Pre-Application Meeting
The development process begins when a develper or business owner has an idea and then begins to put the idea on paper in the form of a preliminary development plan. At these preliminary stages, the potential developer needs to schedule a pre-application meeting with the City. This provides an opportunity for City staff members to meet the applicant and explain in an informal manner how the process works and share information that should be helpful as the process moves forward.
Click here to see a pre-application meeting handout, which explains the purpose and procedure involved in a pre-application meeting.
Click here to see a checklist of topics that will be covered in a pre-application meeting, and the primary contact individuals from each department, whom you can call if you have questions.
A "mini-pre-app process" is available for individuals who want to meet with a small group of City staff to discuss an idea for development, and would like some one-on-one direction. Click here to see if this process is appropriate for you. A regular "pre-app" meeting will be necessary once plans are developed and prior to submittal of an application.
Development Review Process
The overall Development Review Process can be seen on a flowchart, which shows the required steps, from the time a developer first thinks about doing a project, to the construction of all the buildings, streets, and utilities. View Development Review Process Flowchart.
Plans are initially submitted to the Planning and Development Department, and distributed to other City departments. The primary development departments are Planning & Development, Public Works-Engineering, and Codes Administration. The Development Review Committee (an internal staff committee) includes staff members from those departments, as well as Fire, Police, Parks, Administration, and Law. The development departments evaluate all applications for conformity to applicable City Ordinances.
Deadline Schedule
The deadline schedule applies to any application that must go to the Planning Commission and City Council for approval. Click here for more information and a copy of the current deadline schedule.
Funding Tools
Agreements
Capital projects, water and sewer master plans and access management plans must also be considered when reviewing development plans. For example, a new subdivision is proposed with major access provided by a street that is also part of a capital project plan. By determining when the capital project will be built, the development plans can be reviewed and the developer notified that a construction delay is possible. At times, a developer may propose to bear the expense of constructing all or part of the capital project to supply the development with necessary infrastructure. This offer may or may not include upsizing agreements, interim improvements, development agreements, or escrow accounts. By using these tools, alone or in combination, Public Works Engineering can proceed with plans that the developer needs and the City requires.
Other Financing Tools
CID = Community Improvement District
A CID can be used for the perpetual cost and maintenance of a private sanitary or water system, as an example. The CID paperwork is filed in the County recorder's office and is tied to each lot within the project.
NID = Neighborhood Improvement District
An NID can be used within a development for the purchasing of playground equipment for a neighborhood park, for instance. The NID is generally used for one-time purchases.
TDD = Transportation Development District
A TDD is a method of collecting sales tax revenues from the development to pay for transportation improvements, either on-site or off-site. Improvements may include constructing turn lanes or adding traffic signals.
TIF = Tax Increment Financing
Tax Increment Financing is a method of redirecting tax revenues to enable the redevelopment of property that is either 1) blighted, 2) conservation area, or 3) an economic development area.
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