[Ord. No. 4190, 2-1-2021]
A. 
Purpose.
1. 
The Master Plan procedure is optional and provides a mechanism for review of large or complex development projects and provides the ability to obtain preliminary approval of a development concept before substantial technical work has been undertaken.
B. 
Applicability.
1. 
This Section applies to all applications for Master Plan approval. Master Plan approval is not required; however, an application may be submitted if at least one of the following criteria is met:
a. 
The site includes a contiguous area of at least five (5) acres;
b. 
The development contains at least fifty thousand (50,000) square feet of nonresidential gross floor area;
c. 
The development contains at least one hundred (100) dwelling units.
2. 
Applications are subject to the common procedures identified in Article II unless otherwise modified in Subsection (C). In the event of conflict between the common procedures contained in Article II and the application-specific procedures and requirements contained in this Section, the application-specific procedures and requirements in this Section shall govern.
C. 
Procedure.
1. 
Summary.
a. 
Refer to Table 405.010, Summary Table of Application Procedures.
2. 
Preapplication Meetings.
a. 
A preapplication staff meeting and preapplication neighborhood meeting shall be held in accordance with Section 405.030.
3. 
Application Submission And Handling.
a. 
The application shall be submitted to the Department of Community Development and handled in accordance with Section 405.040.
4. 
Staff Review And Action.
a. 
The Community Development Director shall review the application and prepare a staff report and recommendation to the Planning and Zoning Commission in accordance with Section 405.050.
5. 
Notice And Public Hearings.
a. 
The application shall be scheduled for public hearings before the Planning and Zoning Commission and Board of Aldermen and noticed in accordance with Section 405.060.
6. 
Review And Decision-Making Bodies.
a. 
Planning And Zoning Commission Review And Recommendation. The Planning and Zoning Commission shall review the application and recommend approval, approval with conditions, or denial in accordance with Section 405.070 and the criteria listed in Subsection (C)(6)(c). The Planning and Zoning Commission may also continue the public hearing to a specific date in accordance with Section 405.070.
b. 
Board Of Aldermen Review And Decision. The Board of Aldermen shall review the application and act to approve, by ordinance, or deny the application in accordance with Section 405.070 and the criteria listed in Subsection (C)(6)(c). The Board of Aldermen may also continue the public hearing to a specific date in accordance with Section 405.070.
c. 
Review Criteria. A Master Plan shall be reviewed according to the following:
(1) 
The Master Plan is consistent with the general purpose and intent of this Code;
(2) 
The proposed land uses, densities and intensities are consistent with the Comprehensive Plan and applicable zoning districts;
(3) 
The existing utilities and infrastructure, including but not limited to streets, water, sanitary and storm sewers, have adequate capacity to serve the proposed development, and any burdens on those systems have been mitigated to the degree practicable;
(4) 
The proposed development is consistent with the dimensional, design, development, and all other standards of this Code; and
(5) 
The proposed development provides adequate mitigation for anticipated adverse impacts to surrounding neighborhoods and the City.
7. 
Post-Decision Actions And Limitations.
a. 
The post-decision actions and limitations in Section 405.080 shall apply with the following modifications:
(1) 
Effect Of Approval.
(a) 
Approval of a Master Plan constitutes acceptance of the overall planning concepts and development parameters and authorizes the subsequent submittal of applications for preliminary plats (Section 405.120), site plans (Section 405.160), and special use permits (Section 405.170). It does not authorize specific development activity.
(b) 
All subsequent site plans and preliminary plats shall only be approved if they are consistent with the approved Master Plan. Applications for preliminary plats or site plans which deviate from the approved Master Plan may be approved without amending the approved Master Plan if the Community Development Director determines that the proposed development:
i. 
Does not increase residential density;
ii. 
Does not increase nonresidential floor area;
iii. 
Does not increase the amount of land devoted to nonresidential uses;
iv. 
Is consistent with the Comprehensive Plan;
v. 
Complies with all applicable standards of this Code;
vi. 
Complies with all applicable original conditions of approval; and
vii. 
Would not result in significant change to the development's general function, form, intensity, character, demand on public facilities, and impact on adjacent properties.
(2) 
Expiration Of Approval. An approved Master Plan shall expire two (2) years after the date of final approval unless:
(a) 
An extension is granted pursuant to Section 405.080; or
(b) 
A preliminary plat (Section 405.120) or site plan (Section 405.160) for all or part of the approved Master Plan is approved.
i. 
Within one (1) year of approval of a preliminary plat or site plan for the first phase of the development, an application for preliminary plat or site plan must be approved for the next phase, continuing with each successive phase, until preliminary plats or site plans have been approved for all the land subject to the original Master Plan.
ii. 
If the applicant fails to receive approval for a preliminary plat or site plan for any phase of the development within the prescribed period, or within any extension granted pursuant to Section 405.080, the original Master Plan shall expire for that phase and for all other phases for which a preliminary plat or site plan has not been approved or no longer remains in effect on the date of expiration.
iii. 
If an approved preliminary plat or site plan expires, the Master Plan for that phase shall also expire, and all other phases for which a preliminary plat or site plan has not been approved or is not pending approval, or has lapsed subsequent to approval, on the date of expiration.
(3) 
Amendments.
(a) 
Minor amendments to an approved Master Plan may be approved by the Community Development Director, provided that the Director determines that the following criteria have been met:
i. 
Does not increase residential density;
ii. 
Does not increase nonresidential floor area;
iii. 
Does not increase the amount of land devoted to nonresidential uses;
iv. 
Is consistent with the Comprehensive Plan;
v. 
Complies with all applicable standards of this Code;
vi. 
Complies with all applicable original conditions of approval; and
vii. 
Would not result in significant change to the development's general function, form, intensity, character, demand on public facilities, and impact on adjacent properties.
(b) 
All amendments to Master Plans that do not qualify as minor amendments under Subsection (C)(7)(a) shall be processed as a new application subject to the same procedures and requirements for the original application.
[Ord. No. 4190, 2-1-2021]
A. 
Purpose.
1. 
The site plan procedure describes the process by which proposed development is reviewed for compliance with the development and design standards of this Code before submittal of an application for improvement plan or issuance of a building permit.
B. 
Applicability.
1. 
This Section shall apply to the following activities and any activity where it is expressly required or authorized by this Code:
a. 
Major Site Plan. Approval of a major site plan is required for the following activities:
(1) 
The construction of one (1) or more new principal structures with a gross floor area of ten thousand (10,000) square feet or more in aggregate.
(2) 
A building addition to one (1) or more existing principal structures where the gross floor area added is ten thousand (10,000) square feet or more in aggregate.
(3) 
The installation or addition of ten thousand (10,000) square feet or more in aggregate of impervious coverage.
b. 
Minor Site Plan. Approval of a minor site plan is required for the following activities:
(1) 
The construction of one (1) or more new principal structures with a gross floor area greater than one thousand (1,000) square feet and less than ten thousand (10,000) square feet.
(2) 
A building addition to one (1) or more existing principal structures where the gross floor area added is greater than one thousand (1,000) square feet and less than ten thousand (10,000) square feet.
(3) 
The installation or addition of more than one thousand (1,000) square feet but less than ten thousand (10,000) square feet of impervious coverage.
c. 
Exceptions. The following activities are exempt from this Section but are subject to the standards of this Code:
(1) 
Construction of detached houses and duplexes, additions to such dwellings, and structures accessory to such dwellings.
2. 
Applications are subject to the common procedures identified in Article II unless otherwise modified in Subsections (C) through (F). In the event of conflict between the common procedures contained in Article II and the application-specific procedures and requirements contained in this Section, the application-specific procedures and requirements in this Section shall govern.
C. 
Minor Site Plan Procedure.
1. 
Summary.
a. 
Refer to Table 405.010, Summary Table of Application Procedures.
2. 
Application Submission and Handling.
a. 
The application shall be submitted to the Department of Community Development and handled in accordance with Section 405.040.
3. 
Staff Review And Action.
a. 
The Community Development Director shall review the application and prepare a staff report and recommendation to the Planning and Zoning Commission in accordance with Section 405.050.
4. 
Notice And Public Hearings.
a. 
The application shall be scheduled for a public hearing before the Planning and Zoning Commission and noticed in accordance with Section 405.060.
5. 
Review and Decision-Making Bodies.
a. 
Planning And Zoning Commission Review and Decision. The Planning and Zoning Commission shall review the application and act to approve or deny the application in accordance with Section 405.070 and the criteria listed in Subsection (E). The Planning and Zoning Commission may also continue the public hearing to a specific date in accordance with Section 405.070.
D. 
Major Site Plan Procedure.
1. 
Summary.
a. 
Refer to Table 405.010, Summary Table of Application Procedures.
2. 
Preapplication Meetings.
a. 
A preapplication staff meeting and preapplication neighborhood meeting shall be held in accordance with Section 405.030.
3. 
Application Submission And Handling.
a. 
The application shall be submitted to the Department of Community Development and handled in accordance with Section 405.040.
4. 
Staff Review And Action.
a. 
The Community Development Director shall review the application and prepare a staff report and recommendation to the Planning and Zoning Commission in accordance with Section 405.050.
5. 
Notice And Public Hearings.
a. 
The application shall be scheduled for public hearings before the Planning and Zoning Commission and Board of Aldermen and noticed in accordance with Section 405.060.
6. 
Review And Decision-Making Bodies.
a. 
Planning And Zoning Commission Review And Recommendation. The Planning and Zoning Commission shall review the application and recommend approval, approval with conditions, or denial in accordance with Section 405.070 and the criteria listed in Subsection (E). The Planning and Zoning Commission may also continue the public hearing to a specific date in accordance with Section 405.070.
b. 
Board Of Aldermen Review And Decision. The Board of Aldermen shall review the application and act to approve, by ordinance, or deny the application in accordance with Section 405.070 and the criteria listed in Subsection (E). The Board of Aldermen may also continue the public hearing to a specific date in accordance with Section 405.070.
E. 
Review Criteria. A site plan shall be reviewed according to the following criteria:
1. 
The development is consistent with the general purposes and intent of this Code;
2. 
The development complies with the applicable zoning district standards; Chapter 425, Development Standards, Chapter 430, Subdivision and Improvement Standards; the City's Engineering Standards, including the Engineering and Plan Preparation Manual for Public Facilities (Title V, Appendix A); and all other applicable standards of this Code;
3. 
The development is consistent with the Comprehensive Plan, other adopted City polices and plans, and any approved Master Plan that includes the property;
4. 
The existing utilities and infrastructure have adequate capacity to serve the proposed development, and any burdens on those systems have been mitigated to the degree practicable;
5. 
The development mitigates any adverse impacts on the surrounding area to the degree practical; and
6. 
New structures are compatible in volume, height, material, style and color with the site, surrounding existing structures and the established general character of design in the City.
F. 
Post-Decision Actions And Limitations.
1. 
The post-decision actions and limitations in Section 405.080 shall apply with the following modifications:
a. 
Effect Of Approval.
(1) 
Approval shall authorize the applicant to submit an application for improvement plan (Section 405.180) and a building permit, or begin construction or operation if additional permitting is not required.
(2) 
Approved site plans, as amended, shall be binding upon the owner, successors, and assigns. The approved site plan shall limit and control the issuance and validity of all building permits, and shall restrict and limit the construction, location, use, occupancy, and operation of all land and structures within the plan to all conditions, requirements, locations, and limitations set forth in the adopted plan.
b. 
Expiration Of Approval. A site plan approval shall expire one (1) year after the date of final approval unless the use or construction is substantially underway, as determined by the Community Development Director, or an extension is granted pursuant to Section 405.080.
c. 
Amendments. Changes to approved site plans which are not considered minor amendments in accordance with Section 405.080 shall be processed as a new application subject to the minor or major site plan procedure based on the thresholds specified in Subsection (B)(1).
[Ord. No. 4190, 2-1-2021]
A. 
Purpose.
1. 
The special use permit procedure provides a mechanism for the City to evaluate proposed land uses that may be desirable, necessary, or convenient to the community, but which, because of their unique characteristics, may have a potentially greater impact upon neighboring properties or the public than those uses permitted by right.
B. 
Applicability.
1. 
This Section applies to all applications for a use listed as a special use in Table 420.040, Table of Allowed Uses, with the following exceptions:
a. 
Nonconforming Use.
(1) 
Any existing use without a special use permit that was legally established before the effective date of this Code and which after the effective date is located within a zoning district that requires a special use permit for the subject use is a nonconforming use and subject to the requirements of Chapter 400, Article IV, Nonconformities.
(2) 
Any proposed expansions or modifications of the use beyond what is permitted in Chapter 400, Article IV, Nonconformities, shall require approval of a special use permit in accordance with this Section.
b. 
Conforming Special Use.
(1) 
Any existing use with a special use permit that was legally established before the effective date of this Code and which after the effective date is located within a zoning district that requires a special use permit for the subject use is a conforming special use and may continue to be operated under the terms of the previously approved special use permit.
(2) 
Any proposed expansions or modifications of the use will be subject to all applicable standards of this Section.
c. 
Conforming Permitted Use.
(1) 
Any existing use with a special use permit that was legally established before the effective of this Code and which after the effective date is located within a zoning district that does not require a special use permit for the subject use is a conforming permitted use and is subject to any conditions established as part of the original approval of the special use permit.
(2) 
A request to repeal or modify the existing special use permit and conditions will follow the procedure for a new special use permit.
2. 
Applications are subject to the common procedures identified in Article II unless otherwise modified in Subsection (C). In the event of conflict between the common procedures contained in Article II and the application-specific procedures and requirements contained in this Section, the application-specific procedures and requirements in this Section shall govern.
C. 
Procedure.
1. 
Summary.
a. 
Refer to Table 405.010, Summary Table of Application Procedures.
2. 
Application Submission And Handling.
a. 
The application shall be submitted to the Department of Community Development and handled in accordance with Section 405.040.
3. 
Staff Review And Action.
a. 
The Community Development Director shall review the application and prepare a staff report and recommendation to the Planning and Zoning Commission in accordance with Section 405.050.
4. 
Notice And Public Hearings.
a. 
The application shall be scheduled for public hearings before the Planning and Zoning Commission and Board of Aldermen and noticed in accordance with Section 405.060.
5. 
Review And Decision-Making Bodies.
a. 
Planning And Zoning Commission Review And Recommendation. The Planning and Zoning Commission shall review the application and recommend approval, approval with conditions, or denial in accordance with Section 405.070 and the criteria listed in Subsection (C)(5)(c). The Planning and Zoning Commission may also continue the public hearing to a specific date in accordance with Section 405.070.
b. 
Board of Aldermen Review And Decision. The Board of Aldermen shall review the application and act to approve, by ordinance, or deny the application in accordance with Section 405.070 and the criteria listed in Subsection (C)(5)(c). The Board of Aldermen may also continue the public hearing to a specific date in accordance with Section 405.070.
c. 
Review Criteria. A special use permit shall be reviewed according to the following criteria:
(1) 
The proposed special use complies with all applicable provisions of this Code, the City's Comprehensive Plan, any approved Master Plan that includes the property, and good planning practice.
(2) 
The proposed special use at the specified location will contribute to and promote the general welfare, health, safety and convenience of the public.
(3) 
The location and size of the special use, the nature and intensity of the operation involved in or conducted in connection with it, and the location of the real property with respect to streets giving access to it are such that the special use will not adversely affect the immediate neighborhood so as to prevent development and use of neighboring property, in accordance with the applicable zoning district regulations. In determining whether the special use will adversely affect the immediate neighborhood, consideration shall be given to:
(a) 
The location, nature and height of buildings, structures, walls and fences on the real property; and
(b) 
The nature and extent of proposed landscaping and screening on the real property.
(4) 
Off-street parking and loading areas will be provided in accordance with the standards set forth in this Code.
(5) 
Adequate utilities, drainage and other such necessary facilities have been, or will be, provided on the real property.
(6) 
Adequate access roads, entrances and exit drives shall be provided and shall be so designed to prevent traffic hazards and to minimize traffic congestion on public streets and alleys.
6. 
Post-Decision Actions And Limitations.
a. 
The post-decision actions and limitations in Section 405.080 shall apply with the following modifications:
(1) 
Effect Of Approval. Approval shall authorize the applicant to apply for a building permit or begin construction or operation if additional permitting is not required.
(2) 
Expiration Of Approval.
(a) 
A special use permit shall expire one (1) year after the date of final approval unless the use or construction is substantially underway, as determined by the Community Development Director, or an extension is granted pursuant to Section 405.080.
(b) 
If an approved special use is discontinued for one (1) year or more, it may not be reestablished without approval of a new special use permit application.
(3) 
Revocation. Upon a finding that an approved special use permit will or has become unsuitable and/or incompatible in its location as a result of any nuisance or activity generated by the use, the Board of Aldermen shall have the authority to revoke the special use permit in accordance with the procedures for a new special use permit.
(4) 
Amendments.
(a) 
In addition to the minor amendments specified in Section 405.080, the following amendments to an approved special use permit may be approved by the Community Development Director:
i. 
Change in business or trade names, where ownership and nature of business or trade remains the same;
ii. 
Transfers to another person to operate the same use, in the same building(s), on the same property, and under the same terms of the special use permit;
iii. 
Amendments to site plans that were approved concurrently with an application for special use permit that do not exceed the thresholds for minor site plan review specified in Section 405.160; and
iv. 
Other changes deemed by the Community Development Director to be similar in nature and/or to have a minimal impact on the operation of the existing use or surrounding area.
(b) 
All amendments to special use permits that do not qualify as minor amendments under Subsection (C)(6)(a)(4)(a) shall be processed as a new application subject to the same procedures and requirements for the original application.
[Ord. No. 4190, 2-1-2021]
A. 
Purpose.
1. 
The improvement plan procedure provides a mechanism for the review and approval of technical drawings associated with approved developments and to ensure compliance with this Code and the City's Engineering Standards.
B. 
Applicability.
1. 
This Section applies to developments that have received approval of a site plan (Section 405.160) or preliminary plat pursuant (Section 405.120) and that propose the construction of public improvements.
2. 
Applications are subject to the common procedures identified in Article II unless otherwise modified in Subsection (C). In the event of conflict between the common procedures contained in Article II and the application-specific procedures and requirements contained in this Section, the application-specific procedures and requirements in this Section shall govern.
C. 
Procedure.
1. 
Summary.
a. 
Refer to Table 405.010, Summary Table of Application Procedures.
2. 
Application Submission And Handling.
a. 
The application shall be submitted to the Department of Public Works and handled in accordance with Section 405.040 and the following modification:
(1) 
Applications are subject to the requirements of the Engineering and Plan Preparation Manual for Public Facilities (Title V, Appendix A).
3. 
Staff Review And Action.
a. 
The Public Works Director shall review the application and act to approve or deny the application in accordance with Section 405.050 and the criteria listed in Subsection (C)(3)(b).
b. 
Review Criteria. An improvement plan shall be reviewed according to the following criteria:
(1) 
Required infrastructure and utility improvements have been approved by the appropriate agency;
(2) 
It complies with all applicable standards in this Code, including Chapter 430, Subdivision and Improvement Standards;
(3) 
It complies with the City's Engineering Standards, including the Engineering and Plan Preparation Manual for Public Facilities (Title V, Appendix A);
(4) 
It complies with other applicable City standards and policies; and
(5) 
It complies with requirements and conditions of approval for any prior approvals.
D. 
Post-Decision Actions And Limitations.
1. 
The post-decision actions and limitations in Section 405.080 shall apply with the following modifications:
a. 
Effect Of Approval. Approval shall authorize the subsequent submittal of an application for building permit or other site disturbance permits.
b. 
Required Improvements And Guarantees.
(1) 
Grading.
(a) 
Prior to the issuance of a grading permit (Section 540.031 of the Municipal Code), the applicant shall submit a construction financial guarantee in accordance with Chapter 430, Article IX, Required Improvements and Guarantees.
(b) 
The financial guarantee shall be in an amount equal to the cost of all grading activities and erosion control measures.
(2) 
Subdivision Improvements.
(a) 
Prior to recording the record plat with St. Charles County, the applicant shall complete or guarantee the completion of required improvements and guarantee maintenance of such improvements in accordance with Chapter 430, Article IX, Required Improvements and Guarantees.
(3) 
Site Improvements.
(a) 
Prior to the issuance of a building permit for any multi-unit, mixed-use, or nonresidential development, the applicant shall submit a construction financial guarantee in accordance with Chapter 430, Article IX, Required Improvements and Guarantees.
(b) 
The financial guarantee shall be in an amount equal to the cost of all site improvements, including parking lots, lighting, stormwater detention/retention, landscaping, construction debris cleanup and building board-up cost.
(c) 
The required construction financial guarantee may be waived by the Public Works Director in instances where the site improvements are considered to be relatively minor.
c. 
Expiration Of Approval. An improvement plan approval shall expire one (1) year after the date of final approval unless the use or construction is substantially underway, as determined by the Public Works Director, or an extension is granted by the Public Works Director pursuant to Section 405.080.