In order to insure the high quality of residential neighborhoods and assure the compatibility of new development with adjacent portions of the city, a residential site plan review process is hereby established. A residential site plan is an accurate, legible drawing which is drawn to scale and clearly depicts the dimensions and angles of the lot boundary lines, landscaping, contours, drainage flow, location of trash and HVAC units, impervious coverage, and any existing and proposed improvements to the property.

Site plan review will be required for all new residential construction and all conditional use permits pertaining to residential construction. Site plan review is required at the direction of the director of public works for any residential additions where the total square footage of the proposed addition is greater than fifty (50) percent of the total square footage of the existing primary building.

Site plans shall be reviewed and approved by both of the following departments: City of Jennings Department of Public Works Division of Housing and Economic Development, and the City of Jennings Fire Department in accordance with the following:

14.3.1 Public works division of housing and economic development. The department of public works division of housing and economic development shall review and approve the right-of-way, pavement required, curb cuts, and other design features to abutting public rights-of-way or private or new rights-of-way (other than multiple-family access drives within the development connecting the development with any public rights-of-way). A plan shall be reviewed and approved for conceptual compliance with the various codes and ordinances relating to grading, drainage, silt control, storm sewerservices, floodplain (as it affects the development), topographical changes and other applicable requirements. Other agencies are involved with site plan review for compliance as well including MSD, St. Louis County Highways and Traffic. At such times as a development is proposed abutting a public right-of-way and that development imposes an additional burden on said public right-of-way due to an increase in vehicular and/or pedestrian traffic, then the proponent shall be required to improve that portion of the said public right-of-way adjacent to the development in accordance with the City of Jennings Department of Public Works Division of Housing and Economic Development standards, or cause the same to be done. At the conclusion of the construction of any proposed development, the applicant shall restore the adjacent public right-of-way to the condition in which that public right-of-way existed prior to the commencement of the said construction, or shall cause the same to be done. The department of public works division of housing and economic development shall review and approve the plan for compliance with the various codes and ordinances relating to sanitary sewers. The department of public works division of housing and economic development shall review and approve the internal vehicular and pedestrian circulation system, landscaping, parking areas, and additional characteristics of site design, as deemed appropriate. Landscaping may include re-contouring, earth berms, vegetative covering, existing or proposed trees, screening or other material, and alteration of the site as deemed appropriate to enhance areas outside the public right-of-way or to preserve the integrity of the subject properties and/or adjacent properties. Internal circulation shall include the location, nature, extent, construction and design of internal driveway lanes, parking lots, driveways to or through parking lots, and any other facilities that provide vehicular access to buildings, structures and improvements upon a given lot or tract. The department of public works division of housing and economic development shall review and approve the plan for compliance with applicable requirements and the Code of Ordinances of the City of Jennings including building, plumbing, mechanical and electrical codes. The department of public works division of housing and economic development shall review the architectural design of the project in regard to the location, size and design of the structures, parking areas, driveways, landscaping, topography and any other feature determined to affect the site or the adjacent properties. The department of public works division of housing and economic development shall also review all components of the project in relation to the adjacent structures and compatibility with the neighborhood. This review will include, but is not limited to, height, density, design of structures, landscaping, buffer zones, drainage and topographical features as they relate to adjacent properties and the surrounding neighborhood.

14.3.2 Fire department. The City of Jennings Fire Department shall review and approve the site plan for compliance with the Code of Ordinances of the City of Jennings.

(Ord. No. 2315, §§ 1(A), 1(B), 4-28-14)

For a site plan to be accepted for review, the following information shall be either placed on the site plan or on a separate sheet accompanying the plan as appropriate:

(a)

Location map showing north arrow and plan scale. The minimum plan scale shall be 1 inch to 20 feet (1"=20'). Larger dimensions may be required at the request of city staff if additional detail is needed to review the project.

(b)

Zoning district, subdivision name, lot number, dimensions, area and location and zoning of adjacent parcels where different than site.

(c)

Name, address, and telephone number of the owner and applicant and any interested parties, with verification attesting to the truth and correctness of all facts and information presented with the application.

(d)

The materials, architectural style and distance from adjacent property lines of all proposed structures.

(e)

Parking facilities, required and proposed, meeting the requirements of Article 20 of this appendix, including the number, size and location for any townhouse/villa development. The site plan shall also outline parking dedicated for handicapped accessible units, if any.

(f)

Type, size and location of sanitary sewage treatment and storm water drainage facilities. The natural drainage pattern of the site shall also be shown on the site plan.

(g)

Dimensions of existing and proposed roadway pavements, sidewalks and right-of-way width for streets abutting the site.

(h)

Existing and proposed contour lines or elevations based on mean sea level data, unless otherwise waived by the department of public works.

(i)

Location and identification of all easements (existing and proposed).

(j)

Type, location, height, direction and degree of lumens of all exterior right-of-way lighting.

(k)

The boundaries of the subject property, all existing property lines, setback lines, existing streets and buildings.

(l)

The location, height, type and material of all fences and walls.

(m)

Overall dimensions of all structures and gross floor plan of each floor within the proposed building.

(n)

Existing and proposed landscaping, including name, location and size of plant material. Plans for preserving existing trees, and replacing removed trees, shall also be included.

(o)

Location and screening of trash containers and HVAC units to meet architectural review board guidelines.

(p)

Eleven (11) complete sets of the site plan shall be submitted and each set of site plans shall bear the seal, signature and date, of the architect, landscape architect or engineer that prepared the drawing or under whose immediate personal supervision the site plan has been prepared. Revised plans, and amended or modified approved plans, shall also be so authenticated by the licensed entity that prepared the revision, amendment or modification to the drawing, or under whose immediate personal supervision the site plan has been revised, amended or modified.

(q)

All plans and specifications shall be in compliance with the rules and regulations of applicable utilities.

Additional information to be included in the site plan may be requested based on a joint review of the plan by authorized department representatives of the City of Jennings when such information is required to assist in the assessment of the proposed site plan and its impact on adjacent properties.

The director of public works may waive any of the submittal requirements defined in this article upon making a determination that such requirements are unnecessary due to the scope and nature of the proposed development.

14.6.1 Pre-application conference. Before filing an application for approval of a site plan, the applicant may, at its election, confer with the director of public works and representatives of any other city departments regarding his potential proposal. Such action does not require formal application fees, or filing of a site plan or landscape plan and is not to be construed as an application for formal approval and shall not be in lieu of the same. Comments made by staff during such conferences shall not constitute representations or warranties with respect to any matter discussed and shall not be binding upon staff members, or members of the plan commission, architectural review board or city council.

14.6.2 Fees. Every site plan submitted for review shall be accompanied by a processing fee. The applicant shall pay a fee as shown in Article 31 of this appendix. The fee shall be paid to the City of Jennings.

14.6.3 Review by city staff. Upon receipt by the director of public works of a complete site plan in compliance with the site plan requirements stated in this article, the plan shall be reviewed at the next regularly scheduled site plan review meeting. At such meeting, joint review of the plan by the departments listed in section 14.3 shall occur. Such meetings shall be held regularly at a time agreed upon by the departments concerned. Within seven (7) calendar days of the meeting date, a letter shall be forwarded to the person or firm submitting the site plan stating the comments of the reviewing departments. Thirty (30) days from the date of the comment letter, a revised plan addressing the listed comments must be submitted for further review. If a revised plan is not submitted within the said time limit, review of the site plan will be terminated. The director of public works shall submit the site plan to the plan commission at such time as the plan is complete and satisfactory to the staff. Developer and staff may confer until the plan is determined to be complete and satisfactory. City staff shall make every effort to insure the site plan is processed in a timely manner.

14.6.4 Time frame. The plan commission shall render a decision on a site plan application within sixty (60) days from the day on which the site plan is first considered by the plan commission. "First considered" shall mean that the application appears on the plan commission agenda. The site plan shall be deemed to have received a positive recommendation if the plan commission fails to render a decision within the said sixty-day period. The sixty-day period may be extended through mutual written agreement between the applicant and the city plan commission.

14.6.5 Appeal of plan commission's decision. Any appeal of the plan commission's disapproval of a site plan shall be made in writing to the city clerk within thirty (30) days of the commission's action. In the event the city council denies an application for site plan review, any new application for the same or similar use shall not be accepted for a period of six (6) months from the date of denial by the city council.

In considering and acting upon site plans, the plan commission shall take into consideration the health, safety, morals and general welfare of the public in general and of the immediate neighborhood in particular, the guidelines of the City of Jennings Comprehensive Plan, and commonly accepted site design principles and practices.

14.6.6 Certification by plan commission. The action of the plan commission approving the application shall be noted on all copies of the site plan, landscape plan and other applicable plans to be retained in the record, referenced and attached to any changes or condition determined. One (1) such copy shall be returned to the applicant, and others retained as required for records or further action by the plan commission or other appropriate department of the city.

Building permits shall be issued in accordance with an approved site plan. A copy of an approved site plan shall be retained in the records of the office of the department of public works and all building permits and certificates of occupancy issued by the director of public works shall conform to the provisions of the approved site plan.

A stop work order shall be put on the project if any or all provisions of the approved site plan, landscape plan or other applicable plans are not adhered to during the development of the site.

Approval of the site plan shall be void unless a building permit has been issued within one (1) year from the date of approval of such site plan. Upon request by the applicant, re-validation of the site plan may be granted for an additional six (6) months if all factors of the original site plan review are the same; provided, however, that written notice requesting re-validation must be received by the director of public works forty-five (45) days prior to expiration of the original one (1) year period.

Proposed amendments or modifications to an approved site plan (and/or landscape plans, pursuant to Article 19 of this appendix) must be submitted to the director of public works in writing with a copy of the original plan depicting the amendment thereon.

Such amendment or modification shall be submitted in accordance with the procedures and requirements of this article and shall be distributed to the appropriate departments for review.

The director of public works may waive review by other departments where the director of public works has determined that such modification of the original site plan and/or landscape plan has no impact on the original proposal and still remains in conformance with city's standards and regulations. Such determination shall be made in writing to the applicant.

In considering and acting upon the site plan, the plan commission shall take the following objectives into consideration through the site plan review process:

(a)

Creation of a more desirable environment than would be possible through strict application of other city land use regulations;

(b)

Promotion of a creative approach to the use of land and related physical facilities resulting in better design and development, including aesthetic amenities;

(b)

Combination and coordination of architectural styles, building forms and building relationships;

(c)

Preservation and enhancement of desirable site characteristics such as natural topography, vegetation and geologic features and the prevention of soil erosion;

(d)

Preservation of buildings which are architecturally or historically significant or contribute to the character of the city;

(e)

Use of design, landscape or architectural features to create a pleasing environment; including the preservation of healthy and long lived trees wherever practical;

(f)

Inclusion of special feature;

(g)

Elimination of deteriorated structures or incompatible uses through redevelopment or rehabilitation.