The following procedures fall under the authority of the Planning & Zoning Commission for preliminary approval, with final review and approval by the Overland City Council:

• Site Plan Review
• Conditional Use Permits
• Amendments to the Zoning Ordinance text or map

Applications for a site plan review are provided in the Public Works Department. Any person(s) may file a request for a site plan review by the Commission by filing with the Public Works Department the completed application including payment of the review fee ($250.00). As an integral part of said application, the applicant shall file two (2) copies of a site plan for preliminary review by the Director of Public Works. If no changes to the plan are necessary, an additional eighteen- (18) copy of the folded plan are then submitted and will be forwarded to the Commission. The site plan is to be professionally drawn by an architect, engineer or draftsman.

If the Director determines that changes to the plans are necessary, those changes are made and twenty (20) copies of the revised plan shall be submitted for forwarding to the Commission.

1. The site plan shall be of a scale not greater than one inch equals 20 ft., no less than one inch equals 200 ft. and of such accuracy that the Commission can readily interpret the plan, and shall include more than one drawing where required for clarity.
2. The property shall be identified by lot lines and location, including dimensions, angles, and size, correlated with the legal description of said property. The site plan shall be designed and prepared by a qualified land planner, registered professional architect, engineer or land surveyor. It shall also include the name and address of the property owner(s), developer(s) and designer(s).
3. It shall show the scale, north point, boundary dimensions, natural features, existing manmade features such as buildings, structures, easements, high tension towers, pipe lines, existing utilities such as water and sewer lines, etc., excavations, bridges, culverts, and drains and shall identify adjacent properties within one hundred (100) yards and their existing uses.
4. It shall show the existing topography and finished grade line elevations at two-foot contour intervals as well as the proposed finished floor elevation for all structures.
5. It shall show the dimensions of the proposed main and accessory buildings, their relation one to another and to any existing structures to remain on the site, the height of all buildings and structures and the distance from all proposed buildings and structures to the nearest adjacent property line.
6. It shall show the existing and proposed streets, driveways, sidewalks and other vehicular and pedestrian circulation features within and adjacent to the site; also the location, size and number of parking spaces in the off-street parking areas and the identification of service islands, service parking and loading zones, in conformance with the requirements set forth in Article 7.
7. It shall show the location and size of all existing utilities (public and private) serving the property as well as the location and size of all proposed utilities to serve the property. All necessary utilities will be available, functioning, and usable at the time any stage of the project or the total project where constructed as a whole is ready for occupancy.
8. A landscape plan shall be included as part of the site plans submitted.
9. It shall show architectural elevations of all proposed buildings and structures, identifying all materials proposed, as well as floor plans for each.
10. The locations, height, and intensity of all exterior lighting, including a graphic and catalog reference describing the proposed standards.
11. The location, type and nature of screening proposed for all trash collection areas.
12. On new construction, a proposed storm-water drainage plan, including retention areas, shall be submitted to the city engineer for approval. The applicant shall also submit the proposed plan to MSD.
13. If the property abuts a residential district, a privacy fence is required to provide screening between the commercial/industrial use and the residential use and must be shown on the plans.

The Application and Site Plans are forwarded to the Planning and Zoning Commission for their review and recommendation to the Overland City Council. The City Council has final review and approval authority.

Prior to the issuance of any building permit, or permit authorizing the use of the property in question, the property owner shall record a copy of the approved site plan, including all attached conditions. The approved site plan, legal description of the property, and out boundary survey, along with any subsequent amendments, shall be recorded with the St. Louis County Recorder of Deeds. See Article 9 "Site Plan Approval" of the Zoning Ordinance for additional information.

Certain land uses may not be "permitted" in a particular zoning district, but will be allowed with the approval of a conditional use. An application for a C.U.P. shall be accompanied by the following:

1. A filing fee of $150.00.
2. Legal description of the property.
3. Out-boundary plat of the property.
4. A site plan in conformance with the requirements of Article 9.

A public hearing is required and Notice of hearing shall be provided at least fifteen (15) days in advance of the hearing by publication of notice in a paper of general circulation within the City or certified mailing or personal delivery to all property owners and tenants within a two hundred (200) foot radius of the subject property. Proof of mailing or personal service by the applicant or agent to be filed prior to the conclusion of the Public Hearing.

In presenting any application for a C.U.P. to the P & Z Commission for review and approval, the burden of proof rests with the applicant to provide any necessary evidence to clearly indicate that the proposed conditional use shall meet the following criteria:

1. The proposed conditional use complies with all applicable provisions including intensity of use regulations, yard regulations and use limitations.
2. The proposed conditional use at the specified location will contribute to and promote the welfare or convenience of the public.
3. The proposed conditional use will not cause injury to the value of other property in the neighborhood in which it is to be located.
4. The location and size of the conditional use, the nature and intensity of the operation involved in or conducted in connection with it, and the location of the site with respect to streets giving access to it are such that the conditional use will not dominate the immediate neighborhood so as to prevent development and use of neighboring property in accordance with the applicable zoning district regulations and/or the City’s comprehensive plan. In determining whether the conditional use will not dominate the immediate neighborhood, consideration shall be given to:

1. The location nature and height of buildings, structures, walls and fences on the site; and
2. The nature and extent of proposed landscaping and screening on the site.

5. Off-street parking and loading areas will be provided in accordance with the standards set forth in these regulations.
6. Adequate utility, drainage and other such necessary facilities have been or will be provided.
7. Adequate access roads or entrance and exit drives will be provided and shall be so designed to prevent traffic hazards and to minimize traffic congestion in public streets and alleys.
8. Adequate provisions for internal traffic and pedestrian traffic are made.

The City Council has final review and approval authority of the Application.

NOTE: A SITE PLAN IS ALSO REQUIRED FOR AN EXISTING STRUCTURE. AN APPLICATION WILL NOT BE REVIEWED UNLESS ACCOMPANIED BY A SITE PLAN AND MUST BE APPROVED BY THE DIRECTOR OF PUBLIC WORKS BEFORE BEING PLACED ON THE AGENDA FOR REVIEW BY THE PLANNING AND ZONING COMMISSION.

The Commission meets on the last Thursday of each month, at 7:00 p.m.