St Robert City Zoning Code
CHAPTER 403
Zoning District Classifications
Section 403.001 Intent and Purpose.
[Ord. No. 2118 §§1 — 3, 8-18-2008]
A.
A Comprehensive Plan for the City of St. Robert was adopted by Ordinance No. 632, February 8, 1999. Said Comprehensive Plan includes estimates of population growth, land use surveys, a land use plan, plans for major thoroughfares, other transportation facilities, community facilities, public services and utilities and a capital improvement program.
B.
Need for public services and facilities in both size and location depends upon the character and intensity of land use. Regulation of the use of land is thus fundamental to a coordinated optimum physical development of the community. These Land Development Regulations are intended to be the foundation of the entire process of improvement of the physical environment.
C.
The regulations are intended to preserve and protect existing property uses and values from adverse or non-harmonious adjacent uses.
Section 403.003 Agricultural District, "A-1".
[Ord. No. 2118 §§1 — 3, 8-18-2008]
The "A-1" District is composed of those areas of the City whose principal use is large lot single-family and agricultural uses. The regulations are designed to ensure harmony between the primary uses of this district and to promote the development of the "Town and Country" residential neighborhood. For residential single-family developments, a maximum density of approximately one (1) residential building lot per three (3) acres lot will be established as controlling. A trade-off between the construction of fewer impervious surface areas (i.e., rooftops, sidewalks, etc.) and allowances for the creation of greater open space areas (larger lot areas) will allow the developer to create the "Town and Country" residential development without being required to construct curbs and gutters or sidewalks as an integral part of the dedicated street right-of-way. This relief does not apply to street light requirements.
Section 403.005 Residential Districts, "R".
[Ord. No. 2118 §§1 — 3, 8-18-2008]
A.
The principal land use in residential districts is the single-family dwelling. Certain other uses necessary to serve governmental, educational, religious, recreational and other needs are allowed as conditional uses subject to restrictions intended to protect the single-family character of the district. Internal stability, harmony, attractiveness, order and efficiency are encouraged by providing for adequate light, air and open space for dwellings and related facilities as well as considering the functional relationship between permitted uses in the district. The following residential districts are established within the City of St. Robert:
1.
Single-family low-density "R-1L". The "R-1L" District is intended to promote single-family low-density residential developments at a maximum density of approximately one (1) residential dwelling unit per acre. Waiver of curb and gutter and sidewalk requirements may be considered by the Planning and Zoning Commission on a case-by-case basis and supported by sound engineering analysis of the proposed development area and the impact of stormwater runoff to adjoining and downstream properties. This relief does not apply to street light requirements.
2.
Single-family medium-density "R-1M". The "R-1M" District is intended to promote single-family medium-density residential developments at a maximum density of approximately three (3) residential dwelling units per acre. Requirements for the construction of curbs and gutters and sidewalks by the developer shall not be waived.
3.
Single-family high-density "R-1H". The "R-1H" District is intended to promote single-family high-density residential developments at a maximum density of approximately six (6) residential dwelling units per acre. Requirements for the construction of curbs and gutters and sidewalks by the developer shall not be waived.
4.
Two-family "R-2". The "R-2" District is intended to accommodate mixed housing types, including single-family and duplex dwellings at moderate residential densities. The two-family district is also intended to serve as a transition between the single-family district and the multiple-family district at a maximum density of approximately four (4) residential dwelling units per acre. Requirements for the construction of curbs and gutters and sidewalks by the developer shall not be waived.
5.
Multiple-family "R-3". The "R-3" District is intended to support apartment type developments at a maximum density of approximately twenty-eight (28) dwelling units per acre. Developments of this intensity should have access for vehicular traffic from collector or higher classified streets, with traffic circulation designed to minimize the impact on adjoining residential neighborhoods. Hotels, motels and other developments of similar character do not meet this classification of use. Requirements for the construction of curbs and gutters and sidewalks by the developer shall not be waived.
6.
Manufactured home "R-M". The "R-M" District is intended to promote affordable housing needs through the development of higher density residential uses primarily for manufactured homes that are to be used as detached single-family residences. The maximum density established for this district shall not exceed eight (8) residential dwelling units per acre. Requirements for the construction of curbs and gutters and sidewalks by the developer shall not be waived.
Section 403.007 Commercial Districts, "C".
[Ord. No. 2118 §§1 — 3, 8-18-2008]
A.
The principal land use trend in commercial districts within the City of St. Robert is moderate to high-density retail mercantile's and hospitality services. Certain other land uses that are intermittently integrated into the general commercial districts include personal and automotive services. Careful planning in the development of commercial property within the City must ensure that the internal stability, harmony, attractiveness, order and efficiency of adjoining or adjacent residential neighborhoods are preserved. The following commercial districts are established within the City of St. Robert:
1.
Commercial Office "C-O". The "C-O" District is designed to be a restrictive district for low intensity office or professional uses to allow their location near a residential district without creating an adverse effect. It is intended that this district be established in areas that may not be viable for general commercial development because of location or other market factors, but remain viable locations for commercial office development because of high traffic volumes on adjacent streets. Such areas may also generally constitute transition or buffer zones between arterial streets, or more intensively developed commercial areas, and residential districts.
2.
Neighborhood Commercial "C-1". The "C-1" District is intended for uses that provide convenience goods or personal services primarily to people residing in adjacent residential areas. It also includes selected retail and service uses that are similar in land use intensity and physical impact to the neighborhood sales and service uses permitted in this district. This district is designed to accommodate compact, freestanding commercial buildings or to function as a transition between more intense commercial uses and residential neighborhoods. Because the permitted retail and personal service uses may be an integral part of the neighborhood, it is intended to be a mixed-use district that accommodates a variety of low intensity commercial uses. It is intended to address the planning flexibility needed for the ever-expanding growth of the City of St. Robert. This district should be utilized as a transition or buffer zone between higher intensity commercial land uses and single- and two-family residential districts.
3.
General Commercial "C-2". The "C-2" District is intended for uses that provide community-wide personal and business services, shopping centers, retail plazas, hotels and motels, restaurants and specialty shops that depend upon high visibility, generate high traffic volumes or cater to the traveling public. No unscreened outside display of merchandise is permitted, except where indicated. Commercial uses permitted in this district are generally required to conduct business activities indoors. The need for community-wide accessibility dictates that this district should be located along or at the intersection of two (2) or more arterial or higher classification streets.
Section 403.008 Mixed-Use District, "MU".
[Ord. No. 2118 §§1 — 3, 8-18-2008]
A.
The intent of the Mixed-Use District is to encourage diversification, variation and imagination in the relationship of mixed-uses, exterior design, open spaces and heights of structures for developments conceived and implemented as comprehensive and cohesive unified projects than is possible under conventional zoning regulations. It is intended to permit, upon the approval of a conceptual plan and subject to the procedures and standards in other Chapters of these regulations, the creation of Mixed-Use Districts for residential and non-residential land uses.
B.
The suitability of each tract of land considered for Mixed-Use District designation shall be determined in accordance with the Comprehensive Plan and designed to lessen congestion in the streets, to secure safety from fire, panic and other dangers, to promote health and the general welfare, to provide adequate light and air, to prevent the over-crowding of land, to avoid undue concentration of population, and with a reasonable consideration being given to, among other things, the character of the district and its peculiar suitability for mixed-uses and with a goal of conserving the land.
C.
Conventional subdivision-oriented designs do not fit in Mixed-Use Districts as the mixed-use standards are significantly different than the conventional standards by permitting more flexibility and creativity in site, building and streetscape design and location. The mixed-use standards place more emphasis on the form or design of new developments and encourage a compatible mix of residential and non-residential uses. The following Mixed-Use Districts are established within the City of St. Robert:
1.
Mixed-use low-intensity "MU-1". Provides areas in which a variety of single-family housing types may exist among neighborhood-serving commercial and public uses.
2.
Mixed-use medium-intensity "MU-2". Provides areas in which a variety of higher density housing types may exist among commercial, public, institutional and selected low-intensity industrial uses.
Section 403.009 Industrial Districts, "I".
[Ord. No. 2118 §§1 — 3, 8-18-2008]
The following districts are hereby established primarily to accommodate enterprises engaged in the manufacturing, processing, creating, repairing, renovating, painting, cleaning or assembling of goods, merchandise or equipment: "I-1" and "I-2". The performance standards set forth in Article II and Article III of Chapter 411, Supplementary Uses, place limitations on the characteristics of uses located in these districts. The limitations in the "I-2" District are less restrictive than those in the "I-1" District.
Section 403.010 Public Use District, "P-1".
[Ord. No. 2118 §§1 — 3, 8-18-2008]
The "P-1" District is established for those land uses where State and local government activities are conducted and where such jurisdictional entities hold title to such lands. Public educational facilities, hospitals and medical facilities, cemeteries, recreational facilities and parks are land uses that shall be included in this district. The district is also intended to classify land that is vacant but has been designated for activities listed above in an adopted Comprehensive Plan.
Section 403.011 Flood Hazard District, "FH-1".
[Ord. No. 2118 §§1 — 3, 8-18-2008]
A.
The "FH-1" District is hereby established as an "overlay" district, meaning that these districts are overlaid upon other districts and the land so encumbered may be used in a manner permitted in the underlying district only if and to the extent such use is also permitted in accordance with Chapter 421 (Floodplain Management) of these regulations. The following "FH-1" Districts exist within, and adjacent to, the City limits of St. Robert:
1.
Gasconade River Tributary — North — FIRM 2908260090 C — March 17, 2002.
2.
Roubidoux Creek Tributary — Southwest — FIRM 2908260090 C — March 17, 2002.
3.
Big Piney River Tributary — Southeast — FIRM 2908260095 B — April 17, 1985.
4.
Effluents of Sawmill Hollow — North central — FIRM 2908260090 C — March 17, 2002.
5.
Effluents of Gillis Hollow — Northeast — FIRM 2908260095 B — April 17, 1985.
6.
Effluents of Round Pound Hollow — Southeast — FIRM 2908260095 B — April 17, 1985.
7.
Effluents of Dry Creek — Southeast — FIRM 2908260095 B — April 17, 1985.
Section 403.013 Official Zoning Map.
[Ord. No. 2118 §§1 — 3, 8-18-2008]
A.
There shall be a map known and designated as the Official Zoning Map which shall show the boundaries of all zoning districts within the City's zoning jurisdiction. This map shall be drawn using current technologies from which prints can be made, shall be dated and shall be kept in the office of the Land Use Administrator.
B.
The Official Zoning Map dated July 17, 1989, is adopted by Ordinance No. 309, August 7, 1989 and incorporated herein by reference. Amendments to this map shall be made and posted in accordance with Chapter 422 of these regulations.
C.
Should the Official Zoning Map be lost, destroyed or damaged, the Land Use Administrator may have a new map drawn on acetate, mylar or other durable material from which prints can be made. No further authorization or action is required of the Board of Aldermen so long as no district boundaries are changed in this process.
Section 403.015 Amendments to Official Zoning Map.
[Ord. No. 2118 §§1 — 3, 8-18-2008]
A.
Amendments to the Official Zoning Map are accomplished using the same procedures that apply to other amendments to this regulation as set forth herein.
B.
The Land Use Administrator shall update the Official Zoning Map as soon as possible after amendments to it are adopted by the Board of Aldermen. Upon entering such amendment on the map, the Land Use Administrator shall change the date of the map to indicate its latest revision. New prints of the updated map may then be issued.
C.
No unauthorized person may alter or modify the Official Zoning Map.
D.
The Land Use Administrator shall keep copies of superseded prints of the Zoning Map for historical reference.
Section 403.017 Annexations.
[Ord. No. 2118 §§1 — 3, 8-18-2008]
All territory which may hereafter be annexed into the City of St. Robert shall automatically be placed in the "A-1" Agricultural District or may be zoned in accordance with the City's Comprehensive Plan.
Section 403.019 General Provisions.
[Ord. No. 2118 §§1 — 3, 8-18-2008]
A.
Except as hereinafter provided:
1.
No building or structure shall be erected, converted, enlarged, reconstructed or structurally altered, nor shall any building, structure or land be used except for a purpose permitted in the zoning district in which the building, structure or land is located. All buildings, structures or land uses that legally exist at the effective date of this regulation shall not be affected as long as the requirements for non-conforming situations are met.
2.
No building or structure shall be erected, converted, enlarged, reconstructed or structurally altered to exceed the height limits herein established for the zoning district in which the building or structure is located. All buildings, structures or land uses that legally exist at the effective date of this regulation shall not be affected as long as the requirements for non-conforming situations are met.
3.
No building or structure shall be erected, converted, enlarged, reconstructed or structurally altered except in conformity with the density and dimensional regulations of the zoning district in which the building or structure is located. All buildings, structures or land uses that legally exist at the effective date of this regulation shall not be affected as long as the requirements for non-conforming situations are met.
4.
The density and dimensional requirements for every building legally existing at the effective date of this regulation shall not be affected as long as the requirements for non-conforming situations are met. All new buildings hereafter erected or structurally altered at the effective date of this regulation shall comply with all requirements of this regulation.
5.
Every building hereafter erected or structurally altered shall be located on a lot as herein defined and in no case shall there be more than one (1) main building on a lot except as otherwise provided in this regulation.
6.
No building shall be erected, used, converted, enlarged or structurally altered unless the premises conform to all off-street parking and loading requirements of this regulation.
7.
All single-wide manufactured homes that do not exceed one thousand two hundred eighty (1,280) square feet in gross floor area shall be located in an approved mobile home park development that is zoned "R-M" for that purpose.
8.
All legal pre-existing non-conforming single-wide manufactured homes that are not located within "R-M" zoning districts at the effective date of this regulation shall not be affected as long as the requirements for non-conforming situations are met, and the manufactured home does not pose a hazard to the public safety, health and welfare of the community.
Section 403.021 Boundaries of Districts.
[Ord. No. 2118 §§1 — 3, 8-18-2008]
A.
Where uncertainty exists with respect to the boundaries of the various districts as shown on the Zoning Map accompanying and made a part of this Chapter, the following rules apply:
1.
The district boundaries are either streets or alleys unless otherwise shown and where the districts designated on the map accompanying and made a part of this Chapter are bounded approximately by street or alley lines, the street or alley shall be construed to be the boundary of the district.
2.
Where the district boundaries are not otherwise indicated and where the property has been or may hereafter be divided into blocks and lots, the district boundaries shall be construed to be the lot lines and where the districts designated on the Zoning Map accompanying and made a part of this Chapter are bounded approximately by lot lines, the lot lines shall be construed to be the boundary of the districts unless the boundaries are otherwise indicated on the map.
3.
In unsubdivided property, the district boundary lines on the map accompanying and made a part of this Chapter shall be determined by use of the parcel's legal description and platted property lines on the map.
Section 403.023 Interpretation.
[Ord. No. 2118 §§1 — 3, 8-18-2008]
In interpreting and applying the provisions of this Chapter, they shall be held to be the minimum requirements for the promotion of the public safety, health, convenience, comfort, morals, prosperity and general welfare. It is not intended by this Chapter to interfere with or abrogate or annul any easements, covenants or other agreements between parties, except that if this Chapter imposes a greater restriction, this Chapter shall control.