Commercial Additions

Step 1: Preliminary Zoning

Prior to preparing plans, make sure to review regulations for permitted setbacks, parking requirements, permitted uses, and special permitted uses.  Review the Olivette Strategic Plan ‘Dynamic Sense of Place’ for the City’s vision relative to development. 

Step 2: PCDC Review Required

The Community Design Review considers the improvements design compatibility with adjoining properties as outlined in Chapter 425 Community Design. Improvements to property located within nine hundred fifty (950) feet from Olive Boulevard are subject to the design parameters as stated in Chapter 428 Olive Boulevard Corridor Design Regulations. Exceptions to Community Design Review may include improvements not proposing alterations to parking spaces or substantial modifications to the exterior walls of the building.

The Site Plan Review considers the potential impacts of the proposed improvements upon surrounding uses and activities. Exceptions to Site Plan Review may include improvements that do not propose alterations to parking areas or substantial modifications to the exterior walls of the building.

Proposed improvements to uses authorized by special permit may be considered as an amendment to the approved special use permit if the modifications do not increase the gross floor area by 20%, not require additional parking or loading spaces, and the impact as determined by staff minimizes negative effects upon adjoining properties. Proposed improvements to approved special permit uses that increase 20% of the gross floor area and require additional parking or loading spaces require reauthorization by the City Council of Olivette. 

MSD review may be required for alterations of certain size impervious areas.

Step 3: PCDC Submittal Requirements

Submit the following documents for Commission review:

  • Completed application
  • 5 sets of plans with submittal requirements for commercial developments. PDF version emailed to the Department of Planning and Community Development.
  • Review Fee

Step 4: Staff Review

Once submitted, staff will review and comments will be forwarded to the Petitioner noting compliance with the Chapter 425 Community Design and applicable zoning ordinances. Additional staff comments shall be provided for improvements that require review under Chapter 428 Community Design Olive Boulevard Corridor, Chapter 422 Stormwater Management, and Special Permits. An onsite meeting with the architect or engineer who prepared the plans may be required. During this time, the Petitioner should notify adjacent property owners of the proposed improvements under review.

Step 5: PCDC Consideration and Approval

Upon completion of staff review, the petition shall be forwarded to the Planning and Community Design Commission for consideration of approval during a scheduled meeting. During Commission consideration of approval, the public and Petitioner will be able to comment on the proposed improvements. The Commission has the authority to set conditions of approval. The Commission has up to 120 days to approve or disapprove a non-residential petition.

Petitions for approval of special permit uses, excluding amendments, will be forwarded to the City Council for consideration of approval during a scheduled meeting. During City Council consideration of approval, a public hearing will be held regarding the authorization of the proposed uses. Public hearings require at least 15 days public notice. 

Step 6: Submit For Building Permit

Plans submitted for a building permit must incorporate any conditions of approval placed by the Planning and Community Design Commission and City Council. Requirements for a building permit include: 

  1. Completed application for Building Permit.
  2. Associated fee based on estimated costs.
  3. 4-sets of construction documents prepared by a State of Missouri registered architect or engineer in compliance with the 2015 International Existing Building Code and 2015 International Building Code.
  4. Floor plan indicating means of egress.
  5. Site plan of the property illustrating the existing and proposed improvements.

Improvements altering fire alarm systems may require a separate permit for fire suppression.

Plans proposing modifications to an issued building permit must submit an addendum with the requirements previously mentioned. 

Step 7: Inspections

The required inspections will be identified upon the issuance of a building permit. Twenty-four hour notice is required for inspections. Separate mechanical, plumbing, and electrical permits must be obtained through St. Louis County. Non-residential applications require a completion deposit to be paid upon the issuance of the permit in the amount of $500 or 10% of construction costs, whichever is greater, not to exceed $5,000.