§ 110. "R-1" Residence District Regulations.
1.
Scope of provisions. This section contains the district regulations of the "R-1" Residence District. These regulations are supplemented and qualified by additional general regulations appearing elsewhere in this Zoning Ordinance which are incorporated as part of this section by reference.
2.
Permitted land uses and developments. The following land uses and developments are permitted in this district:
(1)
Churches.
(2)
Commercial vegetable and flower gardening as well as plant nurseries and greenhouses, but not including any structure used as a salesroom.
(3)
Day care homes licensed by the appropriate governmental authority.
(4)
Dwellings, single-family.
(5)
Farms.
(6)
Forests and wildlife reservations as well as conservation projects.
(7)
Home occupations.
(8)
Libraries, public or private not-for-profit.
(9)
Local public utility facilities forty five (45) feet or less in height or one hundred thousand (100,000) cubic feet in volume or less, provided that any installation, other than poles and equipment attached to the poles, shall be:
(a)
adequately screened with landscaping, fencing or walls, or any combination thereof, or
(b)
placed underground, or
(c)
enclosed in a structure in such a manner so as to blend with and complement the character of the surrounding area.
All plans for screening these facilities shall be submitted to the Director of Public Works for review. No building permit shall be issued until these plans have been approved by the Planning and Zoning Commission.
(10)
Parks, parkways, and playgrounds, public or private not-for-profit.
(11)
Schools, public kindergarten, elementary, secondary and collegiate.
3.
Conditional land use and development permits issued by the Commission. The following land uses and developments may be permitted under conditions and requirements specified in Section 290, "Conditional Use Permits," of this Zoning Ordinance:
(1)
Administrative offices and educational facilities for religious purposes.
(2)
Child care centers, nursery schools, and day nurseries.
(3)
Private, not-for-profit clubs, private, not-for-profit recreational land uses, and community centers.
(4)
Foster homes for handicapped children.
(5)
Golf courses and practice driving tees, which are non-illuminated. Miniature golf courses are excluded.
(6)
Group homes for the developmentally disabled, to be occupied by no more than nine (9) individuals (excluding supervisory personnel) not related by blood or marriage to the operator or operators of the facility.
(7)
Group homes for the elderly.
(8)
Hospitals and hospices.
(9)
Local public utility facilities over forty-five (45) feet in height or one hundred thousand (100,000) cubic feet in volume.
(10)
Nursing homes.
(11)
Police and fire stations.
(12)
Public utility facilities.
(13)
Retreats owned and operated by religious, educational, or other not-for-profit establishments.
(14)
Salesrooms for commercial gardens, plant nurseries, and greenhouses on a tract of land not less than three (3) acres.
(15)
Schools, public or private elementary, on a tract of land of at least three (3) acres but less than five (5) acres.
(16)
Sewage treatment facilities, other than individual sewage treatment facilities permitted as an accessory use.
(17)
Specialized private schools.
4.
Accessory land uses and developments. Subject to compliance with the procedures of this section, accessory buildings, structures and uses are permitted in conjunction with a permitted land use or development or (unless restricted by applicable condition) a conditional land use or development when such accessory building, structure or use is customarily found in conjunction with the primary use, is a reasonably necessary incident to the primary use, is clearly subordinate to the primary use, and serves only to further the successful utilization of the primary use. Detached above-ground accessory structures shall not cover more than a total of seven (7) percent of the lot area. Accessory uses include the following:
(1)
Devices for the generation of energy, such as solar panels and similar devices.
(2)
Individual sewage treatment facilities serving an individual dwelling, farm, or nonresidential use, as approved by the appropriate regulatory agency. The sewage treatment facilities shall not exceed five thousand (5,000) gallons per day flow.
5.
Performance standards. All uses in the "R-1" Residence District shall operate in conformity with the appropriate performance standards contained in Section 210, "Zoning Performance Standard Regulations," of this Zoning Ordinance.
6.
Height limitations for structures. The maximum height of structures in the "R-1" Residence District shall be as set out below:
(1)
No building elevation of any dwelling structure or building accessory to a dwelling structure shall exceed three (3) stories or forty-five (45) feet in height, whichever is less.
(2)
All other structures, other than a local public utility facility authorized by a conditional use permit, shall not exceed sixty (60) feet in height above the average finished ground elevation at the perimeter of such structure.
7.
Lot area, yard, and density requirements. The minimum lot area and yard requirements for land uses and developments in the "R-1" Residence District as well as the maximum density of nursing home self-care units shall be as set out below:
(1)
Minimum lot area requirements:
(a)
The following permitted and conditional land uses shall be situated on tracts of land providing not less than the following areas:
Use
Minimum Area Administrative offices and educational facilities—religious 3 acres Child care center 1 acre Church 3 acres Dwelling, single-family 1 acre Group homes for the developmentally disabled 1 acre Library 3 acres Local public utility facilities 15,000 sq. ft. Mechanical sewage treatment facility 1 acre Schools: Nursery or day nursery 1 acre Kindergarten (separate) 3 acres Elementary (permitted use) 5 acres Elementary (conditional use) 3 acres Junior High 10 acres Senior High 20 acres Collegiate 20 acres (b)
Any lot or tract of record on the effective date of this ordinance, which contains less than one (1) acre, may be used as a site for one single-family dwelling together with accessory structures and uses.
(c)
Foster homes to handicapped children, group homes for the elderly and not-for-profit private clubs and recreational land uses, including community centers, as approved by the Planning and Zoning Commission via a conditional use permit may be established on tracts of land less than five (5) acres where the related parking needs, outdoor facilities, size of buildings and maximum membership of the developments and uses are deemed consistent with the intensity of land use in the neighborhood of the uses and developments. However, the minimum tract area for the conditional developments and uses shall not be less than one (1) acre.
(d)
Police and fire stations as approved by the Planning Commission via a conditional use permit may be established on tracts of land less than five (5) acres where the related parking needs, outdoor facilities and size of buildings are deemed consistent with the intensity of land use in the neighborhood of these uses.
(e)
Specialized private schools shall be located on a tract of land containing one acre for each fifteen (15) pupils, but in no case less than five (5) acres.
(f)
Mechanical sewage treatment facilities may be located on tracts of land less than one (1) acre in an area where the facility is located on platted common land within a subdivision. The minimum lot area, however, shall in no case be less than fifteen thousand (15,000) square feet.
(g)
All other permitted or conditional land uses in this district shall be situated or conducted on tracts of land at least five (5) acres in area.
(2)
Creation of new lots. No new lots shall be created less than one (1) acre in area except for fire stations, police stations, and local public utility facilities. Lots less than one (1) acre in area, created for the above uses, shall not be used for any other use; and, in the event the permitted use terminates, the lot shall be established as common ground for an adjacent development or combined with an adjacent parcel or parcels by means of a boundary adjustment. Prior to the approval of a subdivision record plat creating a lot of less than one (1) acre, a deed or other legal instrument must be approved by the City Attorney and recorded with the St. Louis County Recorder of Deeds, which guarantees the required transfer of the property in the event the permitted use is terminated.
(3)
Minimum yard requirements; general:
(a)
Front yard: No structure shall be allowed within thirty (30) feet of any roadway right-of-way line.
(b)
Side and rear yard: No structure shall be allowed within fifteen (15) feet of any property line other than a roadway right-of-way line.
(c)
No rear yard line will be permitted coincidental with a roadway right-of-way line.
(4)
Specific yard regulations and exceptions:
(a)
Notwithstanding any other provision of this ordinance, on corner lots, no structure or plant material exceeding three (3) feet in height above the elevation of the street pavement is allowed within the sight distance triangle.
(b)
Boundary walls or fences, six (6) feet or less in height, are allowed within the minimum yard requirements.
(c)
Light standards for street lighting or at points of ingress and egress, but not including parking lot lighting, are allowed within the minimum front yard setback when approved by the Planning and Zoning Commission. Light standards for parking lot lighting are allowed no closer than ten (10) feet of any side or rear yard line which adjoins property in the "NU" Non-Urban, "PS" Park and Scenic, or any "R" Residence District.
(d)
In the event that greater than fifty (50) percent of the existing dwelling structures on the same side of a street and in both directions from a lot, for a distance of five hundred (500) feet or to the nearest intersecting street, whichever distance is less, have a variation in front yard setbacks of no more than ten (10) feet, the required front yard for that lot shall be the average setback of those structures. However, in no case shall any building be located closer than fifteen (15) feet from any roadway right-of-way line, nor shall a setback of greater than fifty (50) feet be required.
(e)
If a lot of record existing on the effective date of this ordinance has a width of seventy-five (75) feet or less, the side yard on each side of any structure erected on such lot may be reduced to a width of not less than ten (10) percent of the width of the lot, but in no instances shall such yard be less than five (5) feet in width.
(f)
Any nonresidential structure, other than a public utility tower authorized by a conditional use permit, which exceeds thirty (30) feet in height shall be set back from all property lines at least one additional foot for every foot of height above thirty (30) feet.
(5)
Maximum density, maximum height and minimum yard requirements for nursing homes:
(a)
Densities of self care units shall not exceed ten (10) units per acre.
(b)
No building within a nursing home development shall exceed a height of three (3) stories or forty-five (45) feet above the average ground elevation at the perimeter of the building, whichever is less.
(c)
No building within a nursing home development shall be allowed within a minimum of fifty (50) feet of any property line.
8.
Off-street parking and loading requirements. Off-street parking and loading requirements and setbacks for parking areas, loading spaces and internal drives are set forth in Section 220, "Off-Street Parking and Loading Requirements," of this Zoning Ordinance.
9.
Sign regulations. Sign regulations are set forth in Chapter 17.5, "Signs," of this Code.