Source: http://www.desperesmo.org/index.aspx?NID=267
Timestamp: 2015-03-28 18:45:40
Document Index: 331223953

Matched Legal Cases: ['§ 1', '§ 1', '§ 1', '§ 2', '§ 1', '§ 405', '§ 405', '§ 1', '§ 1', '§ 1', '§ 450']

Des Peres, MO - Official Website - C5
Home > Your Government > Departments > Public Works & Streets > Zoning Districts > C5
A. Purpose. The
purpose of this section is to set appropriate limits on all new
development in accordance with the goals, objectives and policies of the
Manchester Road West Corridor Plan, which is contained in the
Comprehensive Plan of the City of Des Peres as adopted by the Board of
Aldermen on February 11, 1991. B. Applicability. The Special Business District "C-5"
District regulations have been developed in the context of the specific
roadway configurations, traffic conditions, topography and adjacent
land use circumstances found within the area located West of Interstate
270 and North of Manchester Road. As a result, this District may not be
applied to any property located in any area of the city other than that
West of Interstate 270 and North of Manchester Road, as such roadway
exists on the date of adoption hereof. C. Permitted uses. Permitted
uses and developments shall be established in the conditions of the
ordinance governing the Master Development Plan for a given portion of
the "C-5" District. Permitted uses are limited to the following (lot
sizes to be determined without deduction for additional public road
right-of-way donated by the property owner): 1. On lots of one (1) acre or less in size, the following land uses may be permitted:
c. Restaurants located on tracts of land two (2)
acres or more in size subject to obtaining a conditional Use Permit in
accordance with Section 405.130 of the Municipal Code.
4. For unified developments five (5) acres or more
in size, the use limitations of subsections (1) and (2) above, which
would otherwise be applicable to lots of less than five (5) acres
included within the unified development may be waived by the Board of
Aldermen and the limitations of subsection (3) applied to those lots if
the Board of Aldermen determines that the inclusion of such lots in a
unified development would improve public safety, facilitate attainment
of one or more of the criteria set forth in subsection (H) (2), below,
and be consistent with good planning practices.
5. In approving any development plan, the Board of
Aldermen may specify the particular use of all or any portion of the
property and may impose such conditions, restrictions, and
qualifications on any use as may reasonably be required to assure that
such use will not adversely affect surrounding properties, emergency
services, utility services or the public health and safety.
Consideration of any such conditions, restrictions, and qualifications
shall be conducted in accord with the criteria set forth in Section
405.130 of this Zoning Code and such limitations shall be incorporated
in any ordinance approving a development plan for the subject property
in lieu of the issuance of a conditional use permit.
a. All buildings shall maintain a minimum setback
of forty (40) feet from the nearest right of way of Manchester Road as
such right of way exists or is proposed by the Missouri State Highway
and Transportation Department as of the date of adoption of an ordinance
approving a Master Development Plan.
b. All parking lots shall maintain a minimum
setback/buffer of thirty (30) feet from the existing right-of-way of
Manchester Road, as such roadway then exists or is proposed by the
Missouri State Highway and Transportation Department as of the date of
adoption of an ordinance approving a Master Development Plan.
c. Building and parking setbacks from other
property lines and streets shall be established in the ordinance
approving the Master Development Plan.
2. Height regulations. Except as limited by the
provisions of subsection (C)(1)(a), above, the maximum height of any
building shall not exceed the height of a line drawn at a thirty-degree
angle from the nearest edge pavement of existing or proposed Manchester
Road, without taking into account any additional turning or access lanes
built by the property owner and dedicated to public use.
3. Lot coverage. For the purpose of this section,
"lot coverage" is defined as the ratio of all impervious surfaces to the
total lot area. The maximum lot coverage permitted shall be as follows:
d. The Board of Aldermen may adjust and/or waive
the maximum lot coverage limitation and allow greater coverage than that
stated in subsections (a) and (b), above, if the lots are part of a
unified development five (5) acres or more in size.
4. In the event any lot of record as of January 1,
2000 is thereafter consolidated with any other lot (either as a newly
platted consolidated lot or submitted for "unified development" as
defined under subsection (C)4., above), subdivided, resubdivided, or
replatted in any manner, the minimum size of any such newly
consolidated, unified, replatted or otherwise created lot shall be five
E. Access limitations. All
access to Manchester Road shall be by means of internal frontage roads
or shared access points located in close proximity to those points of
access shown on the Plan Map for the Corridor. In no case shall a new
point of access be located closer than four hundred (400) feet to any
other point of access on the same side of Manchester Road. However, if
curb cuts are in existence for businesses undergoing an expansion, they
may be allowed to remain. F. Landscaping. The
frontage along the entire parking or loading area adjacent to any
public or private street shall be landscaped and protected so as to
separate and screen those areas from the adjacent streets. All
landscaping shall be provided in accordance with the city's landscaping
regulations. All lots shall provide a buffer area for a minimum depth of
thirty (30) feet from the right-of-way frontage on Manchester Road.
Encroachment into this buffer area for parking shall not be permitted. G. Signage. Sign
regulations shall be established in the ordinance approving a Master
Development Plan for a given portion of the "C-5" District, however, the
regulations shall not be less restrictive than those contained in the
sign ordinance of the city (Appendix A to the City Code). H. Performance incentives. Development bonuses and the performance criteria used to qualify for them are as follows: 1. After receiving a recommendation from the
Planning and Zoning Commission, the Board of Aldermen may grant one (1)
or more of the following bonuses:
2. In order to qualify for the bonuses outlined
above, a development must demonstrate compliance with at least three (3)
of the following performance criteria. The criteria used should
reasonably relate to the bonuses granted.
c. Construction of a surface water drainage
facility having a capacity significantly in excess of that required by
other regulations of the City of Des Peres.
d. Construction of an oversized
detention/retention facility with a release rate significantly more
restrictive than required by other regulations of the City Des Peres.
g. Any other performance criteria that furthers
the goals and policies of the Corridor Plan which, in the determination
of the Board of Aldermen, warrant the approval of development bonuses.
I. Other provisions. 1. All development shall be subject to the general
provisions for commercial development in the City of Des Peres as set
forth in Section 405.080 of the Zoning Code.
2. All uses within the District shall be subject
to requirements for off-street parking in the City of Des Peres as set
forth in Sections 405.180 and 405.190 of the Zoning Code.
4. The sale, display or storage of goods and
merchandise in other than a completely enclosed building shall comply
with the provisions of Section 405.090.B.3 of the Code.
J. Application and approval procedures. Development
of lots located in the C-5 District shall be carried out in accordance
with a Master Development Plan subject to the approval of the Board of
Aldermen as set forth below: 1. The owner or owners of any tract of land
located in the C-5 District and which meets the requirements for
development in such District shall file with the City Clerk an
application for the use of such tract of land. Each application shall be
accompanied by payment of the application fees provided in accord with
Sections 405.200(B) (13) and 405.200(C) of this Code.
a. The name of the developer, owner, and
professional architect, engineer, landscape architect, planner, or land
surveyor responsible for preparation of site plans.
b. The existing and proposed contour intervals
identifying all grade changes and areas of cut and fill. Information
shall be prepared at a minimum contour interval of two (2) feet or one
(1) foot in areas where average slopes are three (3) percent or less.
c. All proposed uses and structures (present and
future) and the general location, height, elevation, size and
configuration thereof, including location of the buildable area of the
lot and project density.
k. Specific data and/or reports reflecting the
impact of the proposed development on traffic patterns, traffic loads
and public services, including, but not limited to, water, sewerage and
2. Upon the filing of the application and
Preliminary Development Plan with the City Clerk, it shall be referred
to the Planning and Zoning Commission for review, study, and report. The
Planning and Zoning Commission shall review the application and
Preliminary Development Plan and shall report to the Board of Aldermen,
within one hundred (100) days of the date of the next regular meeting of
the Planning and Zoning Commission following the filing of the
application, with its recommendations as to the application and
development plan including recommendations for phasing of the
development, if applicable. The report of the Planning and Zoning
Commission may also include findings as to the impact of the proposed
development on public roadways and other public services and/or
recommendations as to the timing of such development in conjunction with
the availability of such roadways or public services. If no such report
is made, the Planning and Zoning Commission shall be deemed to have
approved the application upon the expiration of the one hundred-day
period aforesaid, unless the applicant shall agree in writing to an
extension of such time limitation.
The Board of Aldermen shall conduct a public hearing
concerning the same after having given notice of the time, place, and
purpose of such public hearing by at least one (1) notice in a newspaper
of general circulation within the City of Des Peres at least fifteen
(15) days prior to the date of the public hearing.
After such hearing, the Board may then either
approve, disapprove, or modify and then approve the application and the
Preliminary Development Plan, or it may return the same to the Planning
and Zoning Commission for further study and report. The Board of
Aldermen may also approve the Preliminary Development Plan conditionally
upon the contingency that no building and/or occupancy permit may be
issued with respect to the development until the completion or
improvement of roadways and/or other public services sufficient to serve
the development without detrimental impact upon surrounding users of
such facilities has been accomplished. In the event of such conditional
approval, the specific contingencies which must be satisfied shall be,
recited by the Board in the document of action on the proposed
Approval or conditional approval of a Preliminary
Development Plan by the Board of Aldermen shall be indicative of a
general acceptance of the character of the proposed development and
shall not give rise to any presumptions or obligation with respect to
consideration of the Master Development Plan on the part of the Planning
and Zoning Commission or the Board of Aldermen.
3. If a preliminary Development Plan is approved
or conditionally approved by the Board of Aldermen, the applicant shall
prepare and file a Master Development Plan application within one (1)
year of the date of such approval. If no application for a Master
Development Plan is filed within one (1) year of the approval of the
Preliminary Development Plan, the approval of such preliminary plan
shall automatically be revoked and held for naught unless the Board of
Aldermen shall extend the time for filing of the Master Development Plan
application at the request of the owner or developer of the property.
future) and all building plans and elevations depicting materials and
exterior treatments, height, bulk and location relationships. All buffer
areas and the buildable area of the lot shall be shown on the Master
d. The landscape design with the specific
description and location of all woodlands, trees, major vegetation
areas, and other natural resources and specific provisions taken to
preserve or minimize the impact upon these features.
i. Any proposed public or private roadways which
will service the development and the specific locations and construction
k. A detailed plan identifying and describing all
provisions for the illumination of parking or landscape areas and any
exterior building illumination. Such plan shall include the types and
intensities of illumination to be utilized and the location, height and
direction of such equipment.
m. Specific data and/or reports reflecting the
n. An exhibit listing of each aspect of the Master
Development Plan application which differs in any respect from the
approved Preliminary Development Plan.
4. Upon the filing of the application and Master
Development Plan with the City Clerk, it shall be referred to the
Planning and Zoning Commission for review, study, and report. The
Planning and Zoning Commission shall review the application and Master
Development Plan and shall report to the Board of Aldermen, within one
hundred (100) days of the date of the next regular meeting of the
Planning and Zoning Commission following the filing of the application,
with its recommendations as to the application and development plan
including recommendations for phasing of the development, if applicable.
The report of the Planning and Zoning Commission may also include
findings as to the impact of the proposed development on public roadways
and other public services and/or recommendations as to the timing of
such development in conjunction with the availability of such roadways
or public services. If no such report is made, the Planning and Zoning
Commission shall be deemed to have approved the application upon the
expiration of the one hundred-day period aforesaid, unless the applicant
shall agree in writing to an extension of such time limitation.
The Board of Aldermen may, in its sole discretion,
conduct a public hearing concerning the same after having given notice
of the time, place, and purpose of such public hearing by at least one
(1) notice in a newspaper of general circulation within the City of Des
Peres at least fifteen (15) days prior to the date of the public
The Board may either approve, disapprove, or modify
and then approve the application and the Master Development Plan, or it
may return the same to the Planning and Zoning Commission for further
study and report. The Board of Aldermen may also approve the Master
Development Plan conditionally upon the contingency that no building
and/or occupancy permit may be issued with respect to the development
until the completion or improvement of roadways and/or other public
services sufficient to serve the development without detrimental impact
upon surrounding users of such facilities has been accomplished. In the
event of such conditional approval, the specific contingencies which
must be satisfied shall be recited by the Board in the document of
action on the proposed development.
5. At the request of the applicant, application
for and consideration of Preliminary and Master Development plans may be
consolidated. In such cases, the application shall be treated as an
application for a Master Development Plan and all materials and data
required for Preliminary and Master Development Plans shall be submitted
and considered concurrently. If a consolidated application is
submitted, at least one (1) public hearing before the Board of Aldermen
6. Any ordinance or resolution of the Board of
Aldermen and any report of the Planning and Zoning Commission with
reference to either a Preliminary Development Plan or a Master
Development Plan shall refer specifically to and incorporate by
reference the plans, drawings, renderings, reports, descriptions and
other documents supporting the application considered and acted upon by
the Board or Commission.
The City Clerk shall maintain a permanent file with
respect to each development for which a Preliminary or Master
Development Plan has been approved by the Board of Aldermen, which file
shall include a true copy of the ordinance or resolution and any
exhibits attached thereto, including at least one (1) set of all plans
and documents referenced therein which shall have been authenticated
thereon by the City Clerk as being true and accurate copies of the plans
and documents to which the Board of Aldermen had reference in adopting
such ordinance or resolution.
(c) There is posted and filed with the City Clerk a
performance bond or a performance escrow sufficient to insure to the
city the completion of all public improvements, approved landscaping and
restoration of the remaining portions of the development area if any
improvements are undertaken but not completed, in an amount as
determined by the Board of Aldermen and in a form approved by the City
Attorney and the Board of Aldermen; and
8. Any transfer of ownership or lease of property
shall include in the transfer or lease agreement a provision that the
purchaser or lessee agrees to be bound by the conditions herein set
forth and the approved Master Development Plan for the property.
There shall be adequate legal provisions to insure
that the Master Development Plan approved will be actually constructed
and completed and that any common areas will be properly protected and
maintained, and in order to effectuate this paragraph, it may be
required as a condition of approval of the Master Development Plan that
deed restrictions or a trust indenture be executed and recorded.
9. Any property as to which a Master Development
Plan under this section has been approved as aforesaid may thereafter be
used only in compliance with the terms of such approved Master
Development Plan. Any person seeking to alter or amend any uses or
structures may do so only if an appropriate amendment to the approved
Master Development Plan has been approved by the Board of Aldermen.
Applications for an amendment to an approved Master Development Plan
shall be subject to the same procedures, fees and requirements
pertaining to original applications for Preliminary and Master
Development Plans as set forth above.
(Ord. No. 1521, § 1, 3-9-92; Ord. No. 1578, § 1,
12-14-92; Ord. No. 2000, § 1, 4-10-00; Ord. No. 2245, § 2, 9-8-03; Ord.
No. 2269, § 1, 11-22-03)
Editor's note: Section
1 of Ord. No. 1521, adopted Mar. 9, 1992, repealed § 405.270 in its
entirety. Formerly § 405.270 pertained to the Planned Office Corridor
"C-5" District and derived from § 1 of Ord. No. 1211, adopted Oct. 13,
1986; § 1 of Ord. No. 1237, adopted Jan. 12, 1987; and § 1 of Ord. No.
1275, adopted June 22, 1987. Section 1 of Ord. No. 1521 further provided
for the addition of a new § 450.270 as herein set out. Des Peres City Hall