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Planned Developments - Application
A planned development results in a property being rezoned, similar to a property being rezoned to a conventional zoning district. A planned development (PD) encourages a more creative and imaginative design than is generally not possible under conventional zoning regulations. A PD differs from conventional zoning by allowing deviations from the zoning ordinance. For instance, building setbacks may be changed or a mix of uses may be allowed or a development density may be increased.
In return, however, the PD may require the use of a recommended development standard from the City's comprehensive plan which is not yet included in the zoning ordinance or smaller signage or an increased buffer yard may be required. A planned development also differs from rezoning to a conventional zoning district because a site plan, and accompanying set of development standards, will be used to direct development of the property.
Busch Municipal Building
840 Boonville Ave.
1st Floor
Springfield, MO 65802
any recognized neighborhood association surrounding the proposed zoning classification change.
Notice of the neighborhood meeting shall be sent to at least one record owner of each property and any recognized neighborhood association within at least five-hundred (500) feet from the proposed rezoning area. Notice shall be sent by first-class mail, postage paid, at least ten (10) days prior to the neighborhood meeting. The neighborhood meeting shall take place at least twenty-one (21) days prior to the Planning and Zoning Commission public hearing. It is recommended the meeting be held early enough to provide adequate time for the developer to negotiate with the neighborhood to attempt to resolve any issues and provide any changes to staff to evaluate and include in the staff report. It is also strongly recommended the meeting be held on the property or in vicinity of the property involved in the application. If this is not possible, an explanation shall be provided citing the reasons the meeting was held elsewhere. See neighborhood meeting requirements.
During the time prior to City Council's public hearing on your request, staff prepares minutes of Planning and Zoning Commission's meeting, prepares a council bill for council review, and again mails notices to property owners within 185 feet of the area to be rezoned and places public hearing signs on the property.
If the PD is approved, it rezones the property until another rezoning changes it or amends the PD.
City Council does not negotiate on changes at their meetings. If changes are desired, council will likely return the PD to Planning and Zoning Commission for another recommendation.
No, you may not contact individual Planning and Zoning Commission members to discuss your case with them. However, you may discuss it with any of the City Councilpersons.
In return, however, the PD may require the use of a recommended development standard from the City's comprehensive plan which is not yet included in the zoning ordinance or smaller signage or an increased buffer yard may be required. A planned development also differs from rezoning to a conventional zoning district because a site plan, and accompanying set of development standards, will be used to direct development of the property.
Initial Contact
You are encouraged to meet with staff of the Development Review Office of the Planning and Development Department prior to submitting a sketch plan. You may meet with staff as many times as you wish prior to submitting a sketch plan or application. The purpose of this meeting is to discuss your plans with staff to learn how the City's comprehensive plan may affect development on your property. In this way, you will know from the start, what (if any) problems a request for a PD could face.Sketch Plan Review
All planned development proposals must 1st be reviewed by city staff for compliance with the City's comprehensive plan and the City's ordinances prior to submitting the rezoning application. The applicant must submit a site plan along with explanatory text for review at this time. Please see the Planned Development Sketch Plan Checklist (PDF). The Planned Development Sketch Plan will be reviewed at Pre-Development Review prior to submitting a formal rezoning application.The Application
When you have determined that you wish to apply for a PD, you may do so on eCity. When applying, be sure to upload the Rezoning Application. Other resources that may be referenced for this application include the processing time schedule and boilerplate language for the development standards. The application must be accompanied by items listed in the checklist, including:- 2 plain, stamped envelopes for each name on the property owners list with the names and addresses typed on the envelopes (do not put a return address)
- Accurate legal description of the property prepared by an attorney or licensed surveyor
- Application must be signed by the property owner at the time the application is filed
- List of all property owners within 185 feet of the area to be rezoned that is prepared by a title company or attorney
- Non-refundable application fee
Busch Municipal Building
840 Boonville Ave.
1st Floor
Springfield, MO 65802
Staff Review
During the weeks following application deadline, city staff does a more in-depth evaluation of your request. Requests will be evaluated as to their impact on the community as a whole, not on the special interests of the property owner, and how well the application addresses policies from the comprehensive plan and/or city ordinances. Based upon this evaluation, staff prepares a report to the Planning and Zoning Commission that contains our recommendation to the commission. A letter notifying you of the date, time and place of the meeting, with a copy of the staff report, will be sent to you the week prior to the Planning and Zoning Commission meeting.Public Notices
Also during this time, The Daily Events will publish a legal advertisement and they will bill you. Staff will mail notices to property owners within 185 feet of the property to be rezoned and will place public hearing signs on the property to advise interested parties of the date, time and place of the commission's meeting.Neighborhood Meeting
City Council requires the developer to hold a neighborhood meeting and invite the neighborhood andany recognized neighborhood association surrounding the proposed zoning classification change.
Notice of the neighborhood meeting shall be sent to at least one record owner of each property and any recognized neighborhood association within at least five-hundred (500) feet from the proposed rezoning area. Notice shall be sent by first-class mail, postage paid, at least ten (10) days prior to the neighborhood meeting. The neighborhood meeting shall take place at least twenty-one (21) days prior to the Planning and Zoning Commission public hearing. It is recommended the meeting be held early enough to provide adequate time for the developer to negotiate with the neighborhood to attempt to resolve any issues and provide any changes to staff to evaluate and include in the staff report. It is also strongly recommended the meeting be held on the property or in vicinity of the property involved in the application. If this is not possible, an explanation shall be provided citing the reasons the meeting was held elsewhere. See neighborhood meeting requirements.
Planning and Zoning Commission Meeting
Planning and Zoning Commission will hold a public hearing to consider your request. You or your representative must attend this meeting or the issue may be automatically tabled for 1 month. Staff will 1st make its presentation, followed by your presentation. Then, those in favor of the request and then those not in favor will be permitted to speak. Each speaker will be permitted 5 minutes to present their comments. Commission will then recommend the request be approved, the request be denied, the request be approved with modifications or that the request be tabled to a future meeting for changes.Commission Ruling
If Planning and Zoning Commission recommends that your request be approved, it will automatically be placed on City Council's agenda approximately one month after Commission's decision. If commission recommends that your request be denied, you may request in writing that it be appealed to City Council within 90 days after commission meeting. If you request an appeal by Monday following commission's meeting, your case will be placed on the same council meeting as it would have been if it had been approved by commission. A request for appeal made after this time will experience a delay before it's reviewed by City Council due to advertising requirements.During the time prior to City Council's public hearing on your request, staff prepares minutes of Planning and Zoning Commission's meeting, prepares a council bill for council review, and again mails notices to property owners within 185 feet of the area to be rezoned and places public hearing signs on the property.
Request Readings
City Council will have 2 readings (at least 2 weeks apart) on your request. You will be notified by mail of the date, time and place of the council meetings. You (or your representative) are not required to attend the City Council meetings, but it is recommended that you do so at the 1st reading in case City Council has any questions. Council's rules require that input from the applicant or neighbors will be during the 1st reading only.City Council Meetings
The 1st City Council reading is the public hearing. Council will review both staff's and commission's recommendations. They will also hear from you or your representative and any others wishing to speak to the request. City Council does not vote on your request at the 1st reading.Council Ruling Options
City Council may vote on your request at their next meeting. Council may either approve the request, approve it with modifications, deny it or return it to Planning and Zoning Commission for further review and another recommendation. If council determines that additional time for review is required, they may table it until a later meeting.Protest Petitions
A simple majority, 5 of 9 council members, is required to approve PD requests. If a valid protest petition has been submitted, a 2/3 majority, 6 of 9 council members, is required to approve a rezoning. A brochure outlining protest petitions (PDF) is available upon request from the Development Review Office.If the PD is approved, it rezones the property until another rezoning changes it or amends the PD.
2nd Reading Result
You will be notified by mail following City Council's 2nd reading about their decision on your request. Another request for rezoning on the same tract of land cannot be accepted by the Planning Department within 6 months of council's decision.Final Development Plan
Development cannot begin until a final development plan is approved. Exhibit 1 in the ordinance approving the PD contains a section on how the final development plan is to be approved. It may require staff review or it may require review and approval by the Planning and Zoning Commission and/or City Council.Responses to Common Questions
The quickest a PD can get through the review and approval process, including sketch review, is about 100 days. It may take longer if an item is tabled or returned to the Planning and Zoning Commission.City Council does not negotiate on changes at their meetings. If changes are desired, council will likely return the PD to Planning and Zoning Commission for another recommendation.
No, you may not contact individual Planning and Zoning Commission members to discuss your case with them. However, you may discuss it with any of the City Councilpersons.