The High Density Commercial District (hereinafter known in this article as the C-2S District) is designed to accommodate high density office and commercial uses within the central business district. For purposes of this article, the C-2S District is bounded on the north by the Norfolk and Southern Railroad Right-of-Way, on the south, by the east/west alley between Wilborn Avenue and Jennings Station Road, on the east by the City of Jennings Municipal Limits and on the west by the City of Jennings Municipal Limits and Jennings Station Road. These selected blocks have been targeted to remain a pedestrian friendly retail environment designed to encourage urban pedestrian activity, with streets defined by continuous one or two-story architecture, with ground level shops and store fronts that serve the business community and visitors.

The uses permitted by right and by conditional use permit are listed in the table of permitted uses found at the end of this article. If a "P" (permitted by right) or a "C" (permitted by conditional use permit) is not indicated in this table, or a use is not included on the table, it is prohibited. There shall not be more than thirty-five (35) conditional use permits granted and/or permitted at any one (1) time.

(Ord. No. 2596, §§ 1, 2, 8-23-21)

No structure, other than a public utility tower authorized by a conditional use permit, shall extend more than thirty (30) feet above grade.

The total gross floor area (GFA) devoted to any business, firm, activity or service shall not exceed thirty thousand (30,000) square feet in area.

There shall be a minimum lot width of fifty (50) feet in the C-2S District.

A lot, tract or parcel of land shall have an area of at least twelve thousand (12,000) square feet; except gasoline stations which shall be situated on lots of at least fifteen thousand (15,000) square feet in area, hospitals which shall be situated on tracts of land at least forty-three thousand five hundred sixty (43,560) square feet in area.

The following are setback requirements for a primary building in the C-2S District and modifications/requirements to those requirements when certain conditions exist.

9.7.1 Front yard setbacks. A minimum of twenty (20) feet from the building facade to the property line. Modifications to the required front yard setback are required under the following conditions:

(a)

Where lots have double frontages (usually on corner lots). The required front yard setback provision shall be provided on both streets.

(b)

Pumps and pump islands for retail gasoline service stations may project or be located in the required front yard, provided that they are at least fifteen (15) feet from any street line and at least fifty (50) feet from the boundary of a residential district.

9.7.2 Rear yard.

(a)

There shall be a landscaped rear yard having a depth of fifteen (15) feet when abutting a residentially zoned lot.

(b)

When abutting a lot zoned and lying wholly within a non-residential district, a rear yard is not required.

9.7.3 Side yard.

(a)

There shall be a landscaped side yard having a depth of fifteen (15) feet when abutting a residentially zoned lot.

(b)

When abutting a lot zoned and lying wholly within a non-residential district, a side yard is not required.

Those buildings or parts of buildings that are a legal nonconforming use of the setback provisions may be repaired and remodeled, but not reconstructed or structurally altered, unless made to conform with the regulations of this zoning ordinance.

Site plan review, pursuant to the procedures and standards outlined in Articles 15 or 16 of this appendix is required for any new development in the City of Jennings.

In applying the requirements of a site plan review, the city plan commission shall have the discretion to consider alternatives and modifications if their strict application will result in unusual practical difficulties or particular hardship, or if the plan commission determines that such alternatives or modifications to these guidelines will serve the best interests of the city.

All off-street parking and loading requirements shall comply with Article 20 of this appendix.

No existing lot of record within the C-2S District shall be resubdivided unless the resubdivided lot conforms to the area and frontage requirements of this zoning district. No flag lot shall be created as a result of any resubdivision.

This article shall define and regulate the acceptable design character and materials applying to the exterior facade surfaces and structural systems of all new buildings or renovated or remodeled existing buildings, public or private, within the limit of the C-2S District. This article shall not apply retroactively.

This article shall be administered and enforced by the City of Jennings, Missouri, through the office of the director of public works, who shall, by the authority of this ordinance, have the powers of approval and disapproval of design and construction documents.

The authority for review of submitted design documents shall be invested in the architectural review board.

9.12.1 Site design and development.

(a)

Parking. Private or public parking areas shall be located at the rear of those buildings which front on West Florissant Avenue. Public parking may be provided on lots which front on West Florissant Avenue only where the full lot depth is used for parking. Any parking lots which are fronted on West Florissant Avenue and are used for parking shall be curbed, paved and provided with adequate drainage and lighting.

(b)

All service entries shall occur at the rear of the lots. No storage of materials or equipment of any nature shall be allowed outside of a building except for trash and garbage which shall be deposited in closed containers designed for that purpose. Such containers shall be located in the rear of the property and shall be enclosed by a sight-proof fence.

9.12.2 Exterior walls.

(a)

Exterior wall covering shall be decorative stone or masonry, stucco, manufactured glazed panels, or decorative metal. Wood, asphalt, or vinyl shingles or siding are prohibited.

(b)

Exterior wall finishes shall be either matte or gloss finish. No iridescent or luminescent colors shall be allowed. Black and primary colors shall not be used except for trim in amounts less than one (1) percent of an exterior wall surface for each wall. Light to dark earth tones are suggested, all colors shall have a light reflective range of not less than sixty (60).

9.12.3 Foundations. All exposed foundation walls, exposed above grade, shall be painted or otherwise covered by a method approved by the director and which is consistent with material and of a color approved by the architectural review board.

9.12.4 Roofs. No asphalt or wood shingle roofs are allowed.

9.12.5 Windows. No window shall open outward past the face of the building.

9.12.6 Doors. Exterior doors shall swing outward but shall not extend, when open, beyond the property line.

9.12.7 Canopies and balconies. No canopies and balconies shall extend more than six (6) feet beyond the property line, and shall be a minimum of eight (8) feet above finished grade measured at a building wall. No canopy or balcony shall extend more than ninety (90) percent of the width of any building's front facade. Vertical steps in canopies shall be prohibited. All awnings and canopies shall be made from fabric approved for exterior use.

9.12.8 Signage. All sign and lighting requirements shall conform to Article 21 of this appendix:

A sign heretofore approved and erected and not in conformance with Article 21 of this appendix, shall be a legal nonconforming use, provided that:

(a)

If there is a change in ownership or tenancy, all signs on the premises shall comply with the requirements of this appendix.

(b)

If any sign is moved to another location, either on the same lot or to another premise, the sign shall comply with the requirements of this appendix.

(c)

If the cost of sign maintenance or repair exceeds fifty (50) percent of the replacement value of the sign, the sign shall be made to conform with the requirements of this appendix.

However, awning and canopy signs of not greater than one and one-half (1½) feet in height shall be permitted, provided that:

(a)

The message identifies the building or land use only.

(b)

The message is written directly on the material of the awning or canopy sign.

9.12.9 Landscaping. See Article 19 of this appendix.

9.12.10 Exterior lighting. All doorways shall be lighted at one (1) foot candle power at four (4) feet above finish grade. The underside of all canopies shall be lighted.

C-2S SPECIAL SHOPPING AND SERVICE COMMERCIAL DISTRICT

P = Permitted by right
C = Permitted with conditional use permit

NOTE: Uses listed in exemptions or not appearing in the table are prohibited.

(Ord. No. 2331, § 1, 7-28-14; Ord. No. 2355, § 1, 12-22-14; Ord. No. 2378, § 1, 9-28-15; Ord. No. 2490, § 1, 11-19-18; Ord. No. 2511, § 1, 5-28-19; Ord. No. 2518, § 2, 8-26-19)