Ofallon City Zoning Code
ARTICLE XIV
Site Plan Review
Section 400.565 Purpose.
[Ord. No. 7042, 8-24-2023]
A.
It is recognized by this Chapter that there is a value to the public in establishing safe and convenient traffic movement to higher density sites, 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; further that there are benefits to the public in conserving natural resources. Toward this end, this Chapter requires site plan review and approval by the Commission 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 Planning and Zoning Commission the character and objectives of the proposed development in adequate detail for the 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 400.570 Buildings, Structures And Uses Requiring Site Plan Approval.
[Ord. No. 7042, 8-24-2023]
A.
All development within the City of O'Fallon shall be required to receive site plan approval from the Planning and Zoning Commission prior to the issuance of a building permit with the following exceptions:
Section 400.575 Application And Fee.
[Ord. No. 7042, 8-24-2023]
A.
Any persons may file a request for a site plan review by the Commission by filing with the Planning and Development Department the completed application upon the forms provided and payment of the review fee. As an integral part of said application, the applicant shall file the site plan electronically.
B.
Upon receipt of such site plan, other necessary data, and payment of the required fee, the plan shall be forwarded to the Commission prior to its next regularly scheduled meeting and the Commission shall undertake a study of same and shall approve or deny the site plan. Written notice will be sent to the applicant stating the time and place of review of the site plan by the Commission.
Section 400.580 Required Data For Site Plan.
[Ord. No. 7042, 8-24-2023]
A.
Every site plan submitted to the Commission shall be in accordance with the requirements of this Section. This checklist is a guide to the generally required information on a site plan, but may not be inclusive of all the information that may be required to meet City Code. Please refer to Title IV: Land Use Chapter of the O'Fallon Municipal Code for more specific and detailed requirements.
1.
Provide a twenty-four (24) inch by thirty-six (36) inch site plan in a PDF format designed by a qualified land planner, registered professional architect, engineer or land surveyor, with their stamp, signature, and address, that shall contain a complete set of notations and descriptions that supply the City staff with all relevant site information, including, but not limited to: total site area; site coverages; owner/developer; zoning, proposed use, utilities provided, floodplain information; required calculations (parking, landscape, etc.); and any additional information needed to demonstrate compliance with all applicable codes, requirements, and restrictions. Multiple drawings may be required for clarity.
2.
Provide a north arrow and a scale on each page of the submittal. The scale shall be: one (1) inch equals twenty (20) feet through one (1) inch equals two hundred (200) feet (no greater or less than specified). Indicate on the plan.
3.
Provide a site location map that shows site in relation with the surrounding area.
4.
Provide boundary dimensions, including, distances and bearings of the subject property, correlated with the legal description of said property.
5.
Provide the name and address of property owner and developer.
6.
Show natural features, such as trees, tree masses, streams, dry river beds, rivers, lakes, ponds, wetlands, floodplains and floodways, drains, topography [at least at five (5) foot intervals, when terrain is irregular or drainage critical, contours will be at two (2) foot intervals] and other similar features.
7.
Show existing and proposed 100-year floodplain and floodway boundaries (where applicable) and include a note stating whether the site is within or outside the 100-year, floodplain and reference the applicable FIRM map panel number and date. Where the floodplain is proposed to be altered, the application must contain approval from FEMA for the alteration.
8.
Delineate wetlands subject to United States Corp of Engineers (COE) regulations. Appropriate documentation of coordination with the COE shall be provided.
9.
Show existing manmade features, such as buildings, structures, easements, high-tension towers, power lines, excavations, bridges, graveyards, culverts and drains. Also indicate any easements on-site that these items may be located within.
10.
Identify adjacent properties, their existing uses and zoning, within one hundred (100) yards.
11.
Show the location of proposed structures, including fences, signs, etc.
12.
Show the proposed finished floor and grade line elevations.
13.
Identify the size of proposed main and accessory buildings.
14.
All site coverages, building, paving, and green space, shall be shown as a percentage of the total area of the site and shall be listed on the plans.
15.
Indicate how stormwater detention requirements will be addressed.
16.
Note and show setback requirements on the plan.
17.
Note and show bufferyards and method(s) of screening on the plan, where required.
18.
Per Section 400.278, all HVAC and mechanical units on-site shall be properly screened as required by City Code. Rooftop units shall be screened by a parapet wall that extends around the entire perimeter of the building; the parapet shall have a minimum height that is at least as tall as the tallest unit mounted on the roof; ground-mounted HVAC and mechanical units shall be screened by fencing, vegetation, or some other means (approved by the Planning and Zoning Commission) that has a minimum height that is at least as tall as the tallest unit being screened.
19.
Identify any existing structures to remain on-site and what their uses will be.
20.
Identify the height of all buildings and structures.
21.
Provide colored building elevations of all four (4) sides of the proposed building and indicate the types of building materials. If these are not part of the second submittal this item may not be placed on the agenda for the Planning and Zoning meeting.
22.
Identify proposed streets, driveways, sidewalks and other vehicular and pedestrian circulation features on the subject property and within one hundred (100) yards of the site, include dimensions of circulation features.
23.
Label parking spaces required, showing all supporting calculations. In addition, the site plan shall demonstrate, with appropriate labels and markings, that all parking spaces and loading zones, especially those designed for handicapped accessibility, are of sufficient width and depth (including all adjacent lane stripping and ramp access routes) to meet all zoning and ADA requirements.
24.
Label loading/unloading spaces, showing all supporting calculations. Show the location of service lanes and loading spaces, and provide dimensions. Provide signage to direct all trucks and delivery vehicles to the designated off-street loading space.
25.
Identify all existing and proposed utilities, public and private, such as water, sanitary sewer, storm sewer, electrical, gas, etc., and indicate location and size. Conceptual approval for utilities outside of City service shall be submitted.
26.
Identify existing and proposed fire hydrants within three hundred (300) feet of the property.
27.
Provide lighting detail, including cut sheets, location, height of freestanding poles and method of screening light source to keep from overflow onto adjacent properties and rights-of-way.
28.
Chapter 402 of the Zoning Code provides the requirements for landscaping and screening on a developing site, using these requirements, construct a detailed landscape plan, with a full legend or key, that shows the location, number, and types, of plant materials required based on linear street frontage, zoning district, parking lot, and bufferyard landscape requirements. Supporting calculations demonstrating compliance with these requirements shall be included on the landscape plans. Follow all electrical utility requirements when landscaping near overhead power lines.
29.
Article III of Chapter 402 of the Municipal Code provides the formula used to determine the number of trees that must be maintained on-site to comply with the tree preservation requirements. Using this formula, calculate the correct number of trees preserved or the number of replacement trees to be planted in order to meet the City standard, and show these calculations on the plans. In addition, provide a map showing the location of the trees to be removed and the trees to remain and include this with the landscape plan.
30.
Identify proposed alterations to the topography and natural features of the site.
31.
Identify the location and type of grease and trash pick-up proposed. Provide a detail of the proposed trash and grease enclosure. The enclosure shall consist of a six (6) foot high solid wall with a sight-proof vinyl gate consistent with the architectural theme of the primary structure on-site. The enclosure shall also include a man door as a convenient way to enter the enclosure without having to open the double gates.
32.
Per Section 400.490, provide one (1) bicycle parking space for every fifteen (15) automobile parking spaces, with a minimum of four (4) per building. Bicycle parking shall be located in close proximity to the building entrance in highly visible, well lighted areas. Bicycle parking facilities shall be securely anchored to the ground so that they cannot be easily removed and shall be of sufficient strength to resist vandalism and theft. A detail of the rack shall be provided with the plans. At no time shall parked bikes block public access.
33.
All signage shall be approved through the Planning and Development Department via a separate permitting process.
34.
Details for all proposed improvements shall be submitted with the site plan.
35.
Provide a Crime Prevention Through Environmental Design (CPTED) Plan (if applicable) as deemed necessary by the City Council, Planning and Zoning Commission, Planning and Development Department, or O'Fallon Police Department.
36.
Provide a traffic study if deemed necessary by the Traffic Management Policy.
38.
Demonstrate conformance with the City's adopted Comprehensive Plan.
39.
A material and color sample board shall be presented by the applicant and/or their authorized or designated representatives(s) during the formal presentation of the site plan to the Planning and Zoning Commission. The material and color sample board should show all exterior materials, finishes, treatments, and colors (keyed to the colored building elevations). For materials such as roof tile, decorative tile and trim, photographs or manufacturer's specification sheet of the material clearly showing the textures, colors, etc., may be presented in place of the actual material samples. This can be achieved with a separate detail sheet included as part of the site plan submittal.
40.
Any other information deemed necessary by the Planning and Zoning Commission; or any additional information deemed necessary by the Director of Planning and Development to adequately illustrate the proposed development shall be provided.
Section 400.585 Standards For Site Plan Review.
[Ord. No. 7042, 8-24-2023]
A.
In reviewing the site plan, the Commission shall ascertain whether it is consistent with all regulations of the Zoning Code. Further, in consideration of each site plan, the Commission shall endeavor to assure the following:
Section 400.590 Approval Of Site Plan.
[Ord. No. 7042, 8-24-2023]
Upon Commission approval of a site plan, an approval letter, certifying the site plan conforms to the provisions of the Zoning Code as determined and approved by the Commission, shall be forwarded to the applicant(s). The approval letter shall also be forwarded to the Building Division, Public Works Department and City Clerk as applicable. If the site plan is denied by the Commission, explanation and notification of denial shall be given to the applicant(s).
Section 400.592 Effect Of Denial Of A Site Plan.
[Ord. No. 7042, 8-24-2023]
No application which has been denied (either wholly or in part) shall be resubmitted for a period of twelve (12) months from the date of said order of denial, except on grounds of new evidence or proof of change of factors found valid by the Director of Planning and Development.
Section 400.595 Expiration Of Site Plan Approval.
[Ord. No. 7042, 8-24-2023]
The site plan approval shall expire, and be of no effect, one (1) year after the date of issuance thereof, unless within such time construction plans or building permits for any proposed work authorized under the said site plan approval has been issued.
Section 400.600 Revision Of Site Plan.
[Ord. No. 7042, 8-24-2023]
A previously approved site plan may be amended or revised by the Commission. Such amendment shall be made upon application and in accordance with the procedure provided under Section 400.575 of this Chapter.
Section 400.610 Violations.
[Ord. No. 7042, 8-24-2023]
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 Planning and Zoning Commission; 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 Code. Any violations shall be grounds for the Administrative Officer to issue stop work orders, withhold further permits, and take all actions necessary for the assessment of all penalties and fines as outlined in Article XV.