Twin Oaks City Zoning Code
ARTICLE IV
"A" Single-Family Dwelling District Regulations
Section 400.130 Use Regulations.
[Ord. No. 20-21, 12-16-2020]
A.
The following are permitted uses in the "A" Single-Family Dwelling District:
1.
Single-Family Dwellings.
a.
Group Homes.
(1)
Purpose. The City has determined that it is necessary and desirable to provide suitable sites for group homes in residential areas while, in furtherance of the recognized goals of deinstitutionalization and dispersal, assuring that group homes are not unduly concentrated in neighborhoods so as to afford mentally or physically disabled persons every opportunity to be integrated in the community. To that end, group homes in residential districts shall comply with the following:
(a)
To promote deinstitutionalization and dispersal, no group home may be located within five hundred (500) feet of another group home, measured by the straight line distance between the nearest points of the exterior walls (exclusive of overhangs) of the buildings within which the relevant facilities or uses are located;
(b)
Adjoin any lot upon which another group home already exists; or
(c)
Be separated from any lot upon which an existing group home already exists only by a street or roadway.
(2)
The exterior appearance of the home and property, occupancy limitation, signage, and other standards applicable to single-family dwellings shall apply equally to group homes.
b.
Foster Homes.
2.
Churches, synagogues, and other houses of worship.
3.
Municipally owned or operated parks or playgrounds.
4.
Non-commercial forests and gardens.
5.
Temporary buildings for uses incidental to construction; provided, that no such building shall be located within a required yard or within twenty-five (25) feet of any lot line and no trees shall be removed for the placement of such temporary building. The temporary building shall be removed upon the earlier occurring of one (1) year from initial placement of the temporary building, or upon the completion or abandonment of the work, unless express written permission to continue the location of such temporary building is granted by the Board of Aldermen upon good cause shown.
7.
Accessory buildings, structures, or uses as specified below, provided that no accessory building, structure or use shall be located in the front yard or within the applicable side and rear setbacks set forth in Section 400.150(A):
[Ord. No. 21-3, 2-3-2021]
Accessory Buildings And Structures | ||
|---|---|---|
Lot Size (square feet) | Maximum Cubic Feet | Maximum Height (feet) |
Up to 10,980 | 960 | 12 1/2 |
10,981 to 21,780 | 1,440 | 12 1/2 |
21,781 to 43,560 | 1,960 | 12 1/2 |
Greater than 43,560 | 3,072 | 12 1/2 |
Accessory Uses | Maximum Area | Maximum Height |
|---|---|---|
Doghouse, dog run or combination | 50 square feet | 6 feet including fencing |
Swimming pool, constructed and fenced as required by St. Louis County Codes | 1,000 square feet water surface area | 4 feet |
Private garage | 700 square feet | Height regulations as described in Section 400.140 |
a.
No more than one (1) of each above-listed accessory building/use is permitted per lot.
b.
Garages.
(1)
Detached garages must have an associated driveway that provides direct access to the detached garage for the storage of vehicles. Failure to have an associated driveway to the building will be conclusive evidence that the accessory building is not a detached garage.
(2)
Nothing in this Section 400.130 shall prevent the owner of a dwelling unit or the owner's authorized agent from constructing and maintaining both an attached and detached garage on a single lot, each up to a maximum of seven hundred (700) square feet, provided that the lot and structures thereon comply with the area regulations outlined in Section 400.150.
(3)
No private garage shall be used as a dwelling unit; nor shall a private garage be constructed to contain a dwelling unit within said private garage.
c.
Carports are prohibited in the "A" Single-Family Dwelling District.
d.
Accessory buildings and structures shall be compatible with the principal building on the lot in terms of architectural treatment and harmony and shall be maintained in compliance with Chapter 500, Article VII, Property Maintenance Code; Chapter 505, Dangerous Buildings; and Chapter 215, Nuisances. If the Code Enforcement Official determines that more than fifty percent (50%) of an accessory building/structure is damaged or dilapidated or that the accessory building/structure is damaged or dilapidated by more than fifty percent (50%) of its value, the Code Enforcement Official shall give notice to the lot owner of such determination and the owner shall cease to use the accessory building/structure and remove it from the lot within the time frame indicated in the notice.
e.
No accessory building, structure or use shall be erected, placed or used upon a lot until the construction of the principal building has commenced.
f.
Nothing in this Section 400.130(A)(7) shall prevent the Board of Aldermen from approving a detached or attached private garage, carport, covered parking or other accessory structure or waiving the size requirements in association with an approved planned development ("PD-MxD" or "PD-R") under Section 400.380 of this Chapter.
8.
Home grown produce sales made from a stand on the seller's property subject to the following:
a.
Upon application and permit approved by the City Clerk.
b.
Sales to be conducted only between April 1 to October 31.
c.
Sales to be made only between the hours of 8:00 A.M. to 8:00 P.M. daily.
e.
No fee shall be charged for the above permit.
f.
Area of display shall be no larger than thirty-two (32) square feet.
g.
All exterior displays, including signage, shall be removed during non-sale hours.
h.
No display shall be closer than six (6) feet from the right-of-way.
10.
Nothing herein shall be construed as permitting short-term rental uses in the "A" Single-Family Dwelling District either as a home occupation or as a single-family dwelling use. Short-term rentals are prohibited in the "A" Single-Family Dwelling District.
Section 400.140 Height Regulations.
[Ord. No. 20-21, 12-16-2020]
A.
Except as provided in this Section, no principal building shall exceed thirty-five (35) feet in height.
B.
Churches, synagogues, and other houses of worship may exceed thirty-five (35) feet in height to a maximum of sixty (60) feet in height, provided that for each one (1) foot in height in excess of thirty-five (35) feet, the building shall be set back one (1) additional foot from each lot line or required minimum yard area.
C.
Chimneys, rooftop mechanical appurtenances and other purely ornamental or mechanical building accessories shall not exceed the highest point of the building by more than ten percent (10%) unless otherwise required by applicable building codes.
Section 400.150 Area Regulations.
[Ord. No. 20-21, 12-16-2020]
A.
Setback Requirements. Setback requirements shall be as provided on the schedule following:
Use | Minimum Lot Size | Minimum Setback | Maximum Coverage (principal building or structure only) |
|---|---|---|---|
Single-family dwelling | 12,000 square feet | Front: 35 feet Side: 11 feet Rear: 50 feet and where any side yard coincides with a "D" Park District boundary, an additional buffer strip at least 20 feet in width and planted with trees, shrubs or other similar vegetation shall be provided | 15% |
Other permitted principal use | 12,000 square feet | Front: 35 feet Side: 11 feet Rear: 50 feet and where any side or rear yard coincides with a residential lot line or a "D" Park District boundary, an additional buffer strip at least twenty (20) feet in width and planted with trees, shrubs or similar vegetation shall be provided. | 15% |
Accessory Buildings/Structures | Lot Size (square feet) | Side Yard Setback (feet) | Rear Yard Setback (feet) |
|---|---|---|---|
Up to 10,980 | 11 | 5 | |
10,981 to 21,780 | 11 | 5 | |
21,781 to 43,560 | 16.5 | 7.5 | |
Greater than 43,560 | 22 | 10 |
B.
(Reserved)
C.
Dwelling Floor Area Requirements. Every one-story single-family dwelling shall have a floor area of not less than one thousand five hundred (1,500) square feet measured from the exterior walls, excluding private garages and other covered storage areas. Every single-family dwelling of more than one (1) story shall have a floor area on the first floor of not less than one thousand one hundred (1,100) square feet measured from the exterior walls, excluding private garages and other covered storage areas and each floor above the first floor shall have a floor area of not less than seven hundred fifty (750) square feet measured from the exterior walls, excluding private garages and other covered storage areas.
D.
Utilities. All utilities shall be installed underground.
Section 400.160 Off-Street Parking Facilities.
Section 400.170 Site Development Plan Application And Approval Procedures.
[Ord. No. 20-21, 12-16-2020; Ord. No. 25-08, 8-6-2025]
A.
The owner or developer of any lot located within and which meets the requirements of an "A" Single-Family Dwelling District, prior to the new construction, erection, conversion, enlargement, reconstruction or structural alteration of any principal building on, or change of principal use of, such lot, shall file with the City Clerk an application for site development plan approval; provided, that this site development plan approval process shall not be required for the conversion, enlargement, rehabilitation or structural alteration of any existing single-family dwelling but shall be required for initial construction of any new single-family dwelling. The application shall be submitted on forms provided by the City and shall include a site development plan prepared by a licensed professional architect, engineer or land surveyor together containing support information satisfying the following requirements:
1.
The name of the owner or developer and of the professional architect, engineer, planner, or land surveyor responsible for the preparation of the proposed site development plan.
2.
Existing and proposed site grades identifying all grade changes and areas of cut and fill at a minimum contour interval of two (2) feet, or one (1) foot in areas where average slopes are three percent (3%) or less.
3.
Existing landscape and natural features plan identifying specific location of all woodlands, trees, major vegetation areas, streams, watercourses and other natural resources and features and delineating specific provisions to be taken to preserve or to minimize impact on these natural features.
4.
All existing and proposed uses and buildings.
5.
Sidewalks and walkways, as required by Section 405.120 of the development regulations; however, where no connecting sidewalks exist on abutting property, the developer in lieu of installing public sidewalks may grant to the City a sidewalk easement or additional right-of-way sufficient to allow the City to install a sidewalk at a later date which dedication shall be no less than five (5) feet wide and include any necessary working room.
6.
Driveways, existing and proposed curb cuts, vehicle travel lanes and parking areas, as applicable in compliance with Section 400.390 (Residential Parking Requirements).
7.
Means for the provision of water, sanitary sewerage, storm drainage, electric and natural gas services, and telephone and telecommunications services including cable facilities.
8.
Existing and proposed easements and dedications.
9.
Building plans and elevations depicting exterior materials and treatments; height, bulk, and locational relationships.
10.
Other information which the Planning and Zoning Commission or the Board of Aldermen may designate.
B.
Upon the receipt of filing of a complete application for site development plan approval, the City Clerk, after providing copies of the application to the Board of Aldermen, shall refer the application and support documentation first to the City's engineers for review for completeness of the application and comment. After the application has been determined to be complete in accordance with the requirements of this Section and the applicant has responded to all comments of the City, the City Clerk will place the matter on the Planning and Zoning Commission's next agenda for the Commission's review, study, and recommendation. The Planning and Zoning Commission shall review the application and shall report to the Board of Aldermen the Planning and Zoning Commission's recommendations for approval, disapproval, or modification of the proposed site development plan.
C.
Upon receipt of the recommendation of the Planning and Zoning Commission, the Board of Aldermen shall schedule and conduct a public hearing on the proposed site development plan after publishing notice of the time, place, and purpose of the hearing in a newspaper of general circulation within the City at least fifteen (15) days prior to the date of the hearing. The Board of Aldermen may continue the hearing from time to time without further publication upon designation at the hearing of the time and place of the continuation and notation of such continuation in the minutes of the Board of Aldermen. Upon conclusion of the hearing, the Board of Aldermen may, in writing, approve, disapprove, or conditionally approve the site development plan. The Board of Aldermen shall promptly transmit a copy of the final action on the proposed site development plan to the applicable Code Enforcement Official(s).
D.
Proposed construction or change of a principal use approved pursuant to this Section shall commence within six (6) months of the date of approval by the Board of Aldermen of the site development plan and application or the site development plan approval shall lapse and be void.
E.
No building permit to erect, convert, enlarge, reconstruct or structurally alter any principal building (other than for conversion, enlargement, reconstruction or structural alteration of an existing single-family dwelling) and no approval to change a principal use shall issue until the Board of Aldermen has approved a site development plan in accordance with this Section; provided, that nothing in this Section shall be construed to prohibit issuance of a grading permit approved by the Board of Aldermen for such grading and site work as may be required to prepare a lot for development. Nothing herein authorizes a change of use to a use not permitted in the "A" Single-Family Dwelling District.
Section 400.180 Special Business Permit Procedure.
[Ord. No. 20-21, 12-16-2020]
A.
Scope Of Provisions. This Section contains the regulations of the Special Business Permit Procedure. These regulations are supplemented and qualified by additional general regulations appearing elsewhere in this Chapter, which are incorporated as part of this Section by reference.
1.
Statement Of Purpose. The purpose of this Section is to provide a voluntary and alternative means for existing single-family dwellings to be reutilized for office or low impact commercial services in the "Old Town" area where certain site characteristics, changes in nearby uses and traffic conditions, and the reconstruction of Highway 141 may have rendered these properties less desirable for residential purposes. The issuance of any special business permit shall only be approved after the Planning and Zoning Commission (the "Commission") has reviewed and determined that the proposal does not adversely impact the character of the surrounding neighborhood and is compatible in appearance and function with nearby uses.
2.
Applicable Zoning Districts And Roadway Designation. The special business permit procedure may be utilized on lots in the "A" Single-Family Residential Dwelling District east of Highway 141. Lots considered for the special business permit procedure must have direct access onto Meramec Station Road.
3.
Authorized Developments.
a.
The special business permit procedure may authorize the following development types:
(1)
Office uses that do not require steady customer visits.
(2)
Commercial services of a personal or educational nature, including, music schools, art studio, alterations, tailors, architect, accounting or legal services, or other establishments offering services to the general public, excluding the manufacturing or sale of any goods on the premises except as an accessory use to a permitted use.
(3)
Mail order or internet-based operations provided that there is no storage or display of inventory outside the dwelling or visible from the roadway inside the dwelling.
b.
Notwithstanding the above, no special business permit may be granted if the Board of Aldermen makes the legislative finding that any proposed use would create excessive traffic, noise, or other nuisance.
4.
Owner-Occupied. The special business permit may not be granted for a business that is operated by a person other than the owner of record or a person sufficiently related to the owner of record. For purposes of this Section, a person shall be considered "sufficiently-related" to the owner of record to be issued a permit if the person is an entity, owned or operated by the owner of record, whether jointly or severally or in joint tenancy or by any partnership, corporation or other entity in which the owner of record holds a fifty percent (50%) or greater interest or by any shareholder, member or partner holding a fifty percent (50%) or greater interest in such owner of record, if an entity.
5.
Site Requirements. Yard setbacks, screening, landscaping, and building use limitations shall be as established within the conditions authorizing the special business permit. Additional restrictions applicable on a case-by-case basis are as follows:
a.
Any building addition, parking area, or drive aisle shall comply with the setback requirements of the "A" Single-Family Zoning District, except in the following instances:
(1)
Where a special business permit property abuts a residentially zoned area, the rear yard setback shall be a minimum of fifteen (15) feet in distance. If five (5) or more parking spaces are proposed in conjunction with the use, a minimum twenty-five (25) foot rear yard setback shall be required.
(2)
Where a special business permit property abuts a residentially zoned area, setback requirements may be made more restrictive in the conditions governing the site, as authorized by the special business permit, than those of the underlying district designation.
b.
Any special business permit property shall have the following use limitations:
(1)
A special business permit may be issued only for an existing structure originally constructed for occupancy as a single-family dwelling and which was constructed not less than ten (10) years prior to application for a special business permit.
(2)
No addition shall be permitted to any structure for which a special business permit is issued that will increase the area of office/commercial use. This provision shall not prohibit the construction of an addition for living area or for sheltered parking otherwise permitted in the district in which the property is located. No such addition shall be eligible for an expansion of use granted under the special business permit.
(3)
No alteration of a principal residential structure shall be made which changes the nature of its appearance as a residence.
(4)
No mechanical equipment or process shall be used which creates noise, vibration, glare, fumes, odors, or electrical interference detectable to the normal senses outside any structure on the property.
(5)
There shall be no regular and steady visitation or concentrated coming and going of clients, patrons, or customers to or from the property.
(6)
There shall be no exterior storage of equipment or material used in connection with the special business permit.
(7)
If residential use of the property is retained in part, such living area shall be limited to the family of the operator of the business for which the special business permit is requested.
6.
Parking. Off-street parking and loading spaces for a special business permit use shall comply with the applicable standards as established in Section 400.390, Residential Parking Requirements. If additional parking is desired by the applicant, the applicant must include a parking plan with the site plan for the Commission's review and recommendation as to whether the desired parking detracts from the purpose of this Section as set forth in Subsection (A)(1).
7.
Signage. Signage for the special business permit procedure may consist of one (1) sign not to exceed twenty-four (24) inches by thirty-six (36) inches in sign face area. This signage shall be located on the structure at its entrance. The sign, sign location as well as lighting for the sign, must be clearly indicated on the site plan for approval.
8.
General Review Process. The appearance and operation of the structure shall be compatible with the surrounding area. Each request shall be required to meet the following requirements:
a.
A site plan shall be submitted in conjunction with the special business permit application for approval by the Commission.
b.
A rendering of the dwelling that reflects the existing facade treatments, as well as any proposed remodeling or alterations to the exterior of the dwelling in adherence to permit requirements, shall be submitted to the Commission for approval.
c.
If site work or building additions are involved, a review by the Metropolitan St. Louis Sewer District shall be completed for each special business permit procedure request relative to the on-site handling of stormwater, required right-of-way dedications along applicable roadways, and accessory entrance improvements.
B.
Procedures. Procedures for filing, review, and approval of the special business permit shall be as follows:
1.
Application.
a.
Application for a special business permit for a specific tract of land shall be initiated by the filing of a verified application by the owner or owners of record, or owners under contract of a lot or tract of land, or their authorized representatives. Application shall be submitted to the City Clerk upon forms prescribed for such purpose by the City and accompanied by the following:
(1)
Legal description of the property.
(2)
Out boundary plat of the property.
(3)
Photos of existing site and buildings.
(4)
If changes to the exterior of the building or property are proposed, a site plan, including, but not limited to, the following:
(a)
Location and designated uses of all buildings and other structures as well as parking and open areas shall be indicated.
(b)
Existing and proposed contours at vertical intervals of not more than five (5) feet referred to sea level datum. Floodplain areas shall be delineated.
(c)
Approximate location of all isolated trees having a trunk diameter of six (6) inches or more, all tree masses and proposed landscaping.
(d)
Two (2) cross-section profiles through the site showing preliminary building form, existing natural grade and proposed final grade.
(e)
Proposed ingress and egress to the site, including adjacent streets.
(f)
Preliminary plan for provision of sanitation and drainage facilities.
(g)
Preliminary plan for stormwater quality control measures (if applicable).
(h)
Stream buffer areas.
b.
The City Clerk may waive any of the above requirements, including a site plan, deemed inessential for a specific application.
2.
Commission Action. The application shall be forwarded to the Planning and Zoning Commission only after verification that it meets the minimum application requirements. Upon review of the application, the Commission may recommend approval subject to appropriate conditions, or denial. Conditions may relate to, but need not be limited to, the following:
a.
Conditions relative to the type, location and extent of improvements and landscaping;
b.
Conditions governing development and improvements (including minimum yard requirements);
c.
Conditions relative to the maximum gross floor area for non-residential use;
d.
Conditions relative to sign regulations; and
e.
Conditions relative to performance standards.
(1)
When approval has been granted subject to conditions, and the conditions would cause a substantial change in the site plan presented at public hearing, the City Clerk shall withhold forwarding the Commission's decision to the Board of Aldermen pending receipt of a revised plan from the applicant reflecting compliance with the conditions. The applicant shall be allowed a maximum of forty-five (45) days to submit the revised plan to the City Clerk. If the applicant fails to submit the revised plan, the City Clerk shall forward its decision to the Board of Aldermen.
(2)
The Commission's recommendation shall be based upon whether the special business permit procedure proposal is consistent with the overall purpose of this Section regarding the style and functional aspects of the subject dwelling and the operational compatibility of the proposed use with surrounding uses, topography, and infrastructure. The recommendation, along with the site plan and conditions, where approval has been granted, shall be forwarded to the Board of Aldermen for its review.
3.
Board Of Aldermen's Review Of Commission Recommendation.
a.
Public Hearing. A public hearing on the application shall be held in the same manner and with the same public notice procedure as required for a change of zoning (Section 400.550).
b.
The Board of Aldermen shall review the recommendation of the Commission, including any conditions recommended, and the application, and shall, considering the purpose of this Section, any additional conditions needed and the requirements of Subsection (A), either approve, approve with conditions, or deny the application. The Board's action shall be in the form of a resolution or similar manner.
C.
Procedure To Amend The Conditions Of Special Business Permit Or Site Plan. In order to amend the conditions of an existing special business permit or to amend the site development plan approved for a special business permit, the procedure shall be as follows to:
1.
Amend Conditions Of A Special Business Permit.
a.
The property owner or authorized representative shall submit a written request to amend conditions to the City Clerk. The City Clerk shall evaluate the request for consistency in purpose and content with the nature of the proposal as originally advertised for public hearing.
b.
The City Clerk shall then forward the request and its report to the Commission. The Commission shall review the proposed condition amendments and file a report with the Board of Aldermen in which the Commission shall recommend the Board grant, deny, or modify the requested condition amendments.
c.
If the Commission determines that the requested condition amendments are not consistent in purpose and content with the nature of the proposal as originally advertised for public hearing, the Commission may require a new public hearing on the matter in accord with the procedures specified herein.
2.
Amend The Site Plan.
a.
The property owner or authorized representative shall submit an amended site development plan to the City Clerk for review. The City Clerk shall evaluate the request for consistency in purpose and content with the nature of the proposal as originally advertised for public hearing.
b.
If the City Clerk determines that the proposed amendment to the site development plan is not in conflict with the original proposal as advertised and the preliminary development plan, and meets all conditions of the special business permit, the City Clerk may approve said amended plan. The approved plan shall be retained on file by the City Clerk.
c.
If the City Clerk determines that the proposed amendment to the site plan is not consistent in purpose and content with the nature of the proposal as originally advertised for public hearing, or with the preliminary development plan, the City Clerk shall so report to the applicant and the Commission. The Commission shall review the proposed site plan amendment and make a recommendation to the Board of Aldermen. The Commission may, if deemed necessary, require a new public hearing on the matter in accord with procedures specified herein.