Glendale City Zoning Code
ARTICLE V
Planned Residential District "PRD"
Section 400.310 Creation.
[R.O. 2010 §400.310; CC 1970 §33-21.20; Ord. No. 3-84 §1, 2-25-1984]
A.
The owner or owners of any tract of land in excess of one point five (1.5) acres located at the intersection of two (2) or more through streets with a non-residential use of property located within three hundred (300) feet of the tract of land on one (1) of such through streets may, as an alternative to development of property pursuant to the regulations of the zoning district in which it is located or petitioned, apply to the Board of Aldermen for development under this Chapter.
B.
The Board of Aldermen may, by ordinance adopted in the same manner as zoning districts are created, authorize a Planned Residential District when the proposed development or use of a specific tract of land or area warrants greater flexibility, control and density than is afforded under the general regulations of the "R" Residential Zoning Districts.
Section 400.320 Application for Development.
[R.O. 2010 §400.320; CC 1970 §33-21.21; Ord. No. 3-84 §1, 2-25-1984]
A.
Application for development under this Article shall be filed in accordance with the following provisions and proceedings:
1.
There shall be filed a preliminary development plan by the owner or developer, containing the following:
a.
Plot plan showing the site, dimensions and locations of the property.
b.
The proposed building lines.
c.
Nature of use as single-family or condominium.
d.
Location, size, elevation and general design of all buildings.
e.
The tentative parking and circulation patterns.
f.
The approximate existing and proposed contours.
g.
The planting areas.
h.
The type, size and location of proposed signs not attached to the building.
i.
Proposed plans for the collection and disposal of storm water and sanitary sewers.
2.
Upon the filing by the owner or developer of the application for the preliminary development plan with the Board of Aldermen, the Board shall refer the same to the Plan Commission for review, study and recommendations. Upon receipt of the report of the Plan Commission, the Board of Aldermen shall conduct a public hearing concerning the same, after giving notice of the time, place and purpose of such public hearing by at least one (1) notice in a newspaper of general circulation at least fifteen (15) days prior to the date of the public hearing, and by sending a copy of such notice by first class mail to all property owners shown by the City tax records within one hundred eighty-five (185) feet of the boundaries of the area. After the public hearing, the Board of Aldermen may then either approve, disapprove or modify and then approve the application and the preliminary development plan, or it may return the same to the Plan Commission for further study and report.
3.
Within twelve (12) months from the date of approval by the Board of Aldermen of the application and the preliminary development plan, a final development plan shall be filed with the Board of Aldermen, and the Board shall refer the same to the Plan Commission for its study and review. Such final development plan, in addition to the matters shown on the preliminary development plan, shall include the following:
a.
The existing and proposed contours.
b.
The landscape plan with the specific location of all plant material, specifying size, species and location (both as to the buffer area around the perimeter as well as that in the parking lot).
c.
Nature of use as single-family or condominium.
d.
All structures, present and future, specifying location, size, elevation and design, none of which may deviate substantially from the approved preliminary development plan.
e.
Sidewalks.
f.
Parking spaces, including underground parking and moving traffic lanes.
g.
Method of disposal of trash and garbage.
h.
Ingress and egress facilities.
i.
Parking facilities for visitors.
j.
Plan for the provision of water and sanitary and storm water drainage facilities.
k.
All easements and dedications.
l.
Any signs, location and size.
m.
Details of lighting of parking and lots and outside of buildings, including location, type and intensity.
n.
All other information which the Plan Commission and Board of Aldermen may designate.
4.
No building permits shall be issued to construct any part or all of the development in the district until such time as the Metropolitan St. Louis Sewer District has approved the plans for the sanitary and storm sewers and drainage, the Plan Commission has made its recommendations and the Board of Aldermen has approved the final development plan, and until the construction plans meet all of the requirements of the City and its Building Codes. However, nothing contained herein shall be construed to prohibit the demolition of existing structures and such grading and site work as shall be needed to prepare the tract for development; provided, that approval of the City Engineer and City Administrator is received in writing for such grading and site work and a grading permit is secured. However, such approval shall be granted only provided that the completion bond is furnished in accordance with the provisions of Subsection (5) of this Section.
5.
No improvements, buildings, facilities or other improvements of any character may be constructed upon, or may occupy or use any portion of, the Planned Residential District without a performance bond or a performance escrow sufficient to ensure the City, either of the completion of any improvements except buildings shown on the plan or alternatively, to pay the cost for restoring the site to a condition consistent with the landscaping plan, including all public improvements and off-street parking, should the project not be completed within twenty-four (4) months of approval of the final development plan. Such bond or escrow shall be in such form and amount as directed by the Mayor and Board of Aldermen; provided, that the Board of Aldermen, for good cause shown, may extend the time limits stated herein.
6.
If any parcel of land is developed in Sections, all improvements including parking facilities necessary to the proper operation and functioning of the Section being developed must be constructed, installed or planted at the time of development of the Section.
Section 400.330 Development Regulations.
[R.O. 2010 §400.330; CC 1970 §33-21.22; Ord. No. 3-84 §1, 2-25-1984]
A.
Unless otherwise approved by the Board of Aldermen in granting preliminary approval, the following shall be required of any development approved in a Planned Residential District:
1.
Distances between all buildings and outboundary lines of the "PRD" shall conform to the building setbacks established for residential structures on that street or block. The minimum distance between buildings constructed shall be ten (10) feet. No building shall exceed thirty-five (35) feet in height.
2.
The average ground area per family unit constructed, inclusive of easements or grounds dedicated to the City, shall be seven thousand five hundred (7,500) square feet for each single dwelling unit constructed and two thousand eight hundred (2,800) square feet for each dwelling unit constructed in a multi-family development. The living space per unit shall not be less than one thousand two hundred (1,200) square feet.
3.
Two (2) parking spaces shall be provided per unit, with such parking spaces provided under the units or contained on the site. In addition, one (1) parking unit shall be provided on-site for every two (2) units constructed. No parking spaces shall be closer than ten (10) feet to the outboundary lines of a "PRD".
4.
The plat or restrictions filed with the plat will designate that the property may be used only for residential purposes and the usual accessory uses permitted in residential zones.
5.
Greenbelt or planting areas of not less than ten (10) feet in width shall be provided and maintained on all outboundary lines abutting on any residential use.
6.
Adequate provisions shall be made for the disposal of garbage and refuse and shall provide that trash bins shall be adequately screened or enclosed.
7.
The board shall find negatively on each of the following points, namely whether the proposed use will:
a.
Substantially increase traffic hazards or congestion.
b.
Substantially increase fire hazards.
c.
Create a nuisance, or undue noise, smoke, light, dirt or conditions that adversely affect the character of the neighborhood or affect the value and enjoyment of the adjacent residential district.
d.
Adversely affect the general welfare of the community.
e.
Overtax public utilities.
B.
In addition, any development in a "PRD" shall be required to meet such other conditions or regulations prescribed by the Plan Commission and Board of Aldermen.
Section 400.340 Special Use Permit.
[R.O. 2010 §400.340; CC 1970 §33-21.23; Ord. No. 3-84 §1, 2-25-1984]
A.
Approval of the final development plan in a Planned Residential District shall be by ordinance granting a special use permit clearly establishing the conditions of approval. Any transfer of ownership or lease of the property shall include a provision that the purchaser or lessee agrees to be bound by the conditions set forth in the approved development plan.
B.
If, within twelve (12) months of the date of issuance of such special use permit, construction of buildings has not commenced, the ordinance granting approval shall be null and void, and the zoning of the property shall revert to its designation prior to the granting of the Planned Residential District zoning; provided, that the Board of Aldermen, on good cause shown, may extend this time period for a period of time not to exceed twelve (12) months.