The purpose of this section is to provide minimum standards for sustainable, interesting, and attractive building design.

(Ord. No. 2008-3179, § 1, 12-18-08)

It is the intent of the design regulations to:

A.

Create transitions and relationships among the adjacent developments and neighborhoods.

B.

Require a scale and form for the design of buildings consistent with the development patterns envisioned by the comprehensive plan and necessary for implementation of either an existing zoning district or proposed planned district.

C.

Specify the appropriate relationship of buildings, site elements, open spaces, and public rights-of-way.

D.

Create value, identity and character within neighborhoods and districts through diverse architectural styles and a variety of design details.

E.

Integrate diversity of neighborhoods, planning districts, and development sites through the consistent application of scale, form, and function specified in the comprehensive plan and this chapter.

(Ord. No. 2008-3179, § 1, 12-18-08)

A.

Connect buildings to the broader built environment through consistent orientation and design elements.

B.

Activate public streetscapes and other public or community spaces with pedestrian scale design elements and "permeable" buildings and facades.

C.

Create consistent well-designed building frontages along streets and other public or community spaces, suitable to the site context and environment.

D.

Include uniform application of basic design qualities and materials on all sides of buildings.

E.

Encourage architectural diversity appropriate to a site's immediate context.

F.

Create neighborhoods and districts that exhibit both character and value.

G.

Use exterior materials that contribute to the desired character of the planning district, and are compatible with existing materials of surrounding buildings.

H.

Avoid blank walls and long, uninterrupted facades along public streetscapes and other public or community spaces.

I.

Screen or eliminate building elements dedicated to loading, vehicle access, or other intensive service areas from prominent positions on streetscape or from adjacent property.

J.

Minimize the impact of external utilities, such as cabinets, mechanical equipment, conduits and storage areas on the public viewshed.

K.

Protect the character and values of adjacent properties and the public realm by creating criteria relating to building mass and scale that establish the relationship of buildings to the public viewshed.

L.

Create effective transitions from the public rights-of-way to private areas through the design, location, and orientation of buildings.

(Ord. No. 2008-3179, § 1, 12-18-08)

Compliance with the standards established in this section is determined as part of the review and approval of the site plan as per article 4 of this chapter, the final development plan in the case of a planned district, or the final site plan in the case of a conditional use permit. No separate design review process is required.

(Ord. No. 2008-3179, § 1, 12-18-08)

A.

Scope. Unless otherwise noted, the standards contained in this subsection shall be met by all buildings.

B.

Buildings, one (1) principal or main building per lot. Except as otherwise specifically provided for as part of a planned district, only one (1) principal building shall be permitted on a lot. No portion of an area, frontage, or yard required for any lot, building, or use for the purpose of complying with provisions of this code shall be included as an area, frontage or yard for another lot, building or use.

C.

Corner visibility. On a corner lot nothing shall be constructed, erected, placed, planted or allowed to grow in height in excess of thirty-six (36) inches above the established street grade of intersecting streets within the sight distance triangle. The height that an object is above the established street grade shall be established by measuring from the highest point of the object to a point on the top of curb or pavement edge that lies along the projection of a radial line from the center of the pavement curve through the object being measured.

D.

Structural projections. Exceptions to the minimum yard requirements for certain structures or improvements shall be permitted in accordance with section 25-12.10, yard exceptions.

1.

Skylights, sills, belt courses, cornices and ornamental features may project into any yard a maximum of twelve (12) inches;

2.

Chimneys and flues, not exceeding seventy-two (72) inches in width, may project into side or rear yards a maximum of twenty-four (24) inches;

3.

Roof overhangs may project into any yard a maximum of eighteen (18) inches, except that roof overhangs on the south side of a building may project forty-eight (48) inches into a side or rear yard but no closer than forty-eight (48) inches to a property line;

4.

Slab type porches or paved terraces having a maximum height of not more than twelve (12) inches above ground elevation at any point may project into any yard except that the projection into the front yard shall not exceed ten (10) feet;

5.

In all "R" residential districts, air conditioning units may extend into side or rear yards a maximum of thirty (30) inches, with air conditioning units including mounting pedestals not to exceed forty-eight (48) inches in height above ground elevation within said side or rear yards;

6.

Canopy overhangs for service stations may project a maximum of eighteen (18) inches into required front yards;

7.

Radio or television receiving antenna shall not exceed a height of fifteen (15) feet above the roof line.

(Ord. No. 2008-3179, § 1, 12-18-08; Ord. No. 2018-4308, § 9, 2-15-18)

A.

Specific intent. The intent of the design standards in this subsection is to:

1.

Establish a unique image for the city that sets it apart from other municipalities in the metropolitan area through the discouragement of branded architecture.

2.

Create a human-scale element on building facades and provide a visual connection between activities inside and outside the building through the use of windows.

3.

Protect the privacy of residences adjacent to commercial or industrial uses.

4.

Avoid blank walls and long, uninterrupted facades along streets and other public or community spaces.

5.

Strengthen building character through the use of a variety of quality and sustainable building materials.

6.

Protect adjacent residences from glare resulting from reflective materials.

7.

Ensure that the primary building entrance is easily identifiable and clearly visible from streets and sidewalks.

8.

Ensure that roof lines present a distinct profile and appearance for the building.

9.

Ensure that building form is not disrupted by elements dedicated to loading, mechanical equipment, vehicle access, or other intensive services.

B.

Scope. Unless otherwise noted, the standards contained in this section shall be met by any new construction of a building or project, not intended for single-family residential use.

C.

Corporate architecture. Buildings or projects shall not utilize corporate architecture, i.e., an architectural treatment utilized in more than three (3) other locations in the St. Louis Metropolitan Statistical Area (MSA).

D.

Facade design.

1.

Any part of a rear or side facade that is visible from any street shall provide the same roof lines, building materials, and colors as the front facade.

2.

Windows.

a.

On facades that front a street, windows shall comprise the following percentages of the facade area between two (2) and ten (10) feet above grade:

i.

Office distribution and light industrial buildings—Twenty-five (25) percent.

ii.

All other buildings—Forty (40) percent.

b.

Windows, if not opaque or translucent, shall be oriented in such a manner to preclude a direct line of sight into adjacent dwellings to the greatest extent possible.

3.

Massing. Within each one hundred (100) linear feet, including the first one hundred (100) linear feet, street facing facades shall contain at least two (2) differentiated massing elements. Other facades, except those containing service and loading areas, shall contain at least one (1) differentiated massing element within each one hundred (100) linear feet. Differentiated massing elements may include:

a.

Horizontal offsets such as projections and recesses.

b.

Vertical offsets such as varied rooflines.

c.

Varied upper story setbacks.

d.

Primary entrance features meeting the criteria of subsection 25-13.6.F, primary entrance design.

4.

Design features. Within each one hundred (100) linear feet of the building facade, at least three (3) different design features shall be provided. Design features shall include:

a.

Belt courses of a different texture and/or color.

b.

Medallions.

c.

Columns.

d.

Pilasters.

e.

Trellis containing planting.

f.

Projecting cornice.

g.

Projecting metal canopy.

h.

Decorative tilework.

i.

Opaque or translucent glass.

j.

Artwork.

k.

Awnings.

l.

Similar architectural details, approved by the city planner, that meet the specific intent of this subsection.

E.

Building materials.

1.

Buildings and accessory structures shall not include the following as primary building materials or architectural finish:

a.

Corrugated steel.

b.

Smooth finish concrete block (cinder block).

c.

Smooth finish poured concrete, whether painted or unpainted.

d.

Vertical rough-sawn wood siding (T-111/T-19).

e.

Tensile fabrics.

f.

Single layer uninsulated materials.

2.

The exterior finish must include at least three (3) visible materials, including windows.

3.

With the exception of windows, no more than forty (40) percent of any facade shall be comprised of the same material unless varied by color, pattern, or texture.

4.

Building surfaces shall not reflect light into residential areas or allow light from inside the building to intrude into residential areas.

F.

Primary entrance design.

1.

The primary entrance to a building shall be oriented to an adjacent street, not including interstate highways or Page Avenue. Said entrance shall be marked by:

a.

Ornamentation around the door; and

b.

At least one (1) of the following:

i.

Recessed entrance (recessed at least three [3] feet)

ii.

Protruding entrance (protruding at least three [3] feet).

iii.

Canopy (extending at least five [5] feet).

iv.

Portico (extending at least five [5] feet).

v.

Overhang (extending at least five [5] feet).

2.

Buildings within the same project or development may be clustered so that their primary entrances face internal parks, open spaces, landscape infiltration areas, ponds and bioswales or trails in lieu of an adjacent street.

G.

Roof design. Flat roof lines must include parapet walls as a design feature or a distinct eave and cornice line.

H.

Situation and screening of functional elements.

1.

Gutters and downspouts. Gutters and downspouts may be visible from the public view only if incorporated into the facade and/or roofline as a decorative architectural element.

2.

Mechanical equipment and service areas. External trash receptacles, recycling storage areas, external emergency generators, mechanical equipment, building mounted utilities, utility boxes, pumping stations, utility facilities, loading docks, receivable areas, and outdoor storage areas shall be screened from public view in accordance with section 25-25.4, screening of outdoor storage, mechanical equipment, and utilities.

(Ord. No. 2008-3179, § 1, 12-18-08)

A.

Specific intent. The intent of the design standards for single-family dwellings in this subsection is to:

1.

Ensure that housing design is based on consistent, compatible, and aesthetic architecture.

2.

Encourage a strong relationship between dwellings and streets.

3.

Improve streetscapes.

4.

Minimize garage domination.

B.

Scope. The design standards contained in this subsection apply to all new single-family homes constructed in planned or redevelopment districts.

C.

Primary facades. The primary facade, and any other facade within thirty (30) feet of a public right-of-way, shall have between ten (10) percent and forty (40) percent surface openings consisting of windows or doors.

D.

Primary entrance feature. All dwellings shall have a primary entrance feature oriented towards the street. The primary entrance feature may include:

1.

An unenclosed porch which shall:

a.

Cover at least fifty (50) percent of the width of the primary facade;

b.

Be at least eight (8) feet deep;

c.

Have a roof integrated into the front building facade covering at least fifty (50) percent of the porch; and

d.

Have a masonry or concrete foundation, or pier foundation with lattice entirely screening areas under the porch.

2.

An enclosed or unenclosed portico which shall:

a.

Be at least six (6) feet wide and four (4) feet deep, but no more than eighty (80) square feet;

b.

Be differentiated from the front facade by a projecting wall plane or decorative architectural features such as side light windows, decorative moldings; and

c.

Have a roof or eave projection integrated into the front building facade.

3.

A stoop which shall:

a.

Be at least eight (8) feet wide and four (4) feet deep, but no more than eighty (80) square feet;

b.

Be elevated between one (1) foot and (4) feet above grade;

c.

Have a masonry or concrete foundation; and

d.

Include decorative wood, iron, or masonry railings.

4.

Primary entrance features may encroach up to ten (10) feet into the front setback.

5.

No structure associated with the primary entrance feature, such as steps or accessibility ramps, shall encroach beyond the limits of the primary entrance feature. Such associate structures shall be designed within the envelope of the entrance feature.

E.

Massing. Wall planes on primary facades shall not exceed six hundred (600) square feet without differentiated massing elements covering at least twenty (20) percent of the wall. Wall planes on all other facades shall not exceed more than one thousand (1,000) square feet without differentiated massing elements covering at least twenty (20) percent of the wall plane. Differentiated massing elements may include:

1.

Offsets in the wall plane of at least three (3) feet;

2.

Primary entrance features meeting the preceding criteria;

3.

Bays with windows projecting between two (2) and five (5) feet;

F.

Roofs.

1.

Flat roof lines must include parapet walls as a design feature or a distinct eave and cornice line.

2.

All pitched roofs shall have a pitch of at least four to twelve (4:12), except that shed or flat roofs may be used to cover up to twenty (20) percent of the entire building footprint provided they are over building elements such as dormers, porches, or similar minor projections in the building footprint.

3.

All structures with primarily pitched roofs shall have a twelve (12) inch minimum eave overhanging all supporting exterior walls.

4.

Roofs which are visible from the street shall not exceed more than six hundred (600) square feet without breaks in the roof plane created by one or more of the following, occurring over at least twenty (20) percent of the entire roof plane:

a.

Dormers with windows;

b.

Off-sets of the roof plane of at least eighteen (18) inches; or

c.

Intersecting roof planes.

G.

Building materials.

1.

All buildings shall have one primary material covering at least sixty (60) percent of the building, and no more than three (3) accent or trim materials covering no more than forty (40) percent of the building.

2.

Material changes other than trim shall only occur at inside corners in association with a massing element or at a horizontal architectural detail.

3.

All exterior materials shall be consistent with the predominant material in the existing residential neighborhoods.

H.

Garages.

1.

Front-loaded garages shall be limited as follows:

a.

Garage door widths exceeding fifty (50) percent of the front facade width are prohibited.

b.

Garage door widths within twenty-five (25) to fifty (50) percent of the front facade width shall be at least sixteen (16) feet behind the front building line.

c.

Garage door widths less than twenty-five (25) percent of the front facade width may be even with or behind the front building line.

2.

Rear loaded, side-loaded, or detached garages located behind the rear building line shall not be limited other than through the lot and dimension standards contained in this section.

3.

All overhead doors on any structure shall be limited to eight (8) feet high.

I.

Parking apron design. One (1) parking apron may be located in front of the front building line, provided:

1.

The apron is necessary to meet the minimum parking requirements for the site;

2

The apron area shall not exceed more than two hundred (200) square feet;

3.

The apron is setback at least ten (10) feet from the front lot line;

4.

If lots are more than fifty (50) feet wide, the apron shall be setback at least three (3) feet from the side lot line. Lots fifty (50) feet wide or less may build aprons to the property line; and

5.

The apron is located to the side of the driveway opposite the primary facade of the principal building.

(Ord. No. 2008-3179, § 1, 12-18-08)

A.

Specific intent. The intent of this subsection is to:

1.

Provide a process to evaluate unique building designs that either provide architecture in a manner outside the scope of standards established in this section or that minimally deviate from these standards while providing architectural character.

2.

Provide criteria for the city planner and planning commission for the evaluation of deviations from the building design standards.

B.

Planned districts and conditional use permits.

1.

Application. Upon application for a planned district or conditional use permit, the applicant shall submit a request to consider the alternative design to the city planner. Said written request shall include, but not be limited to, the following:

a.

The specific building design standard(s) of which the alternative design is in conflict with.

b.

The rationale for the alternative design and the magnitude of the variation being requested.

c.

How the alternative design exceeds the overall design goals and the specific intent of the standard(s) being varied.

2.

Review criteria. The city planner shall make a finding to the planning commission as to whether the proposed alternative design:

a.

Exceeds the overall design goals and the intent of the building design standards.

b.

Meets the purpose and intent of this chapter.

c.

Meets the applicable goals, objectives, and policies of the comprehensive plan.

3.

Approval or denial. The planning commission shall either approve, approve with modifications, or deny the proposed alternative design in conjunction with the planned district or conditional use permit application.

C.

"R-6" multi-family, "M" manufacturing, "C" commercial, and "RD" redevelopment districts.

1.

Application. In conjunction with the site plan review procedure under article 4 of this chapter, the applicant shall submit a request to consider the alternative design to the city planner in the manner of subsection 25-13.8.B.1, application.

2.

Minimal deviations. The city planner shall have the authority to approve minimal deviations to the building design standards. The proposed alternative design may be considered a minimal deviation when it represents a deviation from the standards that is inconsequential to the building's ability to meet the criteria of subsection 25-13.8.B.2, review criteria.

3.

Significant deviations.

a.

If the city planner finds that the proposed alternative equivalent design represents a significant deviation from the regulations contained in this section, the final decision on the approval or denial of said design shall rest with the planning commission.

b.

The city planner shall make a finding, in writing, to the planning commission as to whether the requested alternative design meets the criteria of section 25-13.8.B.2, review criteria.

c.

The planning commission shall either approve, approve with modifications, or deny the city planner's finding within thirty (30) days of receipt of the city planner's report.

D.

The alternative equivalent compliance procedure is not considered a general waiver of the design standards contained herein.

(Ord. No. 2008-3179, § 1, 12-18-08)