[Ord. No. 3674 §§1—3, 8-17-2005]
The purpose of site plan review is to demonstrate to the City
Plan Commission the character and objectives of the proposed development
for the City Plan Commission to evaluate the effects of the proposed
development on the community and adjacent properties; to enhance the
character and integrity of land uses and community and neighborhood
aesthetics by promoting excellence in site design and development;
and to determine what special provisions, if any, should be included
as part of the site plan and be binding on the use and development
of the property.
[Ord. No. 3674 §§1—3, 8-17-2005]
A.
Site
plans shall be submitted and reviewed by the Director of Public Works
and other City staff for all proposed developments, including those
for permitted uses, Special Land Use Permits, Planned Districts and
Overlay Districts and zoning changes involving a proposed development.
A site plan for the use or development of a property must be approved
by a team of City staff and, when appropriate, other reviewing agencies
prior to:
1.
The grading of any site for development;
2.
The issuance of any building permit for any principal structure other
than a single-family dwelling; and
3.
A change in the principal use of a property or a change in any accessory
use of a property that results in a more intense use, additional parking
requirements or other site requirements not reflected on any existing
approved site plan.
B.
A site
plan shall not be required in the following situations:
1.
Construction of a single-family residential dwelling or duplex residential
dwelling;
3.
Building additions containing one thousand (1,000) square feet or
less of gross floor area;
4.
Permitted accessory and/or temporary uses;
5.
The applicant demonstrates to the City that the change in occupancy
or change in principal use of the property will result in no increase
in intensity of use, parking requirements, nor have a detrimental
impact on adjoining properties and, therefore, does not necessitate
the submittal of or revision to a site plan;
6.
Similar or like Special Land Use Permit uses shall not be required
to have a site plan submitted when occupying space within an existing
freestanding building or space within an existing multi-tenant building,
as determined by the Director of Public Works; and
7.
An exemption is granted by the Director of Public Works.
C.
The
Director of Public Works shall not issue a building permit for the
construction of buildings and structures regulated under this Section
unless a detailed site plan has been reviewed and approved by City
staff.
[Ord. No. 3674 §§1—3, 8-17-2005]
A.
Site
plans submitted to the City for subsequent review by City staff shall
be in accordance with the following requirements:
1.
General.
a.
Site plans and associated documents/pictures shall be submitted in
digital/electronic format when available.
b.
The site plan shall be prepared by registered design professionals
licensed in the State of Missouri, such as architects, landscape architects
or engineers, with the appropriate seal affixed.
c.
Drawn to a scale of not more than one (1) inch equals fifty (50)
feet and be of accuracy and readability that the plan can be readily
interpreted.
d.
Location map, north arrow and plan scale.
e.
Zoning district, subdivision name, lot number(s), St. Louis County
locator numbers, dimensions and area, and zoning of adjacent parcels
where different from site.
f.
Name, address and telephone/fax number of the person(s) or firm(s)
submitting the site plan and the person(s) or firm(s) who desires
the review comments forwarded to them.
g.
Identify on the plan abutting property owners, names, addresses,
zip codes and St. Louis County locator numbers.
h.
Existing and proposed contour lines or elevations based on mean sea
level datum at not more than five (5) foot intervals, unless otherwise
waived by the Director of Public Works.
i.
The chronology of any Zoning Board of Adjustment or City Plan Commission
approvals (variances, rezonings, Special Land Use Permits, Planned
Districts, Overlay District) with date and conditions, if applicable.
2.
Buildings and structures.
a.
Proposed use of the building, construction type, number of stories
and setback distance (front, side and rear yards) from adjacent property
lines.
b.
Overall dimensions of all buildings and gross floor area of each
building.
c.
Architectural renderings of all sides of all buildings and structures.
3.
Parking and roadways.
b.
Delineate and dimension all areas utilized for driveways, storage
and/or parking equipment, materials and vehicles.
d.
Delineate any proposed pavement markings, directional signage or
traffic control measures.
e.
Dimensions of existing and proposed roadway pavement and right-of-way
width for streets abutting the site.
f.
Delineate and dimension all existing and proposed curb cuts and driveway
openings.
g.
Delineate all existing and proposed sidewalks and any other elements
of a pedestrian circulation system.
h.
Direction of drainage flow and location of catch basins.
i.
A traffic study prepared by a registered traffic engineer as required
by the Director of Public Works.
4.
Landscaping. A landscape plan, which may be drawn
on a site plan or a separate sheet. The landscape plan shall be drawn
to a scale of not more than one (1) inch equals fifty (50) feet. The
plan shall, at a minimum, show the following information:
5.
Utilities.
a.
The location of all existing and proposed water mains, sanitary sewer
lines, storm sewers, electric facilities, gas mains or other public
utilities within or adjacent to the development, including delineation
of easements or rights-of-way associated with same.
b.
Delineate location of all existing and/or proposed stormwater detention
facilities, sink holes and springs, ponds, creeks or other wetland
areas.
c.
Show proposed site drainage system in accordance with the requirements
of MSD and showing any proposed drainage swales, type of detention
areas, storm sewer systems, culverts and any other storm drainage
improvements, including any off-site improvements.
d.
The delineation of FEMA designated floodplain and floodway boundaries,
if any.
e.
Any proposed alteration, adjustment or change in the elevation of
any floodplain or floodway as designated on the FEMA floodplain and
floodway maps.
7.
Miscellaneous.
a.
Location and screening of refuse collection facilities.
Additional information may be requested to be placed on the
site plan beyond the requirements listed above based on a review of
the site plan by City staff. Proper approval shall be required, where
applicable and appropriate, from all relevant review agencies including,
but not limited to, the following: Metropolitan St. Louis Sewer District;
AmerenUE; Missouri-American Water Company; Laclede Gas Company; St.
Louis County Health Department; St. Louis County Department of Highways
and Traffic; Missouri Department of Transportation; Missouri Department
of Natural Resources; U.S. Army Corps of Engineers; and/or any other
agency where applicable and appropriate.
[Ord. No. 3674 §§1—3, 8-17-2005]
A site plan may be amended or revised by the Development Review
Committee, consisting of the Director of Public Works, Code Enforcement
Officer, City Planner and representative of the Fire Protection District,
with the applicant resubmitting the site plan with the revisions as
required.
[Ord. No. 3674 §§1—3, 8-17-2005]
A.
Upon
approval of the site plan by City staff, the applicant shall file
a sufficient number of folded blueprint copies thereof with the Director
of Public Works. The Director of Public Works shall certify that the
site plan conforms to the provisions of the Zoning Ordinance as determined
and approved by the City staff and a building permit shall be subsequently
issued.
B.
If
the site plan is denied by the City staff, explanation and notice
of denial shall be given to the applicant(s). The site plan can be
resubmitted with the recommended revisions, with City staff subsequent
review and approval.
[Ord. No. 3674 §§1—3, 8-17-2005; Ord. No. 4210-12 §2, 5-16-2012]
A.
If
site work approved under the site plan approval process has not substantially
begun within six (6) months after site plan approval, the site plan(s)
shall become null and void. The applicant must refile the appropriate
information as identified in this Section when the site plan has been
voided. The Council may grant an extension of time because of special
circumstances as determined by the Council.
B.
If
site work approved under the site plan approval process has not been
substantially begun within twelve (12) months after a rezoning of
a parcel(s), the rezoning shall become null and void and the subject
parcel(s) shall revert back to the previous zoning(s). A similar rezoning
request shall not be submitted for the subject parcel(s) within one
(1) year from the date of the reversion of the zoning. The Council
may grant an extension of time because of special circumstances as
determined by the Council.
