[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:
(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);
(6)
Building coverage (building "footprints"/1);
(7)
Site coverage (6 + parking and driveways area/1);
(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:
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"MR"
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Multi-Family Residential District
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"RSC"
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Retail-Service Commercial District
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"GC"
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General Commercial District
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"PD"
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Planned Development Overlay District
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"LID"
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Light Industrial District
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The action and reasoning of the Planning and Zoning Commission
recommendation shall then be forwarded to the Board of Aldermen.
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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.