HomeMy WebLinkAbout2003-051 - Amendments to Chapter 410 of the Municipal CodeBILL NO. 2003 - 51
ORDINANCE NO. 2003 - 51
AN ORDINANCE AMENDING TITLE VI, CHAPTER 41.0 OF
THE MUNICIPAL CODE OF THE CITY OF RIVERSIDE, MISSOURI
BY REVISING THE ZONING REGULATIONS CONTAINED IN
SECTION 410.050: "C-1" GENERAL COMMERCIAL DISTRICT
WHEREAS, the City of Riverside has considered certain proposed changes and/or
amendments to the City's zoning code with respect to those areas and districts currently zoned "C-
1" (the "Subject Area");
WHEREAS, the City has and is engaged in a comprehensive road improvement plan which
includes improvements to the City roads and streets throughout the Subject Area;
WHEREAS, the City has properly studied, refined, and considered the adoption of the
proposed zoning regulations and restrictions, and a new zoning designation, for the Subject Area,
and to ensure uniformity and fairness to all which may be affected in the Subject Area, the City
desires to amend the zoning regulations for property within the Subject Area; and
WHEREAS, the City staff and the Board of Aldermen have reviewed, examined and
deemed adoption of the amendments to be advisable, consistent with the rationale of R.S. Mo.
§ 89.040, and in the City's best interests for the promotion of the health, safety and welfare of the
residents of the City.
NOW, THEREFORE, be it ordained by the Board of Aldermen of the City of Riverside,
Missouri, as follows:
Section 1. Section 410.050 of the Municipal Code of the City of Riverside, Missouri are
hereby amended, and shall read as follows:
SECTION 410.050: "C-1" GENERAL COMMERCIAL DISTRICT
A. Pern2itted and Conditional/Special Uses. The listing of permitted and conditional/special
uses for District "C-1"shall be as set out in Appendix "A" of this Title.
B. Accessory Uses. Accessory uses shall be as set out in Section 410.100.
C. Height and Area Regulations. hT District "C-1" for any building or structure hereinafter
erected, moved or altered; the height of a building and the minimum dimensions of lots and
yards shall be as follows: (for exceptions see Chapter 415, "Height and Area Exceptions ")
Height. Buildings or structures shall not exceed thirty-five (35) feet in height or three
(3) stories.
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2. Yards.
a. Front yard. The depth of the front yard shall be at least twenty-five (25) feet from
the front lot line.
b. Side yard. There shall be a side yard on each side of a building not less than ten (10)
feet from the side lot line with the exception of corner lots where the side yard shall
be no less than ten (10) feet from the street right-of--way.
c. Rear yard. The depth of the rear yard shall be at least fifteen (15) feet from the rear
lot line.
3. Lot width. The minimum width of a lot shall be fifty (50) feet.
4. Lot area. There shall be a lot area of not less than five thousand (5,000) square feet.
5. Btfer za2e. Every tract zoned "C-1" which in any way adjoins, abuts, or is adjacent to
any residential district, shall have a buffer zone, as defined in subsection (D)(8) herein,
along the boundary line between the two (2) districts, or if said boundary line is the
center of a street, along the edge of the street right-of--way abutting the "C-1" District.
D. Design Standards.
1. Applicability.
a. The design standards are provided as a tool to be used by developers and property
owners intending to improve or modify their property. These standards reflect both
required and optional standards of design that the City prefers for developments
within the City. All proposed development will be reviewed in accordance with
these regulations.
b. The design standards are to apply to all districts within the City zoned "C- l" General
Commercial District.
2. Design Objecti~~es.
a. Protect property values, enhance community appearance and preserve community
character.
b. Increase appearance and quality of the community by improving the character of
building exteriors and surroundings.
c. Attract new investment in retail and business opportunities along the primary
corridors within the City of Riverside.
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3. B2~ildir g Form and Use.
a. Buildings shall incorporate four (4) sided architecture. Horizontal and vertical
elements shall extend completely around the building and utilize the same,
compatible or complimentary materials on all building facades.
b. Awnings, canopies, and arcades may extend into the front yard setback to provide
shelter for pedestrians from sun, rain, and snow.
c. The color of service and delivery doors that are visible to the public shall be similar
to the adjoining wall color.
d. Solar energy devices, if provided, must be integral to overall building design.
4. Ploor• Area Ratios (Fi1R) a~zd Impervious Stu face Area Co>>erage.
a. Maximum floor area ratio (FAR) shall be 0.5
b. Impervious coverage may not exceed eighty (80) percent of the development site.
5. Building Relationships to Street Netx~ork.
a. Building entrances and entrances to business services are encouraged to face onto an
existing street.
b. Buildings are strongly encouraged to have windows along the street-facing facade.
(Highly reflective, in excess of 40% reflectivity, or mirror glass is not acceptable.)
6. Parking Lot Desigtz Standm•ds.
a. Parking lots adjoining a residential property shall provide asight-obscuring buffer
screen planted with evergreen hedges or a combination of living plant materials
Undulating berms may be used, provided plant materials compensate for the
screening requirement. Such berming and screening shall not encroach into the site
triangle of streets or access drives.
b. Parking lot lighting. (See Section 420.020.3 of this Chapter.)
c. See Chapter 420 for off-street parking and loading standards.
7. Development Relationship to Arterial Streets.
a. If a development abuts an arterial street the Commission and/or Board may require
limited access to reduce potential traffic hazards.
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8. De>>elopment Relationship to Adjoining Residei2tial Districts.
a. Buildings shall be setback aminimum ofthirty-five (35) feet from any single-family
residentially zoned property that shares a common property line. This requirement
shall not apply when separated by street right-of--way.
b. Drive through facilities for any development shall be setback a minimum of fifty
(50) feet from any residentially zoned district.
c. Developments backing up to residentially zoned property may be required to provide
a buffer screen at the property line consisting of a six (6') foot to eight (8') foot high
vinyl fence, or masonry wall with masonry/brick pilasters or other similar building
material by either the Planning Commission and/or Governing Body in order to
provide an adequate buffer from the particular use. The required materials are to
provide for ease of maintenance and longevity of the required buffer screen. Wood
or chain link fences shall not be permitted to satisfy this requirement.
d. Alive planted screen alternative or combination screen consisting of berms and live
plants may also be substituted for the fence/wall or combination thereof if approved
by the Planning Commission and/or Governing Body after a finding that the
alternative buffer screen provides a more pleasing environment for the adjoining
properties.
9. Building Materials.
a. The following building materials shall be used for all office and commercial/retail
buildings located within the City:
(1) Masonry -brick, stone, concrete masonry units (CMU's) with split-face, fluted,
scored or other rough texture finish (specifically excluding smooth finish CMU
or concrete brick i.e., "Cherokee block");
(2) Concrete -precast, cast in place, or tilt up panels provided a rough texture is
present or to be added;
(3) Stucco -including Dryvit;
(4) Structural clay the -excluding glazed surface finish;
(5) Glass -glass curtain walls, glass block, excluding minor glass which reflects
more than 40 percent of incident visible light;
(6) Metal -used for trim, architectural features, standing seam metal roofing or other
architectural metal roofing as approved by the Planning Commission and/or City
Council; and
(7) Roofing materials - as approved per development plan.
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b. Conditional materials. (Only as approved by the Planning Commission and/or
Governing Body and when shown to be consistent with the design objectives,
building form and use, and architectural characteristics of this section):
(1) Wood -Only when used to provide compatibility to surrounding buildings or
residential districts;
(2) Vinyl -Only when used to provide compatibility as in 1 above;
(3) Materials not listed as approved; and
(4) Materials specifically excluded above or not listed used in an incidental role i.e.,
trim or architectural features.
10. Architectteral Characteristics.
a. Horizontal breaks shall be provided on all sides of buildings to provide architectural
relief and may include bands of accent color, brick course variances in color or
placement, i.e., soldier course bricks for bands of different texture, windows,
cornices, wall protrusions, horizontal belt courses, etc.
b. Vertical breaks shall be provided on all sides of buildings to provide architectural
relief as in (1) above.
c. All sides of a building shall include similar architectural details materials and colors
to avoid a back side or at least to minimize a back side presentation to other
buildings or residential neighborhoods.
d. Pitched roofs shall be required on single-story buildings.
e. Buildings using flat roofs with a pitch of two (2) inches vertical to twelve (12) inches
horizontal or less shall incorporate detailed parapets or exaggerated cornice lines to
provide architectural relief.
f. All roof penetrations shall be placed in architecturally designed appurtenances. Small
vent pipes may be painted to blend in with a roof to disguise their presence. Roof
penetrations shall be shown on the final building elevation.
g. Color schemes and design concepts, including material styles and textures, for
exterior walls, trim, accents, roofs and screening shall be indicated on the Site
Development Plan and shall be approved by the Board of Aldermen following the
recommendation of the Planning Commission. The use and approval of such color,
design and materials shall be consistent with the design objectives of this section.
h. All roof-mounted equipment shall be screened entirely froth view utilizing screens of
a minimum height equal to the height of the Roof-Top-Units RTU(s).
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i. Ground mounted equipment shall be totally screened from view by masonry wall or
other material compatible with the building up to a height of the units to be screened
or sixty (60) inches, whichever is greater.
j. Each trash enclosure shall be constructed of materials compatible with the building
with a steel gate painted to be compatible with the color of the enclosure and
building it is to serve. Wood or chain link enclosures shall not be permitted to satisfy
this requirement.
1 1. Outdoor Storage.
a. No outside storage shall be permitted unless a Special Use Permit is approved. A
Special Use Permit shall be subject to the following conditions:
(1) Outdoor storage of materials shall be limited to those items or products available
for retail sale on the premises, such as landscaping products.
(2) All items shalt be kept in a neat and orderly fashion in an area that complies with
Section 420.020.9.
(3) Storage shall he in a fenced open yard or in an enclosed building. Portable
containers or trailers may not be used for storage of materials or products within
the "C - 1"General Commercial District.
(4) Sale of motor vehicles shall comply with the requirements of Section
410.120.7.e.
(5) Any other conditions as approved by the Plam~ing Commission or Governing
Body.
12. Landscaping.
a. Landscaping shall meet the standards of Chapter 425.
13. Signage.
a. Signage shall comply with the requirements of Chapter 430.
14. Maintenance.
a. Maintenance of all buildings, structures and exterior grounds shall comply with the
requirements of City's Maintenance Code (Chapter 490).
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15. Materials Standards.
a. All materials approved for use as provided in this Article shall be manufactured and
installed in accordance with applicable ASTM and other standards and codes
adopted and accepted by the City.
D. Conversion of Building. No building that was designed and constructed as a residential
building shall be converted for use as an office building or other business purposes unless
the following conditions arc met:
1. Setbacks comply with those required in this District.
2. All off-street parking required by this Zoning Code or by the proposed use of the
premises can be accommodated in the side or rear yard and have access and dimensions
to permit the full and safe use thereof.
3. The building is made to comply with all building and other Code requirements.
4. All necessary peLmits are obtained, including a building permit.
5. A site plan depicting the above requirement plus any changes to the interior of the
building shall be prepared by a professional architect, or professional engineer registered
in the State of Missouri, and submitted for review and approved by the Planning
Commission prior to issuance of permits.
Section 2. The provisions of the Municipal Code of the City of Riverside, Missouri
amended herein shall not be construed to revive any former ordinance, clause or provision of the
Municipal Code of the City of Riverside, Missouri.
Section 3. If any section, subsection, subdivision, paragraph, sentence, clause or phrase
in this Ordinance, or the application thereof to any circumstances, is for any reason held to be
unconstitutional or invalid or ineffective by any court of competent jurisdiction, such decision shall
not affect the validity or effectiveness of the remaining portions of this Ordinance.
Section 4. This Ordinance oven-ides any conflicting provision or regulation within the
Municipal Code of the City of Riverside, Missouri.
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Section 5. This ordinance shall take effect immediately.
ADOPTED AND PASSED this 20th of May, 2003.
~~~ .~~~
Mayor Betty urch
ATTEST:
City Clerk