Planning Processes/PermitsPlanning Processes/Permits

“ “From Pre-application meeting to From Pre-application meeting to Board of Aldermen Approval.”Board of Aldermen Approval.”

But First,…… the ground work,But First,…… the ground work,

2007

Planning: A policy guide to development and land use within an area in relation to a long-range development plan

Zoning: Local law controlling use, building density and location and other development features

Subdivision: Local law governing the partitioning and development of land

Zoning and land use regulations must be adopted “in accordance with a comprehensive plan” §89.040 RSMo.

Consistent guide for development vs. ad-hoc “quickie” decisions

Opportunity to take stock of community preferences and set directions accordingly

Because just Zoning is not planning

Types of processesTypes of processes:: * * RezoningRezoning * Conditional use permits* Conditional use permits * Site Plans * Site Plans * Preliminary Plats * Preliminary Plats * Record Plats* Record Plats * Planned Developments* Planned Developments

“All review and packet assembly processes accomplished in a 30 day window”

Pre-Application Meeting Procedure: Applicant schedules Pre-app with City Planner;› Highlight ordinances & stipulations/access regulations › Address potential issues› Discuss potential solutions to technical, design &

environmental review issues› Provide direction about process, i.e. submittal requirements,

appropriate sequences of required plan review & processes› Assist in preparing plan which meets goals & objectives of

Comprehensive Plan

* Process for City Planner to add their application to a future agenda as applicable; City Code §§ 405.073,

Then what happens?

• Public notice advertisement accomplished for Rezoning/CUP/Major plan amendments

• * (Published 15 days prior to scheduled Hearing per State/Local Ord.)

• (Public Hearing held at both the PZ and BOA levels/agenda’s)• (Notification letters sent for 300 feet radius to all land owners and placed in

newspaper);

• Notify and accept comments from Agency review authority’s (school district, Fire District, Modot, utility company’s);

• * Staff review and comment via Planning; engineering; building: administration (Comment Ltr sent)• Letter generated approximately 5-8 days after receipt of petition• Revisions are required to address comments• Comments related to Land Use and Subdivision regulations, Pre-app. Meeting

discussion, special studies

Applicant provides revised documents:

› Revisions re-reviewed by staff related to staff comments;

› Results of process reported to the Commission/Board in Staff Recommendation.

› Documents submitted by staff and packet generated in Minute Trac for Board and Commission

Planning Commission meeting held;› Commission makes a recommendation on agenda items to the BOA› Staff creates Board summary and amends MT documents as applicable› The “Action” and “reasoning” are forwarded to Board of Aldermen with Plan

Action of Commission:› Approve› Deny› Approve with Conditions› Postponement

Board of Aldermen Meeting Held;› Board receives recommendation from Planning

Commission;› Public hearing held for Rezoning/CUP/Major Plan

amendments

*Action of Board:› Approve› Deny› Approve with Conditions› Postponement

Effect of Approval/Denial› Approval

Applicant can receive building permits after Engineering Department review (staff review processes)

Denial› Applicant can resubmit the request with changes

in response to reasons for denial