Cottleville City Zoning Code
ARTICLE VI
Site Plan Review
Section 405.410 Purpose.
[Ord. No. 43 §14.01, 1-8-1987]
A.
It is recognized by this Article that there is a value to the public in establishing safe and convenient traffic movement to higher density sites, both within the site and in relation to access streets; that there is value in encouraging a harmonious relationship of buildings and uses both within a site and in relation to adjacent uses; further that there are benefits to the public in conserving natural resources. Toward this end, this Article requires site plan review and approval by the Commission for certain buildings and structures that can be expected to have a significant impact on natural resources, traffic patterns, adjacent land usage and the character of future urban development.
B.
The site plan is intended to demonstrate to the Planning and Zoning Commission the character and objectives of the proposed development in adequate detail for the Commission to evaluate the effect the proposed development would have on the community and determine what provisions, if any, should be included as part of the plan and be binding on the use and development of the property.
Section 405.415 Buildings, Structures and Uses Requiring Site Plan.
[Ord. No. 43 §14.02, 1-8-1987]
A.
The City Engineer shall not issue a building permit for the construction of the following buildings and structures unless a detailed site plan has been reviewed and approved by the Commission and such approval is in effect:
1.
A multiple-family building containing three (3) or more dwelling units.
2.
More than one (1) multiple-family building on a lot, parcel or tract of land or on a combination of lots under one (1) ownership.
3.
A mobile home park in accordance with the provisions as specified by the Board of Aldermen.
5.
Any building or structure or addition thereto in any commercial, office or industrial district with a floor area greater than five hundred (500) square feet.
6.
More than one (1) building or structure (except a sign on a lot, parcel or tract of land or combination of lots under one (1) ownership) in any commercial or industrial district.
Section 405.420 Application.
[Ord. No. 43 §14.03, 1-8-1987; Ord. No. 1400 §26, 12-18-2014]
A.
Any person may file a request for a site plan review by the Planning and Zoning Commission by filing with the Director of Public Works the completed application upon the forms provided and payment of the review fee. The application for site plan approval shall include the following information:
1.
The name of the proposed project.
2.
Names, addresses and phone numbers of the owner(s) of record, engineer, surveyor or designer responsible for the planning, engineering survey and design.
3.
Acreage of the plan.
4.
Legal description of the entire project.
5.
Proposed deed restrictions, protective covenants and homeowners' association articles of incorporation and bylaws.
6.
Signature(s) of applicant(s) and owner(s) certifying the accuracy of the requested information.
7.
Receipt from the City Clerk showing paid application fee.
8.
Any additional information deemed necessary by the Director of Public Works.
B.
The Director of Public Works, upon receipt of a complete application, site plan, other necessary data and payment of the required fee, shall transmit copies of the same to the Planning and Zoning Commission. All such applications and site plans shall be presented to the Planning and Zoning Commission not later than forty-five (45) days from the date of the City's receipt of the completed application and site plan. The Planning and Zoning Commission shall undertake a study of same and shall approve, deny, or approve with conditions the site plan. Written notice will be sent to the applicant stating the time and place of review of the site plan by the Planning and Zoning Commission. The failure of the Planning and Zoning Commission to act within sixty (60) days after the date of official submission to it of all materials required shall be deemed approval of the same.
Section 405.425 Required Data for Site Plan.
[Ord. No. 43 §14.04, 1-8-1987; Ord. No. 1400 §27, 12-18-2014]
A.
Every site plan submitted to the Commission shall comply with the following requirements:
1.
Include the name of the proposed project.
2.
The site plan shall be of a scale not to be greater than one (1) inch equals twenty (20) feet nor less than one (1) inch equals two hundred (200) feet and of such accuracy that the Commission can readily interpret the plan and shall include more than one (1) drawing where required for clarity.
3.
The property shall be identified by lot lines and location, including dimensions, angles and size, correlated with the legal description of said property. The site plan shall be designed and prepared by a qualified land planner, registered professional architect, engineer or land surveyor. It shall also include the name and address of the property owner(s), developer(s) and designer(s).
4.
The zoning status of the subject property and of all adjacent properties shall be identified on the plan. If the project contains more than one (1) Planned District category, the zoning district boundary lines shall be clearly indicated.
5.
It shall show the scale, north point, boundary dimension, natural features such as woodlots, streams, rivers, lakes, drains, topography (at least five-foot contour intervals); when terrain is irregular or drainage critical, contour interval shall be two (2) foot and similar features.
6.
It shall show existing man-made features such as buildings, structures, easements, high-tension towers, pipelines, existing utilities such as water and sewer lines, etc., excavations, bridges, culverts and drains and shall identify adjacent properties within one hundred (100) yards and their existing uses.
7.
It shall show the location, proposed finished floor and grade line elevations, size of proposed main and accessory buildings, their relation one to another and to any existing structures to remain on the site and the height of all buildings and structures, as well as building elevations and materials proposed for the structures under consideration.
8.
It shall show the proposed streets, driveways, sidewalks and other vehicular and pedestrian circulation features within and adjacent to the site; also the location, size and number of parking spaces in the off-street parking areas and the identification of service lands, service parking and loading zones in conformance with the requirements set forth in Article VIII, Section 405.495 et seq.
9.
It shall show the location and size of all existing utilities (public and private) serving the property as well as the location and size of all proposed utilities to serve the property. All necessary utilities (public and private) will be available, functioning and usable at the time any stage of the project or the total project is ready for occupancy.
11.
Any proposed alterations to the topography and other natural features shall be indicated.
12.
The location, height and intensity of all exterior lighting shall be included.
13.
The location and screening proposed for all trash collection areas shall be included.
14.
All planned use areas shall be clearly labeled as to the proposed use, and all parcels of plans to be dedicated or reserved for public use or for use in common by property owners in the Planned District shall be indicated on the plan dedication or reservation.
15.
The substance of covenants, grants of easements or other restrictions proposed to be imposed upon the use of land, buildings and structures, including proposed easements or grants for public utilities shall be included.
16.
For residential areas, the site plan shall include the following information:
18.
The applicant shall submit any other information deemed necessary by the Commission.
19.
The applicant shall file at least twenty (20) paper copies of the site plan and one (1) electronic copy.
Note: A plans, architectural drawings, renderings or other materials or visual aids either submitted to the Planning and Zoning Commission or presented at their meeting shall become the property of the City and part of the permanent record of any approval. |
Section 405.430 Standard for Site Plan Review.
[Ord. No. 43 §14.05, 1-8-1987]
A.
In reviewing the site plan, the Commission shall ascertain whether it is consistent with all regulations of the zoning ordinance. Further, in consideration of each site plan, the Commission shall endeavor to assure the following:
Section 405.435 Approval of Site Plan and Appeal.
[Ord. No. 43 §14.06, 1-8-1987; Ord. No. 963 §2, 10-26-2007; Ord. No. 1400 §28, 12-18-2014]
A.
Approval. Upon Planning and Zoning Commission approval of a site plan, the applicant shall file with the Planning and Zoning Commission four (4) copies thereof. If the site plan is denied by the Planning and Zoning Commission, explanation and notification of such denial shall be given to the applicant(s), in writing.
B.
Appeal. Any person aggrieved by the denial of a site plan by the Commission may, within fifteen (15) days from the date of the denial, appeal directly to the Board of Aldermen of the City in writing, setting forth in a concise statement the act being appealed and the grounds for its reversal. A hearing on the appeal shall be held before the Board of Aldermen within thirty (30) days after receipt of the notice of appeal.
Section 405.440 Expiration of Site Plan Certificate.
[Ord. No. 43 §14.07, 1-8-1987]
The site plan certificate shall expire and be of no effect one hundred eighty (180) days after the date of issuance thereof, unless within such time a building permit for any proposed work authorized under the said site certificate has been issued. The site plan certificate shall expire and be of no effect three hundred sixty (360) days after the date of its issuance, if construction has not begun and been pursued diligently on the property.
Section 405.445 Revision of Site Plan.
[Ord. No. 43 §14.08, 1-8-1987; Ord. No. 963 §3, 10-26-2007; Ord. No. 1400 §29, 12-18-2014]
A.
A site plan may be amended or revised by the Planning and Zoning Commission so long as the Director of Public Works has not issued a building permit or the work authorized under an issued building permit has not been completed. Such amendment shall be made upon application by the building permit holder and in accordance with the procedure provided under Section 405.420 et seq. of this Chapter.
B.
Notwithstanding any other provision of this Section to the contrary, a site plan may be amended or revised by the Director of Public Works; provided that, in the determination of the Director of Public Works, such amendment or revision would not result in the following:
Section 405.450 Site Plan Bond.
[Ord. No. 43 §14.09, 1-8-1987; Ord. No. 1848, 7-15-2020]
As a condition of approval of the site plan, the Commission may require a deposit by the applicant with the City Clerk in substantially the form as provided for in Section 410.330 to insure performance of any obligations of the applicant to make improvements shown upon the detailed site plan. The deposit shall be in an amount sufficient to insure completion and maintenance of the improvements within the time specified by the Commission in accordance with the regulations and standards provided for under Section 410.330. The Clerk shall rebate to the applicant, as the work progresses, amounts of any cash deposits equal to the ratio of the work completed to the entire improvements shown upon the detailed site plan as verified by the Director of Public Works and authorized by the Board of Aldermen.
Section 405.455 Violations.
[Ord. No. 43 §14.10, 1-8-1987]
The filing of a site plan shall constitute an agreement by the owner and applicant, their heirs, successors and assigns that if the site plan is approved by the Planning and Zoning Commission, permits issued for the improvement of such property and activities subsequent thereto shall be in conformance with the approved site plan for the property in question. The approved site plan shall have the full force and effect of the zoning ordinance. Any violations shall be grounds for the City Engineer to issue stop work orders, withhold further permits and take all actions necessary for the assessment of all penalties and fines as determined by the Board of Aldermen.