—1. Purpose. The purpose of the site development plan review procedure is to ensure a development complies with the standards and provisions of the Zoning Ordinance and all other applicable County codes, while encouraging quality development in the County reflective of the goals, policies, and strategies found in the general plan.

Site development plan review is generally reserved for developments with the potential for significant on-site and off-site impacts necessitating inter-departmental and interagency review prior to approval by the Director of Planning.

All information required to be furnished as part of a site development plan is contained in Section 1003.179.4.

2.

Applicability. The requirements of this section shall apply to the review of developments where one (1) or more buildings are to be erected on a single lot, or where a new parking area or an expansion of an existing parking area is proposed to be constructed, except the following shall be exempt:

(1)

Developments conditioned by planned district or special procedure permit.

(2)

Single-family residential detached dwellings, including associated accessory structures.

(3)

Non-residential buildings less than one thousand (1,000) square feet in gross floor area.

(4)

Enclosed stairwells.

The following may be exempt as determined by the Director of Planning:

(1)

Additions to existing non-residential buildings when the following conditions are met: (a) the addition is less than ten (10) percent of the existing building's gross floor area; (b) the addition does not exceed five thousand (5,000) square feet; (c) no new curb cuts are required; and (d) new construction does not reduce existing parking or significantly modify existing on-site circulation.

(2)

Canopies constructed over existing walkways, loading docks or pump islands, where new construction does not reduce existing parking or significantly modify existing on-site circulation.

(3)

Additions or modifications of on-site exterior walkways, entrance ramps, and other facilities intended to promote pedestrian circulation.

(4)

Additions to existing parking areas when the addition creates ten (10) or fewer parking stalls and new construction does not significantly modify existing on-site circulation.

When an existing building is to be enlarged or replaced, or a new accessory building is to be constructed, all design, landscaping, and lighting requirements contained in this chapter shall be applied to the entire site, lot, or parcel, or to any portion thereof, as determined by the Director of Planning. Such determination shall be based on the scale and nature of the proposed development. If disagreement arises as to the extent of required improvements, the property owner or developer may appeal such determination to the Board of Zoning Adjustment.

3.

Reviewing County departments, County departmental sections, and outside agencies. Site development plans shall be reviewed by the Departments of Transportation and Public Works, Parks and Recreation, and Planning ("reviewing County departments") in accord with the following:

(1)

The Permit Application Center (PAC) Manager shall advise the reviewing County departments as well as all reviewing County departmental sections and outside agencies to ensure a site development plan shows the necessary items for the discharge of permitting and enforcement duties as enumerated in Section 1003.200.2(1) and any other applicable sections of Chapter 1003 or other County code.

(2)

The Civil Plan Review Section in the Department of Transportation and Public Works shall review and approve the right-of-way, pavement required, curb cuts 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. Additional streets may be required for the public health, safety and welfare, when determined necessary by the Director of Transportation and Public Works. On such streets, the Department of Transportation and Public Works 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 Chapter 1005, The Subdivision Ordinance of St. Louis County.

The Civil Plan Review Section in the Department of Transportation and Public Works shall review site development plans for conceptual compliance with the various codes and ordinances relating to grading, drainage, silt control, storm sewer services, stormwater quality control measures, stream buffer areas, flood plain, (as it affects the development), and other applicable requirements.

At such times as a development is proposed adjacent to a street that is accepted and maintained by St. Louis County, that street shall be improved in accordance with the St. Louis County Standards and 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.

(3)

The Building Plan Review Section in the Department of Transportation and Public Works shall review a site development plan for conceptual compliance with the various codes and ordinances relating to the requirements of the building, electrical, electrical vehicle, mechanical, and plumbing codes.

(4)

The Department of Planning shall review a site development plan for compliance with the Zoning Ordinance requirements relating to the location and size of buildings and structures, the proposed use, internal traffic and pedestrian circulation, landscaping, lighting, parking areas and additional characteristics of site design as determined by the Director of Planning. Landscaping may include re-contouring, building of earth berms, vegetative covering, screening or other material alteration of the site as deemed appropriate to enhance areas outside the public right-of-way or to preserve the integrity of adjacent properties. Internal circulation shall include 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 other facilities that provide vehicular access to buildings, structures and improvements upon a given lot or tract.

(5)

The Missouri Department of Transportation and Metropolitan St. Louis Sewer District shall review a site development plan for conceptual compliance with their respective codes and requirements.

(6)

The Department of Parks and Recreation shall review a site development plan in accordance with Section 1003.166.

4.

Requirements. For a site development plan to be accepted for review, the person or firm submitting the site development plan (applicant) shall provide the following information as part of the site development plan submittal:

(1)

Location map, north arrow and plan scale.

(2)

Zoning district, subdivision name, lot number, dimensions and area, site address, site locator number, and zoning of adjacent parcels.

(3)

Name, address, e-mail 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)

Proposed uses on the site.

(5)

Off-street parking spaces, required and proposed, including the number size and location of accessible parking; type of pavement, style of curbing, and parking calculation table.

(6)

Location and type of sanitary sewage treatment and stormwater drainage and stormwater quality facilities, including all stormwater best management practices (BMPs), including but not limited to: retention ponds, dry detention basins, silt berms and silt control facilities, and underground storage facilities.

(7)

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

(8)

Existing and proposed landscaping, including species name and size of plant material, and planting calculation table. The landscaping plan shall also show a water source or otherwise indicate how plants will be tended.

(9)

Existing and proposed contour lines or elevations based on mean sea level datum, unless otherwise waived by the Department of Planning.

(10)

Location, height, and size of existing and proposed free standing signs.

(11)

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

(12)

Existing and proposed lighting, including the location and height of all light standards; photometric plan with illumination levels measured in foot-candles across the entire site and extending for fifteen (15) feet beyond all property lines; style and design of light standards depicted on the lighting sheet.

(13)

Location, height, and size of utility poles, overhead wires, fire hydrants, fences, and retaining walls.

(14)

Location of all natural and human-made water courses, including streams and their corresponding stream buffer areas, ponds and lakes, springs, and sinkholes.

(15)

Any buildings or structures and their construction type, height, and number of stories, dimensions, gross floor area, percentage of lot coverage by structures, and square footage and distance from adjacent property lines.

(16)

Location of all exterior trash enclosures and type of screening. If none proposed, an explanation on the plan of how trash will be handled.

(17)

Location of all mail kiosks, construction material, height, and structure footprint.

Additional information to be placed on the site development plan beyond the requirements listed above may be requested based on a joint review of the plans by authorized representatives of St. Louis County and outside agencies.

5.

Review and approval procedures.

(1)

Site development plans shall be submitted to the Department of Planning for an initial review for compliance with Section 1003.179.4. At the time of submission of a site development plan, the applicant shall furnish a complete application form as provided by the Department of Planning and/or the permit application center and the required site development plan review fee provided in Section 1003.210.9. No initial compliance review of the site development plan shall occur until the fee has been paid.

A pre-review meeting may be required if the compliance review shows significant deficiencies, as determined by the Director of Planning.

(2)

Upon successful completion of the initial compliance review, the Department of Planning shall distribute the site development plan to the Permit Application Center Manager, the Civil Plan Review section, the Building Plan Review section, and all relevant County departments and outside agencies at the next regularly scheduled meeting.

(3)

As soon as practicable after the plan distribution described in subsection (2), the Department of Planning shall forward to the applicant a letter stating the comments of the reviewing departments.

(4)

Within ninety (90) calendar days from the date on the comment letter, the applicant shall submit revised plans addressing the listed comments for further review. If revised plans are not submitted within the specified time limit, review of the site development plan will be terminated. The Director of Planning shall notify an applicant in writing via electronic mail if their site development plan review has been terminated due to lack of resubmittals. Subsequent submittals after a termination of review will be subject to a new site development plan review fee. This process will continue until all comments are satisfied.

(5)

Once all reviewing Departments, sections, and agencies have provided written verification stating their comments are satisfied, the Director of Planning shall approve the site development plan.

(6)

The requirements for the review and approval of a site development plan contained in this section shall apply as the minimum standards. Additional requirements may be stated as necessary, and as written into a policy memorandum.

6.

Expiration of a site development plan. The approval of a site development plan shall expire two (2) years after the approval date if substantial construction has not commenced. The Director of Planning may extend the approval period for the site development plan by an additional year if the applicant provides a written explanation providing good cause for the applicant's or the developer's inability to comply with the two-year deadline and an anticipated time schedule for completing the development is offered. The review of an extension request shall require the payment of a fee provided in Section 1003.210.11.

7.

Compliance with site development plans required. A site development plan approved for a property establishes binding requirements for the use and development of the property on all persons on and after the date of its approval, irrespective of any change of ownership or tenancy, or change in the use or structures on the property, since its approval. No owner of a property, or person in control of a property shall cause or permit the property to be in non-compliance with a site development plan. Each owner or person in control of the property shall be responsible at all times to ensure that the property is maintained in full compliance with any such approved site development plan, including, but not limited to, maintenance and retention of the landscaping and other improvements shown on the plan.

(O. No. 29234, 1-21-25)