[R.O. 2009 §25-124; Ord. No. 2739 §43-97.1, 5-20-1985]
The site plan approval procedure is intended to ensure the adequate review and consideration of potential impacts of proposed development upon surrounding uses and activities and to encourage a high standard of site and building design.
[R.O. 2009 §25-125; Ord. No. 2739 §43-97.2, 5-20-1985; Ord. No. 3931 §1, 4-19-2004]
A. 
An application for site plan approval may be filed by any person or their agent with a financial, contractual or proprietary interest in the property to be developed according to the submitted plan.
B. 
All applications for site plan approval shall be filed in the Department of Planning and Development. The application for site plan approval shall contain the following information as well as such additional information as the Planning and Zoning Commission may prescribe by additional administrative regulation filed with the City Clerk/Administrator:
1. 
All applications shall be signed by the applicant and shall state the applicant's name and address.
2. 
The site plan shall include all necessary data and drawings in order that the Zoning Administrator can determine whether the proposed use and development complies with the district requirements and that City departments affected by the project may assess the impact of the proposed development on public facilities and services and on the surrounding area.
3. 
The preliminary plan may be in sketch form but must be drawn to scale and with reasonable accuracy. The plan may be drawn "hard-lined" or freehand if skillfully executed. It may consist of one (1) or more sheets or drawings at a scale of one (1) inch equals fifty (50) feet or larger. Engineers' scale, one (1) inch equals twenty (20) feet, one (1) inch equals forty (40) feet, etc., is preferable to architects' scale, one-sixteenth (1/16) inch equals one (1) foot, etc.
4. 
The following data and drawings are required for the preliminary plan:
a. 
A site location diagram. A small diagram map indicating position in the City and in relation to surrounding streets and the City's major street network which may be a different scale from the remaining items;
b. 
Title block and reference information, including:
(1) 
Name of project;
(2) 
Name of property owner;
(3) 
Name of applicant/developer;
(4) 
Name of architect and/or engineer;
(5) 
Scale, both numerical and graphic;
(6) 
Date of submission with provision for dating revisions.
c. 
Site dimensions. Show dimensions of site perimeter, applicable zoning setback lines, site area in square feet and an access. Dimensions may be approximate for the preliminary submission;
d. 
Site surroundings. Indicate the property lines, ownership and location of all buildings occupying and property abutting subject property or location within a distance of three hundred (300) feet from the perimeter of the site. This map may be drawn at a different scale from other plan items;
e. 
Easements and restrictions. Indicate location and nature of easements, zoning boundaries or other restrictions or limitations on the use of the subject site;
f. 
Site topography. Provide existing and proposed contours at intervals of two (2) feet or less. This map may be approximate and drawn from enlarged U.S.G.S. or MSD base maps for preliminary submission;
g. 
Building location, size and siting. Outline in a solid line and locate with dimensions from the property line the "footprint" of all buildings. All building extensions or projections beyond the primary facade should be drawn with dotted lines. Indicate also building perimeter dimensions and heights;
h. 
Parking layout and driveways. Include notation of parking stall size, aisle and driveway widths and number of cars in each row of parking spaces;
i. 
Landscaping plan. Describe existing and proposed landscape material by size and species along with related site improvements such as retaining walls, walkways, plazas, etc. Generalized massing of major existing tree groups and approximate location of all trees over nine (9) inch caliper, whether to remain or to be removed, to be shown on preliminary submission. The final plan should locate all trees over six (6) inch caliper and indicate which are to remain and which are to be removed as well as describing accurately the size, type and location of all planned plant material;
j. 
Utilities. Indicate provision for or access to major utilities including water, storm sewers, sanitary sewers, gas and electricity;
k. 
Storm water management and erosion control. Indicate provisions to be made to direct and detain storm water on site in accordance with applicable City regulations including Article V, Division 7, Section 400.2660 of this Code and to mitigate erosion both during and following completion of construction;
l. 
Lighting. Indicate the location of light standards along with both a graphic and catalog reference describing the proposed standards.
m. 
Development data. Indicate in tabular form the following information:
(1) 
Site area in square feet and acres;
(2) 
Gross building floor area in square feet;
(3) 
Leasable floor area, GLA, square feet;
(4) 
Percentage of leasable to gross floor area (3/2);
(5) 
Floor area ratio (3/1);
(6) 
Building coverage (building "footprints"/1);
(7) 
Site coverage (6 + parking and driveways area/1);
(8) 
Parking spaces required;
(9) 
Parking spaces provided;
(10) 
Existing and proposed zoning.
5. 
The final plan shall be drawn and certified or sealed by a licensed professional engineer or architect. The final plan shall be drawn accurately to line and scale, one (1) inch equals fifty (50) feet or larger. The final submission shall comply with any approved preliminary plan and shall incorporate all changes or refinements resulting from any conditional approval.
6. 
The final plan shall include all the elements in Subsection (B)(4). However, all approximate dimensions and data supplied in the preliminary plan shall be precise and accurate in the final plan.
7. 
In addition to the requirements in Subsection (B)(4), the final submission shall include schematic architectural plans. These plans shall be drawn by a licensed architect or engineer and shall show the layout and use of interior building floor space by means of floor plans and building facades. Building profiles and exterior materials shall be shown by elevation and/or section drawings. While these architectural schematics should be drawn to scale, they may be drawn freehand if accurately and skillfully executed.
[R.O. 2009 §25-126; Ord. No. 2739 §43-97.3, 5-20-1985; Ord. No. 2893 §1, 11-2-1987]
A. 
A site plan shall be submitted with the application for site plan approval which shall contain, at a minimum, information required by the district regulations (see Article III) in addition to the application and submission requirements of this Article.
B. 
The Zoning Administrator shall coordinate the review and analysis of the site plan application by the City staff including other affected City departments before any final action may be taken by the Commission on the application. This coordinated administrative review of the application shall be completed within seventy (70) days of filing. The results of this review shall be compiled by the Zoning Administrator and reported by him/her to the Commission for its consideration.
C. 
After the Commission receives the site plan application and associated documents, the Chairman shall appoint a special committee consisting of three (3) to five (5) members of the Commission to review the application and report it has received from the Zoning Administrator. The Commission's special committee may then either recommend approval, disapproval or, conditionally approve the site plan application. The decision rendered by the special committee shall then be considered by the full Planning and Zoning Commission.
D. 
At the applicant's discretion, he/she may choose, following the submission of the report of the Zoning Administrator to the Commission, to regard his/her initial application as a preliminary site plan. He/she may then respond to the review of the Zoning Administrator and Commission and submit a revised final site plan to the Commission for its consideration and final action within an additional seventy (70) days thereafter.
E. 
Every request for rezoning of property to one (1) of the following zoning districts shall be accompanied by a site plan:
"MR"
Multi-Family Residential District
"RSC"
Retail-Service Commercial District
"GC"
General Commercial District
"PD"
Planned Development Overlay District
"LID"
Light Industrial District
The action and reasoning of the Planning and Zoning Commission recommendation shall then be forwarded to the Board of Aldermen.
F. 
When an application for site plan approval is filed in conjunction with an application for rezoning, the Commission shall submit the conclusions of its review of the site plan, either approval, disapproval or conditional approval, in accordance with this Section, together with its recommendation to the Board of Aldermen for its action on the rezoning.
G. 
In those instances where final approval of a site plan is dependent upon a variance approval by the Board of Adjustment, no action will be taken by the Planning and Zoning Commission on that final review until the Board of Adjustment has rendered a decision, regardless of the seventy (70) day time limitation referenced in Subsection (D). In those events where inaction by the Board of Adjustment delays final review by the Planning and Zoning Commission beyond the seventy (70) day time limit, a final review recommendation will be made within forty-five (45) days following a decision by the Board of Adjustment.
[R.O. 2009 §25-127; Ord. No. 2739 §43-97.4, 5-20-1985; Ord. No. 4172 §1, 3-24-2009]
A. 
In considering any application for approval of a site plan, the Commission shall consider the following factors:
1. 
The relationship of proposed uses, functions, sites and buildings within the development tract to each other;
2. 
The relationship of proposed uses, functions, sites and buildings within the tract to existing land uses and the permitted uses of adjoining tracts in accordance with correct zoning;
3. 
The provision and distribution of adequate parking facilities;
4. 
The provision of proper means of access to and from public roads, including adequate access for firefighting vehicles and equipment;
5. 
The provision of site amenities including landscaping and fences;
6. 
Any other factors relevant to the public health, safety and convenience and general welfare of the residents of the City.
B. 
The following best practices shall be considered when reviewing an application for approval of curb cuts in both residential and commercial zoning districts:
1. 
For streets classified as minor arterial or above, as defined in Appendix B, page 16 of the Brentwood Comprehensive Plan, new curb cuts should be prohibited;
2. 
For streets classified as collectors, new curb cuts should be discouraged;
3. 
For corner lots, City's priority should be to locate the curb cut on the lower functional classified street, i.e., local street before collector street and collector street before arterial;
4. 
Curb cuts should be located as far from the adjacent public street intersection as practical to achieve maximum available corner clearance, with consideration of property limits, adjacent curb cuts, topography and existing drainage facilities;
5. 
One (1) residential driveway is permitted for each single-family residential lot. One (1) additional residential driveway is permitted when the single-family residential lot frontage is at least two (2) times the minimum front yard lot width for the zoning district and meets all zoning requirements of the residential district located in Section 400.1320 or Section 400.1330;
6. 
One (1) residential driveway is permitted for each attached single-family residential lot with a shared access drive preferable for multiple attached single-family units. One (1) additional residential driveway is permitted when the single-family residential lot frontage is at least two (2) times the minimum front yard lot width for the zoning district;
7. 
One (1) residential driveway is permitted for each multi-family residential lot. One (1) additional residential driveway is permitted when the multi-family residential front yard lot frontage exceeds two hundred (200) feet, provided that the sum of the driveway widths do not exceed twenty percent (20%) of the frontage. However, more than two (2) access points are reserved for apartment and condominium style developments with over one hundred (100) units;
8. 
No subdivision of an existing piece of ground would be allowed that would in itself create an inconsistency or inability to comply with the access management best practices;
9. 
For larger residential projects (greater than three (3) lots or two (2) acres) the City shall defer to the most recent version of the St. Louis County Design Criteria Manual and Standard Drawings, Section 40.30 Entrance Standards.
[R.O. 2009 §25-128; Ord. No. 2739 §43-97.5, 5-20-1985; Ord. No. 3033 §7, 10-16-1989]
A. 
In approving a site plan application, the Commission may impose conditions and restrictions and may vary the standards and prescribe development standards within the range of such discretion as prescribed elsewhere in the Brentwood City Code, so long as the general intent of this Article is carried out. In no event, however, shall any permitted use or use regulations be varied so as to make them less restrictive than prescribed in the district regulations (Article III).
B. 
If the Commission imposes conditions or restrictions, it shall designate specific requirements which must be met before an applicant may be granted final approval of a site plan, building permit and certificate of occupancy.
C. 
Failure to comply with any of these conditions or restrictions shall constitute a violation of this Chapter.
[R.O. 2009 §25-129; Ord. No. 2739 §43-97.6, 5-20-1985]
If the site plan was approved in conjunction with a change of zoning and if substantial construction or development has not been completed within twelve (12) months of the Board of Aldermen's approval of the site plan and rezoning, the Board of Aldermen may, on its motion or on a recommendation of the Planning and Zoning Commission, rezone the property or any portion thereof to any one (1) or more of the zoning districts that regulated the use of such ground immediately prior to the approval of the zoning district classification and corresponding site plan. A public hearing, other than the required three (3) readings of a bill, is not required for this rezoning; however, the owner shall be notified of the proposed rezoning prior to the introduction of any bill for such rezoning.
[R.O. 2009 §25-130; Ord. No. 2739 §43-97.7, 5-20-1985]
A building permit or certificate of occupancy for any building or structure within a project that has undergone site plan approval shall not be issued unless that building or structure is in substantial compliance with the site plan as approved by the Board of Aldermen.
[R.O. 2009 §25-131; Ord. No. 2739 §43-97.8, 5-20-1985]
If a site plan provides for the construction of a complex of buildings and site improvements to be developed over an extended period of time, a detailed site plan shall be submitted for review by the Planning and Zoning Commission in accordance with this Section for each specific building project. Such detailed site plans may be submitted in advance of or in conjunction with an application for a building permit. Of primary importance in this review will be a determination that the detailed site plan complies with the site plan approval for the total development or project.
[R.O. 2009 §25-132; Ord. No. 2739 §43-97.9, 5-20-1985]
No site plan review by the Commission shall be valid for a period longer than twelve (12) months from the date granted, unless within such period a building permit is obtained and substantial construction is commenced. The Board of Aldermen may grant extensions not exceeding twelve (12) months each upon written request of the original applicant and resubmission of the application if the application as resubmitted is substantially the same as the initially approved application. However, the Board has the power in such cases to attach new conditions to its reapproval or disapprove the reapplication. Where the application for reapproval contained changes which the Board concludes materially alter the initial application, it shall refer the application to the Zoning Administrator who shall initiate a new site plan review procedure as stated in Section 400.1050.
[R.O. 2009 §25-133; Ord. No. 2739 §43-64, 5-20-1985]
A. 
The developer of land shall submit in association with the site plan for a proposed project, a proposed trust indenture relating to all of the land within the development. This trust indenture shall provide for the appointment of a Board of Trustees to be selected by the owners of the tract in an equitable manner. The Board of Trustees shall be charged with the duty under this Chapter and under such trust indenture to maintain all streets, private parks, common areas, walks, fountains, pools, statuary, landscaping, recreational areas and any other areas or structures for the common use of the tenants or owners of property within the development. The trust indenture shall provide an equitable means of assessment against all land within such tract, with the exception of public lands, to ensure that the above described areas and structures shall be maintained in compliance with this Chapter and other ordinances of the City. In this manner, such areas and structures will remain attractive and useful to the owners and tenants of property within the development and shall not be injurious to the health, safety or welfare of residents of surrounding areas or be detrimental to property values of land and improvements within such tract or in surrounding areas.
B. 
The trust indenture shall also provide that the conveyance or change of ownership or lease of any part of such tract shall be subject to the terms of this Chapter and of such trust indenture and that no right or power conferred on the trustees by such indenture to comply with the provisions of this Subsection shall be abrogated. Such trust indenture shall be submitted to the City Attorney for approval as to the legal form and shall be recorded with the Recorder of Deeds of the County prior to the issuance of any building permit. No change or amendment shall be made in terms or provisions of the original trust indenture without the written consent of the City Attorney.