[Ord. No. 5814 §1(10.1), 4-27-2004]
A.
In
order to maintain the high quality of Clayton's residential neighborhoods
and commercial districts and assure the compatibility of new development,
a site plan review process is hereby established. A site plan is an
accurate, legible drawing which is drawn to scale and clearly depicts
the dimensions and angles of the lot boundary lines, landscaping,
contours, drainage flow, location of trash and HVAC units, impervious
coverage and any existing and proposed improvements to the property.
B.
The
purpose of the site plan review process is to provide for a review
of:
1.
A project's compatibility with its environment and with other land
uses and buildings existing in the surrounding area.
2.
The quantity, quality, utility, size and type of a project's required
open space and proposed landscaping improvements.
3.
The ability of a project's traffic circulation system to provide
for the convenient and safe internal and external movement of vehicles
and pedestrians.
4.
The type and location of parking provisions.
5.
The quantity, quality, utility and type of a project's required facilities,
where applicable.
6.
The location and screening of a project's air-conditioning units
and other associated equipment.
7.
The location, adequacy and screening for trash.
8.
The location and adequacy of a project's provision for drainage and
utilities.
9.
The promotion of public safety and benefit to the general welfare,
as evidence that the project is in compliance with good planning practices
and principles.
10.
A project's impact will not overtax public utilities, services or
other municipal facilities.
[Ord. No. 5814 §1(10.2), 4-27-2004; Ord. No. 6191 §5, 2-28-2012; Ord.
No. 6802, 1-24-2023]
A.
The requirements of this Section shall apply to the review of all
site plans meeting the following parameters:
1.
Principal Uses — Residential. Site plan review will be
required for all new residential construction within all residential
zoning districts. Site plan review is also required for large residential
additions within residential zoning districts, where the total square
footage of the proposed addition is fifty percent (50%) or greater
than the total square footage of the existing principal structure.
Site plan review may also be required for conditional use permits
and other residential additions within residential zoning districts
when, in the judgment of the Director of Planning and Development
Services, the location of the property and/or character of the proposed
conditional use or addition are such that site plan review would be
advisable.
2.
Principal Uses — Commercial. Site plan review approval
shall be required as a condition to receiving a building permit involving
new construction or substantial renovation to buildings or structures
over ten thousand (10,000) square feet for all principal uses permitted
by right in all commercial zoning districts located in the City of
Clayton. Site plan review may also be required for conditional use
permits and other commercial additions within commercial zoning districts
when, in the judgment of the Director of Planning and Development
Services, the location of the property and/or character of the proposed
conditional use or addition are such that site plan review would be
advisable.
3.
Accessory Structures. Site plan review may be required, at the discretion of the Director of Planning and Development Services, for all (commercial and residential) accessory structures whenever such structures exceed twenty-five percent (25%) of the total square footage of the existing principal structure. Additionally, site plan review may be required, at the discretion of the Director of Planning and Development Services, for residential accessory structures, whenever such structures exceed six hundred (600) square feet in size and/or exceed fifteen (15) feet in height. Site plan review is required for all ground-mounted wind energy renewable energy systems pursuant to Article XXVIII; however, such systems may be reviewed in conjunction with the review of principal structures.
4.
Accessory Uses. Site plan review may be required, at the discretion
of the Director of Planning and Development Services, for accessory
uses, such as accessory dwelling units, whenever such uses occur within
a detached accessory structure.
5.
Additional Parking. Where a change of use, an increase in density
or additional parking is added to an existing structure, a site plan
and landscape plan shall be submitted for review to ensure that the
change of use, increase in density or additional parking can be accomplished
within the purpose and intent of this Chapter.
6.
Excessive Grading. Site plan review may be required, at the
discretion of the Director of Planning and Development Services, for
any projects involving massive grading or excessive changes in existing
topography, whenever such grading requires review by the St. Louis
Metropolitan Sewer District.
[Ord. No. 5814 §1(10.3), 4-27-2004; Ord. No. 6067 §1, 4-14-2009]
A.
Thirteen
(13) copies of a site plan, drawn to a minimum scale of one (1) inch
equals twenty (20) feet (1 inch = 20 feet) or such other scale as
the Director of Planning and Development Services shall deem appropriate
and prepared, stamped and endorsed by a qualified architect, landscape
architect, planner or engineer, shall be submitted with every application
for site plan approval. At the time that an application is filed,
the applicant shall pay a fee as required by the fee schedule approved
by the Board of Aldermen. The fee shall be paid to the City of Clayton
to the credit of the General Revenue Fund of the City. For a site
plan to be accepted for review, the following information shall be
either placed on the site plan or on a separate sheet accompanying
the plan as appropriate:
1.
Name, address and telephone number of the person or firm submitting
the plan and the person or firm to whom the review comments should
be forwarded.
2.
The current owner's name, name of all owners under contract, address
and telephone number, if different than the applicant, and the owner's
signed consent to the filing of the application.
3.
The street address and legal description of the subject property.
4.
Zoning district, subdivision name, lot number, dimensions, area and
zoning of adjacent parcels where different than site.
5.
A vicinity map with north point, scale and date, indicating the zoning
classifications and current uses of properties within two hundred
fifty (250) feet of the subject property or as deemed necessary by
City staff or other agency.
6.
The proposed title of the project and the names, addresses and telephone
numbers of the architect, landscape architect, planner or engineer
on the project and a signature panel for approval by the Plan Commission.
7.
The boundaries of the subject property, all existing property lines,
setback lines, existing streets, buildings, watercourses, water ways
or lakes, wetlands and other existing physical features in or adjoining
the project.
8.
Location and identification of all easements (existing and proposed).
9.
Dimensions of existing and proposed roadway pavements, sidewalks
and right-of-way width for streets abutting the site.
10.
The location and size of sanitary and storm sewers, water, gas, telephone,
electric and other utility lines, culverts and other underground structures
in or affecting the project, including existing and proposed facilities
and easements for these facilities. The natural drainage pattern of
the site shall also be described in the site plan. In the case of
City-owned utilities, such information shall be provided to the applicant
by the Public Works Department.
11.
Existing and proposed contour lines or elevations based on mean sea
level data, unless otherwise waived by the Department of Planning
and Development Services. The topographic survey shall depict the
elevation of streets, alleys, buildings, structures, watercourses
and their names. The topography shall be shown by adequate spot elevations.
a.
Significant topographical or physical features of the site, including
any existing or proposed water features.
b.
The elevation of the curb (if existing or proposed) in front of each
lot shall be indicated.
c.
Elevations of the top of bank and toe of slope, slope ratio of fill
and limits of fill, including access, shall be indicated.
d.
The proposed nature and manner of grading of the site, including
proposed treatment of slopes in excess of ten percent (10%) to prevent
soil erosion and excessive runoff.
12.
Type, location, height and degree of brightness of all exterior lighting.
13.
Overall dimensions of all structures and the gross floor plans of
each floor within the proposed building.
14.
A separate landscape plan prepared in accordance with Article XXX: Trees and Landscaping Regulations.
[Ord. No. 6430 §1, 6-14-2016]
15.
Location and screening of trash containers and HVAC units to meet
ARB guidelines.
16.
The location, height, type and material of all fences and walls.
17.
The materials, architectural style and distance from adjacent property
lines of all proposed structures.
18.
The location of all proposed buildings and structures, accessory
and principal, and a tabulation of the total number of stories and
height, number of dwelling units and type and the overall project
density in dwelling units per gross acre, where applicable.
19.
The location, dimensions and a tabulation of the total square footage
in the project and the percentage and square footage thereof proposed
to be allocated to any commercial uses, recreation areas, off-street
parking, open spaces, parks, other required amenities and improvements,
where applicable.
20.
Parking and loading facilities, required and proposed, including
the number, size and location, including those facilities for the
handicapped, as specified in the Building Code adopted by the City,
as amended and as in force at the time of approval of the site plan.
21.
Each site plan shall bear the seal, signed and dated, of the licensed
entity who prepared the drawing or under whose immediate personal
supervision the site plan has been prepared. Revised plans and amended
or modified approved plans shall also be so authenticated by the licensed
entity who prepared the revision, amendment or modification to the
drawing or under whose immediate personal supervision the site plan
has been revised, amended or modified.
22.
Where necessary to meet the purposes and intent of this Chapter,
such information shall be provided for the site itself and for an
area within fifty (50) feet, or as required, of any property line
of the site; except, that additional area may be required to be shown
to indicate connections or proposed connections to major utilities.
23.
The location, character, size, height and orientation of proposed
signs, as proposed to be erected in accordance with the sign ordinance
of the City of Clayton, and elevations of buildings showing signs
to be placed on exterior walls. Signs which are approved in accordance
with this Article shall be considered a part of the approved site
plan. Thereafter, signs shall not be erected, painted, constructed,
structurally altered, hung, rehung or replaced except in conformity
with the approved site plan. Any changes in signs from the approved
site plan (except for changes in sign copy to reflect a change in
tenancy) or any additions to the number of signs as shown on the site
plan shall be allowed only after approval of an amendment of the site
plan by the Plan Commission.
24.
Additional information to be included in the site plan may be requested
based on a joint review of the plans by authorized department representatives
of the City of Clayton, when such information is required to assist
in the assessment of the proposed site plan and its impact on adjacent
properties.
25.
Other professional or technical studies or reports as may be required
by the Director of Planning and Development Services to clearly understand
the project. The applicant shall be responsible for any costs and/or
expenses incurred as a result of engaging such outside professional
assistance.
[Ord. No. 5814 §1(10.4), 4-27-2004]
A.
The
authority of the Plan Commission through the site plan review process
to require modification of a proposed site development shall have
a principal emphasis on conformity with good planning practices and
compatibility with the existing built and natural environment including,
but not limited to, the following:
1.
Traffic and parking.
a.
Minimizing dangerous traffic movements.
b.
Promoting the smooth and efficient flow of traffic in accordance
with standards in the current Institute of Traffic Engineers' Transportation
and Traffic Engineering Handbook and other credible professional authorities.
c.
Optimizing the efficient use of parking facilities through provisions
for adequate interior circulation, parking stalls and travel aisles.
d.
Providing driveway and garage entrances that are compatible and efficient
with the structure and surrounding neighborhood.
2.
Site layout.
a.
Promoting compatibility with adjacent and nearby properties.
b.
Preserving and protecting valuable natural features and amenities
to the greatest extent practical.
c.
Facilitating the collection of refuse by placing trash enclosures/alcoves
in easily accessible locations and in accordance with the Architectural
Review Board guidelines.
d.
Promoting neighborhood aesthetics by placing air-conditioning units
and other associated equipment away from public view and screening.
e.
Promoting a pedestrian oriented environment, within scale of the
existing surroundings, under applicable district standards.
f.
Promoting the efficient provision of public services and utilizing
available public utilities.
g.
Promoting development which respects and protects the general welfare
and public safety of our community.
4.
Landscaping.
a.
Promoting the use of plant material compatible with the climate of
the region and specific conditions on the site.
b.
Promoting the use of plant material compatible and complementary
to the surrounding neighborhood and as deemed appropriate by the City
staff, Plan Commission and outside professionals contracted by the
City.
c.
Replacing those trees to be removed with comparable or better species.
d.
Promoting tree replacement on site.
e.
Promoting tree replacement to equal or exceed the caliper inches
or tree canopy coverage lost due to the project.
[Ord. No. 6430 §1, 6-14-2016]
f.
Ensuring that plant material can be maintained for long-term health
and continued growth.
g.
Ensuring that the arrangement of required landscaping produces the
optimal visual effect.
5.
Signage (where applicable).
a.
Ensuring that all signage complies with all provisions of the sign
ordinance.
b.
Ensuring that the location, size and orientation of signage does
not impair visibility or distract motorists.
c.
Ensuring that the location, size and orientation of signage minimize
obstructions and hazards to pedestrians.
d.
Ensuring that signage contributes to the special ambiance, quality
of life and general welfare of the community.
7.
General conformance. The site plan review process
shall also ensure that proposed site development conforms to all applicable
requirements of this Chapter and other ordinances and regulations.
[Ord. No. 5814 §1(10.5), 4-27-2004]
A.
Driveways, Sidewalks, Curbs And Gutters. The site plan must
state that all driveways, sidewalks, curbs and gutters are to be installed
in accordance with the standards prescribed by the Public Works Department.
B.
Lighting. All developments shall provide adequate lighting
so as to assure safety and security. Lighting installations shall
not have an adverse impact on traffic safety or on the surrounding
area. Light sources shall be shielded and there shall be no spillover
onto adjacent properties. The site plan must reflect compliance with
this requirement.
C.
Stormwater Drainage. Provisions for storm surface drainage
shall be in accordance with the design standards of the Public Works
Department indicating location, size, types and grades of sewers,
drainage structures, ditches and connection to existing drainage system.
Stormwater drainage shall be connected to a storm sewer whenever one
is available as determined by the City. Disposal of storm or natural
waters both on and off the site shall be provided in such a manner
as not to have a detrimental effect on the property of others or the
public right-of-way and in keeping with the above standards. The site
plan must reflect compliance with this requirement.
D.
Utilities. Provision of hookups to public utilities shall
be the responsibility of the applicant and connections shall be installed
in accordance with the standards of the Public Works Department. All
connections shall be shown on the site plan.
E.
Public Safety. The Public Works Department shall be invited
to review all site plans for treatment of bulk trash disposal and
other environmental health matters. The Fire Department shall review
all site plans to determine adequacy of access and other aspects of
public safety.
F.
Site Specific Recommendations In The City Master Plan. If
any City Master Plan contains recommendations that are specific to
the area defined by the site plan, the Plan Commission shall review
the site plan to determine its consistency with all applicable recommendations.
G.
Landscaping. The applicant is required to submit a separate landscape plan in accordance with Article XXX: Trees and Landscaping Regulations.
[Ord. No. 6430 §1, 6-14-2016]
H.
Waiver Of Site Plan Review Submittal Requirements. The Director of Planning and Development Services may waive any of the submittal requirements defined in Subsections of this Section 405.1030 upon making a determination that such requirements are unnecessary due to the scope and nature of the proposed development.
[Ord. No. 5814 §1(10.6), 4-27-2004]
A.
Pre-Application Conference. Before filing an application
for approval of a site plan, the applicant may, at its election, confer
with the Director of Planning and Development Services and representatives
of any other City departments regarding his/her potential proposal.
Such action does not require formal application fees or filing of
a site development plan or landscape plan and is not to be construed
as an application for formal approval and shall not be in lieu of
the same. Comments made by staff during such conferences shall not
constitute representations or warranties with respect to any matter
discussed and shall not be binding upon staff members or members of
the Plan Commission, Architectural Review Board or Board of Aldermen.
B.
Fees. Every site plan submitted for review shall be accompanied
by processing fee. The applicant shall pay a fee as required by the
fee schedule approved by the Board of Aldermen. The fee shall be paid
the City of Clayton to the credit of the General Revenue Fund of the
City.
C.
Review By City Staff.
1.
Upon receipt by the Director of Planning and Development Services or his/her designee of a complete site plan in compliance with the site plan requirements stated in Sections 405.1010 through 405.1030, the plan shall be reviewed at the next regularly scheduled site plan review meeting. At such meeting, joint review of the plans by the departments listed below shall occur. Such meetings shall be held regularly at a time agreed upon by the departments concerned. Within seven (7) calendar days of the meeting date, a letter shall be forwarded to the person or firm submitting the plan stating the comments of the reviewing departments. Sixty (60) days from the date on the comment letter, revised plans addressing the listed comments and concerns must be submitted for further review. If revised plans are not submitted within the said time limit, review of the site plan will be suspended. If there are no comments, then within seven (7) calendar days of the meeting, a letter shall be forwarded to the person or firm submitting the plan requesting that plans be submitted as per Section 405.1010 above, which can then be forwarded to the Plan Commission.
2.
Site plans may be reviewed for completeness by one (1) or more of
the following departments: Public Works, Planning and Development
Services and Clayton Fire in accordance with the following:
a.
Department of Public Works review.
(1)
The Department of Public Works shall review and approve the
right-of-way, pavement required, curb cuts and other design features
to abutting public streets or private or new streets (other than multiple-family
access drives within the development connecting the development with
a major street or streets).
(2)
Plans shall be reviewed and approved for conceptual compliance
with the various codes and ordinances relating to grading, drainage,
silt control, storm sewer services, floodplain (as it affects the
development), topographical changes and other applicable requirements.
(3)
At such times as a development is proposed adjacent to a public
right-of-way and that development imposes an additional burden on
the said public right-of-way due to an increase in vehicular and/or
pedestrian traffic, then the proponent shall be required to improve
that portion of the said public right-of-way adjacent to the development
in accordance with the City of Clayton, Department of Public Works
standards or cause the same to be done. Additionally, the proponent
may be required to improve any portion of the said public right-of-way
not immediately adjacent to the development, which the Director of
Public Works deems to have been negatively impacted as a result of
the development in accordance with the City of Clayton Department
of Public Works standards or cause the same to be done. At the conclusion
of the construction of any proposed development, the applicant shall
restore the adjacent public right-of-way in accordance with the City
of Clayton, Department of Public Works standards or shall cause the
same to be done.
(4)
The Department of Public Works shall review and approve the
plans for compliance with the various codes and ordinances relating
to sanitary sewers.
b.
Department of Planning and Development Services review.
(1)
The Department of Planning and Development Services shall review
and approve the internal vehicular and pedestrian circulation system,
landscaping, parking areas and additional characteristics of site
design as deemed appropriate. Landscaping may include recontouring,
earth berms, vegetative covering, existing and proposed trees, screening
or other material alteration of the site as deemed appropriate to
enhance areas outside the public right-of-way or to preserve the integrity
of the subject properties and/or adjacent properties. Internal circulation
shall include the location, nature, extent, construction and design
of internal driveway lanes, parking lots, driveways to or through
parking lots and any other facilities that provide vehicular access
to buildings, structures and improvements upon a given lot or tract.
(2)
The Department of Planning and Development Services shall review
the architectural design of the project in regard to the location,
size and design of the structures, parking areas, driveways, landscaping,
topography and any other feature determined to affect the site or
the adjacent properties. The Department of Planning and Development
Services shall also review all components of the project in relation
to the adjacent structures and compatibility with the neighborhood.
This review will include but not limited to: height, density, design
of structures, landscaping, buffer zones, drainage and topographical
features as they relate to adjacent properties and the surrounding
neighborhood.
c.
The City of Clayton Fire Department shall review and approve the
site plans for compliance with the all currently adopted fire codes
as modified.
d.
All departments shall review and approve the plans for compliance
with all applicable requirements of the adopted Building Code, Plumbing
Code, Mechanical Code, Electrical Code, Zoning Ordinance, Subdivision
Ordinance, Public Right-Of-Way Standards and any other applicable
City ordinances, codes, standards, guidelines and good planning practices.
This site plan review shall not constitute, or substitute for, compliance
with applicable technical codes and the application and approval process
required for issuance of building and other required permits.
3.
The Director of Planning and Development Services or his/her designee
shall submit the site plan to the Plan Commission, at such time the
plan is complete and satisfactory to the staff. Developer and staff
may confer until the plan is determined to be complete and satisfactory.
City staff will make every effort to insure the site plan is processed
in a timely manner.
D.
Review By Plan Commission.
1.
The Plan Commission shall render a decision on a site plan review
application within sixty (60) days from the date first considered
by the Plan Commission. "First considered" shall
mean that the application request appears on the Plan Commission agenda
and is discussed. The site plan shall be deemed approved if the Plan
Commission fails to render a decision within the sixty (60) day period,
unless said time period is extended by mutual agreement, in writing,
of the Plan Commission and the applicant to extend the sixty (60)
day deadline.
2.
In considering and acting upon site plans, landscape plans and other
applicable plans, the Plan Commission shall take the following objectives
into consideration through the site plan review process:
a.
Creation of a desirable environment.
b.
Promotion of a creative approach to the use of land and related physical
facilities resulting in better design and development, including aesthetic
amenities.
c.
Combination and coordination of architectural styles, building forms
and building relationships.
d.
Preservation and enhancement of desirable site characteristics such
as natural topography, vegetation and geologic features and the prevention
of soil erosion.
e.
Preservation of buildings which are architecturally or historically
significant or contribute to the character of the City.
f.
Use of design, landscape or architectural features to create a pleasing
environment.
g.
Inclusion of special features.
h.
Elimination of deteriorated structures or incompatible uses through
redevelopment or rehabilitation.
E.
Certification By Plan Commission. The action of the Plan
Commission approving the application shall be noted on all copies
of the site plan, landscape plan and other applicable plans to be
retained in the record, referenced and attached to any changes or
condition determined. One (1) such copy shall be returned to the applicant
and others retained as required for records or further action by the
Plan Commission or other appropriate department of the City.
[Ord. No. 5814 §1(10.7), 4-27-2004]
A.
Proposed
amendments or modifications to approved site plans and/or landscape
plans must be submitted to the Director of Planning and Development
Services or his/her designee in writing with a copy of the original
plan depicting the amendment(s) thereon.
B.
Such
amendments or modifications shall be submitted in accordance with
the procedures and requirements of this Article and shall be distributed
to the appropriate departments for review.
C.
The
City Manager or his/her designee may waive review by other departments
where the City Manager or his/her designee has determined that such
modification of the original site plan and/or landscaping plan has
no impact on the original proposal and still remains in conformance
with City standards and regulations. Such determination shall be made
in writing to the applicant.
[Ord. No. 5814 §1(10.8), 4-27-2004]
Approval of the site plan, landscape plan and other applicable
plans shall be void unless a building permit has been issued within
one (1) year from the date of approval. A written request for an extension
must be received by the Director of Planning and Development Services
not less than forty-five (45) days prior to the expiration of the
original one (1) year period. The applicant shall bear the burden
of providing just cause for delay, proof that the project remains
the same and proof that no circumstances bearing on the suitability
of the project have changed. Approval of a request for an extension
is at the sole discretion of the Plan Commission.
[Ord. No. 5814 §1(10.9), 4-27-2004]
In the event that the City Plan Commission denies an application,
no request for a hearing upon the same application or substantially
similar application will be accepted for a period of at least one
(1) year from date of denial by the City Plan Commission.
[Ord. No. 5814 §1(10.10), 4-27-2004]
Building permits shall be issued in accordance with approved
site plans. A copy of an approved site plan shall be retained in the
records of the office of the Department of Planning and Development
Services and all building and occupancy permits issued by the Director
of Planning and Development Services or his/her designee shall conform
to the provisions of the approved site plan.
[Ord. No. 5814 §1(10.11), 4-27-2004]
An aggrieved party may, within fifteen (15) days of the decision
for which redress is sought, file with the Board of Aldermen a written
request for reconsideration and appeal of any decision of the Plan
Commission under this Article. The written request must set forth
in a concise manner the decision being appealed and all grounds known
to the appellant as to wherein and why the decision is allegedly in
error. The request for reconsideration and appeal must be filed with
the City Clerk within the time specified above. A copy of the request
and any supporting documents or materials filed by the aggrieved party
must be served by the aggrieved party on the applicant (if different
than the aggrieved party) by certified U.S. mail, return receipt requested,
within three (3) days of filing with the City Clerk. Proof of service
on the applicant must be filed with the City Clerk within six (6)
days of filing of the request. The Board of Aldermen may consider
the appeal on the record of the prior decision by the Plan Commission
or may, at its sole discretion, receive additional evidence in such
manner as it deems appropriate in light of the circumstances.
[Ord. No. 5814 §1(10.12), 4-27-2004]
The Board of Aldermen shall hear such interested parties as
may desire to be heard and after said hearing shall approve, modify
or disapprove the application. If the Board of Aldermen approves the
application, the Director of Planning and Development Services or
his/her designee shall promptly issue the requested permit. If the
application is approved with modifications, the Director of Planning
and Development Services or his/her designee will issue a permit after
the applicant submits the appropriate revisions to the plans and/or
specifications required by the Board of Aldermen.
[Ord. No. 5814 §1(10.13), 4-27-2004]
A stop work order shall be put on the project if any or all
provisions of the approved site plan, landscape plan or other applicable
plans are not adhered to during the development of the site.
