Hazelwood City Zoning Code
ARTICLE VII
Planned Districts
Section 405.215 Purpose and Intent.
[Ord. No. 3674 §§1—3, 8-17-2005]
The purpose of this Article is to encourage unified and harmonious improvement of land and buildings under a single development plan. A Planned District is intended to provide greater flexibility than otherwise permitted in the City's existing zoning districts.
Section 405.220 Objectives.
[Ord. No. 3674 §§1—3, 8-17-2005]
A.
Planned Districts are intended to facilitate one (1) or more the following development objectives:
1.
Encourage a mixture of land uses compatible with surrounding uses;
2.
Create a variety of housing compatible with surrounding neighborhoods in terms of density and types of living environment;
3.
Promote flexibility by allowing the placement of more than one (1) main or primary building on a single lot or on multiple lots; and
4.
Encourage planned development.
Section 405.225 Relationship To Zoning Map.
[Ord. No. 3674 §§1—3, 8-17-2005]
The Planned District designation is not intended to be attached to existing districts as an overlay. The Planned District designation, as detailed in this Article, is a separate district and may be attached to a parcel of land through the process of rezoning and amendment of the Zoning Map. As a separate zoning district designation, the adoption of a Planned District is a legislative act of the City Council.
Section 405.230 Plan Approval Required.
[Ord. No. 3674 §§1—3, 8-17-2005]
No development or redevelopment of property encompassed by the Planned District designation shall take place until a Planned District ordinance and final site plan have been reviewed and approved in conformity with the requirements of this Article.
Section 405.235 Types of Planned Districts.
[Ord. No. 3674 §§1—3, 8-17-2005]
A.
All areas of the Planned District shall be assigned to one (1) of the following zoning classifications and subject to the specific restrictions and limitations outlined in this Article.
1.
Planned District, Residential (PDR): Planned developments involving residential land uses.
2.
Planned District, Commercial (PDC): Planned developments involving commercial land uses.
3.
Planned District, Industrial (PDI): Planned developments involving industrial land uses.
4.
Planned District, Mixed Use (PDM): Planned developments involving a mixture of land uses.
5.
Planned District, Airport (PDA): Planned developments involving light industrial and commercial land uses. The Planned District Airport, shall be allowed only in those portions of the City in proximity to Lambert-St. Louis International Airport and only for areas where the noise and other environmental factors associated with airport activities make other forms of land use impractical or inappropriate.
Section 405.240 Minimum District Size.
[Ord. No. 3674 §§1—3, 8-17-2005; Ord. No. 4796-20, 12-16-2020]
The minimum area required for Planned Districts shall be as follows:
Planned District, Residential (PDR) | Two and one-half (2.5) acres | |
Planned District, Commercial (PDC) | Five (5) acres | |
Planned District, Industrial (PDI) | Twenty (20) acres | |
Planned District, Mixed Use (PDM) | Fifty (50) acres | |
Planned District, Airport (PDA) | Fifty (50) acres |
Section 405.245 Application Procedure.
[Ord. No. 3674 §§1—3, 8-17-2005]
A.
A Planned District may be initiated by an application by one (1) or more of the owners of record and/or purchasers under contract pending, contingent or non-contingent, of a lot or tract of land or there respective authorized representatives. Procedures for application, review and approval of a Planned District shall be as follows, except that in the event of any conflict between the provisions of this Article and the provisions of Article V "Administrative and Legislative Procedures", the provisions of this Article shall control:
1.
Application. An application for a Planned District for a specific tract of land shall be addressed to the City Plan Commission and shall be filed with the Director of Public Works. The application shall be filed on forms prescribed for that purpose and be accompanied by the following:
b.
Legal description of property.
c.
Forty (40) copies of the preliminary site plan, which shall include the following:
(1)
Boundary plat of the tract indicating recording information and certification by a Missouri registered surveyor.
(2)
Land use proposed to be permitted in the Planned District.
(3)
Conceptual building locations and site layout.
(4)
Existing and proposed contours at intervals of not more than five (5) feet. Floodplain, floodway and wetland areas shall be delineated. Direction of drainage flow and location of catch basins for parking areas shall be noted.
(5)
Maximum square footage of all buildings on the tract in the aggregate or by use in the aggregate. Maximum height of any building and/or structure in the Planned District.
(6)
Conceptual landscaping plan, including provisions for buffering, screening, location, approximate size and common botanical name of existing and proposed trees, shrubs and other such vegetation. Indicate locations and details of other landscape features, including earthen berms, fences or walls.
(7)
Proposed ingress and egress to the site, including anticipated improvements to adjacent streets.
(8)
Parking ratios stated with respect to each class of use with typical parking space and aisle.
(9)
Conceptual sanitary and storm drainage system including stormwater detention.
(10)
Conceptual water distribution system including the location of fire hydrants.
(11)
Conceptual parking and circulation layout and design indicating public and private roads, roadway width, material, roadway markings, signalization and other traffic control measures.
(12)
Conceptual design standards of all proposed freestanding signage, including location, setbacks, height and square footage.
(13)
Conceptual proposed site lighting indicating type, detail, location and height of light standards and fixtures.
(14)
Conceptual pedestrian access plan indicating sidewalks, bike trails, courtyards and other pedestrian amenities.
(15)
Location of all existing and proposed water mains, gas mains or other public utilities within or adjacent to the development, including delineation of easements or rights-of-way associated with the same.
(16)
Location map, north arrow and plan scale.
(17)
Zoning district, subdivision name, lot number(s), St. Louis County Assessor's Office locator numbers, dimensions and area and zoning of adjacent parcels where different from Planned District site.
(18)
Name, address and telephone and fax number(s) of person or firm submitting the site plan and the person or firm desiring receipt of review comments.
(19)
Identify abutting property owners on site plan and include names, addresses, zip codes and St. Louis County Assessor's Office locator numbers.
2.
Referral of application. The City Council shall, upon initial receipt from the Director of Public Works of any application for a Planned District, submit such application to the City Plan Commission for its recommendation and report.
3.
Submission to City Plan Commission. Within thirty (30) days of the receipt of a completed application, the Director of Public Works shall submit a written report to the City Plan Commission for consideration. The report shall include comments and recommendations of the Director of Public Works as well as comments of all relevant agencies and City departments to which the application was referred for review.
4.
City Plan Commission action. Within thirty (30) days of receipt of the Director of Public Works report, unless additional data is requested from the applicant in order to comply with the application requirements, the City Plan Commission shall take action on the Planned District. If the City Plan Commission makes no recommendation within sixty (60) days, it shall be deemed to have approved the application as submitted. City Plan Commission action shall consist of one (1) of the following:
a.
Approval. The City Plan Commission may recommend approval of the Planned District as submitted or with amendments. In recommending approval, the City Plan Commission shall impose such conditions as it determines necessary. In such event, the Director of Public Works or designee, shall provide a letter of recommendation from the City Plan Commission and a draft of the governing Planned District regulations for consideration by the City Council. These conditions shall include, but not be limited to, the following:
(1)
District designation and land uses to be permitted in the district. Permitted uses are to be those specified in the approved Planned District ordinance for a given proposed district and may include any use consistent with the City of Hazelwood Comprehensive Plan. No Special Land Use Permit shall be required for uses specified as permitted in the ordinance approving a Planned District. District designations and permitted land uses shall be as follows:
(a)
Planned District, Residential (PDR): Residential uses.
(b)
Planned District, Commercial (PDC): Commercial uses.
(c)
Planned District, Industrial (PDI): Industrial uses.
(d)
Planned District, Mixed (PDM): A mixture of residential and commercial uses or commercial and industrial uses.
(e)
Planned District, Airport (PDA): Non-residential uses particularly suited to the airport environment.
(2)
Floor area ratio (FAR), site density, green space maximums, height and building requirements.
(3)
Maximum yard requirements.
(4)
Final site plan submittal requirements.
(5)
Structure and parking setbacks.
(6)
Access and roadway improvements.
(7)
Landscaping requirements and green space provisions.
(8)
Light requirements.
(9)
Sign requirements.
(10)
Stormwater improvements and floodplain/floodway study, if applicable.
(11)
Road improvements located within the site and within the vicinity of the site.
(12)
Other conditions, restrictions or requirements.
b.
Denial. The City Plan Commission may recommend denial of the application for a Planned District as not being consistent with standards provided in this Article. In such event, the Director of Public Works shall provide a letter of recommendation from the City Plan Commission to the City Council indicating the Commission's decision. The petitioner shall be notified of the Commission's action.
5.
Council review and public hearing. Within thirty (30) days of receipt of the City Plan Commission's recommendation of approval or denial, unless extended by consent or request of the applicant, the City Council shall initially consider the recommendation at a public hearing in accordance with Article V.
a.
The recommendations of the City Plan Commission shall not be binding on the City Council which may approve or disapprove the Commission's findings; provided however, that the affirmative vote of six (6) members of the Council shall be required to adopt Planned District designation contrary to the Commission's recommendation.
b.
The considerations of the City Plan Commission and City Council shall include review of the criteria established in Section 410.010 of the Hazelwood City Code and their determinations shall be predicated thereon.
c.
Upon denial by the City Council of a Planned District, no subsequent application requesting a Planned District for the same land uses on the same property or part thereof shall be filed by an person until after the expiration of twelve (12) months from the date of denial.
6.
Final site plans. Within forty-five (45) days of the City Council's approval of an ordinance authorizing the establishment of a Planned District, the petitioner shall be required to submit a final site plan to the Director of Public Works for review for compliance with the specific ordinance.
a.
In the case of single lot/multiple building development or multiple-lot developments in separate phases, final site plans shall be submitted to the Director of Public Works for review and approval as to consistency with the originally approved Planned District ordinance, per individual buildings or lots representing portions of the final site plan. The Director of Public Works shall retain the approved final site plan on file.
Section 405.250 Procedure For Amendment of Planned District Ordinance Text or Final Site Plans.
[Ord. No. 3674 §§1—3, 8-17-2005]
To amend the text of final site plans of any Planned District, the property owner or authorized representative shall submit a written application to the Director of Public Works for review. The Director of Public Works shall forward the amendment to the City Council for review and consideration. If, in the sole determination of the City Council, the proposed change does not represent a substantive modification of the previously approved project, no public hearing shall be required and the Council may approve the amendment. Otherwise, the City Council may forward the application to the City Plan Commission for its recommendation and report and thereafter hold a public hearing in relation thereto.
Section 405.255 Guarantee of Improvements.
[Ord. No. 3674 §§1—3, 8-17-2005]
Unless otherwise provided for in the conditions of the Planned District ordinance, no certificate of occupancy authorizing the occupancy or use of a building, facility, establishment or service in the Planned District may be issued until required related on-site and/or off-site improvements are constructed or a performance bond, letter of credit, escrow or other similar instrument guaranteeing completion of such improvements is posted in an amount determined by the Director of Public Works. Required related on-site and/or off-site improvement shall include, but not be limited to, streets, sidewalks, sanitary and storm sewers, street lights and street trees. If a Planned District is developed in phases, the requirement shall apply to all improvements necessary to the proper operation and function of the phase in question, even though such improvements may be located outside of the phase in question.
Section 405.260 Failure To Commence Construction and Completion.
[Ord. No. 3674 §§1—3, 8-17-2005]
Construction shall commence within one (1) year of the approval date of the Planned District ordinance, unless such time period is extended following a written request to the City Council. If no extension request is received within the one (1) year period following the approval date of the Planned District, the City shall rescind approval of the Planned District and its governing Planned District ordinance shall lapse. Upon the lapse of the Planned District ordinance, the City Council may submit the question of an appropriate zoning designation to the City Plan Commission for recommendation and report.
Section 405.265 Completion of Grading and Sewers.
[Ord. No. 3674 §§1—3, 8-17-2005]
Within two (2) years, final grading for roadways necessary for the first approved plat or phase of construction (if applicable) and the installation of sanitary and storm sewers shall be completed.