The Community Development Commission (CDC) is responsible for holding public hearings related to regulations in the Unified Development Ordinance. Meetings are typically held the third Monday of the month at 7:00 pm.
Rick St. Marie
Brad Karich, Chairman
Staff Liaison: Ed Cage
2019/2020 MEETING DATES AND DEADLINES
The following application deadlines are provided as guidance. However, a completed application must be received in order to schedule a public hearing date before the CDC.
|Application Deadline||CDC Meeting Date|
|October 11, 2019||November 18, 2019|
|November 8, 2019||December 16, 2019|
|December 13, 2019||January 20, 2020|
|January 17||February 24|
|February 7||March 16|
|March 13||April 20|
|April 10||May 18|
|May 8||June 15|
|June 12||July 20|
|July 10||August 17|
|August 14||September 21|
|September 11||October 19|
|October 9||November 16|
|November 13||December 21|
Public Hearing FAQs
What is a public hearing?
A public hearing is a formal meeting to hear facts (testimony) from the applicant and the public on proposed government action. The public hearings conducted by the Community Development Commission are related to the regulations contained in the Unified Development Ordinance.
Why would a public hearing be needed?
The Unified Development Ordinance (UDO) arranges land uses so that conflicts are minimized and public health, safety, morals and general welfare are protected. When a proposal does not meet the regulations in the UDO, special approval may be necessary to ensure that the proposal does not adversely affect the public. The City uses the Standards as set forth in the UDO to evaluate whether or not the request should be approved. Public hearings are held to consider variations, special uses, planned unit developments, Comprehensive Plan text amendments, and amendments to the UDO (including zoning reclassifications).
How does the public hearing process start?
A pre-application meeting must be scheduled with City Staff to review the process and answer any questions. A plat of survey of the property and applicable drawings of the proposed work that prompted the public hearing should be brought to the pre-application meeting. Staff will evaluate the proposed plans for compliance with the Unified Development Ordinance.
In order to fully understand the request and its potential impact, City staff and members of the Community Development Commission may conduct inspections of the subject site as part of the pre-hearing review. These individuals will be carrying official City identification cards that can be shown upon request.
What notifications are required for a public hearing?
The City is legally required to publish a public hearing notice in a local newspaper at least 15 days before but no more than 30 days before the scheduled public hearing. Additional notices may include a sign posted on the subject property and letters mailed to adjacent property owners.
When will the Community Development Commission (CDC) hear my request?
Upon submission of a completed application including required submittals, your request will be scheduled. The CDC typically meets at the City Hall, 404 N. Wood Dale Road on the third Monday of the month at 7:00 p.m. See the schedule above or confirm with City Staff. The CDC and the applicant will receive a copy of the staff memo that outlines the request and analyzes compliance with the UDO the week before the scheduled meeting.
What is a typical public hearing process?
Applicants must attend the public hearing. Staff will give a brief presentation of the facts of the case and the request. Applicants can provide their own presentation (formal or informal) that should describe the request and how the request meets the standards for approval. Once the applicant has concluded their presentation, the public hearing will be opened to the public for comment. The CDC will have the opportunity to ask questions of Staff, the applicant and the public. CDC deliberations will begin after closing the public hearing, at which time no further comments (testimony) will be allowed.
The CDC will vote to make a recommendation on the request for City Council consideration. The CDC's recommendation is forwarded to the Planning, Zoning and Building Committee of the City Council, where the Council members will vote on the matter. The public hearing process is completed when the City Council approves and files an ordinance or resolution granting approval of the request.
When will the Planning, Zoning and Building (PZB) Committee of the City Council hear my application?
Staff will work with the applicant to get the request on the next available PZB agenda. The PZB Committee of the City Council typically meets the second and fourth Thursday of the month at 7:30 p.m. at City Hall.
Is the Planning, Zoning and Building Committee meeting the same as the Community Development Commission?
The PZB Committee of the City Council meeting differs from the CDC. At the PZB Committee meeting the findings of the Community Development Commission will be presented. Applicants should attend the meeting in case the PZB Committee has questions about the proposal that the presentation of the findings do not answer. The PZB Committee of the City Council may recommend approval (with or without conditions), recommend denial, or remand your proposal back to the CDC for further consideration.
What happens at the City Council meeting?
The City Council takes final action on all public hearing requests. The City Council may approve (with or without conditions), deny or remand your proposal back to the PZB Committee for further consideration.
When can I get my building permit?
Any improvement requiring a building permit application should be submitted to the Community Development Department. An application for a public hearing is not a building permit application. However, the building permit application can be concurrently reviewed with the public hearing process, if desired. Some approvals lapse after a certain amount of time if the work approved has not begun. Be sure to inquire about the specific request and approval.
What happens if the City Council denies my proposal?
If the City Council denies your request, a subsequent application for the same request cannot be submitted for one year. Appeals with a revised proposal can be make by written request for reconsideration within seven days of the denial. At the next PZB Committee of the City Council meeting, if the Aldermen determine that there is new evidence or proof of changed conditions, the PZB Committee of the City Council may remand your request to the Community Development Commission.
Who can I contact with questions?
Contact Community Development Staff at (630) 766-5133.