Olivette City Zoning Code
ARTICLE VII
"PRO" Planned Residential/Office District
Section 400.620 Intent and Purpose.
[R.O. 2008 §280.050]
The Planned Residential/Office District "PRO" is intended to provide a voluntary, alternate procedure for the development of areas bearing a relationship to Olive Boulevard in order to encourage the highest quality of site and landscape planning and architectural design and compatibility with the surrounding land uses. These procedures provide primarily for multi-family residential uses and office uses, or combinations thereof, under conditions requiring particular consideration of each application, an evaluation of its effect on the surrounding area and the community, compliance with all of the development standards hereinafter set forth, site plan review procedures and a determination that such proposed development is consistent with the public health, safety and general welfare of the City of Olivette and with good planning practice.
Section 400.630 Development Area Identification Criteria.
[R.O. 2008 §280.052]
A.
Development Areas. The development standards herein refer to areas to be designated as intensive development areas (IDA) which have frontage on Olive Boulevard and to residential-related development areas (RRDA) where particular attention must be given to the compatibility of such development to surrounding single-family residential areas.
B.
Demarcation Line Between Development Areas. The demarcation of the IDA and RRDA portions of a Planned Residential/Office District shall be defined by a line drawn parallel to Olive Boulevard from the point of adjacency closest to Olive Boulevard of all adjacent single-family use lots, but which are not to be included within the "PRO", or by a line drawn parallel to and two hundred fifty (250) feet distant from Olive Boulevard, whichever is the greater. In no instance, however, shall the IDA be located within one hundred (100) feet of any lot occupied by a single-family residence not included within the "PRO".
C.
In order to qualify for consideration hereunder, a tract shall have a minimum of two (2) acres and a minimum dimension of one hundred eighty (180) feet.
Section 400.640 Intensive Development Areas (IDA).
[R.O. 2008 §280.054; Ord. No. 1598 §3, 11-1-1988]
A.
The following regulations apply to those sites or portions of sites which are adjacent to Olive Boulevard and have minimum frontage thereon as hereinafter provided.
B.
Permitted Uses.
1.
Permitted uses by site plan review and approval as noted hereinbelow and in accordance with the other standards and regulations of the "PRO" District.
a.
Multi-family dwellings, including low-rise or garden apartments, mid-rise and elevator apartments and town houses.
b.
Detached or attached single-family dwellings.
c.
Offices, including commercial, professional, executive and institutional occupancy.
d.
Research and development establishments engaged in the design and development of electronic equipment, precision instruments or miniaturized components, provided that the occupancy of such an establishment does not exceed, at any one (1) period of the day, one (1) employee per one hundred seventy (170) square feet of gross laboratory, office or processing floor area.
e.
Accessory retail uses, provided that same do not exceed ten percent (10%) of the total floor area within a development and provided that such uses are intended only for the use and convenience of the residents or occupants of the developments and other incidental walk-in trade.
f.
Churches and synagogues.
2.
(Reserved)
C.
Lot Dimension, Area, Height, Setback Regulations.
1.
Frontage and access.
a.
The frontage requirements of a parcel shall be in accordance with the following standards:
IDA Site Area | Minimum Frontage on Olive | |
|---|---|---|
3 acres or less | 180 feet | |
Between 3 acres and 5 acres | 250 feet | |
More than 5 acres | 300 feet |
b.
A parcel shall have either direct access from Olive Boulevard or access via a street or driveway connecting to Olive Boulevard without passing through a single-family residential area.
2.
Density.
a.
Residential use. The residential portions of an IDA shall not exceed a density of twenty-eight (28) dwelling units per acre.
b.
Non-residential uses. A maximum floor area ratio (FAR) of 2.0 shall apply to that portion of an IDA which is to be used for any combination of permitted non-residential uses.
c.
In those instances where mixed residential and non-residential uses are to be developed within an IDA, the maximum number of residential units and the maximum floor area shall not exceed the allowed capacity of that portion of the site area used for each use.
3.
Open space and site coverage.
a.
A minimum of forty percent (40%) of each site shall be retained and developed for the exclusive use of the residents or occupants and other pedestrians for recreation, pedestrian circulation and aesthetic purposes.
b.
Such open space may be developed on the roof or deck of a parking garage or other structure, provided that same may not be located at an elevation greater than twelve (12) feet above the prevailing grade of the site on at least one (1) edge of the building or project.
4.
Height. The maximum permitted height shall be forty-five (45) feet, except where a development will provide at least fifty-five percent (55%) open space and fifty percent (50%) enclosed parking, the permissible height may be increased one (1) foot for each additional seven and one-half (7½) foot distance from the lot line of an adjoining single-family residential use; provided however, that no structure shall exceed sixty-five (65) feet in height.
5.
Setbacks and landscaping.
a.
Setbacks. One hundred (100) feet from the property line of any adjacent single-family residence in accordance with the provisions of Section 400.630(B) hereof, setting forth the line of demarcation between the IDA and RDA portions of the "PRO" and, in the case of buildings exceeding forty-five (45) feet in height, an additional seven and one-half (7½) foot setback for each additional foot of height is required up to a maximum of sixty-five (65) feet of height in accordance with Subsection (C)(4) of this Section.
Setbacks from other adjacent uses will be specified upon site plan review.
b.
Buffering. Landscaping shall be provided between the IDA and any adjoining use or adjoining RRDA as deemed appropriate upon site plan review. Formal street tree planting shall be provided as required upon site plan review. All other open space areas within a site shall be provided with ornamental or flowering trees and low shrubs, suitable ground covers, such as grass, ivy, etc., and an appropriate mulch or appropriate paved surface for pedestrian circulation.
c.
All lighting shall be shaded or diffused so that no direct light is cast upon any adjacent or internal residential units.
d.
Appropriate street furniture shall be provided, including open and sheltered outdoor seating, children's play areas, drinking fountains, etc., as specified upon site plan review.
Section 400.650 Residential-Related Development Areas (RRDA).
[R.O. 2008 §280.056]
A.
These regulations shall apply to those sites or portions of sites which are adjacent to and are to be jointly developed with an area designated as an intensive development area (IDA) and which are surrounded primarily by pre-existing single-family residences. A strong preference will be given to the development of units for owner occupancy because of the greater compatibility of such housing to surrounding single-family residences.
B.
Permitted Uses.
1.
Any use allowed in the "SR" District and in accordance with the use regulations of that district.
2.
Multi-family dwellings, including low-rise apartments and town houses, if built in accordance with the performance criteria of this Section and the procedures set forth in Article XI, Site Plan Review.
3.
Attached single-family dwellings.
C.
Lot Dimension, Area, Height, Setback Regulations.
2.
Density. The density shall not exceed seventeen (17) dwelling units per acre.
3.
Open space and site coverage requirements. A minimum of fifty percent (50%) of each site shall be retained and developed for the exclusive use of residents for recreation, pedestrian circulation and aesthetic purposes.
4.
Height. The maximum permitted height shall be thirty-five (35) feet.
5.
Setbacks and landscaping requirements.
a.
The standards hereinabove outlined for intensive development areas shall apply, except that the setback requirements provided for the "SR" Single-Family Residential District in Section 400.260(B) and (C) shall govern the setback requirements relating to adjacent single-family residences.
b.
Internal building relationships shall be designated during site plan review.
Section 400.660 Variance.
[R.O. 2008 §280.058]
A.
In the case of a proposed "PRO" site which has a unique physical configuration or an unusual relationship to surrounding land uses, the strict application of the provisions of Section 400.630(B) hereof, with respect to the demarcation of the IDA and RRDA portions of such site, may be modified, provided that the Commission and the Council find that such modification carries out the intent of these regulations.
B.
The Council, upon recommendation of the Commission, may permit a variance of not more than five percent (5%) in the requirements herein specified for the minimum size and dimension of a PRO, minimum frontage on Olive Boulevard of an IDA, minimum open space and maximum height for an IDA, minimum open space and enclosed parking provisions and maximum height for the height bonus for an IDA and minimum open space and maximum height of an RRDA.
Section 400.670 Procedure.
[R.O. 2008 §280.060]
Petitions for establishment of a Planned Residential/Office District shall be addressed to the City Council. The petition shall be made on forms prescribed by the City and shall be accompanied by the appropriate documents as required for site plan review, Article XI. The procedures for processing, review and action shall be as set forth in Article XI. The filing fee shall be as set out in City ordinance.