No person shall commence any use or erect, convert, place, enlarge, reconstruct, or structurally alter any structure without first obtaining the approval of a site plan by the city planner, excepting the following:

A.

Interior alterations to buildings and structures where no exterior site modifications are proposed and/or required to comply with the provisions of the zoning code.

B.

Improvements within a public right-of-way for or by any governmental agency, excepting any bus shelter and those improvements required in conjunction with a site development plan as stated elsewhere in this section.

C.

Development activities that are regulated by the subdivision code.

(Ord. No. 2008-3179, § 1, 12-18-08; Ord. No. 2016-4122, § 1, 4-21-16)

Site plans shall be reviewed and approved by the city planner. The city planner, the city engineer, the director of community development, or the floodplain administrator shall review the plans in accordance with the following:

A.

Site plan compliance with zoning code requirements shall be determined by the city planner. The city planner or his/her designee shall review:

1.

The internal traffic and pedestrian circulation system, including the location, nature, extent, construction and design of internal driveway lanes (including multiple-family access streets), parking lots, driveways to or through parking lots, and any other facilities that provide vehicular access to the buildings, structures, and improvements upon a given lot or tract;

2.

Landscaping, including recontouring, building of earth berms, vegetative covering, screening or other material alterations of the site as deemed appropriate to enhance areas outside the public right-of-way or to preserve the integrity of adjacent properties; and

3.

Additional characteristics of site design, as deemed appropriate.

B.

The city engineer or his/her designee shall review the right-of-way, pavement required, curb cuts, storm sewers, and other design features of abutting public streets or private or new streets, other than multiple-family access drives within the development connecting the development with a major street or streets.

C.

Additional streets may be required for the public health, safety and welfare, when determined necessary by the city engineer. On such streets, the city engineer shall determine the requirements for rights-of-way, street width, width of curb cuts, street trees, sidewalks, and any other improvements in adjacent rights-of-way where not covered by the subdivision code of the city.

D.

At such times as a development is proposed adjacent to a street that has been accepted and maintained by the city, or proposed for acceptance and maintenance by the city, that street shall be improved in accordance with city standards. The cost of improvement of and the dedication of half of the right-of-way adjacent to the proposed development shall be included in the overall development improvements. Single-family dwellings and accessory buildings or structures on previously subdivided parcels shall be exempt from this requirement.

E.

The director of community development or his/her designee shall review the plans for compliance with the various codes and ordinances related to grading, drainage, silt control, and other applicable requirements.

F.

The floodplain administrator shall review the plans for compliance with the various codes and ordinances related to floodplain (as it affects the development).

G.

Bus shelters shall be reviewed by the city planner and city engineer for compliance with the standards set forth in section 25-20, bus shelters.

H.

All requirements of the Metropolitan St. Louis Sewer District (MSD) and/or other governing agency shall be satisfied.

I.

Verification of necessary approvals from MSD, the applicable fire district, St. Louis County Department of Transportation, the Missouri Department of Transportation (MoDOT), and/or the Missouri Department of Natural Resources (MoDNR), and any other governing agency shall be required prior to approval of the site plan.

(Ord. No. 2008-3179, § 1, 12-18-08; Ord. No. 2016-4122, § 2, 4-21-16; Ord. No. 2018-4388, §§ 2, 3, 11-15-18)

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:

A.

Accessory buildings or structures:

1.

Location map, north arrow, and graphic plan scale.

2.

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

3.

Name, address, and telephone number of the person or firm submitting the plan and the person or firm who desires the review comments forwarded to them.

4.

Actual shape, location, and dimensions (distances and bearings) of the lot drawn in accordance with an accurate boundary line survey.

5.

Location and identification of all existing and proposed easements.

6.

Proposed building line and setback requirements.

7.

Shape, size and location of all buildings or other structures to be erected, altered or moved, and of any existing building or structure. The distance to adjacent property lines shall be indicated.

8.

Direction of the slope or drainage indicated by arrows as applicable.

B.

Single-family dwellings.

1.

All information required in subsection A, accessory buildings or structures.

2.

Existing and proposed contour lines or elevations based on mean sea level datum at vertical intervals of not more than two (2) feet, including established street grades and proposed finish grades at the foundation walls of all new structures. Floodplain and wetland areas shall be delineated.

3.

Elevation of top of foundation of primary structure and finish floor of garage and basement where applicable.

4.

Sanitary sewage treatment and stormwater drainage facilities, including the location of septic fields.

5.

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

6.

Approximate location of existing and proposed sidewalks.

7.

Professional seals affixed to every sheet in a set of documents in accordance with the standards of the state board for architects, professional engineers and land surveyors. The city planner and the city engineer shall determine when and what type of seals are appropriate.

8.

Review fees as established by the city council.

C.

Multi-family dwellings, non-residential buildings, and other development.

1.

All information required in subsection A, accessory buildings or structures, and subsection B, single-family dwellings.

2.

Off-street parking spaces, required and proposed, including the number, size and location of those designated for the handicapped.

3.

Existing and proposed landscaping, including name and size of plant material. In addition, projects meeting the applicable criteria of section 25-16.3, scope, shall be required to submit a landscaping plan prepared in accordance with section 25-16.5, landscape plan requirements.

4.

Location and size of existing and proposed freestanding signs.

5.

A lighting plan prepared in accordance with section 25-18.4, lighting plan, as applicable.

6.

Approximate location of any stormwater detention facilities, sink holes and springs, silt berms, ponds and other silt control facilities.

7.

If a new building is proposed, exhibits sufficient for the city planner to determine compliance with article 13 of this chapter. Such exhibits may include architectural elevations, renderings, photographs, or sketches.

8.

Additional information. The city planner and city engineer may request additional information to be placed on the site plan beyond the requirements listed above or preparation of a complete improvement plan set. Improvement plans shall conform to the city standards regarding the preparation of improvement plans found in the city subdivision code.

(Ord. No. 2008-3179, § 1, 12-18-08; Ord. No. 2010-3383, § 6, 5-6-10)

If the city planner finds that any of the site plan requirements contained in section 25-4.3, site plan requirements, are unnecessary for the purposes of review and approval, the city planner may waive or amend the specific requirements for each the following:

A.

A site plan or final site plan for projects which involve little or no exterior site improvements.

B.

A site plan submitted in conjunction with permit applications for signs, accessory structures, landscaping-related structures, fences, decks, pools, or retaining walls.

C.

Contour information may be waived for sites with less than three (3) feet of elevation change over the entire site.

(Ord. No. 2008-3179, § 1, 12-18-08; Ord. No. 2016-4122, § 3, 4-21-16)