Planned Use - What is it and when do I need one?

What is a Planned Use?

Some projects proposed in the City of O’Fallon require additional review through a process called “Planned Use.” This is a type of zoning review that allows appointed and elected officials, as well as the public, to review proposed developments. The Planned Use process allows the City to control for any unique impacts the project may have on the community that the standard zoning code does not address. Article 9 of the O'Fallon Zoning Ordinance requires certain uses to be processed as a Planned Use. Most new commercial, office, and residential subdivision development will require this process.The project must be granted approval through a series of public meetings. These meetings include Planning Commission, Community Development Committee, and City Council. This process typically takes about 75-90 days.

We encourage each applicant to prepare a conceptual plan and schedule a meeting with City staff prior to formal submission of development plans. At this pre-application meeting, staff will walk you through the Preliminary Site Plan/Planned Use application packet to provide guidance on submission requirements, procedures, and deadlines. Below is a summary of the meeting process.

Planning Commission:

The O’Fallon Planning Commission is a board made up of appointed community volunteers who meet on an as-needed basis at 6:00 PM on the second and fourth Tuesday of the month. The Planning Commission is an advisory board, meaning that they make recommendations to the Community Development Committee and City Council. However, no matter if the Planning Commission recommends approval or denial of a project, the project will still continue on to the Community Development Committee for what is called First Reading.

The Planning Commission agenda will be available at least 48 hours prior to the meeting and will include the formal project application and supporting documents, such as drawings (sometimes called renderings or elevations), site plans, drainage and traffic reports, and other pertinent information about the project that may affect the community.

During the meeting, City staff will provide a presentation of the project. Typically, the developer/applicant is present to answer any questions not already addressed by staff. Every Planning Commission meeting also includes an opportunity for public comments. After the presentation and all comments have been heard, the Planning Commission will vote on the subject project. The project then continues to Community Development Committee.

Community Development Committee (CDC):

The CDC is comprised of six elected aldermen/women. CDC typically meets on the second and fourth Monday of the month on an as-needed basis, and meeting times can vary.

CDC meeting agendas are posted at least 48 hours in advance and contain the information included in the Planning Commission agenda as well as the draft minutes from the Planning Commission meeting. Please pay careful attention to this agenda for CDC meeting times.

At the CDC First Reading, Staff provides a presentation to the CDC, much like the presentation at Planning Commission. The CDC then votes on the project. The CDC can vote to move the project forward to full City Council for First Reading or they can vote to keep it in committee if there are concerns.

City Council:

The O’Fallon City Council is made up of 14 elected aldermen/women, with two representatives from each of the seven wards. City Council meets at 7:00 PM on the first and third Monday of the month (check the agenda for holiday week meetings). The City Council agendas are published at least 48 hours in advance and can be quite lengthy as they contain agenda items from all committees. During council meetings, there are two opportunities for public comments. Each person is allowed to speak for up to five minutes during each opportunity. The City Council is not required to respond to these comments but will consider them during the Council’s discussion. City Council will then vote on the project.

If, during this First Reading at City Council, the project fails to pass, then the project cannot be approved and will go no further. If City Council votes to approve the project on First Reading, the project will return to CDC for Second Reading.

Following approval at CDC Second Reading, the project returns to the full City Council for Second (and final) Reading. If the project passes at Second Reading before City Council, an ordinance amending the City of O’Fallon Zoning Ordinance will be recorded with St. Clair County. This will include any conditions and/or variances approved during the review process, turning the approval and conditions into a legal document. Finally, the applicant/developer will be allowed to proceed with their proposal and begin the process of obtaining building permits, sign permits, business registrations, etc.

Public Input:

As you can see, public input is an important part of the Planned Use approval process. If you have any questions, concerns, or would like to submit a public comment regarding the subject project, please feel free to contact the Community Development Department:

  • By phone: (618) 624-4500 x 4
  • Via email: [email protected]
  • In person: 255 S. Lincoln Ave, 2nd Floor, O’Fallon, IL 62269