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Section 405.110:  "C-3" Office Building District In this district, the following regulations shall apply:
A.   Use regulations
The C-3 District is a planned district intended for office campus use. The approval of a Master Site Plan as hereinafter provided shall serve to establish the specific permitted uses and structures for a subject site within the general parameters of the regulations hereinafter set forth. Review and approval of a Master Site Plan is a rezoning of the subject property within the legislative discretion of the Board of Aldermen by ordinance. Only the following uses are permitted in this district:
1.   Commercial office buildings for use only as general office space, including approved ancillary uses operated in conjunction with the primary office use such as cafeteria or other internal food service, training facilities and auditoria, but not retail or wholesale sales or service outlets shall be permitted in the "C-3" Office District. This category of zoning shall not be available to any property except that property lying within the intensive commercial and office building use area in the city and that area is herewith defined and designated as the area between Ballas Road on the east, Manchester Road on the south, Interstate 270 on the west and Nicholas Lane on the north. This category of zoning shall not be available on any property in use as a part of the "C-2" commercial category.
2.   Parking structures, but only as an ancillary use to the main office development. Anything to the contrary notwithstanding, parking structures in the C-3 District shall not be subject to the requirements of Section 405.017 of this Code regarding accessory structures if they are shown on, and constructed in accord with, a Master Site Plan approved pursuant to this Section.
B.   Height and area regulations
1.   The maximum density of development on a lot shall not exceed forty-three thousand five hundred (43,500) square foot of gross building area per acre of land, excluding exterior balconies, basements and parking structures.
2.   No lot shall have a frontage of less than one thousand (1,000) feet along Manchester Road.
3.   The maximum height of buildings and parking structures shall be:
(a)   One hundred twenty-five (125) feet for office buildings constructed prior to 2007.
(b)   Ninety-eight (98) feet for office buildings constructed after 2007.
(c)   Thirty-six (36) feet for parking structures.
4.   The minimum yard depth and building setbacks shall be:
(a)   One hundred (100) feet from the centerline of Manchester Road.
(b)   Fifty (50) feet from the edge of right-of-way of Ballas Road.
(c)   Fifty (50) feet from the edge of right-of-way of Nicholas Lane.
(d)   Ten (10) feet from the edge of right-of-way of JJ Kelley Memorial Drive.
C.   Parking, loading and special regulations
Off street parking, loading operations, sign location, design and other regulations shall be as follows:
1.   Notwithstanding the parking space requirements of any other sections of this code, (a) the parking space requirement for the "C-3" Office Building District shall be one parking space for every three hundred and fifty (350) square feet of gross floor area of the building, (b) minimum aisle width shall be twenty-two (22) feet and (c) parking space size shall be not less than nine (9) feet by nineteen (19) feet.
2.   Loading requirements in the "C-3" Office Building District shall be approved by the planning and zoning commission.
3.   Further parking, sign and other special regulations shall be provided in accordance with the requirements set forth in Section 405.100 and Chapter 410 of this Code.
D.   Sanitary Sewers
All commercial property shall be provided with satisfactory disposal of sanitary sewage. All sanitary sewers, sanitary sewer connections, sewage treatment plants and similar sanitary installations shall be designed, constructed, supervised, and approved in accordance with the regulations of the St. Louis County Health Department and the Metropolitan St. Louis Sewer District and the City Engineer of the City of Des Peres.
E.   Buffer Areas
In a "C-3" Office Building District, a buffer area of a minimum of fifty (50) feet must be provided at the rear of lots on which there is commenced any lawful office building use. A buffer area of fifteen (15) feet must be provided on the sides of all lots, regardless of depth of commercial zoning, on which there is commenced any lawful office building use, at all points where such office building use adjoins land in residential use. Buffer areas shall be planted with the approval of the Planning and Zoning Commission. Plant material shall be maintained in a healthy state of growth and replaced where necessary by the owner of the property. In addition, fencing of a minimum height of six (6) feet shall be provided where adjoining a residential property. All buffer areas shall be maintained in a manner to be kept free of paper, trash and other loose particles.
F.   Procedures
1.   No development or structure may be developed nor any permit of any kind issued with regard to that development or structure or any building on it, until the board of aldermen has approved a master site plan.
2.   Application for approval of a master site plan shall be made to the planning and zoning commission in such form and with such information as may be required by the commission. The applications shall be accompanied by plans showing the elevations and intensity and extent of the proposed use.
3.   Each application and accompanying plans shall be filed with the city clerk with a filing fee submitted as per Section 405.200B.3. of this Code.
4.   Upon receipt of a completion application and filing fee, the city clerk shall notify in writing by first class mail, postage prepaid, the owners of all property located within an area determined by drawing lines parallel to the boundaries of the property included in said site plan and two hundred (200) feet from those boundaries. Such notice shall include a statement that the application was filed, the nature of the proposed use, the name of the applicant(s) and the date upon which such application is to be presented to the planning and zoning commission.
5.   The planning and zoning commission shall investigate the effect of the granting of the permit upon the public health, safety and welfare of the community and shall make a report to the board of aldermen within one hundred (100) days of the date of the date of the next regular meeting of the planning and zoning commission following the filing of the application with the city clerk. If no such report is made, the Planning and Zoning Commission shall be deemed to have approved the application. Provided, however, with the written consent of the applicant, the planning and zoning commission may extend the one hundred-day period.
6.   Upon receipt of the report of the planning and zoning commission, or upon the expiration of the one hundred-day period or the extensions thereof, the board of aldermen shall conduct a public hearing with a minimum of fifteen (15) days' notice of the time and place of that hearing in a newspaper of general circulation in the city.
7.   After said hearing, if the board of aldermen determines that the public health, safety and welfare are adequately served and protected it may approve the master site plan as submitted or with such changes or revisions, if any, as the board may deem appropriate.
G.   Master Site Plan Goals
Approval of a master site plan shall be vested in the sound legislative discretion of the board of aldermen as a zoning enactment. In exercising its discretion the board should consider the general health, safety and welfare of the community and such circumstances as the Board may deem to have a bearing on the propriety of the plan, as well as whether a proposed plan adequately serves the following goals of the C-3 District:
1.   Proposed use(s) should be compatible with the uses on adjoining property and with the surrounding neighborhood;
2.   The size, floor area, mass, siting and configuration of the proposed use and/or structure(s) should be appropriate and reasonable in relation to adjacent structures and buildings on surrounding property and in the surrounding neighborhood.
3.   The frequency and duration of various indoor and outdoor activities and special events associated with the proposed should not have a deleterious impact on the surrounding area.
4.   Streets adjacent to the proposed use should have sufficient capacity to service any increased traffic volume associated with the proposed use while maintaining adequate and reasonable levels of service for the community.
5.   The number of transit movements on abutting streets and on minor streets in the neighborhood to be generated by or associated with the proposed use should cause no significant increase in hourly or daily traffic levels or compromise the safe and efficient movement of regular and emergency traffic through the area.
6.   Noise levels generated by activities associated with the proposed use should not adversely impact the ambient noise levels of the surrounding areas and neighborhood.
7.   Activities associated with the proposed use(s) should not generate obnoxious odors to the detriment of the surrounding area.
8.   Buildings, structures and proposed use(s) should not generate significant demands on fire and police protections services in excess of the individual demands of adjacent land uses, and not present any real or potential fire or public safety hazard.
9.   Buildings, structures and proposed use(s) should not adversely affect the general appearance of the neighborhood due to location on the parcel of ground. or due to the materials used in the construction of any proposed buildings, or structures being greatly dissimilar to surrounding appearances of buildings, or due to the architecture of any proposed buildings being of such a nature as to create visual disharmony within the neighborhood.
10.   The intensity, duration and frequency of lighting associated with the development should not adversely impact adjacent properties or significantly increase the ambient level of night light in the neighborhood.
11.   The landscape plan for the development should be adequate in regard to the creation and maintenance of landscaped areas as opposed to areas to be left in a natural state, and the use of buffers and screens as opposed to open land areas.
12.   Buildings, structures and proposed use(s) should not adversely effect the neighborhood in terms of water runoff, noise transfer or heat generation due to significant amounts of hard surfaced areas for buildings, sidewalks, drives, parking lots and service areas.
13.   Buildings and structures should be such that they are likely to remain in existence for a reasonable length of time and not become vacant or unused and not involve the presence of unusual, single-purpose structures or components of a temporary nature.
(Ord. No. 2095, § 1, 2-1-02; Ord. No. 2424, § 1, 10-22-07)