of all proposed plant material by type, such as hardwood/deciduous trees, evergreen trees, flowering trees, shrub masses, and types of ground cover (grass, ivies, etc.). Planting in parking areas shall be included;
(k)
All green areas, except wooded areas, including parking lot landscaping for commercial uses, villas and townhomes shall be irrigated;
(l)
The location of all retaining walls, fences (including privacy fences, etc.) and earth berms;
(m)
The definition and location of all refuse collection facilities, including screening, to be provided; and
(n)
Provisions for both on-site and off-site stormwater drainage and detention related to the proposed development.
(2)
The scale of the drawing or drawings indicating the above shall be reasonably related to the site size, and the complexity of the proposed development plan shall be proportioned such that it is easily legible so that the Commission may readily interpret it. All drawings shall likewise indicate a project name, the names of adjoining streets, the applicant's name, a scale, a north arrow, and the date drawn.
(3)
The applicant may be required to provide, at the applicant's expense, additional clarification and/or further detail of the preliminary plan, as deemed necessary by the Planning and Zoning Commission.
b.
Site and building sections. Schematic or Illustrative sections shall be drawn to a scale of one (1) inch = ten (10) feet or larger, indicating both existing conditions and internal grade changes in relation to principal variations of internal building levels and sight line relations to adjacent residences.
c.
Architectural elevations. Architectural elevations of proposed buildings shall be provided at a reasonable scale but at least one (1) foot equals one quarter (1/4) inch.
d.
Project data.
(1)
Site area (square feet and acres);
(2)
Allocation of site area by building coverage, parking, loading and driveways, and open space areas, including total open space, recreation area, landscaped areas and others;
(3)
Total dwelling units and floor area distributed by general type one-bedroom, two-bedroom, etc.);
(4)
Floor area in non-residential use by category;
(5)
Residential density distribution for the entire project; and
(6)
Calculations of parking spaces and area in relation to dwelling units and commercial floor area.
e.
Project report. A brief project report shall be provided to include an explanation of the character of the proposed development, verification of the applicant's ownership or contractual interest in the subject site, and anticipated development schedule. At the discretion of the Planning and Zoning Commission and/or Board of Aldermen, analyses by qualified independent technical personnel or consultants chosen by the City may be required as to the market and financial feasibility, traffic impact, environmental impact, stormwater and erosion control, etc., of the proposed development, which analyses shall be paid for by the applicant.
f.
Phased development.
(1)
If the planned development is proposed to be constructed in phases during a period extending beyond a single construction season, a development schedule shall be submitted indicating:
(2)
Any shared open space or public improvements that will not be constructed during the initial phase shall be guaranteed to be completed within one (1) year of the completion of the initial phase. The guarantee shall be in the form of an irrevocable letter of credit in the amount of the improvement issued by a Federally insured financial institution. The letter of credit must be approved by the Frontenac City Attorney.
3.
Review procedure—preliminary development plan.
a.
An application together with a complete preliminary development plan, including information as required in this Section, shall be considered at the first regularly scheduled Planning and Zoning Commission meeting but not sooner than twenty-one (21) days from the filing of the completed application. Notices of the Planning and Zoning Commission meeting shall be sent to owners of record of all properties within three hundred (300) feet of the parcel(s) included in the application.
b.
Staff review. The Building Commissioner and Zoning Administrator shall coordinate a review of the application by appropriate affected City departments to determine its compliance with all applicable ordinances and regulations. A written report documenting the review and staff recommendations shall be prepared by the Building Commissioner and Zoning Administrator and submitted to the Planning and Zoning Commission at the meeting at which it first considers the application.
c.
After consideration of the application and staff report, the Planning and Zoning Commission shall make a report to the Board of Aldermen regarding the impact of such proposed building or use upon the character of the neighborhood, traffic conditions, public utility facilities, and other matters pertaining to the general public health, safety and welfare of the City. The findings and recommendation of the Commission shall be forwarded to the Board of Aldermen. If the Commission's recommendation is for approval, its report shall contain the conditions or restrictions recommended by the Commission with respect to the preliminary development plan.
d.
The Board of Aldermen shall hold a public hearing thereon upon at least fifteen (15) days' public notice. If the preliminary development plan is approved by the Board of Aldermen, it shall adopt an ordinance approving said preliminary development plan with conditions as specified therein. Conditions may include, but not be limited to, parking restrictions, setback and height requirements, landscaping and green space requirements, lighting requirements, permitted uses, signage, screening and buffering and special features.
e.
Final plan. Within nine (9) months following passage of the ordinance approving the preliminary development plan, the petitioner shall submit a final development plan to the Planning and Zoning Commission for its review and consideration to determine if said final development plan is in conformance with the approved preliminary development plan and with the imposed conditions of the planned development ordinance for the proposed development. The final development plan shall reflect the entire planned development if it is to be completed in one (1) phase or a minimum of the first phase of the planned development if it consists of more than one (1) phase. The final development plan, in addition to the matters shown on the preliminary development plan, shall include the following:
(1)
The existing and proposed contours at two-foot intervals;
(2)
A landscape plan with the specific location of all plant material, specifying size, species and location (including any landscaped buffer area around the perimeter as well as landscaping in the parking lot);
(3)
Nature of use, as single-family detached, attached villas or townhomes, commercial uses, mixed uses;
(4)
All structures, present and future, specifying location, size, elevation and design, none of which may deviate substantially from the approved preliminary development plan and comply with specific planned development ordinance;
(5)
Sidewalks;
(6)
Parking spaces, including underground parking, traffic lanes, ingress and egress facilities;
(7)
Method of disposal of trash and garbage;
(8)
Parking facilities for visitors and employees;
(9)
Plan for the provision of water, sanitary and stormwater drainage facilities;
(10)
All easements and dedications;
(11)
Any signs, location and size; for example, freestanding signs, sign bands, canopy signs;
(12)
Details of lighting of parking lots and outside of buildings, including location, type and intensity;
(13)
All other information which the Planning and Zoning Commission or the Board of Aldermen may designate.
4.
Review procedure—final development plan.
a.
An application together with a complete final development plan shall be considered at the next available Planning and Zoning Commission meeting.
b.
Staff review. During the time between the filing of a complete final development plan with the Building Commissioner and Zoning Administrator and the next regularly scheduled Planning and Zoning Commission meeting, the Building Commissioner and Zoning Administrator shall review the final development plan for compliance and report to the Commission the findings of his/her review. The Building Commissioner and Zoning Administrator shall establish the dollar amount of any bond required by the City to assure completion of the improvements.
c.
After consideration of the application and staff report, the Planning and Zoning Commission shall approve, approve with conditions, or deny the final development plan. The final development plan shall generally conform to the preliminary development plan and shall conform to the planned development ordinance for the proposed development. If the final development plan does not generally conform to the preliminary development plan, or if the conditions of the planned development ordinance are not adequately met, the final development plan shall not be approved.
d.
Upon approval of the final development plan by the Planning and Zoning Commission, the final development plan shall be forwarded to the Board of Aldermen for its review.
e.
Following approval of the final development plan by the Planning and Zoning Commission, a Mylar (recordable document meeting St. Louis County requirements for recording) shall be submitted to the Building Commissioner and Zoning Administrator for review and signature confirming that the plan is the plan that was approved by the Planning and Zoning Commissioner. The signed plan shall be recorded, at the applicant's expense, with the St. Louis County Recorder of Deeds. Two (2) copies of the recorded plan shall be submitted to the Building Commissioner and Zoning Administrator for permanent record with the City. Any bonds or letter of credit required to insure completion of required improvements or open space shall be completed and in place prior to recording of the final development plan.
5.
Amendments or changes to an approved development plan. Should an applicant with ownership or contractual interest in any property within an area subject to an approved preliminary and/or final development plan find that any amendments or changes are necessary to the previously approved development plan, an application shall be submitted along with necessary documentation (i.e., amended preliminary development plan or amended final development plan) to the Building Commissioner and Zoning Administrator who shall institute an administrative review by all affected City departments of the proposed amendments or changes. Notification of the proposed changes to the plan shall be sent to all property owners of record within three hundred (300) feet of the parcel included in the application. This notification shall also include all property owners of record within the area subject to the approved development plan. The results of this review shall be compiled by the Building Commissioner and Zoning Administrator and shall be reported by him/her to the Planning and Zoning Commission for its consideration at the next available meeting. Upon receiving the application for proposed amendments or changes to the development plan and associated documents from the Building Commissioner and Zoning Administrator, the Commission shall complete its review of the application, either denying, approving or approving with conditions. The application, supplemental documents and the Commission's action and reasoning shall be forwarded to the Board of Aldermen as an informational item where it shall be its option either to require a further review and approval of the proposed amendments or changes to the development plan at the Board of Aldermen level, or concur with the Commission by taking no further action.
G.
Period Of Validity. The period of validity of approval of a final development plan is as follows:
1.
Approval of a final development plan shall be valid for a period no longer than twelve (12) months from the date of approval unless within such period a building permit has been obtained and construction is commenced.
2.
The Board of Aldermen may grant extensions not exceeding six (6) months each upon written request of the original applicant if the application submitted is substantially the same as the initially approved application. However, the Board of Aldermen has the power in such cases to attach new conditions to approval. At such time as the period of validity of an approved final development plan lapses, the final development plan and all uses, terms and conditions thereof shall be considered null and void. No further development of the site shall be permitted except by application in accordance with the procedural requirements of this Section, whereby it shall be considered an entirely new application.
3.
Should a request for extension of an approved final development plan contain substantial changes, as determined by the Board of Aldermen, the Board shall require the applicant to refile his/her application subject to the requirements of this Section as if it were an entirely new application.
Section 405.095 "BD" Business District Regulations.
[Ord. No. 2025-2052, 4-22-2025]
A.
Intent And Purpose.
1.
The purpose of the "BD" Business District zoning is to provide a means of achieving greater flexibility in mixed-use development of land in a manner not possible in conventional zones; to encourage a more imaginative and innovative design of projects; to promote a more desirable community environment; to ensure efficient, responsive, and fiscally sustainable governance; responsive market-driven development; and to retain maximum control over both the structure and future operation of the development for the public good in order to achieve the following objectives:
a.
The promotion of a creative approach to the use of land and related physical facilities resulting in a unified site, building and open space mixed-use development program for a high-quality Business District that provides public benefit and amenities for the community.
b.
The use of large tracts of land in a manner which provides a cohesive phased development, minimizes construction impact, and maximizes future development opportunities of the overall district.
c.
The combination, coordination and unified visual and aesthetic approach to architectural styles, building forms and building relationships covering different phases within a single development project.
d.
The diversification in the uses permitted and variation in the relationship of uses, structures, open space and height of structures in developments intended as cohesive and unified project.
e.
The integration of urban design, landscape and architectural features to create a human-scaled, safe, inviting and vibrant setting, inclusive of the following (objectives below are for guidance only and are not required, in part or in all, to be fulfilled outside of the enumerated development requirements of this Section 405.095):
i.
A distinctive high-quality development that is representative of the City of Frontenac;
ii.
An efficient internal network of service, vehicular, and pedestrian-oriented streets that provides a well-scaled streetscape with generous sidewalks, street trees, human scaled lighting, parking as needed, and other street furniture;
iii.
Street level, high-quality landscape gardens, plazas and/or parks available for public use;
iv.
Limiting building height along Clayton Road from the site boundary to two hundred (200) feet inside of the site boundary, while permitting taller buildings along Lindbergh Boulevard and the interior of the area, where impacts to neighboring residential subdivisions is minimal;
v.
Special design features such as public art, fountains and other water features, statues, walking paths and landscaped parkway entrances;
vi.
Architectural distinction and significance that make the development noteworthy;
vii.
Extensive use of high-quality building materials that add significant value to the property and benefit adjacent properties;
viii.
The necessary landscaped green buffers to the Interstate and adjacent neighborhoods; and
ix.
Improved pedestrian and vehicular connectivity for visitors, employees, and service with adjacent mixed-use development.
f.
The elimination of deteriorated or obsolete structures, or incompatible land uses via cohesive and planned redevelopment or rehabilitation.
g.
The rational, efficient and effective development in relation to the provision, operation and maintenance of public services.
h.
The efficient and effective traffic circulation, both within and adjacent to the development site.
i.
The provision and maintenance of new public, private and shared infrastructure, including, but not limited to, streets, curbs, sidewalks, bike amenities, sanitary sewers, stormwater sewers, lighting, landscaping, parks, community spaces, occupiable rooftops, and parking.
j.
Environmental sustainability and resiliency in the development of land that is of a higher quality than is possible under the regulations otherwise applicable to the property.
k.
Fiscally sound and responsible development for the long-term health of the public sector.
l.
Development that meets the current and future needs of Frontenac's residents and visitors.
m.
Facilitate implementation of the recommendations of the Comprehensive Plan.
2.
The Board of Aldermen, after receiving the recommendation of the Planning and Zoning Commission and proceeding in accord with requirements of Section 405.220 of this Code of Ordinances, may by ordinance:
3.
The "BD" Business District's zoning is not intended to encourage excessively dense or incompatible land use development uses, either within the development's boundaries or as the development relates to the general neighborhood. The requirements contained in this Section and the development plan approval ordinance must be strictly adhered to by the applicant and property owner(s).
4.
Property or properties eligible for "BD" Business District rezoning are limited to existing properties within the geographical area specified in Section 2.1. "Future Land Use Plan" of the "Frontenac 2050 Comprehensive Plan Update", as described in the legal description below and illustrated in Figure A "BD" Business District Eligibility Boundaries:
a.
Legal Description. From the point located at the southwest corner of the lot at 10435 Clayton Road, northerly to the northwestern most corner of the lot at 10435 Clayton Road; easterly to the northwest corner of the lot at 10401 Clayton Road; easterly to the northwest corner of the lot at 10369 Clayton Road; easterly to the northwest corner of the lot at 10349 Clayton Road; south-southeasterly to the point that is the most northerly and easterly corner of the lot at 1335 South Lindbergh Boulevard; southerly to the southeast corner of the lot at 10301 Clayton Road; southerly across the right-of-way of Clayton Road to the northeast corner of the lot at 1601 South Lindbergh Boulevard; southerly to the southeast corner of the lot at 1601 South Lindbergh Boulevard; southerly to the northeast corner of the lot at 100 Plaza Frontenac Street; southerly to the southeast corner of the lot at 100 Plaza Frontenac Street; southerly to the southeastern most corner of the lot at 1701 South Lindbergh Boulevard; westerly to southwestern most corner of the lot at 1701 South Lindbergh Boulevard; northerly to the point at the intersection of the corner of the lot 1701 South Lindbergh Boulevard and the southern lot line of the lot at 10404 Frontenac Woods Lane; easterly to a point at the southeastern most corner of the lot at 1766 Frontenac Woods Lane and western lot line of the lot at 1701 South Lindbergh Boulevard; northerly to the northwestern most corner of the lot at 1701 South Lindbergh Boulevard; northerly across the right-of-way of Clayton Road to a point on the southern lot line of the lot at 10375 Clayton Road due north of the northwestern most corner of the lot at 1701 South Lindbergh Boulevard; easterly to the southwest corner of the lot at 10375 Clayton Road; easterly to the southwest corner of the lot at 10435 Clayton Road.
Figure A: "BD" Business District Eligibility Boundaries  |
5.
Applicability And Definitions.
a.
Applicability. Requirements presented in this Section apply solely to "BD" Business District zoned parcels and are not intended, nor shall they be construed, to apply to any other parcels within the City of Frontenac. Notwithstanding anything herein to the contrary, owners of property of less than twelve and one-half (12.5) acres in the area eligible for rezoning to the Business District 2 Sub-area zoning district classification shall not be prohibited by this Section from using, developing or redeveloping those properties in accord with the existing zoning of the property.
b.
Definitions. The following definitions for terms used throughout this Section apply solely to regulations and conditions for "BD" Business District zoned parcels and are not intended, nor shall they be construed, to apply to any other parcels within the City of Frontenac.
i.
Building Service Areas: Off-street, paved courts used for the storage of trash dumpsters, recycling dumpsters, grease receptacles and other waste containers, and/or used to house mechanical equipment, electrical service panels, electrical transformers, gas meters, and other utility services and building equipment.
ii.
Business District 1 Sub-Area: The portion of the geographic boundary eligible for rezoning to a "BD" Business District zone, as described in Section 405.095(A)(4), and illustrated in Figure A, which is located south of Clayton Road.
iii.
Business District 2 Sub-Area: The portion of the geographic boundary eligible for rezoning to a "BD" Business District zone, as described in Section 405.095(A)(4), and illustrated in Figure A, which is located north of Clayton Road.
iv.
Development Site (or "Site"): A single parcel or group of parcels, meeting the requirements of Section 405.095(C)(3)(a), for which a development plan has been approved.
v.
Driveways: Off-street, paved areas providing vehicular access solely between building service areas, loading areas, and/or parking structures and public streets, primary internal circulation streets, and/or service roads/alleys. Any vehicular ways which allow through traffic between public streets, primary internal circulation streets, and/or service roads/alleys may not be classified or treated as driveways.
vi.
Ground Floor Primary Uses: Uses such as boutiques, restaurants, coffee shops, bars, entertainment venues, and other retail and hospitality uses generally open for business on evenings and weekends. Primary uses support vibrant street activity and pedestrian access.
vii.
Ground Floor Secondary Uses: Uses such as banks, beauty parlors, fitness studios, dry cleaners, and other professional services and community services.
viii.
Liner Building: A mixed-use building which has been designed expressly to conceal an above-grade parking structure. Liner buildings shall be at least the full height of the parking structure and shall be occupied by non-parking uses for their entire height, subject to the requirements of Section 405.095(E). Liner buildings may be of shallow depth to facilitate site planning, but in no case shall be less than thirty (30) feet deep, as measured from the front facade to the rear wall adjacent to or coterminous with the parking structure.
ix.
Loading Areas: Off-street, paved courts used for the temporary parking of vehicles off-loading goods or services necessary for use(s) within a building.
x.
Primary Internal Circulation Streets: A privately-owned, privately maintained street that functions as a publicly accessible street within a Business District Zone or development site. Primary internal circulation streets shall have direct access to a publicly owned, operated, and maintained street. Primary internal circulation streets provide public access to building program areas (i.e., storefronts, restaurants, hotel lobbies, and residential lobbies) and shall be designed with a high degree of walkability to support active, vibrant ground floor primary uses.
xi.
Public Street: Streets which are owned, operated, and maintained by a public entity, including the City of Frontenac, St. Louis County Department of Transportation and Public Works, and Missouri Department of Transportation; for the purposes of this Section, these include Lindbergh Boulevard/Highway 67, Clayton Road, 1-64/U.S. 40, and Litzsinger Road.
xii.
Service Roads/Alleys: A privately owned, privately maintained roadway that provides through-access at each end from either a public street or a primary internal circulation street (i.e., not a dead-end roadway), which functions to provide access to parking, building service areas, and loading areas.
xiii.
Site: Refer to "Development Site."
xiv.
Surface Parking Lots, Interim and/or Temporary: Interim and/or temporary parking lots are either: (a) existing surface parking lots that provide parking for an existing building on a development site that will be redeveloped at a later phase; or (b) surface parking lots that are temporarily retained or constructed for construction activity or tenant use during a project's construction until permanent parking facilities are completed.
xv.
Surface Parking Lots, In Limited Areas for Short-Term Use: An area consisting of a single row of pull-in or back-in parking stalls (or "parking spaces"), located directly off of a primary internal circulation street or service road/alley and oriented at an angle of between forty-five degrees (45°) and ninety degrees (90°) to the primary internal circulation street of service road/alley, for the purpose of providing parking for a limited timeframe (typically thirty (30) minutes or less) for visitors of retail stores, bakeries, restaurants, and service businesses, or use vehicles providing building services or maintenance.
B.
Relationship Of "BD" Business District To The Zoning Map.
1.
A Mapped District. The "BD" Business District zoning is not intended to be attached to existing use districts as an overlay but is a distinct mapped zoning district.
2.
Development Plan Approval Required. Although the "BD" Business District designation applies to parcels of land mapped into a single zoning district, no rezoning of existing parcels to "BD" Business District zoning occurs absent a development plan reviewed and approved by the Board of Aldermen per ordinance and in conformance with the requirements of this Section. Any preexisting uses within the boundaries of an area rezoned to the "BD" Business District zoning shall be deemed non-conforming, as outlined in Section 405.130, until such time as they are redeveloped, reviewed, and approved for inclusion in an approved "BD" Business District development plan.
3.
Expansion Of Business District. Existing parcels may be rezoned and added to an existing "BD" Business District provided that:
a.
Said parcels are contiguous to the existing "BD" Business District zone; and
b.
For the overall "BD" Business District, zoned site cohesion is improved; and
c.
Traffic, access, and parking studies are conducted by the City of Frontenac to assess the impact of expansion internally to the site and externally to surroundings areas; and
d.
An amended Development Plan is submitted and approved by the Board of Aldermen in conformance with the requirements of this Section.
C.
Development Configuration, Height And Parking Requirements.
1.
"BD" Business District Zoning Sub-Areas. The area eligible for rezoning to "BD" Business District zoning is divided by Clayton Road into two (2) separate zoning sub-areas:
a.
"Business District 1 Sub-area" south of Clayton Road (the "Plaza Frontenac/Lifetime Fitness site"); and
b.
"Business District 2 Sub-area" north of Clayton Road (the "Hilton/Le Chateau site")
Each zoning sub-area's zoning requirements are calibrated to address the specific physical circumstances, context, and development considerations of that area. |
2.
Business District 1 Sub-Area: Site Development Requirements. (Reserved)
3.
Business District 2 Sub-Area: Site Development Requirements.
a.
Minimum Site Area For A Business District. The minimum overall site area to be eligible for rezoning as a "BD" Business District zone shall be twelve and one-half (12.5) acres, subject to the following conditions:
i.
A single parcel with a minimum size of twelve and one-half (12.5) acres, of which no lot boundary shall be less than five hundred (500) feet in length; or
ii.
Multiple contiguous parcels owned by a single entity, with a combined minimum size of twelve and one-half (12.5) acres, of which no side of the contiguous group of parcels shall be less than five hundred (500) feet in length; or
iii.
Multiple contiguous parcels owned by multiple entities, with a combined minimum size of twelve and one-half (12.5) acres, of which no side of the combined contiguous group of parcels shall be less than five hundred (500) feet in length, under a legally enforceable development agreement meeting the following requirements:
a)
The minimum term of said development agreement shall be the total time period for full completion of the approved "BD" Business District Development Plan, either in a single phase or in multiple phases; and
b)
The development agreement may not be amended for twenty (20) years from the date of the site's development plan approval, unless the amendment is approved by the Board of Aldermen.
b.
Minimum Configuration Requirements For A Business District. To be eligible for rezoning to the Business District (BD) zone, a single parcel or group of contiguous parcels must meet the following conditions:
c.
Requirements For Existing Parcels And Buildings.
i.
If not encompassing the entire Business District 2 Sub-area, the configuration of the "BD" Business District zone parcels and their development plan shall, where feasible, provide for improved access and service to adjacent parcels not included in the "BD" Business District zone, for the purpose of facilitating the addition of said adjacent parcels to the "BD" Business District zone in the future.
ii.
At minimum, the site area configuration and development plan shall not inhibit or preclude existing access to and/or service of adjacent parcels, including emergency services access, either through the configuration of the site area boundary and/or the configuration of the site area development plan.
iii.
Existing access to and/or service of adjacent parcels may be modified, provided that the owner(s) of said parcels consent to the modification, the modification is approved by the City of Frontenac as required, and the modification is recorded as a legally-binding agreement (i.e., access easement, deed restriction, etc.).
iv.
Building(s) existing on the development site may be incorporated into the development plan, subject to the following conditions:
a)
Existing building(s) may be incorporated as is with no improvements or modifications, notwithstanding the requirements of this Section.
b)
Existing building(s) may be incorporated with improvements or modifications to the facade and/or roof, notwithstanding the requirements of this Section, provided that there is no increase to the building drip line area (DLA) and/or height. Facade and roof improvements and modifications must conform to all requirements of Section 405.095(D), "BD" Business District Architectural Design Standards.
c)
Existing building(s) may be incorporated with additions that increase the building drip line area (DLA), notwithstanding the requirements of this Section, provided that:
d)
If the existing building(s) are to be incorporated with additions that increase the height of the existing building(s), then the building(s) must conform to the requirements of this Section.
e)
If the existing building(s) are to be incorporated with additions that increase the footprint of the existing building(s) by greater than twenty-five percent (25%) of the existing building drip line area (DLA), then the additions must conform to the requirements of this Section.
f)
If the existing building(s) are to be incorporated with additions that that are located between either an existing building facade and Clayton Road, or an existing building facade and Lindbergh Boulevard, then the additions must conform to the requirements of this Section.
g)
The existing building(s) are not reduced in either building drip line area (DLA) or building height.
v.
Existing buildings to be demolished and permanently removed from the site shall be demolished according to a schedule that facilitates the timeline of the development project and minimizes the period of time between demolition and construction during which the site remains vacant.
 |
d.
Buildable Area Build-To Line (Refer to Figure 1: Buildable Area) Requirements For A Business District. All buildings directly adjacent to Clayton Road and Lindbergh Boulevard shall be placed at the build-to line specified here:
i.
Clayton Road Build-To Line. A line parallel to and thirty-five (35) feet north of the northernmost right-of-way line of Clayton Road. [A]
NOTE: Business District 2 Sub-area contains seven (7) existing individual parcels with frontages on Clayton Road, and these parcels do not share a single continuous property line along Clayton Road. In order to establish a single continuous build-to line, the build-to line shall be measured from the position of the northernmost Clayton Road right-of-way line, and east and west across the Clayton Road Frontage of Business District 2 Sub-area, as indicated by the red "Right-of-Way Line" in Figure 1.
ii.
Lindbergh Boulevard Build-To Line A line parallel to and one hundred twenty (120) feet west of the westernmost right-of-way line of Lindbergh Boulevard. [B]
NOTE: Business District 2 Sub-area contains two (2) existing individual parcels with frontages on Lindbergh Boulevard, and these parcels do not share a single continuous property line along Lindbergh Boulevard. In order to establish a single continuous build-to line, the build-to line shall be measured from the position of the westernmost Lindbergh Boulevard right-of-way line, extended north and south across the Lindbergh Boulevard Frontage of Business District 2 Sub-area, as indicated by the red "Right-of-Way Line" in Figure 1.
e.
Build-To Line Building Form Requirements For A Business District.
i.
Minimum percentage of build-to line that shall be occupied by buildings: sixty-five percent (65%).
ii.
Building Frontage.
a)
Buildings placed on the Clayton Road build-to line shall have their primary facade and at least one (1) building entrance facing Clayton Road; it is not permitted for the rear of a building to face Clayton Road.
b)
Buildings placed on the Lindbergh Boulevard build-to line shall have their primary facade and at least one (1) building entrance facing Lindbergh Boulevard; it is not permitted for the rear of a building to face Lindbergh Boulevard.
g.
Building Height Requirements For A Business District (Refer to Figure 2: Height Zones). Minimum and maximum building heights shall be governed according to the following Height Zones:
i.
Height Zone 1.
a)
Height Zone 1 Boundaries.
1)
Southern boundary: thirty-five (35) foot Clayton Road build-to line. [E1]
2)
Eastern boundary: one hundred twenty (120) foot Lindbergh Boulevard build-to line. [F1]
3)
Northern boundary: two hundred (200) feet north of Clayton Road setback reference line. [E2]/[E3]
4)
Western boundary: fifteen (15) foot adjacent non-residential properties setback. [H1]
b)
Height Zone 1 Requirements.
1)
Minimum building height: twenty-one (21) feet above mean grade of Clayton Road curb elevation.
2)
Maximum building height: six hundred fifteen (615) feet fixed elevation above mean sea level (MSL).
3)
Minimum ground story floor to ceiling height: twelve (12) feet.
4)
Minimum upper story floor to ceiling height: ten (10) feet.
ii.
(Reserved)[1]
[1]
Editor's Note: Figure 2, above, erroneously includes reference to "Height Zone 1 Special" as a distinct regulatory category. Height Zone 1 Special regulations were deleted during the legislative process. The area shown as "Height Zone 1 Special" is just in Height Zone 1 as that area is defined in the "Height Zone 1 Boundaries" text in Subsection (C)(3)(g)(i)(1), above.
iii.
Height Zone 2.
a)
Height Zone 2 Boundaries.
1)
Southern boundary: two hundred (200) feet north of Clayton Road setback reference line. [E2]
2)
Eastern boundary: Five hundred forty (540) feet west of Lindbergh Boulevard setback reference line. [F2]
3)
Northern boundary: forty (40) foot 1-64/U.S. 40 Setback. [G2]
4)
Western boundary: fifteen (15) foot adjacent non-residential properties setback. [H2]
b)
Height Zone 2 Requirements.
1)
Minimum building height: two (2) stories or twenty-six (26) feet above mean grade, whichever is less.
2)
Maximum building height: six-hundred forty five (645) feet fixed elevation above mean sea level (MSL).
3)
Minimum ground story floor to ceiling height: twelve (12) feet.
4)
Minimum upper story floor to ceiling height: ten (10) feet.
iv.
Height Zone 3.
a)
Height Zone 3 Boundaries.
1)
Southern boundary: two hundred (200) feet north of Clayton Road setback reference line. [E3]
2)
Eastern boundary: one-hundred twenty (120) foot Lindbergh Boulevard build-to line. [F3]
3)
Northern boundary: forty (40) foot I-64/U.S. 40 setback. [G3]
4)
Western boundary: five hundred forty (540) feet west of Lindbergh Boulevard setback reference line. [F2]
b)
Height Zone 3 Requirements.
1)
Minimum building height: two (2) stories or twenty six (26) feet above mean grade of Lindbergh Boulevard curb elevation, whichever is less.
2)
Maximum building height: six hundred sixty (660) feet fixed elevation above mean sea level (MSL).
3)
Minimum ground story floor to ceiling height: twelve (12) feet.
4)
Minimum upper story floor to ceiling height: ten (10) feet.
v.
Building Height — General Conditions.
a)
In order to accommodate the overland flow path requirement of the Metropolitan Sewer District of St. Louis (MSD), overall building heights may be increased by a maximum distance of the difference between the site grade and calculated base flood elevation (BFE), plus three (3) feet, according to the following definitions and example:
1)
Overland Flow Path Requirement. The MSD overland flow path requirement mandates that an above-ground, natural floodway be maintained through the site to account for stormwater runoff that exceeds the capacity of the existing storm sewer(s) that serve the site, based on a 100-year (1% probability), 20-minute rainfall event (design condition rainfall event).
2)
Base Flood Elevation. Based upon site topography, impervious surface coverage, storm sewer capacity, and other factors, the depth and extent of above-ground water generated by the design condition rainfall event will result in a specific water elevation, referred to as the "base flood elevation" (BFE).
3)
In areas where a BFE is present due to overland flow requirements, building heights may be increased as illustrated in the following example for Height Zone 2:
I.
Height Zone 2: Maximum building height = 645 feet MSL.
II.
Example site elevation = 571 feet MSL.
III.
Example overland flow path BFE = 575 feet MSL (4 feet above grade difference).
IV.
Allowable building height increase: 4 feet + 3 feet = 7 feet; 645 feet MSL + 7 feet = 652 feet MSL allowable increased maximum building height.
b)
For pitched roofs, gabled roofs, and hipped roofs, building height shall be measured to the mean distance between the roof eave line and the roof peak.
c)
Building parapet walls may extend up to six (6) feet above the maximum building height.
d)
Architectural features, including features related to occupiable roofs, may extend up to twelve (12) feet above the maximum building height, subject to the requirements of Section 405.095(D)(1)(a)(iv).
 |
h.
Site Access Points And Circulation Requirements For A Business District (Refer to Figure 3: Access And Circulation).
i.
Maintain the existing four-way intersection at Clayton Road and Frontenac Woods/Le Chateau; enhance with a marked crosswalk and HAWK signal. [J1]
ii.
Maintain existing signalized intersection at Clayton Road and Frontenac Hilton Drive. [J2]
iii.
Maintain existing Lindbergh Boulevard entrance to Frontenac Hilton. [J3]
iv.
Connect access points J1, J2, and J3 with a primary internal circulation street with a minimum right-of-way (ROW) width of fifty (50) feet. [1]
v.
Any "BD" Business District that is less than coterminous with the boundary of the "Business District 2 Sub-area" shall include at least two (2) of the access points J1, J2, and J3.
vi.
Additional access points may be permitted, subject to the following conditions:
a)
One or more additional access points are requested by the project owner; and
b)
A traffic study, contracted by the City of Frontenac, supports the additional access point(s) requested; and
c)
The petitioner or applicant reimburses the City of Frontenac for all costs for the execution of said study, as provided for in Section 100.136; and
d)
The approved development plan authorizes the additional access point(s) requested.
vii.
Any other vehicular access driveways to and/or from Clayton Road and/or Lindbergh Boulevard, except those conforming to the requirements herein, are prohibited.
 |
i.
Parking Area Setbacks Requirements for a Business District (Refer to Figure 4: Parking):
iii.
Surface parking lots are prohibited, subject to the following exceptions:
a)
In a multi-phased development project, interim and/or temporary surface parking lots may be permitted during the project's construction, for a period of not more than five (5) years following the commencement of construction. In the case of multi-phased development, five (5) years shall begin at the commencement of the final phase of construction.
b)
Surface parking lots may be permitted in limited areas of not more than thirty (30) parking stalls per area for short-term parking limited to thirty (30) minutes or less.
iv.
Freestanding, above-grade parking garages shall be concealed from all public streets and primary internal circulation streets with a liner building (refer to definition in Section 405.095(A)(5).
v.
Freestanding, above-grade parking garages may be visible from service roads/alleys ONLY.
vi.
Parking Garage Access Requirements.
a)
For both above-grade and below-grade parking garages, access may be provided from primary internal circulation streets, subject to the limitations in Section 405.095(E)(7).
b)
For both above-grade and below-grade parking garages, access may be provided from service roads/alleys with no limitations.
j.
Minimum Parking Requirements For A Business District.
i.
Parking shall be provided to be shared among all uses present on the development site.
ii.
For residential uses: parking shall be provided at a ratio of two (2) parking spaces per residential unit.
iii.
For assembly uses (inclusive of, but not limited to, conference centers and banquet halls): parking shall be provided at a ratio of one (1) parking space per four (4) seats of maximum occupancy.
iv.
For All Other Non-Residential Uses.
a)
For non-residential uses less than ten thousand (10,000) square feet of total gross floor area (GFA): No minimum parking requirement.
b)
For non-residential uses greater than ten thousand (10,000) square feet of total gross floor area (GFA): Parking shall be provided at a ratio of one (1) parking space per six hundred (600) square feet of total gross floor area (GFA) above ten thousand (10,000) square feet.
v.
Except for residential uses and assembly uses, required parking may be provided as street parking along interior roads.
vi.
An independent access, circulation, and parking study shall be conducted for the proposed development plan, subject to the following conditions:
a)
The study shall be contracted by the City of Frontenac; and
b)
The petitioner or applicant shall reimburse the City of Frontenac for all costs for the execution of said study, as provided for in Section 100.136; and
c)
The development plan submitted for approval incorporates the findings of the access, circulation, and parking study.
k.
Site Coverage Requirements For A Business District.
i.
Minimum site coverage percentage: thirty percent (30%).
ii.
Maximum site coverage percentage: fifty percent (50%).
iii.
Site coverage consists of the following:
a)
Buildings;
b)
Parking structures;
c)
Open-air pavilions and other freestanding structures covered by a roof;
d)
Loggias, canopies, and other open-air structures attached to buildings and covered by a roof; and
e)
Open air terraces, balconies, and occupiable roofs, whether covered or uncovered, located above grade.
iv.
Site Coverage — How To Measure. Site coverage shall be measured as the total sum of the area of the maximum extent of all contributing elements, including extending and/or overhanging elements of the building or structure (i.e., projecting balconies and/or overhanging eaves), otherwise referred to as the "drip line" of the buildings and/or structures.
l.
Open Space Requirements For A Business District.
i.
Minimum open space percentage: fifty percent (50%).
ii.
Maximum open space percentage: seventy percent (70%).
iii.
Open space consists of any areas of the site not classified as site coverage, including:
a)
Streets, roads, and driveways within the site boundary;
b)
Non-structured parking, loading, and building service areas within the site boundary;
c)
Sidewalks and pedestrian paths within the site boundary;
d)
On-grade patios and terraces not covered by a roof;
e)
On-grade plazas and squares, whether publicly-accessible or not publicly-accessible;
f)
On-grade swimming pools, tennis courts, pickleball courts, and other similar recreational facilities not covered by a roof;
g)
Planting beds and other landscape areas;
h)
Landscape buffer zones;
i)
On-grade, access-restricted lawns, including dog parks and recreational lawns for hotel guests or owners of residential condominiums;
j)
Open lawn areas and stands of trees; and
k)
Any other space not classified as site coverage and not enumerated herein.
iv.
Open Space Coverage — How to Measure. Open space shall be measured as the total site area contained within the parcel boundary or, if multiple parcels, the sum of the total site area contained within each constituent parcel, minus the total site coverage as specified in Section 405.095(C)(3)(k)(iv).
m.
Public Gathering Space Requirements For A Business District:
i.
Public Gathering Space — Definition. The development site shall include a minimum of one (1) contiguous publicly accessible open gathering space in the form of a plaza or square, subject to the following conditions:
a)
Each public gathering space shall be no less than one (1) acre (43,560 square feet);
b)
The public gathering space shall be round, ovoid, or generally square or rectangular in shape;
c)
The entire perimeter of the public gathering space shall provide at-grade access to adjacent uses, subject to the following requirements:
1)
The public gathering space shall have a maximum of fifty percent (50%) of its perimeter (for round or ovoid-shaped plans) or at least two (2) sides (for generally square or rectangular shaped plans) open to the street in a manner that directly meets the elevation of the adjacent grade without requiring the use of steps, ramps, or other elements to facilitate movement between two (2) dissimilar elevations; and
2)
The public gathering space shall have a minimum of fifty percent (50%) of the perimeter (for round or ovoid-shaped plans) or at least two (2) sides (for generally square or rectangular shaped plans) bounded by buildings that feature ground floor primary uses, as defined in Section 405.095(E)(7), facing the public gathering space.
ii.
The public gathering space shall be well landscaped and include pedestrian infrastructure and seating. A public use plan for the public gathering space shall be provided.
iii.
The design of the public gathering space shall be reviewed and approved by the Architectural Review Board (ARB) as a required part of the development plan approval process.
n.
Design Requirements For Streets And Roads Internal To Business District 2 Sub-Area — Primary Internal Circulation Streets.
i.
Primary internal circulation streets shall be subject to the following design requirements:
a)
Streets shall be designed and operated to accommodate two (2) way vehicular traffic.
b)
Streets shall be designed with a minimum of two (2) traffic lanes (one travel lane in each opposing direction) and a maximum of three (3) traffic lanes (one travel lane in each opposing direction with a center bi-directional turn lane).
c)
Lanes shall have a minimum width of ten (10) feet and shall have a maximum width of twelve (12) feet.
d)
A parallel parking lane may be provided between the outer travel lane and the curb on one (1) side or both sides of the street; parallel parking lanes shall have a minimum width of eight (8) feet and a maximum width of ten (10) feet.
e)
Perpendicular and/or angled parking stalls may be provided between the outer travel lane and the curb on one (1) side or both sides of the street; parking stalls shall have a minimum width of nine (9) feet and a maximum width of ten (10) feet; parking stalls shall have a minimum usable depth of nineteen (19) feet and a maximum usable depth of twenty one (21) feet.
f)
Street intersections shall have a minimum corner radius of eight (8) feet and a maximum corner radius of twelve (12) feet.
g)
Streets shall be bounded on both sides by a vertical curb.
h)
Outside of the vertical curbs, a tree lawn, planting strip, or tree wells shall be provided on both sides; the tree lawn or planting strip shall have a minimum width of five (5) feet; tree wells shall have a minimum dimension of five (5) feet by five (5) feet and shall be located at a maximum interval of twenty (20) feet on center (O.C.); street trees shall be planted at a maximum interval of twenty (20) feet on center (O.C.).
i)
Outside of the tree lawn, planting strip, or tree well zone, a paved sidewalk area shall be provided on each side. The sidewalk shall have a minimum clear width of eight (8) feet.
j)
At each intersection, ADA-compliant curb ramps with a textured surface shall be provided, perpendicular to the centerline of the street.
k)
At each ADA compliant curb ramp, a crosswalk shall be provided; the crosswalk shall be designated with a change in pavement material that is at least six (6) feet wide and constructed from a smooth, flush, slip resistant material. Vehicular stop bars shall be painted on the road surface at least four (4) feet from the edge of the crosswalk.
l)
Streetlights shall be provided at a maximum interval of forty (40) feet on-center (O.C.).
ii.
For all design specifications not enumerated in Section 405.095(c)(3)(n)(i), streets shall conform to the specifications set forth by the Missouri Department of Transportation (MODOT) in Missouri Standard Specifications for Highway Construction (current edition) (https://www.modot.org/missouri-standard-specifications-highway-construction).
o.
Streetscape Requirements For Clayton Road.
i.
Clayton Road adjacent to Business District 2 Sub-area shall be subject to the following design requirements for streetscape improvements:
a)
Grade elevation at the Clayton Road curb shall be extended north to the thirty-five (35) foot Clayton Road build-to line, so that buildings with frontage on Clayton Road have on-grade access from Clayton Road.
b)
The area between the Clayton Road curb and the thirty-five (35) foot Clayton Road build-to line shall be landscaped, so as to provide a distinctive and aesthetically attractive landscape zone along Clayton Road.
c)
It is encouraged that buildings with frontage on Clayton Road shall have patios, terraces, and awnings within the area between the Clayton Road curb and the thirty-five (35) foot Clayton Road build-to line, for the purposes of outdoor dining and other outdoor programs.
d)
Outside of the vertical curb, a tree lawn, planting strip, or tree wells shall be provided; the tree lawn or planting strip shall have a minimum width of five (5) feet; tree wells shall have a minimum dimension of five (5) feet by five (5) feet and shall be located at a maximum interval of twenty (20) feet on center (O.C.); street trees shall be planted at a maximum interval of twenty (20) feet on center (O.C.).
e)
Outside of the tree lawn, planting strip, or tree well zone, a paved sidewalk or multi-use path area shall be provided. The sidewalk shall have a minimum clear width of eight (8) feet; if a multi-use path is provided instead of a sidewalk, the multi-use path shall have a minimum clear width of sixteen (16) feet, and the bicycle portion of the multi-use path shall be differentiated from the pedestrian portion of the multi-use path with a paving material change.
f)
At each intersection, ADA-compliant curb ramps with a textured surface shall be provided, perpendicular to the centerline of the street.
g)
At each ADA compliant curb ramp, a crosswalk shall be provided; the crosswalk shall be designated with a change in pavement material that is at least six (6) feet wide and constructed from a smooth, flush, slip resistant material. Vehicular stop bars shall be painted on the road surface at least four (4) feet from the edge of the crosswalk.
h)
Streetlights shall be provided at a maximum interval of forty (40) feet on-center (O.C.).
p.
Streetscape Requirements For Lindbergh Boulevard.
i.
Lindbergh Boulevard adjacent to Business District 2 Sub-area shall be subject to the following design requirements for streetscape improvements:
a)
The area between the Lindbergh Boulevard curb and the one hundred twenty (120) foot Lindbergh Boulevard build-to line shall be landscaped, so as to provide a distinctive and aesthetically attractive landscape zone along Lindbergh Boulevard.
b)
The area between the Lindbergh Boulevard curb and the one hundred twenty (120) foot Lindbergh Boulevard build-to line is permitted and encouraged to have a hotel drop-off drive, porte cochere, and valet station, all of which may encroach into said area. No parking facilities other than parallel parking spaces for temporary parking or valet operations within the hotel drop-off drive are permitted.
c)
It is encouraged that buildings with frontage on Lindbergh Boulevard shall have patios, terraces, and awnings within the area between the Lindbergh Boulevard curb and the one hundred twenty (120) foot Lindbergh Boulevard build-to line, for the purposes of outdoor dining and other outdoor programs.
d)
Outside of the vertical curb, a tree lawn, planting strip, or tree wells shall be provided; the tree lawn or planting strip shall have a minimum width of five (5) feet; tree wells shall have a minimum dimension of five (5) feet by five (5) feet and shall be located at a maximum interval of twenty (20) feet on center (O.C.); street trees shall be planted at a maximum interval of twenty (20) feet on center (O.C.).
e)
At each intersection, ADA-compliant curb ramps with a textured surface shall be provided, perpendicular to the centerline of the street.
f)
At each ADA compliant curb ramp, a crosswalk shall be provided; the crosswalk shall be designated with a change in pavement material that is at least six (6) feet wide and constructed from a smooth, flush, slip resistant material. Vehicular stop bars shall be painted on the road surface at least four (4) feet from the edge of the crosswalk.
g)
Streetlights shall be provided at a maximum interval of forty (40) feet on-center (O.C.).
q.
Design Requirements for Streets and Roads Internal to Business District 2 Sub-Area — Service Roads/Alleys:
i.
Service streets/alleys shall be subject to the following design requirements:
a)
Service roads/alleys shall be designed and operated to accommodate either one (1) way or two-way vehicular traffic.
b)
Service roads/alleys shall be designed with a minimum of one (1) traffic lane (one-way traffic only) and a maximum of two (2) traffic lanes (one travel lane in each opposing direction).
c)
Lanes on one (1) way service roads/alleys shall have a minimum width of fourteen (14) feet and a maximum width of eighteen (18) feet.
d)
Lanes on two-way service roads/alleys shall have a minimum width of ten (10) feet and shall have a maximum width of twelve (12) feet.
e)
Road/alley intersections shall have a minimum corner radius of eight (8) feet and a maximum corner radius of twelve (12) feet.
f)
At each point at which a pedestrian sidewalk crosses a road/alley, ADA-compliant curb ramps with a textured surface shall be provided, perpendicular to the centerline of the road/alley.
g)
At each ADA compliant curb ramp, a crosswalk shall be provided; the crosswalk shall be designated with a painted indication.
r.
Design Requirements For Driveways, Loading Areas, And Building Service Areas For A Business District.
i.
No driveway, loading area, or building service area shall be located between a building and the nearest adjacent public street.
ii.
No driveway with the exception of parking structure entrances/exits, loading area, or building service area shall directly face a public street or primary internal circulation street; all driveways, loading area, and building service areas shall be located off of service roads/alleys.
iii.
Any driveway, loading area, or building service area inside the development site boundary that faces an adjacent property outside of the development site boundary shall be screened from view by a landscape wall, decorative fence, or landscaping.
iv.
Trash dumpsters, recycling bins, grease receptacles, and other waste facilities must be contained within enclosures and shall be screened from view by a landscape wall, decorative fence, or landscaping.
s.
Landscaping And Site Design Requirements For A Business District:
i.
The development site is to be well-landscaped and include pedestrian infrastructure.
ii.
Streets and roads within the development site boundary shall have street trees planted on both sides of the street in the provided tree lawn, planting strip, and/or tree wells (refer to Section 405.095(C)(3)(n)(i)(h)) at a minimum interval of twenty (20) feet on center (O.C.).
iii.
Streets, roads, and driveways within the development site boundaries and adjacent to site boundaries shall have a landscape buffer with a minimum width of twenty (20) feet.
iv.
Surface parking and vehicular driveways adjacent to development site boundaries shall have a landscape buffer with a minimum width of twenty (20) feet.
v.
Open space along Clayton Road and Lindbergh Boulevard shall be landscaped.
vi.
Open space along I-64/U.S. Highway 40 shall be landscaped.
vii.
Open space along any adjacent parcel boundaries outside of the site area shall be landscaped.
viii.
Site design and landscaping shall be reviewed by the Architectural Review Board (ARB) in the development plan review process, and the design may be approved, approved with conditions, or denied at the discretion of the Architectural Review Board (ARB).
u.
Utility Requirements For A Business District.
i.
All above-ground lines along Clayton Road, inclusive of electrical feeder lines, telecommunication lines, co-axial cable lines, and fiber optic lines, shall be relocated underground when adjacent to any development site.
ii.
Building electrical, telecommunication, and cable service from either above-ground or underground electrical feeder lines shall be located underground.
iii.
All electrical transformers, building electrical service connections, building electric meters, building telecommunication connections, building co-axial cable connections, building fiber optic connections, building gas meters, and all other above-ground utility connections shall be located either within building service areas or off of service roads/alleys and shall be screened from view by a landscape wall, decorative fence, or landscaping.
iv.
Where required, on-site stormwater detention facilities shall be located underground in subterranean vaults; at-grade stormwater detention facilities are prohibited.
D.
"BD" Business District Architectural Design Standards.
1.
Building Articulation.
a.
Building Facades.
i.
Building composition should clearly define and articulate the building's different purposes, using building elements, treatments, and architectural expression to define the various pieces that make up the larger building.
ii.
The maximum total length for any facade shall be three hundred (300) feet.
iii.
Facades longer than seventy (70) feet shall be divided into smaller segments or "apparent faces" with variation to building setbacks, recesses, and projections above the ground floor. The apparent face is the length of a facade plane that is unbroken by vertical changes in depth. Limiting this length reduces the perceived bulk of a long building facade.
a)
Buildings with facades over seventy (70) feet wide must incorporate wall projections or recesses, or changes in wall plane for two (2) feet minimum depth, at least every seventy (70) feet. [Q]
iv.
Flat roofs and hidden pitched roofs require a parapet on all facades facing public streets and primary internal circulation streets.
v.
The roofline of a building shall not run in a continuous plane for more than seventy (70) feet without changes in elevation. The roofline must be broken up by providing articulations in the facade of the building; changes in the height of the roof; architectural features such as corner towers, turrets, rooftop pergolas, rooftop loggias, etc.; and/or changes in color, material, forms, etc., subject to the following conditions: [S]
a)
Up to thirty percent (30%) of the roofline may extend up to twelve (12) feet above the maximum building height, as specified in Section 405.095(C)(3)(f).
b)
Rooftop pergolas, rooftop loggias, rooftop penthouses, and other architectural features may extend up to twelve (12) feet above the maximum building height, as specified in Section 405.095(C)(3)(f), subject to the following conditions:
vi.
Design the building to reduce real and perceived building mass including using the methods of mass variation and facade articulation. Ideally combine both methods in building design.
vii.
Mass variation methods reduce actual building mass and scale while meeting the development standards for building height. This method modulates a building floor or wall in a manner that creates a physical relief horizontally or vertically in the building mass and architectural form.
viii.
Facade articulation methods reduce perceived building mass by providing human scale components and expressing horizontal and vertical scale. These methods include accent lines, color and material changes, and minor wall offsets. [T]
a)
Utilize minor wall offsets of up to two (2) feet.
ix.
Upper floors should be distinguished from the building base. Use varied geometry in upper floors and modulate and articulate facade to reduce perceived building bulk. [U]
a)
Step-back upper floors to reduce visual impact at the pedestrian scale, also permitting balconies in the step-back.
x.
Nearly vertical roofs (A-frames) and piecemeal mansard roofs (used on a portion of the building perimeter only) are prohibited.
 |
b.
Block Corner Articulation.
i.
Provide signature design elements at district gateways and on prominent corners or intersections as landmarks.
ii.
Establish block corners with architectural articulation that relates to street activating uses.
iii.
The full height of tall buildings may be expressed at corners to provide variation and increased vertically on buildings with tower step-backs or buildings may be chamfered or set back in plan to create additional sidewalk space or outdoor program space.
c.
Building Base Articulation.
i.
Vary base height up to the maximum height and/or between the retail use and upper floors.
ii.
Encourage two-story retail spaces. This variation should respond to the street character and typical widths, heights, and modulation of existing buildings to create a contextually sensitive and human scaled outdoor room.
iii.
Design the base of the building to be sufficiently flexible to accommodate a variety of store design options for future retail tenants to use in expressing their brand identities.
iv.
Utilize variations such as slight projections, setbacks, and canopies between different storefronts. Users should be able to easily identify the number of retailers in a building from a distance.
v.
Utilize horizontal architectural details such as cornices, continuous balconies, frames, projections, and step-backs to differentiate the retail floor(s) from upper floors.
vi.
Utilize plane changes that create significant vertical and horizontal breaks, and shadow lines on the facade. Architectural projections as small as twelve (12) inches can be effective.
vii.
Avoid overly long, continuous forms of weather protection along the full building facade. This diminishes the visibility of individual storefronts.
viii.
Consider variation in building materials or color to add texture to lower floors most visible to those at pedestrian level.
2.
Architectural Elements And Features.
a.
Ground Floor Windows And Doors.
i.
A minimum of seventy five percent (75%) of the total area of ground floor facades facing a public street or primary internal circulation street shall be made of glass or other transparent materials with a minimum fifty percent (50%) transmittance factor and a reflectance factor not greater than 0.25, or otherwise designed to allow pedestrians to view activities inside the buildings.
ii.
In order to support an active street level appropriate to a business district, a minimum of one (1) entrance door shall be provided at a minimum interval of thirty (30) feet for the entire length of all ground floor facades facing a public street or primary internal circulation street.
b.
Upper Floor Windows And Doors.
i.
Upper floors should incorporate traditional vertically proportioned window and door openings with less window glazing and transparency than the lower floors.
ii.
Windows shall be provided on all building facades in a manner and proportion that positively contributes to the overall architectural style and design of the building.
iii.
All-glass facades are prohibited; maximum allowable glazing on any single facade shall be fifty percent (50%) of the total facade area.
c.
Balconies. Balconies are encouraged on street facades, but not required. A maximum of forty percent (40%) of the total facade area may be covered with balconies. False balconies are prohibited, and balcony support structures must be integrated with building facade.
d.
Building Signage. Building signage shall be an integral part of the overall building design. Signs shall not obscure important architectural details. Principal sign types appropriate for the district include:
i.
Wall Signs. Positioned within architectural features and aligned with others on a block to maintain established patterns;
ii.
Projecting Signs. Positioned along the first-floor level of the facade may take on their own special shape or create their own symbol within the overall facade design; and
iii.
Awning Signs. Positioned to emphasize special shapes or details of the facade, to draw attention to shop entrances or to emphasize a display window. Internally lit signs are discouraged. Where there is sufficient ambient light avoid signage lighting. Illuminated wayfinding signage is appropriate (i.e., structured parking entrances).
e.
Building Equipment. Building equipment shall be located to minimize visual impact. Mechanical equipment should be located within the building when possible. Rooftop equipment should be incorporated into roof design and set back from frontage facade to limit visibility. All building equipment shall be screened from any public vista view. Mechanical appurtenances shall not be located on primary facades.
f.
Screening. Screens and screening should be used to hide from public view elements that negatively impact and detract from the design of a building. Screening form, material, and color shall be consistent with the building design, colors, and materials. Screening should not increase the height of the building, and the height of any screen shall be the minimum required to adequately conceal its intended element.
g.
Night Lighting. Night lighting on the exterior of the building shall be designed for architectural, aesthetic, or decorative purposes. Low lighting levels should be used to create pleasing pedestrian spaces (i.e., string lighting over an outdoor dining area). Ambient light should come from streetlights, building facade lighting, and storefronts. Security lighting should be designed for safety, as well as night-time appearance.
3.
Building Materials.
a.
Building Materials — General Requirements.
i.
High-Quality Materials. High-quality, well-tested, durable, weather-resistant, exterior grade, and preferably natural materials shall encompass the majority of finished surfaces. High-quality materials weather well, have a low failure rate, require less maintenance, and yield long lifecycle buildings with a sense of permanence that contributes to Frontenac's high-quality environment.
ii.
Masonry. The overall character of the "BD" Business District is defined by masonry construction. Buildings shall be predominantly masonry construction, according to the following requirements:
b.
Number of Materials And Material Changes.
i.
Limit the number of facade materials to promote simpler, clearly articulated facades. Encourage a high level of detail from smaller-scale, less monolithic materials to relate facades to pedestrians, especially at the ground level.
ii.
Material changes should occur at inside corners or be delineated by a specific transitional detail such as a belt course, cap, or reveal.
c.
Prohibited Materials. The following materials are prohibited from use on any buildings within the "BD" Business District:
i.
Panelized fiber cement board cladding.
ii.
Mirrored glass with a reflectivity index greater than thirty percent (30%).
iii.
Colored glass.
iv.
Mirrored architectural metal panelized cladding.
v.
Mirrored architectural metal trim.
vi.
Exterior insulated facade systems (EIFS) or other panelized stucco systems.
vii.
Utility concrete masonry units (CMU).
viii.
Precast concrete panelized cladding.
ix.
Glass block.
x.
Vinyl siding.
xi.
Vinyl trim.
E.
Permitted Uses. Approval of permitted uses within a "BD" Business District zoning classification is subject to the considerations stated in the intent and purpose of the "BD" Business District regulations. The listing of permitted uses within the "BD" Business District zoning sub-areas shall be as follows:
1.
Retail sales of high-quality goods and commodities, including, but not limited to, boutiques, craft supplies, art galleries, cosmetics, furs, high-fashion clothing, coffee shops, books, toys, bakeries, home decorating, musical instruments and similar uses as approved by the Board of Aldermen.
2.
Commercial uses which are complementary to mixed residential/commercial developments such as small business offices (for example, insurance brokers or financial services and similar uses) and small service facilities (for example, pickup stations for cleaning, spas, small branch banks, tailors, photographers, fitness and exercise studios and similar uses), and similar uses as approved by the Board of Aldermen, However, such non-retail uses shall not occupy more than twenty-five percent (25%) of the gross leasable area of the ground floor in the development.
3.
Sit-down, full-service restaurants (which may include catering), delicatessens, and frozen dessert shops; no drive-throughs shall be permitted.
4.
Permitted use shall not include any hospital, health or care facility (for example any facility subject to licensure by the Missouri Department of Health and Senior Services such as a residential care facility, assisted living facility, intermediate care facility or skilled nursing facility), with the exception of medical spas providing elective services that are located as a sole-use tenant or co-located with a beauty parlor or tanning salon.
5.
Residential condominium units above commercial uses.
6.
Business District 1 Sub-Area Permitted Uses. (Reserved)
7.
Business District 2 Sub-Area Permitted Uses.
a.
Ground Floor, Primary Uses.
i.
Bakeries whose products are sold at retail on the premises.
ii.
Hotels/motels; lobbies, conference centers, banquet centers, and other publicly accessible spaces only.
iii.
Restaurants, excluding drive-in or drive-through services, which may include a cocktail lounge, the manner and hours of operation of which shall be determined by the Board of Aldermen.
iv.
Parking structures/garages, above or below ground, but only when located behind storefronts or lobbies containing other primary uses.
v.
Sales or show rooms, excluding outdoor sales areas.
vi.
Stores or shops for the conduct of a retail business.
vii.
Temporary buildings for uses incidental to construction work, which buildings shall be removed upon completion or abandonment of said work.
b.
Ground Floor, Secondary Uses. May cumulatively comprise not more than thirty percent (30%) of total ground floor frontage.
i.
Banks and financial institutions.
ii.
Barbershops or beauty parlors or tanning salons.
iii.
Dry cleaners and pickup stations for cleaning and related work.
iv.
Fire stair egress doors and service access doors, rooms, and lobbies.
v.
Hotels/motels; guest rooms, pools, fitness centers, businesses centers, and other non-publicly accessible spaces.
vi.
Offices.
vii.
Parking structures/garages, above or below ground; vehicular and pedestrian access points not located behind storefronts or lobbies containing other primary uses.
viii.
Studios, for exercise or dance.
ix.
Governmental buildings and related uses; and communications antennas, towers and accessory buildings and equipment, both public and private, located on City-owned property.
c.
Upper Floor(s).
i.
Owner-occupied residential units in multi-unit, condominium configurations; minimum residential unit floor area of one thousand eight hundred (1,800) square feet.
ii.
Hotels/motels.
iii.
Offices.
iv.
Governmental buildings and related uses; and communications antennas, towers and accessory buildings and equipment, both public and private, located on City-owned property.
d.
Drive-through buildings and drive-up service or delivery windows are prohibited in Business District 2 sub-area.
F.
Procedures And Requirements For Development Plan Approval.
1.
Development Plan Approval Process — Overview. Approval of a "BD" Business District Development Plan shall require the following four (4) steps:
a.
Pre-Submittal Application (Mandatory). Consisting of City staff review and non-binding opinion.
b.
Preliminary Development Plan Review (Optional). Consisting of detailed City staff review and non-binding opinion, detailed Architectural Review Board (ARB) review and non-binding opinion, detailed Planning and Zoning Commission review and non-binding opinion, and petitioner-conducted community engagement.
c.
Draft Development Plan Application (Mandatory). Consisting of City staff review, Architectural Review Board (ARB) review, Planning and Zoning Commission review and consideration, Board of Aldermen public hearing, and Board of Alderman consideration of a rezoning and development plan approval ordinance.
d.
Final Development Plan Review (Mandatory). Consisting of City staff review, Architectural Review Board (ARB) review and approval, Planning and Zoning Commission review and approval, Board or Aldermen review and approval, and recording with St. Louis County.
2.
Pre-Submittal Application (Mandatory).
a.
Pre-Submittal Application — Overview. A pre-submittal application in the form developed by the City for the "BD" Business District development shall be filed with the City Clerk. A conceptual development plan shall be prepared, and five (5) copies and a digital copy thereof shall be submitted to the City Administrator, Building Commissioner, and Zoning Administrator for staff review and comments. The purpose of this pre-submittal application is for the City to provide a non-binding opinion to the developer as to whether the proposed development appears to meet the intent of current zoning requirements and the Vision, Goals and Objectives outlined in the Comprehensive Plan.
b.
The City Administrator, Building Commissioner, and Zoning Administrator shall return a review memo and review comment sheet of the City staff's non-binding opinion to the petitioner.
3.
Preliminary Development Plan Review (Optional).
a.
Preliminary Development Plan Review — Overview. After the petitioner has received City staff's comments and non-binding opinion in the form of the review memo and review comment sheet and made the appropriate revisions (if necessary), the petitioner may, at their discretion, submit a non-refundable preliminary plan review fee, as established by the City, and twenty-four (24) copies of a preliminary development plan for distribution to the Architectural Review Board (ARB), Planning and Zoning Commission, City staff, and City Attorney for non-binding preliminary review by the Planning and Zoning Commission.
b.
Preliminary Development Plan — Optional Review Process.
i.
Staff Review. The City Administrator, Building Commissioner, and Zoning Administrator shall coordinate a review of the application by appropriate affected City departments to determine its compliance with all applicable ordinances and regulations. A written report documenting the review and staff recommendations shall be prepared by the Building Commissioner and Zoning Administrator and returned to the petitioner, outlining any conditions, requirements, deficiencies, recommendations, or other remedial actions required. City staff shall also send this report to the Architectural Review Board (ARB), Planning and Zoning Commission, and Board of Aldermen.
ii.
If the petitioner opts for a non-binding preliminary review by the Architectural Review Board (ARB), City staff shall furnish their report to the Architectural Review Board (ARB) for review at the Board's next practicable meeting.
iii.
If the petitioner opts for a non-binding preliminary review by the Planning and Zoning Commission, City staff shall furnish their report to the Planning and Zoning Commission for review at the Commission's next practicable meeting.
iv.
The petitioner may, at their own expense, organize and conduct a public community meeting to present the preliminary development plan to the Frontenac community. The petitioner shall notify the City of the time, date, and location of the community meeting a minimum of fifteen (15) days prior to the meeting, so that the City may, at its discretion, send a City representative to participate in the community meeting.
c.
Preliminary Development Plan — Required Documentation.
i.
Documentation And General Requirements. Adequate information shall be developed, procured and submitted by architects, engineers and surveyors duly registered in the State of Missouri and employed by the applicant to develop a preliminary development plan that clearly illustrates and articulates the proposed long-term full build-out of the proposed redevelopment. The preliminary development plan shall contain the following information and documents (minimum scale 1 inch = 50 feet):
a)
Existing Conditions Survey. An out-boundary plat for the full Business District being considered, inclusive of the following:
1)
All properties within the district shall be identified by lot lines and location, including dimensions, angles and size, correlated with the legal description of said property. The site plan shall be designed and prepared by a registered Missouri professional engineer or land surveyor. It shall also include the name and address of the property owner(s), developer(s) and designer(s).
2)
It shall show the scale, north point, boundary dimensions, topography at one (1) foot intervals, natural features such as wooded areas, streams, rivers, lakes, drains, existing man-made features such as buildings, structures, easements, high-tension towers, pipe lines, existing utilities such as water, stormwater and sewer lines, etc., excavations, bridges, culverts and drains and shall identify adjacent properties within two hundred fifty (250) feet of the proposed property's lines and their existing uses.
3)
The location, size, height and setbacks of all existing structures, streets, curbs, parking, landscape, etc. (including all buildings, trash enclosures, fences, etc.) on the proposed site.
b)
Development Plan — Property Ownership. An out-boundary plat for the full Business District being considered, inclusive of the following:
c)
Illustrative Site And Landscape Plan Of The Proposed Development. An illustrative site and landscape plan of the proposed development for the full Business District being considered, inclusive of the following:
1)
The location, size, height and setbacks of all proposed structures (including all buildings, trash enclosures, fences, etc.) on the site;
2)
The location and general design (width and materials) of all driveways, curb cuts and sidewalks, including connections to building entrances; as well as the location and nature of construction of all curbs and guttering;
3)
The location, area and number of proposed parking spaces;
4)
Existing and proposed grades at an interval of two (2) feet or less extended beyond the project site to include adjacent properties and structures;
5)
The location and general type of all existing trees over six (6) inch caliper and, in addition, an indication of those to be retained;
6)
The proposed general use and development of internal spaces, including all recreational and open space areas, plazas and major landscaped areas, and the general location and description of all proposed outdoor furniture (seating, lighting, telephones, etc.);
7)
The location and approximate size of all proposed plant material by type, such as hardwood/deciduous trees, evergreen trees, flowering trees, shrub masses, and types of ground cover (grass, ivies, etc.). Planting in parking areas shall be included;
8)
All green areas, except wooded areas, including parking lot landscaping for commercial uses, villas and townhomes shall be irrigated;
9)
The location of all retaining walls, fences (including privacy fences, etc.) and earth berms;
10)
The definition and location of all refuse collection facilities, including screening, to be provided; and
11)
Provisions for both on-site and off-site stormwater drainage and detention related to the proposed development.
d)
Development Plan — Demolition And Infrastructure Improvement. An out-boundary plat for the full Business District being considered, inclusive of the following:
e)
Development Plan — Access, Circulation And Parking. An out-boundary plat for the full Business District being considered, inclusive of the following:
f)
Proposed Development — Summary Report. An illustrative report describing the proposed development for the full Business District being considered, inclusive of the following:
1)
Full-build-out development program inclusive of building use, size, and features;
2)
Phasing plan;
3)
Order of magnitude costs and funding strategy; and
4)
At least three (3) aerial images clearly showing the character of the proposed development in the context of the Business District; and
5)
Assessment of project and description of any zoning variances required, public financing requests, and/or infrastructure improvement approvals needed.
4.
Draft Development Plan Application (Mandatory).
a.
Draft Development Plan Application — Overview. An application using the form developed by the City for the proposed "BD" Business District development shall be filed with the City Clerk with the non-refundable rezoning application fee, as established by the City, and with the fee(s) for required City-contracted circulation, access, and parking studies and traffic studies. A draft development plan shall be prepared, and five (5) copies and a digital copy thereof shall be submitted to the City Administrator, Building Commissioner, and Zoning Administrator for staff review and comments. After the petitioner has received staff comments and made the appropriate revisions (if necessary) the petitioner shall then submit twenty-four (24) copies of the draft plans for distribution to the Architectural Review Board (ARB), Planning and Zoning Commission, City staff, and City Attorney.
b.
Draft Development Plan — Review Process And Approval.
i.
An application together with a complete draft development plan, including information as required in this Section, shall be considered at the next practicable, regularly scheduled meetings of the Architectural Review Board (ARB) and Planning and Zoning Commission meeting but not sooner than sixty (60) days from the filing of the completed application. Notices of the Planning and Zoning Commission meeting shall be provided in accordance with Section 405.220 of this Code of Ordinances.
ii.
Staff Review. The Building Commissioner and Zoning Administrator shall coordinate a review of the application by appropriate affected City departments to determine its compliance with all applicable ordinances and regulations. This review shall include the independent access, circulation, and parking study as required in Section 405.095(C)(3)(j)(vi). A written report documenting the review and staff recommendations shall be prepared by the Building Commissioner and Zoning Administrator not more than forty-five (45) days from the filing of the completed application. This report shall be provided to the petitioner in order to permit the petitioner to develop and submit a revised application addressing the contents of the report. After the petitioner has submitted the revised application, the revised application and staff report shall be submitted to the Architectural Review Board (ARB) and Planning and Zoning Commission at the meeting at which it first considers the application.
iii.
Architectural Review Board Review. The draft development plan and staff report shall be submitted to the Architectural Review Board (ARB) for review of the proposed building design, public space design, and site landscaping. The Architectural Review shall make a recommendation to the Board of Aldermen to approve, approve with conditions, or deny the draft development plan. The findings and recommendation of the ARB shall be forwarded to the Board of Aldermen. If the ARB's recommendation is for approval, its report shall contain the conditions or restrictions recommended by the ARB with respect to the draft development plan. The petitioner shall be permitted to revise the draft development plan pursuant to Architectural Review Board (ARB) recommendation prior to it being forwarded to the Board of Aldermen.
iv.
Planning And Zoning Commission. The draft development plan, application, and staff report shall be submitted to the Planning and Zoning Commission. After consideration of the draft development plan, application, and staff report, the Planning and Zoning Commission shall make a report to the Board of Aldermen regarding the impact of such proposed plan upon the character of the neighborhood, traffic conditions, public utility facilities, public safety services, and other matters pertaining to the general public health, safety and welfare of the City, with a recommendation to the Board of Alderman to approve, approve with conditions, or deny the draft development plan. The findings and recommendation of the Planning and Zoning Commission shall be forwarded to the Board of Aldermen. If the Commission's recommendation is for approval with conditions, the Commission's report shall include said conditions or restrictions recommended with respect to the draft development plan. The petitioner shall be permitted to revise the draft development plan pursuant to Planning and Zoning Commission recommendation prior to it being forwarded to the Board of Aldermen.
v.
Board Of Aldermen. The Board of Aldermen shall hold a public hearing thereon upon at least fifteen (15) days' public notice. Following the public hearing, the Board of Aldermen may either approve, approve with conditions, or deny the draft development plan. If the draft development plan is approved by the Board of Aldermen, it shall adopt an ordinance preliminarily approving said draft development plan with conditions as specified therein. Conditions may include, but not be limited to, parking restrictions, setback and height requirements, landscaping and green space requirements, lighting requirements, permitted uses, signage, screening and buffering, and special features.
c.
Draft Development Plan — Required Documentation. Adequate information shall be developed, procured and submitted by architects, engineers and surveyors duly registered in the State of Missouri and employed by the applicant to develop a draft development plan that clearly illustrates and articulates the proposed long-term full build-out of the development. The draft plan documentation shall contain the following information and shall be submitted (minimum scale 1 inch = 50 feet):
i.
Revised versions of all drawings and reports specified as part of the preliminary development plan required documentation in Section 405.095(F)(3)(c);
ii.
A site plan with accurate existing and proposed contours at intervals of two (2) feet, showing the location and size of any existing structures and the disposition to be made thereof, the location and size of all proposed buildings and the general use to be made thereof, and the location of areas to be developed for parking with specific numbering of spaces, drives, walkways, recreation, landscaping or other uses;
iii.
A general grading plan, in the form of a survey prepared by a professional land surveyor, showing the proposed grades and finished floor elevations of all structures to be located on the site and indicating all natural features of the site. Said grading plan shall not be inconsistent with either the surrounding ground, existing developments, roads or major highways and shall provide for the drainage of parking lots and for total stormwater facilities compatible with the surrounding area. The location of any existing major growth that is to be retained shall also be indicated on the plan;
iv.
A landscape plan with the specific location of all plant material, specifying size, species, and location (including any landscaped buffer area around the perimeter);
v.
Plans showing the location of all roads, entrances, underground utilities, walkways, special features and parks or recreational facilities that may exist;
vi.
Nature of use, such as commercial uses, mixed uses, etc.;
vii.
A demolition plan, by project phase (if applicable) showing all existing buildings to be removed and the extents of any existing sitework, trees, and other landscaping to be removed;
viii.
All structures, present and future, specifying location, size, elevation, and design, none of which may deviate substantially from the approved draft development plan and comply with specific Business District development ordinance;
ix.
Sidewalks;
x.
Parking facilities for visitors and employees;
xi.
Parking spaces, including underground parking, traffic lanes, ingress, and egress facilities;
xii.
Method of disposal of trash and garbage;
xiii.
Plan for the provision of water, sanitary and stormwater drainage facilities;
xiv.
All easements and dedications;
xv.
Any signs, location, and size; for example, freestanding signs, sign bands, canopy signs;
xvi.
Details of lighting of parking lots and outside of buildings, including location, type, and intensity;
xvii.
A proposed construction schedule for completion of the entire project;
xviii.
A proposal regarding the method of operating and maintaining the project;
xix.
Homeowner association (HOA) rules, condominium association rules, and/or indentures for residential properties, and any subsequent amendments, to demonstrate compliance with land use requirements in Section 405.095(E), Permitted Uses;
xx.
Commercial operating and/or management agreements for commercial properties and any subsequent amendments, including intended mix of commercial occupancies by use type, to demonstrate compliance with land use requirements in Section 405.095(E), Permitted Uses;
xxi.
All necessary legal agreements between two (2) or more individual property owners, to include, but not necessarily limited to, development agreements, access easements, rights-of-way, and deed restrictions, to demonstrate compliance with site development requirements in Section 405.095(C)(3), Business District 2 Sub-Area: Site Development Requirements;
xxii.
A statement regarding the provisions of adequate security for parking areas and publicly accessible outdoor areas;
xxiii.
A plan for all buildings providing for the use of underground utilities, off-street loading and receiving facilities; and service areas designed to maintain tenant refuse;
xxiv.
A plan of the proposed road and traffic improvements as specified by agencies of government, together with the agreement of the owner to maintain the unpaved portion of road rights-of-way with the appropriate agency in control thereof;
xxv.
A statement containing provisions for the maintenance of roads, drives, walks, landscaping, trees, and fences; and
xxvi.
All other information which the Architectural Review Board, the Planning and Zoning Commission, and/or the Board of Aldermen may designate.
5.
Final Development Plan Review (Mandatory).
a.
Final Development Plan — Required Documentation. Within nine (9) months following passage of an ordinance rezoning the site and approving the draft development plan, the petitioner shall submit a final development plan to the Planning and Zoning Commission for its review and consideration to determine if the final development plan is in conformance with the approved draft development plan and with the imposed conditions of the approval ordinance for the proposed development. The final development plan shall reflect the entire development if it is to be completed in one (1) phase or a minimum of the first phase of the development if it consists of more than one (1) phase. The final development plan shall include the same documentation required for the draft development plan, as specified in Section 405.095(F)(4)(c).
b.
Final Development Plan — Review Process.
i.
An application together with a complete final development plan shall be considered at the next available Planning and Zoning Commission meeting.
ii.
Staff Review. During the time between the filing of a complete final development plan with the Building Commissioner and Zoning Administrator and the next regularly scheduled Planning and Zoning Commission meeting, the Building Commissioner and Zoning Administrator shall review the final development plan for compliance and report to the Commission the findings of his/her review. The Building Commissioner and Zoning Administrator shall establish the dollar amount of any bond required by the City to assure completion of the improvements.
iii.
Architectural Review Board Review. The final development plan and staff report shall be submitted to the Architectural Review Board (ARB) for the review of the proposed building design, public space design, and site landscaping for compliance. The Architectural Review Board (ARB) shall make a recommendation to the Board of Aldermen to approve, approve with conditions, or deny the final development plan. The findings and recommendation of the ARB shall be forwarded to the Board of Aldermen. If the ARB's recommendation is for approval, its report shall contain the conditions or restrictions recommended by the ARB with respect to the final development plan.
iv.
Planning And Zoning Commission: The final development plan and staff report shall be submitted to the Planning and Zoning Commission for review to ensure that the final development plan generally conforms to the approved draft development plan. The Planning and Zoning Commission shall make a recommendation to the Board of Aldermen to approve, approve with conditions, or deny the final development plan. The findings and recommendation of the Planning and Zoning Commission shall be forwarded to the Board of Aldermen. If the Planning and Zoning Commission's recommendation is for approval, its report shall contain the conditions or restrictions recommended by the Planning and Zoning Commission with respect to the final development plan.
v.
The final development plan, along with the Staff report and recommendations of the ARB and the Planning and Zoning Commission, shall be forwarded to the Board of Aldermen for its review. After consideration of the application, staff report, and ARB and Planning and Zoning Commission recommendations, the Board of Aldermen shall approve, approve with conditions, or deny the final development plan. The final development plan shall generally conform to the approved draft development plan. If the final development plan does not generally conform to the approved draft development plan, or if the conditions of the approval ordinance are not adequately met, the final development plan shall not be approved.
vi.
Following approval of the final development plan by the Board or Aldermen, a Mylar (recordable document meeting St. Louis County requirements for recording) shall be submitted to the Building Commissioner and Zoning Administrator for review and signature confirming that the plan is the plan that was approved by the Planning and Zoning Commissioner. The signed plan shall be recorded, at the applicant's expense, with the St. Louis County Recorder of Deeds. Two (2) copies of the recorded plan shall be submitted to the Building Commissioner and Zoning Administrator for permanent record with the City. Any bonds or letter of credit required to ensure completion of required improvements or open space shall be completed and in place prior to recording of the final development plan.
G.
Amendments OR Changes To An Approved Development Plan. Should an applicant with ownership or contractual interest in any property within an area subject to an approved draft and/or final development plan find that any amendments or changes are necessary to the previously approved development plan, an application shall be submitted along with necessary documentation (i.e., amended draft development plan or amended final development plan) to the Building Commissioner and Zoning Administrator who shall institute an administrative review by all affected City departments of the proposed amendments or changes. The results of this review shall be compiled by the Building Commissioner and Zoning Administrator and shall be reported to the Planning and Zoning Commission for its consideration at the next available meeting. Upon receiving the application for proposed amendments or changes to the development plan and associated documents from the Building Commissioner and Zoning Administrator, the Planning and Zoning Commission shall complete its review of the application, either denying, approving or approving with conditions. The application, supplemental documents and the Planning and Zoning Commission's action and reasoning shall be forwarded to the Board of Aldermen as an informational item where it shall be the Board's option either to require a further review of the proposed amendments or changes to the development plan required by the Board of Aldermen or concur with the Planning and Zoning Commission by taking no further action.
H.
Period Of Validity. The period of validity of approval of a final development plan is as follows:
1.
Approval of a final development plan shall be valid for a period no longer than twelve (12) months from the date of approval unless within such period a building permit has been obtained and construction is commenced.
2.
The Board of Aldermen may grant extensions not exceeding six (6) months each upon written request of the original applicant if the application submitted is substantially the same as the initially approved application. However, the Board of Aldermen has the power in such cases to attach new conditions to approval. At such time as the period of validity of an approved final development plan lapses, the final development plan and all uses, terms and conditions thereof shall be considered null and void. No further development of the site shall be permitted except by application in accordance with the procedural requirements of this Section, whereby it shall be considered an entirely new application.
3.
Should a request for extension of an approved final development plan contain substantial changes, as determined by the Board of Aldermen, the Board shall require the applicant to refile his/her application subject to the requirements of this Section as if it were an entirely new application.
Section 405.100 Table 1 - District Regulations. [1]
[1]
Editor's Note: Table 1 District Regulations is included as an attachment to this chapter.
Section 405.105 Table 2 - Accessory Building Regulations.
[Ord. No. 2024-2030, 1-30-2024]