Conceptual Development Plan

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Overview

The purpose of the Conceptual Development Plan (CDP) process is to identify, at the conceptual development phase, the consistency of the proposed planned district with the Comprehensive Plan and the Zoning Code. This stage is intended to provide guidance to the applicant early in the zoning process to avoid undue expense or time delay.

Process

For an illustration of the Conceptual Development Plan process see the Process Flowchart. You can also read the steps below to learn more about the process:

1. Pre-Application Conference

The first step in the CDP process is a pre-application conference with the applicant and the City Planner. The purpose of a pre-application conference is to provide an opportunity for an informal evaluation of the applicant’s proposal and to familiarize the applicant with the applicable provisions of the Zoning Code, the Comprehensive Plan, infrastructure requirements, and any other issues that may affect the project. To schedule a pre-application conference, contact city staff by phone at (314) 738-2232 or via e-mail.

In order to apply for a Planned District, the applicant must be the owner of record or owner under contract of the proposed site. If the site is in multiple ownership, all owners must apply. The authorized representative of the owner or owners also has standing to apply for a Planned District.

2. Application Submittal

Subsequent to the pre-application conference, the applicant submits the required items (see the Submittal Requirements). Within 7 days, the applicant will be notified whether or not the application is complete. If the submittal is incomplete, the applicant has 30 days to re-submit or notify the City Planner of a pending re-submittal.

3. Consistency Review

Once the application has been deemed complete, the City Planner will make a finding (within 30 days) as to whether the proposed CDP is consistent, not inconsistent, or inconsistent with the following review criteria designated by the Planned District regulations of the Zoning Code:

  • The Comprehensive Plan, including the goals and policies of the planning area and/or district where the property is located, and any other plan or program of the City adopted under the general guidance of the Comprehensive Plan;
  • The purpose, intent and design goals of any of the zoning and/or planning districts serving as the basis for the plan; and
  • The design standards contained within the Zoning Code that are applicable to the site. Where alternative site standards are proposed, they shall require clear evidence that they do an equal or better job of meeting the design standards contained in the Zoning Code.

The City Planner's report will then be transmitted to the applicant, who has 15 days to request a public hearing, request a 30-day extension to revise the plan, or withdraw the request

4. Public Notification

In order to schedule a public hearing, proper public notification is required.

The City produces a public notice which includes the date, time, and location of the public hearing, a location map identifying the site, the name and address of the applicant or their representative, and a description of the requested zoning procedure, which shall be used for notification and publication. The City publishes the notice of public hearing in the newspaper not less than 15 days and not more than 30 days prior to the hearing and obtains proof of such publication. The City also posts a sign on the site and mails a notice to property owners within 300 feet of the site.

5. Public Hearing

The applicant is required to present the case before the Planning Commission at the hearing, which should include presentation of any supporting materials, an explanation of the development proposal, and justification of the request. In presenting the application, the burden of proof shall rest with the applicant to clearly establish that the proposed conditional use shall meet the burden of proof criteria.

The public hearing can be broken down into several components: First, the City Planner will introduce the application providing an overview of the project location, rezoning request and the planning issues to be addressed at the public hearing. Second, the applicant and/or his consultants will present the proposal for their case. Third, if a traffic analysis was required, the applicant's and/or City's traffic consultant will present their preliminary findings to the Planning Commission.

Upon completion of the presentation, the Commission Chair will open the hearing for both comments and questions from the public as well as the Planning Commission. See Applicant Presentations for additional guidance on making a presentation to the Planning Commission.

6. Planning Commission Action

The Planning Commission will take action on the Conceptual Development Plan within 30 days of the closure of the public hearing, sometimes as soon as the night of the hearing, and will validate their decision with the adoption of a resolution, which will be transmitted to the City Council. If the Planning Commission approves the CDP, the applicant then moves to the Preliminary Development Plan stage of the process. If the Planning Commission denies the CDP, the applicant has the option of appealing to the City Council within 10 days of the Commission’s decision.

Next Step:  Preliminary Development Plan

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