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O Fallon City Zoning Code

AO-2

SAFETY ZONES AREA

§ 157.365 PURPOSE AND GENERALLY.

   (A)   The purpose of this subchapter is to require that land and structures located within safety zones around the Scott AFB and MidAmerica St. Louis Airfields are developed to protect the health, safety and general welfare of the public and to mitigate hazards of potential aircraft mishaps.
   (B)   The Safety Zones Area, Airport Overlay (“AO-2”) District, designates the area that primarily includes standards for land use, density and design, in addition to those requirements established for all properties within the AO-1 District.
   (C)   Establishment of Safety Zones:
      (1)   Buildings, structures or land shall be occupied or used only in conformity with all of the regulations set forth herein for the district in which they are located.
      (2)   The boundaries of the military safety zones as determined by the Air Installation Compatible Use Zone (“AICUZ”) program are shown on the map in § 157.338. There are three military safety zones:
         (a)   CZ: Clear Zone;
         (b)   APZ-1: Accident Potential Zone 1; and
         (c)   APZ-2: Accident Potential Zone 2.
      (3)   The Federal Aviation Administration designates a Runway Protection Zone (“RPZ”) for civilian airports as shown on the map in § 157.338. There are four civilian safety zones:
         (a)   RPZ: Runway Protection Zone;
         (b)   CCZ: Civilian Clear Zone;
         (c)   CPZ-1: Civilian Protection Zone 1; and
         (d)   CPZ-2: Civilian Protection Zone 2.
(Prior Code, § 158.365) (Ord. 3718, passed 6-20-2011)

§ 157.366 PROCEDURES AND DESIGN REGULATIONS IN SAFETY ZONES.

   (A)   Consultation. All development applications on properties within the AO-2 District shall require consultation with the Air Force as per § 157.323.
   (B)   Design regulations. Properties within the AO-2 District shall also comply with all the standards established per §§ 157.350 through 157.353.
(Prior Code, § 158.366) (Ord. 3718, passed 6-20-2011)

§ 157.367 USE REGULATIONS IN SAFETY ZONES.

   (A)   Use regulations in AO-2: CZ, CCZ and RPZ. No uses or structures shall be permitted in the CZ, CCZ and RPZ, except roadways, underground utilities, agriculture and permanent passive open space. Bridges above the ground level of the runway, timber activities and silvaculture shall not be permitted.
   (B)   Use and design regulations in AO-2: APZ-1 and CPZ-1.
      (1)   Permitted uses. Permitted uses are listed herein; provided that no uses shall be allowed where not permitted in the underlying zoning district.
      (2)   Prohibited uses.
         (a)   Manufacturing or above-ground bulk storage of flammable liquids, gases or other explosive materials is prohibited.
         (b)   No use shall be permitted that emits smoke, steam, dust, gases or projectiles of any type that may interfere with safe aircraft operation.
         (c)   No residential development of any type is permitted. This includes short- and long-term hotels, lodgings, campsites, RV parks, mobile home parks, group homes, dormitories or any accommodations where over-night residency is expected.
         (d)   Active parks with facilities intended to support organized activity or concentrations of users, such as athletic fields, buildings or structures for recreational activities, concessions, courts or playgrounds are prohibited.
         (e)   Places of large assemblies shall be prohibited to protect the general public against the grave consequences of an aircraft mishap. Places where the mobility-challenged and youth regularly assemble are also prohibited. These include hospitals, in-patient clinics, nursing homes, child care centers, schools, movie theaters and auditoriums, churches and places of worship or meditation, sports arenas, restaurants and other places of assembly.
         (f)   Public transportation passenger terminals shall not be permitted in the APZ-1 or CPZ-1.
         (g)   Regionally-significant above- ground utility lines or sub-stations, such as high-tension power lines or public transportation transmission wires, shall not be permitted in the APZ-1 or CPZ-1.
      (3)   Maximum assembly. Maximum assembly shall be limited to 25 people per acre per hour over a 24-hour period, and shall not be more than 50 people per acre at any one time.
      (4)   Lot coverage.
         (a)   The maximum gross acreage for all buildings on any single lot is 10%. Use restrictions shall comply with Table 1 below. Height restrictions shall comply with §§ 157.380 through 157.383.
         (b)   For industrial uses, in addition to all other limitations on concentrations of people, a sliding scale of employment density per shift and maximum acreage coverage shall be utilized as shown in Figure 6 below.
         (c)   A planned development approach is encouraged to maximize flexibility in layout and guide buildings away from the centerline of the runway.
   (C)   Use and design regulations in AO-2: APZ-2 and CPZ-2.
      (1)   Permitted uses.
         (a)   Permitted uses are listed on Table 1 below; provided that no uses shall be allowed where not permitted in the underlying zoning district.
         (b)   Single-family residential density shall be limited to one dwelling unit per acre within the APZ-2 and CPZ-2.
      (2)   Prohibited uses.
         (a)   Manufacturing or above-ground bulk storage of flammable liquids, gases or other explosive materials is prohibited.
         (b)   No use shall be permitted that emits smoke, steam, dust, gases or projectiles of any type that may interfere with safe aircraft operation.
         (c)   1.   Higher density housing is prohibited.
            2.   This includes multi-family housing, attached single-family housing, short- and long-term hotels, lodgings, campsites, RV parks, mobile home parks, group homes or dormitories.
         (d)   1.   Places of large assemblies shall be prohibited to protect the general public against the grave consequences of an aircraft mishap.
            2.   Places where the mobility- challenged and youth regularly assemble are also prohibited.
            3.   These include hospitals, in-patient clinics, nursing homes, child care centers, schools, movie theaters and auditoriums, churches and places of worship or meditation, sports arenas, restaurants and other places of assembly.
      (3)   Lot coverage.
         (a)   1.   The maximum gross acreage for all non-residential buildings on any single lot is 20%.
            2.   Use restrictions shall comply with Table 1 below.
            3.   Height restrictions shall comply with §§ 157.380 through 157.383.
         (b)   For industrial uses, in addition to all other limitations on concentrations of people, a sliding scale of employment density per shift and maximum acreage coverage shall be utilized as shown in Figure 6 below.
         (c)   A planned development approach is encouraged to maximize flexibility in layout and guide buildings away from the centerline of the runway.
Figure 5: APZ-1 & CPZ-2 Industrial Uses
Figure 6: APZ-2 & CPZ-2 Industrial Uses
   (D)   Permitted land uses in AO-2: Safety Zones.
      (1)   Table 1 below describes those uses that are permissible within the areas designated as safety zones. Within Table 1 below, the designation with the letter “Y” indicates that the land use is permissible, subject to compliance with the standards of this chapter.
      (2)   The designation with the letters “PS” indicates that the land use is permissible, subject to compliance with the standards of this chapter, and the supplemental standards specified for the use. Supplemental standards are contained in divisions (A), (B) and (C) above.
      (3)   The designation with the letter “N” indicates the land use is prohibited.
      (4)   Any land use that is not identified in Table 1 below is prohibited unless it is found to be substantially similar by the Director. A requested use shall be considered substantially similar when the characteristics of the requested use are equivalent in type, intensity, degree or impact when compared to a permissible use named in Table 1 below. Such characteristics include, but are not limited to:
         (a)   Typical numbers of employees and public located on the property at any given time;
         (b)   Typical hours of operation;
         (c)   Generation of noise, light pollution, odor, smoke, dust, electromagnetic interference or vibration;
         (d)   Bulk of structures and large equipment storage;
         (e)   Use of outdoor storage;
         (f)   Typical airspace intrusion;
         (g)   Attractiveness to birds and wildlife; and
         (h)   Customary functions of the use.
      (5)   Accessory uses and structures incidental to a permitted principal structure or use are permitted so long as they are within the intent, purpose or objectives of these regulations.
      (6)   Temporary uses and structures are permitted so long as they are within the intent, purpose or objectives of these regulations.
Table 1
Land Use
AO-2 District Safety Zones
SLCUM
Name
CZ/CCZ/RPZ
APZ/CPZ 1
APZ/CPZ 2
Table 1
Land Use
AO-2 District Safety Zones
SLCUM
Name
CZ/CCZ/RPZ
APZ/CPZ 1
APZ/CPZ 2
10
Residential
11
Household units
11.11
Single units; detached
N
N
PS
11.12
Single units; semi-detached
N
N
N
11.13
Single units; attached row
N
N
N
11.21
Two units; side-by-side
N
N
N
11.22
Two units; stacked
N
N
N
11.31
Apartments; walk up
N
N
N
11.32
Apartments; elevator
N
N
N
12
Group quarters
N
N
N
13
Residential hotels
N
N
N
14
Mobile home parks or courts
N
N
N
15
Transient lodgings
N
N
N
16
Other residential
N
N
N
20
Manufacturing
21
   of food and kindred products
N
PS
PS
22
   of textile mill products
N
PS
PS
23
   of apparel and other finished products made from fabrics, leather and similar materials
N
PS
PS
24
   of lumber and wood products (except furniture)
N
PS
PS
25
   of furniture and fixtures
N
PS
PS
26
   of paper and allied products
N
PS
PS
27
   of printing, publishing and allied industries
N
PS
PS
28
   of chemicals and allied products
N
PS
PS
29
   of petroleum refining and related industries
N
PS
PS
30
Manufacturing
31
Rubber and miscellaneous plastic products
N
PS
PS
32
Stone, clay and glass products
N
PS
PS
33
Primary metal industries
N
PS
PS
34
Fabricated metal products
N
PS
PS
35
Professional and scientific instruments
N
PS
PS
39
Miscellaneous manufacturing
N
PS
PS
40
Transportation, communications and utilities
41
Railroad, rapid rail transit and street railroad transportation
N
PS
Y
42
Motor vehicle transportation
N
PS
Y
43
Aircraft transportation
N
PS
Y
44
Marine craft transportation
N
PS
Y
45
Highway and street right-of-way
PS
Y
Y
46
Automobile parking
N
PS
Y
47
Communications
N
PS
Y
48
Utilities
N
PS
Y
48.23
Natural or manufactured gas storage and distribution points
N
N
N
49
Other transportation communications and utilities
N
PS
Y
50
Trade
51
Wholesale trade
N
PS
Y
52
Retail trade - building materials, hardware and farm equipment
N
PS
PS
53
Retail trade - general merchandise
N
PS
PS
54
Retail trade - food
N
PS
PS
55
Retail trade - automotive, marine craft, aircraft and accessories
N
PS
PS
55.3
Gasoline service stations
N
N
N
56
Retail trade - apparel and accessories
N
PS
PS
57
Retail trade - furniture, home furnishings and equipment
N
PS
PS
58
Retail trade - eating and drinking establishments
N
N
PS
59
Other retail trade
N
PS
PS
60
Services
61
Finance, insurance and real estate services
N
N
PS
62
Personal services
N
N
PS
62.4
Cemeteries
N
PS
PS
63
Business services
N
PS
PS
63.7
Warehousing and storage services
N
PS
PS
64
Repair services
N
PS
PS
65
Professional services
N
N
PS
65.1
Hospitals, nursing homes
N
N
N
65.1
Other medical facilities
N
N
N
65.11
Physician services
N
N
N
65.12
Dental services
N
N
N
66
Contract construction services
N
PS
PS
67
Governmental services
N
N
PS
68
Educational services
N
N
N
69
Miscellaneous services
N
PS
PS
70
Cultural, entertainment and recreational
71
Cultural activities (including churches)
N
N
PS
71.2
Nature exhibits
N
PS
Y
72
Public assembly
N
N
N
72.1
Auditoriums, concert halls
N
N
N
72.11
Outdoor music shell, amphitheaters
N
N
N
72.2
Outdoor sport arenas, spectator sports
N
N
N
73
Amusements
N
N
N
74
Recreational activities (including golf course and riding stables)
N
PS
Y
75
Resorts and group camps
N
N
N
76
Parks
N
PS
PS
76.1
Parks - general recreational (active)
N
N
PS
76.2
Parks - leisure and ornamental (passive)
N
PS
PS
79
Other cultural, entertainment and recreation
N
PS
PS
80
Resources production and extraction
81
Agriculture (except livestock)
PS
Y
Y
81
Livestock farming and animal breeding
N
Y
Y
82
Agricultural related activities
N
PS
Y
83
Forestry activities and related services
N
Y
Y
84
Fishing activities and related services
N
PS
Y
85
Mining activities and related services
N
PS
Y
89
Other resources production and extraction
N
PS
Y
 
(Prior Code, § 158.367) (Ord. 3718, passed 6-20-2011)