Town And Country City Zoning Code
ARTICLE XIII
Major Educational Campus District Regulations
Section 405.690 Purpose.
[Ord. No. 1076 §§1 — 7, 1-27-1987; Ord. No. 1345 §1(13000), 11-13-1989]
A.
The Major Educational Campus "MEC" District allows the City to accommodate the expansion or development of campuses for major educational uses with flexibility while insulating or buffering such major educational uses from adjoining uses, particularly residential uses.
B.
This Article is not exclusive and is to be applied in accordance with all other provisions of the Municipal Code.
Section 405.695 Supplemental Definitions.
[Ord. No. 1076 §§1 — 7, 1-27-1987; Ord. No. 1345 §1(13010), 11-13-1989]
A.
The following definitions supplement those set forth in Section 405.080, and apply to this Article only.
1.
Major educational use. For purposes of this Article, "major educational use" refers to uses associated with a public or private institution for teaching and learning, including kindergartens, elementary and secondary schools and colleges, including boarding schools, offering a recognized degree or diploma, including but not limited to classroom buildings, dining halls, assembly halls, study halls, indoor athletic facilities, student union or activities centers, faculty, staff and related housing (single or multi-family), chapels, dormitories, libraries, related administration or business offices, book stores, laboratories, greenhouses, equipment storage facilities, playgrounds, jogging, hiking and cycling areas, recreational areas, day care and nursery school facilities, and unlighted outdoor athletic facilities without permanent spectator seating.
2.
Campus. For purposes of this Article, the term "campus" refers to an area of land compromised of the aggregate of one (1) lot or two (2) or more contiguous lots occupied by, or developed for, a major educational use or other permitted use, together with such incidental and conditional uses as are otherwise authorized by this Article. The perimeter of a campus shall not divide any existing recorded lot.
3.
Chapel. An area of a building designed and used primarily for religious worship, may also be used for ceremonial, lecture or assembly purposes. A chapel need not be a separate structure.
Section 405.700 Application of Subdivision Regulations.
[Ord. No. 1076 §§1 — 7, 1-27-1987; Ord. No. 1345 §1(13015), 11-13-1989]
Major educational uses shall not be required to subdivide a campus into lots to permit construction of uses permitted within the Major Educational Campus District.
Section 405.705 Permitted Uses.
[Ord. No. 1076 §§1 — 7, 1-27-1987; Ord. No. 1345 §1(13110), 11-13-1989; Ord. No. 2447 §4, 3-28-2000]
A.
The following uses are permitted in the Major Educational Campus "MEC" District, if approved in accordance with the provisions of this Article relating to site plan review for uses in the Major Educational Campus District:
B.
More than one (1) permitted use may exist concurrently on one (1) campus provided all other requirements of this Article are met.
Section 405.710 Conditional Uses.
[Ord. No. 1076 §§1 — 7, 1-27-1987; Ord. No. 1345 §1(13120), 11-13-1989; Ord. No. 2447 §8, 3-28-2000]
A.
The following uses are permitted as conditional uses in the Major Educational Campus "MEC" District, if approved in accordance with the provisions of this Article relating to conditional uses and site plan review for uses in the Major Educational Campus District.
1.
Accessory uses, buildings and structures not listed as a permitted use above.
3.
Satellite earth stations equal to or greater than two (2) meters in diameter, as provided in Section 405.225 of this Chapter.
4.
Outdoor athletic facilities which include lighting or permanent spectator seating.
5.
Public utility facilities.
6.
Ground-mounted solar energy systems, and roof-mounted solar energy systems that are mounted either on the front of the roof or on the side of the roof facing a street.
[Ord. No. 3759 §2, 8-26-2013]
7.
Gates controlling vehicular access to individual lots, provided that:
a.
The gate mechanism shall permit immediate access to emergency vehicles.
b.
Gates controlling vehicular access to individual lots shall be located no closer than twenty-five (25) feet from the pavement of the adjacent right-of-way so that waiting vehicles do not impede traffic flow.
c.
Applicant(s) shall file an agreement as approved by the City Attorney, to indemnify, defend and hold the City harmless from any claims of liability resulting from the placement of any gate controlling vehicular access.
B.
More than one (1) conditional use may exist concurrently on one (1) campus provided all other requirements of this Article are met.
Section 405.715 Non-Conforming Uses.
[Ord. No. 1076 §§1 — 7, 1-27-1987; Ord. No. 1345 §1(13125), 11-13-1989]
Uses existing on a major educational campus at the time the property is zoned into the Major Educational Campus District and which do not conform to the standards for the "MEC" District, shall be deemed legal non-conforming uses, provided such uses are reflected on the site plan provided for herein at the time of rezoning and the Board approves said site plan.
Section 405.720 Specific Prohibitions.
[Ord. No. 1076 §§1 — 7, 1-27-1987; Ord. No. 1345 §1(13140), 11-13-1989]
A.
The following uses are prohibited in the Major Educational Campus District:
Section 405.725 Site Plan Review For Uses in The Major Educational Campus District.
[Ord. No. 1076 §§1 — 7, 1-27-1987; Ord. No. 1345 §1(13210), 11-13-1989]
A.
Application. The owner, or its authorized representative, shall file an original and six (6) copies of an application for site plan review for uses proposed within a major educational campus, on forms to be provided by the City. Site plan review must be completed prior to filing an application for a building permit. Such application for site plan review shall be accompanied by a deposit for processing costs, in an amount prescribed by the Board, six (6) copies of a site plan, reflecting the information required below, an outboundary survey of the campus, and a legal description of the campus. If required, the owner, or its authorized representative, shall submit with an application for site plan review permits or other records proving that the proposed use is located on a campus as defined herein.
B.
Site Plan For Uses In A Major Educational Campus. A site plan for uses proposed for a major educational campus must show the following information, unless particular requirements have been waived or modified in accordance with this Article, and be drawn to scale not less than one (1) inch equals fifty (50) feet (1" = 50').
1.
General matters.
a.
A small location "key" map showing the site and illustrating its relationship to the nearest major street intersection and adjacent streets.
b.
North arrow and scale of drawings.
c.
Title block including the name and address of the development and the developer, architect's/engineer's seal, and date.
d.
Property lines, existing and proposed right-of-way lines, with metes and bounds (bearing and distances) indicated, and building or setback lines from the perimeter of the campus.
e.
Existing and proposed easement lines and dimensions, with owner's name or description of facilities located therein.
f.
Ownership, land use, and zoning of adjoining properties.
g.
Location and intensity in candlepower of all exterior lighting to be located within one hundred (100) feet of the perimeter of a major educational campus, including height and spacing of all lighting standards.
h.
Location of outside refuse collection areas and type of screen. Refuse containers located within two hundred (200) feet of the perimeter of a major educational campus must be enclosed from public view.
i.
All natural resources located within one hundred (100) feet of the campus, including ravines, cliffs, floodplains, drainage ways, mature woodlands, and young woodlands.
j.
The following information as part of the legend:
(1)
Gross square footage of all building structures;
(2)
Type and size of all trees and shrubs to be used in landscaping in the bufferyards at the perimeter of the major educational campus, if not noted elsewhere on the plan;
(3)
Present zoning of the subject site and adjoining sites;
(4)
Percentage of green space.
k.
Location of all existing or proposed buildings and structures.
2.
Drainage matters.
a.
All existing or proposed ponds, lakes, basins, sinkholes, or other bodies of water, and the existing and proposed uses thereof.
b.
Existing and/or proposed storm sewers to serve the site.
c.
The nearest available sanitary sewers and an indication of the sanitary sewer district or sewer company to serve the project.
d.
Existing and proposed major drainage facilities, such as bridges, culverts, channels, creeks, etc.
e.
The limits of the 100-year and 500-year floodplain zone (if applicable).
f.
A plan for sanitation and storm drainage facilities.
3.
Circulation, parking and landscaping matters.
a.
The peripheral vehicular circulation showing:
(1)
Curb cuts required to provide ingress and egress to and from streets adjacent to the major educational campus;
(2)
The existing width and proposed widening of all existing streets and rights-of-way adjacent to the major educational campus (including the number and width of lanes and any island or medians). NOTE: New easements and right-of-way dedications may be required in conjunction with the proposed campus development, and must be shown with dimensions on the plan;
(3)
All the entrances on opposite sides of existing streets adjacent to the major educational campus within the frontage of the campus;
(4)
The location and dimensions of all existing and proposed curbs at the perimeter of the major educational campus.
4.
Conceptual location and configuration of buildings (including height), parking and loading areas, major utility easements, and stormwater detention areas shall be indicated. The general use for which each structure is intended shall be indicated.
5.
Proposed land uses, campus area, building size, height and building lines at the perimeter of the major educational campus.
6.
Within the bufferyards at the perimeter of the major educational campus, approximate location of all isolated trees having a trunk diameter of six (6) inches or more, and all tree masses.
C.
Review Of Site Plan For Uses Proposed For A Major Educational Campus.
1.
Distribution. Upon receipt of the site plan, the Director shall determine whether the application, plans, and accompanying sheets are complete or, if not complete, then an application for a waiver or modification of particular requirements in accordance with the following Section has been made. After such determination, the Director shall date and distribute copies of the application and plans in the following manner:
a.
The original application and the site plan shall be retained by the Director;
b.
Four (4) copies of the application and the site plan shall be forwarded to the Commission to begin the review process;
c.
One (1) copy of the application and the site plan shall be sent to the Board for its information.
2.
Waiver or modification of requirements for site plan review.
a.
Upon application, the Planning and Zoning Commission may, in its discretion, waive or modify particular requirements for site plan review for uses proposed for a major educational campus. In particular, the Planning and Zoning Commission may authorize a site plan which reflects only that portion of a major educational campus to be developed or for which a building permit has been requested.
b.
At any time during site plan review, the Planning and Zoning Commission or Board of Aldermen may request that particular requirements previously waived or modified be satisfied.
3.
Public hearing. A public hearing on the application shall be held by the Commission within sixty (60) days of receipt of a complete application.
4.
Planning and Zoning Commission recommendations. No action shall be taken by the Board until it has received the recommendation of the Commission. The recommendation shall address general planning considerations, including consistency with good planning practice and compatibility with adjoining permitted uses. A recommendation of approval may include recommended conditions to approval of the site plan by the Board. The Commission shall examine all plans, documents and exhibits pertaining to proposed uses within the major educational campus for general conformity with the style, design, and character of surrounding structures and to insure that the proposed use is conducive to the proper development of the City.
5.
Aldermanic review. Upon receipt of the recommendations of the Commission, the Board, utilizing the same standards imposed by the preceding Section upon the Commission, may take any of the following actions:
a.
Approve the site plan as recommended and pass an ordinance containing the conditions as stated in the recommendations of the Commission;
b.
Approve the site plan based upon a modification of the conditions as stated in the recommendations of the Planning and Zoning Commission;
c.
Disapprove the plan.
D.
Recording Of Site Plan For Uses In A Major Educational Campus. The site plan reflecting conditions of the Board's approval shall be submitted to the Director within six (6) months of the Board's approval. Upon a finding by the Director that the site plan accurately reflects said conditions, the owner or his/her authorized representative shall record the site plan and the approving ordinance within sixty (60) days.
E.
Procedure For Amendment Of Site Plan For Uses In A Major Educational Campus. In order to amend the recorded approved site plan, the procedure, subject to the same standards of review required for site development approval, shall be as follows:
1.
The owner or his/her authorized representative shall submit an amended site plan, together with a processing cost deposit which the Board shall prescribe, to the Commission for review and recommendation. The Commission shall then evaluate the request for consistency in purpose and content with the nature of the proposal as originally advertised for public hearing, and approved by the Board.
2.
If the Commission determines that the proposed amendment to the site plan is not significant, the Commission shall, within ninety (90) days after receipt of said proposed amendment(s), submit a recommendation to the Board for approval and/or modification. Within thirty (30) days of receipt of the Commission recommendation, the Board shall accept or reject said recommendation and approve or disapprove said amendment(s) in accordance with the procedures set forth above. If approved, the amended plan shall be recorded with the Recorder of Deeds within thirty (30) days of approval.
If the Commission determines that the proposed amendment to the site plan is significant, the Commission shall hold a new public hearing on the matter in accordance with the procedure specified above prior to submitting its recommendations to the Board for action in accordance with the procedures set forth above. If approved, the amended plan shall be recorded with the Recorder of Deeds within thirty (30) days of approval.
Section 405.730 Off-Street Parking and Loading Requirements.
[Ord. No. 1076 §§1 — 7, 1-27-1987; Ord. No. 1345 §1(13240), 11-13-1989]
A.
Off-Campus Parking For Regular Uses Within A Major Educational Campus Prohibited.
1.
Off-campus parking for uses within a major educational campus is prohibited, except for short-term special events for which sufficient arrangements for off-street parking have been made with adjacent or nearby property owners or lessees for off-campus parking.
2.
Off-campus parking for major educational uses or special events along residential streets or drives is prohibited.
B.
Parking Requirements For Major Educational Uses. Sufficient off-street parking for each regular use within a major educational campus shall be located within the campus, in accordance with the following minimum standards:
1.
For universities, colleges, and similar institutions of higher learning:
C.
Credit For Duplicated Parking Requirements. Where parking spaces required for one use duplicate the parking spaces required for another use on the same major educational campus, upon application, the Planning and Zoning Commission may recommend, and the Board of Aldermen may approve, a reduction in the number of required parking spaces commensurate with the amount of duplication.
D.
Location Of Parking Spaces Within A Major Educational Campus.
Section 405.735 Major Educational Campus District Performance Standards.
[Ord. No. 1076 §§1 — 7, 1-27-1987; Ord. No. 1345 §1(13300), 11-13-1989]
A.
All uses shall comply fully with the provisions of the following standards as a precondition of being permitted in the Major Educational Campus "MEC" District. All uses shall also be first approved in accordance with the procedures for site plan review of major Educational uses set forth in this Article.
1.
Minimum major educational campus area: 20 acres.
2.
Minimum setback from property lines at the perimeter of a major educational campus: 100 feet. (For major educational uses provided for in this Article, setbacks shall be required only from property lines at the perimeter of a major educational campus.)
3.
Minimum green space per major educational campus: 50%.
4.
Maximum building height:
Buildings located between 100 and 200 feet from the perimeter of a major educational campus at their closest point: 2 stories, up to 40 feet.
Buildings located between 200 and 300 feet from the perimeter of a major educational campus at their closest point: 3 stories, up to 50 feet.
Buildings located at least 301 feet from perimeter of a major educational campus at their closest point: 4 stories, up to 60 feet.
5.
Uses permitted by this Article incidental to or affiliated with a major educational use shall be considered part of the major educational use for purposes of calculating campus area, setbacks, building height, and green space.
6.
Within one hundred (100) feet of the perimeter of a major educational campus, all lighting, signs and fences must comply with all regulations of the City of Town and Country.
7.
Stormwater and erosion control within a major educational campus must comply with all regulations of the City of Town and Country.
8.
Performance standards for uses permitted by this Article only as conditional uses.
a.
Each conditional use permitted by this Article must be approved in accordance with the standards and procedures set forth for approval of conditional uses in this Article.
b.
Each conditional use must meet all requirements set forth in the conditional use permit (CUP).
c.
Conditional uses, buildings and structures accessory to a major educational use or to uses permitted by this Article when dependent on, incidental to, or affiliated with a major educational use shall be considered part of the major educational use for purposes of determining minimum area, width, setbacks, building height, and green space.
Section 405.740 Bufferyard Standards.
[Ord. No. 1076 §§1 — 7, 1-27-1987; Ord. No. 1345 §1(13310), 11-13-1989]
A.
Bufferyards shall be required on a major educational campus only at the perimeter of the campus, to separate buildings on the campus from different zoning districts or uses. Bufferyards shall not be required to separate uses within the campus, or to separate a portion of the campus within the City from a portion of the campus outside of the City.
B.
The following bufferyard standards apply depending on the location of the campus or use being made thereof. The letter designations contained in the tables below refer to the bufferyard requirements and standards contained in the table of bufferyard standards set forth in Article VIII of this Chapter.
DISTRICT BOUNDARY BUFFERS Adjacent Zoning District | |||||||||
|---|---|---|---|---|---|---|---|---|---|
E | SE | SL | SM | CO | O | POP | C | H | |
D | D | D | D | C | B | B | A | B | |
NOTE: Only the highest letter bufferyard standard indicated above is required. | |||||||||
Section 405.745 Temporary Uses.
[Ord. No. 1076 §§1 — 7, 1-27-1987; Ord. No. 1345 §1(13320), 11-13-1989; Ord. No. 2199 §§2 — 3, 5-11-1998]
A.
Authorization. Temporary uses are permitted only as expressly provided in this Section and shall comply with the requirements of Section 405.240(C).
1.
The following temporary uses are permitted subject to the regulations and standards set forth below and further subject to requirements specified in this Article.
a.
Contractors' offices or temporary buildings related to construction provided that such buildings:
(1)
Are incidental to a construction project on the same development as the temporary building and do not contain sleeping or cooking accommodations;
(2)
Are not located closer than thirty-five (35) feet to any exterior perimeter property lines of the development; and
(3)
Are removed upon completion of the construction project.
b.
Temporary parking and access roads related to construction provided:
(1)
Such temporary parking is incidental to a construction project on the same development and is used solely to provide parking displaced during the period of construction and/or parking needed for construction itself;
(2)
Such temporary parking areas are not located closer than fifty (50) feet to any exterior perimeter property lines;
(3)
Such temporary access drives may connect only to existing drives. Curb cuts through public right-of-way to a street is prohibited;
(4)
Within a reasonable time not to exceed sixty (60) days after completion of permanent parking displaced during construction, use of temporary parking is to be terminated, except for parking needed for construction itself; and
(5)
Within a reasonable time not to exceed ninety (90) days after completion of construction, temporary parking and access drives are to be removed.
c.
Public interest events such as outdoor concerts and auctions.