[R.O. 2008 §280.100; Ord. No. 2387 §1, 9-9-2008]
A. The
site plan review procedure is intended to ensure the adequate review
and consideration of potential impacts of proposed development upon
surrounding uses and activities. The uses to which this procedure
applies are permitted in accordance with specified standards within
the designated districts.
B. The
site plan shall demonstrate that all reasonable steps have been taken
to minimize the negative effects of a proposed development upon the
surrounding built and natural environment as well as upon the subject
site itself including, but not limited to, provision for public utilities,
especially storm drainage; visual buffering of buildings; parking;
traffic and other activities; noise from traffic and other activities;
pedestrian convenience and safety; provision of landscaping, open
space and recreation facilities; signs and other identification; impact
on public facilities such as schools; effect on public income and
expenditures and similar considerations.
[R.O. 2008 §280.102; Ord. No. 2387 §1, 9-9-2008; Ord. No. 2576 §2, 3-8-2016; Ord. No. 2645, 10-23-2018]
A. Applications for a proposed development requiring site plan review
may be filed by any person with a financial, contractual or proprietary
interest in the property proposed to be developed.
B. The application shall be accompanied by a filing fee in accordance
with Schedule I, Land Use Fees, being part of Title IV, Land Use of
the Olivette Municipal Code.
[R.O. 2008 §280.103; Ord. No. 2387 §1, 9-9-2008]
The applicant is advised to consult with the Planning and Zoning
Administrator regarding procedural requirements prior to the preparation
of the application to expedite the review of the application and minimize
delays.
[R.O. 2008 §280.104; Ord. No. 2387 §1, 9-9-2008]
A. The
application shall be made at least thirty (30) days prior to a regularly
scheduled meeting of the Commission on forms prescribed by the City
and shall be accompanied by a filing fee designated by City ordinance.
Applications for single-family home review shall include three (3)
copies of the following supporting documents:
1. Site plan prepared by a professional engineer or registered land
surveyor of the State of Missouri at a scale no greater than one inch
equals twenty feet (1" = 20') and shall be provided on a minimum eleven
(11) inch by eighteen (18) inch sheet of paper. The site plan shall
include existing site information, proposed structure information,
adjacent property information, and site data as outlined in the petition
for single-family home site plan and community design review.
2. A minimum of two (2) site sections of the site, perpendicular to
one another, signed and sealed by a professional engineer or registered
land surveyor of the State of Missouri. Said site section shall be
scaled one-eighth of an inch equals one foot (⅛" = 1') or at
one foot equals ten feet (1" = 10'). The site section shall include
existing and proposed contour information and location of the proposed
residential structure as outlined in the petition for single-family
home site plan and community design review.
3. A streetscape elevation providing a pictorial elevation of the streetscape,
including the street side building elevation, at least two (2) homes
on each side of the proposed house, existing topography and grades
along the street and front of each home illustrated, and other items
as outlined in the petition for single-family home site plan and community
design review.
4. Building plans prepared and sealed by a registered architect. Said
plans shall be scaled at one- quarter of an inch equals one foot (¼"
= 1')and include a separate sheet for each building floor, including
the basement, elevations showing each exterior wall and material finishes,
and cross sections of the foundation wall and typical roof section,
and other items as outlined in the petition for single-family home
site plan and community design review.
5. Project report as outlined in the petition for single-family home
site plan and community design review.
B. Applications
for non-single-family home review, including commercial, industrial
and multi-family uses, shall include five (5) copies of the following
supporting documents:
1. Site plan prepared by a professional engineer or registered land
surveyor of the State of Missouri at a scale no greater than one inch
equals twenty feet (1" = 20') on sheets of paper no smaller than eleven
(11) inch by eighteen (18) inch. The site plan shall provide a separate
sheet for each of the following: cover sheet, existing site information,
concept site plan, proposed site plan, existing and proposed drainage
area map and landscape plan. Each sheet shall contain the site data
outlined in the petition for non-residential development site plan
and community design review.
2. A minimum of two (2) site sections of the site, perpendicular to
one another, signed and sealed by a professional engineer or registered
land surveyor of the State of Missouri. Said site section shall be
scaled one-eighth of an inch equals one foot (⅛" = 1') or at
one foot equals ten feet (1' = 10'). The site section shall include
existing and proposed contour information and proposed site improvements
and other items as outlined in the petition for non-residential development
site plan and community design review.
3. A streetscape elevation providing a pictorial elevation of the streetscape,
including the street side building elevation, the elevation of the
primary structure of the lot adjacent to or across the street from
the subject property, the existing topography and grades along the
street and front of each structure illustrated, and other items as
outlined in the petition for non-residential site plan and community
design review
4. Building plans prepared and sealed by a registered architect. Said
plans shall be scaled no smaller than one-eighth of an inch equals
one foot (⅛" = 1') or at one foot equals ten feet (1' = 10')
and include a separate sheet for each building floor, including the
basement, elevations showing each exterior wall and material finishes,
and cross sections of the foundation wall and typical roof section,
and other items as outlined in the petition for non-residential site
plan and community design review.
5. Project report as outlined in the petition for non-residential site
plan and community design review.
[R.O. 2008 §280.106; Ord. No. 2387 §1, 9-9-2008]
A. Site plan review procedures for proposed uses in the "SR" District which do not require rezoning, but are subject to site plan review and design review as required by Article
I, Chapter
425 of the Olivette Municipal Code. An application for site plan review, together with the information and plans specified in Section
400.1080, shall be submitted to the Planning and Zoning Administrator at least thirty (30) days prior to a regularly scheduled meeting of the Commission.
1. Site plan data shall be provided in accordance with the requirements of Section
400.1080, provided that same shall include only those items necessary to address the proposed action as specified by the Planning and Zoning Administrator. The application shall be accompanied by a number of copies as may be required by the Administrator.
[Ord. No. 2576 §3, 3-8-2016]
2. The Planning and Zoning Administrator shall review the application
to determine its compliance with applicable law and shall approve,
approve with conditions or deny the application. Conditions placed
on an approved application shall be resolved to the satisfaction of
the Planning and Zoning Administrator prior to issuance of a building
permit. The Administrator shall state in writing any reason for denial.
3. Any person aggrieved by the approval or denial of an application by the Planning and Zoning Administrator may request review from the Board of Adjustment, either by alleging error by the Administrator or by seeking a variance, as provided in Article
XVII hereof.
B. Site
plan review procedures for proposed uses in the "COR" District which
do not require rezoning, but are subject to site plan review. An application
for site plan review shall be submitted to the Commission at least
thirty (30) days prior to a scheduled meeting.
1. Such application, together with the information and plans specified in Section
400.1080, provided that same shall include only those items necessary to address the proposed action, as specified by the Planning and Zoning Administrator, shall be considered at a meeting of the Commission. The application shall be accompanied by a number of copies as may be required by the Administrator.
[Ord. No. 2576 §3, 3-8-2016]
2. The Commission shall review the application to determine the environmental impact of such proposed building or use upon the character of the neighborhood, traffic conditions, public utility facilities and other matters pertaining to the general health, safety and welfare of the City of Olivette, including each of the factors set forth in Section
400.1050 hereof.
3. The Commission, within one hundred twenty (120) days after submission
to it, shall vote to approve or disapprove the application. Conditions
may be placed on the approval as deemed appropriate by the Commission.
4. Within the two (2) week period following the Commission action, the applicant may, by written notice to the Commission and the City Council, appeal the decision to the City Council. After review and consideration of the factors set forth in Section
400.1050 hereof, the City Council may override the decision of the Commission by a three-fourths (¾) vote of its full membership.
5. Within the two (2) week period following the Commission action, the City Council may, by written notice requested by any Council member, have the application referred to that body. After review and consideration of the factors set forth in Section
400.1050 hereof, the City Council may override the Commission decision by a three-fourths (¾) vote of its full membership.
6. Conditions placed on an approved application shall be resolved to
the satisfaction of the City Manager after appropriate consultation
with the City Planning Consultant, City Attorney and Commission prior
to issuance of a building permit.
C. Site
plan review procedure for a "PRO" or an "AR" application shall be
submitted to the Planning and Zoning Administrator at least thirty
(30) days prior to a regularly scheduled meeting of the Commission.
1. Such application, together with the information and plans specified in Section
400.1080, provided that same shall include only those items necessary to address the proposed action, as specified by the Planning and Zoning Administrator, shall be considered at a meeting of the Commission. Notices of such meeting shall be sent to the owners of all properties within one hundred eighty-five (185) feet of the parcel included in the application.
2. The Commission shall make a report regarding the environmental impact of such proposed building or use upon the character of the neighborhood, traffic conditions, public utility facilities and other matters pertaining to the general public health, safety and welfare of the City of Olivette, including each of the factors set forth in Section
400.1050 hereof. The Commission's findings and recommendations shall be submitted to the City Council within one hundred twenty (120) days after submission to it. If the recommendation is for approval, same shall contain the conditions or restrictions recommended by the Commission with respect to the preliminary development plan.
3. The Commission may recommend approval or disapproval. The Commission
may fail to issue a recommendation or report within such time period,
whereupon the proposal shall be deemed to be approved. The Commission
may report that it cannot reach a decision upon the proposal within
such time period, whereupon the proposal shall be deemed to be disapproved.
The Commission may request more time to consider the proposal, whereupon
the Council may, at its option, either:
a. Extend the time period for such additional time as it deems necessary;
or
b. Treat the Commission's request as a disapproval of such change.
4. The City Council shall hold a public hearing thereon upon at least fifteen (15) days' public notice and shall make a determination based upon the factors set forth in Section
400.1050 hereof and for a "PRO" application, the standards set forth in Article
VII hereof, and for an "AR" application, the standards set forth in Article
V.
5. If the Commission recommendation is for approval with or without
conditions, a simple majority of the Council in favor is required
for approval. If the Commission recommendation is to not approve the
application, a favorable vote of three-fourths (¾) of all the
members of the Council is required for approval. If the application
is approved by the City Council, the City Council shall adopt an ordinance
approving the preliminary development plan with conditions as specified
therein, which ordinance shall become effective on approval by the
Commission of the final development plan.
6. Within nine (9) months following passage of an ordinance approving
the preliminary development plan, the petitioner shall submit a final
development plan to the Commission for its review and consideration
to determine if said final development plan is in substantial conformance
with the approved preliminary development plan and with the imposed
conditions of approval. If the final development plan contains material
deviations from the approved preliminary development plan or if the
conditions of the preliminary development plan approval are not adequately
met, same shall not be approved. After approval of the final development
plan by the Commission, same shall be recorded.
D. Site Plan Review Procedures For Special Permit Or Rezoning.
1. Such application, together with the information and plans specified in Section
400.1080, provided that same shall include only those items necessary to address the proposed action, as specified by the Planning and Zoning Administrator, shall be considered at a meeting of the Commission.
2. The Commission shall make a report regarding the environmental impact of such proposed building or use upon the character of the neighborhood, traffic conditions, public utility facilities and other matters pertaining to the general health, safety and welfare of the City of Olivette, including each of the factors set forth in Section
400.1050 hereof. The Commission's findings and recommendations shall be submitted to the City Council within one hundred twenty (120) days after submission to it. If the recommendation is for approval, same shall contain the conditions or restrictions recommended by the Commission with respect to the preliminary development plan.
3. The Commission may recommend approval or disapproval. The Commission
may fail to issue a recommendation or report within such time period,
whereupon the proposal shall be deemed to be approved. The Commission
may report that it cannot reach a decision upon the proposal within
such time period, whereupon the proposal shall be deemed to be disapproved.
The Commission may request more time to consider the proposal, whereupon
the Council may, at its option, either:
a. Extend the time period for such additional time as it deems necessary;
or
b. Treat the Commission's request as a disapproval of such change.
4. The City Council shall hold a public hearing thereon upon at least fifteen (15) days' public notice and shall make a determination based upon the factors set forth in Section
400.1050 hereof.
5. If the Commission recommendation is for approval with or without
conditions, a simple majority of the Council in favor is required
for approval. If the Commission recommendation is to not approve the
application, a favorable vote of three-fourths (¾) of all the
members of the Council is required to approve the application.
[R.O. 2008 §280.107; Ord. No. 2387 §1, 9-9-2008; Ord. No. 2576 §2, 3-8-2016]
A. Any application submitted in accordance with this Article which has
been reviewed by the Commission and which the applicant wishes to
revise and resubmit prior to final action by the Commission shall
be revised and resubmitted at least fifteen (15) days prior to the
scheduled meeting at which final action is requested; provided, however,
that any revision and resubmittal under this Section which the Planning
and Zoning Administrator determines will contain substantial revisions
and will require additional review shall be made at least thirty (30)
days prior to the scheduled meeting at which final action is requested.
B. Amendment Procedures For An Approved Site Plan.
1.
For all applications for approval of an amendment to an approved site plan review or modification of one (1) or more conditions thereof, the review and approval procedures of Section
400.1090 shall apply, except where the Commission determines that:
a.
A proposed modification will not increase the gross floor area
of an approved permitted or special use by more than twenty percent
(20%); and
b.
A proposed modification will not require installation of additional parking spaces or loading spaces under Article
XIV of this Chapter; and
c.
After considering the environmental impact of the proposed modification upon the character of the neighborhood, traffic conditions, public utility facilities and other matters pertaining to the general health, safety and welfare of the City of Olivette, including each of the factors set forth in Section
400.1050 of this Chapter, a proposed modification will not negatively impact the surrounding built and natural environment.
d.
The approval for amendment shall be considered a minor site
plan review.
2.
Upon reaching a decision to approve or disapprove any application for a special use permit amendment or modification reviewed under procedures of Section
400.1090(B), the Planning and Community Design Commission shall promptly notify the City Council, in writing, of the decision and of any conditions imposed.
[R.O. 2008 §280.108; Ord. No. 2387 §1, 9-9-2008]
A. In approving a site plan application, the Commission may impose conditions and restrictions and may vary the standards set forth in this Chapter so long as it makes a specific finding that the considerations set forth in Section
400.1050 have been satisfied and a specific finding that the intent of this Chapter is carried out. However, specified use regulations shall not be varied so as to make them less restrictive.
B. If
the City Council so acts, it shall designate specific requirements
which must be met before an applicant may be granted approval of a
final development plan and a building permit.
[R.O. 2008 §280.110; Ord. No. 2387 §1, 9-9-2008]
No site plan approval shall be valid for a period longer than
twelve (12) months from the date of approval of the site plan application,
unless within such period a building permit is obtained and construction
is commenced. The City Council may grant extensions not exceeding
twelve (12) months each upon written request of the original applicant
if the application submitted at the time of the request is substantially
the same as the initially approved application. However, the City
Council has the power in such cases to attach new conditions to re-approval.
Should a request for extension of an approved site plan contain material
changes as determined by the Council, the Council shall require the
applicant to refile the application subject to the requirements and
procedures of site plan review and the appropriate zoning requirements.
[R.O. 2008 §280.112; Ord. No. 2387 §1, 9-9-2008]
No building permit shall be issued for the construction of any
improvement or property included within an approved development plan
which is not in conformity with the final approved plan.
[R.O. 2008 §170.105; Ord. No. 1757, 7-14-1992]
In the event of damage to plant materials which are required
under any City ordinance or permit, dead or damaged materials shall
be promptly removed and replaced with at least the same quality and
quantity of material as originally required.