[Ord. No. 18-12, 12-11-2018]
A.
Applicable Zoning Districts. An approved site plan is required in
every zoning district, except planned districts, for the development
or redevelopment of any parcel of land proposed for any land use except
single-family dwellings, uses customarily accessory to a single-family
dwelling and agricultural uses which do not involve additional impervious
surfaces. All proposed developments in the "SP," "MED," "HTO," "GC"
and "LI" Districts shall be required to submit a site plan. The purpose
of the site plan review procedures is to enable the City to consider
potential impacts upon the area in the vicinity of the property, consistency
with good planning practice and to ensure high standards of site and
building design for the general welfare of the City and its residents.
B.
Types Of Site Plans.
1.
Site Plans Shall Be Divided Between Major And Minor Site Plans.
Major site plans shall follow the procedures outlined in this Section.
A major site plan must be reviewed by the Planning and Zoning Commission
and approved by the Board of Aldermen.
2.
A minor site plan may be approved by the Zoning Commissioner
if it meets all of the requirements of the zoning regulation.
3.
Within this Section, references to site plans include requirements
for both major and minor site plans. Requirements that deal specifically
with major site plans or minor site plans are so indicated.
C.
Major Site Plan Procedure. Before a major site plan application can be submitted to the City for review, a preliminary plat for said property must be approved by the City as outlined in Article III of the Subdivision Regulations. The procedure for obtaining approval of a major site plan includes:
1.
The filing of an application with the site plan;
2.
The review and comments by City departments;
3.
Review of the site plan and comments from City departments by
the Planning and Zoning Commission;
4.
Recommendation on the site plan by the Planning and Zoning Commission;
and
5.
Review and approval, approval with conditions or denial by the
Board of Aldermen.
D.
Relationship To Other Chapter Requirements. The requirements, procedures and standards contained in this Section 405.230 are in addition to the requirements, procedures and standards contained in other Sections of the Zoning Regulations which shall remain applicable to the parcel for which the application is filed. In case of conflict between the general provisions and district regulations of the zoning regulation with provisions of this Section 405.230, the more restrictive requirement shall control.
[Ord. No. 18-12, 12-11-2018]
A.
Application.
1.
An applicant shall confer with the Zoning Commissioner or the
Commissioner's designee to become familiar with the City's regulations
and requirements affecting the district in which the parcel in question
lies and shall obtain copies of all provisions of the City ordinances
pertaining to procedures and requirements for site plan approval.
2.
An application may be made by the owner or by any person with
a contractual interest in the property. Written consent of the owner
shall be required if the applicant is not the owner. All owners must
join if more than one (1).
3.
The written application for review and approval of the site plan shall be filed on a form supplied by the City and shall be accompanied by a site plan as described in Section 405.240. The application shall be signed by the applicant and shall state the name and address of the applicant and of the owner. If the applicant is not the owner, the application shall identify the applicant's specific contractual interest in the property. A fee for reviewing the site plan shall be paid to the City at the time of filing the application. Any major site plan shall be prepared by an architect or engineer registered in the State of Missouri and shall be sealed.
B.
Review Of Application.
1.
Upon receipt of an application completed in satisfactory form,
the City Clerk shall deliver a copy of the application and accompanying
papers including the site plan to the City Planner, City Engineer,
the City Stormwater Manager and other appropriate individuals and
agencies for their review and comments on compliance with the City's
Zoning Ordinance and Comprehensive Plan and the impact of the proposed
development on health, safety, traffic, public services or facilities
and other relevant considerations, in both the area of the project
and other areas of the City which may be affected. Such comments shall
be sent to the applicant within twenty (20) days of the receipt of
the completed application.
2.
Within fifteen (15) days from the forwarding of comments to
the applicant, the applicant shall advise the Zoning Commissioner
of the applicant's desire to revise the application and site plan
based on the City's comments or proceed to a review by the Planning
and Zoning Commission if the application is for a major site plan.
If the applicant opts to proceed to a review of the major site plan
by the Planning and Zoning Commission, the application shall be placed
on the agenda of the next available meeting of the Commission. If
the applicant opts to revise the major site plan, the previously outlined
review periods will be repeated.
C.
Major Site Plan Recommendation. The Planning and Zoning Commission
shall submit its recommendation for approval, denial or approval with
conditions on each major site plan to the Board of Aldermen. This
recommendation shall be voted on by the Planning and Zoning Commission
within seventy-five (75) days of the date that the plan is first reviewed
by the Commission at a regular meeting. The Planning and Zoning Commission
may restart this seventy-five-day review period upon a two-thirds
(2/3) vote of the entire Commission if the Commission determines that
a complete application has not been received by the Commission at
least ten (10) days prior to the second (2nd) regular meeting of the
Commission at which the application is to be heard. Moreover, this
recommendation may be delayed by up to forty-five (45) additional
days at the request of the applicant in order to make modifications
to the plan or provide additional information to the Commission. If
the Planning and Zoning Commission does not recommend approval, denial
or approval with conditions of a site plan within seventy-five (75)
days from the date that the plan is first reviewed by the Planning
and Zoning Commission at a regular meeting, except as such seventy-five-day
period may be extended as provided for in this paragraph, the Board
of Aldermen may approve, deny or approve with conditions such plan
even though the Planning and Zoning Commission has taken no action.
In determining whether to recommend approval, denial or approval with
conditions, the Planning and Zoning Commission shall consider:
1.
All relevant information, including the comments of City Officials,
the major site plan's consistency with good planning practices, its
compatibility with adjacent developments and uses and its effect on
the health, safety and general welfare of the residents of the area
in the vicinity of the property subject to the major site plan and
upon the residents of the City generally.
2.
The likely effect of the major site plan on vehicular or pedestrian
traffic, fire hazards, fire, Police and utility services, municipal
expenditures, surface water drainage and control facilities and environmental
aspects.
D.
Major Site Plan Approval. The recommendation from the Planning and
Zoning Commission shall be forwarded to the Board of Aldermen. Upon
receipt of the written recommendation from the Planning and Zoning
Commission, the Board of Aldermen shall approve, deny or approve the
major site plan with conditions. If the Board of Aldermen denies a
major site plan, they shall provide to the applicant, in writing,
the reasons why the site plan does not conform to the minimum requirements
of the City's Zoning Ordinance and/or other applicable land development
regulations. If the Board of Aldermen approves the major site plan,
final approval and any conditions or waivers shall be addressed in
the ordinance authorizing the approval of the major site plan.
E.
Minor Site Plan Approval. A minor site plan may be administratively approved by the City Planner, City Engineer, City Stormwater Manager and Zoning Commissioner if the site plan complies with all requirements of the City's zoning regulation. If any of the above-named City Officials denies approval of a minor site plan including the provision of written comments as to the reason for such denial, the denial may be appealed by the applicant to the Planning and Zoning Commission for review. The Planning and Zoning Commission shall then approve the minor site plan, approve the minor site plan with conditions or deny the minor site plan within seventy-five (75) days of the date of the City's receipt of the appeal letter. If the Planning and Zoning Commission denies approval of the minor site plan, the applicant may appeal to the Board of Aldermen. Building additions approved by a minor site plan may require approval by the Architectural Review Commission based on the criteria in Article XI.
F.
Validity Of Site Plan.
1.
Approval of a site plan shall be valid for a period of twelve
(12) months from the date of approval by the City. If no building
permit is obtained and construction has begun during that period,
the approval shall expire. The Planning and Zoning Commission and
Board of Aldermen may grant extensions of time not to exceed twelve
(12) months each upon written request of the applicant for a substantially
similar major site plan provided that the request is filed prior to
the expiration date. The Board of Aldermen may attach new conditions
when an extension is granted. It shall require an affirmative two-thirds
(2/3) vote of the full Board of Aldermen to overturn a negative recommendation
of the Planning and Zoning Commission.
2.
If there are substantive changes to any approved site plan as
determined by the Zoning Commissioner, a new major site plan review
process must occur, including the payment of a new application fee.
The same procedure shall be followed by the Zoning Commissioner for
a minor site plan.
[Ord. No. 18-12, 12-11-2018]
A.
Contents. A site plan shall include the following:
1.
The location of the parcel in relation to surrounding uses,
buildings and zoning;
2.
The location of the parcel in relation to major thoroughfares
and any roadways or drives connecting the parcel to those major thoroughfares;
3.
The boundaries, dimensions and area of the parcel;
4.
The proposed use and development of the parcel including principal
and accessory uses;
5.
The location and size of each existing structure on the parcel;
6.
The footprint of each proposed building or structure on the
parcel;
7.
The height and number of stories of proposed buildings and structures;
8.
The amount of land area covered by buildings, structures, drives
and parking facilities;
9.
The form of proposed buildings and structures including plan
and elevation views;
10.
A concept landscape plan, including a detailed drawing to scale and a corresponding schedule of all plant material to be provided as required by Section 405.250;
11.
The location, general design and width of existing and proposed
driveways and curb cuts;
12.
The location, dimensions and number of proposed parking spaces;
13.
The location and size of loading areas;
14.
The location and size of existing and proposed utilities including
water, storm sewer, sanitary sewer, gas and electric;
15.
The location of refuse collection facilities and related screening;
16.
The type, size and location of all signs;
17.
Existing and proposed contour lines; and
18.
Any other information required by an appropriate Section of
these Zoning Regulations.
B.
Site Plan Drawings. The scale for all drawings shall be no smaller
than one (1) inch equals fifty (50) feet and the drawings shall contain
the project name, street names, a scale, north arrow and the date
drawn or revised.
[Ord. No. 18-12, 12-11-2018]
A.
Access Requirements. All developed parcels shall be provided interior
drives with a minimum width of pavement of twenty-four (24) feet.
Driveway openings shall be limited to not more than thirty-six (36)
feet in width and shall be limited to one (1) drive per three hundred
(300) feet of lot width. All roads and drives shall be paved with
concrete or asphaltic concrete material as specified by the City Engineer.
Concrete curbs shall be provided along all drives that do not abut
parking spaces. All parking areas shall be edged with concrete curbs.
Surface or underground storm drainage facilities shall be provided
for all roads, drives and parking areas as approved by the City Engineer.
All storm drainage will be directed into established surface or underground
drainage facilities. Open drainage swales along paved drives shall
be designed where possible. The design calculations shall show the
location of storm sewer inlets and storm sewers along swales as the
quantity and/or velocity of stormwater would be erosive for the site
soil conditions. Curbs along drives and parking areas will be limited
to areas necessary for traffic control or where open ditches will
not be possible due to site conditions. Wheel stops shall be used
for parking spaces where there is no curb. When calculations indicate
that curb capacities are exceeded at a point, no further allowance
shall be made for flow beyond that point and curb openings to open
drainage swales or curb inlets to storm sewers shall be used to intercept
flow at that point. Surface water drainage patterns shall be shown
for all of the site area. The Planning and Zoning Commission shall
not recommend approval of any site plan that does not make adequate
provision for storm and floodwater runoff channels and/or basins.
All provisions shall meet or exceed the requirements of "Design Requirements
for Sanitary Sewers" and "Design Requirements for Storm Drainage Facilities"
per the current standards and regulations of the Metropolitan St.
Louis Sewer District's "Rules and Regulation and Engineering Design
Requirements for Sanitary Sewer and Stormwater Drainage Facilities"
and "Standard Construction Specifications for Sewers and Drainage
Facilities." The stormwater drainage system shall be separate and
independent of any wastewater sewer system. Stormwater sewers, where
required, shall be designed by the Rational Method to specifications
of the Metropolitan St. Louis Sewer District. A copy of design computations
shall be submitted along with the construction plans to the City Engineer.
Design computations shall show that surface water greater than one
(1) cubic foot per second is not carried across any intersection.
B.
Underground Utilities. Telephone, electric power, cable television
and all other utilities except surface stormwater facilities shall
be located underground. Stormwater facilities may be located underground
or at the surface. Except, however, that the following shall be excluded
from this requirement:
1.
Antennae, associated equipment and supporting structures used
by a utility or communication service provider for furnishing communication
services.
2.
Equipment appurtenant to underground facilities such as surface-mounted
transformers, pedestal-mounted terminal boxes and meter cabinets and
concealed ducts.
3.
Temporary poles, overhead wires and associated overhead structures
used for a period not to exceed six (6) months which are necessary
to provide utility service until the permanent service is completed.
4.
Poles, wires and controller cabinets necessary for the operation
of traffic signals.
5.
Poles, overhead wires and associated overhead structures used
for the transmission of electric energy at nominal voltages in excess
of thirty-four thousand four hundred (34,400) volts.
6.
Where a public storm sewer is accessible, the applicant shall
install stormwater quantity and quality management facilities prior
to connection of the existing storm sewer facilities or if no outlets
are within a reasonable distance, adequate provision shall be made
for the disposal of stormwaters to provide stormwater quantity and
quality management, subject to the specifications of the City Engineer.
Inspection of facilities shall be conducted by the City Engineer.
All stormwater quantity and quality management facilities will be
maintained by the lot owner if within a lot or the homeowner's association
if within common ground, easements or public right-of-way. The developer
shall sign an agreement with the City that clearly defines the party
responsible for the maintenance of each facility.
[Ord. No. 18-12, 12-11-2018]
Buildings, structures, landscaping and other improvements shall
be constructed, installed and maintained in accordance with the site
plan approved by the City. It shall be the duty of the owner of the
property to maintain such improvements.
[Ord. No. 18-12, 12-11-2018]
A.
Purpose And Intent. Landscaped areas shall be provided in order to create attractive transition areas between properties; to minimize the impact of air, water and noise pollution; to provide shade and reduce glare; to minimize the visual impact of solid waste receptacles and other on-site storage areas; to aid in directing pedestrian and vehicular movement; and to maintain and enhance the natural features of the site. Landscape elements may include all forms of natural vegetation and plantings, ground forms, water features, rock groupings and all other green space areas. It is the further purpose and intent of this Section to require adequate protection for contiguous property against undesirable effects from the creation and operation of parking or loading areas and to protect and preserve the appearance and character of the surrounding neighborhoods and of the City through the screening effects and aesthetic qualities of such landscaping. This Section 405.250 is also intended to be consistent with the City's tree protection and conservation ordinance by encouraging the preservation of existing trees and the installation of new hardwood trees in appropriate locations.
C.
Application, Review And Approval Of A Concept Landscape Plan. A concept
landscape plan shall be submitted with the application for site plan
approval and with every Area Plan application. The review and approval
of the concept landscape plan will occur concurrently with the review
and approval of the other elements of the site plan or Area Plan.
D.
Content Of A Concept Landscape Plan. A concept landscape plan shall
be drawn to scale and indicate the generic plant material to be provided
and preserved by the plan, including the size, location and types
of trees, shrubs and ground cover, as well as related site improvements
such as walls, berms, fences, street furniture, water features and
walkways. The scale of a concept landscape plan shall not be less
than one (1) inch equals fifty (50) feet.
E.
Design Standards For All Landscape Plans. A concept landscape plan
shall be prepared based on the following standards.
1.
Street Trees. Approved street trees, as defined in Chapter 402, shall be clearly delineated on the plan and may include new and/or existing trees provided that there is one (1) street tree for every forty (40) lineal feet or part thereof of street frontage. Such street trees shall be located on the subject property at least ten (10) feet but not more than twenty (20) feet from the street pavement.
2.
Parking Areas. A minimum of two and one-half percent (2.5%)
of the total parking area shall contain landscaped material. The landscaping
shall be arranged in one (1) or more areas so as to minimize and reduce
the apparent size of parking areas. All interior landscaped areas
shall be sloped away from the pavement to collect water drainage and
shall have a minimum width of three (3) feet measured from the back
of curbs and a minimum area of fifty (50) square feet. Each separate
interior landscaped area shall include at least one (1) deciduous
shade tree of at least two and one-half (2 1/2) inch caliper
size.
3.
Parking Areas Abutting Residentially Zoned Property. Off-street
parking or loading areas, which are located adjacent to any property
in a residential zoning district, shall provide a continuous opaque
screen to a height adequate to prevent the direct light from vehicle
headlights from being cast on the adjacent property. Such opaque screen
shall be a minimum of four (4) feet wide and no more than three (3)
feet tall when within fifteen (15) feet of a road right-of-way. The
opaque screen may consist of a wall, fence, landscaped earth berm,
planted vegetation or existing vegetation or any combination thereof
which maintains a completely opaque screen. No wall, fence or berm
shall exceed eight (8) feet in height. The opaque portion of the screen
must be opaque in all seasons of the year.
4.
Berms. The use of earth sculpting or berms is encouraged, provided
that such features are designed in an area of sufficient size so as
to avoid erosion, drainage or maintenance problems and provided that
the height of berms shall not exceed six (6) feet and the slope of
the berm shall not exceed one (1) foot of vertical rise per three
(3) feet of horizontal distance (a maximum slope of 3:1).
5.
Sites Abutting Residentially Zoned Property. Any site in a non-residentially
zoned district that abuts a single-family zoning district or a single-family
use in a "PR" District shall provide a buffer yard adjacent to such
single-family zoned or used property. Buffer yards shall be at least
twenty (20) feet in width and devoted entirely to landscape material,
including trees, bushes, grasses, fences, walls and berms.
6.
Drainage Swales And Rain Gardens. Drainage swales and rain gardens (see Chapter 402 for definition) shall be planted in areas where stormwater runoff may collect and shall be planted with species recommended for such sites by the Missouri Department of Conservation or Shaw Nature Reserve (please see the Native Landscaping Manual; A Guide to Native Landscaping in Missouri prepared by Shaw Nature Reserve for more details).
F.
Additional Landscape Standards For "HTO" Districts. All land within the "HTO" High-Technology Office District shall provide landscaping based on the standards in Section 405.250(E) and the standards of this Section 405.250(F). If there is a conflict between the standards, the standards of this Section 405.250(F) shall prevail.
1.
Side And Rear Yards. Side and rear yards shall provide a minimum
fifteen (15) foot landscape strip adjacent to the property line. Within
this landscape strip one (1) two and one-half (2 1/2) inch caliper
tree and ten (10) two (2) gallon container shrubs shall be provided
for every forty (40) linear feet of distance along such property line.
If evergreen trees are used, they shall be a minimum of six (6) feet
in height.
2.
Front Yards. Front yards shall provide a minimum fifteen (15) foot landscape strip adjacent to the street right-of-way. Within this landscape strip one (1) two and one-half (2 1/2) inch caliper tree and ten (10) two (2) gallon container shrubs shall be provided for every forty (40) linear feet of distance along such property line or right-of-way line. Trees in the front yard shall be deciduous hardwood trees from the City's list of approved street trees as defined in Chapter 402.
3.
Yards Abutting Residentially Zoned Property. Where side or rear
yards on non-residential district property abut residentially zoned
property, a twenty-five (25) foot transition strip will be required
in addition to the fifteen (15) foot landscape strip.
4.
Screening For Dumpsters, Loading Areas And Utility Facilities.
Screening shall be provided for dumpsters, loading areas and utility
facilities. Screening shall be in the form of walls, landscaping,
earth berms or a combination thereof. The minimum height of such screening
shall be six (6) feet, although this minimum may be increased if a
higher minimum height is deemed necessary by the Planning and Zoning
Commission.
5.
Parking Areas. All parking areas shall be landscaped. A minimum
of five percent (5%) of the total parking area shall contain landscaped
material. Interior planting areas shall be a minimum of seven (7)
feet in width and a minimum of one (1) two and one-half (2 1/2)
inch caliper deciduous shade tree shall be provided for every twenty
(20) parking spaces.
[Ord. No. 18-12, 12-11-2018]
After any site plan is approved by the Board of Aldermen, the
applicant shall submit detailed construction plans to the City Engineer
for review and approval. These construction plans shall be reviewed
to determine compliance with the approved site plan, all other applicable
City ordinances and all other City standards. No land use permit shall
be issued until the City Engineer has approved the construction plans.
[Ord. No. 18-12, 12-11-2018]
A.
Purpose. For every site proposed for development, redevelopment or
change of use, the applicant shall submit a financial guarantee covering
the cost of site improvements (curbs, sidewalks, storm sewers, paving,
landscaping, etc.) prior to issuance of a land use permit to assure
completion of the site improvements.
B.
Applicability.
1.
This Section 405.260(B)(1) shall apply to every major site plan and every minor site plan. The requirements of this Section shall supersede the requirements of Section 405.235(E). Such minor site plans shall be reviewed based on the provisions of Section 405.235(E) and shall have a financial guarantee set by the Board of Aldermen.
2.
This Section 405.260(B)(2) shall apply to every section plan approved pursuant to the procedures in Article X of this Chapter.
C.
Form Of Financial Guarantee. The financial guarantee shall be an
escrow agreement, a letter of credit or a site development bond enforceable
by or payable to the City in an amount determined by the Board of
Aldermen.
D.
Basis For Financial Guarantee. The City may request that an engineer's
estimate of the cost of improvements be provided by the applicant
to the City as the basis for the amount of the financial guarantee.
If the improvements are deemed to be minor by the Board of Aldermen,
a minimum financial guarantee figure of five thousand dollars ($5,000.00)
may be established. However, the Board of Aldermen may establish a
higher fee based upon the level of improvements required and a review
of the estimate by the City Engineer.
E.
Timing Of Improvements. All required site improvements shall be completely
installed by the applicant within a reasonable period of time as determined
by the Board of Aldermen, but in no case shall such time period exceed
twelve (12) months from the date of site plan or section plan approval.
F.
Use Of Financial Guarantee. If the applicant does not complete the
site improvements within the period of time set by the Board of Aldermen,
the City may use all or a portion of the financial guarantee to complete
the site improvements or, at the option of the Board of Aldermen,
to stabilize the site.
G.
Release Of Financial Guarantee. The financial guarantee or the portion
remaining shall be released by the City after the City Engineer inspects
the site and determines that all site improvements in the approved
site plan have been properly installed. Within thirty (30) calendar
days of this determination by the City Engineer, the City shall release
the financial guarantee.
