Town And Country City Zoning Code
ARTICLE XX
Planned Medical Office "PMO" District
Section 405.1310 Purpose.
[Ord. No. 3787 §1, 1-27-2014]
The Planned Medical Office District is intended to permit medical, medical office and related uses and expansion of such uses while protecting and preserving the character of adjacent properties, particularly residential properties and roadways. This Chapter distinguishes between permitted uses, uses permitted only when dependent on, incidental to or affiliated with enumerated permitted uses and uses permitted only upon receipt of a conditional use permit. This Chapter is not exclusive and is to be applied in accordance with all other provisions of the Municipal Code.
Section 405.1315 Supplemental Definitions.
[Ord. No. 3787 §1, 1-27-2014]
The following definitions supplement those set forth in Section 405.080 and apply to this Chapter only:
A use wherein a person is operated on and released less than twenty-four (24) hours later. There shall be no overnight accommodations for patients in the facility.
Section 405.1320 Frontage Requirements.
[Ord. No. 3787 §1, 1-27-2014]
Each development must front an interstate or County arterial highway.
Section 405.1325 Permitted Uses.
[Ord. No. 3787 §1, 1-27-2014]
A.
The following uses are permitted in any portion of the development in the zoning district. More than one (1) permitted use may exist concurrently on one (1) development, provided all other requirements of this Chapter are met:
1.
Medical, dental and medically related professional clinics and offices, including same-day surgery and clinical research.
2.
Antennas attached to a building and not exceeding ten (10) feet in height.
3.
Instructional facilities relating to health care or safety, located within the principal building.
4.
Satellite earth stations of less than six (6) feet in diameter.
B.
In addition to and only when such use is dependent on, incidental to or affiliated with a use in the planned medical office district, the following are permitted uses which do not require a conditional use permit (CUP) on any portion of a development in the Planned Medical Office "PMO" Zoning District. More than one (1) of the incidental permitted uses enumerated below may exist concurrently on one (1) development, provided all other requirements of this Chapter are met.
1.
Signs and fences.
2.
Not-for-profit outdoor recreational use areas, including nature areas, parks, playfields, playgrounds, unlighted tennis courts and wildlife sanctuaries, provided such uses are limited to picnicking, jogging, ball games, cycling and hiking.
3.
Flagpoles within the front yard setback.
Section 405.1330 Conditional Uses.
[Ord. No. 3787 §1, 1-27-2014; Ord. No. 4299, 8-12-2019; Ord. No. 4581, 7-24-2023; Ord. No. 4715, 10-27-2025]
A.
The following uses are permitted as conditional uses on any portion of a development in the Planned Medical Office "PMO" Zoning District if approved in accordance with the standards and procedures set forth in Article VI (Sections 405.180 through 405.220) and Article VIII (Sections 405.310 through 405.350) of this Chapter:
1.
Accessory uses, buildings and structures not enumerated in Section 405.1325(A) or (B).
3.
No more than two (2) satellite earth stations equal to or greater than two (2) feet in diameter, as provided in Section 405.225 of this Chapter.
4.
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 a roof facing a street.
B.
More than one (1) conditional use may exist concurrently on one (1) development, provided other requirements of this Chapter are met.
Section 405.1335 Temporary Uses.
[Ord. No. 3787 §1, 1-27-2014]
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 Chapter:
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;
(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.
Section 405.1340 Bufferyard Standards for "PMO" District.
[Ord. No. 3787 §1, 1-27-2014]
B.
Location Of Bufferyards. Bufferyards shall be located at the exterior perimeter of each development extending to the development property line. Bufferyards are not to be located on any portion of an existing or dedicated public or private street or right-of-way. Bufferyard plantings may be located in alternative locations deviating from the above requirement, provided:
1.
The bufferyards are planted in an improved topographic condition (i.e., on top of a berm or slope) that provides increased buffering for adjacent properties; and
2.
The bufferyard plantings meet or exceed the plat unit requirements of the standard location; and
3.
The bufferyard plantings provide improved buffering compared to the standard location.
C.
Determination Of Plant Units For Medical Office Building Bufferyards In The "PMO" District.
1.
A single plant unit for medical building bufferyards shall consist of the total plantings designated in one (1) of the columns below:
TABLE OF STANDARD PLANT UNITS FOR THE "PMO" DISTRICT | |||||
|---|---|---|---|---|---|
Type of Plant | Standard Plant Unit | Alternative Plant Unit No. 1 | Alternative Plant Unit No. 2 | Alternative Plant Unit No. 3 | |
Canopy tree | 1 | 1 | 2 | 1 | |
Understory tree | 1 | 1 | 1 | 2 | |
Shrubs | 10 | 5 | 0 | 0 | |
Evergreen tree | 1 | 2 | 2 | 2 | |
2.
Required plant materials for bufferyards shall be planted in the following sizes and percentages:
Canopy Trees | Understory Trees | Shrubs | Evergreen Trees | |
|---|---|---|---|---|
10% 4 inch caliper | 10% 2.5 inch caliper | 100% 2 feet high | 10% 10 feet high | |
20% 3 inch caliper | 20% 2.0 inch caliper | 20% 8 feet high | ||
70% 2 inch caliper | 70% 1.5 inch caliper | 70% 6 feet high |
3.
Unless indicated otherwise, where a bufferyard or landscaping standard refers to plant units per acre or plant units per number of linear feet, each acre or number of linear feet must contain the specified number of plant units. The total plant units may not be redistributed through the total acreage.
D.
Street Buffers.
1.
The following bufferyard standards apply depending on the location of the lot or site 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 (Sections 405.310 through 405.350) of this Chapter.
2.
The following bufferyards are required for non-residential uses along the streets indicated:
Zoning District | Interstate Highway | Major Street | Minor Street | Local Street | |
|---|---|---|---|---|---|
PMO | None | A | C | C |
3.
No bufferyard required along an interstate outer road or interstate highway.
E.
Bufferyards Between Planned Medical Office And Other Zoning Districts. Unless a different bufferyard is required along a street or interstate highway pursuant to Subsection (D) herein, the following bufferyards are required for zoning district boundary buffers. The letter designations below refer to the bufferyard standards contained in the table of bufferyard standards in Article VIII (Sections 405.310 through 405.350) of this Chapter. For purposes of this Section, the plant units identified in the table of bufferyard standards shall be determined according to Subsection (C) (1) herein.
DISTRICT BOUNDARY BUFFERS | ||||||||||
|---|---|---|---|---|---|---|---|---|---|---|
Adjacent Zoning District | ||||||||||
E | SE | SL | SM | CO | O | C | ME | H | PMO | |
E | E | E | E | A | A | A | D | A | A | |
F.
Existing Woodland And Individual Trees In Bufferyards. Existing preserved woodlands and preserved individual trees may be utilized to meet the bufferyard requirements if:
Section 405.1345 Landscaping Standards.
[Ord. No. 3787 §1, 1-27-2014]
A.
Determination Of Plant Units For Landscaping Standards. The standard plant unit and alternative plant units set forth in Section 405.1340(C) apply to landscaping standards for planned medical office and related uses in the "PMO" District.
B.
Building Perimeter Landscaping Standards. One (1) plant unit per one hundred (100) feet of non-residential building perimeter is required. This requirement also applies to multilevel parking garages.
C.
Surface Parking Lot Landscaping Standards.
1.
New surface parking lots. Where new surface parking lots for Planned Medical Office and related uses are proposed, the following landscaping standards apply:
a.
Three (3) plant units, as defined in Section 405.330, in landscaped areas aggregating nine hundred seventy-two (972) square feet for every twenty-four (24) parking spaces. Adjoining entrance drives and circulation drives shall also contain three (3) plant units as defined in Section 405.330 in landscaped areas aggregating nine hundred seventy-two (972) square feet for every eight thousand (8,000) square feet of drive or road area. In addition, the perimeter of each surface lot shall be planted with a "C" bufferyard.
2.
Landscaping standards of bufferyards not cumulative. Where a surface parking lot perimeter buffer overlaps with a street buffer, district boundary buffer or other buffer, the greater buffer landscaping standards shall be applicable. The buffer landscaping standards are not cumulative.
D.
On-Lot Landscaping Standards. Non-wooded landscaped areas of each development which do not fall within designated bufferyards, surface or covered structured parking areas, building perimeter planting areas, other required landscaping or other areas exempted from the bufferyard requirements shall contain five (5) plant units per acre. Such plant units may be distributed anywhere throughout the on-lot acreage.
Section 405.1350 Off-Street Parking and Loading Requirements.
[Ord. No. 3787 §1, 1-27-2014]
A.
All parking spaces shall be located behind setback lines except that parking shall be permitted within the setback lines and bufferyards along any part of the perimeter adjoining an interstate highway.
B.
All uses shall provide parking spaces indicated below:
Use | Number of Spaces Based on Maximum Capacity | |
|---|---|---|
Medical, dental or medically related clinic or professional office and related uses | 5 per 1,000 square feet of gross floor area | |
Public utility facility | 1 per employee |
C.
Credit For Duplicated Parking Requirements. Where parking spaces required for one use duplicate the parking spaces required for another use on the same development, upon application and as part of site plan review, 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.
Off-Street Loading Standards. Any use with a gross floor area of six thousand (6,000) square feet or more must provide off-street loading facilities in accordance with requirements specified below:
Gross Floor Area (square feet) | Number Of Spaces Required | |
|---|---|---|
6,000 to 60,000 | 1 | |
60,000 to 200,000 | 2 | |
Over 200,000 | 3 |
G.
In addition to the aforementioned standards and requirements for off-street loading facilities, all such facilities must be located behind the setback line of the building or structure to which said facility is attached or affiliated.
Section 405.1355 Entrance Drives.
[Ord. No. 3787 §1, 1-27-2014]
A planned medical office development may have one (1) main entrance drive which runs across public property, or requiring a curb cut, not to exceed a width of eighty (80) feet. The planned medical office development may have two (2) additional entry drives which run across public property, or requiring a curb cut, not to exceed a width of eighty (80) feet and one hundred thirty-five (135) feet. Additional entrance drives which run across public property, or requiring a curb cut, shall not exceed thirty (30) feet.
Section 405.1365 Planned Medical Office District Performance Standards.
[Ord. No. 3787 §1, 1-27-2014]
A.
All uses shall comply fully with the provisions of the following standards as a precondition of being permitted as a planned medical development. All uses shall also be first approved in accordance with the procedures for site plan review set forth in Section 405.260.
B.
Performance standards for permitted uses identified in Section 405.1325(A):
1.
Minimum development area: fifteen (15) acres.
2.
Minimum development width: three hundred (300) feet.
3.
Minimum street setback in the Planned Medical Office (PMO) Zoning District: Street setbacks for buildings and parking lots shall be measured from structures to the property lines at their closest point.
Building (feet) | Parking Lots (feet) | ||
|---|---|---|---|
On frontage to interstate highways | 20 | 25 | |
On frontage to arterial roads | 350 | 145 | |
On frontage to minor streets or private drives | 125 | 100 |
4.
Minimum side yard setback from residential zones: one hundred (100) feet.
5.
Minimum rear yard setback in Planned Medical Office (PMO) Zoning District.
a.
From residential zones: one hundred (100) feet.
6.
Minimum green space per development: fifty (50%) percent.
7.
Maximum building size: one hundred forty-one thousand (141,000) square feet gross floor area.
8.
Maximum building height. Medical use: three (3) stories, up to a maximum of seventy-eight (78) feet.
9.
Maximum floor area percentage (FAP) per development: For all Planned Medical developments, the maximum FAP is twenty-two (22%) percent.
10.
Maximum building coverage per development: eight (8%) percent.
C.
Performance standards for uses identified in Section 405.1325(B), permitted when dependent on, incidental to, or affiliated with a Medical Building identified in Section 405.1325(A) and located within the Planned Medical Office (PMO) Zoning District:
1.
Minimum development area, width, setbacks, floor area percentages, green space and building coverage standards. Uses identified in Section 405.1325(B), permitted when incidental to or affiliated with a medical clinic or office building, shall be considered part of the medical office for purposes of calculating development area, width, setbacks, floor area percentages, green space and building coverage.
2.
Signs and fences must comply with all regulations of the City of Town and Country.
D.
Performance standards for uses identified in Section 405.1330, permitted as conditional uses if approved in accordance with the standards and procedures set forth in Article VI (Sections 405.180 through 405.220) and Article VII (Sections 405.230 through 405.300) of this Chapter, when located in the Planned Medical Office (PMO) Zoning District.
1.
Each conditional use must meet all requirements set forth in the conditional use permit (CUP).
2.
Performance standards for conditional uses, buildings and structures identified in Section 405.1330 that are accessory to a Medical Building or to uses identified in Section 405.1325(B).
a.
Minimum development area, width, setbacks, floor area percentages, and building coverage standards for conditional uses, buildings and structures identified in Section 405.1330 that are accessory to a medical building or to permitted uses incidental to, dependent on, or affiliated with a medical use identified in Section 405.1325(B).
b.
Conditional uses, buildings and structures accessory to a planned medical development or to uses identified in Section 405.1325(B) shall be considered part of the planned medical development for purposes of determining the above performance standards.
E.
The areas of all uses on a planned medical development, whether permitted pursuant to Sections 405.1325(A), 405.1325(B) or 405.1330, are to be aggregated for the purpose of calculating whether said development satisfies the minimum green space requirements prescribed in Section 405.1365.