This Development Guide is intended to help you with your Rezoning, Subdivision, Site Plan Review or Conditional Use Permit application. We urge you to contact Sharon Rothmel, Planning Director, or Tom Blanchard, Assistant Planner, for additional information or to schedule an appointment to discuss your project. 

REZONING

The City’s Zoning Regulations are intended to protect the character and values of the City, to encourage the most appropriate use of land and management of natural resources, and to guide the future growth and development of the City. Zoning of a particular property can be changed by the Board of Aldermen of the City on its own initiative, and also in response to a petition by a land owner requesting that land be rezoned (See Section 405.290 of the Municipal Code). 

REZONING PROCESS

1.   Submit a complete, signed “Petition to the Board of Aldermen for a Change in Zoning”, with the required application fee. With the application form, submit a site plan showing the proposed use of the property. The site plan should include all the information required by Section 405.260 of the Municipal Code. City staff will review your application for compliance with City codes, plans and regulations and may ask for additional information or clarification. When City staff considers the application to be complete, you will be asked to supply thirteen folded copies of the plan and other materials for review by the Planning and Zoning Commission.

2.   Appear before the Planning and Zoning Commission (meets monthly on the fourth Wednesday) to present your request. The Planning and Zoning Commission will make a recommendation to the Board of Aldermen. The Commission will consider the following standards when they consider your rezoning request:

·        The public need for the proposed use.

·        The extent to which the proposed amendment and proposed use are in compliance

          with and/or deviate from the adopted Comprehensive Plan.

·        The suitability of the property in question for the uses permitted under the proposed

          zoning.

·        The adequacy of public facilities, such as sewer and water, and other required

          public services.

·        The public health, safety, and general welfare will not be damaged.

·        The land values of adjoining properties will not be damaged.

The Commission shall not recommend the adoption of a proposed amendment unless it finds that the adoption of such an amendment is in the public interest and not solely for the interest of the applicant.

3.   Appear at a public hearing before the Board of Aldermen (meets twice monthly on the second and fourth Monday) after submitting thirteen folded copies of the plans and supporting information to City staff to be forwarded to the Board. City staff will publish a notice of the public hearing, will mail it to your neighbors, publish it on the City’s website and will post a sign with copies of the notice on your property. The Board of Aldermen will consider your rezoning request at two separate meetings and may approve an ordinance authorizing the property to be rezoned. 

For further information, please refer to the City of Town and Country Municipal Code, Section  405.290, or call the City’s Planning Department at 314-432-6606

      SUBDIVISION

A subdivision is the division of a lot or parcel of land into two or more individual lots. Proper subdivision ensures that division of land within the City of Town & Country will be legal and will result in usable, buildable lots. Proposed subdivision plats (drawings showing a tract of land divided into individual lots, rights of way, common ground, easements, etc.) are submitted to the City for staff review, followed by review and approval by the Planning and Zoning Commission and ultimately, the Board of Aldermen.

SUBDIVISION PROCESS

1. Preliminary Plat:  The Preliminary Plat is submitted along with an application form and a deposit to the Planning Department staff for review. Information to be shown on the Preliminary Plat is listed in the Municipal Code, Subdivision Regulations, Section 410.150. The staff will report to the applicant about any revisions that may be necessary. When the Preliminary Plat is deemed to be complete, the staff will schedule the Plat for Planning and Zoning Commission consideration and action. The staff will also send a notice of the proposed subdivision to neighbors and trustees of neighboring subdivisions and will post a sign stating the time and date of the public hearing on the property and on the City website.
   
2. Improvement Plans:  All required improvements, including grading, streets, sanitary and storm sewers, storm water detention or retention basins, retaining walls, etc., must be shown on Improvement Plans reviewed and submitted to City staff for review. The submittal should include written approval by the Metropolitan St. Louis Sewer District and by the agency with jurisdiction over any public street on which the subdivision fronts, stating approval of the proposed access together with any conditions. Additional requirements are listed in the Municipal Code, Subdivision Regulations, 410.160.  When the Improvement Plans are complete, they will be forwarded to the Planning and Zoning Commission for their review and action.
3. Installation of Improvements: The City's Municipal Code, Subdivision Regulations, Section 410.010 provides two processes for a developer to install improvements in a subdivision. The developer may submit Improvement Plans and accompanying documents to the City and install improvements after the Improvements Plans have been properly approved and a Site Improvement Permit has been issued. After improvements have been fully installed and inspected, a surety is posted for one year to guarantee that the improvements are maintained. After the improvements are satisfactorily installed, the Record Plat of the subdivision may be submitted to the City for approval.

   Alternately, a developer may provide the City a surety to guarantee installation and maintenance of the improvements when the Improvements Plans and the Record Plat are submitted for review and approval, and then may install improvements after the City has approved the Record Plat and a Site Improvement Permit has been issued. A portion of the surety will be released after the improvements are satisfactorily installed, and a portion will be retained for one year to guarantee that the improvements are maintained.

4. Record Plat: The final stage in the subdivision process is Record Plat approval. City staff will review the Record Plat and when it is complete, will submit it to the Planning and Zoning Commission for review and recommendation, and then to the Board of Aldermen for review and approval by Ordinance. Record Plat submittal requirements are found in the Municipal Code, Subdivision Regulations, Section 410.170. After the Board of Aldermen approves the Record Plat, the original is signed by the City Clerk, the City Seal is applied, and it is released to the applicant for recording by the St. Louis County Recorder of Deeds. A building permit may be obtained after a recorded copy of the Record Plat is returned to the Planning Department.

For additional information, please call the City’s Planning Department at 314-432-6606.

SITE PLAN REVIEW

The City of Town and Country requires that all non-residential developments and construction and subdivisions being developed as Planned Residential Communities go through the City review process called Site Plan Review. Site Plan Review addresses general planning considerations, including consistency with good planning practice and compatibility with adjoining permitted and existing development. The City Planning and Zoning Commission and the Board of Aldermen review all aspects of the planned development, from effect on natural resources to lighting, before making a decision on approval or disapproval of the project. The public is encouraged to participate through a formal public hearing held by the Planning and Zoning Commission, through letters or other comments submitted to the City, and at meetings of the Board of Aldermen when the site plan is reviewed and its approval by ordinance is considered.

SITE PLAN REVIEW PROCESS

1. Submit a complete, signed “Application for Site Plan Review,” with required application fee. With the application form, submit copies of the proposed Preliminary Site Development Plan, including all the information required by Section 405.260 of the Municipal Code. City staff will review the application and Preliminary Site Development Plan for compliance with City codes, plans and regulations and may ask for additional information or clarification. When City staff considers the application to be complete, you will be asked to supply thirteen additional folded copies of the plan and other materials for review by the Planning and Zoning Commission.
2. Appear at a public hearing before the Planning and Zoning Commission (meets monthly on the fourth Wednesday at 7:30 p.m.) to present your request. City staff will publish a notice of the public hearing, will mail it to your neighbors, publish it on the City website and will post a sign with copies of the notice on your property. The Planning and Zoning Commission will make a recommendation, with proposed conditions if applicable, to the Board of Aldermen. The Commission may also ask for additional information and may continue their consideration of the site plan to the next Commission meeting.
3. Submit the design and materials of proposed structures to staff for the Architectural Review Board (ARB), with the required application and accompanying information. The ARB meets on the second Monday of each month. The ARB will make a recommendation regarding the design of the project to the Board of Aldermen.
4. Present the Preliminary Site Development Plan and the architecture of the buildings to the Board of Aldermen (meets monthly on the second and fourth Monday), after submitting thirteen folded copies of the plans and supporting information to City staff to be forwarded to the Board. The Board of Aldermen will consider the request for approval of the Preliminary Site Development Plan at two separate meetings and may approve an ordinance approving the site plan and authorizing preparation of a Final Site Development Plan, to be recorded when all other city requirements are satisfied. The Board will also review and make a decision on the design of the development’s structures, after considering the recommendation of the ARB. Although the Board generally does not hold a formal public hearing on the site plan, it will solicit public comments about the proposed development at the Board meetings when the proposed development is reviewed.
5. Standards for Site Plan Review – Both the Planning and Zoning Commission and the Board of Aldermen will base their decision about the site plan on “general planning considerations, including consistency with good planning practice and compatibility with adjoining permitted development” and whether the proposed development is “conducive to the proper development of the City. (Municipal Code, Section 405.260.3.a.)  A recommendation of approval shall include recommended conditions to be included in the final site development plan. 

For more information, please call the City’s Planning Department at 314-432-6606.

CONDITIONAL USE PERMIT

The City of Town and Country is eager to process your application for a Conditional Use Permit (CUP) as quickly and efficiently as possible. To help us accomplish this, please review the following information before submitting your application.

Certain land uses may occasionally conflict with other uses in the neighborhood, or may have the potential to create adverse effects on neighboring properties.  Such uses may be ‘conditionally’ permitted in particular zoning districts after review of the particular use and its effect on its neighborhood. Impacts that may be considered during the review can include noise, traffic, stormwater, and physical or visual incompatibility with the permitted uses in surrounding areas. The City may approve a conditional use, but with conditions that offset the impact of the proposed use in the neighborhood and safeguard City standards (see Article VI. of the Municipal Code).

CUP PROCESS

1. Submit a complete, signed “Application for Conditional Use Permit,” with required application fee. With the application form, submit supporting plans and drawings, including a survey and site plan if necessary, and signatures of subdivision trustees, if applicable. City staff will review your application for compliance with City codes, plans and regulations and may ask for additional information or clarification. When City staff considers the application to be complete, you will be asked to supply thirteen folded copies of the plan and other materials for review by the Planning and Zoning Commission.
2. Appear before the Planning and Zoning Commission (meets monthly on the fourth Wednesday) to present your request. The Planning and Zoning Commission will make a recommendation, with proposed conditions if applicable, to the Board of Aldermen.
3. Appear at a public hearing before the Board of Aldermen (meets twice monthly on the second and fourth Monday) after submitting thirteen folded copies of the plans and supporting information to City staff to be forwarded to the Board. City staff will publish a notice of the public hearing, will mail it to your neighbors and will post a sign with copies of the notice on your property. The Board of Aldermen will consider the request for the CUP at two separate meetings and may approve an ordinance authorizing the CUP. 
4. Accept the CUP by written endorsement and agree to abide by all its conditions.

For more information, please call the City’s Planning Department at 314-432-6606.