Dardenne Prairie City Zoning Code
ARTICLE XIII
Site Plan Review
Section 405.755 Purpose.
[Ord. No. 516 §21(21.01), 6-21-2001]
A.
It is recognized by this Chapter that there is a value to the public in permitting intensive land development under certain controls. Such controls include establishing safe and convenient traffic movement 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; and that there are benefits to the public in conserving natural resources. Toward this end, this Chapter requires Site Plan review and approval by the Planning and Zoning Commission and Board of Aldermen 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 Board of Aldermen and Planning and Zoning Commission the character and objectives of the proposed development in adequate detail for the Board of Aldermen and Planning and Zoning 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 405.760 Buildings, Structures and Uses Requiring Site Plan.
[Ord. No. 516 §21(21.02), 6-21-2001]
A.
The City Code Official 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 Planning and Zoning Commission and the Board of Aldermen:
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 combinations of lots under one (1) ownership.
3.
Conditional uses.
4.
Any building or structure or addition thereto in any residential, commercial or industrial district with a floor area exceeding five hundred (500) square feet.
a.
Exception. Single-family dwellings including sheds, garages and other buildings incidental to the dwelling.
5.
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 a commercial or industrial district.
Section 405.765 Application and Fee.
[Ord. No. 516 §21(21.03), 6-21-2001; Ord. No. 1053 §9, 9-13-2006; Ord. No. 1259 §1, 12-19-2007; Ord. No. 2207, 9-21-2022]
A.
Any persons may file a request for a Site Plan review by the Planning and Zoning Commission and Board of Aldermen by filing with the Zoning Administrator the completed application upon the forms provided and payment of the review fee in accordance with Section 405.965. The applicant shall submit two (2) copies of the proposed Site Plan and a completed Site Plan application form to the Zoning Administrator. Additional copies of the Site Plan shall be requested upon review by the Zoning Administrator. The Site Plan shall be prepared on sheets not to exceed twenty-four (24) inches by thirty-six (36) inches.
B.
The Zoning Administrator, upon receipt of such Site Plan, other necessary data and payment of the required fee, shall forthwith transmit the copies to the Planning and Zoning Commission and Board of Aldermen for their consideration per the current City of Dardenne Prairie submittal and meeting calendar which is on file at the office of the City Clerk. The Planning and Zoning Commission and Board of Aldermen shall undertake a study of same and shall approve, deny or set conditions on 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.
Section 405.770 Required Data for Site Plan.
[Ord. No. 516 §21(21.04), 6-21-2001; Ord. No. 1053 §10, 9-13-2006; Ord. No. 1684 §5, 5-15-2013; Ord. No. 2207, 9-21-2022]
A.
Every Site Plan submitted to the Planning and Zoning Commission and Board of Aldermen shall be in accordance with the requirements of this Section.
1.
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 Planning and Zoning Commission and Board of Aldermen can readily interpret the plan and shall include more than one (1) drawing where required for clarity.
2.
The property shall be identified by lot lines and location, including dimensions, bearings, 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) and their registration seal and signature.
3.
It shall show the scale, north point, boundary dimension, natural features such as woodlot, streams, rivers, lakes, drains, topography at least five-foot contour intervals [when terrain is irregular or drainage critical, contour interval shall be two (2) feet] and similar features.
4.
It shall show existing manmade features such as buildings, structures, easements, required setback, transition strip, high tension towers, pipelines, existing utilities such as water and sewer lines, etc., excavations, bridges, culverts and drains and shall identify adjacent properties within three hundred (300) feet and their existing uses.
5.
It shall show the location, proposed finished floor and proposed 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.
6.
It shall show the proposed design and layout of 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 XI.
7.
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. A note guaranteeing that 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.
8.
A landscape plan that meets the requirements of Article IX, "Landscaping and Screening," shall be included as part of the Site Plans submitted.
9.
Any proposed alterations to the topography and other natural features shall be indicated including required stormwater detention facilities.
10.
The location, height and intensity of all exterior lighting.
11.
The location and screening proposed for all trash collection areas.
12.
Depict flood hazard boundaries as shown on FEMA maps.
13.
An erosion/silt control plan.
14.
Any other information deemed necessary by the Zoning Administrator, City Engineer, Planning and Zoning Commission and/or Board of Aldermen.
15.
Provide a preliminary stormwater management plan pursuant to the requirements of Chapter 550 of this Code.
Note: All plans, architectural drawings, renderings or other materials or visual aids either submitted to the Commission and/or Board of Aldermen or presented at their meeting shall become the property of the City and part of the permanent record of any approval. |
Section 405.775 Standard for Site Plan Review.
[Ord. No. 516 §21(21.05), 6-21-2001; Ord. No. 1684 §6, 5-15-2013]
A.
In reviewing the Site Plan, the Planning and Zoning Commission and Board of Aldermen shall ascertain whether it is consistent with all regulations of the zoning ordinance, includes a preliminary stormwater management plan consistent with the requirements of Chapter 550 of this Code, and that the proposed construction conforms with accepted engineering and construction standards. Further, in consideration of each Site Plan, the Commission and the Board of Aldermen shall endeavor to assure the following:
1.
The movement of vehicular and pedestrian traffic within the site and in relation to access streets shall be safe and convenient.
2.
Provisions are made so that the proposed development will not be harmful to the existing and future uses in the immediate area and the vicinity.
Section 405.780 Approval of Site Plan.
[Ord. No. 516 §21(21.06), 6-21-2001; Ord. No. 1341 §46, 8-20-2008]
Upon Board of Aldermen approval of a Site Plan, the applicant shall file with the City four (4) copies thereof. Site Plans shall be approved by ordinance. Said ordinance shall include all findings and conclusions of the Board of Aldermen in support of approving Site Plan.
Upon the denial of a Site Plan by the Board of Aldermen, by means of an affirmative vote of the Board of Aldermen to reject the bill proposing the Site Plan or upon the failure of the bill to pass as an ordinance for lack of sufficient votes in favor, the Board of Aldermen shall, no later than the next regular meeting of the Board of Aldermen, prepare and approve the written findings of fact and conclusions of law setting forth the Board's reasons for denying the Site Plan. The date of the Board's approval of the findings of fact and conclusions of law shall be deemed the effective date of the denial of the Site Plan.
Section 405.785 Expiration of Site Plan.
[Ord. No. 516 §21(21.07), 6-21-2001; Ord. No. 1341 §47, 8-20-2008]
The Site Plan shall expire and be of no effect one hundred eighty (180) days after the date of approval thereof, unless within such time a building permit for any proposed work authorized under said Site Plan has been issued. The Site Plan approval shall expire and be of no effect three hundred sixty-five (365) days after the date of its issuance if a building permit has been issued, but construction has not begun and been pursued diligently on the property.
Section 405.790 Revision of Site Plan.
[Ord. No. 516 §21(21.08), 6-21-2001; Ord. No. 1341 §48, 8-20-2008; Ord. No. 2207, 9-21-2022]
A.
A Site Plan may be amended or revised by the Planning and Zoning Commission or Board of Aldermen so far as the Planning and Zoning Commission or Board of Aldermen approved Site Plan is concerned for which the City 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 and in accordance with the procedure provided under Section 405.765 of this Chapter.
B.
Notwithstanding any other provision of this Section to the contrary, a Site Plan may be amended or revised by the Zoning Administrator provided that, in the determination of the Zoning Administrator, such amendment or revision would not result in the following:
1.
A five percent (5%) change in floor area;
2.
An increase in traffic congestion;
3.
A change in the type or intensity of screening;
4.
A change in traffic or pedestrian access to the property(s) depicted on the Site Plan.
Section 405.795 Site Plan Escrow Requirements.
[Ord. No. 516 §21(21.09), 6-21-2001; Ord. No. 1053 §11, 9-13-2006]
A.
As a condition of approval of the Site Plan, after the Site Plan is approved by the Board of Aldermen and prior to receiving approval of the site improvement construction plans, the developer shall post a lender's or escrow agreement insuring or guaranteeing the improvements of the site per the approved site improvement construction plans. The lender's or escrow agreement shall be the same as set out in Section 410.130 of this Title.
B.
The escrow amount shall be in an amount sufficient to insure completion of the improvements within the time specified by the Board of Aldermen as recommended by the Planning and Zoning Commission in accordance with regulations and standards established by the Board of Aldermen.
Section 405.800 Violations.
[Ord. No. 516 §21(21.10), 6-21-2001; Ord. No. 1341 §49, 8-20-2008; Ord. No. 2207, 9-21-2022]
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 Board of Aldermen, 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 Zoning Administrator to issue stop work orders, withhold further permits and take all actions necessary for the assessment of all penalties and fines as permitted by law.
