The purpose of the commercial site plan review process is to provide for a review of a development's compatibility with its environment and with other land uses and buildings existing in the surrounding area; the quantity, quality, utility, size and type of a development's required open space and proposed landscaping improvement; the ability of a development's traffic circulation system to provide for the convenient and safe internal and external movement of vehicles and pedestrians; the type and location of parking facilities; the quantity, quality, utility and type of a development's required community facilities, and the location and adequacy of a development's provision for drainage and utilities.

15.2.1 Principal and accessory uses. Site plan review shall be required for any new construction, or substantial renovation to buildings or structures for all uses permitted by right and by conditional use permit in all commercial districts located in the City of Jennings.

15.2.2 Additional parking. Where a change of use or an increase in density of an existing structure requires additional parking, a site plan and landscape plan shall be submitted for review to insure that the change of use can be accomplished within the purpose and intent of this article.

The authority of the plan commission, through the site plan review process, to require modification of a proposed site development shall be limited to the following in order to achieve the following objectives:

15.3.1 Traffic and parking.

(a)

Minimizing dangerous traffic movements.

(b)

Promoting the smooth and efficient flow of traffic in accordance with standards in the current "Institute of Traffic Engineer's Transportation and Traffic Engineering Handbook", and other local sources of authority as adopted by resolution.

(c)

Optimizing the efficient use of parking facilities through provisions for adequate interior circulation, parking stalls and travel aisles.

15.3.2 Site layout.

(a)

Promoting compatibility with adjacent and nearby properties.

(b)

Preserving and protecting valuable natural features and amenities to the greatest extent practical.

(c)

Promoting a pedestrian oriented environment, where appropriate under applicable district standards.

(d)

Promoting the efficient provision of public services.

15.3.3 Environmental protection.

(a)

Preserving existing healthy and long-lived trees wherever practical.

(b)

Designing drainage facilities to promote the use and preservation of natural watercourses and patterns of drainage.

(c)

Minimizing alterations to existing topography.

15.3.4 Landscaping.

(a)

Promoting the use of plant material compatible with the climate of the region and micro-climate conditions on the site.

(b)

Ensuring that plant material can be maintained for long term health and continued growth.

(c)

Ensuring that the arrangement of required landscaping produces the optimal visual effect.

15.3.5 Signage.

(a)

Ensuring that the location, size and orientation of signage does not impair the visibility of, or distract motorists.

(b)

Ensuring that the location, size and orientation of signage minimize obstructions and hazards to pedestrians.

15.3.6 General conformance. The site plan review process shall also ensure that proposed site development conforms to all applicable requirements of these regulations and other ordinances and regulations.

Eleven (11) copies of a site plan, drawn to a scale of twenty (20) feet to the inch (20'=1") or such other scale as the director of public works shall deem appropriate, and prepared, stamped and endorsed by an architect, landscape architect, or engineer, shall be submitted with every application for site plan approval. At the time that an application is filed, the applicant shall pay a fee as required in Article 31 of this appendix. The fee shall be paid to the City of Jennings. Plans shall contain the following information.

(a)

The applicant's name, address, telephone number and interest in the property.

(b)

Certification by the Office of the Secretary of State, State of Missouri, that the applicant is registered to do business and is in good standing.

(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 street address and legal description of the subject property.

(e)

The zoning classification, zoning district boundaries and present use of the subject property.

(f)

A vicinity map with north point, scale and date, indicating the zoning classifications and current uses of properties within two hundred fifty (250) feet of the subject property.

(g)

The proposed title of the project and the names, addresses and telephone numbers of the architect, landscape architect, planner or engineer on the project, and a signature panel for approval by the plan commission.

(h)

The boundaries of the subject property, all existing property lines, setback lines, existing streets, buildings, water courses, water ways or lakes, wetlands, and other existing physical features in or adjoining the project.

(i)

Topographic survey, showing the elevation of streets, alleys, buildings, structures, water courses and their names. The topography shall be shown by adequate spot elevations. The finished grade for the entire site shall be shown and the proposed first floor elevation of all buildings (except for garages and storage areas which shall be located at or above the one hundred (100) year flood elevation) shall be at or above the elevation of (a) the flood water of record; or (b) the intermediate flood level as determined by the U.S. Army Corps of Engineers.

Additionally, on all site plans the following information must be provided;

1.

Significant topographical or physical features of the site, including existing trees.

2.

The elevation of the curb (if existing or proposed) in front of each lot shall be indicated.

3.

Elevations of the top of bank and toe of slope, slope ratio of fill, and limits of fill, including access, shall be indicated.

(j)

The location and size of sanitary and storm sewers, water, gas, telephone, electric and other utility lines, culverts and other underground structures in or affecting the project, including existing and proposed facilities and easements for these facilities.

(k)

The location, dimensions and character of construction of proposed roadways, rights-of-way, alleys, loading areas (including numbers of parking and loading spaces), outdoor lighting systems, storm drainage and sanitary facilities, sidewalks, curbs and gutters and all curb cuts. Where necessary to meet the purposes and intent of this appendix such information shall be provided for the site itself and for an area within fifty (50) feet of any property line of the site; except, that additional area may be required to be shown to indicate connections or proposed connections to major utilities.

(l)

The location of all proposed buildings and structures, accessory and primary, showing the number of stories and height, dwelling type, if applicable, major excavations and the total square footage of the floor area by proposed use.

(m)

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

(n)

The location, character, size, height and orientation of proposed signs, as proposed to be erected in accordance with Article 21 of this appendix and elevations of buildings showing signs to be placed on exterior walls. Signs which are approved in accordance with this article shall be considered a part of the approved site plan. Thereafter, signs shall not be erected, painted, constructed, structurally altered, hung, re-hung or replaced except in conformity with the approved site plan. Any changes in signs from the approved site plan, (except for changes in sign copy to reflect a change in tenancy), shall be prohibited. Any additions to the number of signs as shown on the site plan shall be allowed only after approval by the plan commission of the amended site plan.

(o)

The proposed nature and manner of grading of the site, including proposed treatment of slopes in excess of ten (10) percent to prevent soil erosion and excessive runoff.

(p)

The location of dumpsters or other outdoor trash receptacles.

(q)

The location and dimensions of proposed recreation areas, open spaces and other required amenities and improvements.

(r)

A tabulation of the total number of acres in the project and the percentage and acreage thereof proposed to be allocated to off-street parking, open space, parks, and other reservations, respectively.

(s)

A tabulation of the total number of dwelling units in the project and the overall project density in dwelling units per gross acre (for residential projects).

(t)

Application and plan requirements. The proposed and required off-street parking and loading areas, as required in Article 20 of this appendix, including parking and access for the handicapped, as specified in the Code of Ordinances of the City of Jennings.

(u)

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 plans 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.

(Ord. No. 2315, § 1(C), 4-28-14)

15.5.1 Driveways, sidewalks, curbs and gutters. The site plan must state that all driveways, sidewalks, curbs, and gutters shall be installed in accordance with the standards prescribed by the department of public works.

15.5.2 Lighting. All developments shall provide adequate lighting so as to assure safety and security. Lighting installations shall not have an adverse impact on traffic safety or on the surrounding area. Light sources shall be shielded, and there shall be no spillover onto adjacent properties. The site plan must reflect compliance with this requirement.

15.5.3 Storm water drainage. Provisions for storm surface drainage shall be in accordance with the design standards of the department of public works indicating location, size, types and grades of sewers, drainage structures, ditches, and connection to existing drainage system. Disposition of storm or natural waters both on and off the site shall be provided in such a manner as not to have a detrimental effect on the property of others or the public right-of-way. The site plan shall demonstrate compliance with this requirement and shall meet all standards required by Metropolitan St. Louis Sewer District.

15.5.4 Utilities. Provision of hook-ups to public utilities shall be the responsibility of the applicant and connections shall be installed in accordance with the standards of the department of public works. All connections shall be shown on the site plan.

15.5.5 Public safety. The department of public works shall be invited to review all site plans for treatment of bulk trash disposal and other environmental health matters. The City of Jennings Fire Department shall review all site plans to determine adequacy of access and other aspects of public safety.

15.5.6 Landscaping. Eleven (11) copies of a landscape plan shall be submitted with site plans. The landscape plan shall illustrate types and location of trees, ground cover and other landscaping elements consistent with Article 19 of this appendix.

15.5.7 Waiver of site plan review submittal requirements. 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.

Before filing an application for approval of a site plan, the applicant is encouraged to confer with the director of public works and representatives of any other city departments regarding the application for site plan review. Such action does not require formal application fees, or filing of a site development plan, or landscape plan and is not to be construed as an application for formal approval.

After the site plan, other applicable plans and related materials and fees have been submitted and the application has been determined by the director of public works and to the City of Jennings Fire Department to be complete, the application shall be reviewed and considered by the plan commission. If the site plan is approved, the plan commission shall certify its approval of the site plan and state the conditions of such approval, if any. If the plan is disapproved, the plan commission shall indicate its disapproval and the reasons therefore in writing to the applicant.

All applications for site plan review shall be considered promptly by the plan commission and the commission shall render a decision on the site plan review application and any architectural review required by these regulations no later than sixty (60) days from the date of the submission of the application to the city plan commission. 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.

The action of the plan commission approving the application shall be noted on all copies of the site plan, and other applicable plans to be retained in the record, referenced and attached to any changes or conditions 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 affected departments of the city.

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, landscape plans and other applicable plans, the plan commission shall take into consideration the health, safety, morals and 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.

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, landscape plan and other applicable plans 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, revalidation 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-year period.

Proposed amendments or modifications to an approved site plan (and/or landscape plan, 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(s) 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 department 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 the city's standards and regulations. Such determination shall be made in writing to the applicant.