Building a New House
Step 1: Demolition PermitsDisconnects with utilities, silt control measures, and secure barriers. City of Olivette demolition inspections include the initial, progress, and a final. Consult with an Olivette Building Official and read the demolition handout. Within 30-days of permit approval, the site is to either be restored to grade or to have gained PCDC approval, building permit obtained and a footing inspection.
Step 2: Preliminary Zoning ReviewPrior to preparing plans, make sure to review regulations for permitted setbacks, floor area ratios, and lot coverage. Use the Residential Setback Regulations and Requirements Handout to assist in determination of setbacks and common zoning ordinance compliance.
Step 3: PCDC ReviewThe Community Design Review considers the compatibility of architectural and design elements of proposed improvements to the surrounding neighborhood. During Community Design Review, the improvements will be examined for compliance with design elements as outlined in the Olivette Residential Redevelopment and Design Guidelines. Community Design Review is required for all new single family homes.
The Site Plan Review analyzes the impact of certain improvements on the surrounding neighborhood. The Site Plan Review is required for new homes that do not meet the minimum lot dimensions. Minimum lot size requirements include a lot width of 100 feet, lot depth of 150 feet, and a lot area of 15,000 square feet.
The Concept Stormwater Management Plan Review examines impacts of Stormwater runoff and management on the subject and adjacent properties. Various techniques to manage Stormwater may be applied. Site improvement plans must illustrate the detention of at least the square footage of the proposed roof area designed for a 15-year, 20-minute rain event. Impervious areas 400 square feet or greater (excluding off-street parking) requires Stormwater mitigation. View the Olivette Stormwater page for additional information.
Step 4: PCDC Submittal RequirementsSubmit the following documents for Commission Review:
- Completed application with the PCDC Review fee ($600 or $750 for new homes requiring Site Plan Review).
- 3 set of plans for the new single family homes (PDF version emailed to the Department of Planning and Community Development at email@example.com).
Step 5: PCDC Staff ReviewOnce submitted, staff will review the application and plans. Comments will be forwarded to the Petitioner noting compliance with the Olivette Residential and Redevelopment Design Guidelines, Concept Stormwater Management Plan, and applicable zoning ordinances. 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 and subdivision trustees of the proposed improvements under review. The City of Olivette post plans online on the Olivette Current Building and Development Projects page.
Staff shall forward the Concept Stormwater Management Plan to a third party consultant for review. Comments shall be forwarded to the Petition in a review letter.
Step 6: PCDC Consideration and ApprovalUpon completion of staff review, the petition shall be forwarded to the Planning and Community Design Commission for consideration of approval during a scheduled meeting. The PCDC Agenda is set the Friday prior to the Commission date. 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. Once the Petition is introduced at a Commission meeting, the Commission has up to 60 days to approve or disapprove a residential petition.
Step 7: Post PCDC Review With ConditionsUpon approval by the PCDC, the Petitioner will review a PCDC approval letter which notes the conditions of approval and any changes made at the Commission meeting. Upon receiving the approval letter and prior to submitting for the Building Permit, forward the plans in compliance with all Commission conditions of approval and the final stormwater submission list.
Step 8: Submit For Building PermitPlans submitted for a building permit must incorporate any conditions of approval placed by the Planning and Community Design Commission. Requirements for a building permit include:
- Completed application for Building Permit.
- Associated review fee based on estimated cost of work.
- 3-sets of construction documents prepared by a State of Missouri registered architect or engineer in compliance with the 2015 International Residential Code.
- 3-sets of the site plan of the property illustrating the existing and proposed improvements
- 2-sets of site plan with Stormwater management improvements.
Plans proposing modifications to an issued building permit must submit an addendum with the requirements previously mentioned.
Step 9: InspectionsThe required inspections will be identified upon the issuance of a building permit. Two weeks notice is required for stormwater detention inspections. Twenty-four hour notice is required for inspections. Separate mechanical, plumbing, and electrical permits must be obtained through St. Louis County. New single family home applications require a $5,000 completion deposit to be paid upon the issuance of the building permit. Stormwater inspections shall be with the third party Stormwater consultant in addition to city staff.