Hazelwood City Zoning Code
ARTICLE XIV
Site Plan Requirements and Review Procedure
Section 405.650 Purpose and Intent.
[Ord. No. 3674 §§1—3, 8-17-2005]
The purpose of site plan review is to demonstrate to the City Plan Commission the character and objectives of the proposed development for the City Plan Commission to evaluate the effects of the proposed development on the community and adjacent properties; to enhance the character and integrity of land uses and community and neighborhood aesthetics by promoting excellence in site design and development; and to determine what special provisions, if any, should be included as part of the site plan and be binding on the use and development of the property.
Section 405.655 Applicability.
[Ord. No. 3674 §§1—3, 8-17-2005]
A.
Site plans shall be submitted and reviewed by the Director of Public Works and other City staff for all proposed developments, including those for permitted uses, Special Land Use Permits, Planned Districts and Overlay Districts and zoning changes involving a proposed development. A site plan for the use or development of a property must be approved by a team of City staff and, when appropriate, other reviewing agencies prior to:
1.
The grading of any site for development;
2.
The issuance of any building permit for any principal structure other than a single-family dwelling; and
3.
A change in the principal use of a property or a change in any accessory use of a property that results in a more intense use, additional parking requirements or other site requirements not reflected on any existing approved site plan.
B.
A site plan shall not be required in the following situations:
1.
Construction of a single-family residential dwelling or duplex residential dwelling;
3.
Building additions containing one thousand (1,000) square feet or less of gross floor area;
4.
Permitted accessory and/or temporary uses;
5.
The applicant demonstrates to the City that the change in occupancy or change in principal use of the property will result in no increase in intensity of use, parking requirements, nor have a detrimental impact on adjoining properties and, therefore, does not necessitate the submittal of or revision to a site plan;
6.
Similar or like Special Land Use Permit uses shall not be required to have a site plan submitted when occupying space within an existing freestanding building or space within an existing multi-tenant building, as determined by the Director of Public Works; and
7.
An exemption is granted by the Director of Public Works.
C.
The Director of Public Works shall not issue a building permit for the construction of buildings and structures regulated under this Section unless a detailed site plan has been reviewed and approved by City staff.
Section 405.660 Required Site Plan Information.
[Ord. No. 3674 §§1—3, 8-17-2005]
A.
Site plans submitted to the City for subsequent review by City staff shall be in accordance with the following requirements:
1.
General.
a.
Site plans and associated documents/pictures shall be submitted in digital/electronic format when available.
b.
The site plan shall be prepared by registered design professionals licensed in the State of Missouri, such as architects, landscape architects or engineers, with the appropriate seal affixed.
c.
Drawn to a scale of not more than one (1) inch equals fifty (50) feet and be of accuracy and readability that the plan can be readily interpreted.
d.
Location map, north arrow and plan scale.
e.
Zoning district, subdivision name, lot number(s), St. Louis County locator numbers, dimensions and area, and zoning of adjacent parcels where different from site.
f.
Name, address and telephone/fax number of the person(s) or firm(s) submitting the site plan and the person(s) or firm(s) who desires the review comments forwarded to them.
g.
Identify on the plan abutting property owners, names, addresses, zip codes and St. Louis County locator numbers.
h.
Existing and proposed contour lines or elevations based on mean sea level datum at not more than five (5) foot intervals, unless otherwise waived by the Director of Public Works.
i.
The chronology of any Zoning Board of Adjustment or City Plan Commission approvals (variances, rezonings, Special Land Use Permits, Planned Districts, Overlay District) with date and conditions, if applicable.
2.
Buildings and structures.
3.
Parking and roadways.
b.
Delineate and dimension all areas utilized for driveways, storage and/or parking equipment, materials and vehicles.
d.
Delineate any proposed pavement markings, directional signage or traffic control measures.
e.
Dimensions of existing and proposed roadway pavement and right-of-way width for streets abutting the site.
f.
Delineate and dimension all existing and proposed curb cuts and driveway openings.
g.
Delineate all existing and proposed sidewalks and any other elements of a pedestrian circulation system.
h.
Direction of drainage flow and location of catch basins.
i.
A traffic study prepared by a registered traffic engineer as required by the Director of Public Works.
4.
Landscaping. A landscape plan, which may be drawn on a site plan or a separate sheet. The landscape plan shall be drawn to a scale of not more than one (1) inch equals fifty (50) feet. The plan shall, at a minimum, show the following information:
5.
Utilities.
a.
The location of all existing and proposed water mains, sanitary sewer lines, storm sewers, electric facilities, gas mains or other public utilities within or adjacent to the development, including delineation of easements or rights-of-way associated with same.
b.
Delineate location of all existing and/or proposed stormwater detention facilities, sink holes and springs, ponds, creeks or other wetland areas.
c.
Show proposed site drainage system in accordance with the requirements of MSD and showing any proposed drainage swales, type of detention areas, storm sewer systems, culverts and any other storm drainage improvements, including any off-site improvements.
d.
The delineation of FEMA designated floodplain and floodway boundaries, if any.
e.
Any proposed alteration, adjustment or change in the elevation of any floodplain or floodway as designated on the FEMA floodplain and floodway maps.
7.
Miscellaneous.
a.
Location and screening of refuse collection facilities.
Additional information may be requested to be placed on the site plan beyond the requirements listed above based on a review of the site plan by City staff. Proper approval shall be required, where applicable and appropriate, from all relevant review agencies including, but not limited to, the following: Metropolitan St. Louis Sewer District; AmerenUE; Missouri-American Water Company; Laclede Gas Company; St. Louis County Health Department; St. Louis County Department of Highways and Traffic; Missouri Department of Transportation; Missouri Department of Natural Resources; U.S. Army Corps of Engineers; and/or any other agency where applicable and appropriate.
Section 405.665 Site Plan Revisions.
[Ord. No. 3674 §§1—3, 8-17-2005]
A site plan may be amended or revised by the Development Review Committee, consisting of the Director of Public Works, Code Enforcement Officer, City Planner and representative of the Fire Protection District, with the applicant resubmitting the site plan with the revisions as required.
Section 405.670 Approval or Denial of Site Plan.
[Ord. No. 3674 §§1—3, 8-17-2005]
A.
Upon approval of the site plan by City staff, the applicant shall file a sufficient number of folded blueprint copies thereof with the Director of Public Works. The Director of Public Works shall certify that the site plan conforms to the provisions of the Zoning Ordinance as determined and approved by the City staff and a building permit shall be subsequently issued.
B.
If the site plan is denied by the City staff, explanation and notice of denial shall be given to the applicant(s). The site plan can be resubmitted with the recommended revisions, with City staff subsequent review and approval.
Section 405.675 Time Limits For Site Construction Work.
[Ord. No. 3674 §§1—3, 8-17-2005; Ord. No. 4210-12 §2, 5-16-2012]
A.
If site work approved under the site plan approval process has not substantially begun within six (6) months after site plan approval, the site plan(s) shall become null and void. The applicant must refile the appropriate information as identified in this Section when the site plan has been voided. The Council may grant an extension of time because of special circumstances as determined by the Council.
B.
If site work approved under the site plan approval process has not been substantially begun within twelve (12) months after a rezoning of a parcel(s), the rezoning shall become null and void and the subject parcel(s) shall revert back to the previous zoning(s). A similar rezoning request shall not be submitted for the subject parcel(s) within one (1) year from the date of the reversion of the zoning. The Council may grant an extension of time because of special circumstances as determined by the Council.